AGRICULTURE
PRESERVATION WORKING GROUP
MEETING NOTES
November 16, 2006 August 17, 2006 cancelled
July 20, 2006
June 15, 2006
May 18,
2006
April 20, 2006
March 16, 2006
February 23, 2006
February 13, 2006
February 2, 2006
January 26, 2006
January 19, 2006 January
12, 2006 December 15, 2005
November
17, 2005 October 20, 2005
September 15, 2005
August 18, 2005
July 21, 2005
June 16, 2005
May
19, 2005
April 21,
2005
___________________________________________________________________
LAHONTAN
VALLEY ENVIRONMENTAL ALLIANCE
Agriculture Preservation Working Group
Meeting Notes
July 20, 2006, 7:00 p.m.
Churchill County Administration Building, Room 102
INTRODUCTIONS
Those present were:
Mario Peraldo, Chairman
Elbert Mills
Jeannette Dahl
Ray Hendrix
John Mencier
Brad Goetsch
Ed Rybold
LVEA Staff Attending:
Erica Behimer, Director
REVIEW / ACCEPT PREVIOUS MEETING NOTES
Notes from the previous meeting will be reviewed at next meeting
PUBLIC COMMENT
None
UPDATE ON PROGRESS
OF THE TRANSFER DEVELOPMENT RIGHT DOCUMENT
The working group members received update on the current applications that
are being processed in the TDR program. The
County Commissioners have appointed a Sending Site Review Committee and they
have made their first recommendations for the TDR program.
The TDR application forms are complete and landowners are may now apply
to sell TDRs.
REVIEW WORKING
GROUP SUMMARY DOCUMENTThe strategies that are currently activated by the
county were discussed and recommendations made (see attached, updated summary
document). The updated
summary document will be sent out electronically to Ag Preservation W.G. members
to review and send comments back by the next meeting set for August 17, 2006.
DISCUSS UPDATING
THE CHURCHILL COUNTY OPEN SPACE PLAN
The plan will be sent out electronically for review and comment. Comments
due by August 17, 2006.
DISCUSS ENDANGERED
SPECIES ACT RESOLUTION
The resolution was review and will be sent out electronically for comments,
due by next meeting August 17, 2006.
NEXT MEETING DATE
/ AGENDA ITEMS
The next meeting date will be August 17, 2006, at 7:00 p.m., at the
Churchill County Administrative Building, Room 102.
The
following will be included on the August 17th agenda:
·
Endangered Species Act Resolution comments, acceptance and
recommendation to LVEA
Board
·
Review and accept final Summary Document and recommendation to
submit to LVEA Board
·
Open Space Plan
acceptance and recommendation to LVEA Board
· Agriculture Preservation Working Group meeting set
LAHONTAN
VALLEY ENVIRONMENTAL ALLIANCE
Agriculture Preservation Working Group
Meeting Notes
June 15, 2006, 7:00 p.m.
Churchill County Administration Building, Room 102
INTRODUCTIONS
Those present were:
Mario Peraldo, Chairman
Elbert Mills
Lorraine Griffin
Terri Pereira
Grant Mills
Edith Isidoro-Mills
LVEA Staff Attending:
Jeannette Dahl, Director
REVIEW / ACCEPT PREVIOUS MEETING NOTES
Notes from the previous meeting were accepted.
PUBLIC COMMENT
Concern was expressed for the continued loss of agricultural land due to
development and the loss of agriculture
support services.
Appreciation was expressed that farming areas were being designated by the
county.
It was explained that
the county commissioners can not turn down developments if the development
follows the county
code. Due to county code, PUDs can
only be developed in the designated area.
It was stated that
the county is trying to redirect growth and preserve farming.
UPDATE ON PROGRESS
OF THE TRANSFER DEVELOPMENT RIGHT DOCUMENT
The working group members received copies of the final TDR ordinance.
The County Commissioners will appoint the
Sending Site Review Committee at the June 21st Commissioners meeting.
The TDR application forms are almost complete
and landowners are waiting to apply to sell TDRs.
REVIEW WORKING
GROUP SUMMARY DOCUMENTThe strategies that are currently activated by the
county were discussed and recommendations made (see attached).
Strategies that could
be initiated were discussed (see attached).
DISCUSS UPDATING
THE CHURCHILL COUNTY OPEN SPACE PLAN
Updating of the Open Space Plan was table until the next meeting.
NEXT MEETING DATE
/ AGENDA ITEMS
The next meeting date will be July 20, 2006, at 7:00 p.m., at the Churchill
County Administrative Building, Room 102.
The
following will be included on the June 15th agenda:
·
Transfer Development Rights ordinance status.
·
Review Summary Document.
·
Discuss Open Space Plan update.
·
Discuss Future of the Agriculture Preservation Working Group
LAHONTAN
VALLEY ENVIRONMENTAL ALLIANCE
Agriculture Preservation Working Group
Meeting Notes
May 18, 2006, 7:00 p.m.
Churchill County Administration Building, Room 102
INTRODUCTIONS
Those present were:
Mario Peraldo, Chairman
Ed Rybold, NAS Fallon
Gina Peraldo, Churchill County Farm Bureau
LVEA Staff Attending:
Jeannette Dahl, Director
Erica Behimer
REVIEW / ACCEPT PREVIOUS
MEETING NOTES
Notes from the previous meeting will be addresses at the June 15, 2006
meeting.
PUBLIC
COMMENT
There was no public comment.
UPDATE
ON PROGRESS OF THE TRANSFER DEVELOPMENT RIGHT DOCUMENT
The Transfer Development Rights Ordinance has had it’s first and second
reading by the Churchill County Commissioners and there will be a public hearing
June 1, 2006. Mario Peraldo, Ed
Rybold and Jeannette Dahl will give a presentation on the ordinance at the
public hearing.
