IV.B AGRICULTURAL RESOURCES

Transcription

1 1. Environmental Setting IV.B AGRICULTURAL RESOURCES a. Study Area for Direct Impacts. The study area for determining agricultural resource impacts of the proposed Specific Plan is the proposed project boundary. The proposed project boundary is shown in Figure II-2 and II-3 in Section II, Project Description. b. Study Area for Cumulative Impacts. The cumulative agricultural resources analysis considers buildout of the Santa Maria General Plan and surrounding County areas with respect to the conversion of agricultural lands to non-agricultural uses. The study area includes the Santa Maria Valley, as defined by the Santa Barbara County Zoning Map for Unincorporated Areas, which includes the area bounded by the County boundary to the north, Pacific Ocean to the west, Vandenberg Air Force Base and the San Antonio Creek planning area to the south, and Los Padres National Forest to the east. c. Physical Setting. The Specific Plan area is primarily used for agriculturally related purposes. Approximately 66 percent of the Specific Plan area is designated for agriculturallyrelated commercial manufacturing and agricultural open space. The remainder of the site is designated for other heavy commercial manufacturing, general industrial and conservation open space. The site has historically been used for farming activities and is bordered to the north and south by a mixture of agricultural uses and commercial manufacturing uses. Agricultural land uses primarily occupy unincorporated lands to the west (west of Black Road). The Santa Maria Valley Railroad also borders the property to the north. To the east are residential uses south of Battles Road. Existing land uses in the Specific Plan area include dry pasture and grazing, irrigated crops, packing plants, dry farming, various industrial uses, warehousing, open storage and automotive sales, repair and storage. Rotational crops within the Specific Plan area produce strawberries, squash, peas and other miscellaneous vegetables (William Gillette, Agricultural Commissioner s Office, July 29, 2008). d. Regulatory Setting. Important Farmlands Inventory. The State of California, Department of Conservation, Office of Land Conservation, Important Farmlands Inventory (IFI) system is used to inventory lands considered to have agricultural value. This system classifies land based upon the productive capabilities of the land, rather than the mere presence of ideal soil conditions. Land is divided into several categories of diminishing agricultural importance. The IFI system is used by the California Resources Agency Farmland Mapping and Monitoring Program as a tool to evaluate the potential for projects to convert farmland or grazing land to urban use. The IFI system is based in part on the Capability Classification System and the Storie Index described below. Within the IFI system, farmlands are designated as Prime, Statewide Importance, Unique, and Local Importance. Prime farmlands are generally defined as irrigated soils over 40 inches deep with available water holding capacity of 4 inches or more. Generally well drained, they are free from frequent flooding. Farmlands of Statewide Importance are irrigated lands other than prime that have a good combination of physical and chemical characters for producing feed, fiber, food, forage, and oilseed crops, Unique farmlands are IV.B-1

