HomeMy WebLinkAboutord2013-015strike WHATCOM COUNTY COUNCIL AGENDA BILL Na AB2013- 115
CLEARANCES Initial Date Date Received in Council Office Agenda Date Assigned to:
Originator: SLKL March 12, 2013 March 26, 2013 Nat Resources
�
p p Committee
Division Head.: (ALP 3 _ 13 — i3 J ll E C Ri I V I J 4 / 9 / 2013 Hearing
Dept. Heath 3 - 1 '—LS MAR 19 2013
Prosecutor: r f 3 Et-t , rt H ATC O M COUNTY
{
Purchasing/Budget. C O U N C I L
Executive: 4 I 3 ' 14;4
TITLE OF DOC %
Ordinance amending the Agricultural Purchase of Development Rights Program
application procedure and guidelines
ATTACHMENTS:
Memo
SEPA review required? ( ) Yes ( x ) NO Should Clerk schedule a hearing? ( x ) Yes ( ) NO
SEPA review completed? ( ) Yes ( ) NO Requested Date: April 9, 2013
SUMMARY STATEMENT OR LEGAL NOTICE LANGUAGE: wilds item is an ordinance or requires a public
hearing, you must provide the language for use in the required public notice. Be, specific and cite RCW or WCC as appropriate. Be
clear in explaining the intent of the action.)
Proposed amendments are included from the Purchase of Development Rights Oversight Committee, including
changes to WCC 3 .25A and the PDR Program Guidelines.
COMMITTEE ACTION:: COUNCIL ACTION:
3 / 26 / 2013 : Discussed and recommended for 3 / 26 / 2013 : Introduced
Introduction 4 / 09 / 2013 : Council Adopted 7 -0
Ord . 2013-015
Related County Contract #: Related File Numbers: Ordinance or Resolution Number:
Ord . 2013-015
Please Note: Once adopted and signed, ordinances and resolutions are available for viewing and printing on
the County 's website at: www. co. wliatcom. wa. us/council.
1 SPONSORED BY : PDR COMMITTEE
2 PROPOSED BY: PLANNING
3 INTRODUCTION DATE : MARCH 26, 2013
4
5 ORDINANCE NO. 2013 -015
6
7
8 AMENDING THE AGRICULTURAL PURCHASE OF DEVELOPMENT RIGHTS PROGRAM
9 APPLICATION PROCEDURE AND GUIDELINES
10
11 WHEREAS, The Growth Management Act and the County Comprehensive Plan
12 support the retention of agricultural lands and encourage the use of innovative techniques
13 to do so ; and
14
15 WHEREAS, ORD2002 - 054 established the Agricultural Purchase of Development
16 Rights Program ( PDR Program ) , applicable to all qualifying lands as identified in the PDR
17 Program Guidelines, and governed by an Oversight Committee that is to advise and make
18 recommendations to the County Council ; and
19
20 WHEREAS, The PDR Oversight Committee has developed priorities for program
21 improvements ; and
22
23 WHEREAS, The PDR Oversight Committee met on March 1 , 2013 and voted to
24 recommend changes to the PDR Program ; and
25
26 WHEREAS, The Whatcom County Council held a public hearing to take comments on
27 the proposed code amendment on April 9 , 2013 .
28
29 NOW, THEREFORE, BE IT ORDAINED by the Whatcom County Council that :
30
31 Section 1 . The Whatcom County Code , Section 3 . 25A . 070 is amended as shown in
32 Exhibit A.
33
34 Section 7rt The PDR Program Guidelines changes are amended consistent with this
h\MH
35 code arne4.,rgtrrlb4i4,as shown in Exhibit B .
36 ``N.3" Off► ' r hi V �'9�th day of April , 2013 .
38 O . � 0� Les
39 CVO( COUNTY e WHATCOM COUNTY COUNCIL
40i" 0 - WHATCOM COUNTY, WASHINGTON 0 41 S011retirtn
it":„ (ci C______
43 Dant, BroWn . ) avts, °( lerls,�3f the Council Kathy Kershner, Council Chair
44 °°/ . �- * -4 �`°�
45 ', ��/ f 6111 ° i ' a ° 1����\ WHATCOM COUNTY EXECUTIVE
46 APPROV D AS TO FORM : WHATC OUN , WASHINGTON
47
48 S1/aA .... Il •
49 Ci it Deputy Prosecutor Jack Louts, nt Executive
50 ff
51 ( >copproved ( ) Denied
52 Date Signed pit. ; / / 0 , •2 oi3
1 EXHIBIT A
2 Whatcom County Code, Chapter 3 . 25A
3 AGRICULTURAL PURCHASE OF DEVELOPMENT RIGHTS PROGRAM
4 Only amended sections are shown below
5 3 . 25A . 010 Short title .
6 This chapter shall be known and may be cited as the "Agricultural Purchase
7 of Development Rights Program . " For the purpose of this chapter this
8 I program shall be known as the " PDR" program .
9 . . . .
10 3 . 25A. 100 Application and evaluation procedure .
11 Beginning in the first year following the adoption of the ordinance codified in
12 this chapter and continuing - . - - . - undiii-g-has-13een-
13 expen-d-edthereafter, the county shall conduct a voluntary property selection
14 process . " • . : wag " generally as follows and pursuant to the PDR
15 program guidelines .
16 A . Application . alf" . ' - c _ • • a• z • a ^ z • - g , ": Owners of qualifying lands
17 will be invited to make application for purchase of development rights by
18 the county by giving notice in one newspaper of general circulation .
19 Application materials will be provided by the administrator and will
20 I include , at a minimum , a standard i-mpl= t-i®n-application form and
21 information about the PDR program . Applications shall be submitted to
22 the administrator and reviewed for completeness .
23 I B . Evaluation . �g�, ��e ap�icati$ nerte�l , tThe administrator
24 shall review and determine eligibility and priority classification of
25 applications . The applications ranked by the administrator shall be
26 forwarded to the PDR oversight committee . The committee shall review
27 I the applications and establish "ari--initial pool of parcels for easement
28 purchase based on selection criteria contained in PDR program guidelines .
29 I The committee shall then forward thei-al--p-ee4--elm-parcels to the county
30 council which shall review and prioritize parcels on which it will seek to
31 purchase conservation easements .
32 C . Appraisal . For those applications that meet the requirements of
33 subsection B of this section , the committee shall cause an appraisal of the
34 applicant's development rights to be made in accordance with PDR
35 program guidelines . a . . o • • g . , _ , ,.c.tween
36
37 t ereen rd-t e--fa"i-r—n a-r-kct value ogre--agricultural rah-t--o the land .
38 D . Requirements and Deadlines May Be Waived . Any requirement or
39 deadline set forth in this chapter or the PDR program guidelines may be
40 waived by the county council if, for good cause , it is shown that urgent
1 circumstances exist that warrant consideration of an application . Under
2 such circumstances the council may purchase a conservation easement at
3 I any time and throu • h an . rocess it deems necessary .
4 E . Reapplication . An owner of a parcel not selected by the county council
s for purchase of a conservation easement may reapply in any future open
6 application period .
7 . . . .
8 3 . 25A. 120 Restriction on buy- back - Extinguishment and exchange
9 of easements.
10 If circumstances arise that render the purpose of this easement impossible
11 to accomplish , the easement can be extinguished only by judicial
12 proceedings . In the event of such an extinguishment or the taking of the
13 property by the exercise of the power of eminent domain , grantors shall pay
14 to Whatcom County an amount determined by subtracting the fair market
15 value of the property subject to this easement from the fair market value of
16 the property unrestricted by this easement, at the time of extinguishment or
17 condemnation if Whatcom County is not compensated for its property
18 interests at the time of the extinguishment or condemnation . Other details
19 regarding restrictions on buy- back or extinguishment as may be deemed
20 necessary shall be contained in the PDR program guidelines, and /or the
21 easement deed .
22 . . . .
23
EXHIBIT B
Whatcom County Agricultural
Purchase of Development Rights
PROGRAM GUIDELINES
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•
[this page is intentionally blank]
TABLE OF CONTENTS
I. INTRODUCTION 1
II. PDR PROGRAM OBJECTIVE AND PRINCIPLES 2
III. ELIGIBILITY CRITERIA 3
IV. SITE SELECTION CRITERIA 4
V. OVERVIEW OF PDR PROGRAM PROCEDURES 9
VI. CONSERVATION EASEMENTS 12
VII. OPERATIONAL PROCEDURES FOR ACQUIRING PDR EASEMENTS 14
VIII. CONSERVATION FUTURES FUND 20
APPENDIX A: PDR TARGET AREAS 22
APPENDIX B: RURAL STUDY AREAS 23
APPENDIX C: SOILS LIST 24
APPENDIX D: MODEL CONSERVATION EASEMENT DEED 29
•
I. INTRODUCTION
These Program Guidelines are authorized under WCC Title 3. 25A and serve as rules and
procedures for administering the Whatcom County Agricultural Purchase of Development
Rights (PDR) Program.
