News From Your Friends

FOCC’s Bold Vision for Agriculture in Clark County: View Part of Our Comprehensive Planning Comments to the Clark County Council

Our Bold Vision for Agriculture in Clark County

*Not included in its entirety are FOCC’s full comments, including a 23-page executive summary of legal and advocacy arguments, 5 packets containing 6 additional letters, soil maps, photos, and other supplementary documentation sent to Clark County for the Draft Environmental Impact Statement alternatives hearing for the Comprehensive Plan update.

Current State

The amount of agricultural land in Clark County has been consistently eroded by the County’s actions over the decades since the passage of the original Comprehensive Plan. However, our current Community Framework Plan affords protection for those lands. According to the most recent USDA agriculture census, between 2017 and 2022, Clark County saw a staggering 38% decrease of our lands in farms. With the site-specific requests seeking to de-designate previously designated agricultural lands, we are at risk of losing more of the precious acres we have left.

The development community and the Cities argue that they need to de-designate these protected agricultural lands for housing, population and jobs needs, along with their perennial argument that the agricultural industry in Clark County is not economically viable. We believe in an alternative vision that understands the importance and legality of maintaining the agriculture designation (currently AG-20) on ALL of the agricultural resource lands in Clark County. We assert that by adopting the notion that agricultural lands are better served if converted to non-agricultural uses, the County has historically and would continue to undermine the capability of our agricultural sector to rise to its highest levels of productivity, which would also undermine our communities’ access to food and our successful adaptation to the climate emergency. Just as our residents need housing, population, and jobs, they also need food. 

Clark County’s own actions over the years have fostered agricultural land speculation, in part, due to the County’s history of de-designating agricultural lands that, even when found to be in violation of the GMA and substantially interfering with the goals of the GMA requiring invalidation, the unlawfully de-designated lands have still been converted due to a variety of reasons, including annexations and vesting. In order to allow our agricultural landowners to thrive in this environment, they must be protected in ways that allow them to act with certainty, without fear of continued agricultural land conversions by the County. 

Land Speculation is Increasing the Cost of Farmland So That It Is No Longer Affordable for Farmers

The current plethora of SSRs are a glaring example of agricultural land speculation at play. Some of these agricultural lands were purchased by developers over the past 20 years with the expectation that they would be de-designated. Some landowners are seeking de-designation now to take advantage of the land price speculation boom. It is important to note that it does not have to be this way. Whereas the average cost of farmland in Washington State was $3K per acre in 2019, or $3,700 in today’s dollars, farmland currently for sale in Clark County has a much higher cost per acre, in part because the County has almost always favored requests for de-designations and, thus, fanned speculation that the trend will continue. 

For example, a 44.7-acre property on the Ridgefield urban growth boundary is listed at almost $7M dollars. Assuming that the 5-acre homesite within the city of Ridgefield is worth $2M in this real estate market, this calculates to over $126K per acre of farmland. The listing reads: “Investors alert!! This home sits on the border of the urban growth boundary with the proposed Ridgefield school land across the street. There are three points of accessibility, two in the front and one at the back of the land. This property has three adjoining parcels, two parcels are zoned AG-20 and one is zoned City of Ridgefield. The owner is currently working to get the AG-20 parcels annexed into the Urban Growth Boundary.” This IS agricultural land speculation on the face of the listing. It should be noted that of this property’s 39.55 acres, 18 acres are designated USDA prime farmland, 9 acres are designated USDA prime farmland if drained, and nearly 13 acres are designated as farmland of statewide importance. The price of $126K per acre is too high for a farmer to afford, but the market is assuming that the county will rezone these lands and that a land speculator is banking on that fact by investing in the property. 

Another example is in Felida where one landowner has recently purchased agricultural lands for hundreds of thousands of dollars and is now claiming that they are no longer viable as agricultural lands, seeking to have them de-designated and converted to R5 lands that he could then sell at a higher price and/or seek to have converted to cluster subdivisions at higher densities.

Recently, 200 acres of agricultural lands that are south and west of the Ridgefield UGA went on the market for $20 million, while the land does not even abut the current city limits or proposed expanded UGA.  