2 other lands that produce high value food and fiber crops. Local Importance farmlands represent dry farmed lands, and unirrigated lands. Lands that have lesser agricultural potential are classified as Grazing, Urban, or Other. The latter classification includes areas that are generally unsuitable for agriculture because of geographic or regulatory constraints. The Specific Plan area contains approximately acres of prime farmland, 54.5 acres of farmland of statewide importance, acres of unique farmland, acres of grazing land, 60 acres of urban land, and 46.3 acres of other. Figure IV.B-1 shows important farmlands within the Specific Plan area as identified by the IFI. Site Agricultural Viability and Classification. The suitability of soils for agricultural use depends on many factors, including fertility, slope, texture, drainage, depth, and salt content. A variety of classification systems have been devised to categorize soil capabilities. The two systems that have been most widely used are the United States Department of Agriculture Capability Classification System and the Storie Index. The former system classifies soils based on their ability to support agriculture. The latter assesses the productivity of a soil from the degree of soil profile development, texture of the surface layer, slope; and manageable features, including drainage, micro-relief, fertility, acidity, erosion, and salt content. A score ranging from 0 to 100 is determined for each factor, and the scores are then averaged to derive an index rating. Table IV.B-1 shows the soils characteristics, Capability Class and Storie Index for soils within the Specific Plan area. Table IV.B-2 shows the acreages of the Specific Plan area relative to Capability Class and the Storie Index, as well as defines each Capability Class. Figure IV.B-2 maps the soils characteristics of the Specific Plan area. Table IV.B-1 Soil Characteristics and Capability Class for Soils within the Specific Plan Area Soil Name Acres Capability Storie Class Index BmA Betteravia laomy sand, 0-2 percent slope BmC Betteravia loam sand, 2-9 percent slope CuA Corralitos loamy sand, 0-2 percent GuE Gullied land Not Rated - MaA Marina sand 0-2 percent slopes NvA Narlon sand, hardpan variant, 0-2 percent slopes NvC Narlon sand, hardpan variant, 2-9 percent slopes OcA Oceano sand, 0-2 percent slopes OcD Oceano sand, 2-15 percent slopes OcD3 Oceano sand 2-15 percent slopes SeD Salinas and Sorrento loams, 9-15 percent slopes StA Sorrento sand loam, 0-2 percent slopes SvA Sorrento slaom, 0-2 percent slopes TcG Terrace escarpments, sandy 26.8 Not Rated - Source: U.S. Department of Agriculture Soil Survey Northern Web Soil Survey, IV.B-2

3 HANSON WY Area 9 Specific Plan EIR FURUKAWA WY W STO WELL RD BLACK RD LA BREA AV BAT TLES RD L MA R SA A AV LN A ST BETH EL W CARM EN LN A M Project Boundary Cityof Santa Maria Boundary H N Y R D Farmland Mapping Type (Acreage) WESTG ATE RD O E BERRY LN W BETTER AV IA R D Basemap Layer Source: California Department of Conservation, Map images copyright 2010 ESRI and its licensors. All rights reserved. Used by permission. ± Prime Farmland (110.4) Farmland of Statewide Importance (54.5) Unique Farmland (401.8) Grazing Land (220.8) Urban and Built-Up Land (60.0) Other Land (46.3) Farmland Mapping and Monitoring Program Map Mile Figure IV.B-1

4 Capability Class Table IV.B-2 Storie Index Grades for Soils within the Specific Plan Area Storie Index <10 Soil Grade Description Few limitations that restrict their use for crops. Suitable for most crops, but have minor limitations that narrow the choice of crops and have a few special management needs. Suited to a few crops or to special crops and requires special management. If used for crops, are severely limited and require special management. Not suited for cultivated crops, but can be used for pasture and range. Soil and land types generally not suited to farming. Not Rated - - Soil Types Within Each Grade SeD Salinas and Sorrento loams, 9-15 percent slopes StA Sorrento sand loam, 0 to 2 percent slopes SvA Sorrento slaom, 0 to 2 percent slopes Total Acreage 52.4 CuA Corralitos loamy sand, 0-2 percent slopes OcD Oceano sand, 2-15 percent slopes OcD3 Oceano sand 2-15 percent slopes MaA Marina sand 0-2 percent slopes BmA Betteravia loamy sand, 0-2 percent slopes BmC Betteravia loam sand, 2-9 percent slopes None 0 NvA Narlon sand, hardpan variant, 0 to 2 percent NvC Narlon sand, hardpan variant, 2 to 9 percent slopes Terrace escarpments, loamy 0 TcG Terrace escarpments, sandy GuE Gullied land Source: U.S. Department of Agriculture Soil Survey Northern Web Soil Survey, Land Conservation Act. Preservation of agricultural, recreational and open space lands through agricultural preserve contracts between a municipality and property owners is a technique encouraged by the state for implementing the general plan. Agricultural preserve contracts are executed through procedures enabled by the California Land Conservation Act of 1965, also known as the Williamson Act. A contract may be entered into for property with agricultural, recreational and open space uses in return for decreased property taxes. The inclusion of a parcel in a Williamson Act is entirely voluntary, and must have the consent of the property owner. The Uniform Rules apply within City limits. The Uniform Rules implement the Williamson Act by defining eligibility requirements and compatible uses which each participating landowner must adhere to in order to receive a reduced tax assessment. The Uniform Rules do not authorize any development on agricultural land that is not otherwise permitted by the applicable zone district of the. Often the Rules are more restrictive than the underlying agricultural zoning requirements. However, the Rules do not supersede the City land use requirements contained in the General Plan and zoning ordinances, nor eliminate the need for permits. Within the proposed Specific Plan area, a 128 acre parcel (APN ) is currently under a Williamson Act contract (Contract #70-AP-089), which is depicted in Figure IV.B-3. This contract was initiated in February of However, the property owner filed for non-renewal on December 10, Upon filing for non-renewal, the contract winds down over a nine-year term, with the property taxes gradually rising to the full unrestricted rate at the end of the nonrenewal period. The contract will terminate on December 31, IV.B-4

