resa ~ Appendix M Farmland Conversion Impact Rating Form and Site Assessment Criteria

Transcription

1 resa ~ Appendix M Farmland Cnversin Impact Rating Frm and Site Assessment Criteria

2 ~ NRCS Natural Resurces Cnservafin Service Petaluma Field OffIce 0 Redwd Way, SuIte 70 Petaluma, CA 99 United Sutes Department f Agriculture March, 009 RE: Clverdale Ranchcria Fec-t-Trust, Farmland Cnversin Impact Rating ESA Jennifer Wade 890 Cal Cenler Drive Sacramcnt, CA 986 Dear Ms. Wade, Enclsed is the cmpleted Farmland Cnversin Impact Rating (Frm AOIO06) fr the siles yu identificd in Snma Cunty. We have retained the maps yu sent us fr reference in the event yu require further assistance. If yu have any questins regarding the ratings please feel free t cntact us. Sincerely. 0, _ ~/. ~ L :f''' 'L.JV> Jennifer Gabr Enclsures ec: Charlette Epifani, District Cnservatinist The N(ltural Resur(eS Cn~rvat;n ervi(e prv;de~ leadership in ' p'rtnershlp effrt 0 help peple (On~ r ve, maintain, and imprve vr natural resur(es and envirnment. An Equal Opprtunity Prvider,md Emplyer

3 u.s. Department f Agriculture FARMLAND CONVERSION IMPACT RATING PART I (T be cmpleted by Federal Agency) Date Of Land Evaluatin Request /6/09 Name Of Prject Clverdale Rancheria Fee-t-Trust Prject Federal Agency Invlved Bureau f Indian Affairs Prpsed Land Use Destinatin Resrt Casin Cunty And State Snma Cunty, Califrnia PART II (T be cmpletedby NRCS) Date Request Received By NRCS 9/09 Des the site cntain prime, unique, statewide,r lcal imprtant farmland? Yes N Acres Irrigated I Average Farm Size (If n, the FPPA des nt apply -- d nt cmplete additinal parts f this frm). IZl D 78,6 ac Majr Crp(s) Farmable Land In Gvt. Jurisdictin Amunt Of Farmland As Defined in FPPA wine grape, milk, livestck, pultry Acres: 0,89 % Acres: % -=~~~----~~~-----+~~~~~~--~~~~ Name Of Land Evaluatin System Used Name Of Lcal Site Assessment System Date Land Evaluatin Returned By NRCS CA Strie Index nla 09 PART III (T be cmpleted by Federal Agency) A. Ttal Acres T Be Cnverted Directly B. Ttal Acres T Be Cnverted Indirectly C. Ttal Acres In Site PART IV (T be cmpleted by NRCS) Land Evaluatin Infrmatin A. Ttal Acres Prime And Unique Farmland B. Ttal Acres Statewide And Lcal Imprtant Farmland C. Percentage Of Farmland In Cunty Or Lcal Gv!. Unit T Be Cnverted D. Percentage Of Farmland In Gvt. Jurisdictin With Same Or Higher Relative Value PART V (T be cmpleted by NRCS) Land Evaluatin Criterin Relative Value Of Farmland T Be Cnverted (Scale f a fa 00 ) I-~=-~ Alternative Site Ratina Site A Site B _._S,"it"-e""C,--+_-"S,,,ite~D a PART VI (T be cmpleted by Federal Agency) Site Assessment Criteria (These criteria are explained in 7 CFR 68.(b) Maximum. Area In Nnurban Use '-' j _~~.~p:e~r~im~e~t~e~r~ln~n~~n~u~r~b~an~u~s~e~ ~.-_ i t ~~.~P~e~rc~e~n~t~0~f=S~it:e:7B~e=i~ng~F~a~rm~e=d~~. Prtectin Prvided By State And Lcal Gvernment. Distance Frm Urban Builtup Area --:-::----~----t j _------j ---~ ~ ~------~ _-j _._._----j j--_._- 6_. Qistance T Urban Supprt Services j +_ Size Of Present Farm Unit Cmpa_:r~e:.::d'_T'_::..A=ve~r_=a"g.:.e I I-----t Creatin Of Nnfarmable Farmland 9. Availability Of Farm Supprt Services 0. On-Farm Investments -.. Effects Of Cnversin On Farm Supp--rt""'S-e-rvC""ic""'ecs I t------j t-----i Cmpatibility With Existing Agricultural Use TOTAL SITE ASSESSMENT POINTS 60 a a a a PART VII (T be cmpleted by Federal Agency) Relative Value Of Farmland (Frm Part V) Ttal Site Assessment (Frm Part VI abve r a lcal site assessment) TOTAL POINTS (Ttal f abve lines) Site Selected: I a 60 7 a a a a a a a Was A Lcal Site Assessment Used? Date Of Selectin Yes D N I!I... --'- -'-- ~---_'-- == c'= ~ Reasn Fr Selectin: (See Instructins n reverse side) Frm AD 006 (0 8) This frm was electrnically prduced by Natinal Prductin Services Staff

