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Home My WebLink AboutORD 2663i I I I I . ·:-· ·, / • ORDINANCE NO. 2663 --- • ORIGINAL ORDINANCE OF THE CoUNCIL QF THE CITY OF PALO ALTO ADOPTING· RULES GOVERNING THE' ADMINISTRATION OF ' AGRJCULTURAL PRESERVES· UNDER THE CALIFORNIA. LAND CONSERVATION ACT OF t%S, AS AMENDED, P~RIBlNG THE PROCEDURE FOR INITIATING, FILING AND PROCESslNG REQUESTS TO· ESTAB.USH, ()ISEsTABUSH; ENLARGE OR DIMINISH THE SIZE OF AN AGRICULTURAL ·PllESERVE; AND DETERMINING AND ENUMERATING THO~E USES WHICH ARE 'CONSIDERED COMPATIBLE (JS~: wfmiN CERTAIN DESIGNATED AGRICULTURAL PRESERVES The Council of the City of Palo Alto does ORDAIN_ as follows: " ~ .~ . -----' SECTION 1 : GENERAL. This ordiDartce 5ets forth the ru]es gove~ the adnlhlistratl~n ~..._~, ---· --._ · __ ·-. ~ .. -.--. . of agricUifurll preserves in the City of Palo Alto and oontiacts ·entered ·into between landowners'· . and (h~· City. of Palo Alto,"puriuant to Chapter 7 (oominencing Witfr Sectfon 51200)~ Part l, · Divisio~ l, Title 5 of the . Government C6cte known a~· the California Land ConservatiJn Aet of 1965 or \Y;lliamson Act, herein~~fte~ called n'Act''i and·it1dU,de~ procedures for initiating~ rilln,· . ·and proee~ng ~qu~sts to egtablish Sgricultu~l preserves. .Exc~&.'t as they· may be tnodlfitd by , , ·· this ordinance, all -of the provisions Of the Act.; shatI · r.~main . applleable. ssttJoN 2. · l.mm6.os_ . "<>F mA:Bt1sH1NG,,. AGR1cuiTttRAL · PRESERVES. -• ~ • ..,:°'I. • ' • -.. --~ ' ~ Agricultural preserves shall be' established by either of theJqllowing two methods: ( l) A proposal, ~~ - ' .-.· ~· .·~-~'i· - ···hereinafter called-'··~'propc'.>sal" ·initiated. by the· City .Council\ or staff to establish one or m9re , a.nculturaJ t>~~ derlillrig tile boQndarie$ of. th6$i·~iri •ithin ·wwctl the Cit)' wilt be ·wfilu1g to ~t~ into c9ritntcts putiUarit to tile:ActJd tbi$ Oniifiance aft~t ~8t~bli~ent otsuclt p~~rve. (2) A piopOsiil, tieteiilartet.~~ "@plit;ti~~ by an owner of lai1d m ·tite'Cify; whi~::iS'd~voted · ~~---'. ---: .. -_ -. --~·.-~~-:{.:.:.....-.:'-··-..... ·-· -.-. '· ' -:_~' .·• -.-·· -'.-. -. to a&riculhlJ'.al use; fo establish ·1n :~C\i.!ttltal jm:serye : not previ()u~y. established pUtsuant fo. &i~ctton· c 1 J,; tile b<Julldarl~· or whlcli-~"~xtenStire ·~1h· the ~~iid*ti~t of 'the 1*nrt fu'ducied ~~C~l~?.-l~!T~~~:sti:i . \ . proVi~~d;:however. tbat'if such··· ipplicatioli'inYOlVes l~d co.n~ous'to ··~ 'aaticultunlJ>relirie,; • ··. ,,~~J&7r?~~~~~J!:~~~~ ., I • · ,•_"r. '-~.,: • ._, .. ,· . · .. s~~~~··::l: ·.,~~~¥~·_ro. ~~Ll~·::ANJ)--A1'P~_~Q,~flot.J·'trolf.:·~ciusiol4 fi.i·· . · .. AG!LglLTtJ~AL PRES£R~~ ~1 ·~ ,,.Ublisb._ and app~tio~ for the'ilicruliOn of land 'withiit-:jft aariCWfil,.r pi-t_.el\te 1n•~ -~-fiiocLwlth·:111~ .ctlY aed: orrrcmn~ ~ b the ciiy. ~~arziit~~~~ir:-1~·.··· ·:.::-· ... :-::· '.z "'" .. · -.... ·: .. -.. ;. _.-.· .-_ . . •.' •. ". .·.·:·.· . . ·~' ' . . . . -~ ':·. • • A copy of said contract is attached hereto as Exhibit A and mcorporated herein by reference .. AB a part of the application the owner shall also complete a property rental questionnaire on a fonn prepared by the Assessor of the County of Santa Clara and shall return. the completed questionnaire to said Assessor. If any land included in the appliCoition is not located within an "0-S Open Space District,11 "F Flood Plain· District," or ''"P-F Public Facilitie~ District" of the City of Palo Alto, the application shall include_ a written request to the City Council to initiate. a change of zone to either of . those claSsifications. The application shall not be a~cepted absent such . request. No application shall be accepted for filing uniess an applie&~ion fee of S l 00.00 is p~id at th~ time sue~ applicati6n is·· filed; said fee shall be required to partially defray the City's cost and expense of investigating, handling and . processing. . ,-,,- SECTION 4 .. TiME FOR FILING PROPoSALS AND APJ>LICATIONS. Proposals to establish·. an agricuitutal preserve. may . be filed ~t any time. Applica~ions to include land. within an agricultural pre~rve on or before the · tst day of March of any year shall b~ filed no later . than the fifteenth 05) day of-December imm~diate1y preceding such year. . , . SECTION 5.