A
concern was expressed regarding developer’s interest due to a quieting housing
market. There was group discussion of a strong farmer interest in the ordnance.
DISCUSS
TRANSFER OF DEVELOPMENT RIGHTS WORKSHOP
The Transfer of Development Rights Workshop, that was held April 27th,
was discussed. The same
presentation given to the Churchill County Planning Commission was used but in
more detail. Mario Peraldo, Ed Rybold
and Jeannette Dahl gave the presentation followed by a question and answer
period. Approximately 70 people
attended the workshop. Good
comments were received regarding the workshop.
REVIEW
WORKING GROUP SUMMARY DOCUMENT
Current agriculture strategies being utilized to preserve agriculture;
native plant center, agriculture tourism, Farmer’s Market, goat farm,
dairy’s, grapes, direct marketing, AG in the Classroom.
Recommendations:
·
Continued diversification
·
Continued educational programs
·
Leave ditches unlined
·
Not selling water outside the
Lahontan Valley to preserve the general benefit of the community
·
Define Lahontan Valley water use
·
Relevant projects like welcome
signs into the Valley
·
Agriculture education programs
·
Realtor awareness of Agriculture
practices for new buyers into the Valley
·
County ordinance to incorporate
planning and maintaining farms in and about residential areas.
·
Community education on recharge and
value of water in the area to sustain the quality of life
·
Development on non-water righted
land only.
·
There was group discussion of the
value of having a fresh quality of life survey due to the current survey being
over 10 years old.
·
Dixie Valley water could be issued
for Municipal/Industrial use and river water could continue for agricultural
use.
·
Diversify Agriculture
DISCUSS
UPDATING THE CHURCHILL COUNTY OPEN SPACE PLAN
Recommendations for updating the open space plan were discussed.
NEXT
MEETING DATE / AGENDA ITEMS
The next meeting date will be June 15, 2006, at 7:00 p.m., at the Churchill
County Administrative Building, Room 102.
The following will be included on the June 15th agenda:
·
Transfer Development Rights
ordinance status.
·
Add/Delete and prioritize
recommendations in the summary document.
·
Discuss format of the Open Space
Plan update project.
·
Discuss Open Space Plan update.
LAHONTAN
VALLEY ENVIRONMENTAL ALLIANCE
Agriculture Preservation Working Group
Meeting Notes
April 20, 2006, 7:00 p.m.
Churchill County Administration Building, Room 102
INTRODUCTIONS
Those present were:
Ed Rybold, NAS Fallon
Grant Mills
Edith Isidoro-Mills
Terri Pereira, Churchill County Planning Department
Ray Hendrix
Susan Savala
Shelly French
Emaline French
Melissa Devera
LVEA Staff Attending:
Jeannette Dahl, Director
REVIEW / ACCEPT PREVIOUS
MEETING NOTES
Notes from the previous meeting were accepted.
PUBLIC COMMENT
There was no public comment.
UPDATE
ON PROGRESS OF THE TRANSFER DEVELOPMENT RIGHT DOCUMENT
It was explained that the Churchill County Commissioners at their April 19th
meeting completed the first reading of the Transfer of Development Right
Ordinance. On May 4, 2006 the
Churchill County Commissioners will hold the second reading of the TDR
ordinance. A public hearing on the
TDR ordinance will be held on May 17, 2006.
The
Commissioners had several questions, concerns and recommendations regarding the
TDR ordinance (see attached exhibit). These
recommendations were addressed by the working group (see attached exhibit of
amended TDR ordinance). The working
groups recommended changes will be forwarded to the Churchill County Planning
Director.
The
working group was asked by the Planning Department to develop documents for the
implementation of the ordinance. These
documents include the TDR Agreement, TDR Certification Letter, TDR
Retirement/Extinguishment Document, and Clarification on what should be included
in the Sending Site Review Committee report. The LVEA Director provided the working group with samples of
the before mentioned documents taken from the Snohomish County Planning
Department. Terri Pereira will take
these samples to Rusty Jardine, Assistant District Attorney, for his review and
recommendation.
DISCUSS
TRANSFER OF DEVELOPMENT RIGHTS WORKSHOP
The Transfer of Development Rights Workshop, that will be held April 27th,
was discussed. The same
presentation given to the Churchill County Planning Commission will be used but
in more detail. Marion Peraldo, Ed
Rybod and Jeannette Dahl will give the presentation followed by a question and
answer period. All working group
members were encouraged to come and participate.
It
was suggested that it might be helpful to have an appraiser, an accountant and a
lawyer in attendance to help answer questions.
There was concern that questions pertinent to individual situations would
be asked rather than questions concerning the ordinance in general.
Ed Rybold will look into the possibilities.
The
need to emphasis the importance of each individual obtaining professional advise
from their lawyer and accountant was stated. The fact that this is a voluntary program should also be
stress as well as the fact that the sale of TDRs can be a landowner to developer
agreement. In that case, the County
would act only as a recorder of the transaction. It will also be important to stress that the entire family
should be involved in the decision to sell TDRs.
Once the TDR ordinance is in place, appraisals should increase in value
for agricultural land.
REVIEW
WORKING GROUP SUMMARY DOCUMENT
The review of the working group summary document was table until the next
meeting.
DISCUSS
UPDATING THE CHURCHILL COUNTY OPEN SPACE PLAN
The updating of the Churchill County Open Space Plan was tabled until the
next meeting.
NEXT
MEETING DATE / AGENDA ITEMS
The next meeting date will be May 18, 2006, at 7:00 p.m., at the Churchill
County Administrative Building, Room 102.
The
following will be included on the May 18th agenda:
Review the Agriculture Preservation Summary document.
Discuss the update of the Churchill County Open Space Plan.
LAHONTAN
VALLEY ENVIRONMENTAL ALLIANCE
Agriculture Preservation Working Group
Meeting Notes
March 16, 2006, 7:00 p.m.