The Guidelines serve two functions:
A. To provide an overview of the farmland preservation process for the property owner.
Specifically, this information can be found in Section V.
B . To establish the rules and operational procedures that the PDR Oversight Committee
and the Administrator must follow when operating a Purchase of Development Rights
program.
Revised and adopted 2013 Page 1
II . PDR PROGRAM OBJECTIVE AND PRINCIPLES
Responding to the loss of County farmland, Whatcom County Executive initiated the
development of a Purchase of Development Rights (PDR) program in September of 2001. A PDR
I Advisory Committee comprised of farmers, citizens and conservation organizations waserc
instructed to assist County staff in developing a proposal for County Council consideration.
A. Objective
In conjunction with other tools for protecting farmland, the Whatcom County Purchase
of Development Rights Program will contribute to sustaining the fanning enterprise in
Whatcom County.
B. Principles
The PDR Program is to provide a strategic tool to protect critically located County
farmland.
1 . Contribute to the Preservation of the County' s Agricultural Land Base
Encourage the retention of a critical mass of agricultural land to sustain the farm-
related businesses and activities that are necessary to support the agricultural
industry in Whatcom County. The PDR Program emphasis will be:
a. Provide a buffer to encroachment of the agricultural core;
b. Reduce development potential within the agricultural core;
c. Consolidate and protect large areas of agricultural land; and
d.c Address unique and regionally important fanning activities outside the
agricultural core that are under pressure of development.
2 . Develop-Offer Effective Program Design
Greate-Maintain a voluntary tool for the preservation of productive agricultural
land in the County that will:
a. Provide farmers with the market based economic value for agricultural
land without selling the land;
b. Support and promote ongoing agricultural activity by offering an
attractive option for farmers and landowners; and
c. Provide for ongoing monitoring and enforcement.
3 . Leverage Program Impact and Efficiency
Enhance and support a coordinated approach to the preservation of the
agricultural land that will:
a. Create community support for agricultural preservation initiatives;
b. Complement and foster other County programs and policies to preserve
farming and agricultural lands; and
c. Leverage other public and private fund sources and provide or increase
property owner incentives.
Revised and adopted 2013 Page 2
III . ELIGIBILITY CRITERIA
A. Priority Consideration
Areas around the county have been identified to receive priority
consideration for PDR Program participation. !' r ` '
Consiste t
f 5 y r .�_
Twelve PDR Target Areas (shown in Appendix A) are priority 20,11 Ag t « '
farmlands that are located within designated areas of Everson, Beard
SI.ategi e . , ; ,
PDR 0 AM g
Road, Ten Mile Road, east Hemmi Road, Laurel, south Custer, north C�.yhyrtte`e ctn`d�
Custer, Stein Road, west Lynden, north Lynden and northeast Lynden. `,' Rt
Preservation of these areas can establish a perimeter of PDR farmlands urexr�evzszttr�g,iS
f fk rinefTfo
al
a g ainst development encroachment into lar g e blocks of agricultural icultural ' uTes teettonIlsecorlands. R� ps '4 r agd` y a
Nine Ten Rural Study Areas (shown in Appendix B) are priority pRo't es %forte as ,
y ( PP ) P ty e , -_J. a%and` i�
farmlands that are located in Rural-zoned areas of Guide/Aldrich, e , 0 0
Grandview, Ten Mile, Loomis Trail, Custer, Harksell, East Badger, r t°i ;�8 ,
Minaker, Lawrence, and South Fork. These lands, due to their soils, u,..u�
land use, and proximity to core agricultural areas, are also deemed priority farmlands for
program participation.
In addition, the lands zoned Agricultural in Whatcom County are also priority
farmlands for program participation. Lands immediately adjacent to Ag lands or Rural
Study Area lands will also be given priority through the selection process.
B . PDR Program Eligibility
Applications for PDR acquisition will a ' .. _ e. - - , . • e • se - , ,
the first two selecti. -- . o _ ., . - a It - . .. . - o o . . ' r - -
completion-of-t-we -rouR4St e-e-l-igtbili-ty-er-iter-ia-will-be-reviewed.-to-determine whether
to-pure c-la se--land-out-side-t-he-t-axget-areas-Two factors will be important in this
dccisiondeterminin6 eligibili : 1. Availability of funding to expand the program and 2 .
Advancement of PDR Program objectives. PDR--target areasPriority farmlands will
continue to receive preference over other farmland through weighted selection criteria.
All applicants for PDR Program participation must be within an Agriculture or
Rural zoning designation. Properties located in Urban Growth Areas are ineligible
to participate in the program.
Revised and adopted 2013 Page 3
IV. SITE SELECTION CRITERIA
All valid applications will be reviewed to determine if the acquisition of development rights will
promote the PDR program's goals and priorities. Selection criteria have been developed to guide,
I but not control, the review and assessment of eligible properties during each-selection-reunel.
In all selection rounds, valid and accepted offers on eligible properties of greater points shall be
considered for purchase with available funds before properties receiving lower scores . The
criteria, which will be used to evaluate the applications, are outlined below.
Rating instructions: The selection criteria allow for a score of up to 100, with all five criteria sections assessed.
Each criteria section is rated and assigned a point value. Then each section is assigned a weight factor. The five
weight factors add up to 1.0. When total point values for a section are multiplied by the weight factor, a score will
be reached for that section. The total of the 5 section scores result in the final applicant score. Staff performs the
ranking, with review and adjustment by the PDR Oversight Committee.
1 . Land Evaluation
Productive farming and associated activities depend on soil capability (the suitability of soils for
most types of field crops) . Therefore, emphasis should be placed on the property's soil
characteristics . The scoring system uses the NRCS Prime Farmland classifications, LESA
classifications and APO soils classifications, as well as classification of soils of statewide
importance. Higher points are assigned to better soils and lower points to poorer soils . Points
are also assigned based on the productivity and/or characteristics of the soil (profile, texture,
slope, other) . A soils chart is included as A Dendix C .
. • . _ _ • _ . . o. . , . . . : . . . o : . .• , • o . . -the-property has drainage,IIV
preper+y-f-i-vc mere peint-s-a ad-de€17 The Puns* c Ca :feJ
s
Below is a table detailing the soil point system: DeveoprraeV °x "� •
QV'
vnersght COan t ; `°
OA" yX,�/�fe� ✓ � a,: ja yx & � "Wan' / etonZmendCd T��� ��
f>� a v *t aAl f v a r ',. "a e� ?fe w
ter P G S i xv 3 3w ' of
j `3 i 4 e ' x �i eilminllttOn Of t1$e w�
, � g4 R OTJ? €� r � SS E @ ;ell . � fln �'�
Y r 3 ,�� 1 v fad 5, i • j r '7 a
, �� ; f o . , .�,_, , �,. � ' a * - . points an than sectaa , dy,
98100 890 0 0 that had been added t*
895 785 0 0 E for soil anfrastructzce
l € limprovements and
890 780 0 0 � '
; F water nghts. Water
� ' 785 675 0 0 ��
., . t _r' 0g get
Tro 780 670 50 0 � r�nsrderataon fog
� tp e shoWn an "2 -r
;,
Farm applications receive points for this section proportional to the � °;9s �;zsndea "Site
percentage of each soil type that exists on the property. An example of how .0,Er' vt�uataon 6;;°
this would work follows: A farm under review is 40 acres of which 29.79
acres (about 75%) is soil 179-Whatcom Silt Loam 4- 9% slopes, which is classified as LESA 4 ,
APO Prime 1; and 1021 acres (about 25%) is soil 180-Whatcom Silt Loam 9 - 15% slopes, which is
Revised and adopted 2013 Page 4
not classified as APO or Prime, but is a soil of Statewide Importance. This farm would score a
total of 76. 07 points for this Section, as shown below.
A B C D E F G H 1
,9f''. az sil - , '� ItT ° . € i ° :,44.. . ` tis �m
179 29.79 74.48% Y Y 4 1 0 85 63 .30
180 10.21 25.53% N N 0 0 yes 50 12 .76
Total area 40 76.07
Once a point value for the section is determined, it is multiplied by a weight factor to indicate the
importance (weighted factor for Land Evaluation section has been 0.33, but is subject to ongoing review
by the Committee).
2. Site Evaluation
The points for each criteria are based on a 100 point scale. Higher points are given to site
characteristics that are more desirable, such as parcel size, characteristics that reflect a
site's threat of conversion, and characteristics that make a site more desirable to farming,
such as available water rights.
