HomeMy WebLinkAbout; Agriculture Committee (1980); Program Report; 1980-08-13r.
MEMORANDUM 5’
DATE :
TO :
FROM:
SUBJECT:
Attached
August 13,
”” - Planning Commission
James Hagaman, Planning Director ,.IC/+
PROPOSED INTERIM AGRICULTURAL POLICY
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for your review and comments is the proposed interim agricultural policy. It was first presented at the joint
City Council/Planning Commission meeting on July 8. At
that time it.was referred back to staff for additional information.
The interim policy is interim for three reasons. First,
there exists an immediate and pressing need for an agricultural
policy in Carlsbad which would allay the fears of land
owners regarding the future development status of their land while still encouraging temporary and productive agricultural use.
Second, the recommendations of the Local Coastal Plan (LCP) for agriculture in Carlsbad have not yet been presented.
When the nature and extent of these recommendations are
known, it may prove necessary to revise the interim agricultural policy.
Third, it was felt that if an agricultural advisory commitee was formed the members of that committee, comprised of representatives from the agricultural community, could provide the technical advice and experience needed for a successful program. They would investigate and evaluate
various solutions to the agricultural problem. These
solutions could include, among others, transfer of development
rights, special agricultural districts, and an agricultural
development council. The committee’s recommendations could
form the basis for an agricultural element to the General
Plan.
Also attached is a brief list of the current policies, as
contained in the General Plan, regarding agriculture. An
article which provides background information for the
overall problem of disappearing farmland is also included
for your information.
ATTACHMENT A
PROPOSED INTERIM AGRICULTURAL POLICY
It is the policy of the City Council to encourage productive
management of Carlsbad's natural resources. This policy
includes the temporary agricultural use of land which is not
designated as agricultural in the General Plan. Such
agricultural activity, whether carried on by the property
owner or by a lessee, shall not in any way indicate that the
property will be zoned agriculture. This policy shall not preclude the ultimate development of land used for agriculture
provided that development is consistent with Carlsbad's
ordinances and policies.
It is also the policy of the City Council that a Site
Development Permit be required for all agricultural activities conducted on previously undisturbed land. This shall assure that grading and clearing operations do not disturb potentially
valuable and significant environmental resources.
This interim agricultural policy also encourages active
enforcement of the goals and policies now contained in
different elements of the General Plan which deal specifically with agriculture (see Attachment B).
As an additional part of this interim policy an agricultural advisory committee shall be formed. This committee shall be comprised of citizens from the agricultural community. The committee's purpose will be to document agriculture's problems in Carlsbad, evaluate and select various solutions, propose
incentives for retaining farmland, and return a report to the Planning Commission and City Council. This report would be considered as the basis for an agricultural element to the General Plan.
ATTACHMENT B
The Open Space Element of the General Plan contains the most
specific direction for agriculture. "It is the express policy
of the City of Carlsbad...to regard agricultural land and prime
soil as a natural resource and as a significant contrasting
land use to the urbanized environment of the city" (page 8).
To achieve that policy, the objective of preventing "the pre-
mature elimination of prime agricultural land and to preserve
said lands wherever feasible" (page 12) was stated. Four guidelines were set up. They include:
1. Urban development should take place in the least productive
areas.
2. Agricultural use should be encouraged as a land use in
designated open space:
3. The city should support and use all measures to reduce the
financial burden on agricultural land; and
4. Use proper design criteria to maximize the preservation
and future options of prime agricultural land.
The Land Use Element states that it is a goal to "promote the
economic viability of the agricultural and horticultural
industries" (page 6). Master Plans were suggested to implement
the Williamson Act which allows local governments to identify
agricultural reserves. The Master Plan would identify land use based on agricultural production. The city and the property owner would then agree on the zoining and timing of development for that area. The Land Use Element also includes agriculture
as a potential use for the lands near Palomar Airport designated as Non-residential Reserve.
The Zoning Ordinance's expressed intent is to permit agricultural
use in areas that are not appropriate for urban development, to protect agricultural uses, to recognize that agriculture is a
necessary part of the character of Carlsbad, and to assure the
continuation of a healthy agricultural economy in the appropriate
areas of Carlsbad. Two zoning categories--the E-A Exclusive Agricultural Zone and the R-A Residential Agricultural Zone are
now used. Also, all the lower density residential zoning
categories permit agriculture as an acceptable use.