Churchill County Administration Building, Room 102
INTRODUCTIONS
Those present were:
Mario Peraldo, Chairman
Ed Rybold, NAS Fallon
Paul Ortiz, Lahontan Valley Environmental Alliance
Grant Mills
Edith Isidoro-Mills
Bill Card
Roy Risi
Terri Pereira, Churchill County Planning Department
Rick Lattin
Ray Hendrix
LVEA Staff Attending:
Jeannette Dahl, Director
REVIEW / ACCEPT PREVIOUS
MEETING NOTES
Notes from the previous meeting were accepted.
Terri Pereira commented that
the Churchill County Planning Department recommends not changing the
zoning name when a conservation easement is place on a parcel as the
meeting notes indicate.
PUBLIC
COMMENT
There was no public comment.
UPDATE
ON PROGRESS OF THE TRANSFER DEVELOPMENT RIGHT DOCUMENT
It was explained that the TDR document is being reviewed by the Churchill
County Planning Department and language changed to coordinate with ordinance
language and the Master Plan.
The Planning Department’s questions and concerns were addressed. Changes and
clarifications were made to the document.
The
TDR document will go before the Churchill County Planning Commission at the
April 12th meeting. The
Planning Commission will forward the document to the Churchill County
Commissioners with their recommendation. The
County Commissioners will hold a public hearing and if they approve the
document, it will become an ordinance.
DISCUSS
UPDATING THE CHURCHILL COUNTY OPEN SPACE PLAN
Churchill County Planning Department has asked LVEA to help in the update of
the Churchill County Open
Space Plan. The targeted completion
date is July 1, 2006.
Paul
Ortiz will research open space plans from other counties and will meet with the
LVEA Director to develop
a document to come before the Agriculture Preservation Working Group for review
and input. All working group
members interested in working on this project were invited to participate.
REVIEW
WORKING GROUP SUMMARY DOCUMENT
The working group’s summary document was discussed.
A recommendation was made to include Farmers Market in the Summary Document.
It
was reported that Churchill Economic Development Authority has received a grant
for $12,000 from USDA to promote direct marketing of agricultural products.
Also
available is a grant for $30,000 for farmers markets, setting up buy-local food
programs, and for developing another farmers market in Reno.
NEXT
MEETING DATE / AGENDA ITEMS
The next meeting date will be April 20, 2006, at 7:00 p.m., at the Churchill
County Administrative Building, Room 102.
The Agriculture Preservation Summary document will be reviewed.
Recommendations and priorities will be addressed.
LAHONTAN
VALLEY ENVIRONMENTAL ALLIANCE
Agriculture Preservation Working Group
Meeting Notes
February 23, 2006, 7:00 p.m.
Churchill County Administration Building, Room 102
INTRODUCTIONS
Those present were:
Mario Peraldo, Chairman
Gina Peraldo
Ed Rybold, NAS Fallon
Paul Ortiz, Lahontan Valley Environmental Alliance
Stuart Richardson, Lahontan Valley Land & Water Alliance
Demar Dahl
Grant Mills
Beulah Testolin
Ynette Carey
Ernie Schank
LVEA Staff Attending:
Jeannette Dahl, Director
REVIEW / ACCEPT PREVIOUS MEETING NOTES
Notes from the previous meeting were accepted.
PUBLIC
COMMENT
There was no public comment.
REVIEW
TRANSFER DEVELOPMENT RIGHTS DOCUMENT
The Transfer of Development Rights (TDR) program was discussed.
Comments from the group included the following:
·
The question as to what would
happen to the conservation easements if the county decided that they could no
longer hold the easements was asked.
·
The need for a safeguard in case
the county could no longer hold the conservation easements was discussed.
·
It was recommended that the zone
name of the parcel with a conservation easement be changed (example A-10 to
A-10/CE).
The
Transfer of Development Rights document was reviewed and the final edit
completed.
The
TDR document will go before the LVEA Board February 27th and the
Planning Commission Workshop February 28th.
REVIEW WORKING GROUP SUMMARY DOCUMENT
Tabled until the next meeting.
NEXT
MEETING DATE / AGENDA ITEMS
The next meeting date will be March 16, 2006, at 7:00 p.m., at the Churchill
County Administrative Building, Room 102.
The Agriculture Preservation Summary document will be reviewed.
LAHONTAN
VALLEY ENVIRONMENTAL ALLIANCE
Agriculture Preservation Working Group
Meeting Notes
February 13, 2006, 7:00 p.m.
Churchill County Administration Building, Room 102
INTRODUCTIONS
Those present were:
Mario Peraldo, Chairman
Brad Goestch, Churchill County Manager
Ed Rybold, NAS Fallon
Ray Hendrix
Paul Ortiz, Lahontan Valley Environmental Alliance
Stuart Richardson, Lahontan Valley Land & Water Alliance
Demar Dahl
Mick Casey
Grant Mills
Edith Isidoro-Mills
Jesse Hernandez
Beulah Testolin
Allan Carey
Jay Davison
Ernie Schank
LVEA Staff Attending:
Jeannette Dahl, Director
REVIEW / ACCEPT PREVIOUS
MEETING NOTES
Notes from the previous meeting were accepted.
PUBLIC
COMMENT
There was no public comment.
REVIEW
TRANSFER DEVELOPMENT RIGHTS DOCUMENT
The Transfer of Development Rights (TDR) program was discussed.
Comments from the group included the following:
·
The Transfer Development Rights
ordinance may be one of Churchill County’s most important ordinances.
·
It will be very difficult for
conservation easements to work in this area without the TDR program due to the
low appraised value of the farmland.
·
There have been some comments from
landowners that development may be their best option if TDR value remains low.
·
By law, land must be appraised as
it is zoned. Appraisals do not keep
up with inflation.
