FARMLAND PRESERVATION

Transcription

1 PREPARED FOR THE Mercer County Planning Board County Agricultural Development Board BY THE Mercer County Planning Division September 8, 2010

2 Cover: County of Mercer Howell Living History Farm

3 COUNTY OF MERCER MERCER COUNTY MASTER PLAN FARMLAND PRESERVATION ELEMENT Brian M. Hughes, County Executive BOARD OF CHOSEN FREEHOLDERS Ann M. Cannon, Chair Keith V. Hamilton, Vice-Chair Dan Benson Anthony P. Carabelli John A. Cimino Pasquale Pat Colavita Jr. Lucylle R.S. Walter MERCER COUNTY PLANNING BOARD Thomas M. Ryan, Chairman William S. Agress, Vice-Chairman Brian M. Hughes, County Executive Anthony P. Carabelli, Freeholder Gregory Sandusky, County Engineer Edward Fedorko, Jr. Jack Flood Samuel M. Rubino Michael Shine MERCER COUNTY AGRICULTURAL DEVELOPMENT BOARD Steven Jany, Chairman Frank D Amico, Jr., Vice-Chair Charles Appelget Scott Ellis Peggy McNeill Earl Tindall Nancy L. Tindall MERCER COUNTY PLANNING DIVISION Donna M. Lewis, PP/AICP, Director Leslie R. Floyd, PP/AICP, Assistant Director Lisa K. Fritzinger, PP/AICP, Supervising Principal Planner Matthew Lawson, AICP, Principal Planner Daniel Pace, PP, Principal Planner Richard Smith, PP/AICP, Principal Planner Marisa Wieczorek, PP/AICP, Senior Planner Katrina Placer, Senior Planner Kathleen Sar, Principal Drafting Technician Donna Fiabane, Senior Clerk Transcriber

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5 Mercer County Planning Board Mercer County Planning Division County Administration Building, Room South Broad Street Post Office Box 8068 Trenton, New Jersey The original of this plan has been signed and Adopted by the Mercer County Planning sealed in accordance with the New Jersey Board, September 8, Professional Planners Licensing Act. Donna M. Lewis, AICP, PP # 4072 Richard J. Smith, AICP, PP #5512 Planning Director Secretary

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7 TABLE OF CONTENTS PREFACE I. Agricultural Land Base of Mercer County Location and Size of Agricultural Land Base Distribution of Soil Types and Characteristics Number of Irrigated Acres and Available Water Resources N.J. Farmland Assessment and U.S. Census of Agriculture: Statistics and Trends II. Land Use Planning For Agriculture County Master Plans Current Land Use and Trends III. Mercer County Farmland Preservation: An Overview Agricultural Development Area (ADA) Farmland Preserved to Date by Program and Municipality Eight Year Programs Coordination With Open Space Initiatives Farmland Preservation Program Funding Expended to Date by Source Monitoring of Preserved Farmland

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9 TABLE OF CONTENTS IV. Future Farmland Preservation Preservation Goals Project Areas Minimum Eligibility Criteria County Ranking Criteria County Policies Related to Farmland Preservation Applications Funding Plan V. Agricultural Industry Sustainability, Retention, and Promotion Existing Agricultural Industry Support Other Strategies Appendix Preserved Farm Acreage by Municipality ADA Criteria Maps

10 The national and international economies are much different in 2010 than they were when the Master Plan update began in late The theme of this proposed plan is balance, which seems even more relevant today. No longer can one component of our physical environment drive the others. This is not only an impractical approach, it is also an unsustainable approach. This plan seeks to balance the challenges and opportunities presented by our transportation system, our economy, and our environment through an interrelated set of policies and strategies. Together these policies and strategies will ensure that Mercer County is positioned to succeed in the new economy to guarantee on-going improvements to places where residents live and work. Donna M. Lewis, Director Mercer County Planning Division March 2010

11 POLICIES AND STRATEGIES The Farmland Preservation Element of the Mercer County Master Plan continues the long-standing support of Mercer County s Farmland Preservation policies found in the 1986 Growth Management Plan and the 2007 Comprehensive Farmland Preservation Plan Old Mill Road Barn; Hopewell Valley Regional School District Website 1986 Mercer County Growth Management Plan The 1986 Mercer County Growth Management Plan had two goals related to Agricultural Development: 1) Reserve and protect sufficient land to support agricultural activities, and 2) Encourage and support a viable agricultural economy. That Plan divided the County into two general growth management areas, Growth Areas (Urban, Regional, and Suburban) and Limited Growth/Agricultural Areas. Most lands designated by the County Agricultural Development Board (CADB) in its 1985 Agricultural Development Area map fell into the Limited Growth/Agricultural Area Comprehensive Farmland Preservation Plan The County s first Comprehensive Farmland Preservation Plan was prepared to meet requirements of the New Jersey State Agriculture Development Committee (SADC) for state farmland preservation cost-share grants. The format of the Plan followed the SADC s Guidelines for Developing Comprehensive Farmland Preservation Plans. The goal of the Comprehensive Farmland Preservation Plan was to guide Mercer County s efforts to: Preserve its remaining viable agricultural land; and, Enhance and protect its agricultural industry. The Plan recognized: - That farming is an important component of the County s economy; - That preserving farming is in the public interest; and - That farmland is an irreplaceable natural resource. Because the annual Comprehensive Farmland Preservation Plan is a detailed operational plan required to be annually updated for State farmland preservation cost-share grant purposes, it is not appropriate for adoption as an Element of the County Master Plan. However, the Farmland Preservation Element of the Mercer County Master Plan is consistent with the Comprehensive Farmland Preservation Plan which is available on the Mercer County website, Planning Division Farmland Preservation page. 1

12 Mercer County Master Plan and the Farmland Preservation Element The Mercer County Planning Board is authorized under the New Jersey County Planning Act (NJSA 40:27-1 et seq) to make and adopt a master plan to guide the physical development of the County. The master plan specifies the Planning Board s recommendations for growth based on certain fundamental elements of the County s infrastructure. These elements are described within the Act. The Mercer County Master Plan goals are developed to protect and enhance the quality of life for those who live and work within the County and to guide County transportation and preservation investments. It is expected that the Plan s goals and policies will evolve in response to change within the region and the Plan s indicators will provide an assessment of that change. The Plan identifies the region s development and redevelopment goals needed for balanced growth in order to achieve a desired quality of life. The Mercer County Master Plan Executive Summary has four sections: Section I provides information on the purpose of the Mercer County Preliminary Plan and the process used to develop it. Section II describes existing conditions and trends for future development of the County and the Plan s goals and measures of progress. Section III outlines policies and strategies for achieving sustainable, balanced growth. Section IV discusses consistency with other plans. Section III of the Executive Summary Regional Vision: Goals, Policies and Strategies makes a Key Finding that states: development is on agricultural land. This finding is followed by the statement: The loss of agricultural lands has potential negative impacts on local food production, on cultural, historic, and natural resources, and on our local heritage. Section III also identifies Environment Policy #2 entitled Promote Redevelopment. This Policy encourages a Strategy to: purchase open space to support redevelopment and continue to maintain existing preserved farmland and continue to preserve remaining viable agricultural lands. Mercer County s Master Plan vision for balanced growth is supported by the policies and strategies of the Farmland Preservation Element. 2

13 POLICIES AND STRATEGIES Farmland Preservation Element: Policies and Strategies The Policies expressed in this Farmland Preservation Element reflect Master Plan Policy #2, and its associated strategy. The Farmland Preservation Element Policies and Strategies are: Policy #1: Preserve Remaining Viable Agricultural Land Strategy: Voluntary Farmland Preservation by County Easement or Direct Purchase Strategy: Identify Project Areas to Focus Preservation Efforts Strategy: Establish Specific Application Eligibility Criteria Policy #2: Enhance and Protect the Agricultural Industry Strategy: Provide Institutional Support Strategy: Enact CADB Policies to Meet Needs Strategy: Implement Right-to-Farm law Strategy: Monitor Deed Restrictions on Preserved Farms In addition, Chapter IV of this Element identifies specific 1, 5, and 10 year farmland preservation goals. With available funding, these goals will be implemented through voluntary farmland preservation, within specific Project Areas, and utilizing specific eligibility criteria for farm size, tillable acres, and soil suitability. This Chapter also identifies more specific CADB policies that preserve and protect farms and farmland. 3

14 I. AGRICULTURAL LAND BASE OF MERCER COUNTY Location and Size of Agricultural Land Base Distribution of Soil Types and Characteristics Number of Irrigated Acres and Available Water Resources N.J. Farmland Assessment and U.S. Census of Agriculture: Statistics and Trends 4

15 Chapter I: Agricultural Land Base of Mercer County A. Location and Size of Agricultural Land Base Mercer County: FARMLAND PRESERVATION I. AGRICULTURAL LAND BASE Utilizing Farmland Assessment records as an indicator for the current location and size of the County s agricultural land, Figure 1 Howell Farm, Hopewell. Photo by Dan Pace illustrates that most agriculturally assessed lands in Mercer County are found in the northern municipality of Hopewell Township and the northern portion of Lawrence Township, plus, the southern municipalities of West Windsor, Robbinsville, and East Windsor Townships. Hamilton Township, especially near its southern border with Burlington and Monmouth counties, also has significant acres of farmland. The total acreage of farmland assessed properties in 2008 Tax Year (2007 data) is 33,459 acres. This represents 23% of Mercer County s total land area of 144,640 acres. Figure 1 also illustrates how Mercer County s farmland assessed parcels relates to agricultural land in the adjacent Counties of: (clockwise from the top) Hunterdon, Somerset, Middlesex, Monmouth, and Burlington. Figure 1 5

16 Mercer Municipalities: Table 1 identifies Farmland Assessed properties by type of farmland assessment land class and by municipality. Hopewell Township has the greatest Total for Ag Use acreage assessed for agricultural use. Six municipalities (Ewing, Hightstown, Hopewell Borough, Pennington, Princeton Borough, and Trenton) have very little acreage assessed for agriculture - or none at all. Table Data for Municipal Farmland Assessed Parcels Agricultural Classes NEW JERSEY FARMLAND ASSESSMENT 2007 TAX YEAR MERCER CROPLAND CROPLAND PERMANENT UNATTACHED ATTACHED EQUINE TOTAL FOR HARVESTED PASTURED PASTURE WOODLAND WOODLAND ACRES AG USE ONLY TOWN (acres) (acres) (acres) (acres) (acres) (acres) (acres) E WINDSOR TWP 1, ,652 EWING TWP HAMILTON TWP 2, ,942 HIGHTSTOWN BORO HOPEWELL BORO HOPEWELL TWP 5,739 1,546 2,781 2,888 2, ,807 LAWRENCE TWP ,829 PENNINGTON BORO PRINCETON BORO PRINCETON TWP ROBBINSVILLE TWP 3, ,556 TRENTON CITY W WINDSOR TWP 1, , TOTAL 15,976 1,986 3,856 4,341 4, ,237 Source: United States Department of Agriculture, National Agriculture Statistics Service, NJ Office 6

