Cecil County Office of Planning & Zoning Use The Hyperlinks to Navigate the Presentation Next.
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Transcript of Cecil County Office of Planning & Zoning Use The Hyperlinks to Navigate the Presentation Next.
Agricultural Preservation in Cecil County
Cecil County Office of Planning & ZoningUse The Hyperlinks to Navigate the
PresentationNext
Cecil County’s Land Preservation Programs
• Purpose
• Qualifications for Preservation
• Programs that the County administers:•Preservation Districts•Maryland Agricultural Land Preservation Foundation•Purchase of Development Rights•Transfer of Development Rights
• Frequently Asked Questions
• Contact Us
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PurposeTo provide information on the land
preservation programs facilitated by Cecil County.
Show the application & ranking process.A brief overview of other land preservation
programs in Cecil County.Cecil County’s agricultural preservation
goals.Answer Questions
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Qualifications for Preservation
Parcel Size
Soils Criteria and Soils Conservation Plan
Ownership
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Preservation Districts
About
Application
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About Preservation DistrictsFirst formalized step for intention to preserve
land.Applicant agrees to enter into district for a
period of no less than 5 years, and not to develop their property.
Property owner receives a 50% tax credit on the land value of the property.
OPTIONAL PROGRAMDistrict Properties are given priority for land
preservation opportunities.Previous | Section Index | Table of Contents | Next
Preservation Districts ApplicationSimple two page application Complete as much of the application as you
can, staff will assist you as much as possible.Applications go through a series of hearings.
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MALPFMaryland Agricultural Land Preservation Foundation
About
Application
Scoring & Ranking
Calculations
Offers
Easement Settlement
Summary
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About MALPFMALPF is by far the most popular land
preservation program in Cecil County.Started in 1977, first easements in Cecil
County occurred in the early 1980s.Applications are due to MALPF on July 1st. Easement application acceptance is based off
of funding.Joint cooperation between the County and
State for facilitation and monitoring
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MALPF ApplicationApplication Notification is sent out from the
Office of Planning & Zoning to all district properties.
If requested, an application is prepared by staff, as much as possible.
Applicants must decide asking price, we cannot advise you on what price to ask.
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Application Scoring & RankingOnce all applications are received by the deadline
they are scored on the following factors:Land Evaluation (i.e. soil productivity) ~ 37%Farm Quality & Potential of Property ~33%Preservation Status 20%Development Pressure & Potential 10%
This scoring method was adopted in February 2005.Asking price does not factor in to application
scoring.MALPF limits the number applications may be
submitted for each cycle. APAB reviews rankings and selects finalists.
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MALPF CalculationsMALPF orders appraisals on the submitted
applications. MALPF staff calculates the Agricultural Value
(AV) of each property.The Fair Market Value (FMV) minus the AV
equals the Easement Value.NEW FOR FY2015 – MALPF offers are
capped at 75% of FMV.MALPF offers the lowest of Asking Price,
Easement Value or 75% of FMV.Previous | Section Index | Table of Contents | Next
OffersTwo Rounds:Round One (Details)
Guaranteed for each County and made to the top priorities of each.
Offers must be accepted or declined in 30 days.Accepted offers move to easement acquisition, declined
offers must wait 2 years to reapply. Declined funds are offered to the next highest priority.
Round Two (Details)Remaining applicants re-ranked in one statewide list.Asking price becomes a determining factor.Same acceptance and denial process as round one.Round continues till all funds for the easement cycle are
used.Example of how this process works.
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MALPF Easement SettlementThe County is not involved with the intimate
details of the easement settlement process.A baseline inspection is completed by County
staff and will be used for comparison for inspections in future years.
It is advised that the applicant have an financial professional aid them in determining acceptance of funds for tax implications and other financial planning purposes.
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Summary of MALPFState program that is administered by both
County & State staffs.A new application must be submitted each cycle.All applications are scored and ranked.Offers are based on the lowest of asking price,
easement value or the 75% cap.Top ranked county applications are made round
1 offers.Round 2 offers are based off of best value, but
competing with farms across the state.Once and easement is established it will be
subject to inspectionPrevious | Section Index | Table of Contents | Next
PDRPurchase of Development Rights
About
Application
Settlement
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About the PDRPDR is to preserve agricultural lands in Cecil
County, and supplement existing federal, state, and local programs.
Funding levels for the PDR program are allocated from the County’s yearly operating budget and could vary year to year.
To date the PDR program has preserved 457+ acres with very limited funding.
PDR funds have been used as a match for other preservation programs in recent years.
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PDR ApplicationDistrict landowners notified around Labor Day
of any year. If requested, County staff will prepare as much
of the application possible.The application is similar to MALPF’s a major
difference is that the land owner must select a payment type.
Application deadline is the last business day of each year.
There is some flexibility in selecting finalists in the PDR program.
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PDR Settlement
The County Council will make the final decision PDR easement.
After Council approval 2 appraisals will be completed.
Offer’s are made after the appraisals.After Settlement is anticipated to be complete in
the early summer.
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TDRTransfer of Development Rights
About
Calculations
Process
TDR Bank
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About the TDR programAdopted in 2007, the program allows for a
farm in a sending area to transfer their development rights to a receiving area.
Accomplished through the subdivision process, or rights could be sold to a TDR bank administered by County Government.
As an incentive, the TDR program allows for more development rights to be transferred from sending areas than base zoning would allow if the sending area parcel was to be subdivided.
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TDR CalculationsEvery property is different based off of the
locations of the sending and receiving parcels, but in general:Zoning Acres required for 1
dwelling unit (Major Subdivision)
Number of Dwelling Units per 50 acres
NAR 10 5
NAR using TDR
5 10
SAR 20 2
SAR using TDR
3 16
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TDR’s through subdivision processTDR density is proposed by the developer
and approved by the developer Planning Commission.
The project moves forward through subdivision process.
Prior to the Director of Planning & Zoning signing the record plat:
1. The agreement transferring the development rights is executed and recorded in land records; and
2. A Deed of Easement to ensure the long term protection of the sending parcel must be recorded.
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TDR BankInitially funded through VLT, or the general
fund, the TDR bank is to be a self-perpetuating.
Once development rights are acquired by County, they can be sold to qualifying receiving parcel or retired.
If selling development rights to the TDR bank is a viable option, please send a letter of interest to the Office of Planning & Zoning ASAP.
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FAQIs there a major change occurring to the land preservation program?
If I offer an enormous discount to buy my development rights, will that move me up on the list?
Is there anything I can do to improve my ranking score?
Are state regulations (Tier Map, PlanMaryland) going to affect my preservation application?
Is the ag-preservation program recertification in jeopardy?
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Contact UsIf you would like more information or you are
interested in Agriculture Land Preservation Programs in Cecil County, contact us via the below information:Stephen O’Connor, AICP
Agricultural Lands Preservation Coordinator Department of Planning and Zoning Cecil County Government 200 Chesapeake Blvd, Suite 2300 Elkton, Maryland 21291 P: 410-996-5220 E: [email protected]
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