PDR’s and their affect on Land Use Decisions & Ag Viability
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Transcript of PDR’s and their affect on Land Use Decisions & Ag Viability
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PDR’s and their affect onLand Use Decisions & Ag
Viability
Ray Dutterer Farm
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Land Preservation . . . . . . why does it matter?
Raymond Bream Farm
Natural Resource Systems
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Way of life
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$0.27$0.36
$1.15
$0.00
$0.25
$0.50
$0.75
$1.00
$1.25
Commercial Industrial
Farm/Forest Residential
LOCAL MUNICIPALITY TAX ADVANTAGES
Cost of Community Services Studies
Graph: Median cost-per dollar of revenueraised -to provideservices to different land uses.
Source: American Farmland Trust, Farmland Information Center, September 2001
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PDR’s . . .do they affect land use decisions?• Zoning
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• Can zoning be altered? • Is zoning political?
Zoning• Is zoning permanent?
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PDR’s . . .do they affect land land use decisions?
• Zoning
• Comprehensive Planning
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Adams County Comprehensive PlanWith Preserved Farms
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PDR’s. . .do they affect land use decisions?
• Zoning
• Comprehensive Planning
• Permanent vs Temporary decisions
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Conservation Easements are the ONLY way to preserve land forever
Eric Keller Farm
Purchase of Development Rights
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• Zoning
• Comprehensive Planning
• Permanent vs. Temporary decisions
PDR’s – Do they affect land use decisions?
• Preservation of “view sheds”
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Preservation of view sheds. . .. . .what are they worth?
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Will there be enough interest?Adams County’s 10,000 Acre Celebration
May 19, 2002
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Applications Received by RoundAdams County Agricultural Land
Preservation Program
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12,187 Acres Preserved (County program)
Preserved Lands of Adams County
1,338 Acres Preserved (Land Trust)
13,000 Acres of Outstanding Applications
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Why would landowners want to preserve their land?
•Financial Incentive
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What is an easement worth?Fair Market Value $ 10,000 / Acre Farmland Value - $ 6,000 / Acre Easement Value $ 4,000 / Acre
Pennsylvania Easement ValuesRange from $600 to $15,000 / Acre
Adams County Easement ValuesRange from $1,025 to $ 11,400 / Acre
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Adams County ValuesFair Market Value
Ranges from $2,149 to $12,920
Agricultural ValueRanges from $960 to $2,000 / Acre
Easement ValueRanges from $1,025 to $ 11,400 / Acre
Easement Value actually paidRanges from $1.00 to $2,637
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Why would landowners want to preserve their land?
•Financial Incentive
•Business Expansion
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Business Expansion Hess Family Farms
Two farms preserved in 1991 & 1995
Expansion took place 1995-97
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Why would landowners want to preserve their land?
•Financial Incentive
•Business Expansion
•Estate Planning
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Estate PlanningThe Lobaugh Family
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Why would landowners want to preserve their land?
•Financial Incentive
•Business Expansion
•Estate Planning
•Debt Repayment
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Debt Repayment Easement sold in 1993 = $
1,464/acre Farmland Value (1993) = $
1,334 /acreSold in 2003 to repay debt = $
4,690/acre* (with easement in place)
Rhoades Dairy Farm
* This figure represents subtracting$30,000 for the value of the buildings
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Why would landowners want to preserve their land?
•Financial Incentive
•Business Expansion
•Estate Planning
•Debt Repayment
• Bankruptcy
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Bankruptcy SaleEasement sold in 1998 = $
1,297/acreFarmland Value (1998) = $
1,035/acre Public Sale in 2000 = $
1,630/acre *
• This figure represents subtracting $80,000 for the value of the buildings Hartlaub Farm
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What is the value of
the land “After the Fact” ?
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Sales of Preserved FarmsAdams County, PA
Example #1
Easement (9-21-99) Resale (2-1-00)
(Easement = $218,356)
Ag Land Value: $ 1,645/acre Sold for: $ 3,886/acre x 127 acres x 127 acres
$ 208,915 $ 493,522
+ $ 383,056 * $ 591,971
* Value of buildings at time of easement Notes: Farm set up for horses – sold to Hanover Shoe Farms Easement + Sale = $711,878 ($5,605/acre)
(“Loss” of $ 775/acre)
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Sales of Preserved FarmsAdams County, PA
Example #2
Easement (6-13-95) Resale (6-19-00)
(Easement = $ 77,118)
Ag Land Value: $ 1,200/acre Sold for: $ 2,671/acre x 33 acres x 33 acres
$ 39,600 $ 88,143 + $ 0 * $ 39,600
* No buildings Note: Public (Estate) Sale & was a part of land restricted by NPS
(Gain of $1,471/acre)
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Is an easement right for you?
This decision needs to bebased on 2 things:
1 – Is it a good business decision?
2 – Do you truly believe in preserving your land?
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Ellen T. Dayhoff, DirectorAdams County Agricultural Land Preservation Board
670 Old Harrisburg Rd – Suite 100 Gettysburg, PA 17325
717-337-5859 - [email protected]
Sam and Ellen Dayhoff