-REPORT OF PLANNING DEPARTMENT.-The City Cierk shall trarisrhit to the City Planning Department a copy of the complet~d proposal or application. Within thlrty (30) d~ys after its receipt thereof from the CJerk, or any extension of time granted by the City . ' CJuncil not to exceed an additionai thirty (30) days, the Planning Department shall prepare~ and submit a report to the City Council showing the l()cation, size, present uses, zoning and s0il qaBsification of the 'tarid .incltJd.ed within the" proposal _or application. Tht: report shall include a' statement. that =tlle proi)osed · agricultutal preserve is consiste~t or inconsistent with the General Plan of the CUy ~ and inay inciude su~ other information· ot tecommerid~ti~n as the Planning . Department deems neeessaiy or appropriate. · SEci'ION 6. PUBLIC HBARU~G., · Upon receipt , of·. the .report from the Planrung Department, or upon the failure ofth'e ·:rl~g Departmet)t to S'Jbfuit such report withitj said thirty (30) days, ~t any extertsi6n ·thereof as· hereinabOve proVided; the City Cltrk shall set the proposal ot ~ppligitfon for public he8ring; ·Notice of the hearlng to, establish <an agttcultural preserve and fo ·e:o~tsi~er the exe,ci,i¥on or a· oontract Slutll b~. giVen by pub.µC:ati()n pursua~{-to Gove~ent. Code S~ction ,6061. and by Written notice to the landowner who ftled the application . . ~d.riotfce· ~ include a legal description; or the A~r's' pa'tc~fn~ber o(nurnbers; of the_,. t8nd inve>I~<t · · · · · · · A~ the c~nclusion of the pµblit·.lt~~g, the City _Council shan dete~m~· ~heth<:i 9t n(Jt ... to adop~ a ~lµtioit to establiStf an· ~culiurat penerve am~i.:>r to mclude ttie la,nd wi@n · $ . ~ . ~ '•_ ·_, .-_--~-.:!-. -~---. -.-'--~---. -----~·_. . agriculfura,l preserve~ -The: C6unCil shall no.t establish an qricultUral preserve u~ess it fin( finds . it cortsut~ijt \vith, th~. Gene~_:Ptan~ .Tile tjity· Coilri~··n.ay declin~ tc>adopt·ic~so)l1tfon Jo· · Jnclude· lartd within ·an agriail~ :p~~ive ifU1e County Assess.Or tepc)rts ·to the City C6'1.ncil . tlUit he has nqt reeeivl;d a c0mpleted' 'pt9¢rty"'rentat questionnaire fr()m rne'9wne(ofthe~laJld . . If',·!i ·ad6pt~' a resoltiti9rt lllClUdin$_~~Jilri4· Wl~.an &gri~tutaf pre~ive,~:'it~'~ay StSo ~i.tthol'ize ·_ the. execution . Of a C\)IlUaCt rtstrictj,ng the taJid in an agrlculttira! .· pre8erve iO. the agri~uittiral amf c_c;mpatible uses dete~ed a~propriate to·· ·th~ : Qricµltunll· J;'reserve. · . · ,·1' --. --. -_;.;-__ . -; --- ··' ..'/ · .. .. .. ... • t !l -,_. • • \ SECTION 7. LAND AREA. An agricultural preserve shall consist of no less than 100 acres; provided, that in order to meet this requirement ·two or more parcels may be combined if they are eontiguous or if they sre in common ownership; and'provided, further, that an agricultural preserve may consist of less than I 00 acres if the. Council finds that a sma1lefpreserve is necessary due to the unique characteristks of the agricultural enterprises in the area and that the establishment of the preserve of !ess· than 100 acres. is ~onsistent with the General Plan. SECTION. 8. RECORDIJl°~:b. The City Clerk sh3'1 me a map. of the agricultural preserve, together with a copy of the resolution of the. ·city Council establishing an agriculfural preser\.e · with the Cou~ty Recorder and the biiector of Agrkul,ture. No later than twenty (20) days after the City enters into a contract, the City <;lerk shall record with the County Re~order copjt!i: · of the contract, which shall describe th1:f land subject thereto, together With a reference t? ~e map showing ·th~ . location · of· the Sgricultural preserve· in whkh · the property lies. ; ·. l 5 \ .... SECTION 9. NOTICE'.OF NONRENEWAL OF CONTRACTS. The City Clerk shall report' to ·thr. Council arty valid notice of nonren~wal of a contract received ftom a landowner. Tht> Clerk shall record the notice of n()nreriewal and file a copy with the Aue$Sof of Santa Clara Courity. · The City ·clerk shall submit to the Council' at·teast 80 d~ys prior to the annual renew!tl date of each contract a request for a determination. of the Council whether or not: it desires .