17 I. AGRICULTURAL LAND BASE B. Distribution of Soil Types and Characteristics Mercer County comprises 226 square miles midway between New York City and Philadelphia. It lies in both the Inner Coastal Plain and Piedmont physiographic provinces. As illustrated in the map to the left, in Mercer County, U.S. Rt. 1 can be roughly considered as the red line divider of these two provinces. South of Rt. 1, unconsolidated sediments composed mainly of sands, silts, and clays underlie the coastal plain, and, consistent with coastal plain conditions, slopes are gentle. These lands are very suitable for many forms of agriculture. Image from: ducation/oases/images/physiographic_map_copy2.jpg North of Rt. 1, sandstone, shale, argillite, and diabase underlie much of the area but many rich alluvial deposits can also be found. As one moves north, slopes progress from gently rolling hills to relatively steep hills and ridges. Generally in this part of the County, field crops such as corn and soybeans can be found on the lands with gentle slopes while greater slopes are better suited for pastureland and niche farming ventures. Agricultural Soil Types: Mercer County The United States Department of Agriculture (USDA) classifies soils into several categories related to suitability for farming. The categories within the Important Farmlands Inventory in descending order of importance are: Prime, Statewide Importance, Local Importance, and Unique. The Prime and State Importance Soils Map (Figure 2, next page) identifies Prime and Statewide Significant soils throughout Mercer County. Conveniently, Rt. 1 divides the County roughly in half in an E-W direction. North of Rt. 1, a broad band of alluvial deposits and Prime Soils exists up to the aptly named Sourland Mountains. South of Rt. 1, Prime soils are scattered; but there are significant quantities of Statewide Significant Soils. 7

18 Areas shown as white spaces on the map are densely developed, water and wetlands; or, can be soils of local, unique, or of no importance. Fig. 2 8

19 I. AGRICULTURAL LAND BASE Mercer Municipalities: As Table 1 illustrated, Mercer County has nine municipalities with Tax Assessed Farmland. To determine the area and type of agriculturally important soils being farmed within those municipalities, USDA soils and NJDEP 2002 Land Use Land/Cover Analysis Agriculturally Active Land data was combined to create Table 2. Table 2. Agriculturally Important Soils, under Active Agricultural Land, within Municipalities with Tax Assessed Farmland Total Municipal Acreage East Windsor 9,984 acres Ewing 9,664 Hamilton 25,216 Hopewell B. 512 Hopewell Twp. 37,120 Lawrence 14,080 Princeton Twp 10,432 Robbinsville 13,248 West Windsor 17,152 Active Ag Land Acres 2,333 23% 655 7% 2,735 11% 55 11% 10,212 28% 1,633 12% 539 5% 3,764 27% 2,723 16% Prime Soils Acres 1,186 12% 562 6% 1,260 5% 27 5% 5,909 16% 1,263 9% 352 3% 1,695 12% 1,307 8% TOTALS 24,649 13,561 55% Statewide Soils Acres 1,084 11% 82 1% 1,298 5% 14 3% 3,700 10% 279 2% 180 2% 2,020 15% 1,186 7% 9,843 40% Local Importance Soils Acres 59 >1% 11 >1% 9 >1% 14 3% 603 2% 91 1% 7 >1% 28 >1% 140 1% 962 4% Unique Soils Acres 4 >1% Non Agricultural Land Acres 7,651 77% 0 9,009 93% ,481 >1% 89% % 0 26,908 72% 0 12,447 88% 0 9,893 95% 21 >1% 90 >1% 283 1% 9,484 72% 14,429 84% 112,759 Source of Active Agricultural Land: NJDEP 2002 Land Use/Land Cover Analysis Source of Agriculturally Important Soils: USDA/NRCS/SSURGO 9

20 C. N.J. Farmland Assessment and U.S. Census of Agriculture: Statistics and Trends 1. Number of Farms, Farms by Size (actual, average, and median) The most significant agricultural trend over time in Mercer County is the loss in farmland. Table 3 illustrates that 47% of Land in Farms over the past 20 year time horizon has been lost or about 979 acres per year. Statewide, farmland loss was significant during the later part of the 20 th century, with 52% of New Jersey s farmland lost since 1950 according to the U.S. Department of Agriculture. While this loss largely took place prior to 1980, recent work by Plan Smart NJ, a consultant on the County Master Plan, documented that Mercer County experienced the second greatest loss of farmland in New Jersey between 1982 and Table 3: U.S. Census of Agriculture Mercer County over Time Farms (number) Land in Farms (acres) 21,730 25,070 28,391 35,786 41,303 Average Size of Farm (acres) Median Size of Farm (acres) n/a n/a Estimated Market Value of Land and Buildings Average per Farm (dollars) $1,314,520 1,296,915 1,359,262 1,310, ,712 Average per Acres (dollars) $18,813 18,855 13,871 11,180 4,093 Market Value of Agricultural Products Sold ($1,000) 18,646 12,247 13,255 15,879 13,956 Average per Farm (dollars) 59,956 40,286 46,510 53,647 45,164 Source: 2007 US Census of Agriculture 10

21 I. AGRICULTURAL LAND BASE Other significant and interesting trends from Table 3 are: The number of farms over this 20-year time frame has remained fairly constant; but farm size has significantly decreased. While agricultural land and building values increased dramatically as it has throughout the state for agricultural and non-ag uses the Market Value of Ag Products Sold saw little change from ; then, a significant increase in This increase is largely in the sectors of nursery and greenhouse, livestock (horses), and direct sales; sectors that are now being adversely impacted by the economic downturn. Reinforcing the U.S. Census of Agriculture data for farmland lost, New Jersey Farmland Assessment historical data (see Tables 4 and 5) also identifies, over a comparable time period, similar amounts of assessed acreage documented as lost. If this rate continues, in another 20 years it is possible that few of today s approximately 27,000 acres of unpreserved farm assessed land will exist ( unpreserved farm = Total FA-1 from Table 1, less today s inventory of approximately 6,800 acres preserved farmland). 2. Cropland Harvested, Pastured, Woodland, Equine, and Total for Agricultural Use Table 4: New Jersey Farmland Assessment Mercer County over Time Tax YR Cropland Harvested (acres) 15,976 16,809* 22,199 25,182 28,369 30,474 Cropland Pastured (acres) 1,986 2,186 1,995 1,752 2,159 1,691 Permanent Pasture (acres) 3,856 3,760 4,000 3,795 3,944 3,899 "Active Agriculture" Subtotal 21,818 22,755 28,194 30,729 34,472 36,064 Unattached Woodland (acres) 4,341 4,058 5,292 5,584 4,818 n/a Attached Woodland (acres) ,584 7,696 8,508 9,442 12,563 Equine (acres) n/a n/a n/a Total for Ag Use (acres) 31,237 32,675 41,269 44,821 49,101 48,642 % of County Farmland Assessed 21.6% 22.6% 28.5% 31.0% 34.0% 33.6% Source: Tax YR USDA/National Agricultural Statistic Service/NJ Office; other years SADC County Profile Template NOTE: Total for Ag Use (acres) is less than the total land recorded for Farmland Assessment (see Table 1). 11

22 Cropland Harvested 2008 Tax Year acreage in orders of importance (rounded): 1) 11,000 acres of Field Crops Soybeans, corn for grain and silage, wheat, alfalfa, etc... 2) 2,000 acres of Nursery Trees and shrubs, Christmas trees, cut flowers, and sod 3) 1,000 acres in Vegetables Sweet corn, pumpkins, other vegetables 4) 2,000 acres in fruit and miscellaneous products (cover crops, tree nuts, Fed setaside, etc.) Mercer Municipalities: Six of the County s 13 municipalities have 97% of all farmland assessed lands in the County (see Tables 1 and 5). Portions of these six municipalities are now, and have historically been, the focus of the County s farmland preservation program. They are: East Windsor, Hamilton, Hopewell Twp., Lawrence, Robbinsville, and West Windsor. Although these municipalities have lost significant farm acres over time, preservation activities by the County, the State and these local governments has enabled a solid viable land base for the agricultural industry. Table 5: New Jersey Farmland Assessment over Time Mercer s Six Farming Municipalities Total Acres for Agricultural Use Tax YR 2008 Tax YR 2007 Tax YR 2001 Tax YR 1996 East Windsor 2,652 2,724 ac 3,426 ac 4,358 ac Hamilton 2,942 3,729 ac 4,599 ac 5,312 ac Lawrence 1,829 1,923 ac 2,186 ac 3,166 ac Hopewell Twp 15,807 15,680 ac 19,475 ac 19,830 ac Robbinsville 4,556 5,100 ac 6,276 ac 7,140 ac West Windsor 2,392 2,291 ac 4,486 ac 5,546 ac Total Acres Ag Use 30,178 31,447 40,448 45,352 Source: NJ Div of Taxation, Property Administration, Local Property, FA-1 (Farmland Assessment Form 1) NOTE: Total Acres for Ag Use is less than the total land recorded for Farmland Assessment purposes (see Table 1 for total FA-1 acres). 12

23 I. AGRICULTURAL LAND BASE Preserved Farm, Hopewell Township: Photo by Dan Pace 13

24 II: LAND USE PLANNING FOR AGRICULTURE County Master Plans Current Land Use and Trends 14

25 II. LAND USE PLANNING Chapter II: Land Use Planning for Agriculture A. County Master Plans 1986 Mercer County Growth Management Plan Google Image: Cluster Develop- The Mercer County Growth Management Plan (1986) has two goals related to Agricultural Development: 1) Reserve and protect sufficient land to support agricultural activities, and 2) Encourage and support a viable agricultural economy. The Plan divided the County into two general growth management areas, Growth Areas (Urban, Regional and Suburban) and Limited Growth/Agricultural Areas. Most lands designated by the County Agricultural Development Board (CADB) in its 1985 Agricultural Development Area (ADA) map fell into the Limited Growth/Agricultural Area. The Plan articulated several policies for the Limited Growth/Agricultural Area, including limiting growth-inducing infrastructure, encouraging the use of cluster and village development patterns, limiting non-residential development to local retail and service uses and limiting expenditure of public funds for farmland preservation to this Area. The Plan went on to say that prime agricultural soils should be preserved in appropriate areas and that agricultural land is an important cultural resource, deserving of protection. The Plan also identifies existing Village Centers and a desire to protect the boundaries of the centers via parks and cluster development. It is worthy to note that the Limited Growth/Agricultural Areas as projected by the 1986 Plan are generally consistent with the actual growth patterns experienced in those areas of the County. Mercer County Master Plan The Mercer County Master Plan will provide Mercer s municipalities with regional analysis of the current and future state of the county s transportation, economic, and environmental systems. These regional systems are the infrastructure that support land use within the County. The Plan sets forth a method for developing consensus among the municipalities on development and redevelopment goals for land use. During consensus-building, also known as the Regional Action Plan (RAP), municipalities were introduced to indicators used to measure how well the region was meeting its goals for future development. Municipalities were able to consider existing and proposed preserved open space and farmland as attributes to those indicators. 15

