Loading...
HomeMy WebLinkAbout02160029_Sec05-01 Agriculture Resources Project Impacts West Ming Specific Plan - Draft EIR Agriculture Resources Michael Brandman Associates 5.1-1 H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-01 Agriculture Resources.doc SECTION 5: PROJECT IMPACTS 5.1 - Agriculture Resources The following analysis of project impacts is based on the development of the West Ming Specific Plan addressed in Section 3, Project Description. 5.1.1 - Introduction Information in this section is based upon the following documents: • Farmland Conversion Study, McIntosh and Associates, April 2005. This document is contained in Appendix B of this EIR. • Metropolitan Bakersfield General Plan, December 2002. This document is available for review at the City of Bakersfield Planning Department at 1715 Chester Avenue, Bakersfield, California 93301. 5.1.2 - Environmental Setting Regional Agricultural Setting As the region encompassing Bakersfield continues to urbanize, blending the need to preserve agricultural land and open space with the demand for development in the metropolitan edges has become one of the many challenges facing the City of Bakersfield and Kern County today. In the past decade there has been a migration of urban development flow westerly from the metropolitan area of Bakersfield into the once unincorporated areas of Kern County. This is primarily due to the growth of development westerly from the northwest and southwest areas of Bakersfield, as the extension of infrastructure has occurred to serve urban land uses. The valley region of Kern County is highly suitable for agricultural cultivation. A review of the California Department of Food and Agriculture Crop Reports indicates a history of high agricultural production for many crops over the years and continuing to the present. Factors that influence high agricultural activity today are climate, availability of water, dependable market demand, good soils, and most importantly, proper management. Agricultural production in Bakersfield and Kern County contribute significantly to the economy of the state. Of the top 10 agriculture-producing counties nationwide, eight are in California. Kern County outranks the agricultural production of 20 states. Kern County is the fourth largest producer of agricultural products in California. The 2003 Agricultural Crop Report prepared by the Kern County Agricultural Commissioner’s Office states that Kern County contains 866,226 acres of harvested land. Within that acreage, 96,976 acres were harvested for vegetable crops and 487,544 acres for field crops. The 2003 total value of agricultural commodities produced in Kern County was $2,477,716,000, an increase of approximately Project Impacts Agriculture Resources West Ming Specific Plan - Draft EIR 5.1-2 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-01 Agriculture Resources.doc 4.75 percent over the 2002 crop value. The total harvested acreage decreased approximately 1.55 percent. The 2003 top six commodities were grapes, citrus, carrots, almonds, milk, and cotton. Local Agricultural Activity Agriculture in the Bakersfield area has been extensive since the introduction of livestock in the 1860’s. Livestock raising on large land grants and some production of grain under dry-farming methods were the primary agricultural pursuits until about 1880. Rapid agricultural development occurred after 1880 due to the development of irrigation, cheap land, favorable crop yields, the arrival of two railroads, the development of the petroleum industry and access to markets (City of Bakersfield, 2002). Production figures for primary crops including cotton, alfalfa, milo, wheat and barley, plums, peaches, apricots, citrus, grapes, nuts, truck crops, potatoes and other vegetables show that the Bakersfield area is highly suitable for agricultural cultivation. A review of the California Department of Food and Agriculture annual crop reports indicates a history of high agricultural production for many crops over the years and continuing to the present time. Factors which influence high agricultural productivity today are climate, availability of water, dependable market demand and good soils (City of Bakersfield, 2002). Historical and Current Site Uses The project site has a long history of farming and agricultural production. The majority of the project site has predominately been used for agricultural production from as early as the 1970’s. Within the project site, Sections 10, 11, 13, 14, and 15 each have been used as agricultural land from as early as the 1970’s to the present. As of the year 2003, 1,928 acres (88 %) of the project site was used for agricultural production; the remaining 253 acres (12 %) of the project site was used for oil and gas activities, water facilities, and open space/undeveloped land. The subject property had approximately 1,928 acres of carrots, garlic, potatoes, and corn silage growing in 2003. Soils Soils on the project site consist of the following types: Cajon Loamy Sand; Cajon Sandy Loam; Excelsior Sandy Loam; Kimberlina Fine Sandy Loam; and Wasco Sandy Loam. These soil types prevalent on the project area are listed in the Kern County California Soil Survey for the Northwestern region and defined in the Farmland Conversion Study contained in Appendix B of this Draft EIR. The following is an acreage