4 ~ Land Classificatin Clverdale Rancheria Fee-I-Trust Prject Field Office: PETALUMA SERVICE CENTER Agency: Natural Resurces Cnservatin Service Stale and Cunty: CA, SONOMA March 009 s \ D Tracl Bundaries Urban Grazing Land D Farmland f l cal Imprtance Prime Farmland D Farmland f Statewide Imprtance Unique Farmland Water Area Q Other Land - rad_snma , Surce: Department f Cnservatin FMMP-006 N

5 STEPS IN THE PROCESSING THE FARMLAND AND CONVERSION IMPACT RATING FORM Step - Federal agencies invlved in prpsed prjects that may cnvert fannland, as defined in the Fannland Prtectin Plicy Act (FPPA) t nnagricultural uses, will initially cmplete Parts I and III f the frm. Step - Originatr will send cpies A, Band C tgether with maps indicating lcatins f sitc(s), t the Natural Resurces Cnservatin Service (NRCS) lcal field ffice and retain cpy D fr their files. (Nte: NRCS has a field ffice in mst cunties in the U.S. The field ffice is usually lcated in the cunty seat. A list f field ffice lcatins are available frm the NRCS State Cnservatinist in each state). Step - NRCS will, within calendar days after receipt f frm, make a detcnninatin as t whether the sile(s) f the prpsed prject cntains prime, unique, statewide r lcal imprtant farmland.. Step ' - In cases where farmland cvered by the FPPA will be cnverted by the prpsed prject, NRCS field ffices will cmplete Pa!S II, IV and V f the f0ll. Step - NRCS will return cpy A and B f the fnn t the Federal agency invlved in the prject. (Cpy C will be retained fr NRCS recrds), Step 6 - The Federal agency invlved in the prpsed prject will cmplete Parts VI and VII f the frm. Step 7 - The Federal agency invlved in the prpsed prject will make a determinatin as t whether the prpsed cnversin is cnsistent with the FPPA and the agency's internal plicies. INSTRUCTIONS FOR COMPLETING THE FARMLAND CONVERSION IMPACT RATING FORM Part I: In cmpleting the "Cunty And State" questins list all the lcal gvemments that are respnsible fr lcal land cntrls where site(s) are t be evaluated, Part III: In cmpleting item B (Ttal Acres T Be Cnverted Indirectly), include the fllwing:, Acres nt being directly cnverted but that wuld n lnger be capable f being farmed after thecnversian, because the cnversin wuld restrict access t them,, Acres planned t receive services frm an infrastructure prject as indicated in the prject justificatin (e,g, highways, utilities) that will cause a direct cnversin, Part VI: D nt cmplete Part VI if a lcal site assessment is used, Assign the maximum pints fr eaeh site assessment criterin as shwn in 68. (b) f CFR, In eases f crridr-type prjects such as transprtatin, pwerline and fld cntrl, criteria # and #6 will nt apply and will, be weighed zer, hwever, criterin #8 will be weighed a maximum f pints, and criterin # a maximum f pints, Individual Federal agencies at the natinal level, may assign relative weights amng the site assessment criteria ther than thse shwn in the FPP A rule, In all cases where ther weights are assigned relative adjustments must be made t maintain the maximum ttal weight pints at 60, In rating alternative sites, Federal agencies shall cnsider each f the criteria and assign pints within the limits established in the FPPA rule, Sites mst suitable fr prtectin under these criteria will receive the highest ttal scres, and sites least suitable, the lwest scres, Part VII: In cmputing the "Ttal Site Assessment " where a State r lcal site assessment is used and the ttal maximum number f pints is ther than 60, adjust the site assessment pints t a base f60, Example: if the Site Assessment maximum is 00 pints, and altemative Site "A" is rated 80 pints: Tlal pints assigned Site A = 80 x 60 = pints fr Site "A," Maximum pints pssible 00