·
As soon as TDRs begin to sell, the
appraised value of land will increase.
·
Developers are saying they will
wait and see what the TDR value will become.
·
Developers may buy from the County
at a lower price rather than purchase higher priced TDRs directly from
landowners.
·
At this time there are potential
sellers and buyers at $7,000 per TDR.
·
With paper lots worth $27,000, a
TDR price of $7,000 may be too low to encourage buyers.
It is anticipated that TDR prices will increase as the program moves
forward.
The
Transfer of Development Rights document was reviewed and edited.
Group members were asked to review the remainder of the TDR document and send
comments to LVEA by Friday, February 17th. Comments will then be compiled for review at the next
meeting.
REVIEW
WORKING GROUP SUMMARY DOCUMENT
Tabled until the next meeting.
NEXT
MEETING DATE / AGENDA ITEMS
The next meeting date will be February 23, 2006, at 7:00 p.m., at the
Churchill County Administrative Building, Room 102.
The review of the TDR document will continue.
LAHONTAN
VALLEY ENVIRONMENTAL ALLIANCE
Agriculture Preservation Working Group
Meeting Notes
February 2, 2006, 7:00 p.m.
Churchill County Administration Building, Room 102
INTRODUCTIONS
Those present were:
Mario Peraldo, Chairman
Brad Goestch, Churchill County Manager
Ed Rybold, NAS Fallon
Dennis Mills
Ray Hendrix
Paul Ortiz, Lahontan Valley Environmental Alliance
Stuart Richardson, Lahontan Valley Land & Water Alliance
Demar Dahl
Mick Casey
Jay Lannen
Grant Mills
Beulah Testolin
Allan Carey
LVEA Staff Attending:
Jeannette Dahl, Director
REVIEW / ACCEPT PREVIOUS
MEETING NOTES
Notes from the previous meeting were accepted.
PUBLIC
COMMENT
There was no public comment.
REVIEW
TRANSFER DEVELOPMENT RIGHTS DOCUMENT
The Transfer of Development Rights program was discussed.
·
The TDR program converts
development rights to TDR certificates.
·
There was a question as to how, or
if, TDRs would be taxed. It was
believed that they would not be taxed but will be looked into.
·
The county will provide funds to
start the TDR program but the program must then become self- supporting.
·
The Navy and Lahontan Valley Land
& Water Alliance are considering a partnership where by LVLWA would hold the
TDRs and the Navy would have the conservation easement.
·
Ed Rybold will develop a flow chart
that will include the steps necessary to participate in the TDR program.
·
The importance of the market
dictating the price of TDRs was restated.
·
The importance of maintaining the
need to show beneficial use of water was stated.
The
Transfer of Development Rights document was reviewed and edited.
NEXT
MEETING DATE / AGENDA ITEMS
The next meeting date will be February 13, 2006, at 7:00 p.m., at the
Churchill County Administrative Building, Room 102.
LAHONTAN
VALLEY ENVIRONMENTAL ALLIANCE
Agriculture Preservation Working Group
Meeting Notes
January 26, 2006, 7:00 p.m.
Churchill County Administration Building, Room 102
Fallon, Nevada
INTRODUCTIONS
Those present were:
Brad Goestch, Churchill County Manager
Ed Rybold, NAS Fallon
Dennis Mills, Farmer
Ray Hendrix, Rancher
Paul Ortiz, Lahontan Valley Environmental Alliance
Stuart Richardson-Lahontan Valley Land & Water Alliance
Demar Dahl, Rancher/Developer
Mick Casey, Rancher/Developer
Jay Lannen, Realtor
Edith Isidoro-Mills, Farmer
Grant Mills, Farmer
Dan Kaffer, Western Nevada Resource Conservation and Development
LVEA Staff Attending:
Jeannette Dahl, Director
REVIEW / ACCEPT PREVIOUS MEETING NOTES
Notes from the previous meeting were accepted.
PUBLIC COMMENT
Dan Kaffer, Western Nevada Resource Conservation and Development, reported
that the livestock marketing group that meets in Douglas County is applying for
grants to do feasibility studies. The
group has received approval from University of Nevada Reno Wolf Pack Meats to
work with the members of the livestock marketing group.
Wolf Pack Meats will butcher, grade and package one animal for each
member of the group. This will
include USDA inspection. The owner may then market this meat. The next meeting of the livestock marketing group will be
February 27th in Minden.
REVIEW TRANSFER DEVELOPMENT
RIGHTS DOCUMENT
The Transfer of Development Rights document was discussed.
· Receiving sites were discussed. It was suggested that since development in E1 zoning will eventually encroach upon the A10 and A5 zones, it might be worthwhile to use TDRs to change A10 zoning to A5 zoning. This would increase the TDR market and value. It was suggested that County Planning could choose certain locations to change from A10 to A 5. This will be looked into by the county.
· It was noted that it would be better to have five acre developed parcels in the north west quadrant rather than have ten acre developed parcels in the farming area. The farmer may rather sell ten-acre lots so as to make more money than sell TDRs.
· It was mentioned that the initial sale of TDRs may be slow but will increase with time.
· It was suggested that when A5 zones are changed to E1 zones, developers should have to bring TDR with them rather than get increased density automatically. That will be written into the TDR document.
· If a farmer applies to sell TDRs and qualifies, he is then the owner of those equivalent dwelling units (EDU) and his land is in a conservation easement even if he can not sell the EDUs. The EDUs can be identified as an asset.
· Funding from NAS Fallon should be available in thirty days.
·
The appraiser will set the TDR value during the NAS
Fallon/Churchill County appraisals.
The Transfer of Development Rights
document was reviewed and edited.
REVIEW WORKING GROUP SUMMARY
DOCUMENT
Review of the summary document was tabled.
NEXT MEETING DATE / AGENDA ITEMS
The next meeting date will be February 2, 2006, at 7:00 p.m., at the
Churchill County Administrative Building, Room 102.
