Yolo County Local Agency Formation Commission

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4 Yolo County Local Agency Formation Commission Agricultural Conservation Policy Sunflower Field, Yolo County, California LAFCO Yolo County Local Agency Formation Commission 625 Court Street, Suite 107, Woodland, CA (office) (fax)

5 COUNTY OF YOLO LOCAL AGENCY FORMATION COMMISSION AGRICULTURAL CONSERVATION POLICY (Adopted by Minute Order 94-4 Amended by Minute Orders , , , , , , and ) I II. Legislative Mandate A. California Government Code mandates LAFCO consider the following factors: 1. In reviewing and approving or disapproving proposals which could reasonably be expected to induce, facilitate, or lead to the conversion of existing open-space lands to uses other than openspace uses, the commission shall consider all of the following policies and priorities: a. Development or use of land for other than open-space uses shall be guided away from existing prime agricultural lands in open-space use toward areas containing non-prime agricultural lands, unless that action would not promote the planned, orderly, efficient development of an area. b. Development of existing vacant or non-prime agricultural lands for urban uses within the existing jurisdiction of a local agency or within the sphere of influence of a local agency should be encouraged before any proposal is approved which would allow for or lead to the development of existing open-space lands for non-open-space uses which are outside of the existing jurisdiction of the local agency or outside of the existing sphere of influence of the local agency. B. Given the direction outlined by the California Legislature in Government Code section 56377, the Yolo County LAFCO adopts the following policies in respect to the conversion of agricultural land to urban uses. This policy is meant to apply both to city and special district changes of organization when urban development is the ultimate goal. Policy Statement A. Agriculture is a vital and essential part of the Yolo County economy and environment. Agriculture shapes the way Yolo County residents and visitors view themselves and the quality of their lives. Accordingly, boundary changes for urban development should only be proposed, evaluated, and approved in a manner which, to the fullest extent feasible, is consistent with the continuing growth and vitality of agriculture within the county. Yolo County LAFCO Agricultural Conservation Policy June 25, 2007 Page 1 of 12

6 III. Policy Guidelines A. To promote the policy statement, proposals shall be reviewed based on the following considerations: 1. Existing developed areas should be maintained and renewed. 2. Vacant land within developed areas should be developed before agricultural land is annexed for non-agricultural purposes. 3. Land substantially surrounded by existing agency boundaries should be annexed before other lands. 4. Urban development should be restricted in agricultural areas. For example, agricultural land should not be annexed for nonagricultural purposes when feasible alternatives exist. 5. The continued productivity and viability of agricultural land surrounding existing communities should be promoted, by preventing the premature conversion of agricultural land to other uses and, to the extent feasible, minimizing conflicts between agricultural and other land uses. 6. Development near agricultural land should not adversely affect the economic viability or constrain the lawful, responsible practices of the agricultural operations. B. In considering the completeness and appropriateness of any proposal, the Executive Officer and this Commission may require proponents and other interested parties to provide such information and analysis as, in their judgment, will assist in an informed and reasoned evaluation of the proposal in accordance with this policy. C. No change of organization shall be approved unless it is consistent with the Spheres of Influence of all affected agencies. D. Where feasible, non-prime land should be annexed before prime land. E. A land s current zoning, pre-zoning or land use designation is one of the factors the Commission will consider in determining whether mitigation will be required for the loss of agricultural land. A land s zoning, pre-zoning or designation in the city s or County s general plan does not automatically exempt it from mitigation. F. The Commission encourages local agencies to adopt policies that result in efficient, coterminous and logical growth patterns within their general plan and sphere of influence areas and that encourage protection of prime agricultural land in a manner that is consistent with this Policy. G. The Commission encourages the maintenance of agricultural inter-city buffers between the cities. The Commission encourages the cities and the County to formalize and strengthen existing, but non-binding, agreements maintaining agricultural buffers Yolo County LAFCO Agricultural Conservation Policy June 25, 2007 Page 2 of 12

7 H. The Commission encourages local agencies to identify the loss of prime agricultural land as early in their processes as possible, and to work with applicants to initiate and execute plans to mitigate for that loss, in a manner that is consistent with this Policy, as soon as feasible. Local agencies may also adopt their own agricultural conservation policies, consistent with this Policy, in order to better meet their own circumstances and processes. I. Unless otherwise provided in this Policy, the provisions of this Policy shall apply to all proposals requiring approval by the Yolo County Local Agency Formation Commission, including but not limited to, any proposal for approval of a change of organization, reorganization, or out-of-agency service agreement. J. This Policy applies to proposals of both public agencies and private parties. However, the Commission recognizes that there are significant differences between public agencies and private parties. In light of those differences, in some circumstances it may not be appropriate to require mitigation for the loss of prime agricultural land as would otherwise be required by this Policy. A fundamental difference is that public agencies are generally responsible to the electorate, while private parties are not. Public agencies are also generally required to provide Constitutionally or statutorily (or both) mandated services. In addition, a public agency is generally required, by law or policy considerations, to locate its facilities within its boundaries, while a private party has no such constraints. Public agencies are also generally subject to Constitutional or statutory constraints (or both) on their ability to raise revenues. Public agencies often experience increases in demand for services that are not (and often cannot) be accompanied by equivalent increases in revenues. In light of these and other fiscal constraints that are currently imposed upon public agencies, a mitigation requirement could result in an additional cost to a public agency that it is unable to recoup by increasing its revenues, which in turn could impair the agency s ability to provide its Constitutionally and statutorily mandated services. In addition, unlike private parties, public agencies are often exempt from the land use controls and regulations of other public agencies, despite the fact that the activities of the former occur within the boundaries of the latter. Although a public agency might request input from other local agencies, it is not necessarily bound by or required to follow their local planning requirements. As a result, a public agency s development or construction activities may not be subject to the same degree of control as a private party, and it might not learn of a mitigation requirement until after it has completed significant portions of the planning processes that are required by law. Yolo County LAFCO Agricultural Conservation Policy June 25, 2007 Page 3 of 12