END OF PREVIOUS DOCUMENT.
ANOTHER DOCUMENT FOLLOWS
CITY OF CARLSBAD
INITIAL
AGEMDA BILL NO. Dept. Hd. ' Ad#
DATE : September 2, 1980 . cty . dtty .
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. SUBJECT:
PROPOSED INTERIM AGRICULTURAL POLICY
STATEMENT OF THE MATTER
The proposed interim agricultural po'licy was first presented at the joint City Council/Planning Commission meeting on July 8th. It was
referred back to the Planning Commission for review and recommendation.
The Planning Commission reviewed the policy at their August 13th meeting. They made one, change in the policy which added a member of the. Planning C-ommission to the proposed agricultural Advisory Committee. They approved the policy unanimously and recommended approval to the City Council.
'Fis'cal' .Impact
No adverse fiscal impact to the city is expected. However the
, policies and goals to'be suggested by the Agricultural Adviscry Committee should be evaluated for their fiscal impact when they
are proposed.
' EXHIBITS 2. Memo to City Manager dated, August 14, 1980
2. Proposed interim agricultural policy
3. Current agricultural policies
4. Article, "Disappearing Farmlands"
RECOMMENDATION b
Staff recommends that the proposed interim agricultural policy be APPROVED by the City Council. -
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MEMORANDUbl
4 .
DATE :
TO :
. FROM:
- SUBJECT:
August 14, 1980
Frank Aleshire, Cjty Manager .. ,.
James Hagaman, Planning girector
PROPOSED INTERIM AGRICULTURAL POLICY
Attached for your review is the interim agricultural policy. It was approved by the Planning Commission on August 13th.
It is scheduled for the City Council's September 2, 1980, . meeting.
The policy is interim for three reasons. First, there exists an immediate and pressing need for an agricultural policy in Carlsbad. This policy should allay the fears of land'owners regarding the .future development status of their
land. It should also encourage temporary and productive agricultural use. .
Second, the recommendations of the Local Coastal Plan (LCP) for agriculture in Carlsbad have not yet been presented. When the nature and extent of these recommendations are
known, it may prove necessary to revise the interim agricul- . . tural policy.
Third, it was felt that if an agricultural advisory committee was formed the members of that committee could provide the technical advice and experience needed for a successful program. They would investigate and evaluate various solutions to the agricultural problem. These solutions might include, among others, special agricultural districts or an agricultural -development council. The committee's recommendations could form the basis for an agricultural element to the General Plan. The agricultural advisory committee would be comprised of repre- sentatives from the agricultural community, the Planning Commis- sion, and the City Council.
Also, attached is a brief list of the current policies, as contained in the General Plan, regarding agriculture. An article which provides background information for the overall problem of disappearing farmland is also included for your information.
JC: 1s 8/14/80
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EXHIBIT #2
.. . PROPOSEO INTERIM AGRICULTURAL POLICY
' It is the policy of the City Council to encourage productive management of Carlsbad's natural resources. This policy includes the temporary agricultural use of land which is not designated as agricultural'in the General Plan. Such agricultural activity, whether carried on by the property owner or by a lessee, shall not in any way indicate that the
property will be zoned agriculture. This policy shall-not. preclude the ultimate development of land used for agriculture
ordinances and policies. 'provided that development is consistent with Carlsbad's
It is also the policy of the City Council that a Site
Development Permit be requ'ired for all agricultural activities conducted on previously undisturbed land. This shall assure that grading and clearing operations do not disturb potentially valuable and significant environmental resources.
This interim agricultural policy also encourages active enforcement of the goals and policies now contained in different elements of the General Plan whlch-deal specifically .with agriculture (see Attachment B).
AS an additional part of this interim policy an agricultural advisory committee shall be formed. This committee shall be
comprised of citizens from the agricultural community, Planning Commission, and City Council. The committee's purpose will be to document agriculture's problems inecarlsbad, evaluate and select various solutions, propose incentives for retaining 'farmland, and return a report to the Planning Commission and City Council. This report would be considered as the basis for an agricultural element to the General Plan.