· to serve a notice of nonre~ewal of a contract upon· the landowner.'. ·if the notice:.or nonre.newai is adopted. by th~ Co~n,cil, the clerk sh~ll.serve~such notic~ upori.cthe IMdo~ner, record~it and0 • , ·Stle: ,it with the~ c&u1;ty : Ai',;e~r. · ,, · · . -,, ~---. - The proVi~iorts of paragraph 4 of the contract ·Shall apply to tenewals and norire.ne:Wai$: .·'' . SECTION 10. CANCELLA TIO?{· Of cONTR.AcTS;. C6n~~~ctS ·may . be c:~celifid ~ ~nd a _.:,/ '·,-,. qincdlation fee imposed puciuant to the ·~ppliC:at>i~ 'pfi>visions of the ~~i: . '· · -.,. :-. .. . . ' -~· 1 J . . sEciioN <t L cOMPAllBULUSES.: tii~ follo~i 'ili!:s· ~ h~re'by determined by the· ·. · CouttciJ. ~f the City. of: Pillo Aito 't6 he comp.tlble· ~th' tbe: use of land "ithit\. Qrlcultunil pre5erves .. and. s~bj~ct: t(} ,c;~~mt~~t: > .. ,· • . . " -~, . . . ~ \ -. : \-• . ( i r. 'The .. cort·~fiu·c~n. recof!~ttuctiont. instillati6~. n;:.mstitllade)it,·. ~rtt0val, Blteratim~·~ ·~pair, ·, . ma~~tenmi~. :~ct ~93 Qf: .. <h: publir:\stte~u ~nd · soiet iiiii>rov~W.~nts~ cu> ·6~;~uc. _.,ater; · ·•:;;~;1~~:=~:!f.~U.:Ej~gf~~:=.~· .. · ·.._,. water or or open. space' use _:,_ .\ :·:.- I ' ' ·. -~ ·-·~ j ) -~ , .. _ .. _. ,. ___ , · ...... · '' • • .. -f ._•I B. lMPROVEMBNTS DETERMINED COMPATIBLE BY THE ACT . . ·-• .\._ _ The· location or construction of the following types of improve~ents which have been detern'lined by Government Code Sectfon 51293 of the Act to be compatible with or ~o enhance land Within an agricultural preserve: ( 1) Public .Works required for fish and wildlife enhancement and preservation. (2) Improvements for the primary benefit of the land ··within the preserve. C. 11 Agricultural use 11 (but excluding ''recreation use"~ and "open space use") as defined in the Califofnja Land· Conseniation Act, Govemml!nt CCKI~ Section 5120 I (b ), and ex duding the meaning ascribed thtrefo' in Government Code Sectfon 5 t 205; uniess the City Council finds aftei notice that such· agrlcultural use· is n'ot · c.ompatible With th'! agricultutal, recreatiortaJ or open space use to which Uie land is restricte-d_· by contract. ,_. •,_', D. ·"R~reational use" as defined-in the California Land ·Conservation.Act, GOvemment Code Section S 120 l(n); ustless the. City Council findi1 ·after notice and hearing that such re~reatiortal use is not compatible With the agncQltural, recreational or open space Ure td which the land is restricted by contract. E. "Open space use 11 as defmed in the California Llmd -Conservation Act, Government Code Section 51201( o ); unle~ the City Council firtds after notice arid hearing that such open space use' is n~t compatible ~th the agncultliral, recrea~ional or open space ust to which the. land is" restricted by. contract. . F. · u~ pemµtted by_the· ~latioris of the 11 0-SOJ)en Space Pistrid,11 "F FloOcl Plaln Distri~t." -·. ·· 0 or "P-F ·Public F~cilities· District," provislons of· the z.('ming otd,inance of t~e Cit°}i, .·. ,• ~-; .. SECTION 12, PROCBDURE)ro DISBSTAPUSH. ENLARGE OR DIMINISH. The-saine. ·. ·. ~. - -. • . . , _· - . ~ \_~ I . -· -_•: .--"--' ·:: _-- . -·-.. . procedure : required . by ~· oromance to est.~~ an ·, agriruliutat . p~setve . shall, be µse~ to disestablish, or fo enl~ or diminish itS S#~k·, , : . · · · SECTION ~ i ZONING . ·LAWS.· Laiid Within ~····· alrieuttutal l>reserve siUill ~-·devoted to ·· ~ctUtutal; open ~aee. and C:ompatible': ules ~ set r¢rtli ~teht.