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HomeMy WebLinkAboutZON2003-00034 NATURAL RESOURCES NRP 10.10 Support the work of Washington State University Cooperative Extension for technical and marketing assistance for small-scale commercial farmers. AQUACULTURE RESOURCES GOAL: NRG 11.0 Conserve and protect aquaculture lands and associated facilities in order to ensure a long-term commercial and recreational resource base. POLICIES: NRP 11.1 Establish criteria for designating commercial shellfish beds of long-term commercial significance. NRP 11.2 Encourage the conservation of aquaculture lands through the designation of long term commercially significant lands, tax incentive programs and the regulation of adjacent land uses. NRP 113 Minimize conflicts with adjacent land uses to protect continued productive aquaculture activities in marine waters associated with fish hatcheries and shellfish habitat. NRP 11.4 Address the cumulative impacts of land use activities on or adjacent to shellfish habitat through the Shoreline Management Master Program,Comprehensive Plan amendments,and County land use ordinances. NRP 11.5 Minimize adverse impacts on the quantity and quality of water resources by encouraging land based and marine aquaculture operations to utilize best management practices. NRP 11.6 Net pens, which are not designated resource lands, shall be regulated under the Shoreline Management Master Program under regulations for aquaculture activities. Such regulations will be updated during the SMMP revision for consistency with the Comprehensive Plan. The Plan will then be amended to incorporate the SMMP as an element of the Comprehensive Plan. Until the revised SMMP is adopted, where a regulatory provision is inconsistent with other County ordinances,the more restrictive provision shall apply. Jefferson County Comprehensive Plan 4-39 August 28,1998 NATURAL RESOURCES POLICIES: NRP 9.1 Regulate mining operations to prevent adverse impacts to ground or surface water quality. NRP 9.2 Establish a preference for the protection of aquifers and recharge zones from the effects of surface mining in the event that adverse impacts cannot be avoided through best management practices. AGRICULTURE LANDS GOAL: NRG 10.0 Conserve and protect the agricultural land base and its associated lifestyle. POLICIES: NRP 10.1 Adopt a final Agricultural Lands Ordinance that includes the criteria from the Interim Agricultural Lands Ordinance for classifying and designating Agricultural Lands for long- term commercial significance based on the class of agricultural land,the size of the parcel,the tax status,current use,and distance from populated areas. NRP 10.2 Minimize conflicts with agricultural activities by developing site and design requirements for land use activities adjacent to designated agricultural land. NRP 103 Support the conservation of agricultural land through tax incentive programs,the purchase or transfer of development rights,and other methods developed in cooperation with agricultural landowners and managers. NRP 10.4 Coordinate with state and federal agencies to encourage conservation of productive agricultural land through best management practices, including soil and water conservation, drainage,and livestock waste management programs. NRP 10.5 Support the continuation of farming as the primary use of Agricultural Lands by allowing a maximum base density of one dwelling unit per twenty(20)acres. NRP 10.6 Encourage clustering based upon the characteristics of various types of agricultural areas and practices in the County, while preserving an overall base density on Agricultural Lands that does not exceed one dwelling unit per twenty(20)acres. NRP 10.7 Prohibit the extension of service areas of utility local improvement districts, fire districts,or sewer,water,or public utility districts into designated Agricultural Lands. NRP 10.8 Support agricultural activities such as farmers' markets and roadside stands by permitting these uses outright in rural and agricultural areas. NRP 10.9 Encourage the preservation of family owned farms by discouraging the conversion of these lands to other uses. Jefferson County Comprehensive Plan 4-3 8 August 28,1998 NATURAL RESOURCES I RANGE 02 W I RANGE 01 W 1 RANGE 01 E z Fi '. ■r ."! I!Ef * g , ...".' V.1 w,i Ltr, ■..F. .. i'r!'1F„___Nr. ..- , remizo ",';''... -Aral% z Eflisl-• ..R..',./..1-,w 'IV ^,:lipm,,-zikir-w• ... • `-. il4... 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Ir4 71 - • •• 1-'( RANGE 02 W I RANGE 01 W I RANGE 01 E Jefferson County Comprehensive Plan 4-27 August 28, 1998 NATURAL RESOURCES . RANGE 02 W I RANGE 01 W I RANGE 01 E Z m DI 2 a V is l 's� lit: g i \t Q. r iI!!1 I. , jij l ...i L 1. Asi, ,1,,,,, 1 its o • 1 '`� .4-i-' l �IARW �i *�k [x� 1 1 1 `� 1 i - 'i' h. -' z ,-a " l _ i '" ; / , - 1 _ A 1, \ a1 3 1 L, 1 g. , o. / I 4MI 1 + `. DO a. / - - • : - Miles IR li S' ■ i , NI 1 : i -\-r-- �.1 '-- s` -- - a:.l?.,■1 ` Z -r--'r r ! / J I ., 1 1 1 ' s I- —i4r --r---t-- r- �-t -- i I r !, u' - , , ' I l • _ji - 1 ,, ' ' ' , 1 1-:-1 x - tit---i- l ---l--- --d . 1 I r - I _ 1, 0 — 1 ' f 1 PRIME PARKLAND 3011.CODES CO' , • I 1° a KI q1' '�--- '�---j IIII 2 AGa r¢N0.SE EH,SR,SO.'rh z - " 1 _ , " , , 1 - ` ? 3•Ey.RR IQ , Ei ------F---t---i----4----,;� _--' 5 NP,rc,rgL eg,R1c LB.WA E . - " ; - , , • Western 3.Itor.oal aunty only•1 -- SUBJECT to the following limitations e- - 1 ' I - 1 _-- ,u - CODE LIMITATION t- ,.� l'� 1 All areas are prime farmland i; 2 Only drained areas.re prime farmland ' l • i • 1 i r, �,I° O Only u.ess protmted from[loading or n°t hxqumtly , 1 � Doodad during t►e growing..awal are Prime farmland ---t'--r--�1;1 5 Only drained areas protected from(boding or not frequently I ' Omdad during th.growing roos.0 are Primp farmland. -1•--- ` ; li ^�-; Ili Orolw•rlw.E PURPOSES OILY mil ;' PRIME FARMLAND SOILS "°""'"""�g""°E�a`OTMe t �r 1 EXACTNESS OF e000OA0IES MO A EAS. EASTERN JEFFERSON COUNTY Jett rm.I°"` 3 aEV[SEn. F.arue.y 22, 1995 I _ I RANGE 02 W I RANGE 01 W I RANGE 01 E Jefferson County Comprehensive Plan 4-25 August 28, 1998 NATURAL RESOURCES Jefferson County Comprehensive Plan 4-12 August 28,1998 NATURAL RESOURCES The following aquaculture resources are designated as Agricultural Lands of Long-Term Commercial Significance in accordance with the classification and designation of Agricultural Land as discussed above: • Upland finfish hatcheries;and, • Commercial shellfish beds and their upland facilities. The owners of shellfish beds that are not designated as Long-Term Commercially Significant may petition the County for classification as Agricultural Land of Local Significance in order to gain the protections and benefits provided by the designation. The Regulatory Framework for Aquaculture Lands Aquaculture Resources will be included in the final Agricultural Lands Ordinance. The Interim Agricultural Lands Ordinance will be reviewed for consistency with the Comprehensive Plan prior to adoption as a final ordinance in order to establish criteria and processes for the designation of upland finfish hatcheries and commercial shellfish beds as Agricultural Lands of Long-Term Commercial Significance. The interim ordinance includes an opt-in process for owners of shellfish beds to petition to be designated as Agricultural Lands of Local Significance. The regulations for aquaculture lands as designated in the final Agricultural Lands Ordinance must be consistent with the Comprehensive Plan and with the Jefferson County Shoreline Management Master Program (SMMP). The Shoreline Management Master Program will be revised following adoption of the Comprehensive Plan to be consistent with the goals and policies of the Plan. Aquaculture development, including but not limited to the construction of structures or bulkheads, dredging, filling, driving piles, or any project that interferes with the normal public use of surface waters overlying tidelands, is currently regulated under the Shoreline Management Master Program within shoreline areas. Shoreline jurisdiction generally extends from the Ordinary High Water Mark(OHWM)to approximately 200 feet landward and from the OHWM seaward to the offshore County line. During the revision of the SMMP, conflicts between inconsistent provisions of the Agricultural Lands Ordinance and the SMMP will be resolved by relying on the more restrictive provision. Development regulations will be adopted that recognize the diversity of aquaculture practices and uses of aquaculture resources. These regulations should consider allowing compatible, non-aquaculture uses while protecting aquaculture resources from conflicting uses. Criteria should be developed to assess the compatibility of non-aquaculture uses on Aquaculture Lands. Land-based fish rearing and marine-based shellfish facilities require high quality water to_operate. As described in the Environment Element of the Comprehensive Plan, Jefferson County should identify potential gaps in existing environmental protections and develop comprehensive regulations to further enhance and protect water quality, based on a watershed management approach. A comprehensive land clearing and grading ordinance will be developed to protect surface and ground water quality and quantity, control storm water runoff, and minimize potential damage to fish and wildlife habitat. For more information on a clearing and grading ordinance, please refer to the Environment Element of the Comprehensive Plan. Jefferson County Comprehensive Plan 4-11 August 28,1998 NATURAL RESOURCES • No part of the parcel lies within the boundaries of an Urban Growth Area Boundary; • The parcel is a minimum of five(5)acres; • The subject property is surrounded by parcels no smaller than three (3) acres in size on 100% of its perimeter; • The parcel meets the definition of agricultural land provided by the Agricultural Land Ordinance;and, • The parcel is currently used or managed for commercial agriculture purposes. The Regulatory Framework for Agriculture The current Interim Agricultural Lands Ordinance (Ordinance 08-0525-95), was adopted in 1995. A permanent Agricultural Lands Ordinance will be adopted based on a review of the interim ordinance for consistency with the Comprehensive Plan. The interim ordinance establishes criteria for the designation, conservation, and regulation of Agricultural Production Districts and Agricultural Lands of Long-Term Commercial Significance. The ordinance also creates an opt-in process for the designation of Agricultural Lands of Local Significance that will be adopted in the final ordinance. Development regulations will recognize the diversity of agricultural land uses and practices and will allow compatible, non-farming uses while protecting agricultural lands from conflicting uses. Criteria should be developed to assess the compatibility of non-agriculture uses with Agricultural Lands. Residential densities will not exceed one(1)dwelling unit per twenty(20)acres. Clustering techniques will be considered in agricultural areas subject to specific criteria to ensure that the development is compatible with farming use. In order to protect the property rights of agriculture landowners and maintain the agriculture industry, a Right to Practice Agriculture provision of the interim ordinance will be adopted as part of the final ordinance. Protections containted in this ordinance should apply to all designated agricultural land that complies with best agriculture management practices as described in the ordinance. Many individual farms are in rural areas where low density land uses present fewer conflicts with agriculture. Continued farming on such parcels will be encouraged through residential zoning that maintains large lots and low densities, and treats farming as a permitted use. For further discussion of these issues,please refer to the Land Use and Rural Element of the Comprehensive Plan. Aquaculture Resources Classification and Designation of Aquaculture Resources The Department of Community, Trade, and Economic Development does not issue guidelines for the classification of aquaculture resource lands. Although the Growth Management Act does not specifically include aquaculture lands as natural resource lands requiring protection and conservation, Jefferson County has elected to do so in recognition of the importance of commercial aquaculture to the local and regional economy. The statutory basis for designation of aquaculture land as Agricultural Lands of Long-Term Commercial Significance is RCW 36.70A.030(2), the definition of agricultural land as: "...land primarily devoted to the commercial production of horticultural, viticultural, floricultural, dairy, apiary, vegetable, or animal products or berries, grain, hay, straw, turf, seed, Christmas trees not subject to the excise tax imposed by RCW 84.33.100 through 84.33.140, finfish in upland hatcheries, or livestock, and that has long-term commercial significance for agricultural production." Shellfish are included under animal products,while finfish in upland hatcheries were amended to the definition under ESSB 6228 in 1994. Jefferson County Comprehensive Plan 4-10 August 28,1998 NATURAL RESOURCES • Lands lying within the designated"Agricultural Production Districts"and, • Agricultural Lands of Local Significance which are designated by the County through the voluntary action of the owner who successfully petitions to "opt-in" to the designation and receive its associated protections and benefits. Agricultural Production Districts Agricultural Production Districts should predominantly consist of those lands with the following characteristics: • More than fifty per cent (50%) of the parcel consists of Prime Farmland, as designated by the Soil Conservation Service of the U.S.Department of Agriculture; • the parcel is nominally twenty(20)acres or greater in size; • the parcel is adjacent to parcels of at least 3 acres in size on 75%or more of its perimeter, • the land is currently being used for commercial agricultural purposes;and, • is participating in the Open Space Agricultural Tax Program. Agricultural Production Districts are areas where farming is the principal and preferred activity. To accomplish this, the primary zoning in the Agricultural Production Districts will be Commercial Agricultural Lands (AG-20). Some land is included in the Agricultural Production Districts that is not currently in agricultural production and is currently devoted either to open land, forestry or low density residential uses. This land is included for the following reasons: • To prevent the "checkerboarding"that characterized the Interim Agricultural Ordinance; • To minimize the potential for viable agricultural activities to be compromised by the development of incompatible adjacent land uses;and, • To allow for potential expansion of agricultural uses. The Agricultural Production Districts include nearly all the currently farmed land in Eastern Jefferson County. These districts have been established in the following areas: • Beaver Valley Agricultural District; • Chimacum-Center Valley Agricultural District; • Discovery Bay Delta/Snow Creek Agricultural District; • Quilcene River Delta Agricultural District; and, • Tarboo Creek Valley Agricultural District. These designated Agricultural Production Districts are