The Transfer Development Rights document will continue to be reviewed and
edited.
LAHONTAN
VALLEY ENVIRONMENTAL ALLIANCE
Agriculture Preservation Working Group
Meeting Notes
January 19, 2006, 7:00 p.m.
Churchill County Administration Building, Room 102
Fallon, Nevada
INTRODUCTIONS
Those present were:
Mario Peraldo, Chairman
Ed Rybold, NAS Fallon
Dennis Mills
Ray Hendrix
Paul Ortiz
Jay Davison, Cooperative Extension
Beulah Testolin
Stuart Richardson-Lahontan Valley Land & Water Alliance
Elbert Mills
Linda Mertens
Demar Dahl
Rusty Jardine, Churchill County Deputy District Attorney
LVEA Staff Attending:
Jeannette Dahl, Director
REVIEW / ACCEPT PREVIOUS MEETING NOTES
Notes from the previous meeting were accepted.
PUBLIC COMMENT
The Local Livestock Marketing Group’s (LLMG), January 23rd meeting was
discussed. The LVEA Director
explained that the University of Nevada Wolf Pack Meets program has agreed to
work with the LLMG in the processing of their product.
REVIEW TRANSFER DEVELOPMENT RIGHTS DOCUMENT
· Chairman Peraldo gave an overview of the transfer of development rights program and conservation easements.
· Rusty Jardine explained that even though conservation easements are written in perpetuity changed uses, such as loss of the availability of water, may make it possible to change the conservation easement.
· It was also explained that even though a conservation easement would devalue the property by taking away the development value, the land maintains it’s agricultural value and may increase in value as development continues and agricultural lands diminish.
· It may be possible for the County to look at specific cases and award bonus point if community benefit is shown even if the property is zoned E1. Mr. Jardine will look into this but believes the transfer of development rights document has the necessary flexibility.
· The TDR document will be county code and can be ammended at any time.
· There were questions regarding the anticipated price paid to landowners and if it will be sufficient to encourage them to continue farming rather than selling for development.
·
The working group continued to edit the transfer of development
rights document.
NEXT MEETING DATE / AGENDA ITEMS
The next meeting date will be January 26, 2005, at 7:00 p.m., at the
Churchill County Administrative Building, Room 102.
The Transfer Development Rights document will continue to be reviewed and
edited.
LAHONTAN
VALLEY ENVIRONMENTAL ALLIANCE
Agriculture Preservation Working Group
Meeting Notes
January 12, 2006, 7:00 p.m.
Churchill County Administration Building, Room 102
Fallon, Nevada
INTRODUCTIONS
Those present were:
Mario Peraldo, Chairman
Edith Isidoro-Mills
Grant Mills
Ed Rybold, NAS Fallon
Dennis Mills
Ray Hendrix
Paul Ortiz
Brad Goetsch, Churchill County Manager
Jay Davison, Cooperative Extension
Beulah Testolin
Alan Carey
Ernie Schank, Truckee-Carson Irrigation District
Stuart Richardson-Lahontan Valley Land & Water Alliance
Elbert Mills
LVEA Staff Attending:
Jeannette Dahl, Director
REVIEW / ACCEPT PREVIOUS MEETING NOTES
Notes from the previous meeting were accepted.
PUBLIC COMMENT
There was no public comment.
REVIEW TRANSFER DEVELOPMENT
RIGHTS DOCUMENT
Transfer Development Rights Discussion
Brad Goetsch, Churchill County
Manager, reviewed the purpose of the Transfer Develop Rights (TDR) program. He
explained that the program would provide funds for farmers to help them continue
farming in exchange for giving up the ability to develop the land.
In the development of the TDR document, other programs were researched, the best
were used as a template and this community’s needs were added.
The goal of the County is to preserve agriculture and open space as well as to tie the water to the land.
The TDR contracts will be handled locally.
The Navy will partner with the County in the funding of conservation easements/TDRs in the Navy buffer zone. The soon to be completed appraisals will determine the conservation easement and TDR values.
Review and Edit of Transfer
Development Rights Document
The TDR document was reviewed by the working group and changes made.
It was decided that a page of definitions would be added.
NEXT MEETING
DATE / AGENDA ITEMS
The next meeting date will be January 19, 2005, at 7:00 p.m., at the
Churchill County Administrative Building, Room 102.
The Transfer Development Rights document will continue to be reviewed and
edited.
The following meeting will be held January 26, 7:00 pm, at the Churchill County
Administrative Building.
LAHONTAN
VALLEY ENVIRONMENTAL ALLIANCE
Agriculture Preservation Working Group
Meeting Notes
December 15, 2005, 7:00 p.m.
Churchill County Administration Building, Room 102
Fallon, Nevada
INTRODUCTIONS
Those present were:
Mario Peraldo, Chairman
Edith Isidoro-Mills
Grant Mills
Ed Rybold, NAS Fallon
Dennis Mills
Gina Peraldo
Dan Kaffer, Nevada Resource Conservation Service
Rick Lattin
Ray Hendrix
John Mincer
LVEA Staff Attending:
Jeannette Dahl, Director
PUBLIC COMMENT
Dan Kaffer, Nevada Resource Conservation Service and Western Nevada Resource
Conservation and Development, pointed out the importance of groups such as this
working group sending letters to Congressmen encouraging the use of Southern
Nevada Public Land Management Act money to preserve working lands and farms.
This would benefit all counties in preserving farmland.
DISCUSS NEW IDEAS
The Nevada Grown program and direct marketing of farm products was
discussed.
·
It was suggested that state dollars could be used for a marketing
program modeled after the California
Placer
Grown program.
·
It was pointed out that the Reno/Carson City area now has a
population of approximately 600,000
people.
·
This is an untapped market for local, fresh, organic type
products.
