05 chapter 3.02 agricultural res
3.2 Agriculture Resources
3.2
AGRICULTURAL RESOURCES
This section describes existing agricultural resources within the planning area and evaluates the potential impacts on agricultural resources that could occur as a result of implementation of the General Plan and Zoning Code update. Information in this section comes primarily from other environmental analyses prepared for San Marcos in the recent past, GIS data provided by the City of San Marcos, and information from the California Department of Conservation for the Farmland Mapping and Monitoring Program (FMMP) and Williamson Act.
3.2.1
EXISTING ENVIRONMENTAL SETTING
Much of the planning area is urbanized, particularly in the areas immediately adjacent to SR-78. Most of the agricultural land in the planning area is in the northern part of the planning area, in the Twin Oaks Valley neighborhood. Smaller areas of grazing land, Farmland of Local Importance, and Unique Farmland are located south of SR-78, and can be found in the Lake San Marcos and Questhaven/La Costa Meadows neighborhoods. See Figure 2.0-5 for location of neighborhoods.
Farmland and Williamson Act Lands The planning area contains a total of approximately 2,664 acres of California Department of Conservation FMMP designated Farmland1 including: • • • • •
Prime Farmland, approximately 166 acres occurring completely within the sphere of influence Statewide Farmland, approximately 145 acres primarily within the sphere of influence Unique Farmland, approximately 1,407 acres primarily within the sphere of influence Farmland of Local Importance, approximately 807 acres Grazing land, approximately 139 acres limited to the east side of P Mountain in the Twin Oaks Valley Neighborhood
These agricultural lands are illustrated in Figure 3.2-1. The majority of the Farmlands land exists in the Twin Oaks Valley Neighborhood. However, based on Figure 3.2-1, very limited Farmlands occur in the Richland and Barham/Discovery Community neighborhoods (limited to the sphere of influence), and small amounts of Farmland of Local Importance and Unique Farmland in the Questhaven/La Costa Meadows Neighborhood. There are two parcels totaling 11 acres under Williamson Act contract. No Williamson Act lands are located within the incorporated City limits.
3.2.2
REGULATORY SETTING
Federal Regulations There are no federal regulations relevant to agricultural resources in San Marcos.
San Marcos General Plan EIR
3.2-1
November 2011
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City of San Marcos
Agricultural Lands
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3.2 Agriculture Resources
State Regulations Farmland Mapping and Monitoring Program The California Department of Conservation, Division of Land Resource Protection, administers the Farmland Mapping and Monitoring Program (FMMP). Land is rated based on its soil characteristics and irrigation status. These ratings are then used to help prioritize farmland conservation efforts. The FMMP uses the term “Important Farmland” to describe parcels that meet certain criteria. In San Marcos, four Important Farmland types have been identified: Prime Farmland, Farmland of Statewide Importance, Unique Farmland, and Farmland of Local Importance. According to the FMMP (CDC 2011): •
Prime Farmland is “farmland with the best combination of physical and chemical features able to sustain long-term agricultural production. This land has the soil quality, growing season, and moisture supply needed to produce sustained high yields. Land must have been used for irrigated agricultural production at some time during the 4 years prior to the mapping date.”
•
Unique Farmland is “farmland of lesser quality soils used for the production of the state’s leading agricultural crops. This land is usually irrigated, but may include nonirrigated orchards or vineyards as found in some climatic zones in California. Land must have been cropped at some time during the four years prior to the mapping date.”
•
Farmland of Statewide Importance is “farmland similar to Prime Farmland but with minor shortcomings, such as greater slopes or less ability to store soil moisture. Land must have been used for irrigated agricultural production at some time during the four years prior to the mapping date.”
•
Farmland of Local Importance is “Land of importance to the local agricultural economy as determined by each county's board of supervisors and a local advisory committee.” In San Diego County specifically, Farmland of Local Importance is defined as “Land that meets all the characteristics of Prime and Statewide, with the exception of irrigation. Farmlands not covered by the above categories but are of significant economic importance to the county. They have a history of good production for locally adapted crops. The soils are grouped in types that are suited for truck crops (such as tomatoes, strawberries, cucumbers, potatoes, celery, squash, romaine lettuce, and cauliflower) and soils suited for orchard crops (avocados and citrus).”