represented on the Agricultural Lands of Long- Term Significance Map included in this chapter. Agricultural Land of Local Significance In order to stimulate agricultural diversity and to maintain a stable land base for future agricultural growth, the owner of a parcel may petition the County for designation as Agricultural Land of Local Significance. This designation should offer all the protection and benefits of lands designated as an Agricultural Production District,provided the parcel meets all of the following criteria: Jefferson County Comprehensive Plan 4-9 August 28,1998 Josh Peters From: Josh Peters Sent: Thursday, September 18, 2003 3:03 PM To: David Goldsmith; Glen Huntingford; Dan Titterness; Judi Mackey; Jack Westerman; Cheryl Halvorson; David Whipple (E-mail); Dennis Schultz (E-mail); Edeltraut Sokol (E-mail); H. Eileen Rogers (E-mail); Jenny Davis (E-mail); Philip Flynn (E-mail); Randy Kline; Robert Lee Morgan (E-mail);Tom McNerney (E-mail) Cc: Al Scalf; Karen Driscoll; Dave Christensen;Jefferson County Conservation District(E-mail) Subject: public mtg re: preserving agriculture in JeffCo Greetings: Al received a letter today from the American Farmland Trust containing an invitation to a meeting scheduled for Monday, September 29, 7:00 to 9:00 (welcome& refreshments at 6:30), at the WSU Extension Spruce Room. According to the flyer, the purpose of the meeting is for Olympic Peninsula farmers and concerned citizens "...to learn about and discuss how we can stop the loss of local agricultural lands in our community"and "...learn how we can preserve our farms, help our farmers, and assure that well managed, economically viable agriculture is an enduring part of the future of our community." Also invited are the Jefferson Land Trust, Jefferson County Conservation District, and Jefferson County Cooperative Extension. I wanted to make sure that you knew about the meeting, in case you hadn't heard about it. As you know, the Planning Commission (PC) is holding a public hearing on October 1 regarding proposed amendments to the Comp Plan involving how we categorize and designate Agricultural Lands under the GMA. Also,the PC Ag Lands Committee is working with DCD staff to develop a complimentary UDC amendment package for introduction into the public process later this year or early next year. And during next year's Comp Plan amendment cycle,we expect to consider a list of parcels whose owners are interested in having their land re- designated as Agricultural Land. The timing of this meeting at WSU is good in the context of current Ag Lands planning effort. The PC Ag Lands Committee may want to simply attend this meeting instead of holding their regularly schedule meeting for that Monday evening. Let Cheryl know if that is your choice so that she can arrange for a cancellation notice in the newspaper. Other PC members and County officials may want to attend, as well. DCD will be sending a representative, as will Dave C.from Natural Resources. Thank you for your attention. Regards, Josh Josh D. Peters Associate Planner, Long-Range Planning Jefferson County Department of Community Development 621 Sheridan Street, Port Townsend WA 98368 Direct: (360)379-4466, Main: (360) 379-4450, Fax: (360) 379-4473 Email:jpeters@co.jefferson.wa.us Web: http://www.co.iefferson.wa.us/commdevelopment/ II 1 4 , " JEFFERSON COUNTY 4 '' DEPARTMENT OF COMMUNITY DEVELOPMENT ► — 621 Sheridan Street• Port Townsend •Washington 98368 ' ' 7N0` 360/379-4450.360/379-4451 Fax http://www.co.jefferson.wa.us/commdevelopment/ Application for Suggested Comprehensive Plan /UDC Amendment MLA# 03-209 PROJECT/APPLICANT NAME: JEFFERSON COUNTY Submittal Requirements 1. A completed Master Land Use Application. Representative authorization is required if application is not signed by applicant. 2. Any additional information reasonably deemed necessary by the Administrator to evaluate the proposed amendment. 3. Please prepare and label as"Exhibit A,"a description of the proposed Plan/UDC amendment and any associated development proposal(s) if applicable. Applications for projected-related amendments must include plans and information or studies accurately depicting existing and proposed uses and improvements. Applications for such amendments that do not specify proposed uses and potential impacts are assumed to have maximum impact to the environment and public facilities and services. 4. Please provide an explanation of why the amendment is being proposed. (Attach additional sheets,if necessary.) The Board of County Commissioners (BOCC) adopted Ordinance No. 05-0428-03 on April 28, 2003, amending the Unified Development Code (UDC) with regard to the regulation of existing and ongoing agriculture, among other topics. This Comprehensive Plan amendment application is part of "Step Two" of 2003 Agricultural Lands planning. Using grant funds from Washington State, the Department of Community Development (DCD) will coordinate a public outreach process to ascertain interest in the"Agricultural Lands of Local Significance"program cited in the Comprehensive Plan. Working with the Planning Commission, DCD will develop a comprehensive Agricultural Lands package that will/may include land use map amendments, clarification in the Comprehensive Plan and/or UDC of various Agricultural Lands designations, reconsideration of UDC regulations as applied to Agricultural Lands(uses allowed per Table 3-1 in particular),and other unfinished Agricultural Lands planning tasks as described in the Comprehensive Plan. The package will be refined during the months of May and June (per the State grant) and reviewed in public process with the Planning Commission and BOCC. 5. Please prepare and label as"Exhibit B,"proposed amendatory language(i.e.,to affected text of both the Comprehensive Plan and UDC) shown in "bill" format, with text to be added indicated with underlining (e.g., underlining), and text to be deleted indicated with strikeouts(e.g.,strikeouts). 6. Please prepare and label as "Exhibit C," a thorough explanation of how the proposed amendment, meets, conflicts with, or relates to the following inquiries(NOTE:Simple`yes"or"no"responses are unacceptable.) a. Have the circumstances related to the proposed amendment and/or the area in which it is located substantially changed since the adoption of the Jefferson County Comprehensive Plan? b. Are the assumptions that form the basis for the Jefferson County Comprehensive Plan no longer valid, or has new information become available that was not considered during the process of adoption of the Jefferson County Comprehensive Plan or any subsequent amendment? c. Does the proposed amendment reflect current widely held values of the residents of Jefferson County? 7. The appli•= •- -by certifies that the statements contained in this application are true and provide an accurate representation of the pr, -d am- dment;and the applicant(s) hereby acknowledges that any approval issued on this application may be revoked - ch s tement i-found to be false. AL SC•, !a' - __ 111, ,gti MAY 1,2003 APP 4 A7NT'S :�E DATE MLA03-209:5/1/03 Page 1 t , 6 elk JEFFERSON COUNTY .4 i4 0,, ..4 41 DEPARTMENT OF COMMUNITY DEVELOPMENT O " 621 Sheridan Street• Port Townsend •Washington 98368 360/379-4450•360/379-4451 Fax http://www.co.jefferson.wa.us/commdevelopment/ Master Land Use Permit Application Form MLA03 209 PROPERTY INFORMATION Tax Parcel Number: ❑ -❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Subdivision Name: Lot Number: Property Size: (acres/square feet) Existing Use of Property: Site Address and/or Directions to Property: Not applicable. This is not a site-specific proposal. APPLICANT INFORMATION Board of County Commissioners by and though the Name of Applicant: Department of Community Development Telephone: (360)379-4450 Address: 621 Sheridan St City: Port Townsend State: WA Zip Code: 98368 Name of Authorized Agent(if applicable): N/A Telephone: Address: City: State: Zip Code: DESCRIPTION OF PROPOSED USE OR ACTIVITY(include separate sheets as necessary) The Board of County Commissioners (BOCC) adopted Ordinance No. 05-0428-03 on April 28, 2003, amending the Unified Development Code (UDC) with regard to the regulation of existing and ongoing agriculture, among other topics. This Comprehensive Plan amendment application is part of "Step Two" of 2003 Agricultural Lands planning. Using grant funds from Washington State, the Department of Community Development(DCD) will coordinate a public outreach process to ascertain interest in the "Agricultural Lands of Local Significance" program cited in the Comprehensive Plan. Working with the Planning Commission, DCD will develop a comprehensive Agricultural Lands package that will/may include land use map amendments, clarification in the Comprehensive Plan and/or UDC of various Agricultural Lands designations, reconsideration of UDC regulations as applied to Agricultural Lands (uses allowed per Table 3-1 in particular), and other unfinished Agricultural Lands planning tasks as described in the Comprehensive Plan. The package will be refined during the months of May and June and reviewed in public process with the Planning Commission and BOCC. PERMITS REQUESTED FROM JEFFERSON COUNTY Please check with Permit Center personnel before completing this section and refer to the specific sections of the UDC referenced for more information and further requirements.An asterisk(*) indicates that a supplemental application or questionnaire is required. Type I Permits Refer to: ❑ Septic Permit/Evaluation of Existing System(EES) UDC Section 6.4.1 and Chapter 8.15 JCC ❑ Building/Demolition Permit UDC Section 3.2.1 and Table 3-1 ❑ Allowed"Yes"Use Consistency Analysis UDC Section 3.2.1 and Table 3-1 ❑ Home Business Table 3-1 and UDC Section 4.20 ❑ Stormwater Management* UDC Section 6.7 ❑ Road Access* UDC Section 6.8 ❑ Boundary Line Adjustment* UDC Section 7.2 ❑ Minor PRRD Amendments UDC Section 3.6.13.15 ❑ Sign Permit* UDC Section 6.15 ❑ Site Plan Approval Advance Determination(SPAAD) UDC Section 8.7 ❑ Shoreline Master Program Exemption/Permit Revisions UDC Section 5 MLA03-209:5/1/03 ❑ Temporary Use(based on use may be Type II or Type III)* UDC Sections 4.38 and 4.39 Type II Permits Refer to: ❑ Discretionary"D"or Unnamed Use Classification UDC Sections 3.2.1,3.2.2 and Table 3-1 ❑ Cottage Industry UDC Section 7.3 and Table 3-1 ❑ Short Plat, Preliminary and Final* UDC Section 7.3 ❑ Binding Site Plan* UDC Section 7.5 ❑ Conditional(Administrative)"C(a)"Use UDC Table 3-1 and Section 8.8 ❑ Conditional(Discretionary)"C(d)"Use UDC Table 3-1 and Section 8.8 ❑ Variance, Minor* UDC Section 8.9 ❑ Wireless Telecommunication Ordinance 06-0712-99(UDC Appendix C) ❑ Shoreline Substantial Development(Primary Use) UDC Section 5 ❑ Forest Practices Act/Release of Six-Year Moratorium for SFR UDC Section 4.16.5(c) ❑ Temporary Use* UDC Sections 4.38 and 4.39 Type III Permits ❑ Conditional"C"Use UDC Section 8.8 ❑ Long Plat, Preliminary* UDC Section 7.4 ❑ Planned Rural Residential Development Preliminary Approval UDC Section 3.6.13(must be in conjunction with an (PRRD)and Major Amendments* underlying land division application) ❑ Plat Vacation/Alteration UDC Section 7.1.3(d) ❑ Variance, Major* UDC Section 8.9 ❑ Reasonable Economic Use Variance* UDC Section 3.6.4(h) ❑ Wireless Telecommunication Ordinance 06-0712-99 UDC Appendix C ❑ Shoreline Management Substantial Development, Secondary Use* UDC Section 5 ❑ Shoreline Management Conditional Use* UDC Section 5 ❑ Shoreline Management Variance* UDC Section 5 Type IV Permits ❑ Long Plat,Final UDC Section 7.4 ❑ PRRD, Final UDC Section 3.6.13 Type V Permits ❑ Special Use(Essential Public Facilities) UDC Section 3.3.5 ❑ Jefferson County Comprehensive Plan/UDC/Land Use District Map UDC Section 9 Amendment* ❑ Jefferson County Shoreline Master Program Amendment* UDC Section 5 Other Local,State or Federal Permits ❑ Please identify any other local,state or federal permits required for this proposal,if known: Review under the State Environmental Policy Act(SEPA) ACKNOWLEDGEMENTS By signing the application form,the applicant/owner attests that the information provided herein is true and correct to the best of their knowledge. I also certify that this application is being made with the full knowledge and consent of all owners of the affected property. Any material falsehood or any omission of a material fact made by the applicant/owner with respect to this application packet may result in this permit being null and void. I further agree to save, indemnify and hold harmless Jefferson County against all liabilities, judgments, court costs, reasonable attorney's fees and expenses which may in any way accrue against Jefferson County as a re:•• t of or in consequence of the granting of this permit. I further agree to provide access and right of entry to Jefferson County and i • • ees, representatives or agents for the sole purpose of application review and any required later inspections. This right of �i . I expire when the County (through the Administrator or the Administrator's representatives) concludes the application h-.: co . -d with all applicable laws and regulations. Access and right of entry to th ap licant's property shall be requested a,:`� • •• •,. I •ur. g regular business hours. Y iv e • s 1 03 (APPLICA' OR AUTHORIZED REPR - ■ VE SIGNATURE) (DATE) I hereby designate to act as my gent in matters related to this application for permit(s). (APPLICANT SIGNATURE) (DAT The action or actions Applicant will undertake as a result of the issuance of this permit may negatively impact upon one or more threatened or enda0•ered species and could lead to a potential "take"of an endangered species as those terms are defined in the federal law know th- "Endangered Species Act" or "ESA." Jefferson County makes no assurances to the applicant that the actions that will be • aken •ecause this permit has been issued will not violate the ESA. Any individual,group or agency can file a lawsuit on behal v a endangered species regarding your action(s) even if you are in compliance with the Jefferson County development code/ e A.