· The: authQrlz#tion for-such uses and c<>n#?ciS :e~tered he~uncier sh~:rtC)t be d~~tried to; riot':4iali'it -hfodify ot ·file the place of any resttictibns-qqPosed l1Porf·pte. brtd, 'or ariy pottiort thetoof,:~~~'.:~ th~ agrlcu'.lturaJ · · Piesen.e· by: s.my '~oning rclfwle~ents. In-no evei~t may· the uses i)enfil,ted, by~-conttiic~-be Ies8 reitri¢tive·c:i~an appli~t>1e exis&g z9ntng. ,req~tit~n.ts; rrovided; h~wevet; tllat -testnctt'ons impbsed by oontracts may be 'ctn6re resttfodve. Ulan ionhi& '.:re4l.iiremen... . . ·' ,_. ·:_-.. c: .-· ., ·• . ·ti-... _ . --~ ~-; ;-- . \ ! . ,·,· ,:_:·.;,_;. . 4: '·· --. -· -.J• . .. . • •' .; _; . ;, .: . . · .. ~ .. .c· • ,;'.· j > ... SECTION 14.i This ordinance shall become effective upon the expiration of thirty days from its passage. INTRODUCED: July 10, 1972 · PASSED: July, 24, 1972 UNANIMOUS AYES:., NOES: NONE ABSENT: BERWALD~ NORTON ~:%~ 1ty Attorney 1 , · . · . APPROVED: ··~·.L· . . ·. ~ . .· . . aiy·-~Jt:~·~ .· .··· t'·-J1ager _ y·, :;· '• . . . '·.: .1·· . '.~ .. .. i , } . .'-«. " , .......... _ .. ·. ·.< ~. :-~ · ... _,,,.. . . .:.:::. \ ! ·· .. ; s· '· .· 'j'i/' .·i_ 'i- . _ ..... . . · ... . : ~ " .•.· .. · . .. \ :_i· ·. -~. \--: • • /.~ ,-~ 6 t3 UNIFORM LAND CONSERVATION CONTRACT This is an agreement between the CITY OF PALO ALTO, a municipal corporation of the State of California, hereinafter caJled 11 City," and------------------ hereinafter called "Owner." WHEREAS, Owner p_ossesses certain reaJ -property located within the City of Palo Alto, County of. Santa Clara, State of California, which is presently_ devQted to agricultural use and is described-in Exhibit B attached hereto and made a patt hereof; and ' ~ < ••• -• ; • < ·• . WHEREAS, the property is located in -an agricultural preserve heretofore estabJislied by City; and · -WHEREAS, both-Owner and City desire to limit .the u5e _of the property to agricultural anct compatible uses; and WHEREAS, the pahies have determined that the highest an.d best use for the pro)X!rfy during_ the term of this contract, ~r any renewal thereof, shall be for agriCultural and compatible uses. NOW, THEREFORE, City and Owner agree as follows: L CONTRACT SUBJECT TO c.ALIFORNIA LAND CONSERVATION Acr oF 196s. This contract is entered irttobunuant to-Cbapter'7 (co~'mencing with S~tiori 51200) of Part 1, J>iviSion I, Title S. of the Govemrnent Code,· which is kno:..Vn as the i.;alifomia 1..8.nd Conserya,tion Act of 1965~ h'~~fo'.Jfter called "Act. ii This contract is subject to all of the' i)rovisions of the Act .md ·city Or4(1lance-'No. including-any amendments' thereto whi~h may hereafter be enacted. . The provisions of the Act are iricorp(;rated herein by this ref etence~ Owner dedates· that he has, re~Ned from City a copy of the Act, as amendt:ci in I 971, relevant sectio_ns 6r the Revenu~ and-Taxation COde, as amended in ·-1911, and Article XX.VIII_ of the California --Constitution; and tliaf>he haif read -~~ ti'ndetst8.J)ds-the provisions th.ereof .. -2. -__ RESTRICTION ON USF;'OF'PkOPERTY; -. -. : : . ---.· -.--. ·:_. ·-; . --~ .. ·--_: . '. _. -_' ·' -, ._ . >-. -- - - . . ·. ' " -_ ~rfng the t~_l'tn o(,14iS coritiad; and any· and, all _renewals thereof, t,he property described in Exhibit B ~ s.balf not tie' 'ule9·~ bi' O~er: ot OWmfes sUctesoots in• inte~st/ for any ii.Se other , thifii, those &grjcU!tu.ta1 uses -ahd -oompaiible u!es whi~h are' detennined by the Council of the - , -City of P~o-Alto_-as the, ag(;Cu.ituial -~4 coinptJtible uses. petnj_it~ in ~~ preserve' in will~. the•Iaild-ii'lecated. A. iist'ofall-S\lcli-i.:ompati'b1e u8es is aetfoi1Km EXhil>~t-A,-atiachc(i·hereto __ . ilud _ by:;th1s'.reft~ence -m~o~tated-·~eiein_. City;._ by uniforil\·: ~~-.'#~~t~. ~b¥-gte City _Council, -•. may ftoD] tlllle Oto titrie -~during th~ tenn of this :oontra~f lili!i an ie~·~ ~thereof, _il~d to the ~J bf ¢~.tiP&ti&J~-· ~~ Whlch._ s4ilU -~-:uJ1ii'orirl~'UitOu~tth~-,:~~fubl '.~(Ye hi which ilie _ pro~~ in ·ExhJhit'D iS i<xiatedi ~roVi<ieci, h:owev~r: city-~-~-a.~ n6t ~tiiful}hed~rof ot t!US c61lttact ' ; _or; 8!1Y rert~Wat _th~6f,--Wi»l(>ut,,~_pri-~r ~t~en ~p~~~-~f~()wt\er, rernove-~y-~of the c~mi)itible use.s for the su~j~t pti>P¢tfy'·whiclf'aie sef fortl(in Eihi~it :A. The provisions of this contract _ and any unif6mi" ruie supplementiril the liSf of' compatible use~ Jlte not µ;tended to and sh8u' nof'lirttlt· Or ·supe~e the'-'p.1~ art-d o':i:66inf~weis-of'City, -:. -'' _-<>'· ' )·.:. •.