6 Site Assessment Scring fr the Twelve Factrs Used in FPPA The Site Assessment criteria used in the Farmland Prtectin Plicy Act (FPPA) rule are designed t assess imprtant factrs ther than the agricultural value f the land when determining which alternative sites shuld receive the highest level f prtectin frm cnversin t nn agricultural uses. Twelve factrs are used fr Site Assessment and ten factrs fr crridr-type sites. Each factr is listed in an utline frm, withut detailed definitins r guidelines t fllw in the rating prcess. The purpse f this dcument is t expand the definitins f use f each f the twelve Site Assessment factrs s that all persns can have a clear understanding as t what each factr is intended t evaluate and hw pints are assigned fr given cnditins. In each f the factrs a number rating system is used t determine which sites deserve the mst prtectin frm cnversin t nn-farm uses. The higher the number value given t a prpsed site, the mre prtectin it will receive. The maximum scres are 0, and 0 pints, depending upn the relative imprtance f each particular questin. If a questin significantly relates t why a parcel f land shuld nt be cnverted, the questin has a maximum pssible prtectin value f 0, whereas a questin which des nt have such a significant impact upn whether a site wuld be cnverted, wuld have fewer maximum pints pssible, fr example 0. The fllwing guidelines shuld be used in rating the twelve Site Assessmentcriteria:, Hw much land is in nn-urban use within a radius f,0 mile frm where the prject is intended? Mre than 90 percent: 90-0 percent: Less than 0 percent: pints t pints pints This factr is designed t evaluate the extent t which the area within ne mile f the prpsed site is nn-urban area. Fr purpses f this rule, "nn-urban" shuld include: Agricultural land (crp-fruit trees, nuts, ilseed) Range land Frest land Glf Curses Nn paved parks and recreatinal areas Mining sites Farm Strage Lakes, pnds and ther water bdies Rural rads, and thrugh rads withut huses r buildings Open space Wetlands Fish prductin Pasture r hayland Urban uses include: Huses (ther than farm huses) Apartment buildings Cmmercial buildings Industrial buildings Paved recreatinal areas (i.e. tennis curts) Streets in areas with 0 structures per 0 acres Gas statins

7 Equipment, supply stres Off-farm strage Prcessing plants Shpping malls UtilitieslServices Medical buildings In rating this factr, an area ne-mile frm the uter edge f the prpsed site shuld be utlined n a current pht; the areas that are urban shuld be utlined. Fr rural huses and ther buildings with unknwn sizes, use and acres per structure. Fr rads with huses n nly ne side, use ne half f rad fr urban and ne half fr nn-urban. The purpse f this rating prcess is t insure that the mst valuable and viable farmlands are prtected frm develpment prjects spnsred by the Federal Gvernment. With this gal in mind, factr S suggests that the mre agricultural lands surrunding the parcel bundary in questin, the mre prtectin frm develpment this site shuld receive. Accrdingly, a site with a large quantity f nnurban land surrunding it will receive a greater number f pints fr prtectin frm develpment. Thus, where mre than 90 percent f the area arund the prpsed site (d nt include the prpsed site in this assessment) is nn-urban, assign pints. Where 0 percent r less is nn-urban, assign 0 pints. Where the area lies between 0 and 90 percent nn-urban, assign apprpriate pints frm t, as nted belw. Percent Nn-Urban Land within mile 90 percent r greater.8 t 89 percent 80 t 8 percent 7 t 79 percent 70 t 7 percent 6 t 69 percent 60 t 6 percent t 9 percent 0 t percent t 9 percent 0 t percent t 9 percent 0 t percent t 9 percent t percent 0 percent r less Hw much f the perimeter f the site brders n land in nn-urban use? Mre than 90 percent: 90 t 0 percent: Less than 0 percent: 0 pints 9 t pint(s) pints This factr is designed t evaluate the extent t which the land adjacent t the prpsed site is nnurban use. Where factr # evaluates the general lcatin f the prpsed site, this factr evaluates the immediate perimeter f the site. The definitin f urban and nn-urban uses in factr # shuld be used fr this factr. In rating the secnd factr, measure the perimeter f the site that is in nn-urban and urban use. Where mre than 90 percent f the perimeter is in nn-urban use, scre this factr 0 pints. Where less than 0 percent, assign 0 pints. If a rad is next t the perimeter, class the area accrding t the