•.cant acknowledges that he,she or it holds individual and non-transferable responsibility for adhering to and complying wl -_c•plicant has read this disclaimer and signs and dates it below.G--(110 (APPLICANT OR AUTHORIZED REPRESENTATIV-SIGNA URE) (DATE) MLA03-209:5/1/03 III EXHIBIT A MLA03-209 Description of the Proposed Comprehensive Plan/UDC Amendments Issue The Comprehensive Plan, adopted in 1998, describes unfinished tasks with regard to Agricultural Lands planning. This application package is slated to complete some or all of the tasks. In particular, residents interested in petitioning the County for involvement in the"Agricultural Lands of Local Significance" program cited in the Comprehensive Plan will have an opportunity to do so during the 2003 Comprehensive Plan amendment cycle without having to submit a formal Site-Specific Comprehensive Plan Amendment application. Background information can be found in a DCD staff memorandum to the Planning Commission, dated February 13, 2003 and located at this site: http://www.co.jefferson.wa.us/commdevelopment/Agriculture.htm. Board of County Commissioners Concern On April 21, 2003, the BOCC unanimously sanctioned a placeholder Comprehensive Plan amendment proposal with regard to 2003 Agricultural Lands planning. Department of Community Development Recommendation DCD will be developing a recommended proposal together with the Planning Commission during the months of May and June. Affected CP and UDC Sections The affected sections are undetermined at this juncture. Anticipated for amendment are the Comprehensive Plan Land Use Map and the use table (Table 3-1) of the UDC. MLA03-209 Ems.A:5/1/03 Page 1 EXHIBIT B MLA03-209 Proposed Line-In/Line-Out Comprehensive Plan & UDC Amendment Language To be developed during the 2003 Comprehensive Plan amendment cycle. MLA03-209 Exh.B:5/1/03 Page 1 EXHIBIT C MLA03-209 Submittal Requirement #6 Please prepare and label as"Exhibit C,"a thorough explanation of how the proposed amendment, meets, conflicts with, or relates to the following inquiries. (NOTE: Simple"yes"or"no"responses are unacceptable.) a. Have the circumstances related to the proposed amendment and/or the area in which it is located substantially changed since the adoption of the Jefferson County Comprehensive Plan? The BOCC adopted Unified Development Code (UDC) amendments on April 28, 2003 in relation to the regulation of existing and ongoing agriculture. These amendments are the implementation of an agreement between Jefferson County and the Washington Environmental Council (WEC) in relation to a WEC petition to the Western Washington Growth Management Hearings Board (WWGMHB) with regard to the adoption of the UDC. This amendment process is an integral "Step Two"to 2003 Agricultural Lands planning. b. Are the assumptions that form the basis for the Jefferson County Comprehensive Plan no longer valid, or has new information become available that was not considered during the process of adoption of the Jefferson County Comprehensive Plan or any subsequent amendment? The 1998 Comprehensive Plan describes unfinished Agricultural Lands planning tasks. This amendment process is intended to complete some or all of those unfinished tasks. c. Does the proposed amendment reflect current widely held values of the residents of Jefferson County? DCD will coordinate a public outreach process using grant funds from Washington State. The public process associated with the development and review of this application package should provide insight into this question. The BOCC, representing Jefferson County citizens, sanctioned the initiation of this process. [END] MLA03-209 Ems.C:5/1/03 Page 1 NATURAL RESOURCES EXHIBIT B ML403-209 regulation of mineral extraction sites less than three (3) acres in size, and will consider regulations for protection of the environment from activities at these small sites. Agricultural Lands Classification and Designation of Agricultural Land Designations for agricultural lands are based on prime agricultural soils identified in the Natural Resources Conservation Service's Soil Survey of Jefferson County, Washington. The following additional guidelines have been provided by the Department of Community, Trade and Economic Development: 1. The availability of public facilities; 2. Tax status; 3. The availability of public services; 4. Relationship or proximity to Urban Growth Areas; 5. Predominant parcel size; 6. Land use settlement patterns and their compatibility with agricultural practices; 7. Intensity of nearby land uses and their compatibility with agricultural practices; 8. History of land development permits issued nearby; 9. Land values under alternative uses;and, 10. Proximity to markets. Several of the above indicators were analyzed to assess the long-term commercial viability of lands currently in agricultural use. Table 4-2 Guidelines for Classification of Agricultural Resource Lands in Jefferson County Indicator Comments 1. Availability of Public Facilities and Since lands within Urban Growth Areas (UGAs) are intended Services and Proximity to Urban to be served by public facilities and services within a twenty Growth Areas year period, agricultural lands of long-term commercial significance should be located outside of the UGA boundaries. 2. Tax Status Agricultural lands of long-term commercial significance should be eligible for enrollment in the Open Space Agricultural Tax Program. 3. Parcel Size Agricultural lands of long-term commercial significance should be composed of large parcels. 4. Land Use Settlement Patterns and To provide sufficient buffering and setbacks,agricultural lands Their Compatibility with of long-term commercial significance should be adjacent to Agricultural Practices large parcels. 5. Proximity of Markets Agricultural lands of long-term commercial "significance should have access to transportation networks for access to local and regional markets. Factors involved include the type of crop and intensity of agricultural uses. 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E C. ,) 0 5 o� rD Ow �� F ..• . 5 ^t V F a g"� 's^,3 �� as - F H...is,' .. _d fie ti3 4 F•} iiib 'G g � • ¢, avnd i„. JEFFERSON COUNTY , M DEPARTMENT OF COMMUNITY DEVELOPMENT 621 Sheridan Street • Port Townsend •Washington 98368 lektnsie 360/379-4450 . 360/379-4451 Fax http://www.co.jefferson.wa.us/commdevelopment/ June 28, 2003 Dear Jefferson County Property Owner: Subject: Opportunity to Rezone to Agricultural Land You have been mailed this letter because you live in the unincorporated portion of Jefferson County and own land one acre or larger that is not currently zoned for agriculture. For practical reasons, owners with parcels under one acre will receive this same information through the newspaper. This is a very broad group of landowners and obviously some of you may not be interested in using your land for any form of agriculture for profit. We apologize for this inconvenience but you may still be interested in our agricultural lands planning effort this year. The Jefferson County Agricultural policies and zoning designations are being reviewed this year as part of a Comprehensive Plan amendment proposal. The Department of Community Development has temporarily hired Karen Driscoll, a former planner, to coordinate this agricultural lands planning effort. She and her husband have a commercial farm on Eaglemount Road near Chimacum. She will be working Monday through Wednesdays throughout the summer and fall. If you have any questions or comments about agriculture policies or zoning you may call her at 360-385-9407 or email her at kdriscoll@co.jefferson.wa.us In addition to traditional farms, commercial agriculture and aquaculture are frequently practiced on a small scale by intensive methods that may generate income even if it is not the owner's principal means of support. These small commercial agriculture ventures are very important to the economy, the natural environment and the quality of life in Jefferson County. When the Comprehensive Plan was adopted in 1998, some land with particular types of soils or currently in agricultural use was designated as "Agricultural Resource Lands of Long Term Commercial Significance" (as required by the state Growth Management Act). This land was zoned either"Commercial Agriculture" or placed in an "Agricultural Production District." To more completely preserve all agricultural resource lands, plans were made at that time to consider designating additional land, at the option of individual owners, into a zone called "Agricultural Lands of Local Significance"in the near future. Currently the minimum lot size for agricultural designation is five (5) acres, however, the County wishes to consider smaller lots also. That consideration, together with review of agricultural land policies in the Comprehensive Plan, is currently underway as part of the 2003 Comprehensive Plan amendment process. (The Comprehensive Plan can be amended only once per year according to state law). Page 1 To accomplish what is essentially a completion of the initial Comprehensive Plan Agricultural Resource Lands designation,the County will process land parcels belonging to property owners who are currently practicing commercial agriculture, and who wish to be considered for a rezone to "Agricultural Land of Local Significance." This will be done as a one-time only, group rezone with all paper work done by County staff at no cost to the individual landowner. The process will include public hearings, review and recommendations by the Planning Commission and final review and decision by the Board of County Commissioners. The purpose of this letter is to inform you of this planning process and to ask owners who are interested in a rezone to Agriculture to fill out the enclosed request form so we can include your property on a list of parcels for rezone consideration. There is no minimum lot size for applying for this rezone. All requests for an agriculture rezone will not necessarily be approved. Each request will be considered and discussed with the owner individually. We will keep you informed of the policy changes being considered and the rezone process. At any time during the process you can direct the County to remove your parcel from consideration. Please return your rezone request in the enclosed envelope by July 18,2003. There are important pros and cons for this rezone that will differ from parcel to parcel. Commercial agriculture practices are already allowed on land designated as Forest Resource Land or Rural Residential, however agricultural zoning will add some new benefits that may be desirable to commercial farmers. For example, commercial agricultural activities like cultivation and livestock grazing on land zoned for agriculture are exempt from standard stream and wetland buffer restrictions. Instead of buffers, specific methods for protecting these critical areas are being worked out in a cooperative manner with each farmer by the Conservation District based on actual data from the farm's watershed. The Conservation District can help acquire funds to assist farmers with stream and wetland protection such as livestock fencing. The County is working with the farming community to develop protection strategies that protect both the environment and agriculture. Agricultural zoning is not the same as agricultural open space taxation status. Nothing being discussed in this letter will affect the County's Open Space Tax Program. If you do not know your current zoning you may determine it by calling Karen Driscoll at 360-385-9407 or on the County's website at www.co.jefferson.wa.us/commdevelopment/Agriculture.htm. You will need your parcel number(s) from your property tax statement. We are also including a voluntary survey that we would like you to fill out to help us with our planning process. Landowners who are not commercial farmers have an opportunity to make comments on this survey also. Sincz . C A calf, Directo o" f Co unity Development ment Enclosure Page 2 w¢so r�� JEFFERSON COUNTY. W4 ° , �,�, DEPARTMENT OF COMMUNITY DEVELOPMENT 4, 621 Sheridan Street• Port Townsend•Washington 98368 -�- 360/379-4450 .360/379-4451 Fax 4SHING http://www.co.jefferson.wa.us/commdevelopment/ AGRICULTURE ZONING REQUEST FORM I am a Jefferson County landowner who is currently practicing commercial agriculture on my land. I wish to have my land considered for a rezone from its present zone to agriculture zoning by the County planning staff at no cost to me. I understand that a rezone is not promised and that I am under no obligation to proceed with a rezone request if I do not wish to do so. Name: Mailing address: Email address: Parcel number(s)of the land I wish to have considered for agricultural zoning(from property tax statement): You may also phone in your request to Karen Driscoll at(360)385-9407 or email it to kdriscoll@co.iefferson.wa.us cJEFFERSON COUNTY 74ON 4-:.; DEPARTMENT OF COMMUNITY DEVELOPMENT W4 Ak A ti fra IC 621 Sheridan Street• Port Townsend•Washington 98368 360/379-4450 .360/379-4451 Fax 4SHINdC http//www.co.jefferson.wa.us/commdevelopment/ VOLUNTARY SURVEY AGRICULTURAL LAND DESIGNATION AND POLICIES (Use reverse side if necessary) 1. If you are currently engaged in any form of agriculture or aquaculture for profit,describe your products and approximately how much land you have committed to commercial uses. 2.Where do you market your commercial agricultural or aquaculture products? On your farm To retail stores or restaurants By mail order By intemet At a Farmers' Market Other(please specify) 3. What do you think Jefferson County could do that would help you practice successful commercial agriculture or aquaculture? 4. Do you think the County is presently doing anything that hinders your commercial agriculture or aquaculture efforts? What specifically? 5. What direction do you think commercial agriculture and aquaculture should take in Jefferson County to be successful? 6. If you are a Jefferson County landowner who is NOT practicing commercial agriculture or aquaculture do you have any comments or suggestions to make? ,tt - ',;--- ,„;.,...,....-;of.- , ' --"' : - - -', -::::::.*t'4;`z%":„..;"1,4.-:- I 1 Are you a °s� t ` y Jefferson County Farmer? , _ If you are raising livestock or growing a crop on your land to sell, whether it is cattle on 100 acres or basil in an herb plot, recent changes in land use regulations may benefit you. Jefferson County has amended its Unified Development Code to allow land that is zoned Agriculture more flexibility for meeting environmental regulations. Other rule changes to benefit agriculture are being considered. To complete the Agricultural Resource section of the Jefferson County Comprehensive Plan, property owners have a one-time opportunity to be considered,as a group, for a rezone to"Agricultural Landis of Local Significance." The rezone will be prepared and processed by County staff at no cost to the property owner and presented to the Planning Commission during the 2003 Comprehensive Plan amendment process. Contact the Department of Community Development if you are interested in being considered for this rezone by July 18, 2003. You may withdraw from the rezone application at any time. Questions? • Karen Driscoll, Agricultural Land Coordinator o Department of Community Development ' A� 621 Sheridan Street, Port Townsend, WA l - 360-385-9407 Monday thru Wednesday � ,�� email: kdriscolllcojefferson.wa.us. F Y t +4 NATURAL RESOURCES I Agricultural Lands Classification and Designation of Agricultural Land It is JeffersonCounty's intent to protect and foster opportunities for the successful practice of agriculture. The land in Jefferson County was examined to assess the long-term commercial viability of parcels considered for agriculture zoning. While undeveloped land with prime agricultural soils as identified in the Natural Resources Conservation Service Soil Survey of Jefferson County. Washington clearly must be preserved, additional parcels also have long term commercial significance for agriculture at the local level. Successful, commercial agriculture can be practiced on many types of soils, through a variety of environmentally sound means on small parcels as well as large. Economically valuable agriculture does not have to be the exclusive support of a family. Small ventures that simply augment family income are valuable to the land owner and the community as a whole. The guidelines,listed below,taken as a whole and interpreted on a parcel by parcel basis, direct which parcels of land are suitable for designation as Agricultural Lands of Long-Term Significance. No single guideline is considered essential for agricultural designation nor is there a mimimum lot size threshold. _ • • , , . Development+ Y. . • 2. Tax status; Y. • • f , Table 4-2 Guidelines for Classification of Agricultural Resource Lands in Jefferson County IndieateE Cements 2. Tax Statue - - .. .. . . _... - a. • .