·, 'Thk:&.6~-trit~t sh~Jr°becomc-tit~Ctive 1 6fi tlli:d•t~ 6f,~~~fio~) i.id shall temmii in fun force - and effect 'roi; ~ i*itial term bf 'te~ y~~ The. irutl81 ~n~J'-~fte~' yt_an shall bi rneasuttd ' .: • • ~ ·. • ' •. •• ' ; J • • • . '::. ··::-~-. (•. ~-_,.: J ·~. ~ ..... .. -.;. l ·.- . ~ ·. -· -~ -. -. _;--... - • 1 : commenciilg as of the first-day of January next succeeding the date of execution if the date of execution is between March 2; and Decemb_er 31. . The initial term of ten years shall be measured commencing as of the first day of January of the year of execution if the date of execution is between January I and March 1. Each succeeding first day of January shall be deemed to be the annual renewal date of this contraet. This contract shall be renewed on each succeeding January I and one additional year shall be added autr?matically to the initial te.:m unless notice of nonrenewal Is gi\'en as provided in paragr-aph 4. 4. NOTICE-OF NONRENEWAL. (a) If either party desires~inc any year not to renew this co,i.tract, that party shatl serve . written notice of n.onrenewal upon the other party in advance ·o(the annual renewal date of this contract. -Unless ~'tich written notice of nonrenewal is served by Owner at least 90 days prior to the renewal cfate·:. oi by City. _at least 60 days prior to the· renewal date, this ·contract shall be considered renewed as proY:ided in ·paragraph 3 above. -. . . (b) If either party sen'es written notite of nonrenew:al in any year within the time limits of 4(a), ~bove, this contract shall remain in effect for the balance-of the period remaining since - the originaJ execution or the last renewal of this contract, as the ease may be. 5. ··.:-ft) COMPENSATION. Owner shall not receive any payment from City in consideration ofthe obligations imposed un4er this contract, it being teco~ized and agreetlthat the corisiderati6n for the execution of this contract is the sub~~antial benefit to ,be derived . therefrom .. 6. ~UCCESSORS IN INTEREST. . -". This contract and •the J:estrl:ctions imposed hereunder' shall b~ binding upon, and inure to. ·. the bertefit -of; the $i.ltee5so_is J~ iitterest of the OWner .. whenever ariy -of the. ptoperty described/ in ExhibifB is divided;-: the owner of any parcel may exetciSe,·independent of any other owner· of a pqrtion or the di~ded pro~rty. any of the rights of th~ ~wn~·(' in this contradt_induding the ri1:-ht to give:'notice of nonre'newaJ and' to petitio_n for caricellii!i9:P· The'1Miect of:a'.1iy such actiofr'•by' the ·oi,¥~er: of '~--p~l ~a.ted by }~e· divisioh .of'land -de~nb_ed in: Ex!ii,f?it 8 shatf not be imputed to 'the owncn of the terriaµllrig parcels and ~have no efte'ct on this contract as it applies' to> the r~ainirig parcels ofth~ .divided property, ' . . . 7. . ·. CANCELLATION; . .:·· ··~~:t;~~~;.~~~r~~·.:~~~~!~·~~~:;; the party intetl(t*4 :to_ be notificd_r·Notice shlll-1* deeDied · siren as·otJhcr· date' ·at deliv~fy iri . pen01f ()t as 6( the·. date~ \\'tle)l '~4e~~fecf in ,,aJiy . Posf 'office_ or-.any--p6tt '()ffi~ box re~arly - . mainiaitied -by-the United State$~ G<>Vetrfuierit. · · · · · · ·. · ~ ··-· ' ·. ' ---:-> ·.-. .. - . -·:·:. -__ -· • . _··p --·-- - -~<. ":;_)- .. · City ;ctCrlc _: -·-' . cit). ·or ):'aio Aifo · ... i;!~~;~§4f41. ··.··-2:'.' '-..._. I) f·, -_ '--- • f ····1·" • • Notic.e to Owner shall be addressed: Name: Address City and State IN WITNESS. WHE~QF:the parties hereto have ~aused this contra~t to be executed: by Owner· on . . · and by City on ------------ ATTEST: .. ,_~ .. City Clerk ,j -. ; APPROVED AS TO -FORM~ t1tY Attorney ..... _, _., .'i- -3- CITY OF PALO ALTO, a municipal corporation, Mayor An~--------------City Manage• OWNER :; . ' ·,,,, ' ~· .-'.; i ~.· ·' .