A. --1--Total size of parcel(s) (nominal acres)
•
ea. 320-49. 9 430 pts
db. 50-79. 9 670 pts
ec. >80-1043 8100 pts
fr> 00 1��
B_--.-2. Number of existing development rights offered under current zoning
a. 1-2 20 pts
b. 3 40 pts
c. 4 60 pts
d. 5 80 pts
e. >1=6 100pts
C . 3 . Adjacent land is conserved by easement or other means (Whatcom Land Trust or
NRCS CREP Program)
a. >1 mile 0 pts
b. V to 1 mile 25 pts
c. 4' to V mile 50 pts
d. < #' mile 75 pts
e. Adjacent 100 pts
D. - --4:-Percent of parcel actively farmed
Revised and adopted 2013 Page 5
a. 0-25% 25 pts
b. 26-50% 50 pts "<whklp��k e a p � ev e
c. 51-75% 75 pts '�g tte�
0407Pirikvaitto
d. >75% 100 pts e0Wai al `gf�'quesiolt Ei
imve° ® t 7s�th a3�5^�/� r ��y �)
' s •- ®"/,.,G ,a ?
E izne i iixa a taltikir ert ® 1 °
5. Proximity to high traffic roads � =z 4
e .i� a /mart delgprrten
r
a , o ° m c e4 a�,Qait 17Tf'�lBY6
� a err �0
b. V to 1 mile 25 pt e r�. ,. �� r �s .
C. V to Y mile 50 pts � �� �
d. < V mile 75 pts
Adjacent l00-pts
a. >1 mile 0 pts
c. V to Y mile 50 pts
d. < V mile 75 pts
e:-Ada
7. Percent of parcel surrou - . - : - - -• " ere intensive uses
Sr.
. .
_ a c c o
d. <1-5 100-pts
E. 8. Number of platted legal lots of record
a. 0-2 20 pts
b. 3 40 pts
c. 4 60 pts
d. 5 80 pts
e. >1= 6 100pts
F. _-9 7-Water Rights_documentation available
a. Yes 100 pts
b. No 50 pts
Once a point value for the section is determined, it is multiplied by a weight factor to indicate the
importance (weighted factor for Site Evaluation section has been 0.33, but is subject to ongoing review by
the Committee).
Revised and adopted 2013 Page 6
3. Special Considerations
G . 1. Site contains heritage/historical significance
a. Yes 50 pts
b. No 0 pts
H. 2 . Site contains conservation values (viewsheds, wetlands, wildlife habitat, other)
a. Yes 50 pts
b. No 0 pts
Once a point value for the section is determined, it is multiplied by a weight factor to indicate the
importance (weighted factor for Special Considerations section has been 0.03, but is subject to ongoing
review by the Committee).
4 . Bargain Sale Opportunity
I. 1. Sale below market value
a. 891%-Full Value 0 pts
b. 6571%-890% 33 pts
c. 50%-6470% 66 pts
d. < 50% Full Value 100 pts
Once a point value for the section is determined, it is multiplied by a weight factor to indicate the
importance (weighted factor for Bargain Sale Opportunity section has been 0.09, but is subject to ongoing
review by the Committee).
5 . Bonus Points
1. Increases the amount of preserved farmland in target or rural study area to:
a. Not in target area 0 pts
b. <25% 25 pts
c. 25-50% 50 pts
d. 51-75% 75 pts
e. )75% 100 pts
Once a point value for the section is determined, it is multiplied by a weight factor to indicate the
importance (weighted factor for Bonus Points section has been 0.22, but is subject to ongoing review by
the Committee).
6. Final Score
The points for each section are added up and multiplied by a weight factor, which
indicates the importance that is placed on a particular characteristic. The weighted
scores are then added to provide an overall score (0-100). The higher the score, the more
closely the property meets the goals of the program and hence is a higher priority for
purchase and preservation. Properties which score less than 40 (forty) points will not be
recommended for program participation.
Revised and adopted 2013 Page 7
List of High Traffic Roads* State Highway or Major Collector Rural (as defined by Whatcor
County Engineering) . .
State Highway:
Cuide Meridian Road
East Badger Road YNi •F ® � ; ice'
E s` t*S r*e ktfnarem:A s
Grandview Road thfi,� oz�na " t
P et . - -
crBlaine Road a Qads `0
a s S ffG� 1
a ti Zn 1 ow
Major Collector Rural: utkozamNittos
oe �East Anion Road � v
° U
We0t-Axton -Read
Birch Bay Lynden Road
Hannegan Road
•
West-Smith-Read
Portal Way
Enterprise Road
Haynie Road
Benxi-se-Road
. . _ , . • . " e
Vista Drive
Hovander Road
Mountain Vie-w-Road
R-ainaew-Roael
Kicicerville Road (part)
Lake-Terrell-Read
l-vefse. Goshen-Road
Hampton Road
Van Buren-R-ead
14-Street-Read
This-i-s- not a-eemplete fist:Hewes -r;it ineiudes-most rea -that-apply-te-the-P-DR-Rregrala :
Revised and adopted 2013 Page 8
V. OVERVIEW OF PDR PROGRAM , , . _ 4.
PROCEDURES , f�' ° a
SW4C. a razzed # ref k r ® � ke
nL ' r y
i 4 e ante tt? f Mal
vva
�: cat o `de`adtzrt 7�at i p
• a : . . . . s ,. . . Outreach , , z � �
� fiey haue alsp kk� n„c�i �
and Publicity b e ui e for utinzingpr e,
® Ck tom; ®Y°CL&,3 7YT°
Step 1: The County shall begin each selection �,
round byannually givenig notice in one x .� � � �” �
newspaper of general circulation in each area where eligible lands are located
which may be acquired. The notice shall include the properties eligible to
participate in that se-leetion—reund, the application process and applicable
timeframes and extensions.
The Administrator may identify each property with potential development rights
within the twelve target priority consideration areas and provide written
notification to the property owners.
B . Application and Ranking
Step 2: Voluntary pre-application screening. Interested property owners may meet with
the County PDR Program Administrator (Administrator) to review their
eligibility and special circumstances, if any.
Step I Application. An owner of land eligible for PDR Program participation submits
and application for County acquisition of property or development rights. The
application must be submitted on the fond provided by the County,sip-eebefer-e-
th -elesing ef-t-hesele-etien-r-sand.
Step 4: The Administrator reviews each application for completeness, determines if the
subject property meets minimum eligibility criteria and assigns a preliminary
score based upon the PDR site selection criteria.
Step 5 : . Upon closing of the selection rend The PDR Oversight Committee reviews
PDR Program applications and prier-it-iz-es-recommends proposed development
rights acquisition utilizing the selection criteria. Recommendations for
development right acquisition are prepared and forwarded to County Council to
approve, deny, or recommend modification.
Step 6: County Counci a. _ a a 1. P. -4 • : _ •
aetiu3s pie rind-f-en . • • 1st to the-Administrator far-ac-t-io 'r.
Step 76 : The Administrator estimates the number of appraisals that can be initiated based
on available funds and chooses the top ranked parcels from the County Council's
list of parcels. The property owner is notified in writing of eligibility status.
I Step 87: Property owners disputing their ranking may request a reconsideration of their
ranking to the PDR Oversight Committee within 14 days after receiving written
Revised and adopted 2013 Page 9
notice. The Committee shall review the reconsideration request at the next
regularly scheduled meeting. Special consideration will be given if applicant
modifies the original offer to include a bargain sale. The PDR Oversight
Committee may, at its discretion, change the site's rank, recommend the site for
subsequent selection roundsconsideration, or deny the request.
C . Title
I Step 98: The Administrator initiates a title search. Closing is conditioned on the resolution
of all unapproved title exceptions, within the County's sole discretion, which may
require the receipt of subordination agreements or payoff letter.
I D . Negotiation-Pricing Estimate and Appraisal
Step 109 : The Administrator or designee initiates the pricing estimation process using the
formula develo . ed b a consultin . a . . raiser and seriodicall u . dated OR a
preliminary estimate of value, and notifies the property owner of an estimated
range of value within which_ the appraisal will likely fall. The Administrator or
desi^nee sends the a . . licant a letter of intent including range of ex . ected value.
The letter calls for the si:nature of ro ert owner s and s ells out conditions
under_which costs for further due diligence and the a . .raisal must be reimbursed
to the coup if the aro . ert owner chooses to withdraw from the . rozram
within a specified period of time.i formal-neggetiatien-preeess-with t e-pr-oper-ty
owner-7-At this time, toper-t- ewne r ay-indiea e a- iniimur-expec-to-E al+e
However, the application may be denied if the ad ri - ' - = - oversight
Ste . 10 : The Administrator or designee . roceeds to veri assum stions through official
county processes, such as a formal Lot of Record and density determination, and
conduct other due diligence as necessary (such as water rights research and Title
research and clearing) .
Step 11: Unless Council and the Executive specifically authorize an alternate approach to
determine value, Tthe Administrator commissions an full appraisal. by a County
authorized appraiser to appraise the development rights value of the land
proposed for development rights sale. The development rights value is the
difference between the market value of full ownership of the land eua
buildings, and the agricultural value.
Step 12: The appraiser submits the completed appraisal for the alternate determination of
value is conducted and submitted) to the Administrator and the Oversight
Committee for their review.
Step 13 : The Administrator or designee meets with the property owner to review the
appraisal _(or alternate determination of _value), state the offer, review the
conservation easement provisions, agreement terms and conditions, and to
answer the property owner's questions.