•_• Jefferson County Comprehensive Plan 4-8 Amended by Ordinance 19-1213-02 NATURAL RESOURCES 3. Parcel Sizo I . . . •. _ . . . . _-. _ ,. . large—parcels: 1. Presence of prime agricultural soil A significant portion of prime agricultural soils should be as the Natural Resources Conservation approximately one third or more of the parcel. Service Soil Survey of Jefferson Count-v. Washington on a significant portion of the parcel 2. Historic usage for agriculture Land which has been used for agriculture for a number of years or can be converted back to active agriculture, even if it is currently lying fallow, should be given high priority for agricultural designation. 3. Parcels of land 10 acres or larger in Some types of agriculture are best practiced on parcels ten size should be given strong acres and larger and they should be given high priority for consideration however smaller parcels agricultural designation. Smaller parcels considered suitable may also be highly suitable for for agriculture designation, which are adjacent to residentially agricultural designation designated land, may be subject to increased regulatory oversight for some types of agricultural practices. 4. Participation by parcel owner in the Participation in the Open Space Tax Program is not a Open Space Tax Program for requirement for agricultural designation; however, it is a good Agricultural Land indication of qualifying land. 5. Located away from existing land Some existing land uses would interfere with agricultural uses that would interfere with activities such as uses that pollute. Residential uses are not agricultural practices considered uses that would interfere with agricultural practices. The possibility that agricultural uses practiced according to Best Management Practices may interfere with residential uses shall not be a reason to deny agricultural designation of a parcel. 6. Located outside of areas already Areas where the public has already made a significant served with "urban governmental investment in services suited to urban levels of development services" which are typically provided such as storm and sanitary sewers, street cleaning services, in cities. urban levels of fire and police protection, etc. are no longer suitable to be classified as a natural resource to be protected from more intense development. 7. Location outside of existing Master Undeveloped land with prime agricultural soils was not Planned Resort (MPR) or Urban included in Jefferson County's designated MPR or UGA areas; Growth Area (UGA) land use therefore any additional undeveloped parcels in—those areas designations. should be preserved for more intensive development and not designated as agricultural lands of long term commercial significance. 8. Currently in commercial agricultural Land currently being used for any type or scale of commercial use agriculture should be given high priority for agricultural designation. Jefferson County Comprehensive Plan 4-9 Amended by Ordinance 19-1213-02 >#. NATURAL RESOURCES 9. Physically and topographically Some land which is excessively steep, wet, unstable,prone to suitable for the practice of commercial frequent flooding, primarily rock cliffs, etc. is clearly not agriculture suitable for designation as agricultural land of long term commercial significance. 10. If currently designated as Rural A rezone from Rural Forest designation to Agricultural Forest (RF-40) land has already been designation must not result in creating an increase in allowable platted into 20 acre or smaller parcels. residential density. Therefore only those Rural Forest parcels already platted in 20 acres or smaller lot sizes may be considered for reclassification to agricultural designation. 11. Is not currently designated as Commercial Forest land has been designated based on soil Commercial Forest(CF-80) suitability for forestry and should not be converted to agricultural designation. 12. Is not currently designated as This land is located within Commercial Forest designation Inholding Forest(IF) areas and it has poor soils for agriculture and is not suitable for agricultural designation. In order to conserve the agricultural resource-land base in Jefferson County and maintain the farming industry while recognizing the diversity of agricultural land owners, Agricultural Lands of Long-Term Commercial Significance consist of two classes designations: • _ ..-, •, ... _ :_. _. " " • _ . _ - - - , . . _ ... ... • Prime Agricultural Lands(AP-20) • Agricultural Lands of Local Importance(AL-20) Table??? Summary of Agricultural Land Designations Land Use Desi 'ation Criteria for Desi ation Princi I : Land Use Prime Agricultural Land designated as Prime Agricultural Land shall meet Agricultural Land(AP-20) the following criteria: activities and single • consist, in substantial proportion, of land with family residential prime agricultural soils as defined by the Natural Resources Conservation Service Soil Survey of Jefferson County, Washington; and • be in regions of the county where commercial agriculture is the current and historically predominant use including but not limited to the _ _ following areas: o Quimper Peninsula o Beaver Valley o Chimacum Valley o Discovery Bay Valley o Quilcene River Valley o Tarboo Valley Jefferson County Comprehensive Plan 4-10 Amended by Ordinance 19-1213-02 NATURAL RESOURCES 4 • o Dosewallips Valley o West Jefferson County valleys;and • is not currently served by "urban governmental services";and • is in an area characterized by a substantial proportion of undeveloped parcels of land 20 acres or greater in size; and • is outside of any area designated as Master Planned Resort (MPR) or Urban Growth Area (UGA);and • is in an area where no existing land uses are present, which will seriously interfere with the successful long term practice of a range of agricultural activities;and • does not include land currently designated Rural Forest(RF-40)presently in a parcel size 40 acres or larger,or Commercial Forest(CF-80)or Inholding Forest(IF). Agricultural Land of In order to preserve and stimulate agricultural diversity Agricultural uses Local Importance and to maintain an undeveloped land base for future and single family (AL-20) agricultural use, the owner of a parcel may petition the residencial County for designation as Agricultural Land of Local Importance. When the owner of a parcel or an aggregate of parcels petitions successfully for rezone to agriculture the land shall be considered an Agricultural Land of Long-Term Commercial Significance and as such it shall be afforded the rights and protections of natural resource land. Land designated as Agricultural Land of Local Importance shall meet the following criteria: • the owner of the parcel currently utilizes or intends to utilize the land for long term commercial agricultural purposes;and • the land is located away from existing land uses that would interfere with agricultural practices; and • the land is located outside of areas already served with "urban governmental services" which are typically provided in cities;and • the land is located outside of existing Master Planned Resort (PR) or Urban Growth Area (UGA)land use designations; and — • the land is physically and topographically suitable for the practice of commercial agriculture; and • if currently designated as Rural Forest (RF- 40), the land is already platted into 20 acre or smaller parcels; and Jefferson County Comprehensive Plan 4-11 Amended by Ordinance 19-1213-02 .4.. NATURAL RESOURCES 4 • the land is not currently designated as Commercial Forest (CF-80) or Inholding Forest(IF). • - - -.. __ ... _ ... . _ _. .. .'-- - . -- - ... - - .--...- - ; f f f 11r Jefferson County Comprehensive Plan 4-12 Amended by Ordinance 19-1213-02 NATURAL RESOURCES „N • Y• perimeteri The Regulatory Framework for Agriculture•._ ..... -• - _.. • , -... .. •• - - .- . - . - -- .. _- .. . _ • _ , - _ •.•. .... ..__ Jefferson County currently designates and regulates agricultural lands in compliance with the provisions of the State Growth Management Act section 36.70A of the Revised Code of Washington and the Washington Administrative Code 365-190-050 by means of this Comprehensive Plan and the Unified Development Code (UDC) for Jefferson County adopted on December 18, 2000, together with its subsequent amendments. The UDC replaced the Jefferson County Agricultural Land Ordinance #08- 0525-95 adopted effective June 5, 1995. The UDC sets forth and regulates definitions, land use districts,performance and use-specific standards, development standards, land divisions, permit application and review procedures. State Environmental Policy Act implementation,Comprehensive Plan and Growth Management Act implementing regulations and amendment processes and enforcement. Agricultural resource lands are primarily addressed in sections 3.1.3 and 3.3.2. Allowable and prohibited uses are established for agricultural lands on Table 3.1. Jefferson County Comprehensive Plan 4-13 Amended by Ordinance 19-1213-02 . NATURAL RESOURCES The Shoreline Management Act, RCW 98.58 and the Jefferson County Shoreline Master Program ,adopted in March 7, 1989 with minor revisions,also regulates agricultural lands which fall in specified shoreline jurisdiction. Aquaculture Resources Classification and Designation of Aquaculture Resources The Department of Community, Trade, and Economic Development does not issue guidelines for the classification of aquaculture resource lands. Although the Growth Management Act does not specifically include aquaculture lands as natural resource lands requiring protection and conservation, Jefferson County has elected to do so in recognition of the importance of commercial aquaculture to the local and regional economy. The statutory basis for designation of aquaculture land as Agricultural Lands of Long-Term Commercial Significance is RCW 36.70A.030(2), the definition of agricultural land as: "...land primarily devoted to the commercial production of horticultural, viticultural,floricultural, dairy, apiary, vegetable, or animal products or berries, grain, hay, straw, turf, seed, Christmas trees not subject to the excise tax imposed by RCW 84.33.1(X) through 84.33.140, fmfish in upland hatcheries, or livestock, and that has long-term commercial significance for agricultural production." Shellfish are included under animal products, while finfish in upland hatcheries were amended to the definition under ESSB 6228 in 1994. The following aquaculture resources are designated as Agricultural Lands of Long-Term Commercial Significance in accordance with the classification and designation of Agricultural Land as discussed above: • Upland finfish hatcheries;and, • Commercial shellfish beds and their upland facilities. The owners of shellfish beds that are not designated as Long-Term Commercially Significant may petition the County for classification as Agricultural Land of Local Significance in order to gain the protections and benefits provided by the designation. The Regulatory Framework for Aquaculture Lands Aquaculture Resources will be included in the fmal Agricultural Lands Ordinance. The Interim Agricultural Lands Ordinance will be reviewed for consistency with the Comprehensive Plan prior to adoption as a fmal ordinance in order to establish criteria and processes for the designation of upland finfish hatcheries and commercial shellfish beds as Agricultural Lands of Long-Term Commercial Significance. The interim ordinance includes an opt-in process for owners of shellfish beds to petition to be designated as Agricultural Lands of Local Significance. The regulations for aquaculture lands as designated in the final Agricultural Lands Ordinance must be consistent with the Comprehensive Plan and with the Jefferson County Shoreline Management Master Program (SMMP). The Shoreline Management Master Program will be revised following adoption of the Comprehensive Plan to be consistent with the goals and policies of the Plan. Aquaculture development, including but not limited to the construction of structures or bulkheads, dredging, filling, driving piles, or any project that interferes with the normal public use of surface waters overlying tidelands, is currently regulated under the Shoreline Management Master Program within shoreline areas. Shoreline jurisdiction generally extends from the Ordinary High Water Mark(OHWM)to approximately 200 feet landward and from the OHWM seaward to the offshore County line. During the revision of the Jefferson County Comprehensive Plan 4-14 Amended by Ordinance 19-1213-02 NATURAL RESOURCES • POLICIES: NRP 9.1 Regulate mining operations to prevent adverse impacts to ground or surface water quality. NRP 9.2 Establish a preference for the protection of aquifers and recharge zones from the effects of surface mining in the event that adverse impacts cannot be avoided through best management practices. AGRICULTURE LANDS GOAL: NRG 10.0 Conserve and protect the agricultural land base and its associated economy and lifestyle. POLICIES: NRP 10.1 Adopt a final Agricultural Lands Ordinance that includes the criteria from the Interim Agricultural Lands Ordinance for classifying and designating Agricultural Lands for long- term commercial significance based on the class of agricultural land,the size of the parcel,the tax status,current use,and distance from populated areas. NRP 10.2 Minimize conflicts with agricultural activities by developing site and design requirements for land use activities adjacent to designated agricultural land which insure that the adjacent activities shall not interfere with the continued use, in the accustomed manner and in accordance with best management practices, of these designated agricultural lands for the production of food and other agricultural products. NRP 10.3 Support the conservation of agricultural land through tax incentive programs,the purchase or transfer of development rights,and other methods developed in cooperation with agricultural landowners and managers. NRP 10.4 Coordinate with state and federal agencies to encourage conservation of productive agricultural land through best management practices, including soil and water conservation, drainage,and livestock waste management programs. NRP 10.5 Support the continuation of fanning as the primary use of Agricultural Lands by allowing a maximum base density of one dwelling unit per twenty(20)acres. NRP 10.6 Encourage clustering based upon the characteristics of various types of agricultural areas and practices in the County, while preserving an overall base density on Agricultural Lands that does not exceed one dwelling unit per twenty(20)acres. I NRP 10.7 it Discourage the extension of service areas of utility local improvement districts,fife distFiets,or sewer,water,or public utility districts into designated