California Land Conservation Act of 1965 (Williamson Act) The California Land Conservation Act of 1965, commonly known as the Williamson Act (California Government Code Section 51200 et seq.), enables local governments to enter into contracts with private landowners for the purpose of promoting the continued use of the relevant land in agricultural or related open space use. In return, landowners receive property tax assessments that are based on farming and open space uses instead of full market value. Local governments receive an annual subvention (subsidy) of forgoing property tax revenues from the state via the Open Space Subvention Act of 1971.
San Marcos General Plan EIR
3.2-3
November 2011
3.2 Agriculture Resources
The Williamson Act empowers local governments to establish “agricultural preserves” consisting of lands devoted to agricultural uses and other compatible uses. Upon establishment of such preserves, the locality may offer to agricultural landowners the opportunity to enter into annually renewable contracts that restrict the land to agricultural use for at least 10 years (i.e., the contract continues to run for 10 years following the first date upon which the contract is not renewed). In return, the landowner is guaranteed a relatively stable tax rate, based on the value of the land for agricultural/open space use only and unaffected by its development potential.
Local Plans and Policies There are no specific local plans or policies relevant to Farmland in San Marcos.
3.2.3
THRESHOLDS FOR DETERMINING SIGNIFICANCE
The impact of the proposed project related to agricultural resources would be considered significant if it would exceed the following thresholds of significance, in accordance with Appendix G of the CEQA Guidelines: •
Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use;
•
Conflict with existing zoning for agricultural use, or a Williamson Act contract; 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.
3.2.4
ANALYSIS OF ENVIRONMENTAL IMPACTS
Conversion of Farmland As shown in the General Plan Land Use Map (see Figure 2.0-3), designated Farmland is primarily located in the northern portion of the planning area in the Twin Oaks Valley neighborhood; limited Farmland occurs within the City. Outside of the Twin Oaks Valley area, the distribution of Farmland is noncontiguous and located adjacent to urban development. Some are located adjacent to open space areas that are interspersed with urban development, particularly in hillside areas. FMMP designated Farmland shown in Figure 3.2-1 does not accurately represent land that is in active agricultural production. Implementation of the proposed General Plan would revise the land use designation of one “Unique Farmland” parcel, Focus Area 44. The Citywide Land Use Plan revises Focus Area 44 from current “Commercial” land use to a combination “Commercial” and “Agricultural/Residential” land use. This allows the existing agricultural area to be preserved and maintains the limited commercial use on the corner. This land use change does not constitute a conversion of Farmland.
San Marcos General Plan EIR
3.2-4
November 2011
3.2 Agriculture Resources
Policies in the proposed General Plan include a variety of actions aimed at maintaining the value of agriculture in San Marcos and recognizing it as an important part of the City’s history and economy. The Conservation and Open Space Element contains policies to limit wasteful and inefficient conversion of agricultural land, protect existing agriculture, and promote small-scale agriculture such as community gardens throughout the planning area. This would help maintain agricultural activities where appropriate, but would not prevent the conversion of agriculturally-zoned land to non-agricultural zoning in order to promote the land use patterns and growth promoted by the objectives of the proposed General Plan. Implementation of the proposed General Plan would not result in conversion of Farmland; thus impacts are less than significant.