Revised and adopted 2013 Page 10
Step 14: If the property owner believes that the farmland has not been adequately
appraised or valued, the owner may, within the time allowed in the selection
round schedule, commission an appraisal at the owner's expense.
E. Offer to Purchase Easement and Agreement
Step 15: A written offer to purchase development rights based on appraised or determined
value is made to the property owner following budget aeval authorization by
the County Council, and approval by the County Executive.
Step 16 : Within 30 days, the property owner accepts, rejects or makes a counter offer.
Counter offers will be reviewed and evaluated by the Oversight Committee and
the County's authorized appraiser.
Step 17: Property owners desiring to sell their development rights sign a Purchase and Sale
Agreement.
F. Adjacent Property Owner Notification
Step 18 : Neighboring property owners are notified that adjacent land is in the process of
being preserved.
G. Approval
I Step 19: Review materials are presented to the County C—eane 1-Executive for their-review
and approval, rejection, or recommendation for modification.
Step 20: Review materials are sent to other participating entities for partially or wholly
funded conservation easements several days prior to any deadline.
I. Settlement
I Step 21: Settlement will occur following County ExecutiveCouncil approval of
transaction terms and is contingent upon a title search and any other evidence,
such as a land survey, that may be necessary to establish clear title.
Step 22 : Payment will be in full at time of settlement unless the County and property
owner agree to an installment sale.
Step 23 : Checks are requested from the Finance Manager and settlement is scheduled
within a week or two of approval. Federal or state money is dispersed according
to federal or state regulation.
J . Recording
Step 24: The conservation easement will be recorded at the County Auditor's office. The
County or its designee will monitor the properties under easement at least
annually to ensure compliance with the easement.
Revised and adopted 2013 Page 11
VI . CONSERVATION EASEMENTS
A. Description
A conservation easement deed is a legally binding document, which is recorded by the
County Auditor, forever restricting the property to agricultural and directly associated
uses, and for which compensation may be paid. As an easement in gross in perpetuity,
restrictions are binding upon the owner and future owners, and run with the land.
B . PDR Program Conservation Easements
At the time of acquisition of development rights from a participating property, a
conservation easement is placed on the property permanently restricting development of
the site and protecting/preserving the agricultural values associated with the site. The
conservation easement must be signed by both the property owner(s) and the County
Executive or his/her designee and recorded with the property records for the property. A
model conservation easement deed is included in these guidelines as attachment D .
1 . Conservation Easement Requirements
Conservation easements shall be on a form approved by the Whatcom County
Prosecuting Attorney and shall meet the following basic requirements:
a. The deed shall be in recordable form and contain an accurate legal
description setting forth the metes and bounds of the farmland area
subject to the easement;
b. Restriction is granted in favor of Whatcom County, or if designated by
the organizations as defined in RCW64.04.130;
c. Restriction is granted in perpetuity, and shall bind existing and future
property owners; and
d. Unless specifically provided for, nothing in the restrictions shall be
construed to convey to the public a right of access or use of the property,
and the owner of the property, his/her heirs, successors and assigns shall
retain exclusive right to such access or use subject to the terms of the
easement.
2 . Filing
After the conservation easement is signed and notarized, it must be recorded with
the Whatcom County Auditor's Office .
C . Conservation Easement Conveyance
Conservation easements may be either donated or sold, or a combination of both.
1 . Conservation Easement Donation
Revised and adopted 2013 Page 12
a. A donation of a total parcel will not be subject to eligibility except as
below in section c. Partial parcel donation shall be considered under the
same rule as for development rights sales. Notwithstanding the eligibility
of the property, acceptance of a fee interest or partial donation is within
the discretion of the County Council.
b. Whatcom County will accept voluntary donations or bequests of
agricultural development rights as perpetual easements in gross if meeting
eligibility criteria (except priority area criteria) and within the discretion
of the County Council.
c. All properties offered for development rights donation must meet the
following minimum eligibility criteria:
1. The PDR Oversight Committee will consider each offer on a case
by-case basis, considering the property's consistency with current
and future land uses, and
2. The farm property must be at least 10 4 acres in size, and
3. Be in agricultural use or has not been irrevocably devoted to a use
inconsistent with agricultural uses, and that has a high potential
for returning to commercial agriculture, and
4 . Consist primarily of productive agricultural soils (APO soils) and,
S. Cannot be located within an Urban Growth Area.
2 . Conservation Easement Sale
a. Whatcom County will purchase perpetual conservation easements on
qualified properties in accordance with the policies and procedures of the
Whatcom County Agricultural Purchase of Development Rights Program,
with Federal, State, County, and/or private funds and any combination
thereof.
b. All properties offered for conservation easement sale must meet minimum
eligibility criteria as contained in Section III .
Revised and adopted 2013 Page 13
VII . OPERATIONAL PROCEDURES FOR ACQUIRING PDR
EASEMENTS
A. .! .. w. . ,.yr is
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BA. e ' ' e e. • . A mit^ tor -an ^ ^ Outreach and Publicity
Each selection round s . . _ o . " o " - :Annually, notice shall be published in one
newspaper of general circulation. Application opening and closing dates, if any, will be
determined by the PDR Oversight Committee. The Committee shall have the discretion
to consider a • lications in rounds or individuall on a rollin • basis. If selectionextend
_ • - deadlines are extended, the committeeanel will provide public notice of
the extension.
CB . Application and Ranking
1. Property owner(s) voluntarily submits an application(s) to the County during a
: : • - • o o . - o . The application must be submitted to the
County on the form provided by the PDR Program/ en-or-before-the closing dat
atat-ec-inand according_to the relevant seleeet-ien--r-eu-nelpublic notice. Applicants
are to include at a minimum:
a. Name (s) and address (es) of the property owner(s) of the site;
b. Legal description and parcel number(s) ;
c. Copy of the property deed and title;
d. Total acreage of farmland to be included in the PDR Program;
e. Current land use and APO soils;
f. Number of dwelling units;
g. Description of the farming operation;
h. Other information necessary to evaluate property eligibility; and
i. Acknowledgement of intent to grant to Whatcom County a conservation
easement in a form provided by the County.
2 . The Administrator shall review each application to determine completeness and
eligibility.
3 . U on closing of the apple m • an , Applications meeting all minimum
eligibility criteria shall be evaluated and scored by the administrator and
Oversight Committee according to the site selection criteria. (See Section IV)
4 . The PDR Oversight Committee shall provide the County Council with
information and scoring of propertiesa recommended list---ranking--al-1--eligible
Revised and adopted 2013 Page 14
applications for conservation easement acquisition by the committeeduring the
selection round. County Council shall make the final prioritizationapprove or
deny pursuit of conservation easement acquisitions on-of the parcels.
5. The Administrator shall then arrange appraisals (or alternate determination of
value) of eligible farmland applicant properties - ' o . o :1, " as
determined by the County Council.
6. The PDR Oversight Committee and Administrator shall provide an annual update
to the County Council discussing recommended purchases, possible program
changes, and anticipated budget needs.
DC . Appraisal
1. Appraisals for eligible properties shall be conducted to determine the value of
development rights of parcels in the order of its acquisition priority until
acquisition funds are expended, in the selection round.
a_The appraisals are to be made by an independent appraiser qualified to
appraise agricultural land for development rights purchases. An appraiser is
deemed qualified if he or she possesses a State of Washington certification as
a State Certified General Real appraiser, MAI designation by the Appraisal
Institute (or equivalent) , and at least five years agricultural lands appraisal
experience. Appraisers shall supply a narrative or UAAR form report, which
contains information as required by the Uniform Standards of Professional
Appraisal Practice (USPAP) and as specified in any contract with the County.
ib. An appraisal report is an objective report of market facts. The appraisal report
must estimate both the unrestricted fee market value of the land only,
excluding the value of buildings, and the agricultural value of the land only, of
which the difference is the development rights value.
:c. Both values shall be based primarily on an analysis of comparable sales. If
comparable sales data is not available for agricultural lands, the appraiser may
use local farmland rental values or capitalized production values to determine
the agricultural values of the land.
4. d.A description of the buildings or other improvements shall appear in the
appraisal report; however, the buildings will not be valued and therefore will
not be considered in determining the development rights value.
5:e. The appraiser shall report whether the subject property has any land use
restrictions, public or private and/or physical attributes, which limit the
developmental capability of the land.
6-f. The appraiser shall be advised that conservation easements are perpetual. The
'perpetual nature of the easement shall take precedent over any agricultural
zoning status.
Revised and adopted 2013 Page 15
77a. The appraisal shall be in writing and may be discussed with the owners prior
to the submission of written offers.
&h. If the property owner believes the property has not been adequately
appraised, the owner may, within the time allottwed in the selection round
stele, request that a review appraisal be made at the owner's expense.