·
At this time, California is doing a good job of competing in the
Nevada market.
·
The direct sale of meat products is difficult since there is no
federally licensed facility to process small
numbers of
animals in Nevada.
·
A Gardnerville group is working on a $135,000 grant to do a
feasibility study for direction marketing and
mobile processing
of meat. Steve Lewis is the contact
person on this project.
·
Wolf Pack Meats is a federally inspected facility but they are in
competition with ranchers and not assisting
them.
Need to make the legislature aware of the lack of assistance through the
University.
·
Farmers need more value added products.
·
Farmers need to develop working relationships with government.
·
Possible funding: Churchill Economic Development, Churchill
County, TDR money.
·
John Minser has a contact for direct marketing information as it
is done in Europe. He might help
set up a
system.
REVIEW TRANSFER DEVELOPMENT
RIGHTS DOCUMENT
·
The summary document was reviewed and changes made.
·
There was concern about how the water will be attached to the land
and the ability to sell water rights off
of the land.
·
There was also the concern regarding the ability to move conserved
water rights to other locations.
·
The decision was made to meet twice in January.
The first meeting will be to review and edit the Draft
Transfer
Development Rights document. The second meeting will be a regular meeting.
DISCUSS WORKING GROUP’S SUMMARY
DOCUMENT
The Agriculture Preservation Working Group Summary Document was passed out.
The group was asked to review the document and be prepared to comment at
the January 26th meeting.
NEXT MEETING
DATE / AGENDA ITEMS
The next meeting date will be January 12, 2005, at 7:00 p.m., at the
Churchill County Administrative Building to review and edit the Transfer
Development Rights document only. The
second meeting will be a regular meeting held January 26, 7:00 p.m, at the
Churchill County Administrative Building.
The agenda for the January 12th meeting will include:
Review of the Transfer Development Rights program only.
The agenda for the January 26th meeting will include:
Review/acceptance of the Draft Transfer Development document.
Review and edit of the Agriculture Preservation Summary document.
LAHONTAN
VALLEY ENVIRONMENTAL ALLIANCE
Agriculture Preservation Working Group
Meeting Notes
November 17, 2005, 7:00 p.m.
Churchill County Administration Building, Room 102
Fallon, Nevada
INTRODUCTIONS
Those present were:
Mario Peraldo, Chairman
Stuart Richardson, Lahontan Valley Land & Water Alliance
Edith Isidoro-Mills
Grant Mills
Ed Rybold, NAS Fallon
LaVern Albaugh
Paul Ortiz-LVEA
Ernie Schank-TCID
Elbert Mills
Chris Utter
Mick Casey
Terri Pereira, Churchill County Planning Department
Demar Dahl
Jay Davison
Dennis Mills
LVEA Staff Attending:
Jeannette Dahl, Director
PUBLIC COMMENT
· Terri Pereira, Churchill County Planning Department, explained that parcel maps are required to contain reference to the Right To Farm ordinance and a disclaimer regarding the Navy noise.
· It was further explained that many homebuyers do not see the parcel maps but that it is the realtor’s responsibility to inform the buyer of these conditions.
· Developments with CC&Rs, in some cases, include reference to the Right To Farm ordinance.
·
Realtor disclosure is an important issue that may need to be
researched.
DISCUSS NEW IDEAS
· It could be possible for the county to pass an ordinance requiring a document to be signed that would indicate that the buyer of the property understands there is a Right To Farm ordinance in Churchill County.
· In coordination with the Carson River Corridor presentation given by Ed James, Carson Water Subconservancy District, at a previous meeting, members of the working group were asked to complete a questionnaire containing two questions regarding the Carson River Corridor. These questions were: 1. What is the most important variable or value that must be used to determine river corridor width? 2. Describe the one most realistic or practical incentive or way to keep river corridor lands free from development? These questionnaires will be used to develop strategies to keep farming along the river.
· During the 1955 flood, 22,000 cfs coming into Lahontan Reservoir filled it in five days.
· During the 1983 flood, Charlie Gomes flew the river during the peak flooding and took pictures. Mert Mickelson may have this information.
· During the 1997 flood, 17,000 cfs took out Weeks Bridge. During this flood, the reservoir filled in seven days.
DEVELOP STRATEGIES
Transfer Development Rights (TDR)
· Brad Goetsch, Churchill County Manager, explained that TDRs have been researched for some time.
· After the Agriculture Preservation Working Group reviews the draft TDR ordinance, the county staff will have months of work before the program will begin. Changes will have to be made in the Churchill County Master Plan.
· Importance of agriculture to wildlife was discussed. Ernie Schank will get information on this issue (Pat O’Toole, Family Farm Alliance President, university study) for the December meeting. There is also information on the importance of agriculture to wildlife in the Ruby Valley Wildlife Study (Cliff Gardner).
· TDR’s are a type of conservation easement where development ability is not lost.
· Cluster Developments are a type of conservation easement where development ability is concentrated leaving remainder of acreage open for farming.
· 3.2 houses per acre is the base density in Churchill County. To increase density, the developer must offer some additional public benefit such as TDRs.
· At this time the Churchill County Master Plan identifies TDR receiving sites as the area north of Sheckler and Wilder Roads and west of Harrigan Road and extending north. Hazen could also be a receiving site. A variance for receiving sites outside the identified sites may be a consideration.
· If there were areas within receiving sites that needed to be protected, they could be incentivized.
· A broad sending area and a focused receiving area is needed.
· The Navy buffer zone will be the first area to use the TDR program.
· Churchill County will partner (50%) with the Navy on the TDRs. The County will bank the TDRs for future sale to developers. The County TDR program will be self-sustaining.
· The Draft TDR ordinance was reviewed to section D-2. See attached document with changes indicated.
· The working group was asked to review the remainder of the document and sent comments to Lahontan Valley Environmental Alliance.