Conflict with Agricultural Zoning or Williamson Act Contracts Implementation of the proposed General Plan would change the land use designation of lands currently in zoned for agricultural to agricultural residential or non-agricultural land use designations. The Agricultural Residential (AG) land use designation allows for land to be developed as agricultural uses, residential uses at a low density, or both uses combined. These land use revisions would be limited to Focus Area 5 in the Business/Industrial District Neighborhood and Focus Area 6 in the Richmar Neighborhood. Revision land use designations will not force conversion of these properties to nonagricultural uses; existing uses may remain in continuous production and conversion of land to nonagricultural uses will be dictates by the market rather than land use designations. However, this change in land use approach would conflict with existing agricultural zoning. Supplemental revisions in the Zoning Ordinance would be necessary to facilitate allowed land use conversions. Until such time as the Zoning Ordinance is updated to reflect the land use changes of the proposed General Plan, the land use and zoning designations of these existing agricultural lands will be incompatible. Therefore, the project would conflict with the existing agricultural zoning. This impact is significant; mitigation is required. Policies in the proposed General Plan addressing agricultural lands, including Conservation and Open Space Element, are discussed in the section above. Implementation of the proposed General Plan would not affect the status of two parcels currently under Williamson Act contract. There are no proposed land use changes that would affect the status of the two Williamson Act parcels. The two existing Williamson Act parcels are located within the northern SOI of the planning area. Implementation of the proposed General Plan would designate the Williamson Act parcels as Agricultural/Residential, consistent with the existing land use designation. This would not conflict with the Williamson Act and would therefore have an impact of less than significant; no mitigation is required.
Other Changes Converting Farmland Implementation of the General Plan would update land use to allow for the development/redevelopment of lands adjacent to limited property designated “Unique Farmland” in the south eastern corner of the
San Marcos General Plan EIR
3.2-5
November 2011
3.2 Agriculture Resources
Questhaven/La Costa Meadows Neighborhood. This could create pressure on or induce future conversion of existing agricultural land to non-agricultural uses. Land use designations of, and adjacent to, Farmland is proposed by the General Plan as Agricultural/Residential. This would permit extremely low density residential uses and allow agricultural uses, consistent with current land use treatment of the area. Conservation and Open Space Element policies in the proposed General Plan include a variety of actions aimed at maintaining the value of agriculture and are discussed above. They would help to safeguard existing agricultural land against inadvertent conversions of farmland and reduced viability of agricultural production resulting from changes in land use designations as implemented by the proposed General Plan. The proposed land use designations of Farmland and Farmland-adjacent properties would continue to promote and respect the agricultural character and activities of these areas. Implementation of the proposed General Plan would continue to allow for limited low-density residential uses and agricultural uses under the “Agricultural/Residential” land use. In combination with the policies of the proposed General Plan, this impact would be less than significant.
3.2.5
MITIGATION MEASURES
Implementation of the San Marcos General Plan would result in significant impacts related to conflict with agricultural zoning. The following mitigation measure is general and programmatic in nature, and would be refined in project-specific CEQA documents.
Conversion of Farmland Impacts resulting from implementation of the proposed General Plan would be less than significant. Mitigation is not required.
Conflict with Agricultural Zoning or Williamson Act Contracts AGR-1
Upon adoption of the General Plan, the City shall amend/update the City’s existing Zoning Ordinance to be consistent with the General plan. This update shall occur within 12 months of General Plan adoption. (Implementation Program LU-1.1)
Other Changes Converting Farmland Impacts resulting from implementation of the proposed General Plan would be less than significant. Mitigation is not required.
3.2.6
SIGNIFICANCE AFTER MITIGATION
Conversion of Farmland Impacts resulting from implementation of the proposed General Plan would be less than significant.
San Marcos General Plan EIR
3.2-6
November 2011
3.2 Agriculture Resources
Conflict with Agricultural Zoning or Williamson Act Contracts Mitigation Measure AGR-1 is proposed to address conflicts with agricultural zoning impacts. Mitigation Measure AGR-1 requires update of the City of San Marcos Zoning Ordinance within 12 months of the General Plan adoption to bring zoning into compliance with the General Plan Land Use designation. Implementation Mitigation Measure AGR-1 would eliminate conflicts with existing agricultural zoning. Impacts would be reduced to less than significant. Implementation of the proposed General Plan would not affect the status of two parcels currently under Williamson Act contract. Impacts are less than significant.
Other Changes Converting Farmland Impacts resulting from implementation of the proposed General Plan would be less than significant.
