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

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

Way of life

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

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

Can zoning be altered? Is zoning political? Zoning Is zoning permanent?

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

Adams County Comprehensive Plan With Preserved Farms

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

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

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

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

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

Applications Received by Round Adams County Agricultural Land Preservation Program

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

Why would landowners want to preserve their land? Financial Incentive

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

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

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

Hess Family Farms Two farms preserved in 1991 & 1995 Expansion took place

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

The Lobaugh Family

Why would landowners want to preserve their land? Financial Incentive Business Expansion Estate Planning 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) Rhoades Dairy Farm * This figure represents subtracting $30,000 for the value of the buildings

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

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

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

Sales of Preserved Farms Adams County, PA Example #1 Easement ( )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)

Sales of Preserved Farms Adams County, PA Example #2 Easement ( )Resale ( ) (Easement = $ 77,118) Ag Land Value: $ 1,200/acreSold 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)

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?

Ellen T. Dayhoff, Director Adams County Agricultural Land Preservation Board 670 Old Harrisburg Rd – Suite 100 Gettysburg, PA Sam and Ellen Dayhoff