This appraisal must be completed in accordance with the guidelines set forth
herein. If the review (owner's) appraisal is not completed within the allotted
time, the application will be delayed to the following selection roundfor
future committee consideration. If a review appraisal is completed, the
appraisals will be reviewed by the County's Appraiser. The County's
Appraiser in consultation with the Program Administrator and the PDR
Oversight Committee will accept, modify or reject the review appraisal. The
determination of the County's Appraiser is final.
i. The maximum value of development rights purchased by the County shall be
no more than the easement value contained in an appraisal report. The
easement value is the difference between the farmland's market value before
and after the voluntary conservation easementits agricultural value.
972 . Council and the Executive may specificall y authorize an alternate approach to
determine value in accordance with state and local laws, in which case the
conditions of that approach would substitute for the appraisal guidelines as set
forth in C .l. , above .
ED . Title and Survey Issues
1. . The Administrator shall request a title report confirming that applicant is the
owner of the property and has unrestricted legal right to transfer the
development rights (i.e. there must be clear title to transfer the property) . The
title report will be provided to the County Attorney for review.
2 . All encumbrances (including but not limited to: liens, mortgages and judgments)
against the property must be subordinated, satisfied or removed prior to
development rights acquisition. Mortgage and/or lien holder subordination and
releases may be required acknowledging that a conservation easement will be
placed on the property and subordinating their interest in the property to the
deed restriction.
3 . At settlement for a County or joint development rights purchase, the PDR
Oversight Committee or applicant shall provide a title insurance policy issued by
a title insurance company authorized to conduct business in Washington State
by the Washington State Office of Insurance Commissioner. The cost of such title
insurance shall be a shared cost, with the county's portion considered a cost
incident to the development rights purchase and is a reimbursable expense from
the County's Conservation Futures Fund.
4. It is the property owner's responsibility to survey (or provide a legal description
that meets specific standards) any exceptions from the easement and any
Revised and adopted 2013 Page 16
graveyards or cellular towers that may be located on the property. It is the
property owner's responsibility to provide a legal description for any commercial
operation on the farm that is not incidental to the overall farming operation, in
order to exclude it from the easement. Surveys shall be conducted by a licensed
surveyor in accordance with state and federal regulations.
FE. Development Rights Value and Purchase Price
1. The maximum value of development rights purchased by the County shall be no
more than the easement value contained in an appraisal report. The easement
value is the difference between the farmland's mark value before and after the
voluntary conservation easement. , g . . .. ,. . - .
2. Development rights may only be purchased in perpetuity.
I GF. Recommendation of Development Rights Purchases by the PDR Oversight
Committee
1. The PDR Oversight Committee, in making recommendations concerning
applications and purchase offers, shall consider the following:
a. Evaluation according to the site selection criteria.
b. Consistency with County Comprehensive Plan (and Rural and
Agriculture zoning designations) .
c. Cost relative to total allocations and appropriations.
d. Proximity to other land subject to agricultural protection easements.
2 . Upon receiving the recommendations of the PDR Oversight Committee and the
Administrator, the County Geu eil-Executive shall review the recommendations
and shall take final action to authorize or deny proposed purchase terms and
offers, consistent with authorization by the County Council.
3. If a farm is approved for development rights purchase, the Administrator will
meet with the property owner and review the terms, conditions and amount of
the County's offer. A written offer will be provided to the property owner.
Written notice shall also be provided to farmland not approved for development
rights purchase during the current application round.
4. Within 30 days of receipt of a written offer from the County an applicant must
indicate in writing which of the following actions they intend to pursue:
a. Accept the offer.
b. Reject the offer.
1 . Reject offer outright
a. no further action
b. participate in ne-x-t-ieu-n4future review
2 . Submit a counter offer within 90 days of written notice of offer by
the County.
c. Failure to notify the County within 30 days shall constitute rejection of
the offer.
Revised and adopted 20I3 Page 17
S. If the offer is accepted, the Administrator shall prepare a Purchase and Sale
agreement. USDA or State Funds must be paid as lump sum. The method of
payment shall be specified from the options listed below:
a. Lump Sum
b. Installment Purchase Agreement (IPA)
c. Like-Kind Exchange
d. Or a combination of the above
6. For development rights purchase utilizing the Installment Purchase Agreement
(IPA) program, the County Council at settlement shall provide an opinion of
legal counsel that the County's obligations to make installment payments of
principal and tax-exempt interest over time are legal, valid, and binding. And that
such payments are a general obligation of the County for which its full faith,
credit, and taxing power are pledged. Interest paid by the County is exempt from
federal income taxes.
7. All Agreements of Sale and Conservation Easements require the County Council's
approval.
14G. Grant of the Agricultural Protection Conservation Easement
Before the purchase of development rights can be finalized, a conservation easement in a
form approved by the County Attorney and consistent with the policies of the PDR
Program Guidelines, must be placed on the property permanently restricting
development of the site and preserving its agricultural values .
The principal interest of the County is to ensure that agricultural lands are preserved and
subsequently stewarded in a manner that maintains and enhances their farmland values.
There may be some instances where there is a public interest in another public entity or
non-profit organization to hold the conservation easement, for continued stewardship
and protection of the land. The County will consider:
1. The preferences of the donor or seller;
2 . Administrative, monitoring, and enforcement issues associated with the
conservation easement and the resources available to address these issues;
3 . Requirement of Federal, State or County funding sources utilized to purchase
development rights.
I TH . Development Rights Purchase Recommendations/Submission Requirements
1. County Council: Each recommendation for development rights purchases with
County funds, State funds, Federal funds or a combination of funds shall be
presented to the County Council at a regularly scheduled public meeting.
2 . Letters of Notification : Letters of notification for development rights purchases
will be sent to adjoining property owners by the Administrator.
Revised and adopted 2013 Page 18
3 . All eligible applications not selected for PDR Program participation may choose
to be reviewed during the next application rewi -period or withdrawn. Within
30 days following receipt of written notice from the county, the property owner
must notify the administrator in writing requesting review in the next selection
reudperiod.
Revised and adopted 2013 Page 19
VIII . CONSERVATION FUTURES FUND
A. Intent
This fund was established in 1992 to be used solely to acquire right and interests in open
space land, farm and agricultural land, and timber land, so as to protect, preserve,
maintain, improve, restore, limit the future use of, or otherwise conserve the property for
public use and enjoyment.
B . Fund Sources
This Conservation Futures Fund is funded by a real property tax applied to all real
property within Whatcom County at a rate of six and one quarter cents per $1,000 of
assessed-valtationdetermined by the county administration and county council.
C . Fund Source Accounts
Council shall annually consider an allocation of Conservation Futures Fund to be placed
in a Purchase of Development Rights Account.
D . Installment Payment Fund
1. The intent of installment payment funds, which are established by the County, is
to encumber and invest committed funds for which recipient property owners
have elected annual installment payments for a period, which may vaery
according to the wishes of the property owner.
2 . The full consideration of any transaction for which installment payments of five
years or less have been elected shall be placed in the fund, less the amount of any
first installment to be paid at settlement. This amount shall be invested and
annual installment payments shall include the interest accrued.
3 . Annual installment payments shall be made on or before January 20th of each year.
4. A property owner may enter into an Installment Purchase Agreement for fifteen
(15) to thirty (30) years at an interest rate to be negotiated between the property
owner and the County. The property owner will receive semi-annual interest
payments that are tax exempt. Principal will be paid in one lump sum at the end
of term. The property owner will also receive a security representing the
Installment Purchase Agreement. The property owner may sell or assign this
Agreement.
E . Public Expenditures
1 . All public expenditures from the Conservation Futures Fund are subject to
approval by Whatcom County Council and will be made in accordance with
approved disbursement procedures .
Revised and adopted 2013 Page 20
2. Expenditures from the PDR Program Account shall be limited to interests in
qualified agricultural land participating in Whatcom County's Agricultural
Purchase of Development Rights Program, and other expenses necessary to the
acquisition of agricultural conservation easements authorized under RCW
84 .34 .200-.240.
3 . The annual appropriation to the PDR Program by the County Council shall be
available for the calendar year in which the appropriation was made and or the
subsequent calendar year.
Revised and adopted 2013 Page 21
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C�4,NV�ts 'a4'n�wv� e$: Wa*Att, : • , Q*< stn* ..,.v `K a ..":sa ,.``.` .:,... -a4-Ki ,,,:, e +,.?iL vi a ;�"}. "5:te r" ri
43 EDFRO VERY GRAVELLY SILT LOAM - 30 TO 60% SLOPES N 0 0
• sr: ". - :. s .. er c ','"' <s r f y ,5 "+' 6._° % -=.may: 41e,, , f
A94�.n t YS,STC3 Y , a T LO 0 � 6 ,ESL PE5 ,• =y.74:.._ ' _ z2 - � i.'. � - 'r u 4 _4 #:'. atiWgefa.K•2Zn:
45 EDMONDS-WOODLYN LOAMS - DRAINED - 0 TO 2% SLOPES y 3 3
ZA S [ OAY M 1T �D X b,T0X 1 !o'SLdFES ..! +f$'u e, l X r 'x -" \1t h �° ° '�- f d eS .