break-down of each soil type within the project site. • Approximately 148 acres (7 %) of the project site are in the Cajon Loamy Sand category; • Approximately 830 acres (38 %) of the project site are in the Cajon Sandy Loam category; • Approximately 306 acres (14 %) of the project site are in the Excelsior Sandy Loam category; Project Impacts West Ming Specific Plan - Draft EIR Agriculture Resources Michael Brandman Associates 5.1-3 H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-01 Agriculture Resources.doc • Approximately 813 acres (37 %) of the project site are in the Kimberlina Fine Sandy Loam category; and • Approximately 85 acres (4 %) of the project site are in the Wasco Sandy Loam category. Regulatory Setting The proposed project is governed by agricultural and farmland regulations established by the State of California and the City of Bakersfield. The primary agricultural regulatory mechanism within the City comes from the California Department of Conservation, the City’s General Plan, and the City’s Zoning Ordinance. The following planning programs and regulations guide the use and protection of agricultural lands within the State of California and are applicable to the proposed project. Land Conservation (Williamson) Act The California Land Conservation Act of 1965 (Govt. Code Sec. 51200), commonly referred to as the Williamson Act, was established with the basic intent of encouraging the preservation of the state’s agricultural lands in view of the increasing trends toward their “premature and unnecessary” urbanization. The Act enables local governments to enter into contracts with private landowners for the purpose of restricting specific parcels of land to agricultural or related open space use. In return, landowners receive property tax assessments which are much lower than normal because they are based upon farming and open space uses as opposed to full market value. Local governments receive an annual subvention of forgone property tax revenues from the state via the Open Space Subvention Act of 1971. The County of Kern has determined that 1,690,217 acres of land in Kern County are under Williamson Act Land Use Contract and under the Farmland Security Zone Contract, down 29,646 acres from the previous year. Both of these contracts require that lands be within an established Agricultural Preserve. Agricultural lands that are not in a preserve face the greatest threat for conversion, as they are assessed higher property taxes due to their proximity to urbanization. The project site is not under a Williamson Act Land Use Contract or within an Agricultural Preserve. Farmland Security Zone Contract In 1998, the State Department of Conservation passed the Farmland Security Zone legislation that would allow individual counties to establish an additional program for farmlands to enter into contract with the state. The Farmland Security Zone is a 20-year self-renewing contract that allows property owners to receive an additional 35 percent in tax savings above that which is received under the Williamson Act contract. The Farmland Security Zone legislation authorizes landowners to petition the county board of supervisors to rescind their existing Williamson Act contract in favor of a new Farmland Security Zone Contract. As of October 2001, Farmland Security Zone-contracted lands in Kern County included 13,014 acres of Prime Farmlands and 72,197 acres of Non-prime Farmlands. Kern County lands under Williamson Project Impacts Agriculture Resources West Ming Specific Plan - Draft EIR 5.1-4 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-01 Agriculture Resources.doc Act contract and Farmland Security Zone contract accounted for approximately 1,719,863 acres. Both of these contracts require that lands be within an established agricultural preserve. The project site is not within a Farmland Security Zone. State Farmland Mapping Program The California Department of Conservation (CDC) established the Farmland Mapping and Monitoring Program (FMMP) in 1982 in response to a critical need for assessing the location, quality, and quantity of agricultural lands and conversion of these lands over time. Public Resources Code Section 21060.1 (CEQA) defines agricultural land for purposes of assessing environmental impacts using the FMMP categories. The FMMP is a non-regulatory program and provides a consistent and impartial analysis of agricultural land use and land use changes throughout California. The FMMP produces maps and statistical data available to decision makers for use in assessing present status, reviewing trends, analyzing impacts, and planning for the future of California’s agricultural land resources. The CDC has determined agricultural lands are to be rated according to soil quality and irrigation status and identified by the following seven categories, collectively referred to Farmland: Prime Farmland; Farmland of Statewide Importance; Unique Farmland; Farmland of Local Importance; Grazing Land; Urban and Built-up Land; and Other Land. These terms are defined in the Farmland Conversion Study contained in Appendix B of this Draft EIR. The entire project site is identified as Prime Farmland in the FMMP. Prime Farmland is farmland with the best combination of physical and chemical features able to sustain long-term production of agricultural crops. This land has the