8 IV. Based upon the foregoing factors, the Commission concludes that, in the case of proposals that are undertaken exclusively for the benefit of a public agency, the Commission should review the applicability of the mitigation requirements set forth in this Policy on a case-by-case basis to determine the appropriateness of requiring mitigation in any particular case. Policy Standards and Implementation A. Detachment of prime agricultural lands and other open space lands shall be encouraged if consistent with the sphere of influence for that agency. B. Annexation of prime agricultural lands shall not be approved unless the following factors have been considered: 1. There is insufficient marketable, viable, less prime land available in the subject jurisdiction for the proposed land use. 2. The adoption and implementation of effective measures to mitigate the loss of agricultural lands, and to preserve adjoining lands for agricultural use to prevent their premature conversion to other uses. Such measures may include, but need not be limited to: the acquisition and dedication of farmland, development rights, open space and conservation easements to permanently protect adjacent and other agricultural lands within the county; participation in other development programs (such as transfer or purchase of development rights); payments to responsible, recognized government and non-profit organizations for such purposes; the establishment of open space and similar buffers to shield agricultural operations from the effects of development. C. Annexation for land uses in conflict with an existing agricultural preserve contract shall be prohibited, unless the Commission finds that it meets all the following criteria: 1. The area is within the annexing agency's sphere of influence. 2. The Commission makes findings required by Government Code Section The parcel is included in an approved city specific plan. 4. The soil is not categorized as prime. 5. Mitigation for the loss of agricultural land has been secured at least at a 1:1 ratio of agricultural easements for the land lost. 6. There is a pending, or approved, rescission for the property that has been reviewed by the local jurisdictions and the Department of Conservation. 7. The property has been non-renewed if still awaiting rescission approval. Yolo County LAFCO Agricultural Conservation Policy June 25, 2007 Page 4 of 12

9 D. Less prime agricultural land generally should be annexed and developed before prime land is considered for boundary changes. The relative importance of different parcels of prime agricultural land shall be evaluated based upon the following (in a descending order of importance): 1. Soil classification shall be given the utmost consideration, with Class I or II soil receiving the most significance, followed by the Storie Index Rating. 2. Consideration shall also be given to the land s economic viability for continued agricultural use. E. LAFCO will approve a change of organization which will result in the conversion of prime agricultural land in open space use to other uses only if the LAFCO finds that the proposal will lead to planned, orderly, and efficient development. The following factors shall be considered: 1. Contiguity of the subject land to developed urban areas. 2. Receipt of all other discretionary approvals for changes of boundary, such as prezoning, environmental review, and service plans as required by the Executive Officer before action by LAFCO. If not feasible before LAFCO acts, the proposal can be made contingent upon receipt of such discretionary approvals within not more than one (1) year following LAFCO action. 3. Consistency with existing planning documents of the affected local agencies, including a service plan of the annexing agency or affected agencies. 4. Likelihood that all or a substantial portion of the subject land will develop within a reasonable period of time for the project's size and complexity. 5. The availability of less prime land within the sphere of influence of the annexing agency that can be developed, and is planned and accessible, for the same or a substantially similar use. 6. The proposal's effect on the physical and economic viability of other agricultural operations. In making this determination, LAFCO will consider the following factors: a. The agricultural significance of the subject and adjacent areas relative to other agricultural lands in the region. b. The existing use of the subject and adjacent areas. c. Whether public facilities related to the proposal would be sized or situated so as to facilitate the conversion of adjacent or nearby agricultural land, or will be extended through or adjacent to, any other agricultural lands which lie between the project site and existing facilities. Yolo County LAFCO Agricultural Conservation Policy June 25, 2007 Page 5 of 12