JC: ar
8/14/80
EXHIBIT # 3
.. ., The Open Space Element of the General Plan contains the most specific direction for agriculture. "It is the express policy of the City of Carlsbad ... to regard agricultural land and
prime.soi1 as a natural resource and as a significant contrasting land use to the urban'ized environment of the city" (page 8). To achieve that policy, the objective 'of preventing "the premature elimination of prime'agricultural land and to preserve said lands wherever feasibleq* (page 12) was stated. . Four.guidelines were set up. They include:
1. Urban development should take place in the least productive areas.
2. Agricultural use should be encoura.ged as a land use in designated open space; .- 3. e The city should support and use a-11 measures,to reduce the financial burden on agricultural land; and
4. Use proper design criteria to maximize the preservation and future options of prime agricultural land.
The Land Use Elemmt states that it is a goal to "promote the economic viability of the agricultural and horticultural industries" (page 6). blaster Plans were suggested to implement the Williamson Act which allows local governments
to identify agricultural reserves. The Master Plan would identify land use based on agricultural production. The
city and the property owner would then agree on the zoning and timing of development for that area. The Land Use Element also includes agriculture as a potential use for the lands near Palomar Airport designated as non-residential reserve.
The Zoning Ordinance's expressed intent is to permit agricultural use in areas that are not appropriate for urban development, to protect agricultural uses, to recognize that agriculture is a necessary part of the character of Carlsbad, and to assure the continuation'of a healthy agricultural economy in the appropriate areas of Carlsbad. Two zoning. categories - the E-A Exclusive Agricultural Zone and the R-A
Residential Agricultural Zone are now used. Also, all the lower density residential zoning categories permit agriculture
as an acceptable use.
JC:ar 8/14/80
A. Citizen's Guide to Agricu1turaI Land Preservation
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National Association of Counties Research Foundation
Bernard F. Hil!enbiand, Executive Director
Robert C. \l'ea:-er, Associate Director
Edward ThomFson, Jr., Director, Agricultural Lands FJroject
December 1979 . . ""_
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Disappearing
2. Farmlands
Clearly, there is a dramatic cha
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Clearly, there is a dramatic change taking place in U.S.
agriculture"tl1e graund is literally twing excavated out from
under it. Ilut nobody seems to be starving. In fact, we read all
the time about bumper r:rops ad agriculturrtl surpluses. \Vhy
shoLlld we bc concerned about the loss of farmlantl?
disq~pearing farndantl is halted, it Id1 one day deeply touch all
of our lives and those of our children. As Secretary of
Agriculture Rob Bergland put it, "Our land and water resources
are being whipsawed between the demands for greater food
and fiber production and the dcm;mtls from conmlcrce and a
mass society for space and water for suburbs, roads and other
develop~nents."'~
Indeml, the effects of farnllanc! conversion are already being
felt in a variety of ways in local conlmunities tl~~*ooughout
America. As intlivitluals and ;IS a nrttion, wcecanrwl afford to
allow much nwrc of 0111' farml;mtl to tli~;~pl)~i~r-~lt)\\~iy, hit by
irrep1;lccable t)it-l~efote it begins to affect ow pockc!tl~ooks, the
cpdity of our livcs and, pwll;q)s, evcn out national stwwity.
The answer is, simply, that unless the steady trend of
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Agricultural Productivity
and Farmland
How much longer can we continue to depend
upon technology-the devdopmenr of which has
relied on cheap energy-and the alwrt?.~ unpredictable
weather, to keep agricultural production high while
farmland disappe;lrs?
Up until about a century ago; agricu!iu;ai pduction was
more or less limited by the amount of I3rd under cultivation.
ear more acreage, plant more crnps, itw! more people. Then
came the industria! rc\ulution and, in thux-ars following World
War 11, the so-called "Green Revolution," tvlic:? enabled the
nation's farmers to grow progressively more fwd by
substituting machir~es and energy for land. The tractor replaced
the horse and, later, chcmical fertilizer (made from petroleum)
replamd the manure.
ueurred during rhe 19:lOs when dt.ou.ght and poor husbandry
caused the ruin of 100 nlillion acres of farm:and. but generally
the trend has ben a steady increase in the per acre yield of
American agricu!:ure.6 Indeed, increasingly sophisticated
technology, not to mention a period of benign iveather, allowed
us to double crop >%Ids in the two decades after 1930." This
helps to explain i\ Sy, despite the drarmtic los~es of agricultural
land, our food prckx-jon capability has L? LT~ now remained.
practically undir--:+xi.
