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Omasta APR.pdfWest Farms Road APR 1 COMMUNITY PRESERVATION PROJECT APPLICATION COVER SHEET I: Project Information Project Title: West Farms Road Agricultural Preservation Restriction (APR) 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. The Massachusetts Department of Agricultural Resources (MDAR) has approved an APR on 36.1 acre Hickory Dell Farm, and is contributing the majority of the cost. CPA funds are sought for the required local match to keep this property in active agriculture forever. Estimated completion date: December 2020 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 Sustainability Property Owner (if applicable): John and Faye Omasta 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: $635,000 CPA funding request: $54,075 CPA request as percentage of total budget: 8.5% Applicant’s Signature: Date Submitted: January 24, 2020 West Farms Road APR 2 Northampton APR Program CPA Application Parcel Information West Farms Road, west side Acres: 36.1+/- Parcel ID’s: 42-001 Current Owner: John and Faye Omasta Narrative: The area is located along the side slopes of one of the southernmost knobs in the Mineral Hills. These hills are the erosional remnants of once-great mountains that formed roughly 450 million years ago and are composed of metamorphic rocks with igneous intrusions. These sediments were deposited 15,000-12,400 years ago, during the time of glacial Lake Hitchcock, when glacially-charged rivers and streams deposited vast amounts of sand and gravel around this knob and created extensive outwash plains that stretched from here to Florence and into Easthampton. This parcel, and the important agricultural soils it contains, are a remnant of that former lake. Low-lying sections of the City’s western hills were farmed for hundreds of years, but Hickory Dell Farm is one of the few that remains. Even though it lies more than four miles from the center of Northampton, this part of town attracted attention early on in the City’s history. In 1685, Robert Lyman of Northampton discovered lead in the form of galena along an outcrop near the Manhan River. The site lay just a few hundred yards downstream from the current conservation area, and for the next two centuries various mining companies worked the claim. Other nearby sites were also explored for minerals, and although none of them were very successful, the region became known as the Mineral Hills. Like most of Northampton and Massachusetts, this area was probably completely cleared by the early 1800s— partly to feed the nearby sawmills, partly to feed the home fires, and partly to create pasture for sheep and cows. Now, it is dominated by deciduous hardwoods and a few patches of hemlock and white pine, as well as wet meadows and remnants of pastureland. The City, with the help of CPA funds, recently closed on the western wooded portion of the property that is not actively-farmed that includes trails and wildlife habitat. 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 West Farms Road APR 3 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 and important agricultural soils, such as Hickory Dell. From MDAR’s factsheet about the program: The Agriculture Preservation Restriction (APR) Program was established by the Legislature in 1977 and is administered by the Massachusetts Department of Agricultural Resources. It is the cornerstone of Massachusetts farmland protection efforts. This voluntary program offers a non-development alternative to farmland owners of "prime" agricultural land. The program offers to pay farmland owners the difference between the "fair market value" and the "agricultural value" of their farms in exchange for a permanent deed restriction which preserves farmland for agricultural use in the future. The goals are to: • Save the most productive agricultural land available in Massachusetts • Provide an opportunity for farmers to purchase farmland at affordable prices • Help farmland owners with estate planning to protect their farms from development • Provide working capital for farm operations by accessing equity in the land value • Support farmers, agribusiness, landowners, and urban residents by boosting the local farming economy, food supply, and rural character • Protect scenic open space and environmentally sensitive lands The state’s investment in the APR Program positively impacts farmers, the agricultural industry, state and local economies, consumers, and the general public in a number of ways: • The program bolsters the state’s $550,000,000 agricultural industry by keeping farms in active commercial use, and signals to the industry that Massachusetts supports its farmers and encourages a strong and viable agricultural economy • Farmers whose land is accepted into the program are able to realize equity from their land without being forced to sell their farms for development purposes. The equity helps with the retirement of farm debt and is often reinvested into the protected farm through purchase of more land, equipment, or buildings • A major portion of APR participants spend all or most of their APR funds locally which creates a link between private and public benefit to help farmers, and stimulate local and state economies • The APR Program is often the only way farmers are able to plan their estates to allow for the transfer of ownership of their farms to their children. By reducing the value of restricted farmland to its agricultural value, inheritance taxes can be greatly reduced, which eliminates the need for second generation farmers to sell their land in order to pay high estate taxes • APR restricted farmland offers an opportunity for beginning and experienced farmers to purchase additional affordable land. The program serves to stabilize West Farms Road APR 4 farmland values and guarantee the long-term availability of farmland. This factor is especially important in areas with escalating land values and for farmers who rent a large percentage of the land that they farm • By protecting farmland, the APR Program works to secure a continued high quality of life for Massachusetts residents. Farmland not only contributes to the scenic beauty of the state, but it provides for clean air and water, wildlife habitat, and recreational opportunities. The West Farms APR 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. Addresses recommendations contained in the Sustainable Northampton comprehensive plan and/or the Open Space, Recreation, and Mixed Use Trail Plan 2018-2025 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. This project will further those objectives. Saves resources that would otherwise be threatened Northampton has a 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 prior to that, in the building boom following World War Two. This project will 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 West Farms Road APR 5 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 MDAR program will be providing the majority of the cost for this project, CPA funding is requested for a portion of the required local match; less than nine percent of the total cost. Can be implemented expeditiously and within budget The project also meets several of the Open Space Criteria: Preserve Northampton’s rural and agricultural character, scenic views and community character defining views Preserve valuable surface water resources, including rivers, streams, lakes, ponds, wetlands, buffer zones, vernal pools and riparian zones Provide flood control/storage Preserve large strategic tracts of undeveloped land and parcels adjacent to existing permanently protected open space 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 a permanent restrictions that includes agriculture, at a lower cost than acquisition, and at a much longer term than even the strictest of regulations. What specific guarantees will assure the long-term preservation of the project? West Farms Road APR 6 The APR will not be 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. • Project Budget: Total: $635,000 State Contribution: $559,550 Local Match Required: $ 75,450 Current local APR Fund (Prior CPA): $ 21,375 Current CPA Request: $ 54,075 • Project Timeline: Closing is anticipated at the end of 2020. CPA funds are requested now to have the required local match in-hand so the APR is not delayed. ATTACHMENTS: APR approval letter Orthophoto Map Survey of adjacent protected area