soil quality, growing seasons and moisture supply needed to produce sustained high yield crops when treated and managed, including water management, according to current farming methods. The land must have been used for the production of irrigated crops at some time during the two update cycles prior to the mapping date. Even though the Soil Survey of Kern County, California, Northwestern Part (United States Department of Agriculture - Soil Conservation Service identifies the entire site as Prime Farmland, approximately 67.8 acres have historically been used for petroleum production (including oil wells), 28.64 acres are occupied by the Kern River Canal, 1.43 acres are water wells, and 5.48 acres are occupied by utilities structures (Southern California Gas Substation and Pacific Gas & Electric Tevis Substation), totaling approximately 103.4 acres. In addition, the California Land Conservation Act (Williamson Act) (G.C. Sec. 51201), defines “prime agricultural land,” or prime farmland, by the following criteria: 1. All land that qualifies for rating as Class I or Class II in the Natural Resource Conservation Service land use capability classifications; Project Impacts West Ming Specific Plan - Draft EIR Agriculture Resources Michael Brandman Associates 5.1-5 H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-01 Agriculture Resources.doc 2. Land that qualifies for rating 80-100 in the Storie Index Rating; 3. Land that supports livestock used for the production of food and fiber and that has an annual carrying capacity equivalent to at least one animal unit per acre per year, as defined by the United States Department of Agriculture; 4. Land planted with fruit- or nut-bearing trees, vines, bushes, or crops that have a nonbearing period of fewer than five years and that will normally return during the commercial bearing period on an annual basis from the production of unprocessed agricultural plant production not less than two hundred dollars ($200) per acre; or 5. Land that has returned from the production of unprocessed agricultural plant products an annual gross value of not less than two hundred dollars ($200) per acre for three of the previous five years. The proposed project site includes only three types of soils that are Class I and II soils and have Storie Indexes above 80, therefore meeting the California Land Conservation Act (G.C. § 51201) standards for prime farmland classification. These map units are Excelsior Sandy Loam (#152), Kimberlina Fine Sandy Loam (#174), and Wasco Sandy Loam (#243). City of Bakersfield Agricultural Regulations Land uses within agricultural areas in the planning boundary are controlled by city and county general plans and zoning ordinances. These documents identify the type of land uses permitted in agricultural zones, and call out the development parameters within each agricultural land use category (City of Bakersfield, 2002. Existing Land Use Designations and Zoning The Metropolitan Bakersfield General Plan designates the majority of the project site as R-IA (Resource - Intensive Agriculture). Small portions of the northwest corner of the project site are designated as R-MP (Resource - Mineral Petroleum) and OS (Open Space). The portion of the project site located within the City’s limits is zoned A-20A (Agriculture Zone, 20 acre minimum). The portion of the project site located in unincorporated Kern County contains the following zoning classifications: A (Exclusive Agriculture); FPP (Floodplain-Primary); A-GH (Exclusive Agriculture- Geologic Hazard Combining); A-FPS (Exclusive Agriculture-Floodplain-Secondary Combining); and A-FPS-GH (Exclusive Agriculture-Floodplain-Secondary Combining-Geologic Hazard Combining). Metropolitan Bakersfield General Plan The adopted General Plan is the fundamental policy document of the City of Bakersfield. The General Plan allows for development within planned growth boundaries. The General Plan defines the long-range, citywide, and comprehensive physical growth strategy as well as its economic, social, and environmental goals. The General Plan sets goals and policies for agricultural land uses and planning within the City. Soils and agriculture goals, policies, and implementation measures Project Impacts Agriculture Resources West Ming Specific Plan - Draft EIR 5.1-6 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-01 Agriculture Resources.doc contained within the Conservation Element of the General Plan that are relevant to the proposed development are described below. In general, the Metropolitan Bakersfield General Plan goal is to preserve prime farmland soil units that meet the California Land Conservation Act (Williamson Act) standards. Accordingly, the Metropolitan Bakersfield General Plan - Conservation/Soils and Agriculture Element - states among its Goals (#2) is to promote soil conservation and minimize development of “prime agricultural land,” or prime farmland, as also defined by the following criteria: • Capability Class I and/or II irrigated soils; • 80-100 Storie Index rating; • Gross crop return of $200 or more per acre per year; or • Annual carrying capacity of one animal unit per acre per year. As previously mentioned the proposed project site includes three types of soils that are Class I and II soils and have Storie Indexes above 80, therefore also meeting Metropolitan Bakersfield