10 d. Whether natural or man-made barriers serve to buffer adjacent or nearby agricultural land from the effects of the proposed development. e. Provisions of the General Plan s open space and land use elements, applicable growth management policies, or other statutory provisions designed to protect agriculture. Such provisions may include, but not be limited to, designating land for agriculture or other open space uses on that jurisdiction's general plan, adopted growth management plan, or applicable specific plan; adopting an agricultural element to its general plan; and acquiring conservation easements on prime agricultural land to permanently protect the agricultural uses of the property. f. The establishment of measures to ensure that the new property owners shall recognize the rights of adjacent property owners conducting agricultural operations and practices in compliance with the agricultural zone in accordance with the Right to Farm Ordinance adopted by the Yolo County Board of Supervisors. F. Agricultural Mitigation 1. Except as expressly noted in subsection 8 and 9 below, annexation of prime agricultural lands shall not be approved unless one of the following mitigations has been instituted, at not less than a 1:1 replacement ratio: a. The acquisition and dedication of farmland, development rights, and agricultural conservation easements to permanently protect adjacent and other agricultural lands within the County. b. The payment of fees that are sufficient to fully fund the acquisition and maintenance of such farmland, development rights or easements. The per acre fees shall be specified by a Fee Schedule or Methodology, which may be periodically updated at the discretion of the Commission (Refer to the Yolo County LAFCO Payment In Lieu Fee Methodology ). c. Any such measures must preserve prime agricultural property of reasonably equivalent quality and character that would otherwise be threatened, in the reasonably foreseeable future, by development and/or other urban uses. 2. The loss of fewer than twenty (20) acres of prime agricultural land generally shall be mitigated by the payment of in lieu fees as mitigation rather than the dedication of agricultural conservation easements. The loss of twenty (20) acres or more of prime agricultural land generally may be mitigated either with the payment Yolo County LAFCO Agricultural Conservation Policy June 25, 2007 Page 6 of 12

11 of in lieu fees or the dedication of agricultural conservation easements. In all cases, the Commission reserves the right to review such mitigation on a case-by-case basis. 3. If an applicant provides agricultural easements to satisfy this requirement, the easements must conform to the following characteristics: a. The land used to mitigate the loss of prime agricultural land must also be prime agricultural land as defined in this Policy and the Cortese-Knox-Hertzberg Act (Government Code et. seq.). b. In addition, it must also be of reasonably equivalent quality and character as the mitigated land as measured using both of the following methodologies: (i). (ii). Average Storie Index The USDA calculation methodology will be used to calculate the average Storie Index score. The mitigating land s average Storie Index score shall be no more than 10% less than the mitigated land s average Storie Index score. Land Equivalency and Site Assessment ("LESA") Model The LESA calculation shall be in accordance with the methodology adopted by this Commission. The mitigating land s LESA score shall be no more than 10% below the mitigated land s LESA score 4. As a general rule, the Commission will not accept, as mitigation required by this Policy, an agricultural conservation easement or property that is "stacked" or otherwise combined with easements or property acquired for habitat conservation purposes, nor for any other purposes that are incompatible with the maintenance and preservation of economically sound and viable agricultural activities and operations. The Commission retains the discretion to make exceptions on a case-by-case basis, based upon the following criteria: a. Whether the applicant made a good-faith effort to mitigate separately for the loss of habitat in accordance with the Yolo County Habitat/Natural Community Conservation Plan process but such efforts were infeasible, and b. Whether the proposed "stacked" mitigation for the loss of prime agricultural land and habitat involves one of the following, whichever results in the greatest acreage of preserved land: (i). Mitigation at a ratio of no less than 2:1 for the loss of prime agricultural soils; or Yolo County LAFCO Agricultural Conservation Policy June 25, 2007 Page 7 of 12

12 (ii). (iii). Mitigation at a ratio of no less than 1:1 for the loss of all agricultural lands in the proposal area; or The property subject to the agricultural conservation easement is larger than the proposal area, meets the conditions specified in this Policy, and encompasses a complete field, legal parcel, or farm line. 5. The presence of a home on land that is subject to an agricultural conservation easement is generally incompatible with the maintenance and preservation of economically sound and viable agricultural activities and operations on that land. The presence or introduction of a home may diminish the value of the agriculture conservation easement as mitigation for the loss of prime agricultural land. Consequently, an agricultural conservation easement will generally not be accepted as mitigation for the loss of prime agricultural land if the easement permits the presence of a home, except an existing home that has been present on the proposed easement for at least twenty-five (25) years, or construction of a comparable replacement for such a home. Exceptions to this section of the Policy may be granted by the Commission on a case-by-case basis if the homesite is less than two acres and if the applicant can provide sufficient evidence that a homesite on the agriculture conservation easement is necessary to further the goals of maintaining and preserving economically sound and viable agricultural activities and operations on that easement. 6. LAFCO favors the use of a local non-profit agricultural conservation entity or the regional branch of a nationally recognized non-profit agricultural conservation entity as the easement holder. The Commission will use the following criteria when approving the non-profit agricultural conservation entity for these purposes: a. Whether the entity is a non-profit organization that is either based locally or is a regional branch of a national non-profit organization whose principal purpose is holding and administering agricultural conservation easements for the purposes of conserving and maintaining lands in agricultural production; b. Whether the entity has a long-term proven and established record for holding and administering easements for the purposes of conserving and maintaining lands in agricultural production; c. Whether the entity has a history of holding and administering easements in Yolo County for the foregoing purposes; Yolo County LAFCO Agricultural Conservation Policy June 25, 2007 Page 8 of 12