26 B. Current Land Use and Trends Current Land Use Today, Mercer County contains few areas that resemble the agricultural landscape of its past. Suburban development with increasingly larger homes on larger lots is what one currently and predominantly finds in the outer suburban rings surrounding Trenton. In the vicinity of Interstate interchanges, business parks and warehouse construction have occurred on former farmland. The County s agricultural areas, described in Chapter I as six out of 13 municipalities with 97% of all farm assessed land, are now relegated to shrinking farm belts in Hopewell Township to the north, and the southeasterly portions of Hamilton, East Windsor, and Robbinsville Townships (Rt. 130/NJTPK/Cty. Rt. 539 corridor). A smaller, but nonetheless significant, concentration also occurs within north Lawrence Township and in West Windsor near Mercer County Park/Community College. The Urban Land Cover illustration displayed as Figure 3 and Tables 6a and 6b on the next page illustrate the breakdown of land uses in Mercer County as of 2002 and over time. Trends As identified in Chapter I, Table 4, a like year comparison of the U.S. Census of Agriculture (2002 Year) identified 25,070 acres of land in farms in Mercer County. This is comparable to New Jersey Department of Environmental Protection Land Use/Land Cover data of 24,719 agricultural acres for the same year as shown in Table 6b. Trends, as illustrated by the DEP data in Tables 6a and 6b, show the largest change in land use in Mercer County between 1986 and 2002 occurred through the conversion of farmland to urban lands. Total land in farms decreased 34% during that time according to the NJ Department of Agriculture. Mercer County experienced the second greatest loss of farmland in New Jersey between 1982 and This conversion of farmland, usually into single-family residential use, is further illustrated by Figure 3 (unshaded areas of the map are predominantly preserved open space, wooded or wet areas, and farmland preserved and unpreserved). 16

27 II. LAND USE PLANNING Table 6a: Change in Mercer County Land Use 1986 to 1995 NJDEP 1986 NJDEP 1995/97 Change /97 % Change Agriculture 37,587 29,882-7,705-20% Barren Land 1,532 1, % Forest 26,484 27, % Urban Land 52,506 60,139 7,633 15% Water 2,816 2, % Wetlands 25,495 24, % DEP Note: The 1995/97 values are revised to match the 2002 imagery and will differ slightly when compared to the /97 data analysis Table 6b: Change in Mercer County Land Use 1995 to 2002 NJDEP 1995/97 * NJDE P 2002 Chang e % Chang e Agriculture 29,235 24,719-4,516-15% Barren Land 1,489 1, % Forest 27,614 27, % Urban Land 60,303 65,754 5,451 8% Water 3,193 3, % Wetlands 24,586 23,574-1,012-4% Source: 17

28 Figure 3: Mercer County over Time: 18

29 II. LAND USE PLANNING Photo by Dan Pace 19

30 III: MERCER COUNTY FARMLAND PRESERVATION: AN OVERVIEW Agricultural Development Area (ADA) Farmland Preserved to Date by Program and Municipality Eight Year Programs Coordination with Open Space Initiatives Farmland Preservation Program Funding Expended to Date by Source Monitoring of Preserved Farmland 20

31 III. PRESERVATION OVERVIEW Chapter III: Mercer County Farmland Preservation Program Overview A. Agricultural Development Area (ADA) The policy objectives of the Mercer County Farmland Preservation Plan are to guide Mercer County s efforts to: Preserve its remaining viable agricultural land; and, Enhance and protect its agricultural industry. Gallo/Sciarotta Preserved Farm, Hopewell Twp.; Dan Pace 1. Designation Criteria Agricultural Development Areas (ADA) serve as the general focus for the County s preservation efforts. They are areas in which agriculture is the preferred land use. With just a few exceptions, farms must be in an ADA to be eligible for the State Agricultural Development Committee s County farmland preservation program grants. In addition, any public body or public utility which intends to exercise the power of eminent domain within an ADA, shall submit the proposed action for review by the CADB and SADC. This submittal shall contain a statement of the reasons for the action and an evaluation of alternatives which would not include action in the agricultural development area. According to statutory guidelines, ADA s must encompass productive lands, not conflict with municipal zoning ordinances, be free of commercial or suburban development, and comprise no more than ninety percent of a county s agricultural land base. In addition, each county can also define its own more specific criteria. Following its adopted criteria, the County s first ADA map was adopted in The map was revised in 1990 and again in In 2007, as part of the County s first Comprehensive Farmland Preservation Plan, the Mercer CADB completely revised the ADA map and developed a new map that accurately reflected the current agricultural conditions within the County and the areas with potential for agricultural development. 21

32 The 2007 ADA map excluded: SDRP Planning Areas 1 and 2; Most Sewer Service Areas Developed Areas; Significant woodlands; Significant Green Acres Open Spaces; and Areas not zoned for farming (except where allowed as a non-conforming use) In addition, in keeping with the regulations governing ADA s, no more than 90% of the agricultural land mass of the County was included within the ADA. Using Farmland Assessment (FA-1 Form) Acreage as that indicator, the 2007 ADA encompassed 30,259 acres or 87% of the Total FA-1 Form acres. In 2009, the Comprehensive Farmland Preservation Plan was revised to reflect the most current U.S. Census of Agriculture and New Jersey Farmland Assessment data Tax Year data revealed a County-wide decrease in Total FA-1 acres to 33,459 acres (see Table 1). A revision of the ADA was required. Pursuant to the 90% regulation identified above, the ADA could only encompass 30,113 acres. The MCADB proceeded to revise the ADA accordingly. The resulting map can be found on the County of Mercer website on the Planning Division /Farmland Preservation page and is also enclosed as a foldout map later in this document. B. Farmland Preserved to Date by Program and Municipality 1. County Program Under this program, the landowner retains the ownership of the deed-restricted land but voluntarily agrees to sell the development rights. After the sale, a permanent deed restriction is placed on the property in order to ensure the land will not undergo non-agricultural development in the future. The cost to purchase the easement is shared by the State and County and can include financial participation by the municipality, non-profit groups and the private sector. In 1988, Mercer County s first farm the 142-acre Hendrickson farm in Hamilton Township was preserved through the Mercer County Farmland Preservation Program. As of December 2009, the total preserved farm acreage by Mercer County is 5,083 acres on 79 farms. This includes: three farms with SADC Final Approval: Mercer (Hights) 28.86ac; Mercer (Briarholm) 31.80ac; and Mercer (Sawmill) acres; plus, the assignment of Twp of Robbinsville owned Silver Decoy Deed of Easement to the County. 22

33 III. PRESERVATION OVERVIEW In 2007, the SADC promulgated new rules and regulations governing the agricultural easement purchase cost-share program and the County of Mercer entered into the State of New Jersey s County Planning Incentive Grant (PIG) program. This program is intended to protect and preserve large areas of contiguous farmland through the purchase of development easements. In order to qualify for a PIG, the County must create an agricultural advisory board (Mercer CADB serves this role) and must also maintain a dedicated funding source to purchase farmland easements. The County must also identify Project Areas. It is within these Project Areas that the County can apply for State farmland preservation grants. The CADB has identified seven Project Areas within the six municipalities identified earlier that have extensive farmland. 2. Municipal Programs There is one municipality in Mercer County Hopewell Township that has a SADC approved Planning Incentive Grant. The Municipal Planning Incentive Grant Program has similar requirements to the County PIG program. Municipal PIGs require the adoption of a Farmland Preservation Plan, an Agricultural Advisory Board, and a standing commitment for preserving farmland. Grants for a municipal PIG are provided by the SADC to purchase development easements. At this time, the Township has two farms preserved through their PIG the 48-acre Foster farm and the 216-acre Niederer farm. The County coordinates it s PIG program with Hopewell Township. Two municipalities, West Windsor and Robbinsville Townships, have been very active in preserving farmland through the purchase of development rights or fee-simple acquisitions and then selling their agricultural easements to the County. 3. State Programs Another option for farmland preservation are the SADC Direct Easement and Fee Simple Programs. The SADC can purchase farms and development easements directly from landowners and has been active in Mercer County. Eighteen farms encompassing 1,524 acres in Mercer County have been preserved by the SADC (plus the two municipal farms identified above are also SADC held easements). In addition, the New Jersey Department of Corrections Division of Operations AgriIndustries operates six dairy and crop farms as well as three food processing plants statewide. These supply Corrections, Human Services, Distribution Center, and Agriculture with milk, beef, turkey, pork and vegetable products. Two of these farms (Jones and Knight Farms) totaling nearly 630 acres are located in Ewing Township, Mercer County and are deed restricted by the State of New Jersey. Given the nature of these farms however, they were not included in the ADA or in the State preserved farm table. 23

34 4. Non Profit Programs Nonprofit organizations have also been able to help achieve farmland preservation goals. Grants can be obtained from the SADC to fund up to 50% of the fee simple or development easement values on farms. These grants can help to preserve farmland, although generally, local non-profits target properties of environmental significance and do less farmland preservation. As with other programs, grants are obtained through an application process in which the land is valued by independent appraisers. Depending on the nature of the property to be preserved and the desired public access objectives, non-profits in Mercer County have, on occasion, utilized conservation easements which permit continued agricultural use, but which do not require it. Mercer County is fortunate to have a large number of non-profit land preservation organizations operating within its boundaries. They include: D&R Greenway, Stony Brook Millstone Watershed Association, Friends of Hopewell Valley Open Space (FoHVOS); Friends of Princeton Open Space; Friends of West Windsor Open Space, and Lawrence Township Conservation Foundation. All of these groups have preserved open space in cooperation with their respective municipalities and with Mercer County. At least one, FoHVOS also permits agriculture on their preserved land. For example, Honey Brook farm in Hopewell Township is leasing land that was purchased in fee, then deed restricted by FoHVOS as open space. Although farming is being allowed by FoHVOS, the land is not solely dedicated to agriculture use as with an agricultural deed of easement. The D&R Greenway Land Trust, one of the premier land conservancies in the state, is based in Mercer County and has assisted on several County farm preservation projects. Notably, while acting under contract to the County, it negotiates with landowners who are sometimes wary of governmental officials. 5. Transfer of Development Rights The transfer of development rights is a growth management tool that transfers development rights from one location, a preservation area, to another, an identified growth/receiving area. The transferred development rights allow for development at a higher density than what the previous zoning of the receiving area allowed. Mercer County does not utilize a TDR program. The only municipality that has utilized TDR is Robbinsville Township and it has done so on only one farm property. 24

35 III. PRESERVATION OVERVIEW Photo by Dan Pace 25

36 C. Eight Year Programs There are two types of eight-year farmland preservation programs available, both of which involve an agreement with the landowner to keep the farm in active agriculture for a period of at least eight years. Both programs are voluntary and neither results in any payment to the landowner or permanent restriction on the use of the land. In return, the landowner is eligible to receive 50% cost sharing on soil and water conservation projects approved by the State Soil Conservation Committee. The Eight-Year Program is a restrictive covenant, placed on the land for a period of eight years. The landowner is eligible to apply for the aforementioned soil and water conservation funding and is eligible for other benefits and protections of the Farmland Preservation Program. The second program is termed the Municipally Approved Eight-Year Program, which requires a municipal ordinance endorsing the landowners enrollment in the program, and provides greater protection from eminent domain takings, zoning changes, and emergency fuel and water rationing. It is important to note that an owner who wants to sell the farm while enrolled in an eight-year program must provide the SADC with an executed contract of sale for the property. The SADC then has the first right and option to match the conditions of that contract and purchase the property itself. At this time, the County has one active 8-year municipally approved program on Cherry Grove Farm, a 280 acre farm in Lawrence Township. This farm is within a Project Area. D. Coordination with Open Space Initiatives Staff for both the County of Mercer s Open Space and Farmland Preservation functions are located in the office of the Mercer County Division of Planning and as such, are integrally linked together - as simply as by being within earshot of each other. While the protection of natural resources, and ecologically sensitive land, such as wetlands, wildlife habitat, waterways, slopes, mature woodlands, large stands of forests and ridge lines in their natural state is the primary goal of the Mercer County Open Space and Recreation Plan, when properties preserved for open space have portions that are actively farmed, the County continues to allow farming where feasible. Farm leases are permitted strategically on open space parcels, with the County s short and long-range recreational needs in mind. The open space program also places a priority on the preservation of lands along stream corridors to create green connections that protect natural resources and provide passive recreational opportunities. To create greenways, the open space program often works with the farmland preservation program to preserve stream corridors that are adjacent to farmland while allowing the farmer access to the water for farmland irrigation. 26