5 HANSON WY Area 9 Specific Plan EIR FURUKAWA WY W STO WELL RD StA SeD BLACK RD SvA MaA CuA StA OcA BAT TLES RD TcG OcD3 LA BREA AV NvC L MA R SA BmA BETH EL NvA BmC GuE 0.25 Project Boundary Cityof Santa Maria Boundary ± OcD W BETTER AV IA R D A M 0 W CARM EN LN OcA H N Y R D WESTG ATE RD O E OcD BERRY LN NvA LN A ST GuE BmA A AV Basemap Layer Source: SSURGO, Map images copyright 2010 ESRI and its licensors. All rights reserved. Used by permission. 0.5 Mile Soil Symbol, Description OcA, Oceano sand, 0 to 2 percent slopes BmA, Betteravia loamy sand, 0 to 2 percent slopes OcD, Oceano sand, 2 to 15 percent slopes BmC, Betteravia loamy sand, 2 to 9 percent slopes OcD3, Oceano sand, 2 to 15 percent slopes, severely eroded CuA, Corralitos loamy sand, 0 to 2 percent slopes SeD, Salinas and Sorrento loams, 9 to 15 percent slopes GuE, Gullied land StA, Sorrento sandy loam, 0 to 2 percent slopes MaA, Marina sand, 0 to 2 percent slopes SvA, Sorrento loam, 0 to 2 percent slopes NvA, Narlon sand, hardpan variant, 0 to 2 percent slopes TcG, Terrace escarpments, sandy NvC, Narlon sand, hardpan variant, 2 to 9 percent slopes Soils Map Figure IV.B-2

6 HANSON W FURUKAWA W STOWELL RD LA BREA AV BLACK RD BATTLES RD MARSALA AV BETHEL LN A ST W CARMEN LN W BETTERAVIA RD MAHONEY RD BERRY LN WESTGATE RD Basemap Layer Source: Santa Barbara County, Map images copyright 2010 ESRI and its licensors. All rights reserved. Used by permission. Project Boundary Cityof Santa Maria Boundary Williamson Act Parcel within Project Boundary, Contract # 70-AP-089, Expires December 31st, 2011 ± Mile Williamson Act Lands Figure IV.B-3