San Marcos General Plan EIR
3.2-7
November 2011
3.2 Agriculture Resources
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San Marcos General Plan EIR
3.2-8
November 2011
3.2
AGRICULTURAL RESOURCES
This section describes existing agricultural resources within the planning area and evaluates the potential impacts on agricultural resources that could occur as a result of implementation of the General Plan and Zoning Code update. Information in this section comes primarily from other environmental analyses prepared for San Marcos in the recent past, GIS data provided by the City of San Marcos, and information from the California Department of Conservation for the Farmland Mapping and Monitoring Program (FMMP) and Williamson Act.
3.2.1
EXISTING ENVIRONMENTAL SETTING
Much of the planning area is urbanized, particularly in the areas immediately adjacent to SR-78. Most of the agricultural land in the planning area is in the northern part of the planning area, in the Twin Oaks Valley neighborhood. Smaller areas of grazing land, Farmland of Local Importance, and Unique Farmland are located south of SR-78, and can be found in the Lake San Marcos and Questhaven/La Costa Meadows neighborhoods. See Figure 2.0-5 for location of neighborhoods.
Farmland and Williamson Act Lands The planning area contains a total of approximately 2,664 acres of California Department of Conservation FMMP designated Farmland1 including: • • • • •
Prime Farmland, approximately 166 acres occurring completely within the sphere of influence Statewide Farmland, approximately 145 acres primarily within the sphere of influence Unique Farmland, approximately 1,407 acres primarily within the sphere of influence Farmland of Local Importance, approximately 807 acres Grazing land, approximately 139 acres limited to the east side of P Mountain in the Twin Oaks Valley Neighborhood
These agricultural lands are illustrated in Figure 3.2-1. The majority of the Farmlands land exists in the Twin Oaks Valley Neighborhood. However, based on Figure 3.2-1, very limited Farmlands occur in the Richland and Barham/Discovery Community neighborhoods (limited to the sphere of influence), and small amounts of Farmland of Local Importance and Unique Farmland in the Questhaven/La Costa Meadows Neighborhood. There are two parcels totaling 11 acres under Williamson Act contract. No Williamson Act lands are located within the incorporated City limits.
3.2.2
REGULATORY SETTING
Federal Regulations There are no federal regulations relevant to agricultural resources in San Marcos.
San Marcos General Plan EIR
3.2-1
November 2011
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ŶĐŝŶŝƚĂƐ F IGURE 3.2-1
City of San Marcos
Agricultural Lands
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3.2 Agriculture Resources
State Regulations Farmland Mapping and Monitoring Program The California Department of Conservation, Division of Land Resource Protection, administers the Farmland Mapping and Monitoring Program (FMMP). Land is rated based on its soil characteristics and irrigation status. These ratings are then used to help prioritize farmland conservation efforts. The FMMP uses the term “Important Farmland” to describe parcels that meet certain criteria. In San Marcos, four Important Farmland types have been identified: Prime Farmland, Farmland of Statewide Importance, Unique Farmland, and Farmland of Local Importance. According to the FMMP (CDC 2011): •
Prime Farmland is “farmland with the best combination of physical and chemical features able to sustain long-term agricultural production. This land has the soil quality, growing season, and moisture supply needed to produce sustained high yields. Land must have been used for irrigated agricultural production at some time during the 4 years prior to the mapping date.”
•
Unique Farmland is “farmland of lesser quality soils used for the production of the state’s leading agricultural crops. This land is usually irrigated, but may include nonirrigated orchards or vineyards as found in some climatic zones in California. Land must have been cropped at some time during the four years prior to the mapping date.”
•
Farmland of Statewide Importance is “farmland similar to Prime Farmland but with minor shortcomings, such as greater slopes or less ability to store soil moisture. Land must have been used for irrigated agricultural production at some time during the four years prior to the mapping date.”
•
Farmland of Local Importance is “Land of importance to the local agricultural economy as determined by each county's board of supervisors and a local advisory committee.” In San Diego County specifically, Farmland of Local Importance is defined as “Land that meets all the characteristics of Prime and Statewide, with the exception of irrigation. Farmlands not covered by the above categories but are of significant economic importance to the county. They have a history of good production for locally adapted crops. The soils are grouped in types that are suited for truck crops (such as tomatoes, strawberries, cucumbers, potatoes, celery, squash, romaine lettuce, and cauliflower) and soils suited for orchard crops (avocados and citrus).”