8 use n the ther side f the rad fr that area. Use and / acre per structure if nt therwise knwn. Where 0 t 90 percent f the perimeter is nn-urban, assign pints as nted belw: Percentage f Perimeter Brdering Land 90 percent r greater 8 t 89 percent 7 t 8 percent 6 t 7 percent 8 t 6 percent 0 t 7 percent t 9 percent t percent 7 t percent t 6 percent 0 percent r Less Hw much f the site has been farmed (managed fr a scheduled harvest r timber activity) mre than five f the last ten years? Mre than 90 percent: 90 t 0 percent: Less than 0 percent: 0 pints 9 t pint(s) pints This factr is designed t evaluate the extent t which the prpsed cnversin site has been used r managed fr agricultural purpses in the past 0 years. Land is being farmed when it is used r managed fr fd r fiber, t include timber prducts, fruit, nuts, grapes, grain, frage, il seed, fish and meat, pultry and dairy prducts. Land that has been left t grw up t native vegetatin withut management r harvest will be cnsidered as abandned and therefre nt farmed. The prpsed cnversin site shuld be evaluated and rated accrding t the percent, f the site farmed. If mre than 90 percent lthe site has been farmed f the last 0 years scre the site as fllws: Percentage f Site Farmed 90 percent r greater 86 t 89 percent 8 t 8 percent 78 t 8 percent 7 t 77 percent 70 t 7 percent 66 t 69 percent 6 t 6 percent 8 t 6 percent t 7 percent 0 t percent 6 t 9 percent t percent 8 t percent t 7 percent t percent 9 t percent 6 t 8 percent

9 t percent 0 t percent percent r Less Less than 0 percent. Is the site subject t state r unit f lcal gvernment plicies r prgrams t prtect farmland r cvered by private prgrams t prtect farmland? Site is prtected: Site is nt prtected: 0 pints points This factr is designed t evaluate the extent t which state and lcal gvernment and private prgrams have made effrts t prtect this site frm cnversin. State and lcal plicies and prgrams t prtect farmland include: State Plicies and Prgrams t Prtect Farmland. Tax Relief: A. Differential Assessment: Agricultural lands are taxed n their agricultural use value, rather than at market value. As a result, farmers pay fewer taxes n their land, which helps keep them in business, and therefre helps t insure that the farmland will nt be cnverted t nnagricultural uses.. Preferential Assessment fr Prperty Tax: Landwners with parcels f land used fr agriculture are given the privilege f differential assessment.. Deferred Taxatin fr Prperty Tax: Landwners are deterred frm cnverting their land t nnfarm uses, because if they d s, they must pay back taxes at market value.. Restrictive Agreement fr Prperty Tax: Landwners wh want t receive Differential Assessment must agree t keep their land in - eligible use. B. Incme Tax Credits Circuit Breaker Tax Credits: Authrize an eligible wner f farmland t apply sme r all f the prperty taxes n his r her farmland and farm structures as a tax credit against the wner's state incme tax. C. Estate and Inheritance Tax Benefits Farm Use Valuatin fr Death Tax: Exemptin f state tax liability t eligible farm estates.. "Right t farm" laws: Prhibits lcal gvernments frm enacting laws which will place restrictins upn nrmally accepted farming practices, fr example, the generatin f nise, dr r dust.. Agricultural Districting: Wherein farmers vluntarily rganize districts f agricultural land t be legally recgnized gegraphic areas. These farmers receive benefits, such as prtectin frm annexatin, in exchange fr keeping land within the district fr a given number f years.. Land Use Cntrls: Agricultural Zning.