13 d. Whether the entity has adopted the Land Trust Alliance s Standards and Practices and is operating in compliance with those Standards; and e. Any other information that the Commission finds relevant under the circumstances. A local public agency may be an easement co-holder if that agency was the lead agency during the environmental review process. LAFCO also favors that applicants transfer the easement rights or in lieu fees directly to the recognized non-profit agricultural conservation entity in accordance with that entity s procedures. The Commission retains the discretion to determine whether the agricultural conservation entity identified by the applicant and the local lead agency has met the criteria delineated above. 7. The Commission prefers that mitigation measures consistent with this Policy be in place at the time that a proposal is filed with the Commission. The loss of prime agricultural land may be mitigated before LAFCO action by the annexing city, or the County of Yolo in the case of a district annexation, provided that such mitigation is consistent with this Policy. LAFCO will use the following criteria in evaluating such mitigation: a. Whether the loss of prime agricultural land was identified during the project s or proposal s review process, including but not necessarily limited to review pursuant to the California Environmental Quality Act; b. Whether the approval of the environmental documents included a legally binding and enforceable requirement that the applicant mitigate the loss of prime agricultural land in a manner consistent with this Policy; and c. Whether, as part of the LAFCO application, an adopted ordinance or resolution was submitted confirming that mitigation has occurred, or requiring the applicant to have the mitigation measure in place before the issuance of either a grading permit, a building permit or final map approval for the site. 8. As noted in III(J) of this Policy, the Commission has concluded that, in the case of proposals that are undertaken exclusively for the benefit of a public agency, the Commission should review the applicability of the mitigation requirements set forth in this Policy on a case-by-case basis to determine the appropriateness of requiring mitigation in any particular case. Yolo County LAFCO Agricultural Conservation Policy June 25, 2007 Page 9 of 12

14 In making such a determination, the Commission will consider all relevant information that is brought to its attention, including but not limited to the following factors: a. Whether the public agency had any significant, practical option in locating its project, including locating the project on non-prime or less prime agricultural land. b. Whether the public agency is subject to or exempt from the land use regulations of another public agency. c. Whether the public agency identified the loss of agricultural land as an environmental impact during the project s review, including but not limited to California Environmental Quality Act review, and, if so, whether it adopted a "Statement of Overriding Considerations" for that impact. d. When the public agency learned of the agricultural conservation mitigation requirements of the Commission s Policy or that of another public agency (whether or not it was subject to that agency s land use control). e. Whether the public agency could reasonably have allocated or obtained sufficient revenues to provide for some or all of the mitigation required by this Policy if it had learned of that requirement before submitting its proposal to this Commission. f. Whether the public good served by the public agency s proposal clearly outweighs the purposes served by this Policy and its mitigation requirements. g. Whether the proposal is necessary to meet the immediate needs of the public agency. If the Commission determines that it is not appropriate to require mitigation for the loss of agricultural land resulting from a public agency s proposal, or to require less mitigation than otherwise prescribed by this Policy, it shall adopt findings, and a statement of overriding considerations if applicable, supporting that determination. 9. Mitigation shall not be required for the annexation of less than five (5) acres of land if the Commission finds that the land: a. scores in the fourth tier of the Yolo LAFCO Land Evaluation and Site Assessment (LESA) Model; and b. is infill as defined in this Policy; and c. has not been used for active agriculture purposes in the previous 20 years. Yolo County LAFCO Agricultural Conservation Policy June 25, 2007 Page 10 of 12

15 V. DEFINITIONS - Except where noted, the following definitions are not defined in the California Government Code Sections et seq. AFFECTED LOCAL AGENCY - any agency which contains, or would contain, or whose sphere of influence contains, any territory within any proposal or study to be reviewed by LAFCO (Government Code Section 56014). AGRICULTURAL LAND - areas within which the primary zoning or general plan designation is AG, AP, or AE, or any other agricultural zone. FEASIBLE - capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, legal, social, and technological factors (Government Code Section ). INFILL LAND - property surrounded, or substantially surrounded, by urban uses or incorporated or special district boundaries. PRIME AGRICULTURAL LAND - "land, whether a single parcel or contiguous parcels, which has not been developed for a use other than an agricultural use and which meets any of the following qualifications: a. Land that qualifies, if irrigated, for rating as Class I or Class II in the USDA Natural Resources Conservation Service land use capability classification, whether or not land is currently irrigated, provided that irrigation is feasible. b. Land that qualifies for rating Storie Index rating. c. Land that supports livestock used for the production of food and fiber and that has an annual carrying capacity equivalent to at least one animal unit per acre as defined by the United States Department of Agriculture in the National Handbook on Range and Related Grazing Lands, July, 1967, developed pursuant to Public Law 46, December, d. Land planted with fruit or nut-bearing trees, vines, bushes, or crops that have a nonbearing period of less than five years and that will return during the commercial bearing period on an annual basis from the production of unprocessed agricultural plant production not less than four hundred dollars ($400) per acre. e. Land that has returned from the production of unprocessed agricultural plant products an annual gross value of not less than four hundred ($400) per acre for three of the previous five calendar years. (Government Code Section 56064) URBAN DEVELOPMENT - a change of organization that contemplates or is likely to lead to the conversion of land from agricultural use to a primarily nonagricultural related use, generally resulting in the need for services such as sewer, water, fire protection, schools, drainage systems, and police protection. Yolo County LAFCO Agricultural Conservation Policy June 25, 2007 Page 11 of 12