· • • COMPATIBLE USES -- A. PUBLIC AND PUBLIC UpLITY USES. (1) The construction, reconstruction, installation, re-installation, removal, alteration, repair, maintenance and use of: (i) public streets and street improvements; {ii) public water, stonn ·and sanitary sewer, communication, transportation, traffic control _and fire alarm lines, structUres, works; improvements, systems and facilities; {ill) public uses, buildings, structures, improvements, parking areas, and their appurtenances. (2) The erection,' oonstructiOn, alteration ' or maintenance of gas, electric, water OJ communication utility facilities, including radio, television . or microwave antennas, transmitters and ini:idental facilities related thereto; unless the City Council finds after notice and hearing that such use· is not compatible with the agricultural, recreational or open space use to which the land is restricted by contract. B. IMPROVEMEN1S DETERMINED COMPATIBLE BY THE ACT. The location or construction of the following fypes of improv~me~ts which have been , determined by Government Code Section· S 1293 9f the Act to r~ compatible with or to enhance land within an ·agricultural perserve: (l) Public Works required for fish and wildlife· enhaocement and preservation. ' ·' ' . . .· .- (2) lmprovcmen~~ for the primary benefit of the land within the preserve. C. 11 Agricultural use'.' (but excluding "recreational use" and' "open space us,e'') as defined in the. California Land Con5ervation Act, Governme~ft Code . Section ·s 120 i (b), ·and excluding the meaning ascribed thereto in Govenunent Coee SectiOn 51205; unles5 the City Council finds after notice md hearing that Stich agricultural use ~-not .compatible With the agricultural, recrea.tional ot o(ien -cpace use to ·which the land is· · iestricted by contract. D. "Recreation! 'use" as defmed ·in· the California Land Conservation Act, Government Code 'SCction s 1201 Cn); 1,1nle&s, the CitY coUridi f mds after 11otice and hearing that such re~tionaJ :use .~··:not· eompatible With the Sgricultiiral) recreational ot 1Jpen gpa~ u~ (<? whiCh. the·,; land· is restricted by eonttact. . . . , .. · E. "Open space _u~" ~ defined in the Califonrla Lal)d Conservation Act, Government CO<je -S~ction 51201 ( o); urueS8 th~, Cit"i Cduncil finds aj'ter nO:tjc~ · an<l-: he·anng that silch opeti <SJJ8ee use iJ (lot compatible With the BgriculturaI,-te"cieationai or'. open space use 'to whi~h · -uie. land ·itrestnct¢d ':by contract. · · -· . ' ,· . . ·. : . . F. , Use8 permitted by ~e 1wiiations of fue ··~s OpefrSp~¢~-bist1ict/~ 11 F Flocid Plain District/' ' or II PwF Public rtcilitie.'i ~strict, It provlSions of the zoniitg ordin~ce of the City. ·:./ ~ ... ~-; ,. / •. ·. •. • • _LAND CONSERVATION INFORMATION ~FFlCE OF DWIG,HT L. MATHIESENt ASSESSOR SANTA CLARA COUNTY . Prepared ·By. . ·Alfred E. earl 1on·:·., ·Supervising. Ap'praiSer · . wa~t7i_;:~at:~~-s·on:· Senior· Appraiser ·;._· .. .1971-12 I .. · ~ ... ~ ''•. ' ;. i ~ ' ! I ! I ' I r ~ . ~. l [' t r· ! '· t-i' ... ; ,, ~ ·. • • .LAND CONSERVATION CONTRACT 1. ~of Contract The contract is for ten years. One additional year is added auto matically at the end of each year, St\ the contract is always for ten ,,· years unless a notice of non-renewaliis given. 2i !lestriction· on Use of Property -") During the term of the contract, the property shall not be used for . any purpose other than the uses which are allowed under ngreen belt 11 zoning and the list of compatible uses which is furnished with the f ·- application. 3 •. Notice of Non-Rene~al Either party may in any year not renew the contract. The owner has to serve written notice of non-renewal upon the other party 90 days in advance of the annual renewal date of the contract which begins on January 1 of each year. 4. ~emnation Any eminent domain action will cause the contract to become null and · void as to the land actually being condemned. S. c Canc:ellation If. fllUtually agreed by:a11 1jJ~rties, the contract can be cancelled. 6. . 