10 Types f Agricultural Zning Ordinances include: A. Exclusive: In which the agricultural zne is restricted t nly farm-related dwellings, with, fr example, a minimum f 0 acres per dwelling unit. B. Nn-Exclusive: In which nn-farm dwellings are allwed, but the density remains lw, such as 0 acres per dwelling unit. Additinal Zning techniques include: A. Slidinq Scale: This methd lks at zning accrding t the ttal size f the parcel wned. Fr example, the number f dwelling units per a given number f acres may change frm cunty t cunty accrding t the existing land acreage t dwelling unit rati f surrunding parcels f land within the specific area. B. Pint System r Numerical Apprach: Appraches land use permits n a case by case basis. LESA: The LESA system (Land Evaluatin-Site Assessment) is used as a tl t help assess ptins fr land use n an evaluatin f prductivity weighed against cmmitment t urban develpment. C. Cnditinal Use: Based upn the evaluatin n a case by case basis by the Bard f Zning Adjustment. Als may include the methd f using special land use permits.. Develpment Rights: A. Purchase f Develpment Rights (PDR): Where develpment rights are purchased by Gvernment actin. Buffer Zning Districts: Buffer Zning Districts are an example f land purchased by Gvernment actin. This land is included in zning rdinances in rder t preserve and prtect agricultural lands frm nn-farm land uses encraching upn them. B. Transfer f Develpment Rights (TDR): Develpment rights are transferable fr use in ther lcatins designated as receiving areas. TDR is cnsidered a lcally based actin (nt state), because it requires a vluntary decisin n the part f the individual landwners. 6. Gvernr's Executive Order: Plicy made by the Gvernr, stating the imprtance f agriculture, and the preservatin f agricultural lands. The Gvernr rders the state agencies t avid the unnecessary cnversin f imprtant farmland t nnagricultural uses. 7. Vluntary State Prgrams: A. Califrnia's Prgram f Restrictive Agreements and Differential Assessments: The Califrnia Land Cnservatin Act f 96, cmmnly knwn as the Williamsn Act, allws cities, cunties and individual landwners t frm agricultural preserves and enter int cntracts fr 0 r mre years t insure that these parcels f land remain strictly fr agricultural use. Since 97 the Act has extended eligibility t recreatinal and pen space lands such as scenic highway crridrs, salt pnds and wildlife preserves. These cntractually restricted lands may be taxed differentially fr their real value. One hundredacre districts cnstitute the minimum land size eligible. Suggestin: An imprved versin f the Act wuld state that if the land is cnverted after the cntract expires, the landwner must pay the difference in the taxes between market value fr the land and the agricultural tax value which he r she had been