General Plan standards for prime farmland classification. In addition, the Metropolitan Bakersfield General Plan - Conservation/Soils and Agriculture Element - includes the following policies that directly apply to the proposed project: Policy 1. Determine the extent and location of all prime agricultural land within the study area. Policy 2. Review development permits that propose subdividing or urbanizing prime agricultural land to ascertain how continued commercial agricultural production in the project vicinity will be affected. Policy 3. Protect areas designated for agricultural use, which include Class I and II agricultural soils having surface delivery water systems, from the encroachment of residential and commercial subdivision development activities. Policy 4. Monitor the amount of prime agricultural land taken out of production for urban uses or added within the plan area. Policy 14. When considering proposals to convert designated agricultural lands to non- agricultural use, the decision making body of the City and County shall evaluate the following factors to determine the appropriateness of the proposal: • Soil quality • Availability of irrigation water • Proximity to non-agricultural uses • Proximity to intensive parcelization • Effect on properties subject to “Williamson Act” land use contracts Project Impacts West Ming Specific Plan - Draft EIR Agriculture Resources Michael Brandman Associates 5.1-7 H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-01 Agriculture Resources.doc • Ability to be provided with urban services (sewer, water, roads, etc.) • Ability to affect the application of agricultural chemicals on nearby agricultural properties • Ability to create a precedent-setting situation that leads to the premature conversion of prime agricultural lands • Demonstrated project need • Necessity of buffers such as lower densities, setbacks, etc. 5.1.3 - Thresholds of Significance The criteria used to determine the significance of an impact on agricultural resources are based on the initial study checklist in Appendix G of the State CEQA Guidelines. The proposed project may be considered to have a significant environmental impact if it would: • 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. 5.1.4 - Project Impacts and Mitigation Measures Farmland Impact 5.1.A: The project would convert Prime Farmland as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use. The conversion of farmland on the project site will allow for the development of various land uses. As defined by the California Land Conservation Act, this project would convert 2,182 acres of Prime Farmland to non-agricultural land use. When considering proposals to convert designated agricultural lands to nonagricultural use, the City of Bakersfield will consider the following factors to determine the level of impact: • Soil quality • Availability of irrigation water • Proximity to non-agricultural uses • Proximity to intensive parcelization • Effect on properties subject to “Williamson Act” land use contracts • Ability to be provided with urban services (sewer, water, roads, etc.) Project Impacts Agriculture Resources West Ming Specific Plan - Draft EIR 5.1-8 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-01 Agriculture Resources.doc • Ability to affect the application of agricultural chemicals on nearby agricultural properties • Ability to create a precedent-setting situation that leads to the premature conversion of prime agricultural lands • Demonstrated project need • Necessity of buffers such as lower densities, setbacks, etc. Each of these criteria is applied to the project site conditions and is analyzed below: Soil Quality The Soil Survey of Kern County, California, Northwestern Part (United States Department of Agriculture - Soil Conservation Service) presents a list of map units that meet the requirements for prime farmland if water for irrigation is available. The list includes all soil types encountered within the project area, corresponding to approximately 2,182 acres of potential prime farmland if irrigated as classified by the USDA. However, as defined by the California Land Conservation act (G.C. § 51201), prime agricultural soils include Class I and II soils, storie index 80-100 soils, vineyards and orchards, and soils which yield a minimum of $200 an acre per year. As previously noted in Section 5.1.2, the Metropolitan Bakersfield General Plan - Conservation/Soils and Agriculture Element states among its Goals (#2) to promote soil conservation and minimize development of prime agricultural land as defined by the following criteria: • Capability Class I and/or II irrigated soils; • 80-100 Storie Index rating; • Gross crop return of $200 or more per acre per year; or • Annual carrying capacity of one animal unit per acre per year. As previously stated, the proposed project site includes only three types of soils that, as classified by the United States Department of Agriculture Soil Conservation Service, are Class I and II soils and have Storie Indexes above 80, therefore meeting the California Land Conservation Act (G.C. § 51201) and Metropolitan Bakersfield General Plan standards for prime farmland classification. These map units are Excelsior Sandy Loam (#152), Kimberlina Fine Sandy Loam (#174), and Wasco Sandy Loam (#243). Approval and implementation of the land use