. a a � , aw , r i � <i ,a� W ,,
N 0 0
47 ELIZA-TACOMA SILT LOAMS - 0 TO 1% SLOPES
�` Rs taCirt - s ` I.dAM HARD /<013 I TU TO 8% SLl3PES s
'CZta:a\*� At.: ✓fs ;,,.r «rr-' ..-z .: dw I. ,.,.sy o „ ``N r • ra *m '1 sx - \. �„
a. \ x l .Aa' :" .3 '1 '� : .,MO . 'S '\ ` ` .:w, �.' ' . rig f.,/u" r„ w`:a'd� ntv";aN`.s ..x5 c:•:<iY.n'.:.0
49 • EVERE I I VERY GRAVELLY SANDY LOAM - 8 TO 15% SLOPES N 0 0
t--" =5� rF - yn r U z ' a `nt x \ « Yr. m 4,ec.� ✓.. jNrrrc... v,, xrrc <<
s "EVER � � � ER1' WELL « SANDY LOAM 1 T<0 35,% SL® FE Af �� v k " �, i g 0 � ` kv
lialit *'S254A�,'.. t?u.YS..w'" .5� "z 5 „" ? 1 ax IN .a...a.' ' ;. 1: x C2:sF< \... �. .,.,.w; t ,a . ": s .x,. SkY /,i .%'e.. 1.,,.../'F .�k3 C b;wv'><xa>'.x.� .z....�.v.M. . ~So.
•
51 EVERETT COMPLEX - 2 TO 8°!o SLOPES N 0 0
S'r EVFRETT }RBA ite-re LEX 5 , , c: SLOPE r� , fie �. � -- n ,y � ' w•
'. � hieitt �3� iv.t.,."}",u« . as,*k• „, ... ....,„i, ,.r..iv 4"a5 Ze n , " .., ; . .. .▪ � .. . ` <"v atiz.Z °x> (,Q� n ?'v .a� �.t•.."h r'a%,t a,,F.,� .3 .. \,.<\., i
53 EVERSON SILT LOAM-DRAIN ED - 0 TO 2% SLOPES N 2 2
8. TRA �v 4 "c;. ° -c ..-.,.r. ,�cFfl Td 207,7 SLdPtSr� + ,:t., tzz,!t � s .g�� s x ,xFyss 3 f x�1,'r T y"%,r,.✓' 33 :x\ «, (�
TA « e .S l./'y ' , x v' � °' 'zl �l r A ` h �" >�.r1 -'' ,«. N*. : a v ;
x` \ ,� :. a:.r. _#.. .,..:,.,s. 4. ."h...aa_ ti,.. va,°` t - A. # elw.4 za,c L,,A,m C.:.i ,€�a$.:a% ee '-' Vc.M:.' ;. <ax
55 GALLUP SILT LOAM - 30 TO 60% SLOPES N 0 0•2 .,. S 2 .. ,.� c r : a . . v n % r � : * ��. � �X, z r . ra '4 St�j A ,,
�'�6 ALLUP SII T LOA � .10,„,4<n.T80°I0 . . e, 2 ; % z t
,« .0.. -a„t�. xa,�_,m-eas a.. .. , , .;:c../..;',...k: C ,u 'K .. , . , . , ,. . ...... . . , . . . . .. y. r,.' r..yE ,, '«.. a ., . . ..▪ . F.s. . . '.v . ... . .ter r .n. i' , , „ M 'a `4l zw,v..waA r'u.,a `. ..,... _1.
57 GALLUP SILT LOAM-COLD - 30 TO 60% SLOPES N 0 0
,r50 ' z�L� l4fi LOAFvI OLD O . . 8o°Io SLOPES ,-s� , e�x *+0 "-' < T
i" " „.c ,•v"• '. .. , „ . . "" .. ? ../.... . . `"......,',..", ., a . , ., ., ' , ... ..*w-, H. . � .�444-- _ 5, 54 .4%5445555 .. , . 44.. .'••5.3
59 GETC HELL LOAM - 3 TO 30°!0 SLOPES N 0 0
�5pt ' EiETCHL1 LOAM V30,Tvd 600!0 SLOPES ,,s ..:::::::::::(41 Ok t ; :0
S.. � �' .rn;rra"r. e., .,.5v.,.�.!^t 44°,\44,_ ,rte . " ,'. r F,3as .�Y_K , .. .: d,. n" .: . < ,,, , ,, ,i , , .i . wil�a b� „ �„ ��' . .;w4a'.kai� r E ,
61 HALE SILT LOAM 0 TO 2% SLOPES N 0 2
62 za` ' #ALE SfLT LOAM ORAINEJ 0 TO 2% SLOPES `z r Y i 32r �-c 5•
_.. , ,.,, , . " ..., s, 4444 , .�, ,",
63 HALLENTON SILT LOAM-DRAINED 0 TO 1% SLOPES N 0 2
•64 ` HAN3�IEG4N UERI' GfspAVEI LY LOAtui 15 TQ:40% SLOPES fir' y � ' s ' j j ",, 3y0 ,; r;\ 0 hn>\ ;
.:u i.,uc w s ✓ ✓r F ,....>S .a'. .. - t.1. y i'[:::40.4.:1..,:4:4-; a .0 r ▪ :• a."e�" . . _ 2 ,><
.�_ .,. ...,.. ., �...�, - a„sti,. . ,,.,cam,;,,,.,.,, , y3m3�r ., d ,. a_ . .., , '�
65 HARTNIT SILT LOAM-COLD - 5 TO 30% SLOPES N 0 0
z. 66 ,. klARTNI"CS1LTL'Q . . , >-- D ▪ 30T. - 60° 0SLOPES� �< � „ r. ,
a^vvyf3 g « ,. . tik:',4.�vNA, s w'. � .../,r, "7/...-. ;:5: , re� 34; k.:>:% +P ..'Y,. "dam . . . ., ,. :i . ,,vr.K &e £<u,,r'.: ., ",, 7 . 021.,titi44',. ea,.w " t 41
67 HARTNIT-GALLUP-ROCK OUTCROP COMPLEX - 50 TO 80% SLOPES N 0 0
< i8',.44>.:14� ; , , , , VERY GRAVELLY SILT LOAM 8 TO 0% i;.tai . c: ,/.r , „
69 HEISLER VERY GRAVELLY SILT LOAM - 30 TO 60% SLOPES N 0 0
70 ;HINKER VERY CHANNERY SILT LOAM 5 TC 30010 SLOPES o-
74 ...,, , . . b . . . . .,. , . 4 ;o z,4m, 4.,..., ,<, , .. . . '.i ' ,., . , .:in., tA ._, „ " , xz* «.,5 ., , .. . c „ ” „
4
71 , HINKER VERY CHANNERY SILT LOAM - 30 TO 60% SLOPES N 0 0
72 ' ” ' < HiSTOSOLS PONDED 0 TO 1070 SLOPES =:
v .
73 HOVDE SILT LOAM - 0 TO 2% SLOPES N 0 0
74 MEEN GRAVELLY LOAM " 20 TO 45°Io:SLOPES
75 HYDRAQ U EN TS-TITAL - 0 TO 1% SLOPES O N 0 0
76 JACK1v1AN GRAVELLY SILT LOAM - 30 TO 600/o SLOPES
77 JORGENSEN GRAVELLY SILT LOAM - 3 TO 15% SLOPES N 0 0
78 :JUG VERY GRAVELLY LOAM 3 TO.-15%' SLOPES , N ' ` 0
.. ,
79 KICKERVILLE SILT LOAM - 0 TO 3% SLOPES Y 1 1
„80 L TO' 8% SLOPES
t<KKERU[ LESILT LOAM 3 , Y . ,: ': 1. 1
81 KICKERVILLE SILT LOAM - 8 TO 15% SLOPES N 0 0 yes
82 KICKERVILLE URBAN LAND COMPLEX - 0 TO 3% SLOPES
83 KINDY GRAVELLY SILT LOAM - 8 TO 30% SLOPES N 0 0
84' H ' KINDY GRAVELLY SILT LOAM' -• 30 TO 600/° SLOPES •
Revised and adopted 2013 Page 25
85 KINDY-OSO COMPLEX - 5 TO 40% SLOPES N 0 l 0
l6 i KLAI7V TT1xYERY G'A Ei �n 3rd TO 60� E' 1 ® R g `r, n.., �, $ i,A . . .
87 " " KLAWATTI V. GRAVELLY SANDY LOAM-SERPENTINE-10 TO 30% SLOPES
.. . • .
: : ^1"
. . ...r..4. 1KWA:5 GRAUELLY A Y C � ' 4 4 ; T f . 1r J - " i � e
ti .4 44 l .. , . S E- ., c s 13. F (} i : .