16 COUNTY OF YOLO LOCAL AGENCY FORMATION COMMISSION AGRICULTURAL CONSERVATION POLICY PAYMENT IN LIEU FEE METHODOLOGY In lieu of the dedication of agricultural conservation easements that would otherwise be required by the Agricultural Conservation Policy, the Commission may permit the payment of fees as set forth in this Schedule to fully fund the acquisition and maintenance of farmland, development rights or agricultural conservation easements. Per Acre Mitigation Fee No less than 35% of the average per acre price for full and unencumbered fee title price in the last five (5) unimproved land purchases plus a five percent (5%) endowment of the cost of the easement, and the payment of the estimated transaction costs associated with acquiring an easement. The purchases must be within the general vicinity of the annexing entity and of a size equal to or greater than the total acreage of prime soils within the subject territory. Payment of the In Lieu Fee is to be made directly to an agricultural conservation entity that meets the criteria set forth in Section IV(F)(6) of the Yolo County Local Agency Formation Commission s Agricultural Conservation Policy. The agricultural conservation entity receiving these funds must present to the Commission a letter stating its intention to use these funds for the acquisition of farmland, development rights or agricultural conservation easements in Yolo County whose prime soils are reasonably equivalent to the proposal area s soils and that the location of the easements will be within the general vicinity of the annexing entity and in an area within the County of Yolo that would otherwise be threatened, in the reasonably foreseeable future, by development and/or other urban uses. Prepared by Yolo County LAFCO Staff Updated by Yolo County LAFCO January 23, 2006 Yolo County LAFCO Agricultural Conservation Policy June 25, 2007 Page 12 of 12

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22 County Of Sonoma Agenda Item Summary Report Department: Permit and Resource Management Department Contact: Jennifer Barrett Phone: (707) Board Date: 10/20/2009 4/5 Vote Not Required Deadline for Board Action: AGENDA SHORT TITLE: Williamson Act Subvention. REQUESTED BOARD ACTION: Consider budget implications of the state s withdrawal of subvention revenues for the Williamson Act Agricultural Preserve Program and provide direction to staff on policy options.. CURRENT FISCAL YEAR FINANCIAL IMPACT - None. Explanation (if required): None. Prior Board Action: The Board requested that staff provide an analysis of the impact of the state s budget cuts on the Williamson Act Program and provide options for the Board s consideration. Alternatives Results of Non-Approval: The shortfall caused by the deletion of state funded subventions will not be addressed.

23 Background: The Williamson Act enables local governments to enter into contracts with private landowners for the purpose of restricting the land to agricultural or related open space uses. In return, landowners receive reduced property tax assessments based upon agricultural and/or open space uses as opposed to Prop 13 base year values. Local governments have historically received an annual subvention payment of a portion of the forgone property tax revenues. Today, there are currently 2,599 parcels located within Agricultural Preserves under Williamson Act contracts comprising a total of 295,117 acres or approximately 31 percent of the 960,000 total acres in Sonoma County. The total Prop 13 base year values for the contracted lands are $3.2 billion and the enrolled valuation of lands under Williamson Act is $1.85 billion, resulting in a net decrease in valuation of $1.3 billion. The adjusted valuation for the Williamson Act contracts results in a total tax loss of $13.3 million for all taxing entities combined. The County s share of the property tax loss averages 27.5 percent or approximately $3.7 million with a state subvention for 2008 of only $438, 178. Because the reduction in property taxes is substantially more than the subvention reimbursement, the burden of costs for this program is generally absorbed by the County. The subvention payments cover only 12% of the reduced property tax revenues. The net cost to the County for the Williamson Act program is estimated to be approximately $3.2 million annually. In addition to the cost of foregone property tax revenues, the Assessor s Office expends an estimated $230,000 per year in staff resources to administer the program. Without the subvention payments, the total cost to the County of the program for FY09/10 is currently estimated to be $3.9 million. During the state budget process, the Governor deleted the annual subvention payments for the Williamson Act Program. During review of the County s budget, the Board requested that staff provide an analysis of the impact of the state s budget cuts on the Program and provide options for the Board s consideration. The attached memo provides an overview of the program s scope and costs and identifies policy options for the Board s consideration. Based on the analysis outlined in the attached memo, staff recommends that the County continue to support the existing Williamson Act contracts and replacement contracts and defer entering any new contracts until the subvention revenue is restored or an alternative funding source is identified. Staff will continue to evaluate the substandard parcels and bring forward for Board approval of Notice of Non-renewal for those properties that cannot be brought into compliance. Staff further recommends that the County continue to press for legislative changes to allow the County to initiate partial nonrenewals as well as limitations on the use of Certificates of Compliance on lands under Williamson Act contract. Attachments: Memo dated October 20, 2009 On File With Clerk: None.