But how muck imp can we contir?ue :o dqend upon
technology-the ?e\dopment of \vhich has i&d on cheap
energv-and the :x-ea:her, always unpredictahk, to kwp
agricultural pdx:inn high while fzmianci 55q~pearS? Is
there, in fact, an>- substitute for good ag:ric.ul;ur$ land, ahout 17
percent of tvhic-5 lies closc to our expanding u.-!~an centers and
is undc:r the hea\iest development pressure?'
There hive ken some productivity sethacks, such as
Energy .
After decades of advancement, agriculiural technology now
appears to be running up against monomic arrd ecologiz
limitations. Foremost among these is the availability and cost of
energy-according to one calculation, it now takes nine units of
fossil fuel energy to produce each unit of food enorgv that
wmes from American farmland3 The extraordinary
dependence of modern agriculture on energy is not surprising,
considering that farm machinery IWIS on diesel fuel, fertilizers
are made from natural gas feedstocks, pticic1t:s and o:her
chemicals come from petroleunl, natural gas is also used to dry
enormous quantities of grain, and electricity is used to run the
pumps for irr$ation.
With the dependence of agriculture on energy, what are the
implications of an energy shorti+gu for agricultural produ.ctivity?
The use of fertilizer provides a good illustration: A studJP at the
University of Illinois concluded that the amount of corn that can
be groivn on 100 acres, using 120 pounds of nitrogen fertilizer
per acre, would require up to 300 acres to produce mithout
fertilizer?
shortage of natural gas feedstocks or hcause of prices that are
out of reach, would limit produchy and make it cssential that
more acreagc: be put into prctluction. l'hat is, ifthe farmland
acreage is still available. Multiply this cxample by the ninny
other ways in which agriculture USM fossil fuel enerkc, and you
begin to see why scarce and increasingly costly energv supplies
limit our ability to maintain agricuitural y:oductivity by reiying
on energyconsuming technology to nuke up for the continuing
loss of farmland.
A cutback in the use of fertilizer, either 1)ecause of an absolute
Soil and Water
But there are other significant limitations on agricultural
productivity that phce a premium on the preservation of our
remainins farn~land. Our soil and water resourws, boll1 vital to
agriculture, are being cltyleted and deg:rrtdecl. Since 1935, about
100 million acres of farnllanrl have been itilerl 1)ec;luse of soil
Tho annual loss of soil frnnl U.S. cropland has Ijeen
conservatively estinlatctl to ;1vcr-age about five tons per acre. 12
Thus, in addition to tllc tll~*cx: rnillion acres of farmlami we lose
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each year to non;lgricuItural uses, the equivalent of another
agricultural specialist put it more rlramatically: "Farmers here
are losing two bushels of soil for each bushel of corn they
Agricultural productivity also depends quite heavily on
irrie;ation, particularly in the semi-arid western states. A federal . study showed that in the early 19iOsabout 12 percent of all
harvested crop~md was irrigated, and that the production from
this land represented 27 percent of the value of all US. crop
production.lS In some areas the percentage is much higher: 90
percent of the value of crops from California depends on
irrigation, over 80 pwcent of the crop values in Colorado, Texas
and Florida, and airnost SO percent of the value of crops'from
Nebraska."
Competition for Iirnitcd quantities of water from growing
urban areas and emrq development poses a threat to the
viability of irrigated agriculture in the \Vest. Depletion of
groundwater resources in the high pl;tins, stretching from
Texas to Nebraska, anti in the San Joaquirl \'alley of California is
reaching critical levels.L5 And the misapplication of irrigation
technology on some western croplands is causing the buildup of
salinity in the soil, which may eventually destroy productivity.'
Climate
Finally, there is the weather. Nobody pays more attention to
the weather thm the farmer, for the obvious reason that crop
pwluction dt!ptn!s, for better or worse, on its changing
mds. Espc!rts fw stdy long-term weather trends believe
that the world climate is now emerging from a relatively mild
period that dates tuck to the turn of the century, and is
returning to a "nonnal" pattern of greater ~nprddictrtbility.~ The
drought that gripped the \\'est during 1974, and reduced crop
production, is ttyxght to be symptomatic of this trend. There is
evidence too that tie climate is cooling off, warningof a further
drop in c?gricultur~! productivity: According to the American
Association for the .Advancement of Science, the temperature of
the Northern Hemisphere has cooled about three degrees since
1945."
