Local APR Application
Local APR Program 1 COMMUNITY PRESERVATION PROJECT APPLICATION COVER SHEET I: Project Information Project Title: Northampton Agricultural Preservation Restriction (APR) Program Project
Summary: APR’s protect farmland by separating the development potential from the agricultural value of a farm; ensuring that the land can be kept open for farming. Some of Northampton’s
parcels are temporarily sheltered from development by current land use regulations and a stagnant housing market, but these protections will not last forever. The Northampton APR program
will reimburse farmland owners for a value up to the difference between fair market value and agricultural value, in exchange for a permanent deed restriction. Landowner legal fees,
which can sometimes be a deterrent to participation in APR programs, will be funded through the program. APR’s will be held by the Conservation Commission. Estimated start date: December
2010 Estimated completion date: December 2012 CPA Program Area (check all that apply): Open Space Historic Preservation Community Housing Recreation II: Applicant/Developer Information
Contact Person: Wayne Feiden, Director of Planning and Development Property Owner (if applicable): Multiple properties unknown at this time Organization (if applicable): Northampton
Conservation & Agricultural Commissions Mailing Address: 210 Main Street, Room 11 Daytime phone #: 413-587-1265 Fax #: 413-587-1264 E-mail address & Website: wfeiden@northamptonma.gov
III: Budget Summary Total budget for project: $100,000 CPA funding request: $75,000 CPA request as percentage of total budget: 75% Applicant’s Signature: Date Submitted: September 8,
2010
Local APR Program 2 Northampton APR Program CPA Application Narrative: Agricultural Preservation Restrictions (APR) are powerful tools for the protection of open space and agricultural
land. An APR is a permanent preservation restriction, a legal interest in the land that prevents any activities that would have a negative impact on the agricultural value of the land.
APR can be donated or purchased, but since they involve a significant reduction in property value, a payment up to the difference between ‘fair market value’ and ‘agricultural value’
is often required. In addition to acquisition costs, APRs include soft costs associated with any land acquisition, such as titles, surveys and appraisals, plus the cost of creating baseline
documentation The state will cost share for priority APRs in areas with clear development value, but they will not cost share for parcels of land that do not meet state priorities, are
not of a certain size and income generation level, and generally will not cost share for areas areas with very limited development value (especially the Meadows section of Northampton),
even though farms in that area are threatened by conversion to non-farm uses. State APR also require The proposed funding could be used if any state APRs are funded to meet our local
match needs, but the primary purpose is to purchase APRs on farmland in the Meadows. The cost per acre in this area is very low, because of currently limited development value, but APRs
will ensure that the farmland is protected as farmland forever, protection that we do not currently have. To ensure that each APR protects an agricultural parcel of importance, APR will
be approved by both the Conservation and Agricultural Commissions, as well as the Department of Agricultural Resources prior to being finalized. APR land will remain in private ownership,
with the restrictions to be held by the Conservation Commission. Monitoring of APR properties will be done on an annual basis by Commission staff, or by members of the Agricultural or
Conservation Commissions. Each APR will be tailored to reflect the concerns of farmers; allowing activities that are necessary for both successful farming and occupation of the farm,
requiring certain levels of agricultural activity if appropriate, while protecting the structure’s outstanding historic assets. The APR Program meets several of the CPC general evaluation
criteria: Contributes to the preservation of Northampton’s unique character, boosts the vitality of the community, and enhances the quality of life for its residents Due in part to the
presence of prime agricultural soils in several parts of the City, Northampton has a strong agricultural heritage. The presence of local farms directly contributes to our community character
and sense of place, as evidenced by the Three County Agricultural Fair; one of the oldest in the nation, and several vibrant farmers’ markets. An absence of local agriculture would have
a negative impact on quality of life.
Local APR Program 3 Addresses recommendations contained in the Sustainable Northampton comprehensive plan and/or the Northampton Open Space and Recreation Plan 2005-2010, Open Space,
Recreation, and Mixed Use Trail Plan 2011-2017 or is consistent with other city-wide planning efforts that have received broad-based scrutiny and input and can demonstrate wide community
support One of the guiding principles of the Sustainable Northampton plan was to “Adopt land use patterns that maintain a mix of urban and rural areas; concentrate development in neighborhood,
village, and commercial centers supported by adequate infrastructure, including public transit; promote energy efficiency; and protect environmental, open space, and agricultural resources.