11 paying under the Act. This measure wuld help t insure that farmland wuld nt be cnverted after the 0 year perid ends. B. Maryland Agricultural Land Preservatin Prgram: Agricultural landwners within agricultural districts have the pprtunity t sell their develpment rights t the Maryland Land Preservatin Fundatin under the agreement that these landwners will nt subdivide r develp their land fr an initial perid f five years. After five years the landwner may terminate the agreement with ne year ntice. As is stated abve under the Califrnia Williamsn Act, the landwner shuld pay the back taxes n the prperty if he r she decides t cnvert the land after the cntract expires, in rder t discurage such cnversins. C. Wiscnsin Incme Tax Incentive Prgram: The Wiscnsin Farmland Preservatin Prgram f December 977 encurages lcal jurisdictins in Wiscnsin t adpt agricultural preservatin plans r exclusive agricultural district zning rdinances in exchange fr credit against state incme tax and exemptin frm special utility assessment. Eligible candidates include lcal gvernments and landwners with at least acres f land per dwelling unit in agricultural use and grss farm prfits f at least $6.000 per year, r $8,000 ver three years. 8. Mandatry State Prgrams: A. The Envirnmental Cntrl Act in the state f Vermnt was adpted in 970 by the Vermnt State Legislature. The Act established an envirnmental bard with 9 members (appinted by the Gvernr) t implement a planning prcess and a permit system t screen mst subdivisins and develpment prpsals accrding t specific criteria stated in the law. The planning prcess cnsists f an interim and a final Land Capability and Develpment Plan, the latter f which acts as a plicy plan t cntrl develpment. The plicies are written in rder t: prevent air and water pllutin; prtect scenic r natural beauty, histric sites and rare and irreplaceable natural areas; and cnsider the impacts f grwh and reductin f develpment n areas f primary agricultural sils. B. The Califrnia State Castal Cmmissin: In 976 the Castal Act was passed t establish a permanent Castal Cmmissin with permit and planning authrity The purpse f the Castal Cmmissin was and is t prtect the sensitive castal zne envirnment and its resurces, while accmmdating the scial and ecnmic needs f the state. The Cmmissin has the pwer t regulate develpment in the castal znes by issuing permits n a case by case basis until lcal agencies can develp their wn castal plans, which must be certified by the Castal Cmmissin. C. Hawaii's Prgram f State Zning: In 96, the Hawaii State Legislature established Act 87, the Land Use Law, t prtect the farmland and the welfare f the lcal peple f Hawaii by planning t avid "unnecessary urbanizatin". The Law made all state lands int fur districts: agricultural, cnservatin, rural and urban. The Gvernr appinted members t a State Land Use Cmmissin, whse duties were t uphld the Law and frm the bundaries f the fur districts. In additin t state zning, the Land Use Law intrduced a prgram f Differential Assessment, wherein agricultural landwners paid taxes n their land fr its agricultural use value, rather than its market value. D. The Oregn Land Use Act f 97: This act established the Land Cnservatin and Develpment Cmmissin (LCDC) t prvide statewide planning gals and guidelines.

12 Under this Act, Oregn cities and cunties are each required t draw up a cmprehensive plan, cnsistent with statewide planning gals. Agricultural land preservatin is high n the list f state gals t be fllwed lcally. If the prpsed site is subject t r has used ne r mre f the abve farmland prtectin prgrams r plicies, scre the site 0 pints. If nne f the abve plicies r prgrams apply t this site, scre 0 pints., Hw clse is the site t an urban built-up area? The site is miles r mre frm an urban built-up area The site is mre than mile but less than miles frm an urban built-up area The site is less than mile frm, but is nt adjacent t an urban built-up area The site is adjacent t an urban built-up area pints 0 pints pints 0 pints This factr is designed t evaluate the extent t which the prpsed site is lcated next t an existing urban area. The urban built-up area must be 00 ppulatin. The measurement frm the built-up area shuld be made frm the pint at which the density is 0 structures per 0 acres and with n pen r nn-urban land existing between the majr built-up areas and this pint. Suburbs adjacent t cities r urban built-up areas shuld be cnsidered as par! f that urban area. Fr greater accuracy, use the fllwing char! t determine hw much prtectin the site shuld receive accrding t its distance frm an urban area. See char! belw: Distance Frm Perimeter f Site t Urban Area Mre than 0,60 feet 9,860 t 0,9 feet 9,60 t 9,89 feet 8,60 t 9,9 feet 7,760 t 8,9 feet 7,060 t 7,79 feet 6,60 t 7,09 feet,660 t 6,9 feet,960 t,69 feet,60 t,99 feet,60 t,9 feet,860 t,9 feet,60 t,89 feet,60 t,9 feet 760 t,9 feet Less than 760 feet (adjacent) Hw clse is the site t water lines, sewer lines andlr ther lcal facilities and services whse capacities and design wuld prmte nnagricultural use? Nne f the services exist nearer than miles frm the site Sme f the services exist mre than ne but less than miles frm the site All f the services exist within / mile f the site pints 0 pints pints