24 COUNTY OF SONOMA PERMIT AND RESOURCE MANAGEMENT DEPARTMENT 2550 Ventura Avenue, Santa Rosa, CA (707) FAX (707) DATE: October 20th, 2009 TO: FROM: SUBJECT: Board of Supervisors Jennifer Barrett, Deputy Director Planning Williamson Act Background The California Land Conservation Act of commonly referred to as the Williamson Act--enables local governments to enter into contracts with private landowners for the purpose of restricting the land to agricultural or related open space uses. In return, landowners receive reduced property tax assessments based upon agricultural and/or open space uses as opposed to Prop 13 base year values. There are three types of contracts: Type I contracts are for prime agricultural lands with a 10-acre minimum parcel size; Type II contracts are for non-prime lands with a 40-acre minimum parcel size; and, Type II Open Space contracts are for wildlife habitat areas and also require a 40-acre minimum parcel size. The contracts are binding for a 10-year period and automatically renew annually unless either the landowner or the County timely serves a Notice of Non-renewal that would initiate a 9-year phase out of the contract. Local governments have historically received an annual subvention of a portion of the forgone property tax revenues from the state via the Open Space Subvention Act of The County receives over $430,000 annually in subvention revenue from the state for this program. This year the County s proposed budget anticipated a 10 percent reduction in subvention payments. However, the Governor deleted the subvention payments altogether from the state budget, leaving the County with a projected shortfall of $360,000 for this fiscal year. There is some indication at the state level that program funding may be restored in future years, depending upon an economic recovery. The Board requested that staff provide an analysis of the impact of the state s budget cuts on the Program and provide options for the Board s consideration. The following provides an overview of the program s scope and costs and identifies policy options for the Board s consideration. Scope and Costs of the Program There are currently 2,599 parcels located within Agricultural Preserves under Williamson Act contracts comprising a total of 295,117 acres or approximately 31 percent of the 960,000 total acres in the County. Approximately 44,267 acres are under a Type I contract; 224,487 acres are under a Type II contract; 2,353 acres are under a Type II Open Space contract; and 24,009 acres are currently in the phase-out process. The total Prop 13 base year values for the contracted lands are $3.2 billion and the enrolled valuation of lands under Williamson Act is $1.85 billion, resulting in a net decrease in valuation of $1.3 billion. The adjusted valuation for the Williamson Act contracts results in a total tax loss of $13.3 million for all taxing entities combined. The County s share of the property tax loss averages 27.5 percent or

25 October 20, 2009 Williamson Act Page 2 approximately $3.7 million with a state subvention for 2008 of only $438, 178. Because the reduction in property taxes is substantially more than the subvention reimbursement, the burden of costs for this program is generally absorbed by the County. The subvention payments cover only 12% of the reduced property tax revenues. The net cost to the County for the Williamson Act program is estimated to be approximately $3.2 million annually. In addition to the cost of foregone property tax revenues, the Assessor s Office expends an estimated $230,000 per year in staff resources to administer the program. Without the subvention payments, the total cost to the County of the program for FY09/10 is currently estimated to be $3.9 million. One of the major concerns with the state s budget action is that the counties do not have the legal authority to initiate cancellation of contracts, but rather can only phase out the contracts over a 9-year period by serving the owner with a Notice of Non-Renewal. The property taxes are gradually increased over this period, such that substantial increases in property tax revenues would not be realized for several years. In addition, if the County initiates non-renewal and a protest is filed, current state law provides for a 3-year delay in the tax increase. State Audit The State Department of Conservation (DOC) conducts routine audits of the Williamson Act Programs in participating counties and completed an audit of Sonoma County s procedures for Agricultural Preserves in November The audit revealed several issues that require an update of the County s Rules for Administering Williamson Act contracts and changes in the County procedures and policies, as well as investigating several properties that were identified as potential breaches of Williamson Act contracts. The County has addressed all of the procedural issues and has recently completed a proposed draft of the Rules Update in coordination with a working group of agricultural industry representatives. Staff is preparing the companion zoning code amendments which is scheduled for review by the Planning Commission by the end of this year and ultimately by the Board next year. Initially following the audit, staff was concerned that the DOC was going to require extensive changes and limitations to the compatible uses that would be allowed on contracted lands. However, since the audit, the DOC has new leadership and they have worked collaboratively with staff on the revised Rules. DOC staff have completed their review of our Draft Rules and are now in agreement with the County s past practices, with some clarifications and a few minor changes to the compatible uses. In addition to the procedural issues, the state audit also required investigation of several parcels that do not meet the minimum parcel size to qualify for a Williamson Act contract. PRMD staff has identified over 350 substandard parcels, many of which are parcels that have been resurrected through Administrative Certificates of Compliance (ACC s) after the contracts were in place. Initial research indicates that at least half of these substandard parcels are still part of a larger agricultural operation. However, once these parcels transfer ownership, the contract would be in breach and must be phased-out of the program. The County will not issue building permits (other than agricultural permit exemptions) on substandard parcels while they are under contract to avoid a material breach of the contract. The challenge for staff in addressing substandard parcels has been that the County does not have the authority to partially non-renew the contracts - only the property owner has that right under state law. Since many of the substandard parcels were originally part of a larger agricultural operation under contract, if the County initiated non-renewal of the contract, all of the parcels originally included in the contract would be phased out, which would affect parcels that still qualify for the program. Staff has been working with property owners to evaluate various options to bring the properties into compliance such as adjusting lot lines/parcel sizes, merging parcels, converting the Type of contract to one with a smaller