. three million acres is washed into our rivers." An 1ow;l
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. With the cost 0:' energv skyrocketing, the depletion uf soil
and watw resources (caused in part by the sick effects of
tcchnoloa), ar,d'Ixaybc even tlrc climate turning against us,
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From a diplomatic vic:\r.pnint, American
agricultural exports cotlfr-iln:ie to $he international
reputation of this nation, perhaps wen xl~ore than its
military strength.
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What are the possible cunw;clcvlces of the continuing
disappearance of American a;:ricirltural land? Or, to put it
another way, what are the rrasms, in ttw face of limits on
agricultural productivity, wh? \vt! st~wld I)IY~SC:TC farnlland?
It is self-evident that the strcllgtl1 i1Ild stxurity of the United
States would be jeopardized ii ir were unable to feed its own
people. Mass starvation in Arncr-ica appears highly uniikel?, 1)ut
long before anything resembling it would occur, the shortage of
food-caused ultimately b-y a sl~ortage of farmlanti-would
begin to squeeze consumers' pcketbooks. An increase in food
prices, dictated by suppli and demand, wor~lrl forcc lorv-income
people to eliminate tmic nutricnts from their diets and cause
the middle class to cut back on certain foocjs. Shortages of
specialty crops like oranges. caused ty the conversion of citrus
groves to subdivisions, just as they arc? now C;IUSC@ by frost
damage, woulcl make tlwsc! CO~IIIIUII~~XC fc~otls luxury items. if
all of this sotrnds falnilinr, c:unsider the fict that every time you
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&o through the checkout line at the supernlarket on a weekly
shopping trip, another 60 thousand acres of American farmland
has di~appear-ed.‘~
-But we should not be concerned only about our domestic food
supplies, for the IJnited States can truthfully be said to be the
breadbasket of the world. From a broader, global perspective
the continued ability of America to produce sufficient quantities
Of basic foodstuffs ism economic, diplomatic and humanitarian
imperative.
The value of American agricultural exports in 1978 reached
$27 billion, and this sum made about 20 percent, or one fifth of
U.S. exports.‘” TIW income we receive from agricultural
exports is an important counterweight to help balance the
payments America makes to foreign cnmtries for imported oil.
Some experts belitsx that, as our nuneral resources are depleted
and our older industrial plants twconx an:+ated, agricultural
exports will play an even larger ~*J!P in mzintaining the future
economic stability of the United StJti.s.3
From a diplomatic \.iewpoint, Anwnoan agiicultural exports
contribute to the international rep::rz:icm ci &is nation, perhaps
even more than its military strength. There are both practical
and humanitarian dimensions to this proposition. The practical
importance of U.S. agriculture is that food helps cement
international fricndships and reduces tension among nations.
For example, the .Soviet Union has in the past relied on the
United States for sizable proportion of i:s grain and may in the
future become more dcpencient, d(lI1p n-ith our neighbors in
Canada, upon ASlcriciln agricultural exports if the cooling uf the
global climate rtuluccs grain production in the more northern
htitudes.3
Of course, n0p.e of us \vould wish for such a prospect,
because we regard food as more than an in:ernational
bargaining chip--It is vital to hurnnrl sunive!. America’s ability
to produce food fsr export is the sir:$e rn~t important weapon
in the war agains .>-orld hunger. The ppu35on of the globe is
now Over four 8-:on people, a great =.erceE.r.czge of whom
inhabit developL7.g nations. By the year 1Ckl. experts predict,
we will add anoL5er three billion rr;ou:ts to ?mi most of whom,
again, will be k.m in the countries leas: abk ;E feed
themselves.” yi5xateIy, presclyins 1;s ric> Sour.?\. of
agricultural !and is one of the most sipiiicm; humanitarian
e;cSI~r~?c?s that r\mer!ca can make.
4 ICEREAL YIELD PER HECTARE. U.S. h
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~ltae ~ffects of FardanalLoss
At the Community Lewd
Then? is no question rshntsocver that farmland
loss is having-a powerful effect, right now, on the
economy, social Fahric and quality of life in local
conamunities all over the country.
The national and global questions raised by the continuing
loss of American farmland are serious. Although, barring an
unforeseen climatic or pestilential disaster, it may take time for
its most severe consequences.to be felt. Some people may argue
that the disappearance of 12 square miles of farmland a day
does not yet constitute a crisis of nationil importance, but there
is no question whatsoever that it is having a powerful effect,
right now, on the economy, social fabric and quality of We in
local communities all over the country! Let’s look at a “typical”
community to see what is happening as farmland is converted to
nonagricultural uses.