Agricultural Lands. NRP 10.8 Support agricultural activities such as farmers' markets and roadside stands by permitting these uses outright' on designated Agricultural Lands Jefferson County Comprehensive Plan 4-42 Amended by Ordinance 19-1213-02 Date:Sept.3,2003 To:Josh From Karen Subject: Notes on SEPA review for proposed amendments to Comprehensive Plan related to Agriculture Description of"Non-Project"action proposed 1. Changes to Guidelines for classification of Agricultural Resource Lands in Jefferson County. Existing - Currently the Jefferson County Comprehensive Plan sets forth 10 guidelines in addition to 50%Prime Agricultural soil type for the classification of Agricultural Resource Lands in Jefferson County. These are: 1. Availability of public facilities 2. Tax status 3. The availability of public services 4. Relationship or proximity to Urban Growth Areas 5. Predominant parcel size 6. Land use settlement patterns and their compatibility with agricultural practices 7. Intensity of nearby land uses and their compatibility with agricultural practices 8. History of land development permits issued nearby 9. Land values under alternative uses;and 10. Proximity to market. Five of the guidelines were analyzed to assess the long-term commercial viability of lands currently in agricultural use. This analysis concluded that:Agricultural lands of long-term commercial significance should be located outside of the UGA boundaries;be eligible for enrollment in the Open Space Agricultural Tax Program;be composed of large parcels;be adjacent to large parcels;have access to transportations networks for local and regional markets depending on the type of crop and intensity of agricultural use. Proposed Proposed guideline#1 is based on the same definition of prime agricultural soil,however,it specifies that only a significant portion(approximately one third)of the parcel need be composed of prime agricultural soil. Proposed guideline#2 specifies historic usage for agriculture including land which can be converted back to active agriculture if it is currently lying fallow. Proposed guideline#3 places priority of agricultural lands designation on parcels 10 acres and larger,however,it also permits smaller parcels to be given the designation. Proposed guideline#4 makes participation or eligibility for participation in the Open Space Tax Program for Agriculture an indicator but not a requirement for designation as agricultural land. Proposed guideline#5 specifies that land given agricultural designation should be located away from existing activities that would interfere with the successful practice of agriculture because of pollution Proposed guideline#6 specifies that land should not be designated agricultural lands if it is in an area where the public has already invested in services suited to urban levels of development. Proposed guideline#7 specifies that land which is already designated as being in a Master Planned Resort or Urban Growth Area should not be designated as agricultural land. Proposed guideline#8 specifies that land parcels of any size that are currently being used for commercial agriculture should be given high priority for agricultural designation. Proposed guideline#9 specifies that only land that is physically and topographically suited for commercial agriculture should be given agricultural designation Proposed guideline#10 specifies that land currently designated`Rural Forest(RF-40)shall not be re-designated to agricultural unless the RF land has already been divided to 20 acre or smaller parcels. 1 a Proposed guideline#11 specifies that land currently designated as Commercial Forest(CF-80)shall not be re- designated as agricultural Proposed guideline#12 specifies that land currently designated as Inholding Forest(IF)shall not be re-designated as agricultural. 2. Change in designations for Agricultural Lands of Long Term Commercial Significance Existing Agricultural land of long-term commercial significance consists of two classes: (1)Lands lying within the designated Agricultural Production District and (2)Agricultural Lands of Local Significance designated by the County through the voluntary petition by the owner. Agricultural Production District lands should predominately consist of lands with the following characteristics: a. Consist of more than 50%of the parcel having prime agricultural soil b. Is nominally 20 acres or greater in size c. Is adjacent to parcels of at least 3 acres in size on 75%or more of its perimeter d. Is currently being used for commercial agriculture e. Is participating in the Open Space Agricultural Tax Program. f. Includes land not currently in agricultural production but is devoted to either open land,forestry or low-density residential use. Included to prevent checker boarding,minimize incompatible adjacent land uses and allow for expansion of agricultural uses. g. Be established in Beaver Valley,Chimacum Center Valley,Discovery Bay Delta/Snow Creek,Quilcene River Delta and Tarboo Creek Valley. Agricultural Lands of Local Significance must meet the following criteria: a. No part of the parcel lies within the boundaries of an Urban Growth Area Boundary b. The parcel must be a minimum of five acres in size c. The parcel is surrounded by parcels no smaller than three acres in size on 100%of its perimeter d. The parcel meets the definition of agricultural land provided by the Agricultural Land Ordinance e. The parcel is currently used or managed for commercial agriculture purposes. Proposed Agricultural lands shall consist of two designations: (1)Prime Agricultural Lands(AP-20)and (2)Agricultural Lands of Local Importance(AL-20) The proposed criteria for designating Prime Agricultural Lands shall: a. Consist of approximately one third prime agricultural soils b. Be in a region where commercial agriculture is the current and historical dominant use including but not limited to the following areas: Quimper Peninsula,Beaver Valley,Chimacum Valley,Discovery Bay Valley,Quilcene River Valley,Tarboo Valley,Dosewallips Valley and West Jefferson County valleys c.Not be currently served by"urban governmental services" d. Be an area characterized by a substantial portion of undeveloped parcels of land 20 acres or greater in size e. Be outside of any area designates as Master Planned Resort or Urban Growth Area f. Be in an area where no existing land uses are present which will seriously interfere with the successful long-term practice of a range of agricultural activities g. Not include land currently designated Rural Forest presently in parcels sizes 40 acres or larger,or Commercial Forest or Inholding Forest. The proposed criteria for designating Agricultural Land of Local Importance shall: a.Include land currently utilized or intended by the owner to be utilized for commercial agriculture b. Be located away from existing land uses that would interfere with agricultural practices c. Be located outside of areas already served with"urban governmental services" d. Be located outside of existing,designated Master Planned Resorts or Urban Growth Areas e. Be physically and topographically suitable for the practice of commercial agriculture f. Be platted into parcels 20 acres or smaller if currently designated Rural Forest 2 ' I g. Not be currently designated as Commercial Forest or Inholding Forest 3. Change in Regulatory Framework description Existing The existing regulatory framework for agriculture references the Interim Agricultural Land Ordinance of 1995 and states that a permanent Agricultural Lands Ordinance will be adopted. It also states that development regulations will be developed which will address and protect agricultural lands and will restrict residential densities to one unit per 20 area on agricultural land while allowing for clustering of housing.It specifies that Right to Practice Agriculture provision in the interim ordinance will be adopted in the final ordinance on land that complies with best agriculture management practices to be described in the ordinance. . Proposed The proposed regulatory framework for agriculture states that the county currently designates and regulates agricultural lands in compliance with the provisions of the GMA and RCW and the WAC and by this Comprehensive Plan and the Unified Development Code for Jefferson County which replaced the Interim Agricultural Land Ordinance and by the Shoreline Management Act and the Jefferson County Shoreline Master Program. 4.Changes in Agricultural Lands Goals and Policies Existing Goal 10.0 The existing goal NEG 10.0 states,"Conserve and protect the agricultural land base and its associated lifestyle. Proposed Goal 10.0 The proposed goal states,"Conserve and protect the agricultural land base and it associated economy and lifestyle. Existing Policy 10.2 The existing policy states"Minimize conflicts with agricultural activities by developing site and design requirements for land use activities adjacent to designated agricultural land. Proposed Policy 10.2 The proposed policy adds the wording,"which insure that the adjacent activities shall not interfere with the continued use,in the accustomed manner and in accordance with best management practices,of these designated agricultural lands for the production of food and other agricultural products." Existing Policy 10.7 The existing working states,"Prohibit the extension of service areas of utility local improvement districts,fire districts,or sewer,water,or public utility districts into designated Agricultural lands. Proposed Policy 10.7 the proposed wording states,'Discourage the extension of service areas,of utility local improvement districts,or sewer,or public utility districts into designated Agricultural Lands. Existing Policy 10.8 The existing wording states,"Support agricultural activities such as farmers' markets and roadside stands by permitting these uses outright in rural and agricultural areas. _ _ Proposed Policy 10.8 the proposed wording states,"Support agricultural activities such as farmers'markets and roadside stands by permitting these uses outright on designated Agricultural Lands. 3 Discussion of each change according to questions set forth in SEPA Rules Section D.Supplemental Sheet for Nonproject Actions Question#1. How would the proposal be likely to increase discharge to water;emissions to air;production, storage,or release of toxic or hazardous substances;or production of noise? Answer#1. Some of the proposed Comprehensive Plan changes make it easier for a parcel of land to qualify as Agricultural Lands of Long-Term Commercial Significance be means of changes to the criteria for designation. Specifically the changes that make it easier to qualify are: • Reduction of the Prime Agricultural Soil requirement from 50%of the parcel to approximately 33%of the parcel for Prime Agricultural Land designation • Specifying that fallow land which was historically used for commercial agriculture qualifies • Removes the 5-acre minimum size requirement and replaces it with no minimum parcel size for agricultural land designation. • Removes requirement of eligibility for participation in Open Space Taxation Program for Agricultural Land • Removes size requirement of adjacent parcels • Removes the requirement for attention to:land use settlement patterns and their compatibility with agricultural practices and intensity of nearby land uses;their compatibility with agricultural practices;the history of land development permits issued nearby;the land values under alternative uses;and proximity to market. • Allows land which the owner intends to use for commercial agriculture to be designated as agricultural land Some of the changes make it harder for a parcel to qualify for agricultural designation. The changes that make it harder are: • Requires that land not be designated as agricultural if it is located near existing land uses which would interfere with the successful practice of long term agriculture • Requires that land not be designated as agricultural if it is in an area where the public has already invested in services suited to urban levels of development,or an area already designated as Master Planned Resort or Urban Growth Area. • Requires that land not be designated as agricultural if it is physically and topographically not suited to agricultural use • Requires that land currently designated as Rural Forest and currently platted in parcels larger than 20 acres not be re-designated as agricultural land • Requires that land currently designated as Commercial Forest or Inholding Forest not be re-designated as agricultural land. The criteria which make it easier to designate land for agriculture probably outweigh those that make it harder and therefore it can be projected that,over time,these amendments to the Comprehensive Plan will result in more land being designated as agricultural than would have happened if the amendments had not been passed. Under the Jefferson County Unified Development Code(UDC),agriculture,including commercial agriculture,is a permitted activity under all residential and forest land designations. As is the current practice,property owners who wish to practice commercial agriculture will do so whether or not they have agricultural designation therefore any increase in actual agricultural activity caused by the increase in land with agricultural designation should be very slight. The principal change caused by an increased amount of land designated agricultural will be from any Changes in UDC regulations covering land designated as agricultural. Those potential impacts will be addressed in SEPA review at the time changes to the UDC are proposed. The changes to the wording of the Regulatory Framework description do not have any affect on the environment. The changes to Goal 10.0 adding the words,"economy and"will not have any significant affect on the environment The changes to Policy 10.2 will not have any significant affect on the environment 4 The changes to Policy 10.7 may permit extension of water lines into some areas designated as agricultural.The potential water line extensions are already needed for existing residential and agricultural uses,therefore the proposed amendments will not have any significant affect on the environment The changes to Policy 10.8 may result in an addition of more small-scale,farmers'roadside stands on land designated as agricultural.Because of the small scale of commercial agriculture in Jefferson County,the farm stands are projected to be quite small and therefore not of significant impact Therefore,the proposed Comprehensive Plan amendments will not have any significant affect on discharge to water; emissions to air;production,storage,or release of toxic or hazardous substances;or production of noise. • Question#2 How would the proposal be likely to affect plants,animals,fish,or marine life? Answer#2 For the same reasons stated in answer#1,the proposed Comprehensive Plan amendments will not have any significant affect on plants,animals,fish or marine life. Question#3 How would the proposal be likely to deplete energy or natural resources? Answer#3 For the same reasons stated in answer#1,the proposed Comprehensive Plan amendments would not be likely to deplete energy or natural resources. Question#4 How would the proposal be likely to use or affect environmentally sensitive areas or areas designated(or eligible or under study)for governmental protection;such as parks,wilderness,wild and scenic rivers,threatened or endangered species habitat,historic or cultural sites,wetlands,floodplains,or prime farmlands. Answer#4 For the same reasons stated in answer#1,the proposed Comprehensive Plan amendments will not be likely to use of affect environmentally sensitive areas or areas designated(or eligible or under study)for governmental protection;such as parks,wilderness,wild and scenic rivers,threatened or endangered species habitat, historic or cultural sites,wetlands,floodplains,or prime farmlands. Question#5 How would the proposal be likely to affect land and shoreline use,including whether it would allow or encourage land or shoreline uses incompatible with existing plans? Answer#5 For the same reasons stated in answer#1,the proposed Comprehensive Plan amendments are not likely to affect land and shoreline use,including allowing or encouraging land or shoreline uses incompatible with existing plans. Question#6 How would the proposal be likely to increase demands on transportation or public services and utilities? 