Genesee County Agricultural and Farmland Protection Plan

Genesee County, New York
landowners with modest pressures to develop may, in fact, present a very different scenario with
outside, increased pressures. Some technical planning assistance, perhaps with some simple map
modeling, could help to illustrate the problem.
Sheer number of acres converted from farm to non-agricultural uses can be a deceptive indicator
of the threat to the land base. The actual geographic distribution of low-density residential
developments, for example, is often more critical than the number of acres removed from
production. Because of the incompatibility between production agriculture and suburban
development (odors, noise, dust, chemicals, vandalism, and trespassing), each residential
subdivision has a ‘zone of conflict’ that extends its impact in all directions beyond physical
property boundaries.
Once the audits are conducted the County Planning Department with the Agriculture and
Farmland Protection Board should host a summit of all the town officials to present the results
and to discuss alternatives. Among those, consider the following two recommendations.
4 Consider the designation of an ‘agricultural production zone’.
It is not uncommon for zoning ordinances around the country to contain a ‘purpose’ clause in its
agricultural zone that permits agriculture or even intends to support and foster agriculture and
then, through the details that follow, allows development at a density and/or a form that dooms
agricultural production.
Zoning, in fact, had its origins in the early decades of this century as a means to geographically
separate incompatible land uses – industrial factories and residential housing. There is an
interesting parallel today with modern production agriculture and suburban households. Zoning
can be an expression of what a community really wants to see the land used for. Is it the land
base for a significant economic engine for the county or is it a holding zone just waiting to be
used for residential development?
The concentration of large, highly productive farms in Genesee County as well as smaller farms
clustered together in various parts may lend themselves to designation of a zone to protect the
land’s ‘highest and best use’ – production agriculture. This could be a zone that is very flexible
on agriculturally related zoning uses but highly restrictive to non-agricultural uses – thereby,
preventing future land use conflicts. This could be accompanied by a second rural zone that
functions both as an agriculturally permissive zone but also fills the need for some limited rural
residential development.
5 Consider use of incentive zoning as a mitigation tool.
Section 251-b of the New York Town Law code allows for incentive zoning to be used by towns.
It is defined as ‘the system by which specific incentives or bonuses are granted... on condition
that specific physical, social, or cultural benefits would inure to the community.’ Included in the
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Agriculture and Community Development Services, Inc.