7. Upon cancellation, the owner may b~ subject to a maximum fee equal to·· ·· 12\'t of the full market value of the property at the time of cancel lation of the contract.· . . Transfer of Propf;!rt:t · ··- There is rto aut'On.aeic penalty in. the event of a sale' or transfer as long as it is not necessary to cancel the I.and Cons~rvadon.contract. Residend.al Site . -._...._._ ,"_) _;_ . . Any residence artd ·an area of· reason.able size used ·as a· Site for such reli'ldence -~t asses~ed a.t full market value.· ! ' -1-. ·-· ·.· '•. l . .... ~-- • •• .OtrrLINE OF·THE LAND CONSERVATION CONTRACT SURVEY OF OPEN SPACE LEGISLATION IN CALIFORNIA 1. 1966 Proposition Three, Article XXViII of the California Constitution. Article XXVIII authorized the Legislatu~e to define open space land and "enforceable restriction." It enabled the Legislature to devise a method of assessing open space land vhich is subjP.ct to an enforceable use restriction on a basis other than full cash value. 2. 1967 Assembly Bill 2011, Section 421-425 Revenue S.?\d Taxation Code. A.B •. 2011 provisionally implemented.Proposition Three. It defined "open space land" as (1) land in an agricultural pre serve ar1d subject to a contract or an agreement; (2) laDod subject to a scenic restriction; (3) land subject to an open space easement. The. above inst:ruments qualify as 0 enforceable restrictions 0 and must be assessed by the capitalization of income method. It provided that in assessing qualified land, both the l.nFal '~ . assessor and the Board of Equalization are bound to cort'sider only fact~rs relative to the permitted use.of the land and are . -..... ·~ forbidden t1> use sales information. Section 423 sta~es ~hen 'valuing op,en-space land subject to any of the enfo'tcea_ble rest:rict- r ~ " I ·,· ,,-' .. -. :i -.. ': . ions t. the· State 8oard of EquaU.zation and t~1e County Assessor shall ~-'not c69sider s'a1es data on land w?-ether or not subiect t'o an enforceable-restrietion but shall consider only factors lJ_ { relative to uses contemplated by local government and legally ava:i.t'able to the owner by the provisions of .the· enforceabh~c' restrictions. ~e. interest componerttJ· which is 8 part Of the capitalization ~at~~ shall b~ set ~nnoally o~ September l i>,Y' the State Board of 'Equathation.",. : -~ · .. -,-_ -· . ". ~- . -· ,-·,· ._-,_•.' L .--: • -2- . ~ : l l • TYPICAL EXAMPLES ROW CROP LAND Average Market Value of $2400 per Acre Based on Rent of $100 per Acre under the 'Williamson Bill with a Tax Rate of $10.00 per.hundred of Assessed Value $600 Assessed Value State Board of Equalization Interest Rate ·Tax Rate $100 t .09 Risk 'J:otal Capitalization RatE"> • $1111.11 Capitalized Value ., •. <._ x 257.. .0575 .0250 .:,0075 .0900 .-l - $ 277.77 rounded to $280 Assessed Value ~ (A~V~) Market Value·. 600 x 10.00. = $60 Land Tax C&pitalized Value 280 x 10.00 = -28 Land Tax $32 Difference based on these hypothetical figures or 53% RANGE LAND Average Market Valu~·o! $100·per acre l.ent of $3.00· per acre $ 2S Assessed Value '· ! · .,> $3.00 • .09 • $33.33 capitalized value x 25% ·,. .. ·. (A.F.) Market v•1ue Capitalized. ValiJ¢ ··-<~ $ e·. 33 TO'Jnded to: l25·x 10~00 .. $2.SOtax :.,5 x 10.00 = .:.:.!Q_Tax . ' 'I '<$. 8 Assessed V~lue ·-.. ... -3-< .. ...... .'.: PEAR ORCHARD Average Market Value $5,000 Based on 80-20 Share Rent .@ 10 Ton per acre production J_2Q per tun· (price) $900 Gross · . x .20 Owner's share ·-$180 Cash Rent per acre • $1250 Assessed Value ... $180 + .09 • $2000 Capitalized Value· x 25'7. $ 500 Assessed Value (A.V.) Market Value 1250 x 10.00 ll:I $ 125 Tax _ (A.V.) Capitalized Value 500 x 10.00 • -50 Tax $ 75 Difference·or 60'%. ·.·. '· • ,• ~ -c _. ' -4· -.-:,.:. •• c . ,. I l' I 1. I ' .· 1· .. 1·.·' ,) __ ! . t i; !- _,,.·· METHOD OF VALU~ With the passage of Assembly Bill 2011 1 the assessor can no longer use the Sales Approach to value land that qualifies under an enforceable restriction. The assessor is now requited to use the Economic App'roach to value. The following example of using the Inco~e Approach is based on ,net rent for al~ uses available to the property with 6.50% for • < ·. · 1·isk and interest and· 2.50% for tr_·:es giving a gross capitali zation ~ate of 9%. CAPiTALIZATIOR TABLE Cash Rent'· Per Acre·· Cap Rate Capitalized .Value · -Ratio Assessed Value P~r· A.ere. $ 2 • · io .