37 III. PRESERVATION OVERVIEW As of 2009, approximately one out of five acres (or approximately 30,000 acres) in Mercer County have been preserved through the coordination and partnership of state, municipal and non-profit farmland and open space initiatives. While much of the funding for these preservation efforts has been through the County Open Space Trust Fund, the County has worked closely with its partners to maximize the leveraging of Garden State Preservation Trust Funds by often combining municipal and non-profit funding sources to facilitate a single acquisition. Examples of this type of preservation include large natural lands such as Baldpate Mountain, Curlis Lake Woods, and land in the Hamilton Trenton Marsh. These properties are preserved for predominantly ecological and recreational resources and do not contain significant agricultural land. E. Farmland Preservation Program Funding Expended to Date by Source The Mercer County Open Space, Recreation, Farmland and Historic Preservation Trust Fund was initially established in 1989 and set at one cent per $100 of assessed valuation. In 1998 the Trust Fund was increased to two cents and in 2004 to three cents. Up to 15% of the Trust Fund may be utilized for historic preservation and recreational development with the balance for open space and farmland preservation. There is no annual allocation between open space and farmland preservation acquisitions. From the first farm preservation in 1988 to the end of 2009, Mercer County will have expended approximately $80 million to preserve 79 farms. Off-setting that expenditure, the County has received or applied for individual farm Cost-Share grants from the SADC totaling approximately $44 million (55%). The County does not require local contributions and in the very few situations where they have occurred, the amounts are insignificant. There have also been only two farms with federal preservation funding received through the SADC and that too is insignificant to the overall funding picture. In total, funding from other sources (not County, not SADC) has been 1% of the total expenditures. F. Monitoring of Preserved Farmland MCADB members and staff conduct annual monitoring of farms on which the County holds the Deed of Easement as required both statutorily and by the Agricultural Deed of Easement. The purpose of monitoring is to prevent violations of Deed of Easement restrictions and to remedy any violations. This on-site visit also provides an important opportunity to meet with the farmer and or landowner, gather information about plans for the farm and share information about resources available to assist the farmer/landowner. The SADC monitors farms on which it holds the Agricultural Deed of Easement. There is only one municipally held agricultural deed of easement, and that will be assigned to the County in The restrictions on areas covered by the agricultural deed can be found on the County of Mercer website, Planning Division/Farmland Preservation page. 27

38 IV: FUTURE FARMLAND PRESERVATION Preservation Goals Project Areas Minimum Eligibility Criteria County Ranking Criteria County Policies Related to Farmland Preservation Applications Funding Plan CADB Administrative Resources Factors Limiting Farmland Preservation Implementation 28

39 IV. FUTURE PRESERVATION Chapter IV: Future Farmland Preservation A. Preservation Goals The County of Mercer has preserved 5,126 acres of Farmland as of December In its 2007 Comprehensive Farmland Preservation Plan, the County proposed goals of: One year: 100 acres Five years: 500 acres Ten years: 1,000 acres This Farmland Preservation Element retains those goals. Mercer County is 144,640 acres in size. In tax year 2008, total farm assessed land was 33,459 acres (see Table 1). This is the agricultural base used by the County for determining its ADA. Within the ADA, approximately 6,860 acres of farmland are already preserved (note: municipal and non-profit preserved farms do not add significant acreage). Subtracting already preserved farmland from the agricultural base leaves approximately 26,600 acres of available farmland. However, it is important to note that this pool of farmland is not entirely suitable for preservation. For example, size of parcel, tillable acreage, soils, and development restrictions through local zoning and other regulations all have an effect on preservation potential. The annual goal reflects the program s lifetime average of 250 acres per year less the realities of: 1. An agricultural pool of farms that grows smaller every year; 2. Median farm size decreasing (now 22 acres in Mercer) making fewer farms suitable for preservation; and 3. Economic constraints. B. Project Areas The Mercer CADB has identified seven distinct Project Areas within the County s Agricultural Development Area. These Project Areas are identified in Project Area Maps found in the Appendix of this Plan. There are 16,831 acres of land within Project Areas and as previously mentioned, not all are appropriate for farming or preservation. 29

40 Each Project Area conforms to the statutory definition (N.J.A.C. 2: ) so that each Project Area consists of the following lands and lands that are within one mile of any of the following lands : Lands from which an application for the sale of a development easement has been granted final approval by the municipality, county and/or SADC; Lands from which development easements have already been purchased; Other land permanently deed restricted for agricultural use; Lands enrolled in an eight-year farmland preservation program or municipally approved farmland preservation programs; or Other permanently preserved lands dedicated for open space purposes that are compatible with agriculture. The seven Project Areas in Mercer County contain portions of those six municipalities identified earlier as having significant farmland. Maps of the Project Area can be found in the Appendix. The Project Areas are: Hamilton, East Windsor/Robbinsville, West Windsor/Robbinsville, Lawrence, Hopewell East, Hopewell West, and Hopewell South. C. Minimum Eligibility Criteria Amended Minimum Eligibility Criteria for farmland preservation State Cost-Share grants were adopted by the CADB on October 1, 2007 based upon the SADC s newly adopted rules for farmland preservation and project eligibility. So, in addition to the CADB s original criteria of: Site location within the ADA Minimum 25 acres of land, unless adjacent to a preserved farm, and Farmland Assessed Each farm must also be developable, have soils capable of supporting agricultural or horticultural production, and meet minimum tillable land standards, all as per N.J.A.C. 2: D. County Ranking Criteria There is no independent CADB policy regarding ranking for County Easement Purchase Cost- Share Applications; however, the Mercer CADB did adopt by resolution # the state s ranking criteria found in N.J.A.C. 2: as the basis for calculating individual farm rankings and SADC eligible farm qualification. The CADB also utilizes its ability through SADC rules and policies of assigning the top rank (and 10 extra quality score points) to a farm application it recognizes as encouraging the survivability of the program in productive agriculture in order to enhance that applications cost-share funding competitiveness. 30

41 IV. FUTURE PRESERVATION E. CADB Policies Related to Farmland Preservation Applications The Mercer CADB follows the SADC s policies regarding housing opportunities, division of premises and exception areas and has adopted Policies on its own that either supplement SADC Policy or implement new ones. The CADB Policies are: 1. Approval of Housing Opportunities a. Agricultural Labor Housing This housing must be approved by both the SADC and CADB. The CADB is guided by the Deed of Easement and has also promulgated a labor housing policy. The SADC does not have a policy but recognizes the importance of labor housing and does have an application form that the CADB also utilizes. b. House Replacement Replacement housing must be approved by both the SADC and CADB. The CADB is guided by Deed of Easement paragraphs 13a and 14 and also it s House Size Policy. The CADB considers the impact of a relocated replacement house on the agricultural operation in the course of evaluating an application. c. RDSO allocation Residual Dwelling Site Opportunities (RDSO s) are potential housing prospects located within a deed-restricted farm. These prospective residential units can only be allocated to parcels that are at least 100 acres in size. An RDSO, if allocated, is not firmly located until such time as the landowner applies to exercise it. The CADB, municipality, and SADC each have a role in the process of locating an RDSO. The residential unit must be for agricultural purposes and at least one person residing in the residential unit shall be regularly engaged in common farm site practices. The Mercer CADB does not encourage the use of RDSO s and the simple fact is that with a median farm size of 22 acres, there are few opportunities in Mercer County to use this tool. d. House Size The SADC does not have a specific house size policy but has utilized house size restrictions in its auctions of deed-restricted farms with housing opportunities. The Mercer CADB initiated a policy in 2001 which limited the size of newly constructed or refurbished housing to 4000 square feet. It incorporated special language in the Deed of Easement to enforce it. 2. Division of Premises A landowner who wishes to divide a permanently preserved farm may apply to the CADB for a division of the premises. The division must meet criteria in the SADC's policy, with a focus that the resulting parcels are agriculturally viable and have an agricultural purpose. The request must be approved by both the county agriculture development board and the SADC. The CADB utilizes SADC policy as well as the SADC Division of Premises application for its review. The CADB focuses on the agricultural viability and purpose of the resulting parcels. The SADC Policy can be found at:

42 3. Approval of Exceptions Exceptions are defined by the SADC as acres within a farm being preserved which are not subject to the terms of the deed of easement. When an exception is made, the landowner does not receive any compensation for the excepted area. The Mercer CADB strongly encourages the use of Exceptions for residential use and for farm markets. Staff spends time with each landowner discussing exceptions, reviewing their future plans, particularly as they may relate to family housing needs. There are two types of exceptions that can occur: severable and non-severable. Severable: A severable exception is defined by the SADC as an area which is part of an existing Block and Lot owned by the applicant which will be excluded from the restrictions of the Deed of Easement and may be sold as a separate lot in the future. A severable exception is made if a landowner wants to be able to sell the excepted area separate from the deed-restricted farm. The Mercer CADB allows severable Exceptions but encourages the landowner to separate the lot before deed restricting the Premises. Mercer County has utilized severable exceptions for stream corridor open space preservation purposes. Non-severable: Non-severable exceptions are defined by the SADC as area which is part of an existing Block and Lot owned by the applicant that will not be subject to the restrictions of the Deed of Easement but cannot be sold separately from the remaining premises. Unlike a severable exception, a non-severable exception is always attached to the protected farm. The Mercer CADB strongly encourages the use of non-severable exceptions for residential use and for farm markets. The CADB requires that the applicant perform septic suitability tests on the exception prior to preservation and as stated earlier, places house size restrictions on houses to be located within residential exceptions. The County will limit the number of exceptions by taking into account the individual application conditions. The location and configuration of each exception, as well as proposed access to each exception, are also given considerable attention in the application phase. For all exceptions, severable and non-severable, the CADB considers the impact on the remaining agricultural lands, particularly ensuring that areas are not orphaned from the larger fields. The Mercer CADB follows SADC policy with regard to access to exception areas. 32

43 IV. FUTURE PRESERVATION 4. Mowing In order to maintain preserved land for agricultural use and protect the public s investment in farmland preservation, the CADB adopted a policy on February 6, 2006 entitled, Mowing to Manage Non-Agricultural Woody Species or Second Growth Invasion on Preserved Farms. This policy established a Restrictive Covenant to be recorded concurrently with every Deed of Easement which requires annual mowing on uncultivated fields and applies this annual mowing policy retroactively to every farm preserved by Mercer County. 5. Conservation Plan Release The Deed of Easement requires that a landowner must obtain a farm conservation plan approved by the local soil conservation district. In order to obtain copies of these plans to protect the County s interest in the farm, Mercer County requires that an Authorization to Obtain and Release of Soil Conservation Plan be executed by the landowner concurrently with the Deed of Easement at the time of preservation. F. Funding Plan 1. Description of County Funding Sources Prior to the establishment of the dedicated Trust in 1989, Mercer County funded farmland preservation through overall Capital Projects bonding. Since the 1990 tax year, residents of Mercer County have contributed $80,278,975 towards the County Open Space, Recreation, Farmland, and Historic Preservation Trust Fund. As is its practice, the County leverages these tax dollars by selling bonds to fund open space and farmland acquisitions. The Open Space tax pays the debt service on those bonds. 33

