Letter from a local farmer regarding downzoning

First, I want to begin by reminding you of the permanence of development and the loss of farm land. Developed lands can never be reclaimed for agricultural use.

Secondly, I want to try to clarify what you are really trying decide with this legislation. I hope you keep this perspective in mind while reviewing the comments you heard tonight and are making your decision on how you will vote.

Some people are trying to confuse the issue by saying it is about property values and property rights. The concern for property values is understandable but not supported by the evidence; and I am not talking about special interest funded studies, I am talking about the facts as they are on the Eastern Shore, which is the best evidence we can have. The members of this council know that other shore counties that have down zoned did not see a significant, prolonged drop in land values. Land values in those counties remain consistent with those in neighboring counties with higher density allowances. So this issue is not about the loss of property values.

The issue is also not about property rights. The options and rights of the farmer and developer stay the same. The farmer can still either farm his land or sell it to the highest bidder and the developer can still build as many houses on the land as the law allows. This is not a property rights issue because, honestly, no one has the right to do with or develop their land however they wish. Every piece of land in this county, in this country, is subject to zoning. Every property owner faces guidelines on what they can and can’t do with their land.

But you, as the county government, do have the right to decide how the land in this county will be used. That is what this issue is really about, not property values or property rights, but land use, as all zoning issues are. There is competition between the agricultural industry and the development industry for land in Wicomico County. Land is a limited resource and both industries want to use as much of it as possible. What you as a council are really trying to decide is what industry, agriculture or development, should be using the majority of the agricultural land in this county, in other words, which is the best use. It is my belief, along with I think the majority of county residents, that the agricultural industry and farmers should be the ones using the majority of the agricultural lands in our county. The development industry is an important sector of our economy, but its use of farmland should not take precedence over use by the industry that has always provided this county’s economy with a solid foundation. Agriculture is our number one industry and has the potential, as an industry, to be more sustainable and stable in the long run. The recent housing bubble and bust should be a warning against basing our county’s economy and land use policies on the development industry.

The 50/50 split of a parcel under the current law between use by the farmer and the developer does not leave enough land for the farmer to keep their business efficient and profitable. No wonder so many farmers see selling more land as the only option for making ends meet. What they really need is to keep more of their land in production so their businesses can remain profitable and growing. The fairest way for the farmer and developer to share the land is to eliminate the density bonus which will ensure that the large majority of a parcel will remain open to agricultural use.

If for some unfortunate reason you decide as a council that you do not have the will to do what is right and the support the agricultural industry by passing this measure, than I urge you to please begin work immediately on a TDR program for this county or some other measure, although voting yes May 5th will be the best and most immediate action you can take, so that growth can be directed away from the agricultural zones and into the urban core. Because the fact of the matter is we have to start doing something now to stop excess development on our farmlands and preserve our county’s number one industry before it is too late.

In closing, I would like to ask you to please see this, as all zoning issues are, as a land use issue and to see that agriculture is the best land use in our agricultural zones because it is necessary for our number one industry to survive. It will also preserve the character and lifestyle of this county that we all love and want to preserve. Also, one can’t be reminded enough of the permanence of development; once farmland is developed it will never return to farmland. If we don’t reduce density in these areas now we will be facing these same issues, or worse, in 5yrs time and there will be no going back, we cannot create more farmland to replace what has been lost.

I live and work full-time on a farm here in Wicomico County so my future, as a farmer, will be directly affected by this legislation either way. I would feel much more secure about that future if this bill passes, which is why I am asking you as my elected representatives to please VOTE YES!