7 Adopted Policies and Regulations that Avoid or Reduce Impacts. In 1994, the City of Santa Maria adopted a Greenbelt and Urban Buffer Resolution (Resolution 94-9). The Greenbelt and Urban Buffer Resolution established that the City would preserve agricultural and open space areas immediately adjacent to the City s Urban Boundary Limit. This resolution protects agricultural and open space areas adjacent to the City by prohibiting the City from expanding its Urban Boundary Limit into such areas. The Specific Plan area, and the lands to the east and south (between Betteravia and Mahoney Road) of the Plan area are within the City s Urban Boundary Limit, while the agricultural lands to the west and north of the Specific Plan area are outside of the Urban Boundary Limit and hence subject to the Greenbelt and Urban Buffer. In addition, the General Plan Land Use Element includes the following policies and objectives regarding land use compatibility conflicts. Policy L.U.7- Avoid land use problems before they arise and create maximum harmony through innovative urban design between various land uses. Objectives L.U.7(a) Require the use of buffers between incompatible land uses by using berms, walls, open space, landscaping, bike paths, and arterial streets where appropriate. In addition, the Resource Management Element includes the following goals, policies and objectives regarding agriculture. Goal RME.5. Preserve high quality soils to assure that agriculture remains the primary basic industry in the Santa Maria Valley. Policy RME.5. Preserve agricultural lands for continued agricultural activities in the Santa Maria Valley. Notice of Preparation and Responses. This section of the EIR contains the following information and analysis based on input from public agencies in response to the Notice of Preparation: Use of the Land Evaluation and Site Assessment Model (LESA) to quantify the loss of agricultural land, as discussed in Department of Conservation Division of Land Resource Protection NOP Response S.5-9. Consultation with representatives from agricultural resource agencies, as described in Department of Conservation Division of Land Resource Protection NOP Response S.5-1. Description of the agricultural suitability of the Specific Plan area,, as requested in NOP Response S.5-2. Evaluation of the type, amount, and location of farmland that would be converted to urban use by future development, as requested in Department of Conservation NOP Response S.5-4 and County Agricultural Commissioner s Office NOP Response C.3-1. Confirmation of the Initial Study s information regarding the status of Williamson Act contracts, as requested in NOP Responses S.5-5, and S Evaluation of potential adverse impacts to the agricultural resources of adjacent and nearby agricultural land outside the study area, as requested in Department of Conservation NOP Response S.5-6 and County Agricultural Commissioner s Office NOP Response C.3-2. IV.B-7

8 Evaluation of potential cumulative impacts, as requested in NOP Response S.5-8. Consideration of the use of agricultural conservation easements, as requested in NOP Response S.5-12, and the use of impact fees, as requested in NOP Response S.5-13, as mitigation. As requested in NOP Response S.5-7, an evaluation of growth-inducement impacts on agricultural resources is provided in the Growth Inducing Impacts analysis, as described in technical issue area V. 2. Methodology and Significance Criteria Appendix G of the CEQA Guidelines, Section II Agriculture and Forestry Resources states that lead agencies may use the California Agricultural Land Evaluation and Site Assessment (LESA) Model to assess impacts on agriculture and farmland. The EIR quantitatively evaluated impacts to agricultural resources using the LESA Model. Results of the model are summarized in the analysis below. Refer to Appendix B for full results of the model. The LESA model was developed to provide lead agencies with a methodology to assure that potentially significant effects on the environment of agricultural land conversions are quantitatively and consistently considered in the environmental review process (Public Resources Code Section 21095). The LESA model evaluates measures of soil resource quality, a given project s size, water resource availability, surrounding agricultural lands, and surrounding protected resource lands. For a given project, the factors are rated, weighted, and combined, resulting in a single numeric score. The project score becomes the basis for making a determination of a project s potential significance. In this case the project is the development anticipated under the proposed Specific Plan. The following significance criteria are based on Appendix G of the State CEQA Guidelines. Impacts would be potentially significant if the Specific Plan would: Convert Farmland or grazing land, as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, Conflict with existing zoning for agricultural use, or a Williamson Act contract; and/or Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use. 3. Project Impacts and Mitigation Measures Impact AG-1 The displacement of agricultural land in the City s Sphere of Influence was offset by the establishment of the City s Greenbelt and Urban Buffer in 1994, as disclosed in the Environmental Impact Report for the Sphere of Influence Expansion (SCH # ). Buildout of the Area 9 Specific Plan would convert a portion of this agricultural land to nonagricultural uses. This impact has been found not to be significant. Discussion of Impact. According to the California Department of Conservation, Farmland Mapping and Monitoring Program (refer to Figure IV.B-2), the Area 9 Specific Plan IV.B-8