44 2. Financial Policies Related to Farmland Preservation As early as 1995, the County was pre-purchasing easements and farmland in fee, in anticipation of, but without a guarantee of, State cost-share reimbursement. Although State cost-share always materialized, the County has acquired easements without State funds in the past and may continue to do so in the future. Mercer County was the first in the State to utilize the innovative technique of installment purchase, resulting in amendments to State law that significantly simplified the process for everyone that followed. Subsequently, the County made four purchases in this way. At one time, every applicant for easement purchase in Mercer County was offered the option of installment purchase, but few found the benefits compelling enough to agree. Where installment purchase is beneficial, few options can compare. However, the associated set-up costs for implementation are significant. The County will entertain the idea of installment purchase on a case-bycase basis, but does not actively promote it to all applicants. In the past, the SADC has cost-shared with the County at an approximate 60% State to 40% County ratio. Unfortunately the capacity of the SADC to cost share in the future is uncertain unless a new, and hopefully permanent, funding source is developed. With the new Countywide Planning Incentive Grants, Mercer County may not be able to draw down as much state money as it did in preceding years. For State FY 2009, each county PIG was awarded a base grant of $2 million, and then competed for up to $3 million more in additional funds that were approved in a State Bonding referendum. The County of Mercer was successful in obtaining the full funding available to it. State funding levels for this program may change in the future. After FY2009, the County will continue to do its best to reach its farmland preservation goals given the available resources. 4. Other Open Space Trust Funds Eight of Mercer s thirteen municipalities have open space trust funds (see Table 7). Hamilton and East Windsor do not have a dedicated tax but strive to set aside a portion of their property tax for open space. It is interesting to note that even Pennington Borough, with no farmland or appreciable open space within its one square mile border, has contributed from its fund to 70- acre (Hanson) and a 39-acre (Wright) agricultural and open space easements purchased by the D&R Greenway Land Trust in adjacent Hopewell Township. 34

45 IV. FUTURE PRESERVATION Table 7: Locally Funded Open Space/Farmland Preservation Trust Fund Programs 2008 Tax Year Approved County of Mercer /90=.01; 1998=.02; 2004= Est. Annual Revenue 14,582,155 East Windsor 2 N/A N/A N/A Hamilton 3 N/A N/A N/A Hopewell Borough ,215 Hopewell Twp =.03; 910, =.02; 2004=.04; 2008=.02 Lawrence =.01; 2001= ,379 Pennington ,346 Princeton Borough ,672 Princeton Twp =.01; 2000= ,230 West Windsor =.02; 1998=.07; 2005= =.01; 2008=.03 1,871,813 Robbinsville =.01; 2000=.05 1,316,031 Totals $20,161,957 County of Mercer Taxation Division webpage: Monies and Ratable Synopsis Source: 1 $ per $100 assessed property value dedicated to open space 2 East Windsor Township dedicates a portion of its property tax revenue to open space but does not have a voterapproved tax levy. No revenue information is readily available. 3 Hamilton Township dedicates a portion of its property tax revenue to open space but does not have a voterapproved tax levy. No revenue information is readily available. 35

46 V: Agricultural Industry Sustainability, Retention, and Promotion Existing Agricultural Industry Support Other Strategies 36

47 V. AGRICULTURAL INDUSTRY CHAPTER V: AGRICULTURAL INDUSTRY SUSTAINABILITY, RETENTION AND PROMOTION SADC Image Lee Acres Preserved Farm, East Windsor; Photo by Dan Pace Terhune Orchards Preserved Farm, Lawrence, Photo from Web Site A. Existing Agricultural Industry Support 1. Right to Farm and Agricultural Mediation Programs The Right to Farm Law This law (N.J.S.A 4:1C-1 et seq) protects farmers from nearby residents who complain about normal farming operations such as noise, odors, and dust. It also protects farmers from unnecessary ordinances or regulations that may restrict farming operations. The State of New Jersey adopted the Right-to-Farm Act in 1983 and amended it in The Act declares that the protection of commercial farm operations from nuisance action, where recognized methods and techniques of agricultural production are applied, while, at the same time, acknowledging the need to provide a proper balance among the varied and sometimes conflicting interests of all lawful activities in New Jersey. The Act stipulates the types of activities a farm may engage in as well as the steps for various agencies to follow in reviewing disputes regarding any farm activity. 37

48 The SADC works to maximize protections for commercial farmers under the Right to Farm Act by developing Agricultural Management Practices (AMPs), tracking right to farm cases, offering a conflict resolution process, and reviewing rules proposed by other state agencies for the impact they may have on agriculture. In order to qualify for Right to Farm protection a farm must meet the definition of a commercial farm in the Right to Farm Act; be operated in conformance with federal and state law; comply with AMPs recommended by the SADC, or site specific AMPs developed by the CADB at the request of a commercial farmer; must not be a direct threat to public health and safety; and, must be located in an area where agriculture was a permitted use under municipal zoning ordinances as of December 31, 1997, or thereafter; or, must have been an operating farm as of December 31, The following table identifies the six municipalities in Mercer County which have Right to Farm ordinances. Table 8: Right to Farm Ordinances Municipality ORDINANCE NOTIFICATION CLAUSE * ADOPTION YEAR ORDINANCE # Source East Windsor Rev Sect Municipal Clerk Hamilton Municipal Clerk Hopewell T Municipal Clerk Lawrence 1983 rev Municipal Clerk Robbinsville Municipal Clerk West Windsor No Municipal Clerk *Right-To-Farm notification imposed and running with the land on new subdivision lots adjacent to existing farms. 38

49 V. AGRICULTURAL INDUSTRY Site Specific Agricultural Management Practices (SSAMP) In addition to AMP s promulgated by the SADC as described above, the Right to Farm law allows CADB s to promulgate SSAMP s for individual farming operations. Pursuant to N.J.A.C. 2:76-2, Site specific agricultural management practice means a specific operation or practice which has been recommended by the appropriate board, or in a county where no board exists, the Committee, to constitute a generally accepted agricultural operation or practice. An SSAMP provides additional protection to a farm operation by preemptively protecting the operation from nuisance complaints. In addition, New Jersey court s have ruled that under certain conditions, a SSAMP can also preempt local land use law: Initial Decision (2007 N.J. AGEN LEXIS 239) adopted, which affirmed a county agriculture development board s approval of construction of a barn where the permit applicant, who operated a commercial farm pursuant to the requirements of N.J.S.A. 4:1C-9, was engaged in an accepted agricultural operation or practice and consequently had a legitimate agriculturally based reason under the Right to Farm Act for preemption of municipal land use authority. Application of the municipal ordinance would have entirely precluded applicant s ability to construct the barn, not merely restrict it, and moreover no testimony was offered to remotely suggest that fire or other emergency vehicles would be unable to reach the applicant s property, as access to the property was identical whether or not a barn would be built. In re Petty (Appeal of Resolution Issued by Warren County Agric. Dev. Bd.), OAL Dkt. No. ADC , Final Decision (June 28, 2007). The Agricultural Mediation Program As described on the SADC website (see the State s Right to Farm Program has established an informal conflict resolution by mediation process in recognition of the following: That the formal process can sometimes seem adversarial and leave relationships strained, and That there are benefits to resolving conflicts in a less formal fashion, such as forging better relationships and preventing additional conflicts in the future. To use the mediation program, both parties must voluntary request mediation. Each mediation session is facilitated by a trained, impartial mediator whose job is not to impose a solution but to rather facilitate discussion. The mediator helps disputing parties examine their mutual problems, identify and consider options, and determine if they can agree on a solution. Because the mediator has no decision-making authority, successful mediation is based on the voluntary participation and cooperation of all the parties. 39

50 2. Farmland Assessment Farmland Assessment is a tax incentive which reduces property taxes on actively farmed land. This tax incentive is made possible by the Farmland Assessment Act of 1964, N.J.S.A. 54: et seq. The most significant elements of the law are: Land must consist of at least five contiguous farmed and/or woodland management plan acres. Land under or adjoining a farmhouse is not counted towards the minimum five acres; Gross sales of products from the land must average at least $500 per year for the first five acres, plus an average of $5.00 per acre for each acre over five. Homes, barns and other farm structures are not farmland assessed. As illustrated in Chapter I, Table 2 (Municipal acreage column) and Table 6 (total acres ag use row), the six municipalities in Mercer County (E. Windsor, Hamilton, Hopewell, Lawrence, Robbinsville, and W. Windsor) with significant farmland have a total municipal acreage of 116,800 acres, of which, 30,178 acres, or 26%, are Farmland Assessed. Again, it is important to note that these six municipalities have 97% of all farmland assessed land in Mercer County. In comparison, for Mercer County as a whole, only 31,237 acres are Farmland Assessed out of 144,640 acres in all. B. Other Strategies 1. Agricultural Labor Housing and Training Labor Housing - The CADB has acted on several agricultural labor housing requests and has been guided during its review by the Deed of Easement and its own policy for agricultural labor housing. As with a replacement housing request on the farm Premises, the CADB considers, among other things, the house size, number and type of laborers to be housed, and impact on the agricultural operation. After the CADB acts, the request is forwarded to the SADC whose staff then reviews the request using their criteria. Training One special educational source for training Mercer County agricultural land owners and operators is the Rutgers Cooperative Extension. Its programs and outreach efforts focus on commercial agriculture and horticulture, fisheries and aquaculture, environmental and resource management issues, farm business development and marketing, pesticide safety and training, integrated pest management (IPM), and other related subjects. 40

51 V. AGRICULTURAL INDUSTRY 2. Wildlife Management Strategies Wildlife management is very important for the retention of agriculture. Crop losses to birds, deer and other animals can be significant. Netting, fencing, hunting, air cannons and other techniques are all employed by Mercer County farmers to deter crop depredation. The County of Mercer also proactively employs a yearly organized deer hunt on its 1100 acre Baldpate Mountain Park. The park is in close vicinity to preserved and unpreserved farmland and the hundreds of deer taken by hunters in the park over the past few years has been beneficial to those farms. 3. Agriculture Education and Promotion Farmland preservation must go beyond the purchase of development easements and make the effort to ensure that the agricultural industry remains not only a viable component of the county s economy, but a major part of the county s character and lifestyle. Education and training for farmers promotes a more efficient and productive business environment. Rutgers Cooperative Extension Offices in Mercer County, and throughout the State, are actively doing just that. The County of Mercer supports the New Jersey Department of Agriculture s commitment to promoting agritourism through the New Jersey Office of Travel and Tourism, the Jersey Fresh website, the distribution of printed materials, and other forms of advertisement. The CADB supports the efforts of the SADC to advance an agritourism AMP. Mercer County farmers are very active in the Farmers Against Hunger food rescue program to distribute produce to organizations dedicated to helping people who are hungry. Several Mercer County farmers open their farms to elementary and middle school student groups to educate them about agriculture. The Mercer County 4H has a growing group of young people interested in equine activities. They meet in Hopewell Township at Howell Living History Farm a popular County facility dedicated to its donor s vision of: a (turn of the century) Living History Farm, where the way of living in its early days could not only be seen but actually tried by the public, especially children - milking a cow, gathering eggs in a homemade basket- helping to shear sheep, carding wool, spinning and weaving More information about Howell Living History Farm can be found at:

52

53 APPENDIX Preserved Farm Acreage by Municipality CADB/ADA Criteria Maps

54 EAST WINDSOR County- County-Held Preserved County- State-Held Preserved Wide Map Easements Number Farm Acreage Wide Map Easements Number Farm Acreage 35 Costantino 9.50 S3 Ward E. Windsor S6 Cupp Twp. 60 Kyle S8 Peck Kyle S9 Carduner Lee S7 Kyle Seip Total Skeba Skeba Takter Meirs Farms Combined Acreage 1, HAMILTON County- County-Held Preserved County- State-Held Preserved Wide Map Easements Number Farm Acreage Wide Map Easements Number Farm Acreage 6 Brittain S2 Culley County of S4 Mazza Mercer/ Zygmont 27 DePaulis S5 Chiang Doerler S10 Danch Ellis S14 Ellis Kim Total McDaid Pyrros Farms Combined Acreage 1,081.47

55 County-Wide Map Number County-Held Easements Preserved Farm Acreage FARMLAND PRESERVATION PRESERVED FARM ACREAGE BY MUNICIPALITY County-Wide Map Number State-Held Easements Preserved Farm Acreage 37 Benioff S1 Old Mill Lanwin S11 Faille Fedor S12 Widman Ferrette S13 Thompson Fulper S15 Mokros Hart, Jr S18 St.Michaels Huebner M1* Niederer Kosek M2* Foster Lyons Farms Martindell Niederer *Preserved by Hopewell Twp.; State holds easement. 67 Patricelli Radvany Radvany Preservation Gallo Skolnick Broad Oak Weidel, Weidel, H Sr Combined 20 farms 1, Acreage 2, County-Wide Map Number County-Held Easements Preserved Farm Acreage County-Wide Map Number State-Held Easements 42 Chmiel S16 Carson Rd Woods 41 Mercer/ Chmiel DiDonato DiDonato Hendrickson Mount Mount Mount Farms HOPEWELL TWP LAWRENCE Preserved Farm Acreage Combined Acreage

56 PRINCETON TWP County- County-Held Wide Map Easements Number 76 Institute for Advanced Study Preserved Farm Acreage State-Held Easements Preserved Farm Acreage 223 None 0 Total County- County-Held Wide Map Easements Number 72 Twp. of Robbinsville (Herman- Updike) 66 Windsor U- Pick Preserved Farm Acreage County- State-Held Wide Map Easements Number S17 Cty of Mercer/ Batog Barna Booth County- Wide Map Number Municipal Held Easement Preserved Farm Acreage PRL, Inc Silver Decoy D'Amico Gabert Knapp Lucas Mastoris McLaughlin Rapant Reed Tan Tindall Greenhouses 15 Voorhees Dakota Dakota Dakota Dakota Farms 1, ROBBINSVILLE Combined Acreage 1,341.72

57 County- Wide Map Number County-Held Easements Preserved Farm Acreage WEST WINDSOR FARMLAND PRESERVATION PRESERVED FARM ACREAGE BY MUNICIPALITY State-Held Easements Preserved Farm Acreage 33 Jany None 0 45 Schumacher W Windsor &17 47 W Windsor &19 48 W Windsor W Windsor W Windsor Tindall Family Partnership Farms Combined Acreage MERCER COUNTY Number Acreage County-Held Easements* 75 4, State-Held Easements 20 1, Municipally Held Easements Total Easements 96 6, * Plus three County farms totalling acres with SADC Final Approval: Mercer (Hights) 28.86ac; Mercer (Briarholm) 31.80ac; Mercer (Sawmill) acres

58

59 CADB/ADA CRITERIA AGRICULTURAL DEVELOPMENT AREA (ADA) CRITERIA For an area to be considered part of an Agricultural Development Area (ADA) it must meet all of the following Criteria: 1. Shall satisfy the statutory criteria established by the State Agricultural Development Committee (SADC) as follows: a. Encompasses productive agricultural lands which are currently in production or have a strong potential for future production in agriculture and in which agriculture is a permitted use under the current municipal zoning ordinance or in which agriculture is permitted as a non-conforming use; b. Is reasonably free of conflicting residential, commercial or industrial development; c. Compromises not greater than 90 percent of the agricultural land mass of the County. 2. Shall be located within MCADB s established boundaries as defined on the proposed Mercer County ADA map. 3. Should be designated as agricultural, open space, or limited growth areas on comprehensive and special purpose County plans, which are recognized as requiring interpretation regarding specific area boundaries. 4. Shall be eligible for Farmland Assessment in accordance with the New Jersey Farmland Assessment Act (L.1964, c.48). 5. Shall be consistent with current local ordinances and regulations. ************************************************************************ Exceptions In instances where lands have been excluded from the defined ADA, yet may contribute to the success of agricultural preservation in Mercer County, a special review by the Mercer County Agricultural Development Board may be requested for its consideration and inclusion into the ADA as an exception. Said areas must meet points 1, 4, and 5 of the stated ADA criteria and in addition must meet all the following criteria: a. Shall have landowner signup. b. Shall currently be a commercial farm as defined in the New Jersey Right to Farm Act (L.1983, c.31). c. Shall be free of pending non-agricultural development. Jamie DiIorio Secretary ADOPTED: April 10, 1985

60

61 MAPS MAPS

62 APPENDIX. MAPS FARMLAND PRESERVATION µ HOPEWELL BORO PRINCETON TWP PRINCETON BORO HOPEWELL TWP PENNINGTON BORO S11 S12 LAWRENCE TWP WEST WINDSOR TWP HIGHTSTOWN BORO EWING TWP EAST WINDSOR TWP HOPEWELL BORO TRENTON CITY S18 54 County Preserved Farmland HAMILTON TWP ROBBINSVILLE TWP S15 37 PRINCETON TWP Legend Hart/Townsend > Hart - Hopewell 2.Hendrickson > Doerler - Hamilton 3.Niederer I - Hopewell 4.Facey > Kim/Kwon - Hamilton M1 5.Skeba/Mellmann - East Windsor 29 6.Skeba > Brittain - Hamilton Mount - Lawrence 8.Niederer II > Lyons - Hopewell 10 9.Kyle - East Windsor Fedor - Hopewell M2 11.Sakowsky/Mercer > Drobner > McDade - Hamilton M2 12.Ponczek>Lucas - Robbinsville 13.Kessler > McLaughlin - Robbinsville 14.Blasig Jr. > Meirs - East Windsor 15.Blasig Sr. > Voorhees - Robbinsville 16.Skeba - East Windsor 17.Hart > Radvany - Hopewell 18.Johnson > Mount - Lawrence 19.DiDonato North-Lawrence 20.D'Amico - Robbinsville 21.Warcholak > Barna - Robbinsville 22.Woodward/Mercer > Preservation Land LCC - Hopewell 23.Baldachino > Takter - East Windsor 24.Mercrock > Dakota 3 - Robbinsville 25.Skeba > Pyrros - Hamilton 26.PRL > DiDonato South - Lawrence 27.Runge > DiPaulis - Hamilton State Preserved Farmland 28.Samu > Ellis - Hamilton 29.Weidel Sr.- Hopewell S1.Old Mill 30.Martindell - Hopewell S2. Hunt >Culley 31.Hart > Radvany - Hopewell S3.Ward 32.Seip - East Windsor S4.Lengyen > Mazza 33.Jany - West Windsor S5.Bielanski > Chiang 34.Sunshine/Wash > Dakota 2 - Robbinsville S6.Lenox >Cupp 35.Costantino - East Windsor 29 «S7.Cedarland > Kyle 36.Mastoris - Robbinsville Benioff - Hopewell S8.Cedarland North >Peck «38.RWJ/Wash. > Gabert - Robbinsville S9.Cedarland South >Carduner 39.Levanduski/Wash > Dakota 1 - Robbinsville S10.Danch 40.Kuo > Tan - Robbinsville S11.Faille>Ackerson 41.Chmiel/Mercer - Lawrence S12.Widman 42.Chmiel - Lawrence S13.Hopewell Township > Thompson 43.Weidel Home - Hopewell S14.Ellis 44.Bluestone - Hopewell S15.Mokros 45.Levy/WW > Schumacher - West Windsor 46.West Windsor 15&17 - West Windsor S16. Gordon/Carson Road 47.West Windsor 18&19 - West Windsor S17. County of Mercer 48.West Windsor 20 - West Windsor S18. St. Michaels 49.West Windsor 21 - West Windsor 50.West Windsor 23 - West Windsor Municipal Preserved Farmland 51.Tindall Family - West Windsor 52.Hendrickson - Lawrence M1. Foster - Hopewell Twp. 53.Zygmont/Mercer - Hamilton M2. Hopewell/Niederer - Hopewell Twp. 54.PRL>Fulper - Hopewell 55.PRL 2 > Broad Oak- Hopewell 56.Lanwin - Hopewell 57.Powner > Reed - Robbinsville 58.Ferrette - Hopewell Acres in Mercer County -144, Hall/Wash > PRL - Robbinsville 60.Bogatz > Kyle - East Windsor Acres in entire ADA - 25, Gallo - Hopewell 62.Knapp - Robbinsville Acres in Project Area 63.Bresnahan/Wash > Dakota 4 Robbinsville 64.Rapant/Wash - Robbinsville 65.Etra Rd. Farm - East Windsor Hamilton Windsor U- Pick- Robbinsville/W. Windsor East Windsor/ Robbinsville- 4, Patricelli- Hopewell 68.Huebner - Hopewell West Windsor/Robbinsville - 2, Twp. of Wash./Dyjak>Booth Hopewell East - 1, Lee Turkey Farm - East Windsor Hopewell West - 3, Larry Tindall- Robbinsville 72. Updike-Herman/Mercer - Robbinsville Hopewell South Silver Decoy/Wash. Twp - Robbinsville Lawrence - 1, Kosek- Hopewell 75. Mount U-Pick - Lawrence 76. Institute for Advanced Study Farm- Princeton 8 19 PENNINGTON BORO Project Areas PRINCETON BORO 3 HOPEWELL TWP S1 Agricultural Development Areas 27 «S County Preserved Farmland State Preserved Farmland Municipal Preserved Farmland Preserved Open Space Municipal Boundaries County Preserved Farmland with SADC Final Approval S p.Mercer/Sawmill- Hamilton 2p.Mercer/Hights- Robbinsville 3p.Mercer/Briarholm- Hamilton 31 «LAWRENCE TWP WEST WINDSOR TWP 95 Farms enrolled in the 8 year program 95 « EWING TWP «BORO HIGHTSTOWN B EAST WINDSOR TWP « S «TRENTON CITY ROBBINSVILLE TWP HAMILTON TWP « S «156 S S Miles S S Map Summary This map illustrates the exisiting preserved farmland by county, state and municipal Data Sources : Mercer County Planning Open Space Data Map prepared by Mercer County Planning Division. 6 1p S Approved April 1985 Revised : December 7, Revised ADA S2 S10 S4 2p S7 S8 11 Mercer County Preserved Farmland