change will result in a loss of approximately 1,204 acres of soil capability Class I and II irrigated prime agricultural land. This is considered a significant adverse impact. Furthermore, the Metropolitan Bakersfield General Plan states that conversion of prime agricultural lands to urban uses will result in a reduction of the regional agricultural economy and is considered to be a significant adverse impact. Project Impacts West Ming Specific Plan - Draft EIR Agriculture Resources Michael Brandman Associates 5.1-9 H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-01 Agriculture Resources.doc The General Plan currently designates the project site as RI-A (Resource Intensive Agriculture, minimum 20-acre parcel size). As defined by the California Land Conservation Act, this project would convert approximately 1,204 acres of soil capability Class I and II irrigated prime agricultural land. The proposed amendment to the General Plan would convert the intended use of the project site from agriculture to urbanized and developed conditions. Availability of Irrigation Water The subject property has a total of eight (8) active agricultural water wells and almost all of the water from these wells is used for irrigation of the crops on the site. Water demands change somewhat when croplands are converted to urban uses. Urban water consumption is higher in most industrial uses, however commercial and residential consume less water. Water agencies can charge a development more money for less water consumption. Irrigation in a drought year with potential periods of power outages and the announcements of reduced water supply can severely reduce vegetable yields. Growers have seen increases in water supply costs for their crops which are attributed to the higher costs on energy to run the pump. The abandonment of the agricultural wells will be phased as the agricultural production ceases and as development occurs on site. Proximity to non-agricultural uses The subject property is already in close proximity to non-agricultural uses, which have encroached upon the project site. Therefore the level of significance of any impacts is considered less than significant due to existing restrictions and limitations placed on the growers because of the existing nearby residential developments. The subject property, as well as others in the area, is the next logical step for urbanization in this area due to existing and pending development surrounding the property and the existing significant impacts to the crop production. Proximity to intensive parcelization The encroachment of urban uses on existing agricultural areas can result in negative interactions between farmers and urban neighbors. Farming operations can affect urban neighbors by creating inconveniences or discomforts such as equipment noise, odors from manure and other chemicals, and dust or smoke. Residential uses can create adverse impacts to farmers such as the introduction of pests, disease and weeds, increased complaints about noise, dust, smoke, odors, and spray drift from pesticide and fertilizer use, restrictions to the application of pesticides and chemicals, increased flooding and siltation, and increased traffic, vandalism, and trespassing. For the proposed project, the impact of urban development on local growers is considered less than significant due to existing restrictions and limitations placed on the grower with the proximity of existing residential developments nearby. With respect to cumulative growth-inducing impacts, properties adjacent to the project site are currently impacted by existing urban development. It is not anticipated that this proposed project will Project Impacts Agriculture Resources West Ming Specific Plan - Draft EIR 5.1-10 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-01 Agriculture Resources.doc significantly impact additional lands to convert to urban uses, since this area is buffered by the planned West Beltway on the west, existing residential development on the east and northeast and Kern Water Bank Authority recharge areas to the west and northwest. In addition, the planned and approved McAllister Specific Plan is located south of the project site. Properties within an approximate 2-mile radius have already planned for the eventual urbanization of those lands by not renewing their Williamson land use contracts. Although agricultural lands nearby are currently producing agricultural crops, urban land use designations and existing and planned residential development projects for the area provide the evidence that urbanization is already planned for the area. The project site has been significantly and unavoidably affected by the close proximity of urbanized areas. Farming practices are restricted as to the manner of application and type of herbicides and pesticides that can be utilized in the vicinity of these urbanized areas. The subject properties as well as others in the area are the next logical step for urbanization in this area due to existing and pending development surrounding the property and the potential impacts to the existing crop production. Effects on properties subject to Williamson Act land use contracts Properties within an approximate 2-mile radius have already planned for the eventual urbanization of those lands by not renewing their Williamson Act land use contracts. Therefore