9 area contains acres of prime farmland, 54.5 acres of farmland of statewide importance and acres of unique farmland, a total of acres of important farmland. The Land Evaluation and Site Assessment (LESA) model was utilized to quantify potential impacts to these agricultural resources within the Specific Plan area. According to the LESA model, the Land Evaluation of the Specific Plan area scored a total of 22.79, while the Site Assessment portion scored a total of 42, for a total combined score of As shown in TableIV.B-3, both the Land Capability Classifications and the Storie Index ratings for on-site soils contributed to the high Land Evaluation score. The high Site Assessment score is largely a function of the size of the project site, surrounding agricultural land uses, and the availability of water resources. The worksheets used for the LESA analysis can be found in Appendix B of this EIR. Factor Name Table IV.B-3. Summary of LESA Model Score Sheet Factor Rating (0-100 Points) X Factor Weighting (Total = 1.0) = Weighted Factor Rating Land Evaluation 1. Land Capability Classification X 0.25 = Storie Index Rating X 0.25 = Site Assessment 1. Project Size 100 X 0.15 = Water Resource Availability 90 X 0.15 = Surrounding Agricultural Lands 90 X 0.15 = Protected Resource Lands 0 X 0.05 = 0 Total: The LESA model determines the significance of potential agricultural lands conversion impacts based on a score of 0 to 100. A project that scores between 60 to 79 Points is considered significant if both the Land Evaluation and Site Assessment scores are above 20. As shown in Table IV.B-3, both of these scores are above 20. Buildout of the Specific Plan would accommodate up to 13.4 million square feet of commercial and industrial development and 550 residential units. This analysis assumes that even if portions of the Specific Plan area are not completely converted to urban use, the remaining area would likely be utilized to the extent that current agricultural production fields could no longer operate due to limited availability of land. In addition, approximately 90.1 acres of the Specific Plan area would be designated as Heavy Commercial Manufacturing Agriculture (refer to Figure II-3 in Project Description). This acre area would allow for the construction of up to 1,570,000 square feet of agriculturallyrelated commercial development. Such agriculturally-related uses, though needed to support agricultural industry, would occur on prime farmland and farmland of statewide importance, thereby converting those farmlands to the extent that they could no longer be used for farming operations and agricultural productivity. Additionally, within the Specific Plan area, a 128 acre parcel (APN ) is currently under a Williamson Act contract (Contract #70-AP-089). However, the property owner filed for non-renewal on December 10, 2002, and the contract will terminate on December 31, Upon termination of the contract, non-agricultural land use restrictions would no longer apply to the property. It is not anticipated that implementation of the Specific Plan would occur prior to this date as the Specific Plan is intended to guide long-term development within the area. As IV.B-9

10 such, the Specific Plan would not conflict with Williamson Act Contract #70-AP-089. Impacts associated with the conversion of this property to non-agricultural uses are included in the discussion above. While agricultural land conversion impacts would occur, the area was pre-zoned for nonagricultural uses by the in The Environmental Impact Report for the City s Sphere of Influence Expansion (SCH# ) documented the conversion of these agricultural resources to the non-agricultural uses, and the City Council Resolution No presented a Statement of Overriding Considerations, which the Council adopted on September 15, Santa Barbara LAFCO approved annexation of the project area to Santa Maria on November 23, Furthermore, in order to mitigate the conversion of these agricultural resources, the City adopted a Greenbelt and Urban Buffer resolution in 1994 (Resolution 94-9). The Greenbelt and Urban Buffer resolution established that the City would preserve agricultural and open space areas immediately adjacent to the City s Urban Boundary Limit. This resolution protects agricultural and open space areas adjacent to the City by prohibiting the City from expanding its Urban Boundary Limit into such areas. As such, the areas immediately adjacent to the Area 9 Specific Plan area would be preserved under this resolution. Based on conversations between the LAFCO director and City staff, urban development of areas within the Sphere of Influence areas is appropriate. Because the impacts of the conversion of these agricultural resources on the site were previously offset by the establishment of the City s Greenbelt and Urban Buffer, impacts are found not to be significant. Project Elements that Avoid or Reduce Impacts. The proposed Specific Plan includes the designation of Heavy Commercial Manufacturing Agriculture on approximately 90.1 acres in the northern portion of the Plan area. This would provide needed agricultural-serving support facilities to help support continuance of agriculture in surrounding areas. However, these areas would still be converted from productive agriculture to a built environment. Other elements that avoid or reduce impacts to agricultural resources are not included in the Specific Plan. Mitigation Measures. No mitigation is required. Effectiveness of Mitigation Measures. required. Not applicable, as no mitigation measure is Impact AG-2 Development in accordance with the proposed Specific Plan would be required to implement buffers in locations where proposed urban uses would abut agriculturally-designated land uses. Therefore, the proposed Specific Plan would not result in land use conflicts between residential uses and agricultural operations. This impact has been found not to be significant. Discussion of Impact. The Specific Plan proposes urban land uses adjacent to existing agriculturally designated lands north, west, and south of the Specific Plan area. In addition, prior to buildout of the Specific Plan area, future urban uses in the Plan Area may be located adjacent to existing on-site agricultural operations and/or future agricultural operations that are allowed uses within areas proposed for designation as Heavy Commercial Manufacturing Agriculture. It should be noted that urban uses in the Specific Plan Area currently abut existing IV.B-10