26 October 20, 2009 Williamson Act Page 3 minimum parcel size or partially non-renewing the contracts before they are transferred. In this process, staff has identified several parcels that have already transferred ownership and no longer qualify for the Williamson Act contract and should be phased out. The problem with those transferred parcels is that the contract includes other parcels owned by others that still qualify. Several other counties have simply initiated non-renewal of contracts with substandard parcels and required the property owners to reapply for new contracts on qualifying lands. This could be a policy option for the Board which would not only address the substandard parcel issue, but would also ease the impact of the loss of subventions by phasing-out the tax benefits on non-qualifying parcels. Although staff s approach has been to investigate each substandard parcel and work with property owners to bring the property into compliance and remain in the Ag Preserve whenever possible, this approach is very time-consuming and is estimated to take hundreds of staff hours over several years to resolve. Initiating non-renewal of the substandard parcels would likely encourage the property owners to come in and resolve the contract issues to retain any tax benefits on qualifying lands. However, if owners decide not to execute a new contract for qualifying lands, this approach would result in phasing out the Williamson Act contracts on some properties that remain in compliance. To address this issue, staff has been working with DOC staff to suggest legislative changes that would give counties the authority to partially non-renew the contracts. This would enable the County to file non-renewal on only those substandard parcels without affecting the balance of the land under contract. General Plan Policies The Sonoma County General Plan includes several major policy goals, objectives and policies that also serve to protect agricultural lands, including Objective AR-8.1 Continue participation in the Williamson Act and Farmland Security Act programs. The protection of agricultural lands has been such an important policy emphasis in the County that an entire Element of the General Plan is devoted to Agricultural Resources. The General Plan recognizes that policies are needed to create and support incentive programs to stabilize the farmer s economic situation and maintain the land in agriculture. The General Plan also includes a policy establishing minimum parcel sizes for lands within the program. The resurrection of ACC parcels often violates the allowable densities in the Land Use Element, but in the case of agricultural preserves, also violates the General Plan Agricultural Element policy related to minimum parcel sizes for lands under contract. Policy Options The following outlines some policy options for the Board s consideration. Continue Business as Usual The Board may choose to continue with the County s Williamson Act Program and absorb the cost of the lost subvention revenue, as well as any additional costs associated with new contracts in future budget years. Defer New Contracts - The Board may defer consideration of any new contracts until the state funding is restored. This would prevent any additional cost burden to the County s General Fund, but would not address the existing $360,000 budget gap created by the loss of state funds this fiscal year. As noted above the state subventions cover only 12 percent of the cost to the County of each new contract entered into by the Board. While the cost of each contract can vary substantially due to Prop 13 valuations, a recent contract approved by the Board was estimated to reduce the annual taxes for the property owner by $15,000 which reduced County revenues by an estimated $4,125 annually for which the state would reimburse $488. There are currently five applications pending for new contracts. The Board may