The leading cause of farmland loss is unplanncrl suburban
development, sometilncs cxdled “leapfrog” or “scntte~*shot”
development because it often skips over land close to to5v.n and
sprawls out over the ccluntrysitfe in a random pnltenl. Such
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b e
development not on!y takes farndantl directIy out of production,
butalso tends to create conditions that make it unpleasant for
fanners and honleowners alike and, consequently, leads to
irktion betwt:m tllenl. The odor of manure may offcnd '
honlmorvners, the noise from a tractor working hefore dawn
may bother hm, and t)lonkg dust and agricultural chernjcals
my cause then1 II;OI*B serious problems. Ch the other hand,
dogs may chase livestock, teenage children may trample crops
or vandalize fences and farm equipment, and suburban
LOSSOF PRIME FARMLAND BY REGION (1987.1975). Thousands of Acw% Sourre U. Sampson. Davaloprneni on Prime Farmland. Enrlron. Comment, Jan. 1978
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State and Local Approaches to Farmland Preservation
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many paints, it is c~isapproved.'"~'
advantage of providing tletailetl criterie-the suitability
pints-fw determining when !!IC charactcr of an area has
subtantially changed from agricultural to residential, so as to
dorv what is in effect a cliangu in zoning. The Tulere zoning
program is based on a cornprehcnsive pian that includes an
agricultural lands component, and thus far seems to have been
suckessful, since its adoption in 1975, in encouraging
development close toexisting urban cenlers, while preventing
the premature subdivision and conversion of its large expanse
of prime farmland.
This system is flexible like traditionid zoning, but it has the .
Black Hawk County, Iowa
Black Hawk County is situirtd right in the heart of the great
American Corn Belt and surrotrnds the city ot \Vaterloo which .
takes up about 10 percent of its total area. Almost 60 percent of
the soils in B!ack Hawk are classified by the U.S. Department of
Agriculture as Classes I and 11, the hest that csisl for growing -.
crops. In contrast, only about 20 percent of tllo land nationrvide
falls into soil Classes I and Il. Hut in the early 1970s local officials
in Black Hawk realized that the esccllcnt soils in the county
were graving television anrennas instead of corn, and in 19i3
adopted an innovativezoning program that is rooted in the soil
The Black Hawk program is bosecl on a datail~tl method of
rating soils according to their agricultural pwtluctivity. The
system is geared to the U.S. Department of Agriculture "corn
suitability rating," and dcdicates to exclusive agricultural use
those soils with a CSR of 70 and aljove, soils that pduce
roughly 115 bushels or more of corn p?r acre. In those areas
where the soil is less productive-abut 30 pereeni of the totnl
area of the county-cfeueloprnent is guided toward hildi1ble
soils that are suitable for septic systems. In agricutturnl areas
that are not zoned exhsirTely for this purpose, <!evelopment
can take place on lots that are a n~inimurn of tt1rz.c acres in size,
if 75 percent of the lot mnsists of'huilriable soi!s.
The Hack Hmvk program is athpted to its own unique
.circumstances, but like 31s Tulan: countcrpnrt it seems to be
working to p":serve thc best agricul~ural la~xls iilld to
concentrate tlevdopulen~ nl-ound tl~e pm-inlctcr of ils principal
itself* 13.34
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Soil suitability, present land usage and clevelopnlent pressure
also enter into the equation used to select farntlantls from
among those whose owners submit bids for purchase. To date,
Suffolk has acquired the development rights to 3,200 acres of its
best agricultural land, and has plans to double this figure.%
Funding for the purchase of developmen1 rights has come from
general revenue bonds sold by the county.
county-is a relatively conservative appmch to farnlland .
presentation that can get expensive where it is necessary to
prottTt large areas of agricultural land. nut, tlespite.the expense
involved, the purchase of development rigllts is attractive to
farmers and can help obtain their cooperation and support for
other multifaceted approaches to farnllancl preservation. In
Suffolk County, it seems to have had an encouraging effect on
the entire agricultural community, because it has dcmonstrated
that local government cares about its native industry and wants
to help ensure its survival.
l’he Suffolk program-the first of its kind in any U.S.
