To: Board of Supervisors
Department or Agency Name(s): Permit Sonoma
Staff Name and Phone Number: Jen Chard, Planner II (707) 565-2336
Vote Requirement: Majority
Supervisorial District(s): Fourth
Title:
Title
File No. AGP21-0026 Battle Family Vineyards Replacement Contract; 13414 Flora Ranch Road, Healdsburg
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Recommended Action:
Recommended action
Adopt a Resolution to approve a new Open Space Land Conservation (Williamson) Act Contract and Land Conservation Plan on a 119.8-acre parcel, for an open space property located at 13414 Flora Ranch Road, Healdsburg; APN 132-120-057; PRMD File No. AGP21-0026;(Fourth District).
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Executive Summary:
Sonoma County’s Land Conservation Act program has four contract-types: a) Prime contracts for crop agriculture with a 10-acre minimum parcel size requirement; b) Non-Prime contracts for grazing with a 40-acre minimum; c) Open Space contracts with a 40-acre minimum, and d) Hybrid contracts with a mix of agricultural and open space also with a 40-acre minimum. This is a request to execute a new Open Space Land Conservation Act Contract for a 119.8-acre parcel. Land Conservation Act contracts assist in the preservation of agricultural and open space lands throughout Sonoma County. In exchange for retaining land in agriculture and/or open space, the landowner receives reduced property taxes. Staff recommends the Board of Supervisors approve the new contract request.
Discussion:
A George Battle seeks approval of a new Open Space Land Conservation Act Contract for the 119.8-acre parcel, containing 102.9 acres of open space land. This action would place 119.8 acres under a new open Space Land Conservation contract for open space.
Site Characteristics:
The project site is located just northeast of Chalk Hill Road, approximately 1 mile southeast of the Russian River and four miles southeast of the city of Healdsburg. The project site contains approximately 15.38 acres of vineyard, existing residence and two barns. The remainder of the site is devoted to open space. The subject parcel is zoned Land Intensive Agriculture (LIA), 100-acre density (B6 100) With combining districts for Riparian Corridor with 100 ft and 200 ft setbacks (RC100/50 RC200/50) and Valley Oak Habitat (VOH).
In December 2016, a Wildlife Habitat Study was conducted on the site by Kjeldsen Biological Consulting (refer to Attachment C). The study evaluated the project site’s qualification for an Open Space Land Conservation Act contract. The Study concluded that the property presents the open space qualities and wildlife resources consistent with an Open Space contract. The Land Conservation Plan requires the landowner to implement management practices that will enhance and maintain the wildlife habitat values identified in the study.
Uniform Rules:
As part of the Board of Supervisors’ December 2011 update of the Sonoma County Uniform Rules for Agricultural Preserves and Farmland Security Zones (“Uniform Rules”) the Board eliminated the distinction between Prime (Type I) and Non-Prime (Type II) Agricultural Preserves. This allows the County to enter into either a Prime or Non-Prime contract in any established Preserve. The subject land at issue here is within established Preserve Number 2-250.
Also, as part of the update of the Uniform Rules, the County implemented a Land Conservation Plan which is incorporated into Land Conservation (Williamson) Act Contracts. Land Conservation Plans show locations for open space, agricultural, permitted, and compatible land uses on contracted land. Future changes to the Land Conservation Plan may be approved by the Director of Permit Sonoma and recorded on title of the subject parcel.
Inclusion in existing Agricultural Preserve:
To be considered for a contract, land must be in a designated Agricultural Preserve. The 119.8-acre subject parcel is currently in an existing Agricultural Preserve. The parcel proposed is within Agricultural Preserve Area number 2-250. The subject parcel qualifies for inclusion in the Agricultural Preserve Area for the reasons specified in Resolution Findings 1. through 4 (see Attachment 1). Additionally, the project is Categorically Exempt from the California Environmental Quality Act (CEQA) per Section 13517 of the CEQA Guidelines.
New Land Conservation (Williamson) Act Contract:
To be eligible for a new Open Space Williamson Act contract, the subject parcel must be at least 40 acres in size, have 50% of the total parcel dedicated to open space uses. The subject parcel is 119.8 acres in size and has 102.19 acres of land devoted to open space and wildlife habitat.
Staff Recommendation:
Staff recommends the Board approve the request because all the state and local requirements for approval of a new Open Space Land Conservation Act Contract for the 119.8-acre parcel have been met.
Strategic Plan:
Not Applicable
Racial Equity:
Was this item identified as an opportunity to apply the Racial Equity Toolkit?
No
Prior Board Actions:
A. On December 13, 2011, the Board approved the Sonoma County Uniform Rules for Agricultural Preserves and Farmland Security Zones (Resolution No. 11-0678).
Fiscal Summary
Not Applicable
Narrative Explanation of Fiscal Impacts:
Approval of the Land Conservation Act Contract means that the owner will pay reduced property taxes based upon the value of the agricultural uses rather than the land value under Proposition 13. This reduces the County’s share of property tax revenue for the subject parcel. For this particular contract, the Assessor estimates the property assessment value will be reduced by approximately $1,347,267. Property taxes are generally 1.1% of assessed value.
Narrative Explanation of Staffing Impacts (If Required):
Not Applicable
Attachments:
ATT 1: AGP21-0026 Board of Supervisors Resolution
ATT 2: AGP21-0026 Proposal Statement prepared by applicant
ATT 3: AGP21-0026 Site Plan
ATT 4: AGP21-0026 Open Space/Wildlife Habitat Assessment, Kjeldsen Biological Consulting, December 2016
ATT 5: AGP21-0026 Assessor’s Parcel Map
ATT 6: AGP21-0026 Land Conservation Act Contract with attached Exhibit A (legal description) and Exhibit B (Land Conservation Plan with attached Site Plan).
Related Items “On File” with the Clerk of the Board:
Not Applicable