Land Speculation Contributes to Decrease in Productivity In Our Agricultural Sector

 

Agricultural lands that have not been de-designated are purchased by land speculators and developers on the speculative hope that the County will later allow de-designations and non-agriculture uses. In addition, landowners are seeking de-designations of agricultural lands so that they can sell to investors at higher values.  The result is that landowners and land speculators choose to maintain the lowest productivity of the land so as to be able to claim that the lands have low value as agricultural lands and therefore the County should de-designate them to non-agricultural uses.

We have very productive agricultural soils in Clark County. Our soils were created by the Missoula Floods and they are very similar to the highly productive soils in the Willamette Valley, Oregon. Our vision is to encourage the highest and best use of the lands under their legally valid and appropriate designation of agricultural lands of long- term commercial significance, rather than permanently lose those soils and our collective food security under empty warehouses and high-priced housing in isolated subdivisions.

Clark County holds the highest possible NRCS soil productivity rating (59.7/100), but we are not realizing the economic potential of those soils. According to WSU extension:

“Washington County [OR] currently produces about 2.4x as much value per acre than Clark County farms. The gross revenue per farm in Clark County is also soberingly low, as is the overall value for a county with so much productive potential…Clark County’s farmland is dominated by hay and/or pasture…Hay is a notably low value–per acre farm product. Clark Co. growers are not necessarily growing hay because the area just happens to be an outstanding place for growing hay, but rather, this is often –unfortunately- driven by hay production just being a low input way to keep land in agriculture for property tax reasons, and/or while holding out for the right opportunity to subdivide and sell to a developer.”

By promoting the highest and best agricultural uses on our prime farmlands and farmlands of state-wide significance, and making it a clear county policy to protect and preserve those lands, speculators will fall away in the face of official County recognition that farmers should have the financial ability to take advantage of those lands so that our agricultural sector will be able to realize its productivity potential. 

 

Negative Impact of De-Designating AG-20 Lands on Farmers in R-5 to R-20 Zones

 

The proposed de-designation of AG-20 lands has significant implications that extend beyond the immediate loss of prime agricultural land. Small farmers operating on non-agricultural zoned lands, such as R-5 to R-20 zones, are particularly affected by these changes. The de-designation process impacts their ability to farm effectively and sustainably in several ways:

• Increased Development Pressure on Rural Lands

When AG-20 lands are de-designated and opened up for urban development, it sets a precedent that encourages further expansion into rural areas. This creates a ripple effect where development pressure spills over into adjacent R-5 to R-20 zoned lands. AG-20 lands often serve as critical buffers that protect smaller farms on rural lands from urban encroachment. Their conversion exposes R-5 to R-20 lands to immediate pressures of development, reducing the viability of small-scale farming.

• Fragmentation of Agricultural Communities

The de-designation leads to the fragmentation of contiguous agricultural landscapes, disrupting the cohesion of farming communities. This fragmentation affects small farmers by:

• Reducing Access to Shared Resources: A connected agricultural community allows farmers to share resources such as equipment, labor, and knowledge. Fragmentation limits these opportunities, increasing operational costs for small farmers on non-agricultural lands.

• Limiting Market Opportunities: The dilution of agricultural regions can diminish local markets, making it harder for small farmers to sell their products and sustain their businesses.

Cumulative Effect on Small Farmers

 

The cumulative impact of these factors makes it increasingly difficult for small farmers on non-agricultural zoned lands to remain viable:

• Competitive Disadvantage: Small farmers face increased competition for land and resources, not from other farmers but from developers and non-agricultural interests.

• Erosion of Agricultural Heritage: The gradual loss of both large and small farms diminishes the agricultural character and heritage of Clark County, affecting community identity and tourism potential.

This story is playing out throughout the county, but fortunately, the Clark County Council has the power to stop this practice and preserve this farmland for future generations.

 

Farmers Farming On Farmland Is The Future

Farmers Will Grow Higher-Value Crops if Agricultural Land is Protected

 

There are people here in Clark County who are farming, and want to farm at higher and more productive levels, but their potential is stymied by the land speculation which artificially drives up the cost of the land. When land speculation drives up the perceived value, and potential sale price, of these prime agricultural farmlands, then the likelihood that farmers will be forced to lease land on which to farm increases. When a farmer can only operate under a lease, their willingness and ability to invest in the land is diminished because the lease could be terminated at any time should the landowner find a land speculator to purchase the property and obtain a de-designation. This is another collateral consequence of land speculation due to the County’s historically poor protection of agricultural land.