The future land use map contained in the Plan highlighted areas to be continually preserved as agriculture, where farming uses should be encouraged. The APR program can help to achieve
that goal. Saves resources that would otherwise be threatened Northampton has a rich rich agricultural history, and its location on the Connecticut River creates some of the best farming
in the northeast. However, between 1985 and 1999, Northampton lost more than 200 acres of farmland. Many more acres disappeared in the building boom following World War Two. The APR
program will help to maintain land in active farm use that would otherwise be threatened by development, or partial loss due to a declining agricultural economy. Places high value on
sustainable, ecologically responsible, energy-conserving structures, locations, and materials; demonstrates that the project minimizes the ecological footprint Purchasing local food
helps promote the local economy, decreases fossil fuels required for food delivery and refrigeration, and helps promote responsible land development. None of these are possible without
local agriculture. Receives endorsement by community groups, municipal boards and/or departments The application is presented by the Agricultural and Conservation Commissions. Leverages
additional public and/or private funds, or demonstrates that other funding sources are not readily available or sufficient The project leverages the significant investments already made
by local farmers. Demonstrates a high benefit/cost value The difference between agricultural and development-value is low in many locations, due to current land use restrictions on floodplain
development. Even for the most costly APR, permanent protection is Can be implemented expeditiously and within budget The project also meets several of the Open Space Criteria:
Local APR Program 4 Preserve Northampton’s rural and agricultural character, scenic views and community character defining views Provide opportunities for passive recreation and environmental
education Although not applicable for every APR, some may contain provisions for public access on portions of the land. Preserve valuable surface water resources, including rivers, streams,
lakes, ponds, wetlands, buffer zones, vernal pools and riparian zones Many farms border on or contain surface water resources. Protecting farmland will also protect these areas. APR
can also be tailored to include additional restrictions if appropriate. Provide flood control/storage Many of Northampton’s farms are located in floodplain areas. Preventing further
development in these areas will contribute to future flood control, even if land use regulations should become less strict. Preserve large strategic tracts of undeveloped land and parcels
adjacent to existing permanently protected open space Many farms, such as those located in the Meadows area, are adjacent to existing protected farmland or other open spaces. Protect
farmland and rich agricultural soils Community Need/Protections/Project Feasibility and Success What community need(s) does this project serve? If the project serves multiple needs and
populations, please describe them. If the project serves a population that is currently underserved, please describe. The APR program is supported by both the Conservation and Agricultural
Committees. It also helps to further the goals of many conservation and farmland protection groups; local, regional, and nationwide. The program will place permanent restrictions that
include agriculture, at a lower cost than acquisition, and at a much longer term than even the strictest of regulations. Project success will be measured by the number of acres able
to be protected. What specific guarantees will assure the long-term preservation of the project? APR’s are not limited to the landowner granting the restriction, but run with the land
in perpetuity. Is ongoing maintenance and upkeep required? If yes, please explain how this will be accomplished. APR-holders do not perform property maintenance or upkeep. Instead, the
APR program capitalizes on the work already done by private landowners, and ensures that these will continue in the future.
Local APR Program 5 Project Budget: Total: $100,000. Purchase of APRs and related soft costs $75,000 is being requested from CPA funds, $25,000 will be obtained from donations and
other grants. Project Timeline: Outreach to farmers: December 2010 to December 2011 Closing on agreed upon APRS: April 2011 to December 2012 The project requires no permits or difficult
steps. We have experience in these types of acquisitions and know that they are easy to do. What we do not know is the level of interest in the farm community. We are proposing this
as a pilot program and may come back in the future with another request if the level of interest exceeds the available funding. ATTACHMENTS: Support Letters Northampton Conservation
Commission Additional support letters are expected, and will be provided to the CPC when received.
September 7, 2010 Northampton Community Preservation Committee 210 Main Street, Room 11 Northampton MA, 01060 Dear Community Preservation Committee: The Conservation Commission supports
the application for CPA funds for the start-up of a local APR program. The APR program will be used to purchase the development rights on agricultural land, thereby ensuring that they
will continue to be available for farming. Although development pressures on farmland are currently not as great as they have been recently, this will change soon and farmers will need
to make important decisions about future use of their land. Having an APR program in place could help farmers’ need to balance financial concerns with the desire to see their land remain
farmed and open. The APR program will be an important tool in Northampton’s land-protection toolbox, and should help to protect our local farmland and open space. We hope the CPC will
consider funding the local APR program. Thank you, Kevin Lake Chair, Northampton Conservation Com