development of the project would not affect adjacent properties subject to Williamson Act land use contracts. Ability to be provided with urban services The project site is adjacent to existing residential development within the City limits. Groundwater is available and existing 16-inch waterlines are located along Buena Vista Road and White Lane. The City of Bakersfield will provide water for the proposed project. According to McIntosh and Associates, a water “will serve” letter has been provided and sewer is available through the City of Bakersfield. Therefore, the conversion of the project site to urbanization is appropriate for the area. Ability to affect the application of agricultural chemicals on nearby agricultural properties Urban encroachment affects adjacent lands remaining in agricultural production as conflicts arise from the infringement of the new development, which would include people and animals, into the area. The level of significance of any impact on local growers resulting from development of the proposed project is considered less than significant due to already existing restrictions and limitations placed on the grower due to the proximity of existing residential developments nearby. Ability to create a precedent-setting situation that leads to the premature conversion of prime agricultural lands The project site is in close proximity to non-agricultural uses, which have encroached upon the site. Therefore, the level of significance of any impacts is considered less than significant due to existing restrictions and limitations placed on the growers because of the existing nearby residential developments. Project Impacts West Ming Specific Plan - Draft EIR Agriculture Resources Michael Brandman Associates 5.1-11 H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-01 Agriculture Resources.doc Adjacent properties are currently impacted by existing urban development. It is not anticipated that the proposed project would significantly impact additional lands to convert to urban uses, since this area is buffered by the planned West Beltway on the west, existing residential development on the east and northeast and Kern Water Bank Authority recharge areas to the west and northwest. Demonstrated Project need It is assumed that future development in the City would continue to include “prime” agricultural soils that exist on the Valley floor. This loss has not limited itself to the City of Bakersfield and Kern County, but has become an issue of statewide concern. The General Plan currently designates the project site as RI-A (Resource Intensive Agriculture, minimum 20-acre parcel size). As defined by the California Land Conservation act (G.C. § 51201) and Metropolitan Bakersfield General Plan, the project would convert approximately 1,204 acres of soil capability Class I and II irrigated prime agricultural land to non-agricultural uses. The proposed amendment to the General Plan would convert the intended use of the project site from agriculture to urbanized and developed conditions. The Bakersfield Metropolitan General Plan concludes that conversion of prime agricultural lands to urban uses will result in a reduction of the regional agricultural economy and is considered to be a significant adverse impact. However, the Bakersfield Metropolitan General Plan encourages the orderly outward expansion of new urban development that maintains continuity of existing development and allows incremental expansion of infrastructure and public services. Due to existing residential uses adjacent to the property and pending development surrounding the property, the proposed project is a logical expansion of urbanization and residential development in the southwest portion of the City of Bakersfield. Therefore, the proposed project would maintain continuity of existing development and comply with the General Plan’s criteria. Necessity of buffers such as lower densities, setbacks, etc. If residential developments do not include buffer zones in their design, adjacent to agricultural fields, growers must sometimes allocate a portion of their land to the creation of a buffer zone. As an example, growers might be required to refrain from spraying or harvesting the outside rows of their crops. In those cases, buffer zones represent a loss to the farmer of both crop production and income. However, with commercial development, a buffer zone may include a parking lot or landscape area. Farmers can utilize their entire site for crop production if the adjacent development is commercial or industrial in nature as these types of uses are not considered to be sensitive receptors. Boundaries and buffer zones are also required for organic farms. Boundaries of land for certified organic farms must be clearly marked by permanent physical objects (i.e., roads, fences, streams, etc.). Buffer zones are sometimes needed to protect certified crops from contamination. Given the widespread use of toxic pollutants, preventative measures to stop the contaminating of crops from sources beyond the grower’s control may not always be possible. Buffer zones can consist of a road, canal, walls, easements, setbacks, etc. Project Impacts Agriculture Resources West Ming Specific Plan - Draft EIR 5.1-12 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-01 Agriculture Resources.doc The future development