63 IRON BRIDGE RD FARMLAND PRESERVATION APPENDIX. MAPS WEST MANOR WAY APOLLO DR ELTON AVE ZACHARD DARIEN LENOX AVE MAIN ST MANOR BLVD MAITLAND RD LOCUST AVE WALN AVE HAUSER AVE USH RT 130 LONGWOOD SUNDERLAND MANOR BLVD ERVIN RT 156 RAVINE MAIN ST YARDVILLE-GROVEVILLE RD MURRAY AVE LENOX AVE RICHBELL ZELLEY 156 VANKANNEL AVE ZELLEY BETHEL CABOT DR OLSZAK CT PILGRIM CLAREDON KRUEGER LA OLSZAK CT WOODSIDE AVE BROAD ST BON AIR PL ARLINGTON HIRTH PETTYRIDGE RT 156 CLAREDON SPRINGDALE AVE WOODSIDE CARLISE AVE BROAD ST OEWAR 130 CARLISE AVE JOHN CT SENF DR IORIO DR IORIO DR TWIG FOX GROVEVILLE ALLENTOEN RD KRISTOPHER DR KRISTOPHER DR SUNFLOWER LN WHITESTAG TEA ROSE CORNFLOWER RD COLTSNECK W VILLAGE DR NJTPKE PAPPS 7 RT 130 RT 130 DOE DR ELKSHEAD BETSY CT TIMBERWOLF DR E VILLAGE DR BUCK RD FAWN LN BEAR CT CROSSWICKS-HAMILTON SQUARE RD ALESSIO TER 7 13 NJ TPKE 7 DOE DR MILL STEPHANIE LN CROSS RD CROSSWICKS-HAMILTON SQUARE RD CHURCH ST RT 130 RT EDGEBROOK RD UNCLE PETE RD YARDVILLE ALLENTOWN RD UNCLE PETE RD O'ROURKE DR NJTPKE EDGEBROOK RD 11 O'ROURKE DR NJTPKE SAM'S WAY NALBONE CT 95 9 NJTPKE TATTLETOWN RD TATTLETOWN RD SAWMILL RD MERRICK RD SAWMILL RD 23 MERRICK RD BURKE RD ROSEVILLE 6 1 DRIALD DR DRIALD DR CLARIDGE DR NJ TPKE YARDVILLE ALLENTOWN RD IRON BRIDGE RD ELMWYND BURKE RD STANWORTH MAKEFIELD CIR S 10 OLD YORK RD CARNEY WAY NURSERY LN AQUA TER OLD YORK RD POTTS RD HIDDEN HOLLOW DR OLD POST LN PADDOCK ROSEWOOD POTTS RD EXTONVILLE RD HEATHWOOD LN CORRAL DR ROSEWOOD SUMMERHILL EXTONVILLE RD EAST ACRES DR HEATHERSTONE YANKEE PEDDLER PATH USH RT 195 ROBBINSVILLE-ALLENTOWN RD 195 USH RT 195 USH RT 195 USH RT 195 OLD YORK RD Map Summary HOPEWELL TWP PENNINGTON BORO EWING TWP HOPEWELL BORO OLD YORK RD TRENTON CITY LAWRENCE TWP PRINCETON TWP PRINCETON BORO HAMILTON TWP Preserved Lands within Project Area 1.Banner Farm Bielanski Brittain Camp Meta Crossswicks Danch Doerler Ellis YMCA Hamilton Twp Hamilton Twp Hunt Kim Lengyen Nami Pyrros Twin DePaulis Runge Stream Sakowsky Stream Samu Samu Trail Mercer / Sawmill Mercer/Sawmill Farm Tall Cedars Mercer Mercer/Briarholm Village Green Mercer / Zygmunt Total WEST WINDSOR TWP This map illustrates a 3,185 - acre area of reasonably contiguous farmland in Hamilton Township. 47% of the land within this area is permanently preserved in farmland or open space. ROBBINSVILLE TWP Project Area Acres HIGHTSTOWN BORO EAST WINDSOR TWP Agricultural Development Areas State Farmland Acres µ County Preserved Farmland Acres County Preserved Farmland with SADC approval Acres County Open Space Acres Municipal Open Space - 11 Acres Approved Subdivision Acres ELLISDALE RD ELLISDALE RD Data Sources : Mercer County Planning Division Map prepared by Mercer County Planning Division. December Miles Map 1. Map Mercer 1. Mercer County County Project Area Farmland Hamilton Preservation

64 BERKELY PL OLD YORK RD FARMLAND PRESERVATION APPENDIX. MAPS Robbinsville HANKINS RD BROOKLAWN HEMLOCK IVY LA W BROOKLAWN DR IVY LA E USH RT 130 CONOVER RD 33 HICKORY CORNER RD VAN GOGH DR REMBRANDT WAY NO NAME NO NAME SUSSEX PL SHOREHAM CT BERWICK CI CHANCERY PL WENDOVER RD AIRPORT RD FULMAN STONEHEDGE DR STRATHMORE WAY BRISTOL SLOANE KINGSTONE East Windsor KINGSLEY PLYMOUTH DR COMPTON DR 5 ETRA RD MILFORD RD 25 DISBROW HILL RD HIDDEN SPRINGS RD HOPEWELL BORO PRINCETON TWP PRINCETON BORO HOPEWELL TWP PENNINGTON BORO LAWRENCE TWP WEST WINDSOR TWP EWING TWP HIGHTSTOWN BORO EAST WINDSOR TWP µ MAIN ST 130 TRENTON CITY HAMILTON TWP ROBBINSVILLE TWP VOELBEL RD GORDON RD BUFORD RD PATRIOT DR NJSH RT 33 USH RT 130 SPENCER WAY SCHOOL BRESNAHAN RD BARTO WAY NJ TPKE SHARON RD PERRINEVILLE RD WINDSOR RD 29 WALTERS RD NO NAME NJ TPKE WOODS RD 95 ALLENS RD WOODS RD 6 WINDSOR-PERRINEVILLE RD PEMBERTON LA EASTWOOD DR PERRINEVILLE RD 8 NJ TPKE 34 INVERNESS LA 30 OLD YORK RD NJ TPKE WHITCOMB RD DOVER LA WHITCOMB RD 4 BRADFORD RD 13 Project Area Acres Agricultural Development Areas State Open Space Acres County Preserved Farmland Acres County Open Space Acres State Preserved Farmland Acres IMLAYSTOWN RD CEDARVILLE RD 20 GORDON RD 3 FIELDSHER RD Preserved Lands within Project Area 1. Assunpink Wildlife Rapant Farm Ag Sub Lenox - SADC Ward - SADC MercerCounty EW Regional Lucas McLaughlin Meirs Voorhees Skeba D'amico Barna Takter Dakota 3 (Mercrock) Seip Dakota 2 (Sunshine) Costantino Mastoris Dakota 1(Levanduski) Skeba/Mellmann Reed Kyle (Bogatz) Dakota 4 (Bresnahan) Rapant E.Windsor/Etra Booth Tindall Green Houses Kyle Robbinsville(Thompson) State DEP Robbinsville/Silver Decoy Robbinsville(Robbins) Kyle(Cedarland) Peck(Cedarland) Carduner(Cedarland) Mercer Batog/Meshechek Mercer Hights Farm Total Acres Map Summary This map illustrates a 4,758 - acre area of reasonably contiguous farmland in this Robbinsville/East Windsor Township Project Area of which 49.5% is permanently preserved in farmland or open space. Data Sources : Mercer County Planning Division WEST MANOR WAY APPLEGATE Miles Municipal Open Space Acres County Preserved Farms with SADC approval Acres Priliminary Approval Subdivision Map prepared by Mercer County Planning Division. December 2009 Map 2. Map Mercer 1. Mercer County County Project Area: East Farmland Windsor/Robbinsville Preservation

65 DORCHESTER DR AMY DR FARMLAND PRESERVATION APPENDIX. MAPS GALSTON DR CONOVER RD HUNTLY DR BRUNTSFIELD DR LANARK DR CARVEL DR DUNBAR DR EDINBURG RD HOWELL CT DICKENS DR JARRETT CT DANVILLE DR CARDINAL DR COLT CIR ROBIN CIR FINCH CT NEW VILLAGE RD ERIC CT EMILY CT 25 GRANDE BLVD PINFLOWER LN VILLAGE RD EAST OAK LN HICKORY CORNER RD DUTCH NECK LA EXETER CT MICHELE CT WAYNE WAY EXETER RD DUTCH NECK RD CAMBRIDGE CORNWALL DREW SURREY SHEFFIELD RD STANFORD BUXTON WILTSHIRE DR WICKHAM CHERRYBROOK BROOKTREE RD HOPEWELL BORO HEATHWOOD DR MAPLE PRINCETON TWP PRINCETON BORO HOPEWELL TWP PENNINGTON BORO CHARRED OAK SUGARBARK LA OAK CREEK RD POPLAR RUN LYNNFIELD DR EDWARD DR TAFT CT MCKINLEY CT LAWRENCE TWP WEST WINDSOR TWP HIGHTSTOWN BORO EWING TWP EAST WINDSOR TWP MAPLE STREAM RD µ HARDING CT LINDEN BROOK PIERCE RD ONE MILE RD EXT MAPLE STREAM RD AZALEA WAY CARDIFF LN BRINER BURTIS NO NAME MERCERVILLE-EDINBURG RD CREST COMPTON WAY APPLEGATE N CREST COLEMAN FLOCK RD YARDVILLE RD LISA PERRO ROLLING LA CAPRI FLEETWOOD SUNSET JEAN DR DENISE OVERTON SUNSET CT MIRY BROOK RD MARK TWAIN DR THOREAU RD SHELLEY LN CLARION CADILLAC VALLI PHAETON MATTHEW DR ASTER CENTURY RD 33 FAIR LN JACOB CT LINK BREE DR TEKENING SHACKAMAXON GEORGE DYE RD NO NAME TAPPAN WICKWOM AVE BALTUSROL FORMAN NOTTINGHAM WAY BROWN DR MARIO COMBS RD S POST RD NO NAME Project Area - 2,466 Acres SHAWNEE DR CUBBERLEY RD 9 9 HUTCHINSON RD WASHINGTON BLVD WINDSWEPT DR WINDWARD Agricultural Development Areas VILLAGE PHEASANT WELL YORKSHIRE CT WALDEN CIR STRATTON ASHFORD CT WYNDHAM PL WOODCLIFFE ANDOVER PL WOODCROFT SNOWBIRD CT WINTERSET DR CHATHAM CT ALTA CT County Preserved Farmland- 748 Acres County Preserved Farms with SADC Approval Acres NJSH RT 33 NO NAME KETTERING CT NO NAME NO NAME County Open Space Acres State Open Space - 3 Acres Municipal Open Space Acres Robbinsville Board of Education Approved Subdivision Development Application Municipal Boundaries NO NAME WINDMERE CARLYLE CT BEACON PL FAXOM DR HADLEY DR COTTONWOOD DR TASLEY ENDSLEIGH PL NO NAME LINE RD ASPEN DR MOORSLEIGH KENNY OLD TRENTON RD STONERIDGE DR CARRIAGE WAY ELDRIDGE DR BRANFORD DR ANDERSON LN BUCKLEY LN POND RD ROBBINSVILLE-EDINBURG RD ARNOLD LN BEECHWOOD DR SARA DR DONNA ST GERSON RD SYLVIA WAY SARA DR N CATHY DR SARA DR S TINDALL RD SVEN DR NEWPORT DR AMY CT PATRICIA LN MEADOWBROOK RD WILSON CT ROOSEVELT CT ERIN CT ANNIE DR Miles WYCKLOW RD TANAGER LN TRUMAN CT WOODSIDE RD JARED DR WINDSOR RD 4 16 BOOKSHIRE DR OAKTON CT VIOLET LN CORNFLOWER DR WITMER WAY WILDFLOWER TRL THISTLE PL BLUEBELL LN SOUTH LN MEYERS CT ROSES CT GORDON RD USH RT NJSH RT 33 SCHOOL BRESNAHAN RD HANKINS RD 130 MAIN ST DEBBIE LN JEFFREY LN MEADOW GLEN OAK CEDAR LN VOELBEL RD CHESTNUT ELM DR BROOKLAWN OXFORD DR IRIS HAWTHORNE LA Map Summary PRIMROSE HEMLOCK TRENTON CITY HOLLY DR IVY LA W WOODLAND DR IVY LA E BROOKLAWN DR NJSH RT 33 GLENWOOD HICKORY CORNER RD CYPRESS DR CONOVER RD Farmland Preservation 1 C CT HAMILTON TWP Preserved Land within Project Area USH RT 130 NJ TPKE ROBBINSVILLE TWP MEADOW BROOK SPRUCE RD S ONE MILE RD 1. Mercer Cty Pietrinferno 6 2. Mercer Cty Jany Stream 6 3. Updike/Herman 133 3a.Updike/Herman Stream 3 4. Jany 54 NJ TPKE 33 EVERGREEN DR HICKORY CORNER RD 5. Gabert 51 5a. Gabert Stream 3 6. Tan Schumacher WW15& WW18& WW WW WW Tindall Thompson Knapp Windsor U- Pick 42 16a.Windsor U-Pick Stream W. Windsor (Blyman) W.Windsor(Thompson10) W.Windsor (Herman) W.Windsor(Thompson 5) W. Windsor(Thompson 7) W.Windsor(Olenickzak) W.Windsor W.W.(Thompson/Olenickzak) W.Windsor (Cox) WW Open Space Total PERRINEVILLE RD ALLENS RD WYETH RD USH RT 130 REMBRANDT WAY This map illustrates a 2,466 - acre area of reasonably contiguous farmland in this West Windsor/Robbinsville Township Project Area of which 63% is permanently preserved in farmland or open space. Data Sources : Mercer County Planning Division 1536 Acres Map prepared by Mercer County Planning Division. December 2009 WOODS RD Map 3. Map Mercer 1. Mercer County County Project Area: West Windsor/ Robbinsville 6