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O N a .. 0 "CS - TI y N w w r� - Alik I t O rl 1 6 o a xd t. sa I o sU 4 t -0 0• 0 gal t A 4:5 El 1 o ,o- il r JEFFERSON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT AGRICULTURE SURVEY RESULTS Summer,2003 . QUESTION - #1. If you are currently engaged in any form of agriculture or aquaculture for profit,describe your products and approximately how much land you have committed to commercial uses. ANSWERS • 20 acres to sustainable forest • 25 acres renewable forest • You should not allow, forestland to be converted to farmland. It requires too much chemical enhancement and is no longer suitable for either • Yes,aquaculture and other • Hay on 5 of 10 acres(rest is stream buffer—CREP land trust) -- • Oysters processed(shucked)and sold in containers • I am not commercial,but I would like the right to do so in the future • Timber,beef,garden produce • Flowers and plants– just now being established. About 2 Y2 acres. Will also raise animals, including chickens and dogs • 5 acres in Christmas trees,5 acres in large trees,mostly cedar • 19 acres plus 30 leased acres for cattle • 19+acres for cattle • We grow fruits,vegetables,rainbow trout,poultry,and swine on five acres • Am presently not quite at a point where this is truly economic,yet it is absolutely most probable. My orchard trees(mostly apples)with approximately 200+or–varieties are undergoing study and improvements through soil improvements,testing of rootstocks,pest/fungi etc.better control, plus testing and experimenting of variety(local commercial)varieties acceptance not only of apples but pear and smaller fruit such as red/black/tay/boysenberries and even somewhat exotics such as seabuckthorn,aroma,goumis and less exotics such as rhubarb,currents,figs,gooseberries, tostaberries,etc. • Cattle • Propagation of ornamental trees(Japanese maples)and other horticultural bedding plants,etc. • 3.5 acres in beef and 20 acres in timber and Christmas trees • We currently lease 12 acres of pasture for horse and llamas. We have sold hay in the past. We have future plans to start a horse boarding/training facility and to raise trout in the 2.66-acre pond. • 5 acres/green houses/growing area for trees to take grafting material form—raise Japanese maples • Beef cattle • Beef cattle,vegetables • 2 1/2-3 acres is fenced and rented to a friend to graze her horses • 17 acres–forage,wine grapes,lavender,vegetables • I lease approximately 30 acres f grass fiends in trade for enough baled hay to feed 4 horses. • Commercial oyster and clams on all tidelands-1,200 feet of shoreline • IA acre in cut flowers and 10 acres in pasture • 40 feet of shoreline for oyster culture • 6 acres • Corn,and blueberries • Vegetables,fruit orchard,herbs,berries on 1 1/2 acres mixed forest on approximately 3 acres • Vegetables and fruit on 2 1 acres • Specialty nursery growing shade tolerant perennials 1 • Pasture on 9 acres,currently renting pasture to others,not using for own livestock • 1/2 acre berries,flowers,herbs,clams,oysters • Hay • Lilies • Sell eggs from chickens,ducks,and geese. 1 acre out of 3 1 acres the rest is left to forest for a buffer between Hwy 101 and between neighbors and for wildlife sanctuary • I am raising beef cattle with family on land adjacent to mine which I will inherit but is currently owned by my mother—about 17 acres. • 19 acres-beef and hay • Hay/pasture on approximately 50 acres • '/a acre • 10 acres when tide is out. Scow Bay Oyster and Clam area in operation since 1977.Also sell Gallo mussels • 32 acres in hay/livestock grazing • Forestry and hay,some cattle • Approximately 43 cows and pigs,hay,blueberries • We are growing herbs-specifically lavender and rosemary for products and potted plants. Currently 2-3 acres • Currently I have approximately 5 acres of chestnut trees planted–eventually I hope to have a total of 7 acres in production • Starting and growing trees and plants for sale—approximately 1 acre at this time. • Raise cattle,utilize 61 acres • 1 1 acres—flowers • We are uncertain if we qualify as agriculture,but we have had a commercial harvest of timber from our property and replanted as required. • 21 acres–beef cattle–cow/calf operation • Grazing for cattle • 7 l/acres,6 farmed,sheep,goats and hardy kiwis • Orchard-not yet selling • Bailed hay for sale–5 acres,firewood traded for labor–4 acres • Within the last 5 years,cattle,buffalo,chickens,turkeys,garden produce • Blueberries,raspberries,currants-1/2 acre now with another 1/2 planned • Grow species rhododendron on approximately 7 acres • N/A we have horses and pasture areas • Currently used for boarding horses,previously used to graze cattle. Approximately 5 acres of the 7 plus acre plot • Current:open range grazing–98 acres to other parties. Future:cranberry crops • Horse farm—all of the land • Feed hay for horses and cows • Raise livestock for personal use. • 1/2 care family garden and Farmers'Market • Not presently farming • Our beach is being worked in conjunction with a surrounding lease but we are not selling directly. • Aquaculture—water lilies,watercress and trout. Approximately 1 acre pond on a total of 10 acres of land • Own 168'tidelands on Marrowstone and periodically harvest clams by letting commercial-diggers harvest and pay us. • 1/x acre • 40 acres in hay • Not currently but in the next two years 1 to 2 acres.Several small plots,garden and orchard-fruit, vegetables,herbs • Horses boarded,organic produce,chickens • Beef cattle,hay,fruit 2 QUESTION #2 Where do you market your commercial agricultural or aquaculture products? ANSWERS On your farm 43 To retail stores or restaurants 20 By mail order 5 By Internet 11 At a Farmers'Market 30 Other(please specify) • Whole distributors 6 • Neighborhood&list of contacts 10 • Auctions 8 • Flower shows 1 • Boarding horses 1 • Horse shows and sales 1 • Newspaper 1 • Commercial clam and oyster gatherers pay us---1 • Anticipate building a stand QUESTION #3 What do you think Jefferson County could do that would help you practice successful commercial agriculture or aquaculture? ANSWERS • Stop the gravel pit in Thorndyke ruins crops with dust,pollutes shoreline • Stop Gravel Pit! • Nothing • Monitor,inspect and assure good,healthy practices • Get out of my way • Doesn't apply to me personally but think large,accessible site for Farmers'market would help. • Am satisfied now • Talk to farmers and do the right thing. Forget GMA,look at real growth so jobs can grow • Adopt right to farm act and fire all employees that have the attitude to fine or shut you down. Port Townsend should not be able to vote on south county problems • Encourage local food consumed. Way we could market our uninspected beef or meat products. Or have a cost effective method or facility to inspect our meats. • Hire people that grew up on a farm and have actually done work on this farm for period of years. • Marketing is always one of the most difficult areas for the small family farm. The protection of water rights is critical. Any help in either of these areas is very much appreciated • Provide data re: past and present research and progress in establishing soil improvements(partly by breaking down hardpan underlayment through the introduction of microrhizae/fungi,bacteria, protozoa,etc.)plus improving overbearing topsoil,including better moisture retention throughout our and other acreages 3 • Coordinate efforts with Clallam,Kitsap and Mason counties with joint marketing and projects similar to RCD's co-op mobile meat processing. • Minimize government fees and taxes,encourage small businesses,organize/identify like businesses for possible marketing exposure • Replace buffer zone requirements with good farming practices promoted in the Horses for Clean Water seminars • Allow agriculture exemptions for buffers and setbacks • Continue to allow farmers to farm for a profit,reduce regulations,throw out the Growth Management Act • I would be interested in finding this out • Figure out a scheme for ag.water for those of us on muni system • Protect tidelands • Enforce septic regs.To protect water quality,restrict shoreline development near aquaculture sites • Help lower land taxes • Keep ag land taxes to an affordable level to help farmers stay in business. Protect water and water availability for farmers • Encourage/require environmentally friendly practices(and tell them why and how it benefits them)in lawn/farm maintenance and stewardship,i.e.,special classes/certification for landscape services.Assist in business planning and marketing of the small farm business as a county"asset" (EDC?concern;tourism) • Protect the small farms thru the buffer exemptions as recently adopted. Protection of those buffer areas thru farm plans w/the Conservation District makes more sense and keeps more acreage in ag. Production. Farmers need all the acreage they can get to stay viable,even on a small scale. • Keep taxes low,Advertise nationally and internationally,offer incentives to attract new businesses. • Discontinue allowing sub platting that chops up property in smaller housing development that strain resources and creates pollution concentrations specifically,noise from machinery(lawn mowers,trucks,motor cycles,etc.) • Don't know • Continue with sponsorship of meetings of farmer/landowners to develop local brand name/marketing coordination,etc. • Help us develop farmers'marketing co-op,and mobile processing unit for meat and also packing (packaging facility and help us develop"Olympic Fresh"trademark. • Can't think of anything • Let me put in a well for watering • Allow us to continue,less rules and regulations that,I'sure,will develop as time moves on.DSHS continues to increase regs as well as the federal government that is involved in aquaculture • Promote organic farming • Need help t acquire blueberry plants,Xmas trees and misc.plants and fabricate a holding pond for irrigation • Make rules less complicated.Make t simpler by just not getting involved in rules and/or regulations • Reduce wetland buffers • Provide a permanent market place as in Olympia open air market with permanent building • Not sure at this time. • Government reg has been the downfall of many small and big businesses.Some is necessary,too much is disastrous. "If it ain't broke don't fix it" — _ • Allow me to dig a large enough pond for successful commercial aquaculture with adequate access roads • Provide information • Allow seasonal roadside stands at reasonable fees • Have a better plan for surface water. Currently I have 3 culverts dumping water onto my land without regard for ramifications of said action • Review tax structure 4 J � • Need a commercial kitchen to prepare value added products form kiwis and USDA slaughter facility • Protect sensitive areas from contamination,i.e.,use of toxic chemicals on roads and waterways • No idea • Work to lessen bureaucratic restrictions • Send out informational newsletters • Provide instructional seminars. Promote Jefferson County Agricultural Products • Leave us alone • Web site connecting buyers and sellers.Allow irrigation from Little Quil • • Not tax me off my land • Help clean up seasonal water run-off pong/flow areas,unplug pipes related to the areas • Private access road to beach where there is no prospect for public access. Requirement for road could be eased. Not be so stringent. • Change the"farm stand"regulations. Replace the ag extension agent at WSU • Rezone for tax break,allow for small agricultural sales(vegetable stand) • Make taxes affordable to those who choose to use land for agriculture rather than development, *assessment on land value increased 25%vs.assessment on improvements increased 11% • Assist in access road construction. Not limit future subdivision lot size to greater than 5 acres. Obtain high-speed Internet service to rural western Jefferson County–presently too slow for serious research. • Lower tax rate for land left in agriculture use • Seems like all's well • This designation would be very helpful • Enforce environmental protections of water—no toxics,no runoff,no dumping.Create organic farming incentives. • Disregard 1/2 or less fanning in permitting issues • Relax building code for farm stands,create ongoing local-input system to review and revise codes QUESTION #4 Do you think the County is presently doing anything that hinders your commercial agriculture or aquaculture efforts? What specifically? ANSWERS • Yes. Gravel Pit. The clam beds,oysters,fish will be full of mercury and toxins from ships and trucks and machinery • Yes. The Gravel Pit will ruin trees(stunts and kills tops),air and land pollution • Too many laws • Don't know • You're doing nothing • Clams and oysters don't count for open space taxation even though we seed,break them up and harvest them. The 30-foot shoreline green strip"taking"we had to sign for wildlife to get our building permit hinders our beach access. Permits required for aquaculture also hinder • No • No • Allow farmland to be designated commercial,with the help of a review board in the future • Difficulties with GMA and various no growth groups of J. • No • Yes. Give you a fine if your cows or farm animals get out. If a tree blows across your fence in a storm • Yes,set backs and buffers • Don't know. How would I know? • By allowing small land parcels to receive agricultural zoning will be very helpful. Anyway to reduce the cost to small family farmers is critical to be successful • None presently known personally 5 • • Yes. Not considering long-term best practices that currently are working. Emphasis seems on placing blame and cure onto Ag.lands for any and all newly developing problems,environmental, • population. • No • Yes.I was going to connect Tarboo creek with a small pond on my property until I discovered the buffer zones would then extend around the pond. This will prevent an increase in salmon habitat due to current zoning requirements • No • Yes. Difficult permitting process • The permitting process is not clearly administered • No • No • No • ? • Not yet. Institution of wide buffers,especially no touch buffers,in our major farm valleys and even on small gentleman farms will decimate our farming activities. Even small gentleman farm, when taken together make a substantial contribution to our local economy • Lack of zoning for commercial and agricultural purposes,especially in the south county • No • Yes.You penalize people with less than 5 acres by making them prove more income than people with 5 acres or more • Yes.Buffers,excessive. Know this is aim f current effort • The county should pursue federal and state grant funding which would almost fully fund a sewer system for Quilcene. See attached info on"Vost"sewage treatment system.This type system is currently being used in Homer,Alaska.One of Jefferson County's greatest assets is the shellfish beds of Quilcene bay and a"Vost"sewage system would be a cost effective way to both protect the shellfish beds from failing septic systems,and provide the infrastructure for light industry needs to blossom in the Quilcene area. • No • Not sure • No • I think road access and building permits are a big detriment to expansion • No • No • No • None known • No • No • Yes. Have a better plan for surface water. Currently I have 3 culverts dumping water onto my land without regard to ramifications of said actions • No • No • No • No • GMA restrictions • No _ • No • No • Sometimes difficult to get flexibility from authorities on siting wells,septics,etc. • Restricting open space Agriculture classification on waterfront property. • Yes. 1. Conversion of timberlands to farm land and assessment of 10 year"look-back"tax and fee payment.2. Ease restrictions and requirements for construction of buildings on such properties. 