.- s d "La-il .. art_w r,_ - -6"..i S. jz... a - S„a .z __ •Srf. l », s itt ca *. I ' 4rr .r,, r i ,�; ✓z •- . w
si
89' "' KIAWATTI-ROCK OUTCROP COMPLEX - 60 TO 80% SLOPES N 0 0
Si R wxxPS,Zszri .T;: a :•=«%i %u( M�'",w icfv1?� «as': 4'•«c� Fa„ i '!c»W7,4,gj 1y j ( y � r i�4
. kH,y a 'a�'£ N ;� `s3
e 4 . ` � ` u . . , e. � .,
at . Z ,4:44, k�( kf .4444. � : .✓: #,. r ,. �Yrr'�w i3y"
91 " ICULSHAN LOAM 5 TO 30% SLOPES N 0 0
'ZL„l. •.x ,..�,.�xr rxH , .v.b . . ,0 ¢5! . .r kc. ? rW : - : , r3 x
'925 l KILSHANI, _ �' 4TH 60°TaSLOPES a 0 v KS/0A> f mi 0. K .,
to >±,N a ti. _ ,._ u. ..raa aF :... .,,w.%e..�saDzzaY, c -"s-9.4w? . - '�y,wa u.?ya szt, b .,.&...v.v. as1,a...2, . . _ .v .>�.a.+5," . ,;;.. ):, ��.”4., :za,lu,,,.. 2a .. . . : .< . z w=" °b ,
93 LABOUNTY SILT LOAM - O TO 2% SLOPES N 4 2'
nrs� ,.i , : .0 m, ..a, x+ 7 x's 'akI a ^rt 4% � `< 3 �}^ � ' xe rvg x S"' 1.
99�r ASOUNTY SIL'1' LOAM 17RAi EDx' / S Pis: 3 ` �'.i :: :� �` .N :\ - i", " o• ...; Z' 3' e 5 5 s r
.A. ;.;: L L , ` �a<w .A. s:. .. ., ? l,S a ir,b n.m . r. axe' .".., xtc,4 V-;; ak. .w. . . .. ` Ye+e€ 4 �a w. ?< 5. ..ua ax':' "wZtit.. e.. a.
95 . LARUSH SILT LOAM - 0 TO 3% SLOPES y 3 3
. V AXT O., NLOAM O TO w 3 OP ; . �� z ,,- ? � e' .Y , k & , [ C fi " $ s
>X96r',5. h a ' Y d � � x , , i . , '' . �fi Ya am � ns, t t ter r �5- e r' x V'a.ti 3 �"1>7% � „t1. a s. xezia,:s �. .\_,e , >a: , . r a .,,;:s&asia/ v: .....�Jw.. � . .. ra Frr.RC- , .,r .J �,: .. ..t f . . +,r� l`,,�'M �� � .. . aa , s
97 LAXTON: LOAM - t3 TO 8% SLOPES �(
a9 r m s aAXTON... .L Os wr $n 7a O •ty . � .. - s ' s x •;ue?" v F- -, { �s S i L tY � ,,,I, ) ® • h y
es e Tk AuI tC *1 S E:a::• s * v r t nia . 5, . f. .gw . ,- . r z-k-w . . . _.r5;.S.k... ,sG.. . a5 a5.., ra , .. x ,. .. fir ...aa, l a45 „s ua„ , 1
?
' s99. LYNDEN "SANDY LOAM Y 1 4
est . O 3TQ 1 3 E 1 �10ml �ADEN . rik QPE s` S'� 7 �1 ' r
vc z ” r4 � , f 'e a% s r r x ;
r . s∎ ..N, o F < .wi.S«.Si uW . .42 .wx..r:11Z4F411>44 '. :1aa.r.44a a uaxr: . k.. . .... : ., :. w ✓. ,44a 45.Z Ia ,x5.47 ' ay
101 LYNDEN-URBAN LAND COMPLEX - 0 TO 5% SLOPES N 0 0'
2 � ;L@ NO a .SryLO Vx Tn, ;a S OKP' Sliu f rf / 3 n
« ✓x msk v ti N y 's aI's .rfrr ` N 5. r ; j * .fw sxr
10 . i YJ�I WO .c lkIyYI0 �7 LEx y �y5 u a' n E : y . ) , zj , � „ � DrA ,7 , � „ � d ( ( W ' % r , T �xr �S a k { a 11'g� r5. r . a v. . cs «,..a.. ri t „ fr .. .lx t. ' :5 . :d 4 A . . , . .,, rmi ✓ . , a.: o aza. a,e; z >. m
103 LYNNWOOD SANDY LOAM - 5 TO 20% SLOPES N 0 0 yes
e. to MOaT `ikKtaRAVELLY LOAM* 5_ TO 30°/ SLOPES ' s ` � w � A, , `N ` " �
,:: . " .. . , ” , , . .. ;. , ' , . ,-% . -" , .. $ J , �. ', .. _f x
105 MONTBORNE GRAVELLY LOAM - 30 TO 60% SLOPES N 0 0
` 86 "1vIONTBORNE RINKERACOMP'LEX 30 C;>ov co Pt) i, N 0 O ° `■„.v '1 4 �T r., i . , .r,�a. xs .,5,..:,., , a. , w x_ ,.,�. .._.Q - a� c .,w._ s . —�a r .1 ," ." " ,u . " . . i ,";. . . . ... . ' s a..w..1,.. c. ,s xC�.. . 4 241.3%4:4:4µ ..2... 44 :; •,a
107 MT. VERNON FINE SANDY LOAM - 0 TO 2% SLOPES ' Y 2 3
,N. o- 3' £N r'.. 1 5 y8' ;?•F �. O V f z;.E f. E --$,9cv tx'S., '/' '( . xal :Sl h .:. ` 4l ' : u'vx k r L r Y'Y+.= ,0 r ' i,,5": A'2:=f +:.
:108 NATi LOAMt 5r T,C) l5 /0 SLOPES ,' x N r 0 yes
s, ._.�'AA.., A.% `x . . . . ..,.:'..? a.040M a ,,.., ......& ,... ,r, .a:: s Y K: .xx.,, .F Y�'a.'...�:.: roi ryra 44, t,, "444 uat,.� �aS. w..._.,... ,` .. .. . ',. .41'44 r_ts.r... . .
109 NATO LOAM = 15 TO 30po SLOPES N 0 0 yes• � T ' OAM; 3�. O0 SOES ' � s✓� . 4 110 $ NAIL CIT6 % LPS = z � 5, % � ' S 0 N y � s.2%4 . . . ,c .:,_ , , .. „C. 4 . t . .
111 NEPTUNE VERY GRAVELLY SANDY LOAM- 0 TO 3%SLOPES N 0 0 e.
, 112` CAKES VERY GRAUELLY LQA40'5 8 T0�30%O� SLOPES; �4 j 0' £ ' `0:E wz 5,4+ <i■x,. .. .. . ., .. - . . . , . 1',, ._.. .. ., '1 _ G _ '�. . ?._ . ,. .. : ...� . ,. .,. . , ..
. ...a. , 441...
113 OAKES VERY GRAVELLY LOAM - 30 TO 60%SLOPES N 0 0 C.114 rAKES VERY GRA, .VELLY.. L AM 60 T050o SnbrO. . . S Y5,n5� ._ .x. . I. . . N . , ^ , .5 ti ., , 'id x t' r ; , ' ; � , ; ..
115 ORIDIA SILT LOAM-DRAINED - 0 TO 2% SLOPES Y 3 5
i6 5 ` R N U 5K1D.ANE ti xTO 2 S _ PE ~ �.� �1 " M DvO % ' 4.4..4%'.x ; i< 3 2■
_.z° . . . 7 . . a ' ' .., " ,a . . . . ,: , O.y-� 'r a. ,. a . ,. . .., . Q , , . :: , x . , . ✓ ., . .a,fl . :,, r fi
117 PICKETI'-ROCK'OUTCROP COMPLEX - 5 TO 30% SLOPES N 0 0
` � �..� P x . n _
? P1CKE'trt 'ROCIC�OU7CR�OP' COMPLEX 30 1"w (/* ' SLOPES' f b .O.. � . .,. �„ 3 .. ..` . :.. " ..�%.
;;;;;,,:.:-.et , .. _ .... ?:,.,a.�, ,. . ..
119 PILCHUCK LOAMY FINE SAND - 0 TO 3% SLOPES N 0 0
120 PITS
N 0 %% a
121 POTCHUB LOAM - 8 TO 30% SLOPES N 0 0
:122 POTCHU B LOAM', 30 TO 6O% SLOPES
N
0 b;
123 PUGET SILT LOAM-DRAINED - 0 TO 2% SLOPES Y 3 5
c124 PUY •LLUP FINE SANDY LOAM :OsTO 2% SLOPES
125 REVEL LOAM - 5 TO 30% SLOPES N 0 0
.:;126 . -REVEL LOAM 3Q TO 60%o SLOPES ' •
N , b
127 REVEL-WELCOME-ROCK OUTCROP COMPLEX - 30 TO 60% SLOPES N 0 0%•
<.+ 128 RINKERVERY CH'ANNERY SILT ;LOAM 8 TO 30%, SLOPES.;
129 RINKER VERY CHANNERY SILT LOAM - 30 TO 60% SLOPES N 0 0
Revised and adopted 2013 Page 26
130 RIVERWASI ; IN\' 0
.:.'