· The Draft TDR document will continue to be reviewed at the December meeting.
· It was explained that there are landowners waiting for this program to go into effect so there is an element of urgency.
· It was pointed out that this document would have a lot of power if it comes from the Agriculture Preservation Working Group since the group is made up of people from the community.
· It was also pointed out that this document would make a great deal of work for the County.
NEXT MEETING DATE / AGENDA ITEMS
The next meeting
date will be December 15, 2005, at 7:00 p.m., at the Churchill County
Administrative Building.
The agenda for the November meeting will include:
Review of the Transfer Development Rights program.
Value of agriculture for wildlife (Pat O’Toole, university study).
Summary document.
LAHONTAN
VALLEY ENVIRONMENTAL ALLIANCE
Agriculture Preservation Working Group
Meeting Notes
October 20, 2005, 7:00 p.m.
Churchill County Administration Building, Room 102
Fallon, Nevada
INTRODUCTIONS
Those present were:
Mario Peraldo, Chairman
Stuart Richardson, Lahontan Valley Land & Water Alliance
Edith Isidoro-Mills
Grant Mills
Ed Rybold, NAS Fallon
Ray Hendrix
Gina Peraldo, Churchill County Farm Bureau
Carmen Bell
Norris Albough
LaVern Albough
Buelah Testolin
Alan Carey
Paul Ortiz-LVEA
Susan Savala
Michael Goddard-US Fish & Wildlife Service
Dale Hendrick
Calvin Moffitt
Heather Olsen-CCHS
Justin Sligar-CCHS
Shellie Dalluge-CCHS
Christina Withers-CCHS
Marian Erquiaga-CCHS
Angie Hendrix-CCHS
Blake Merbs-CCHS
Cortney Dahl-CCHS
Ernie Schank-TCID
LVEA Staff Attending:
Jeannette Dahl, Director
PUBLIC COMMENT
There was no public comment.
DISCUSS NEW IDEAS
Cortney Dahl, Churchill County High School, and his students from the
Agriculture Department gave a presentation concerning agriculture from their
viewpoint.
· Decisions implemented today affect these students in the future.
· 1/32 of the earth’s mass is agriculture ground.
· Agriculture in the Lahontan Valley is rich in heritage due to the fertility and opportunity.
· Farmers may not want to continue in the Lahontan Valley due to increased residential and decreased farmland.
· Some farmers are willing to sell only if land is going to agriculture rather than development.
· Should not pave over the prime farmland.
· Remodel and sell homes that are not being used rather than building more.
· Build in areas where the land is not productive.
· Should not build on land that has water delivered to it.
· The only reason we live here is because of the water.
· Floyd Lamb – “I would rather have a poor water right at the head of the ditch than a good water right at the end of the ditch.”
· We are at the end of the ditch – everyone wants our water.
· People come here because they like the rural atmosphere, they come here to hunt – it is all due to the water and the agriculture.
· The average farmer 50 years ago could feed himself and 11 other people – today the average farmer can feed himself and 136 other people.
· Lahontan Valley use to be a place farming filtered into – now it is a place farming filters out of.
· Farmers can make it - even if it is hard they would stick it out.
· Some feel farmers can work around new development – some don’t think that will work.
· If water can be kept on the land and farmers can get a little money in the form of incentives, farmers will stay in farming.
· It is believed that the Dairy industry in this area will continue to grow amongst the development.
·
It is encouraging to see young people who want to stay in
agriculture.
Wildlife and how it relates to farming was discussed.
· Farming originally came at a price to wildlife.
· There is common ground between farming and wildlife.
· Houses do not have any advantages to farming or wildlife.
· There is a need for more water for the refuge.
· There are some areas where farming and wildlife could work together.
· There are possibilities of farmers temporarily leasing water to the refuge when they are not using it.
· There may be an opportunity to include provisions in the TDR’s for seasonal wetlands-wetlands might be rotated with farming.
· Agriculture has a benefit to wildlife by making feed and shelter available.
· Some wetlands sustain noxious weeds.
· Farmers are not getting enough credit for their contribution to wetlands and wildlife.
· Wetlands in this area were originally larger than what they are today.
· As long as water flows through this area it is in common and helpful to both agriculture and the refuge.
Development and agriculture working together was discussed.
Agriculture next to developments works best if crops are being grown rather than livestock.
University of New Mexico, Albuquerque, study indicates that agricultural land is more valuable to a community than housing developments.
Agricultural land pays its own way while housing development does not.
Albuquerque is similar to this area in climate and crops.
DISCUSS ORGANIZATIONAL ISSUES
Working Group Name
· It was decide to use the name of Agriculture Preservation Working Group since the group is close to finishing its tasks.
·
Subsequent groups may come out of this group and want to use a
different name.
Working Group Guidelines
·
There were no comments on the proposed guidelines so they will be
used by the working group in the finalization of the Agriculture Preservation
document.
Other Organizational Issues
· All viewpoints will be addressed in the document that is submitted to the LVEA Board.
· All Agriculture Working Group members will have an opportunity to comment on the final document.
· Any Agriculture Preservation Working Group member can attend and comment at the presentation of the document at the LVEA Board meeting.
· It is hoped that the final document will be ready for submittal by the first of the year.
DEVELOP STRATEGIES
Transfer Development Rights
· The current draft transfer development rights document was distributed.
· The group was asked to review the draft and prepare to make comment or send comment to LVEA in preparation for the November meeting.
Conservation Easements
· An article warning of the importance of knowing what is in a conservation easement contract and not inadvertently giving up your property rights was discussed.
· It was explained that it is important for a conservation easement to be written correctly and not in a way that lets the court system fill in the blanks.
· As surrounding lands develops, lands with conservation easements becomes more valuable.
Navy Conservation Easement Program
· To maintain a buffer zone around the base the Navy in cooperation with Churchill County will be budgeting money for the purchase of conservation easements on various parcels.