3. Construct road access 6 • it • Yes. Taxing agriculture use land at a lower rate to make it affordable to keep farming it and not developing it. • No • Yes. Rules on selling homemade canned items are ridiculously stringent. You have to get your recipe"analyzed"for a$70-80 fee even if it is straight from the USDA canning book. You have to have an"approved kitchen". This makes it impossible for some people to do. • No • Do not know • If I have been engaged in low profit gardening for 20 years here,have I been breaking the zoning law the whole time? • No • Not sure—licensing procedures QUESTION #5 What direction do you think commercial agriculture and aquaculture should take in Jefferson County to be successful? ANSWERS • Clean up your act or there will be no starting of any Ag.or aq.And you will put us out of business • STOP GRAVEL PIT • NONE • Don't know • Food and vegetable sellers should be licensed and inspected. Some local growers are using groundwater from fields close to septic systems and calling their product organic--? Others have runoff to rivers and streams • If the county regulates it,the project becomes uneconomic. If some commercial effort becomes successful,it will be in spite of any county action. • Sell locally • Continue to protect environment • No opinion • It should be encouraged. It is difficult to remain profitable when new costly regulations are forced on us. • Keep it low key and rural. Cluster tourism—transplant dwellings into small neighborhoods thereby protecting farm and natural land. • Tax benefits help • County Commissioners and planning dept.has got to fight the state and Feds. • Use as many local foods as possible • Hire people that really knows what they are doing • I believe that the small family farm is the direction that this country needs to go. That and keeping land in agriculture is critical. Once it is gone it is gone forever. • No question but the movement(much in its infancy)of improving soil/texture/humus/compost/and aerobic soil and produce improvements • It should be encouraged supported and given as much time and resources that are being expended in tourism and marine trades. The emphasis should be multi-county coordination as well • Marketing;identify what products are produced;encourage"small business"(agriculture) organizations —. - • To use a common sense approach of good farming practices instead of buffer zones which have a significant negative impact on the economics of farming a small acreage • Agriculture friendly/promote Ag. • Should investigate and purchase USDA mobile slaughter unit for county residents to use. • Jefferson County should investigate the possibility of acquiring a USDA mobile slaughtering unit • Tax benefits and any other possible subsidy-like means • Not being zoned residential;no restricted use. 7 • No comment • Help get insurance for vehicles registered as"farm" • The more integrated small farms become,the fresher produce will result • To market products locally. Produce products using organic methods • This is a very hard question!!I could get on a rather high soapbox extolling the virtues of small farm production and product quality;however,it would be entirely premised on my point of reference.The"vision"of agriculture and aquaculture business in this county is and should continue being an iterative process which examines many reference points including quality of life,economic,and environmental concerns. It would be grand if Jefferson County could be a haven of small,economically viable,environmentally friendly farms;but it will take far more than the optimization of business,production,and marketing practices to make this so. The society and culture in which these businesses operate must value,respect,and understand them as the(a) major foundation stone of the community identity. • Need to recognize and encourage small operations such as garden/herb farms and ours that sell locally. Such farms may not be in the open space-Ag program but still should be able to be designated through some criteria as locally significant • Advertise a uniqueness of product quality,production • To be successful,agriculture should focus on produce and fruit crops. These can make best use of the space and resources that are available. Decrease large animal areas,which are not as profitable. Natural or cultivate tree crops are what this area does best,replant open areas with trees • This is the right direction • Small farms can be viable with joint marketing and coordination. The Farmers'market is great. Also WSU extension efforts,etc. • Local products for local markets • Specialty markets and local markets • Not to hassle small business persons that are trying to provide some thing healthy for all people in the area • Allow small single or family venture to operate as is. Please do not try to control it for taxes etc. Enough being done by Olympia and Fish and Wild Life Dept. • Organic farming • Help set up drip irrigation systems to conserve water • It will have to follow the market. What do people need? What will they pay for? Farming as "entertainment/hobby"(lavender is good example) • Specialized marketing for small-scale farmers as in statewide resurgence/demand • Small niche type farms where products can be sold locally. Perhaps farm tours/festival to bring in tourists/locals • Diversification is key to any areas financial health. Agriculture/aquaculture helps lead to this end. • I think the county and Dept of Community Development is making good efforts to assist farm operations although some regulations are unclear • Supported by County • Promote farming in the county thru advertisements,etc. • Support diverse small farm related businesses. Help for people in the form of education(How to do it.) • The less restrictions on land use the better • Encourage and protect small commercial farming ventures • Smaller family/locally owned farms whose bottom line reflects not only economic viability but quality of life and long term environmental health • It should be encouraged at all levels of government. Incentives should be available to keep landowners land in agriculture. • Growers should form co-operatives to network and help market their products and create a stronger voice • Encouraged to provide green quality of life and provide employment in non-offensive small operations 8 • Encourage participation in agriculture to take advantage of instruction provided to Jefferson County students in green house and fisheries • Leave the west end alone • Should offer organically grown produce. Industry could produce processed items for export to other areas. • Like the idea of small family owned businesses • Agriculture and aquaculture seem to be fading away.This area has remained as a beautiful area but with tourist and senior citizens quickly becoming the focal point,it will fail as a thriving community. • For me,access has been the greatest problem • Widen the Ag base. Bring mobile slaughter to the county • Sell locally and strive for a quality product • Provide tax/fee relief in conversion to farmland. • Just asking: For example this questionnaire. Thanks • I think our Farmers'Markets are growing bigger and better each year. • Local Farmers'Markets are very successful • Do not know other than focus on organic(certified)farming. • Encourage urban farming • Information for my particular product: hay. Also having river erosion problems • Encourage small-scale farming and local producer/purchaser contacts • Marketing coop,grants to help small farmers get started and keep in business QUESTION #6 If you are a Jefferson County landowner who is NOT practicing commercial agriculture or aquaculture do you have any comments or suggestions to make? ANSWERS • STOP GRAVEL PIT! • Stay out of our land • Need to monitor practices for protection of water: both well water and salt water. • I think supporting agriculture whatever the amount of land is a good idea! • Full description of benefits t all landowners would be advisable. As long time owner I urge Jefferson County of consider adverse effects. Please do not rezone. No against commercial agriculture rezone. • We want to retire on our property some day. Don't mess it up so we can't. I live out of state and just pay my taxes on empty land. • I am appalled in Jefferson County's inaction!and their total disregard for public health. • This is a disaster. Are you going to allow livestock to four our fields-streams? Buffers are absolutely needed. And the so-called cooperative method is just another term for bribery • I am very concerned that this program is a sham.I totally support community Ag.but the county's intentions here are to let shrewd movers blow off critical area protection standards for their development schemes under the guise of Ag! Sorry to be so negative,but I've been around long enough to recognize fingerprints. Maybe you'll begin to see what I mean after putting your (Karen)best intentions into a mal-intentioned process. • I am not sure county's time and money spent for this rezone plan is wise. Will not comply with GMA requirements,as I understand them. Will end up in front of hearings board again. • Keep government involvement out of peoples lives — - • We do raise oysters,but not for sale • I do not want this parcel to be rezoned to agriculture • While we value and support local produce growers,we see aquifer protection as an important part of sustainable agricultural efforts. • My place is nothing but rocks and more rocks. Don't make mine agricultural lands. • No comments 9 • I think it's a good idea but I'd have to be younger to get into it again. At 91 it would have to be "directional"and I'm afraid I've forgotten too much. • Please do not lower the 1 home in 5-acre policy. Even Port Townsend area is growing too fast. • We have home and do not practice agriculture or plan to. It is a residential district with many homes. • Agriculture may increase small vegetable gardens. Produce could be sold to people at a profit. This is good. • I believe it's imperative for Jefferson County to have policies of clear accountability for commercial ventures,especially regarding and environmental practices and animal(wild)habitats and their ranging areas • Our property is used for recreational use(boating,camping,hiking,observing the wildlife)We would like to keep it like it is. • Legalize 2-acre residential lots. Abolish the GMA 5 acre minimum! • I have 4.5 acres of waterfront property on Hood Canal. With 360 feet of frontage on the water and a nice home it is quite valuable. That means high taxes,etc. It's been for sale for 3 years with no action. I can't subdivide to sell off 100 feet and reduce the price of my home so it would sell. I live in a residential area-Shine area-with 5 acre zoning. What's wrong with this picture? I'm retired and need cash flow. We now rent out a portion of the house for cash flow. New laws should provide some flexibility that makes common sense. • No • All of my other comments and more. By leapfrogging from others successes/failures/on-going experiments/testing/etc. • I am considering doing so • Agriculture is important historically,culturally and in the current economics of the county. Don't let it disappear! "Highest and best use"needs to consider many of the values besides$Encourage open space,forest,and Ag.protection through reasonable valuation and tax structures,PLEASE • Please consider rezone of my parcel to agricultural,for the purpose of establishing a commercial Christmas tree farm,if this decision will not preclude building a single-family residence on the property in the future. • Right now my 40 acres is too small for more than one house—in fact its one per 80 acres. I live 30 miles away and can't put housing for my crew or business buildings-legally that is. • Thank you for your efforts and assistance with this important task. • Will it be possible to rezone in the future? I only recently acquired my property and have not yet developed my land. My plans include growing and selling products at the farmers' market level. Will that qualify for"Agricultural zoning?" • Financial support for the Conservation District • Help the small landowner. It seems a lot of soil erosion is being ignored • Keep up the effort. Thank you again. • I plan to do some farming in the future,subsistence type or small veggie market garden. What is the difference between leaving my land as it stands and converting to agricultural designation? I don not want someone telling me what I can and can't grow on my land. I thought I was already in an agriculturally zoned area,"what z up"? Please answer ASAP so that I can answer your request form properly. Thank you • I am moving to Jefferson from Kitsap.The reason,I am moving here is because it is agricultural— please keep it that way.PS Am hoping to engage in some agricultural endeavor once I'm settled. I have chickens that are moving to the Egg and I with me. • Please put in place real incentives to organic farming. — - 10 Summary of important points from... Saving American Farmland: What Works By American Farmland Trust Published- 1997 "America is farming on the edge. According to a 1997 American Farmland Trust study, every state in the nation is sacrificing irreplaceable agricultural resources to urban sprawl." "State and local governments have employed a variety of public policies to address these challenges, using both regulatory and free-market strategies." "...Since the publication of Rachel Carson's Silent Spring more than three decades ago, environmentalists have called attention to the negative consequences of some of the inputs associated with modern agricultural practices." "... developed land uses have far more negative long-term implications than agricultural ones for the nation's natural resources. Water pollution from urban runoff is well documented. Paved roads and roofs collect and pass storm water directly into drains instead of filtering it naturally through the soil. Septic systems for low-density subdivisions can add untreated wastes to surface water and groundwater. Septic fields can actually yield higher nutrient loads than livestock operations. Land development often produces more sediment and heavy metal contamination than farming does and increases pollutants—such a road salt, oil leaks from automobiles and runoff from lawn chemicals—that lead to groundwater contamination" "A new tide of federal regulations has imposed environmental restrictions on agricultural practices." Early 1970's—Clean Air Act and the Clean Water Act 1980—Resource Conservation and Recovery Act—as amended by Superfund Law 1985 –Farm Bill began to address ecological and economic costs of conventional agriculture— authorized Conservation Reserve Program to pay landowners not to cultivate sensitive cropland 1990 and 1996 Farm Bills included new agricultural policies that emphasize resource conservation-emphasized protecting sensitive aquatic resources "Saving Farmland is an investment in community infrastructure" "Time and time again, careful examination of local budgets has shown that farm, forest and open land more than pay for the municipal services they require, while taxes on residential uses consistently fail to cover costs." Median cost—per dollar of revenue raised to provide public services to different land uses Commercial/Industrial $0.29 Farm/Forest .