11 agricultural lands, and that buffers between urban and agricultural land uses in and adjacent to the Specific Plan area are currently limited. Land use conflicts associated with locating urban uses adjacent to agricultural operations include odor nuisances, noise from farm equipment, dust, and pesticide spraying. Conversely, urban development adjacent to agricultural operations can impact agricultural operations as a result of trespassing, vandalism, and theft. In addition, adjacent agricultural uses may experience indirect economic impacts, including increasing regulations, higher liability insurance costs, and decreased yields from reduced hours of operation or less intensive farming practices. However, the General Plan Land Use Element requires the use of buffers between incompatible land uses by using berms, walls, open space, landscaping, bike paths, and arterial streets where appropriate. Through the development review process, including the Conditional Use Permit process for residential development within the Mixed-Use zone, adequate and appropriate buffers would be established for individual projects under the Specific Plan to assure that potential land use incompatibilities are adequately addressed. Project Elements that Avoid or Reduce Impacts. The Specific Plan provides design features to keep incompatible uses separate. All properties have a planned development (PD) overlay and are required to obtain Planning Commission approval before construction can begin. Mitigation Measures. No mitigation is required because implementation of the Specific Plan and adherence to existing General Plan policies remove the potential for impacts to occur. Effectiveness of Mitigation Measures. required. Not applicable, as no mitigation measure is 4. Cumulative Impacts As discussed in Section III Environmental Setting, pursuant to CEQA Guideline the cumulative analysis contained in this EIR is based on a summary of projections relative to Orcutt Community Plan and Santa Maria General Plan, which are projected to result in an additional approximately 15,000 residential units and 19,000,000 square feet of non-residential uses (commercial, office, industrial, etc.) within the project vicinity at buildout. Buildout of the Orcutt Community Plan and Santa Maria General Plan would have the potential to facilitate additional development in and near agricultural areas and thereby convert agricultural lands to non-agricultural uses or pose land use conflicts that may interfere with agricultural production. However, the Specific Plan area represents the furthest westward extent of development in the City, as the areas further west are within the City s greenbelt and subject to the Greenbelt Buffer Resolution (Resolution No. 94-9). Future residential development could occur adjacent to agriculturally designated lands and result in potential land use conflicts. However, a discussion of such impacts would be speculative because the precise location and timing of such projects is not known at this time. Potential impacts of individual developments within the Orcutt and Santa Maria areas would have to be addressed on a case-by-case basis, and would need to comply with pertinent General Plan policies, as well as future mitigation measures identified through subsequent IV.B-11

12 environmental review. While agricultural land conversion impacts from the Specific Plan would occur, the displacement of the agricultural resources throughout the Specific Plan area have been anticipated since 1994, when the area was pre-zoned for non-agricultural uses by the. As such, the proposed Specific Plan would not significantly contribute to the regional conversion of agricultural lands to urban use. Therefore, the Specific Plan would not result in cumulatively considerable impacts on agricultural impacts. IV.B-12