· The Navy wants the land in remain in agriculture.
· 5% of the land can be used to support agriculture (barns, etc.).
· All the Navy is buying is the deed restriction.
· Since the value of the land will remain as agriculture value, young people wanting to get into agriculture will have a better opportunity to purchase land as opposed to land being valued for development.
· The Navy doe not want to take the land off of the tax rolls.
· The Navy would like to see the water tied to the land.
· If water were no longer available for whatever reason, the land would be revegetated with native plants.
· The bases for the land value will come from an appraisal.
· The Navy will pay fair market value but the details of the sale will be kept private.
· The Navy is in the appraisal process now.
Other Comments
· It was reported that the Pershing County Agriculture Preservation District requires a disclosure to be included on all parcel maps for property in the District. The disclosure reads: “These parcels are located in an agricultural area and as such may be subject to irrigation, flooding, odors, dust, noise, insects and other inconveniences associated with ongoing agricultural procedures. Agricultural areas may include feedlots and dairy farms."
· It was suggested that the “Right to Farm” ordinance be referred to on parcel maps.
· The possibility of extra water being available for lease to US Fish & Wildlife from farmers in a short water year was discussed. The possibility of this being written in to the TDR’s was discussed.
· The possibility of a disclaimer on parcel maps for noise from the Navy base, much like the agriculture disclaimer, was discussed.
· It was suggested that the dairy industry is a strong economic engine that is paying competitive wages to its workers.
· If the dairy industry is going to remain, local hay and corn will be needed.
· Alfalfa is self-supported through the dairy industry.
· 80% of the fluid milk in northern Nevada comes from this area.
· It was suggested that farmers need to look at alternative crops and ag tourism.
NEXT MEETING DATE / AGENDA ITEMS
The next meeting
date will be November 17, 2005, at 7:00 p.m., at the Churchill County
Administrative Building.
The agenda for the November meeting will include:
Review of the Transfer Development Rights program
September 15, 2005
LAHONTAN
VALLEY ENVIRONMENTAL ALLIANCE
Agriculture Preservation Working Group
Meeting Notes
September 15, 2005, 7:00 p.m.
Churchill County Administration Building, Room 102
Fallon, Nevada
INTRODUCTIONS
Those present were:
Mario Peraldo, Chairman
Stuart Richardson, Lahontan Valley Land & Water Alliance
Edith Isidoro-Mills
Grant Mills
Ed Rybold, NAS Fallon
Brad Goetsch, Churchill County
Mic Casey
Ray Hendrix
Dan Kaffer, Natural Resource Conservation Service
Craig McKnight, Natural Resource Conservation Service
Gina Peraldo, Churchill County Farm Bureau
Floyd Rathbun
Jennifer Lumos, Lumos & Associates
Steve Moon, Lumos & Associates
Carmen Bell
Kevin Gartlond, Navy
Norris Albough
Bob Getto, Ferguson & Getto Realty
Bob Erickson, City of Fallon
Buelah Testolin
Alan Carey
John Cristich
Dennis Mills
Tim Tucker
LVEA Staff Attending:
Jeannette Dahl, Director
PUBLIC COMMENT
There was no public comment.
DISCUSS NEW IDEAS
River Corridor Presentation
·
Ed James, Carson Water Subconservancy District (CWSD), gave a
presentation concerning the protection
of the Carson River
corridor and flood plain.
·
The presentation pointed out the need to preserve agriculture in
the river corridor.
·
The concept of private management for profit was discussed which
included long- term lease of farmlands
for flood diversion.
·
Funding is available to purchase easements through Question 1
Grant Program. Transfer Develop
Rights
programs are also
being used.
·
CWSD is also looking into the possibility of creating a model that
would show the results of build out on
the Carson River and how
down stream owners would be affected in time of flood.
·
The 1987 flood in Churchill County could be used as a model of
what could happen but since there has
been so much building
along the river this might not be accurate.
·
No cumulative analysis has been made of what problems upstream
development is causing down stream
users.
·
Agriculture is a compatible use of the river corridor that will
protect downstream users.
Transfer Development Rights
· The market will dictate the value of the Transfer Development Rights.
· It is hoped that the TDR value will amount to 30% - 80% of the actual value of the property.
· The County will develop a TDR Bank to hold TDR’s for future purchase and to hold developers funds for future TDR purchase.
· The developer can go straight to the farmer to purchase TDR’s or to the County.
· The sale of the TDR’s will be placed on the deed and recorded by the County.
Compatibility of Residential and
Agricultural users
· Everyone wants to live adjacent to agricultural areas until they find out the farmer bales hay at 3:00 am. There is a need to educate new people to the community.
· Many farmers do not want development near them.
· The first thing ¾ of the homebuyers talk about is the agriculture of the area.
· It is of great importance to keep the water on the land and in Churchill County for recharge.
· How do we prove the importance of agriculture and of keeping the water on the land to the developer?
· There may be a need in the future to consider buying water rights from upstream sources for Lahontan Valley.
· It was mentioned that if there were too much agriculture and not a balance of development the land would loose its value.
· It was suggested that the County might have to take an active part in amending ordinances to fit the situation at hand.
· Locals are not buying real estate due to high prices – out of state folks are due to low prices in comparison to where they came from.
· Developers have the ability to act quickly on their projects. Government and farming interest move more slowly.
· How can development be shifted away from paved roads and high quality land and into less valuable, non-farmed ground? The county is doing this through the Master Plan and the Land Use Plan.
· According to engineers, it is more desirable to build on sandy ground and in areas of more concentration.
· Realtors may be able to explain the right to farm law to new homes buyers. May be able to include right to farm information in the escrow papers.
Cluster Development
· At this time water on the cluster must be dedicated to the county.
· A suggestion was made to consider changing that dedication and leaving the water on the land.