27 October 20, 2009 Williamson Act Page 4 choose to continue processing of the pending contracts, but not allow new applications, or may direct staff to delay processing of all applications until the funding is restored or new funding sources are identified. Replacement contracts for properties currently in the program would still be permitted, allowing property owners to transfer, adjust parcel sizes or subdivide and still remain in the Ag Preserve if they meet the qualifications, as there would be little to no tax or revenue consequences to those actions. Non-Renewal of Substandard Parcels - The Board may direct staff to initiate non-renewal of all substandard parcels, which would reduce the cost of the program to the County over time and bring the contracted lands into compliance with the County Rules, General Plan policies and the State requirements. Alternatively, the Board may direct staff to phase-out only those contracts where the substandard parcel has transferred ownership. In order to initiate phase-out in 2010 the Notices of Non- Renewal would need to be approved by the Board and served on the land owners no later than November 2, Given the large number of substandard parcels (350 Type II and 70 Type I parcels) it is not possible for staff to meet this deadline this year. Conversion to County-Sponsored Program - One option that staff evaluated is to convert the state Williamson Act program to a locally sponsored program. A County sponsored program could potentially increase the valuations and the resultant tax revenues over time, while potentially reducing the tax benefits to property owners. The Williamson Act is authorized by the California Constitution. Once a Williamson Act contract is recorded for a qualifying property, the Assessor values the property in a special way utilizing a capitalized income approach to valuation. The law is set up so that the owner s taxes are based on the Williamson Act valuation, the Proposition 13 valuation, or 75% of the Proposition 13 valuation, whichever is less. In practice, the Williamson Act value is typically the lowest value, and taxes are based on that. Under state law, no other type of restriction on property permits the Assessor to value property using the capitalized income approach. When a property is restricted pursuant to a government-imposed restriction other than a Williamson Act contract, such as zoning or a conservation easement, the Assessor values the property pursuant to Proposition 13, taking into account the affect of such restriction on the fair market value of the property. Because of the method used to value land under the Williamson Act, state law does not permit a County program that results in the same valuations or tax benefits as the Williamson Act, even if the restrictions remain equal. The County may consider transitioning properties out of the Williamson Act and inviting owners to replace the contract with a similar restriction or easement designed to preserve agricultural and open space lands in the County. The property tax ramifications of such a transition are unknown at this time; it may not provide the deep discounts to property owners that the Williamson Act currently provides. Ultimately, the taxable values would depend on the nature of the individual restriction, how restrictive it is, and whether or not it is in perpetuity, among other things. Such a transition from the Williamson Act to an alternative program could occur under a few different scenarios: 1. Phase out contracts & replace with alternative restrictions. The County could initiate nonrenewal of all contracts and invite the owners to come in to execute an alternative restriction, perhaps in the form of an agricultural conservation easement. Under this scenario the nonrenewed Williamson Act contracts are in full force until they are completely phased-out over nine years. However, any new restrictions, like a conservation easement placed on the property would apply concurrently. If more than one restriction is on the property at a time (i.e. contract in phase-out and new easement), then the more restrictive will govern.

28 October 20, 2009 Williamson Act Page 5 2. Rescind contracts & replace with Open Space Easements. Presently, the Williamson Act permits the parties to rescind and replace the contract with either another Williamson Act contract, or with a certain type of open-space easement, provided that the easement is consistent with the Williamson Act for the duration of the original Williamson Act contract. (Government Code Section 51255, emphasis added.) Generally, this occurs upon a land owner initiated request. The open-space easement must meet the requirements of the Open-Space Easement Act of 1974, which requires that the land to be restricted is essentially unimproved. Land under Williamson Act contracts frequently contains development of some kind, and may not qualify for this type of open-space easement. However, for the existing Type II Open Space contracts, such a rescission and replacement with an open space easement could be viable. Under this scenario, the replacement of the Williamson Act contract occurs immediately, and there is no phase out. The entity holding the easement would be charged with enforcing it, and ensuring that it is consistent with the Williamson Act contract for the duration of the original contract. There are approximately 2,353 acres of land presently under an Open Space Type II Williamson Act contract (less than 1% of total contracted lands) that could potentially qualify for this option. 3. Rescind contracts & replace with alternative restriction. Presently there is no legal authority permitting the County to initiate immediate termination of Williamson Act contracts, either through cancellation or through an easement exchange (rescinding the contract in lieu of cancellation in exchange for other land in the county being restricted by an agricultural conservation easement.). Similarly, there is no legal authority to permit the County (or the land owner) to initiate the rescission of a Williamson Act contract in order to simultaneously replace it with an alternative restriction, other than an open space easement (as discussed above) or another Williamson Act contract. Legislation would be required to permit the County to rescind and replace contracts with alternative restrictions. In order to pass constitutional muster, such legislation may require that the alternative restriction be consistent with the original Williamson Act contract for the duration of the original contract. If such legislation is passed, and if the County is able to rescind Williamson Act contracts and replace them with an alternative equivalent restriction, then it would be up to the Assessor to determine the affect of such alternative restriction on the value of the property under Proposition 13. As stated earlier, there is no certainty that the alternative restriction would result in a similar tax savings as the Williamson Act provides it could be more or less depending on the nature and extent of the restriction. The transition from a Williamson Act program, to a similar alternative county program is not impossible, but it would certainly entail significant costs to the property owners and a substantial staff effort well beyond our current capacity. This effort would involve changing our regulatory procedures, notifying and working with property owners, conducting hearings, converting all of the existing contracts, developing, reviewing and processing new contracts or easements and developing a system for monitoring. The cost of such a transition is unknown at this time, but some of the costs might be recouped through application fees (although property owners will undoubtedly balk at these costs to transition out of a program that currently provides them with a significant tax reduction). The cost to administer such a county program is also unknown, but may be similar to the current cost of administering the County s Williamson Act program over time. State subventions would no longer be available to the County under a locally sponsored program. The main benefit of a County-sponsored program would be the potential to increase the valuations and revenues over time and to avoid state oversight. Again, however, the magnitude of the