· 60 100 . :: .. . _,,;-· 91. -•. $ 22.22 lll.il _666.66 ... -~ 1111.n ;:,_ 25% $ s~oo 30.00 ·· 170J>O 280.00 ,.·:'Ii. .... 5.. ...~. . ~ : ._, '' ,-r •. $' l t i' '; i ; ,. ;· .:-.. ~--. ~1 ... ~ .... .' . .' ~ ... ·"-:. • \ NON RENEWAL OF OONTRAcr STATE BOARD OF EQUALIZATION APPRAISAL POLICY NO. 8 FOR R. & T. CODE stc. 42_§· ' IXAMPI.$: Land has a market value of $2400 per acre and economic rent of · $100 per year per acre. MA!U<ET VALUE $2400 (b)(l) (Unres~ricted) . aESTRx'CtED USE VALUE ·lllO (b)(2) (Econ. Rent $100 +-9% Cap. Rate) $1290 (b)(3) Dif fe~ence to be discounted x . 6048 *PW for 9 years @ S 3/4% . 780 (b) (4) P.W. of Differente ;' + 1110 (b)(2) Restricted Value 1890 (b)(S) Restricted Va_lue + P .w. Dif f ererice x -.\.22 Asc'.!sSttlent Ratio SeC:. 401 470 (b)(6) Assessed Value Full Ten-Year"Restriction ... 280 ($1110 Res~ricted Value x 257.) 9 year factor .6048 ... 4/0· -:"i I year factor .6395 .. 480 7 year. factor .6763 a 500 6 year factor • 715[: ... 510 5 year factor • 7562 llt 520 4 year fa<: tor .7997 • 540 3 year factor .8456 ~ 550 ~ year factor .8943 ,. 510 1 year £actor .9457 .. 580 · .. No further restriction • 600 . ( $2400 Mtit'.ke t Value x 25%) •r.w. · Present Worth ·of Orie Dollar Di&counted . . . • . .~ ~ . ~ ·: . ~. .. ~:-, ·. ·.- ., .-· -,.' . -.. -., -. •, \:" .. ·' .· -( ~ .. . , ... '• ·. " . -6- ·. ' .' I . ' . . .. • . • . . •• PROCEDURE FOR FILING LAND CONSERVATION CONTRACT APPLICATION is obtained from the Clerk of the Board -5th Floor. 1. One complete application required for each ownership or non contiguous parcel. Location. -·. ~ 3. Assessor ts Parcel· Numbers and acreage of each par cc 1 . 4. Total· acreage. 5. Pre$ent use(s) of property. 6. Five copies of Assessor's Maps or ci.-ie Transpare-nt ~.ap. 7. Legal Description (5). . . -. . 8. Fill" but The In~ome Analysis Sheet and· sign the permiSsion request 9. for access to · the •ison. and · Capabi 1 ity Map" which ma:y be on file in ·the Soil Conservaticin District Offi~e. . . . . If not ptescntly zoned 11A" exclusive agricultural; the application will serve as a request ~to the Board of Supervisors to initiat~ a chang,e to ''A" ~oning. 10. All property owners must si~n and all Signatures m~st be properly acknowledged• (Notary Public). _ ..... .,_ lL Attach two co~lete e;Dd signed copi~s of the ·tand Conservation Contract.;, Oire copy wUl· be returned to the owner after ·the contract has been _recorded:.. 12. File with file··cl~t·k· of ·the.·Board ~:of S~pe:tvi~ors by December 1. J' . 13. Wh~il yo-u. r~~~ive a ~~d.ee of the heating date, wbi'dh ,.,ii'.l ·be set n~u.,·tbe'.:1.5th t,£ Fe~tuaryj you ·may ~~n_t~6t the C()urity Planning ... Dep.a,rbnent in order to find -out whether their :recomnend~tion for '; . ···-i~e~usioft",intd ·fa1e--~p~~serve is favorable ~r unfavi;)~ahie. ·-o 14~ · A. ~lOO µnrefund~b1~ '°liltng fee U required __ w~~~ each application. . •.-. " ) -· •·, ,. -·•I.: ._-, \!" •.·· ·:i. ··~ : .. - A . ... . ~· ·;.- _! ··.'· I .- 1; ! ' ' ' ,_-, i . !- 0 'i1: tiARS ! . ; I 2 3 ! i ~ ! ~ :, . ' :, i ;·· ( t ' ; I I I ,- . ! ' I . i . ~ ~ ; , . ! • . ·--.. ----i-,. i :-·---~·-:-. . • ' .i 1 . . 1 -~ i ' ~ l •;,·I: i. I ~ .. ' : j·: l • ·i . ·; ._, .. .... ·-..-- ! i .. j :_• i. ; . ·' i l f ' ' ' . -·· ------.. ~ - "i ~ • . j l. . ;- . .. . . •. I . ·~ . .• . .. ..... . 1 I .; ! -t -" ' ,!, :. ·i t ··.!. i ! ; ' . -· f.,. I -. . i ~ - ! . :: __ -~_ili_ ;_:---'·-~-~~:·;-~-~,-.-!-- j i .. ~ • .;:..~_,......,_.,,(i; ~.;..~, ........... ~~ ...... :~~~, .. ~._+,,.q~-.Q-.......;... _~.~~___;.. .. ., . .;;;..~¢.:., l~-~ ............... ;;.-,_ .. l ~--. . . ~'CAPITALIZED VALUE i j ,, -·-. .. 9; :.-10 1 -i 1978. ~ . .: .. ! ' ,;- i ~. • 0 L . . :·~ ... 4•·---·-·-.... .·,._ ·4·-----. -~ ;--~-· ..