Howard County, Maryland
Locatcd midway betwveen the metropolitan areas of Baltimore
and Washington, D.C., Howard County has expcrienced the
sanw pressures for growth as has Suffolk, losing roughly half of
its farnllanrl since 1950. The existence of the planned “new
town” of Columbia in the center of the county has sometvhat
mitigated the effects of sprawl development in Howard, t~ut
intensive subdivision activity continues.
Howard, too, has adopted a local program of purchasing
dpAoprncnt rights to farmland, funded prcsently out of real
estate transfer taxes. nut lvhat distinguishes this count)’ is its
diligent pursuit of farmland preservaticm, using all its available
policy tools, and its close cooperation with the State of
hlaryli1nd, which has a dt?\,elol~nlcnt rigllts ~~~~’chasc Ill‘Ogl‘allT
inspired by Howard County officials.
agricultural districts under Maryland law, which qualifies
farmers for sale of their clemlopment rights. The agricultural
districts, once established, will become n fornlally constituted
elenlent of the countyls colnpwtwnsive plan, lloiv u~~~crgoing a
major wvision to achit:ve tIlis goal. Conperatinn with tllc state in
whitt amounts to a joint dr:velopment righls puld1ase prngr:~n~
The county is actively encouraging the formation of
Other j&isdictions have adopted farmland preservation
approacht:s that are variations 011 the thenm adopted by these
locat governments. Some of the more interesting are:
The Blue Earth County, Minnesota zoning ordinance that
calls For one dwelling unit per "quarter-quarter section" or 40
acres, but allows ;Idditional dwellings as a tmnus if they are
concentrated rather than widely separated. '"* ''
zoning progranl that crrates se\*eral esclusi\*t? agricultural
districts and thus trcals farming as a preferred use-like other
industries in their rqxactive zones-ratht:r than sinlply as
something that may (xcur until devebpnlerlt is rcarly to take
over.'3
The initiation in Chester County, Pennsylvania of m
Agricultural Presemation Council that will take an active role in
promoling agriculture nudl like the county development
council promotes other businvss and ind~tstry.'~
The agricultural district prograrn in Ncw York State, and
statewide purchase of dcvelopment rights programs in
hlassachusetts, Ne\v Jt?rsq,, and most recently, New Hampshire.
The Walworth County, \-Vi.xonsin comprehensive plan and
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Conclusion: Where Do We Go
- From Here?
These are but a few of the growing nunher of farmland
preservation approaches that are being taken by states and . counties throughout the United States. Citizens and public
officials may have new ideas that are suited to the geographic,
economic and political situation in your community. - Considering the consequences for your locaBty and possibly the
nation itself, it is well worth trying to presen e farmland no
matter what the local circumstances may be. The experiences of
Ware, Black Hawk, \ikonsin, Suffo!k, Hoivard and other
pioneers offer lessons to other communities that wish to
preserve famland:
agricultural community is essential to lhe success of
any local farmland preservation program.
The agricultural co!l.mmunit~~-incill~i~~ ilOt ody farmers, but
also county agricultural extension age!::^. representatives of
farnm organizations and agricultural bt:5i:lessn:en"has the most
to gain or lose from an! local attempt 10 IlresenP farmland. The
political support of agriculturalists for local ordiaances, plans or
bond issues is usually critical to the adopion of these measures
for farndand prest:m;ltion.
Moreover, as land use specialist William Toner puts it,
"Planners know how to plan, but farmers h~ow how to farm."
Thcir experience on the ground puts farmers in a better
position thm any other group of citizcns tc. provide common
5er~e approach% XI the related problems of presening
kxdand and farming itself. Many rommunities have, as the
first step in putting tof;et&r a prograrn of farmland
preservation, established official agricu!tural advisory
committees to document the agricultural problems in their . - ldty and to prope solutions to farmland 10~s."~~~
The early parricipatinn and cooperation of the.'
Careful techhical analysis of the local iarmland
situation, inclueing surveys of soil QF and land
usage, is the bask ior a reasoned choice about how
much and which kinds of farmland should be
preserved b- a community.