California Land Conservation Act of 1965 (Williamson Act) The California Land Conservation Act of 1965, commonly known as the Williamson Act (California Government Code Section 51200 et seq.), enables local governments to enter into contracts with private landowners for the purpose of promoting the continued use of the relevant land in agricultural or related open space use. In return, landowners receive property tax assessments that are based on farming and open space uses instead of full market value. Local governments receive an annual subvention (subsidy) of forgoing property tax revenues from the state via the Open Space Subvention Act of 1971.
San Marcos General Plan EIR
3.2-3
November 2011
3.2 Agriculture Resources
The Williamson Act empowers local governments to establish “agricultural preserves” consisting of lands devoted to agricultural uses and other compatible uses. Upon establishment of such preserves, the locality may offer to agricultural landowners the opportunity to enter into annually renewable contracts that restrict the land to agricultural use for at least 10 years (i.e., the contract continues to run for 10 years following the first date upon which the contract is not renewed). In return, the landowner is guaranteed a relatively stable tax rate, based on the value of the land for agricultural/open space use only and unaffected by its development potential.
Local Plans and Policies There are no specific local plans or policies relevant to Farmland in San Marcos.
3.2.3
THRESHOLDS FOR DETERMINING SIGNIFICANCE
The impact of the proposed project related to agricultural resources would be considered significant if it would exceed the following thresholds of significance, in accordance with Appendix G of the CEQA Guidelines: •
Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use;
•
Conflict with existing zoning for agricultural use, or a Williamson Act contract; 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.
3.2.4
ANALYSIS OF ENVIRONMENTAL IMPACTS
Conversion of Farmland As shown in the General Plan Land Use Map (see Figure 2.0-3), designated Farmland is primarily located in the northern portion of the planning area in the Twin Oaks Valley neighborhood; limited Farmland occurs within the City. Outside of the Twin Oaks Valley area, the distribution of Farmland is noncontiguous and located adjacent to urban development. Some are located adjacent to open space areas that are interspersed with urban development, particularly in hillside areas. FMMP designated Farmland shown in Figure 3.2-1 does not accurately represent land that is in active agricultural production. Implementation of the proposed General Plan would revise the land use designation of one “Unique Farmland” parcel, Focus Area 44. The Citywide Land Use Plan revises Focus Area 44 from current “Commercial” land use to a combination “Commercial” and “Agricultural/Residential” land use. This allows the existing agricultural area to be preserved and maintains the limited commercial use on the corner. This land use change does not constitute a conversion of Farmland.
San Marcos General Plan EIR
3.2-4
November 2011
3.2 Agriculture Resources
Policies in the proposed General Plan include a variety of actions aimed at maintaining the value of agriculture in San Marcos and recognizing it as an important part of the City’s history and economy. The Conservation and Open Space Element contains policies to limit wasteful and inefficient conversion of agricultural land, protect existing agriculture, and promote small-scale agriculture such as community gardens throughout the planning area. This would help maintain agricultural activities where appropriate, but would not prevent the conversion of agriculturally-zoned land to non-agricultural zoning in order to promote the land use patterns and growth promoted by the objectives of the proposed General Plan. Implementation of the proposed General Plan would not result in conversion of Farmland; thus impacts are less than significant.