$0.31 Residential ..$1.11 1 "Some economists claim that our agricultural system is so productive that we need not worry about the continuing loss of farmland. They contend that the free market should determine whether prime soils are maintained in agriculture or converted to other uses. According to this argument, if farming is less profitable than other land uses, agricultural land should be converted to its `highest and best' economic use. This perspective neglects non-market values and positive attributes...which are difficult to quantify.....The `market forces' argument also assumes that farm and ranches operate in perfectly competitive markets, which is not the case. Public investments have made it possible for people to afford to live great distances from where they work. The inflation of agricultural land values is fueled by home mortgage deductions, artificially low gasoline prices and government expenditures on highways, sewer systems and other municipal services." "Other people argue that there is so much land in the United States that farmland lost in one area can be replaced by bringing new land into production somewhere else. ...We have limited amount of agricultural land that is ideally suited for food production....Competition for resources can drive farming onto marginal lands, where larger inputs of chemical fertilizers and pesticides may be required, sometimes to the detriment of the environment....The conversion of rangeland to cropland in the West is associated with increased erosion." "Farmers generally sell their land out of agriculture for two reasons; weak farm profitability and high value of land for nonfarm development. Rising land values and property taxes play a significant role by increasing the cost of agriculture...Rural land is cheap for suburban developers, who are willing to pay landowners far more than agricultural value for the flat, well- drained land they prefer for building....Farmland which requires few public services,is typically converted to subdivisions filled with residents who require education, utilities and other costly amenities....Scattered development increases the likelihood of conflict between farmers and ranchers and their neighbors....New residents may appreciate the agricultural landscape,but they frequently resent farm chemicals and the smell of manure,noisy machinery and slow-moving vehicles....Environmental regulations on agriculture have become stiffer, and farmers have had to find alternatives to conventional practices. These demands add to productions costs. The combination of all these forces threaten the viability of agriculture." RESPONDING TO THE CHALLENGE "State and local governments have been taking the lead in protecting agricultural land since the Maryland Legislature approved the nation's first differential property tax assessment law in 1956" Summary of Farmland Protection Activities by State 50 States Tax Incentive Program 50 States Right to Farm Legislation 24 States .Agricultural Protection Zoning 20 States .Purchase of Agricultural Conservation Easement Program 16 States Agricultural Districts Program 15 States Transfer of Development Rights 6 States Growth Management Program to Protect Farmland "State and local governments have led public farmland protection efforts. The federal government, despite playing a major role in reducing soil erosion and meeting other agricultural resources challenges, has been hesitant to become fully engaged in protecting agricultural land 2 from development. Federal policies supportive of state and local efforts have been adopted, but have not been implemented consistently or completely. However, several pieces of legislation have important implications for farmland protection efforts at the state and local levels...." The Farmland Protection Policy Act(1981)—requires all federal agencies to review provisions of laws, administrative rules and regulation and policies and procedures and identify alternatives that could prevent or at least minimize farmland conversion. Farms for the Future Act(1990)—authorized federal subsidized loans to state and local governments for purchase of agricultural conservation easements on farmland. This program has been superseded by the Farmland Protection Program Farmland Protection Program(1996)—directed USDA to establish and carry out a program to purchase agricultural conservation easements or other interests in prime and unique farmland for the purpose of protecting it from nonagricultural use. The land must be subject to a pending purchase offer from a state or local government. $35 million authorized—funds will be exhausted soon. TOOLS AND TECHNIQUES THAT STATE AND LOCAL GOVERNMENTS ARE USING TO PROTECT FARMLAND Regulatory Techniques State Executive Orders "Governors of at least 10 states have issued executive orders that document the importance of agriculture and direct state agencies not to engage in or provide frunding for projects that would result in farmland conversion....In reality, however,most state executive orders have not been fully implements." State Growth Management Laws "Growth management laws are designed to control the timing and phasing of urban growth and to determine the types of land use that will be permitted at the local and regional levels....Eleven states have growth management statutes, but only six—Hawaii, Maryland, New Jersey, Oregon, Vermont and Washington—address the issue of farmland conversion. These six laws vary in the controls that they impose on state and local governments and in the extent to which they protect agricultural land from development." "Oregon has one of the nation's strongest growth management laws....County governments were required to enact exclusive agricultural protection zoning and adopt other farmland protection policies." "Washington's Growth Management Act ....requires all counties to designate important agricultural land. They must also adopt regulations to ensure that land uses adjacent to farm and ranch land do not interfere with agricultural operations" "...growth management laws can be a powerful force to protect agricultural land, as in Oregon; a foundation for the development of local farmland protection programs, as in Washington; or a 3 stimulus for local governments to engage in comprehensive planning, as in Vermont, New Jersey and Maryland" Comprehensive Planning "...allows counties, cities, town and townships to create a vision for their joint future....offers communities many opportunities to protect agricultural land....some communities devote a section of their comprehensive plan to agriculture...can form the foundation of a local farmland protection strategy" Agriculture Protection Zoning (APZ) APZ ordinances stabilize the agricultural land base. They designate areas where farming is the primary land use and discourage other land uses in those areas. APZ limits the activities that are permitted in agricultural zones. The most restrictive regulations prohibit any uses that might be incompatible with commercial farming....may also restrict the density of residential development in agricultural zones...some also contain right-to-farm provisions and authorize commercial agricultural activities, such as farm stands, that enhance farm profitability....successful petitions for up-zoning and rezoning in agricultural protection zones often result in farmland conversion." Cluster Zoning "Cluster zoning ordinances allow or require houses to be grouped close together on small lots to protect open land. The portion of the parcel that is not developed may be restricted by a conservation easement. ...can keep land available for agricultural use,but they are generally not designed to support commercial agriculture. The protected land is typically owned by developers or homeowners' associations. Homeowners may object to renting their property to farmers and ranchers because of the noise, dust and odors associated with commercial farming....has been used more successfully to preserve open space or to create transitional areas between farms and residential areas than to protect farmland" Mitigation Ordinances and Policies "Mitigation ordinances are a new farmland protection technique...In 1995, city officials in Davis, Calif. enacted an ordinance that requires developers to permanently protect one acre of farmland for every acre of agricultural land they convert to other uses....generally...on farmland in another part of the city, although mitigation may also be satisfied by paying a fee" "King County, Wash,. has a"no net loss of farmland"policy in its comprehensive plan. The policy prohibits the conversion of land subject to APZ unless an equal amount of agricultural land of the same or better quality is added to the county's agricultural production zones." Incentive-Based Techniques Differential Assessment Laws "...direct local governments to assess agricultural land at it value for agriculture, instead of its full fair market value, which is generally higher...cost borne at the local level...help bring 4 farmers' property taxes in line with what it actually costs local governments to provide services to the land". Circuit Breaker Tax Relief Credits "...offer tax credits to offset farmers' real property tax bills...may receive state income tax credits...school tax credits. The key differences between the programs are that most circuit breaker programs are based on farmer income and are funded by state governments." Right to Farm Laws ...are a state policy assertion that commercial agriculture is an important activity. The statutes also help support the economic viability of farming by discouraging neighbors from filing lawsuits against agricultural operations. Beyond these protections, it is unclear whether right-to- farm laws help maintain the land base." Agricultural Conservation Easements "...designed specifically to protect farmland...retain right to use their land for farming...can be designed to protect other natural resources, such as wetlands and wildlife habitat." Purchase of Agricultural Conservation Easement Programs (PACE) "...pay farmers to protect their land from development...purchase of development rights...funding has never been sufficient to met the demand to sell easements". Transfer of Development Rights(TDR) "...allow landowners to transfer the right to develop one parcel of land to a different parcel of land....while dozens of local jurisdictions around the country allow the use of TDR, only a few of them have used the technique successfully to protect farmland...are complex...communities that have been most successful in using TR are characterized by steady growth, with the political will to maintain and implement strong zoning ordinances and planning departments that have the time, knowledge and resources to administer complex land use regulations". Agricultural District Laws "...allow farmers to form special areas where commercial agriculture is encouraged and protected....voluntary...in exchange farmers receive a package of benefits which vary from state to state...include automatic eligibility for differential assessment, protection from eminent domain and municipal annexation, enhanced right-to-farm protection, exemption from special local tax assessments, limits on non-farm development in the district and eligibility for state PACE programs." Programs to Enhance the Economic Viability of Agriculture and Protect Natural Resources "Most farmers say the best way to protect farmland is to keep farming profitable....State and local governments have created a variety of programs to support and enhance the economics of agriculture...sponsor marketing efforts for agricultural products, promote educational and recreational services provided by farmers...economic incentive programs...sponsor farmers' 5 markets...promote roadside stands and pick-your-own operations...develop public commercial kitchen facilities that serve as incubators for farm-based food processing businesses...provide help with management, marketing, product research and development and pollution prevention in exchange for five or ten year covenants prohibiting development...grants to implement new business plans, technologies and marketing strategies". "Environmental problems can result in farmland conversion...public concern about loss of wildlife habitat has pitted farmers and ranchers against environmentalists. Maintaining the natural resource base is a relatively new issue for state and local farmland protection programs....Programs that help farmers address environmental challenges are likely to become even more important as competition for land and resources increases Combining the Techniques Builds Comprehensive Farmland Protection Programs "State and local governments have developed farmland protection programs using many different combinations of regulatory and incentive-based techniques. Some of these combinations are so successful they have been widely adopted". Case studies reveal a consistent pattern in the process of designing an effective farmland protection strategy. It includes five processes: 1. Identification of the problem 2. Inventory of physical infrastructure and agricultural, natural and human resources. 3. Investigation of the solutions the the problems identified in the first step 4. Integration—setting goals and strategies to achieve farmland protection 5. Implementation with approval, funding and administration of a program to protect farmland ************************* (The book devotes a chapter to each of the"Tools and Techniques" and ends with a case study of Maryland and Washington . In Washington the case study compares Whitman County and King County. 6