13 This questin determines hw much infrastructure (water, sewer, etc.) is in place which culd facilitate nnagricultural develpment. The fewer facilities in place, the mre difficult it is t develp an area. Thus, if a prpsed site is further away frm these services (mre than miles distance away), the site shuld be awarded the highest number f pints (.). As the distance f the parcel f land t services decreases, the number f pints awarded declines as well. S, when the site is equal t Or further than mile but less than miles away frm services, it shuld be given 0 pints. Accrdingly, if this distance is / mile t less than mile, award pints; and if the distance frm land t services is less than / mile, award 0 pints. Distance t public facilities shuld be measured frm the perimeter f the parcel in questin t the nearest site(s) where necessary facilities are lcated. If there is more than ne distance (i.e. frm site t water and frm site t sewer), use the average distance (add all distances and then divide by the number f different distances t get the average). Facilities which culd prmte nnagricultural use include: Water lines Sewer lines Pwer lines Gas lines Circulatin (rads) Fire and plice prtectin Schls 7. Is the farm unit(s) cntaining the site (befre the prject) as large as the average-size farming unit in the cunty? (Average farm sizes in each cunty are available frm the NRCS field ffices in each state. Data are frm the latest available Census f Agriculture, Acreage f Farm Units in Operatin with $,000 r mre in sales.) As large r larger: Belw average: Deduct pint fr each percent belw the average, dwn t 0 pints if 0 percent r mre is belw average 0 pints 9 t 0 pints This factr is designed t determine hw much prtectin the site shuld receive, accrding t its size in relatin t the average size f farming units within the cunty. The larger the parcel f land, the mre agricultural use value the land pssesses, and vice versa. Thus, if the farm unit is as large r larger than the cunty average, it receives the maximum number f pints (0). The smaller the parcel f land cmpared t the cunty average, the fewer number f pints given. Please see belw: Parcel Size in Relatin t Average Cunty Size Same size r larger than average (00 percent) 9 percent f average 90 percent f average 8 percent f average 80 percent f average 7 percent f average 70 percent f average 6 percent f average 60 percent f average percent f average 0 percent r belw cunty average

14 State and lcal Natural Resurces Cnservatin Service ffices will have the average farm size infrmatin, prvided by the latest available Census f Agriculture data 8. If this site is chsen fr the prject, hw much f the remaining land n the farm will becme nn-farmable because f interference with land patterns? Acreage equal t mre than percent f acres directly cnverted by the prject Acreage equal t between and percent f the acres directly cnverted by the prject Acreage equal t less than percent f the acres directly cnverted by the prject 0 pints 9 t pint(s) 0 pints This factr tackles the questin f hw the prpsed develpment will affect the rest f the land n the farm The site which deserves the mst prtectin frm cnversin will receive the greatest number f pints, and vice versa. Fr example, if the prject is small, such as an extensin n a huse, the rest f the agricultural land wuld remain farmable, and thus a lwer number f pints is given t the site. Whereas if a large-scale highway is planned, a greater prtin f the land (nt including the site) will becme nn-farmable, since access t the farmland will be blcked; and thus, the site shuld receive the highest number f pints (0) as prtectin frm cnversin Cnversin uses f the Site Which Wuld Make the Rest f the Land Nn-Farmable by Interfering with Land Patterns Cnversins which make the rest f the prperty nnfarmable include any develpment which blcks accessibility t the rest f the site Examples are highways, railrads, dams r develpment alng the frnt f a site restricting access t the rest f the prperty. The pint scring is as fllws: Amunt f Land Nt Including the Site Which Will Becme Nn- Farmable percent r greater - percent - percent 9-0 percent 7-8 percent -6 percent - percent - percent 9 - percent 6-8 percent percent r less Des the site have available adequate supply f farm supprt services and markets, i.e., farm suppliers, equipment dealers, prcessing and strage facilities and farmer's markets? All required services are available Sme required services are available N required services are available pints t pint(s) pints This factr is used t assess whether there are adequate supprt facilities, activities and industry t keep the farming business in business. The mre supprt facilities available t the agricultural