. Very few state cr ha1 progranls h;rve set fer t3emselves the
illusory goal cf Fyxw'c'ing all their agrir~k~:~. ~.nds. The choice
of which lands ts 7resen.e as a priori;? :hcs &comes an
..
important question. Good technical information about the value
and productivity of local farmland, and the uses to which it is
being put, is the cornerstone of a responsible farmland
preservation program.
federal government agencies, notably the US. Ikpat-tltwnt of
Agriculture, whose Soil Conservation Service providcs
indispensable help with soil surveys. Some communities have, as
part of their technical analysis, reviewed ihe statistics that
demonstrate the economic contribution that agriculture makes
to their locality; the publication of this kirld of information has
helped gain public acceptance for their farmland preservation
pmgr"l1ls.
Local farmland pmrvation works beet whcn all
the tools available to government arc usocl in a
coordinated way, so that policieo do not work at cross
purposee.
Any one approach to farmland preservation is not likely to be
effective, if other government programs or policies arc
inconsistent with it. For example, agricultural zoning can be
undercut, if the local capital irrlprovement plan calls for the
extension of water and sewer lines into prime farihing areas, or
if property taxes are not resmlctured so as to prevent the
premature sale of farnlland for development.
Similarly, agricultural districting and he purchase of
development rights can help preserve farmland, but may not
succeed in presening farming itself, if state or local policies do
not support agriculture as an ongoing enterprise. And state and
local initiatives themselves may be rendered ineffective if federal
actions are not consistent "ith them. A coordinated farmland
preservation strategy that meshes all the policy tools of
government is the approach that is most likely to succeed.
Con~munitiee that provide for a flexible balance
Technical assistance is sornetimes avaihblc frh1 a numbf?r of
between the preservation of farmland and the
'development of homing ondinduetry are most likely
to succeed.
'4 'i
Farmland preserwation is a sophisticated process that seeks to :1
meet community residential and industrial dixelopnlent goals
by directing such development onto lands where it is most ,: ,!
appropriate, thus saving tlle most valuable farmlands and 'i
sustaining native agricultural industry. Communities cannot
afford to ignore t1w"other side of the coin" in tryiltg to preserve
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END OF PREVIOUS DOCUMENT.
ANOTHER DOCUMENT FOLLOWS
MEMORANDUM
'f
DATE : September 9,
TO : Frank A1esh.i-re, City Manager
SUBJECT: Aqricul.tural _" ~ Advisory Committee ___-
At the September 2nd City COI~Z~L~ xweting the iterim agri-
cultural policy was adopted, The policy called for, among
other thing:;, the fornution o€ an Agri.cu.ltura1 Advisory
Committee. The Planning DepartInerit suggt:sts that the Com-
mittee be organized at this t.irne.
It is also suggested that the Cormittee biz conprised of five
members; one from the City Counci 1, one from the Planning Commission, and three from the nr;Jr:icul.tural community. The
following people may be corrr;idered among many others as potentia:l Committee members due to their experience or
interest: Eric Larson, Peter MacKauf, Dr. .Gordon Kubota, or
Guy Mooxe. None of these peo;)Ie have been contacted regard-
ing the Ayricultural. Advisoi"\r Committee; the Planning Depart-
ment is only recommending t.hem as potential Committee members.
The first meeting OE the Cornmittc?e would be used for two
purposes: to set procedures :for future meetings; and, to
comment on the recomrnendations made in the Local Coastal
Plan. The end product of the Committee would be a report on
the problem o.E agriculture in Carl.sbad with suggestions Sor
solutions. This report wou1.d be the basis for an agri-
cultural element to the General Plan.
JC: jt
potent-ial. Agricultural Advisory
rJomrn:i 1: tee P4cmhers
END OF PREVIOUS DOCUMENT.
ANOTHER DOCUMENT FOLLOWS
Agricultural n Lands Project
\
December 16, 1980
RECEIVED
Joyce Crosthwaite DEC 22 1980
City of Carlsbad Planning Department 1200 Elm Avenue Cm OF CARLSBAD Carl sbad, Cal ifornia 92008 f!krIning Department
Dear Ms. Crosthwai te:
In response to our conversation today, I am enclosing various materials you requested, and have placed you on our mailing list for Aglands Exchange.
Thank you for your interest. Feel free to get in touch with me if I can further assist you.
Sinceply,
Carol i ne G. Hemenwad Project Assistant
Enclosures
NATIONAL ASSOCIATION OF COUNTIES RESEARCH FOUNDATION, 1735 NEW YORK AVE., NW WASHINGTON, D.C. 20006.202/785-9577