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PDR’s and their affect on Land Use Decisions & Ag Viability

PDR’s and their affect on Land Use Decisions & Ag Viability. Ray Dutterer Farm. Land Preservation . . . . . . why does it matter?. Natural Resource Systems. Raymond Bream Farm. Way of life. LOCAL MUNICIPALITY TAX ADVANTAGES Cost of Community Services Studies. Graph: Median cost

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PDR’s and their affect on Land Use Decisions & Ag Viability

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  1. PDR’s and their affect on Land Use Decisions & Ag Viability Ray Dutterer Farm

  2. Land Preservation . . . . . . why does it matter? Natural Resource Systems Raymond Bream Farm

  3. Way of life

  4. LOCAL MUNICIPALITY TAX ADVANTAGES Cost of Community Services Studies Graph: Median cost -per dollar of revenue raised -to provide services to different land uses. Source: American Farmland Trust, Farmland Information Center, September 2001

  5. PDR’s . . .do they affect land use decisions? • Zoning

  6. Zoning • Is zoning permanent? • Can zoning be altered? • Is zoning political?

  7. PDR’s . . .do they affect land land use decisions? • Zoning • Comprehensive Planning

  8. Adams County Comprehensive Plan With Preserved Farms

  9. PDR’s. . .do they affect land use decisions? • Zoning • Comprehensive Planning • Permanent vs Temporary decisions

  10. Purchase of Development Rights Conservation Easements are the ONLY way to preserve land forever Eric Keller Farm

  11. Zoning • Comprehensive Planning • Permanent vs. Temporary decisions PDR’s – Do they affect land use decisions? • Preservation of “view sheds”

  12. Preservation of view sheds. . . . . .what are they worth?

  13. Will there be enough interest? Adams County’s 10,000 Acre Celebration May 19, 2002

  14. Applications Received by RoundAdams County Agricultural LandPreservation Program

  15. Preserved Lands of Adams County 12,187 Acres Preserved (County program) 1,338 Acres Preserved (Land Trust) 13,000 Acres of Outstanding Applications

  16. Why would landowners want to preserve their land? • Financial Incentive

  17. What is an easement worth? Fair Market Value $ 10,000 / Acre Farmland Value - $ 6,000 / Acre Easement Value $ 4,000 / Acre Pennsylvania Easement Values Range from $600 to $15,000 / Acre Adams County Easement Values Range from $1,025 to $ 11,400 / Acre

  18. Adams County Values Fair Market Value Ranges from $2,149 to $12,920 Agricultural Value Ranges from $960 to $2,000 / Acre Easement Value Ranges from $1,025 to $ 11,400 / Acre Easement Value actually paid Ranges from $1.00 to $2,637

  19. Why would landowners want to preserve their land? • Financial Incentive • Business Expansion

  20. Business Expansion Hess Family Farms Two farms preserved in 1991 & 1995 Expansion took place 1995-97

  21. Why would landowners want to preserve their land? • Financial Incentive • Business Expansion • Estate Planning

  22. Estate Planning The Lobaugh Family

  23. Why would landowners want to preserve their land? • Financial Incentive • Business Expansion • Estate Planning • Debt Repayment

  24. Debt Repayment Easement sold in 1993 = $ 1,464/acre Farmland Value (1993) = $ 1,334 /acre Sold in 2003 to repay debt = $ 4,690/acre* (with easement in place) * This figure represents subtracting $30,000 for the value of the buildings Rhoades Dairy Farm

  25. Why would landowners want to preserve their land? • Financial Incentive • Business Expansion • Estate Planning • Debt Repayment • Bankruptcy

  26. Bankruptcy Sale Easement sold in 1998 = $ 1,297/acre Farmland 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

  27. What is the value of the land “After the Fact” ?

  28. Sales of Preserved Farms Adams 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)

  29. Sales of Preserved Farms Adams 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)

  30. Is an easement right for you? This decision needs to be based on 2 things: 1 – Is it a good business decision? 2 – Do you truly believe in preserving your land?

  31. Ellen T. Dayhoff, Director Adams County Agricultural Land Preservation Board 670 Old Harrisburg Rd – Suite 100 Gettysburg, PA 17325 717-337-5859 - agland@acc.pa.net Sam and Ellen Dayhoff

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