15 landwner, the mre feasible it is fr him r her t stay in prductin. In additin, agricultural supprt facilities are cmpatible with farmland. This fact is imprtant, because sme land uses are nt cmpatible; fr example, develpment next t farmland cam be dangerus t the welfare f the agricultural land, as a result f pressure frm the neighbrs wh ften d nt appreciate the nise, smells and dust intrinsic t farmland. Thus, when all required agricultural supprt services are available, the maximum number f pints () are awarded. When sme services are available, t pint(s) are awarded; and cnsequently, when n services are available, n pints are given. See belw: Percent f Services Available 00 percent 7 t 99 percent 0 t 7 percent t 9 percent t percent N services 0. Des the site have substantial and well-maintained n farm investments such as barns, ther strage buildings, fruit trees and vines, field terraces, drainage, irrigatin, waterways, r ther sil and water cnservatin measures? High amunt f n-farm investment Mderate amunt f nn-farm investment N n-farm investments 0 pints 9 t pint(s) pints This factr assesses the quantity f agricultural facilities in place n the prpsed site. If a significant agricultural infrastructure exists, the site shuld cntinue t be used fr farming, and thus the parcel will receive the highest amunt f pints twards prtectin frm cnversin r develpment. If there is little n farm investment, the site will receive cmparatively less prtectin. See-belw: Amunt f On-farm Investment As much r mre than necessary t maintain prductin (00 percent) 9 t 99 percent 90 t 9 percent 8 t 89 percent 80 t 8 percent 7 t 79 percent 70 t 7 percent 6 t 69 percent 60 t 6 percent t 9 percent 0 t percent t 9 percent 0 t percent t 9 percent 0 t percent t 9 percent 0 t percent t 9 percent 0 t percent t 9 percent t percent

16 . Wuld the prject at this site, by cnverting farmland t nnagricultural use, reduce the supprt fr farm supprt services s as t jepardize the cntinued existence f these supprt services and thus, the viability f the farms remaining in the area? Substantial reductin in demand fr supprt services if the site is cnverted Sme reductin in demand fr supprt services if the site is cnverted N significant reductin in demand fr supprt services if the site is cnverted 0 pints 9 t pint(s) pints This factr determines whether there are ther agriculturally related activities, businesses r jbs dependent upn the wrking f the pre-cnverted site in rder fr the thers t remain in prductin. The mre peple and farming activities relying upn this land, the mre prtectin it shuld receive frm cnversin. Thus, if a substantial reductin in demand fr supprt services were t ccur as a result f cnversins, the prpsed site wuld receive a high scre f 0; sme reductin in demand wuld receive 9 t pint(s), and n significant reductin in demand wuld receive n pints. Specific pints are utlined as fllws: Amunt f Reductin in Supprt Services if Site is Cnverted t Nnagricultural Use Substantial reductin (00 percent) 90 t 99 percent 80 t 89 percent 70 t 79 percent 60 t 69 percent 0 t 9 percent 0 t 9 percent 0 t 9 percent 0 t 9 percent 0 t 9 percent N significant reductin (0 t 9 percent) Is the kind and intensity f the prpsed use f the site sufficiently incmpatible with agriculture that it is likely t cntribute t the eventual cnversin f the surrunding farmland t nnagricultural use? Prpsed prject is incmpatible with existing agricultural use f surrunding farmland Prpsed prject is tlerable f existing agricultural use f surrunding farmland Prpsed prject is fully cmpatible with existing agricultural use f surrunding farmland 0 pints 9 t pint(s) pints Factr determines whether cnversin f the prpsed agricultural site will eventually cause the cnversin f neighbring farmland as a result f incmpatibility f use f the first with the lalter. The mre incmpatible the prpsed cnversin is with agriculture, the mre prtectin this site receives frm cnversin. Therefr-, if the prpsed cnversin is incmpatible with agriculture, the site receives 0 pints. If the prject is tlerable with agriculture, it receives 9 t pints; and if the prpsed cnversin is cmpatible with agriculture, it receives 0 pints.