It is a truism that when we have farmland purchased for the express purpose of farming, we will see a transition to farmers focused on maximizing income per acre by growing high-value crops, many of which require more inputs, more infrastructure, or a longer duration to provide a return on investment. A person who owns the land to farm the land can take the longer view of investment in what is needed for more productive, environmentally sustainable, and financially beneficial agricultural endeavors.

For example, high-value crops that our prime farmland soils can support include at least the following:

• Wine grapes: According to the Washington State Wine Commission, wine contributes “more than $9.5B in annual in-state economic impact”. But despite our excellent soils, Clark County is not even on the map of AVAs in Washington state. Wine grapes are a water-wise crop that can be grown without irrigation once they are established. 
• Nuts: In particular, we are an excellent hazelnut growing region. Oregon currently produces 99% of the country’s hazelnuts. Clark County growers have an opportunity to capture some of this market, and hazelnuts don’t need to be irrigated. 
• Cut flowers: Cut flowers are one of the most profitable crops per acre, with many farmers earning $30K annually per acre. We can grow a number of particularly high-value cut flowers in Clark County including peonies, dahlias, and roses. 
• Mushrooms: Mushrooms are not only a high-value crop, but they can also be grown in a  forest, which stacks the benefit of both an agricultural and a forest resource land. According to Cornell University, 1,000 shitake mushroom logs could generate $12,480 of income for the farmer each year.
• Cane fruit and berries: According to the WSDA, Washington state is the largest producer of blueberries in the world (Source). 

When farmers are able to invest in farm infrastructure, we can also expect to see more crops grown in high-tunnels (unheated greenhouses) to extend the harvest season for many crops including tomatoes, peppers, cucumbers, salad greens, and many more. 

Highly productive working farms can lead to productivity in other industries including: food manufacturing, tourism, restaurants and hospitality, and the wedding and event industry. For example, The Oregon Wine Board estimates that the wine industry contributes to $758M of tourism dollars annually. And it creates 39.4K jobs. (Source)

Our Community Will Benefit From Our Protection and Preservation of Our Farms

 

The benefits of increasing our agricultural productivity are not only economic, but have multiple independent community benefits. Similar to our investment in parks and open spaces, the protection and preservation of our agricultural lands have many benefits that are hard, if not impossible, to monetize.

Local food production gives our local residents the ability to obtain fresh non-processed foods at affordable prices, sometimes even from their neighbors. For example, we now have the Second Mile Food Hub that is part of this vision of bringing our agricultural products directly to our community. In addition, having food produced and sourced locally is imperative for climate resiliency, which must be addressed in the Comprehensive Plan update. Supporting and expanding our local food economy protects communities from food price spikes and shortages caused by extreme weather events that disrupt the supply chain and reduce crop yields in regions the US has traditionally relied upon for agriculture. Thus, robust local agriculture increases food security for our community. 

Additionally, the Pacific Northwest’s mild climate, ample rainfall, and diverse landscapes position it more favorably than other regions for agriculture amid climate change. As other regions face challenges like water scarcity and extreme temperatures, the PNW, while facing its own challenges, may become a more optimal region than others for agricultural production. 

Agricultural lands near urban development are particularly valuable to our community, not for claiming that they should be urbanized and consumed for development, but rather because  they create a tapestry of special benefits for the entire community, including:

 

1. Access to Fresh, Local Produce: They offer affordable, healthy food options.
2. Environmental Sustainability: Urban farms help reduce the carbon footprint by promoting local food production and reducing transportation costs.
3. Green Space Creation: They enhance urban aesthetics and provide natural spaces for relaxation and recreation.
4. Educational Opportunities: Urban farms can serve as centers for teaching sustainable practices, gardening, and nutrition. WSDA has a farm to school purchasing grant program aimed at bringing local produce into schools and connecting students with agricultural producers. A public / private partnership between our school systems and nearby producers offers an alternative path for these agricultural properties.
5. Community Engagement: They foster social connections and cooperation through volunteer work and local initiatives.
6. Health and Well-being: Urban farming encourages active living, mental health benefits, and a stronger sense of community pride.

 

In summary, we envision a vibrant future for farming in Clark County, but that future begins with the simple act of preserving ALL the farmland we currently have left. 

December 16, 2024