of the project site does not include an onsite buffer zone as the proposed development is intended to be similar to the adjacent subdivision on the north and east. The recharge basins to the north will be physically separated by the construction of a 110-foot wide arterial road. In addition, the West Beltway will be a minimum 210-foot wide buffer and the railroad tracks to the south create a buffer. Landscaping adjacent to the road, along with a solid wall or builder fence helps to create a buffer from the agricultural activities. Therefore, the future roadways and existing railroad right of way would provide a buffer between future development on the site and the existing offsite agricultural lands. Significance Conclusion Based on the preceding analysis, conversion of farmland on the project site is considered a significant impact for the following reasons: • The project site contains approximately 55 percent (1,204 acres) prime soils classified as Prime Farmland. • The project site contains eight (8) active agricultural water wells and almost all of the water from these wells is used for irrigation of the crops on the site. • The current Metropolitan Bakersfield General Plan land use designation of majority of the project site is R-IA (Resource - Intensive Agriculture). Small portions of the northwest corner of the project site are designated as R-MP (Resource - Mineral Petroleum) and OS (Open Space). These designations do not allow for urban development of the site. Mitigation Measures No feasible mitigation measures are available at this time that would reduce the impacts to less than significant. Level of Significance After Mitigation Significant and unavoidable adverse impact. Zoning Impact 5.1.B: The project would conflict with existing zoning for agricultural use. As previously stated, the portion of the project site located within the City of Bakersfield’s limits is zoned A-20A (Agriculture Zone, 20 acre minimum). The portion of the project site located in unincorporated Kern County contains the following zoning classifications: A (Exclusive Agriculture); FPP (Floodplain-Primary); A-GH (Exclusive Agriculture-Geologic Hazard Combining); A-FPS (Exclusive Agriculture-Floodplain-Secondary Combining); and A-FPS-GH (Exclusive Agriculture- Floodplain-Secondary Combining-Geologic Hazard Combining). The project applicant proposes to annex the project site into the City’s incorporated boundaries. Accordingly, a zone change is proposed that would re-zone the entire project site as implementation Project Impacts West Ming Specific Plan - Draft EIR Agriculture Resources Michael Brandman Associates 5.1-13 H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-01 Agriculture Resources.doc of the proposed project would conflict with the existing onsite zoning that allows agricultural activities. Therefore this impact would be considered significant. Mitigation Measures No feasible mitigation measures are available at this time that would reduce the impacts to less than significant. Level of Significance After Mitigation Significant and unavoidable adverse impact. Williamson Act Impact 5.1.C: The project would not conflict with an existing Williamson Act contract. As previously discussed, the project site is not under a Williamson Act Land Use Contract or within an Agricultural Preserve. Therefore, no potential conflicts would occur, and therefore, no impacts would occur from project development. Mitigation Measures No mitigation measures are required. Level of Significance After Mitigation No impact. Surrounding Agricultural Uses Impact 5.1.D: The project would involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use. With the implementation of the proposed project, agricultural uses on the project site would be discontinued. Urban uses including residential, commercial, and industrial land uses would take the place of discontinued agricultural uses. With the implementation of the proposed project, the conversion of farmland on the project site will not significantly impact additional agricultural lands to convert to urban uses, since this area is buffered by the planned West Beltway on the west, existing residential development on the east and northeast and Kern Water Bank Authority recharge areas to the west and northwest. Existing farming activities have been affected by the close proximity of these urbanized areas. Farming practices were restricted as to the manner of application and type of herbicides and pesticides that could be used in the vicinity of these urbanized areas. The subject properties as well as others in the area are the next logical step for urbanization in this area due to existing and pending development surrounding the property and the impacts to the crop production. Properties within an approximate two mile radius have already planned for the eventual urbanization of those lands by not renewing their Williamson land use contracts. Therefore, the proposed project will result in a less than significant impact on surrounding agricultural lands to converting to non-agricultural uses. Project Impacts Agriculture Resources West Ming Specific Plan - Draft EIR 5.1-14 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-01 Agriculture Resources.doc Mitigation Measures No mitigation measures are required. Level of Significance After Mitigation Less than significant.