. . .. '''''.::P.:.`
4':' #: :.N '•.:ik0.* .w. '; ::'.:':<.;:.4" u : .i:. "':::. ..- : : ::!::. , . . -_ . _ '.::ii5:::'.x:_ : :.vxi..r"F..s,.;':r: .xs: ?: :".-: mot. •1. :.':x.'. �x' '•'x:
131 ROCK OUTCROP N 0 0
132 ROCK OUTCROP-KULSHAN COMPLEX - 60 TO 90 './ ; C ES N C 0
133 RUBBLE LAND N 0 0 .
134 SAAR Gk:AVEL II ill T LOAM - 5 10 30Th SLOPES N 0 0
• 135 SAAR GRAVELLY SILT LOAM - 30 TO 60% SLOPES • • • N • 0 • 0
136 _AAP.- I ' ARTN: IT CONl :-TE : - `, TO . 10% SLOPES N 0 0
137 SANDUN VERY GRAVELLY SANDY LOAM - 5 TO 30% SLOPES N 0 0
,y.. .. •.a';-.;,.. ,,,�._....,-. .: ..,>:%•• f ...'.:.' .. . ..: : A x.,-. ;, . . .-.. . . . . ... .
138 SANDUf�I VERY GRAVELLY SANDY LOAM - 30 T0 60°lo,-SLOPES
N . . . 0
139 SEHOME LOAM - 2 TO 8% SLOPES y 0 1
c..44.0."::%1:::: •k;SEHONtE. LOAN[= 8TO15% SLOPES:;::.. : .:: -: h(- '. ::, : :,;a:., : : . . : : : . . . . . .
141 SEHOME GRAVELLY LOAM - 15 TO 30% SLOPES N 0 0 yes
i14Z:' ;% SEHOME GRAVELLY;LOAM:= 30,T0;60%:'SLOPES:
..
0
143 SHALCAR MUCK-DRAINED - 0 TO 2% SLOPES Y 3 2
144 SHALCAR AND':FISHTRAP SOILS. - 0.T0` 2% SLOPES
145 SHUKSAN GRAVELLY SILT LOAM - 5 TO 30% SLOPES N 0 0
146 ' 'n ( ! KSAN GRAVELLY SILT LOAM - 30TO;60% SLOPES N 0 0
147 SHUKSAN-KULSHAN-ROCK OUTCROP COMPLEX - 50 TO 80% SLOPES N 0 0
148 SKIPOPASSILT LOAM - 0 TO 8% SLOPES Y 0 I
149 SKIPOPA-BLAINEGATE COMPLEX - 0 TO 8% SLOPES N 0 0
150 SKYKOMISH VERY GRAVELLY LOAM -..$ TO 3O%SLOPES ' ' `
151 SNOHOMISH SILT LOAM-DRAINED - 0 TO 2% SLOPES Y 3 5
452 ' SlNIOQUAUvIIE GRAVELLY LOAMY. SAND. ..-. 0 TO 3% SLOPES '.: . „= .. . . 0•
•
153 SORENSEN VERY GRAVELLY SILT LOAM - 8 TO 30% SLOPES 1•1 0 0
1$4 SORENSEN VERY GRAVELLY SILT LOAM = r30. TO 60°L61:5LOPES v. N 0 0
155 SPRINGSTEEN VERY GRAVELLY LOA1 . 1 - 30 TO 60' ; H Fs ; S N 0 0
156., SQUALICUM GRAVELLY LOAM;- 5 T2.15% SLOPE N 0: ' ' . . .. 0 yes
157 SQUALICUM GRAVELLY LOAM - 15 TO 30% SLOPES N 0 0 yes
158 SQUALICUMGR'AVELLYLOAM -. 30TO60%SLOPES . • N . 0 ' • . • . '::0
159 SQUALICUM-URBAN LAND COMPLEX - 5 ATO 20% SLOPES N 0 0
:].60: SQUIRES,VERY CHANNERY LOAM - 5 TO 30% SLOPES ' . .. • i.. . : . • • NH. : . .
'.•
161 SQUIRES VERY CHANNERY LOAM - 30 TO 60% SLOPES N 0 0
162 SUlvtAS -SILT-LOAM=DRAINED - :0 T0:2% SLOPES
Y 3 5
163 TACOMA SILT LOAM - 0 TO 1 % SLOPES N 0 0
• 164 : : TAC.OMA. SILT. LOAM-DRAINED - OTO1 % SLOPES • • • . • N • • 0 . • ••' • 0 •
165 TROMP LOAM - 0 TO 2% SLOPES Y 1 1
166 . TWINSI VERY GRAVELLY LOAM . - 30 TO 60% ' SLOPES ::• N 0 . 0 .'. . .. :
167 TWINSI VERY STONY LOAM - 30 TO 60% SLOPES N 0 0
: ' 168 : TYPIC CRYORTHODS .. 60 TO :90% SLOPES ?:
169 TYPIC CRYORTHODS-ROCK OUTCROP COMPLEX - 60 TO 90% SLOPES N 0 0
. 170 . TYPIC P.SAMMAQUENTS• TIDAL - 0 TO. 1.% SLOPES
N ' . 0, . 0 '
171 URBAN LAND N 0 0
172 . • URBAN .LAND-WHATCOM-LABOUNTY COMPLEX '- 0 TO' 8% SLOPES : . .. ± . . . N • • 0 :::p...
173 VANZANDT VERY GRAVELLY LOAM - 5 TO 15% SLOPES N 0 0
174 • VANZANDT. VERY GRAVELLY LOAM - 15 TO 30% . SLOPES • :. • N . 0 0
Revised and adopted 2013 Page 27
175 VANZANDT VERY GRAVELLY LOAM 30 T.O fi0% SLOPES
N 0 0
177 WELCOME LOAM 30 TO 60% SLOPES
N 0 0 '
sr" n
179 WHATCOM SILT LOAM - 3T0 8% SLOPES-'; ' Y 4 ; 1
•,n
181 .WHATCOM SILT LOAM- 30 TO 60% SLOPES!
r 9s-=m=n s �. x ar • ' ,r,� z > / e e v-°.a'; "� @. --P1/ �t r -fr ar'
1$2 � ® 'L 1801 ' I LEI M5 <O®Tsspoirae,PI~ .. � 't ;^ . ;; �*
EL. e. t ' .k .m ti . : ;€.n® N ,' ..lm re?..«:?�✓'.a44_'1 r > w x,,, ,r^° ° ku. ¢; a A ✓'^.. Hr„ < -Ni. .. . � �4.
183 , WHATCOM-LABOUNTY SILT LOAMS - 0 TO 15°lo SLOPES "- N O 0,
Si . , v f ib v £OP 4`� a .. . „� r; . r ?x 2 r
i° � u r a is a✓raffg . +, . vJ .% . _ ,, ta ttit..x `
�: ®'
185 - WICKERSHAM' CHANNERY SILT LOAM - 0 TO 8% SLOPES N 4 4 At,$ t? '�2St11W LL>& ¢ � : P S " k �� , � h� / ®� :
18T WINSTON LOAM 3 TO 15% SLOPES . " Yes
"t ✓ . � yr� a' N ^�' %° • `n` ,✓!az 7th '- " tn'i &'P.._ <z q r° cs' .rte-qs Y V., u•
n.., /,4/0 *z�. , _ E'.�aT 7e71. 4 4tr 6�.44;Wee ar/. , aSY .4\t, '<'44'.x �, 14 ;.s:h €x ..'t; `e w: A z
189 WISEMAN VERY CHANNERY SAND LOAM - 0 TO 8% SLOPES %9U � °.p < RAVECC , , , , 560"%5L�® PE 44 r � ; 12 *« *Sr.�
44+'° .,..'we'd saw • . . is F is 1 `v' � . . k`5a,r�. "'. r" ® % *11 / iF "`"z
., :. +... ;444,44,. .way.C...�r .'u'a.}.. uL'��+:.n`hh, _.:3 .4�k-.-f_.. • , ,G .,i/. ,, , 4 �.rY.t> 4'Y�. 3 xa'. bag=
191 , YELM LOAM - 3 TO 8% SLOPES
r it rr x'••• 7 a , g \yY' ;F rr,- r •, ec
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e. 'I st . r - , MS xQ .. ...a ,� � ,r 'P ittlee' -1a�. r� S, ,.0 ps-ta -' Y �w < m•
•
Revised and adopted 2013 Page 28
APPENDIX D
Model Conservation Easement Deed
A sample Conservation Easement Deed based on the assumption of matching funds from the
USDA-NRCS Farm and Ranch Lands Protection Program, is included in the following pages.
Revised and adopted 2013 Page 29