Conflict with Agricultural Zoning or Williamson Act Contracts Implementation of the proposed General Plan would change the land use designation of lands currently in zoned for agricultural to agricultural residential or non-agricultural land use designations. The Agricultural Residential (AG) land use designation allows for land to be developed as agricultural uses, residential uses at a low density, or both uses combined. These land use revisions would be limited to Focus Area 5 in the Business/Industrial District Neighborhood and Focus Area 6 in the Richmar Neighborhood. Revision land use designations will not force conversion of these properties to nonagricultural uses; existing uses may remain in continuous production and conversion of land to nonagricultural uses will be dictates by the market rather than land use designations. However, this change in land use approach would conflict with existing agricultural zoning. Supplemental revisions in the Zoning Ordinance would be necessary to facilitate allowed land use conversions. Until such time as the Zoning Ordinance is updated to reflect the land use changes of the proposed General Plan, the land use and zoning designations of these existing agricultural lands will be incompatible. Therefore, the project would conflict with the existing agricultural zoning. This impact is significant; mitigation is required. Policies in the proposed General Plan addressing agricultural lands, including Conservation and Open Space Element, are discussed in the section above. Implementation of the proposed General Plan would not affect the status of two parcels currently under Williamson Act contract. There are no proposed land use changes that would affect the status of the two Williamson Act parcels. The two existing Williamson Act parcels are located within the northern SOI of the planning area. Implementation of the proposed General Plan would designate the Williamson Act parcels as Agricultural/Residential, consistent with the existing land use designation. This would not conflict with the Williamson Act and would therefore have an impact of less than significant; no mitigation is required.
Other Changes Converting Farmland Implementation of the General Plan would update land use to allow for the development/redevelopment of lands adjacent to limited property designated “Unique Farmland” in the south eastern corner of the
San Marcos General Plan EIR
3.2-5
November 2011
3.2 Agriculture Resources
Questhaven/La Costa Meadows Neighborhood. This could create pressure on or induce future conversion of existing agricultural land to non-agricultural uses. Land use designations of, and adjacent to, Farmland is proposed by the General Plan as Agricultural/Residential. This would permit extremely low density residential uses and allow agricultural uses, consistent with current land use treatment of the area. Conservation and Open Space Element policies in the proposed General Plan include a variety of actions aimed at maintaining the value of agriculture and are discussed above. They would help to safeguard existing agricultural land against inadvertent conversions of farmland and reduced viability of agricultural production resulting from changes in land use designations as implemented by the proposed General Plan. The proposed land use designations of Farmland and Farmland-adjacent properties would continue to promote and respect the agricultural character and activities of these areas. Implementation of the proposed General Plan would continue to allow for limited low-density residential uses and agricultural uses under the “Agricultural/Residential” land use. In combination with the policies of the proposed General Plan, this impact would be less than significant.
3.2.5
MITIGATION MEASURES
Implementation of the San Marcos General Plan would result in significant impacts related to conflict with agricultural zoning. The following mitigation measure is general and programmatic in nature, and would be refined in project-specific CEQA documents.
Conversion of Farmland Impacts resulting from implementation of the proposed General Plan would be less than significant. Mitigation is not required.
Conflict with Agricultural Zoning or Williamson Act Contracts AGR-1
Upon adoption of the General Plan, the City shall amend/update the City’s existing Zoning Ordinance to be consistent with the General plan. This update shall occur within 12 months of General Plan adoption. (Implementation Program LU-1.1)
Other Changes Converting Farmland Impacts resulting from implementation of the proposed General Plan would be less than significant. Mitigation is not required.
3.2.6
SIGNIFICANCE AFTER MITIGATION
Conversion of Farmland Impacts resulting from implementation of the proposed General Plan would be less than significant.
San Marcos General Plan EIR
3.2-6
November 2011
3.2 Agriculture Resources
Conflict with Agricultural Zoning or Williamson Act Contracts Mitigation Measure AGR-1 is proposed to address conflicts with agricultural zoning impacts. Mitigation Measure AGR-1 requires update of the City of San Marcos Zoning Ordinance within 12 months of the General Plan adoption to bring zoning into compliance with the General Plan Land Use designation. Implementation Mitigation Measure AGR-1 would eliminate conflicts with existing agricultural zoning. Impacts would be reduced to less than significant. Implementation of the proposed General Plan would not affect the status of two parcels currently under Williamson Act contract. Impacts are less than significant.
Other Changes Converting Farmland Impacts resulting from implementation of the proposed General Plan would be less than significant.
San Marcos General Plan EIR
3.2-7
November 2011
3.2 Agriculture Resources
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San Marcos General Plan EIR
3.2-8
November 2011