66 GALLO CT FARMLAND PRESERVATION APPENDIX. MAPS ") 624 PENNINGTON ROCKY HILL RD OLD MILL RD TARA WAY ") 625 ELM RIDGE RD 5a 5 12 POE RD 10 CARTER RD ") 604 ROSEDALE RD MYA DR BENEDEK RD BELLEVIEW TER VISTA DR LAMBERT DR RUSSELL RD HUN RD EDGERSTOUNE RD BREARLY RD BEATTY CT WINANT RD FARRAND RD HOPEWELL BORO PRINCETON TWP PRINCETON BORO HOPEWELL TWP PENNINGTON BORO LAWRENCE TWP EWING TWP TRENTON CITY MERCER RD LOVER'S LA GREENHOUSE DR WEST WINDSOR TWP VEBLEN CIR OLDEN LA MERCER ST BATTLE ROAD WEST MAXWELL LA ROBBINSVILLE TWP HAMILTON TWP SPRINGDALE RD BATTLE RD OLDEN LA HASLET AVE HIGHTSTOWN BORO EAST WINDSOR TWP µ OBER RD SPRINGDALE RD NEWLIN RD EINSTEIN DR SHARA LN BENJAMIN TRAIL PLYMOUTH ST BRANDON RD W USH RT 95 ") 632 BEECH ST HOWE CT SIOUX RD BOLLEN CT APACHE 95 CHEYENNE CHEROKEE DEER RUN CT MOORE CT BEECHWOOD DR AVALON RD SHARA LN MASTERS WAY VAN BRUNT RD FOSTER RD ROSEDALE WAY STEPHENSON RD LARCHMONT CT USH RT 95 BLACKWELL RD GRANGE HOPE E STANFORD CT TEMPLE CT WELWYN CT KENTSDALE DR DONOVAN RD NO NAME BRANDON RD NAVESINK DR WYCKOFF DR DENOW RD SHREWSBURY CT Miles COBURN RD COLT ST CHICORY LA SPRING BEAUTY RD BLACKWELL RD FEDERAL CITY RD FANNING MANLEY RD KLOCKNER CAREY ST LARKSPUR DR COACH DAYNA LN SURREY PADDOCK DR FEDERAL CITY RD ") 546 WINTHROP RD WELLSLEY CT HAMILTON CT BENINGTON TRACEY DR ERIC CT STURWOOD WAY BARCLAY CT TAMAR CT ADELE CT MANOR BLVD SHIRLEY LN LAWRENCEVILLE-PENNINGTON RD KNOX LITTLE MERION CATBIRD WEXFORD DR KEEFE RD PEMBROKE ANDREW RICH CARVER PL YEAGER DR ABBY NASSAU DR EDITH DR DUSTIN MELVINA DR 2 JOCHRIS DR ABELIA CT VALERIE LN PENLAW MIMOSA CT WILK CT CHOPIN COLD SOIL RD SOCIETY WAY STCAMORE CT WILLOW TOFTREES CT DIX LN PAGODA CT BERGWN ST YEAGER DR GREEN AVE MONROE QUINCE HENDRICKSON OVERLOOK VAN KIRK RD 8 STONY CREEK PL TITUS AVE GLENBROOK CT GORDAN AVE CRAVEN LN WOODLANE RD JAMES ANDERSON LN WOODLANE RD SPRINGWOOD ASHLEIGH DR WOODFIELD GLENBROOK RD MANNING LN OLD BRIDLE PATH FAIRVIEW TER IVY GLENN BRANCHWOOD HOLLY BROOKDALE LAURELWOOD MAPLE SHADOWSTONE 14 PHEASANT DR GRANDVIEW NO NAME 1 TALL TIMBERS DR ")569 7 TRENTON-PRINCETON RD LEWISVILLE RD 13 LENOX DR OAK PL ") 583 CARSON RD 206 HEMLOCK CT DEER RUN 3 PRINCETON PK FOXCROFT DR TEAK LN FACKLER RD LAWRENCEVILLE-PRINCETON RD BANNISTER DR TOMLYN DR BUCKINGHAM DR CHELSEA CT ") 569 PROVINCE LINE RD STOCKTON ST (RT. 206) HAWTHORNE PL TALBOT LA GALLUP RD DORCHESTER CT POTTERS RUN COBBLESTONE WAY STETSON WAY STRATFORD DR CANAL VIEW DR CANOE RD BRUNSWICK TPKE FLEMING WAY HAWK RD MORREL RD HYDE CT HALE DR VACCARO PORT MERCER RD NO NAME HUTCHINSON DR QUAKER RD QUAKER BRIDGE RD COLE LANE COLE LN BRICKHOUSE RD Project Area Agricultural Development Areas County Farmland- ") Acres Non Profit Open Space Acres County Open Space Acres BULLOCK DR Municipal Open Space Acres Deed Restricted Private Acres Private Preserved Acres Municipal Farmland Acres The Lawrenceville School 8-Year Municipally Approved Farm-280 Acres Preserved Land Acres 1.Mount Farm Chmiel Mercer County(Fackler) Mercer County(Chmiel) DiDonato North a.DiDonato ") 533 North/Lawrence DiDonato South Hamill Hendrickson Jusick Mount/Terhune Orchards Mount (Johnson) Transco Lawrence Twp/Fackler Rd Mills 3.00 Map Summary NO NAME BRUNSWICK PK BRUNSWICK PK NO NAME QUAKER BRIDGE RD GROVERS MILL RD NASSAU PARK BLVD Total Acres BRUNSWICK PK QUAKER BRIDGE RD 1 EMMONS DR WHEELER WAY BRUNSWICK PK CLARKSVILLE RD LOETSCHER This map illustrates a 1,647 - acre area of reasonably contiguous farmland in Lawrence Township. 43% of the land within this area is permanently preserved in farmland or open space. Data Sources : Mercer County Planning Division CASCADE CANAL POINTE BLVD Map prepared by Mercer County Planning Division. December 2009 MAYFAIR DR MEADOW RD Map 4. Map Mercer 1. Mercer County County Project Area: Farmland Lawrence Preservation ") 638 FARBER

67 APPENDIX. MAPS STONY BROOK RD ") 518 OVERLOOK RD COVENTRY LN SPRING HOLLOW DR VAN DYKE RD TAYLOR TER WINDSOR WAY HOPEWELL TWP PENNINGTON BORO EWING TWP HOPEWELL BORO E EATON PL W BROAD ST N LANNING PRINCETON TWP PRINCETON BORO W PROSPECT LAWRENCE TWP WEST WINDSOR TWP NO NAME HIGHTSTOWN BORO µ LAMBERTVILLE-HOPEWELL TPKE 1 SUNSET TRENTON CITY HAMILTON TWP ROBBINSVILLE TWP EAST WINDSOR TWP 9 Legend SKYVIEW DR MARSHALLS CORNER-WOODSVILLE RD ") 612 CHASE HOLLOW RD FOX RUN RD 2 31 ") PENNINGTON-HOPEWELL RD TYBURN LN EAST CEDAR ECHO HILL CRUSHER RD Project Area Acres Mercer Agricultural Development Areas Mercer Municipal Boundary County Farmland- 291 Acres Municipal Open Space - 23 Acres Non Profit Open Space Acres State Preserved Land Private Golf Course County Open Space Preserved Lands within Project Area HARBOURTON-WOODSVILLE RD 7 MINE RD PENNINGTON RD 4 3 FAIRWAY DR MOORE'S MILL-MOUNT ROSE RD APPLEWOOD DR TIMBERLINE DR 1.D&R Greenway (Woodsbrook) 30 2.FOHVOS / Schoenholtz 43 3.D&R Greenway (Beidler) 14 4.FOHVOS(Thompson) 57 5.Hopewell Township (Vogler) 10 6.Bluestone 62 7.Preservation Lands,LLC 92 8.Kosek Hopewell Township 13 NEW RD 5 Total Acres 458 Map Summary 8 This map illustrates a 1,157- acre area of reasonably contiguous farmland in this Hopewell Township Project Area of which 39% is permanently preserved in farmland or open space. WARGO RD Data Sources : Mercer County Planning Division Map prepared by Mercer County Planning Division. December Miles Map 5. Map Mercer 1. Mercer County County Project Area: Farmland Hopewell Preservation East

68 N MAIN ST FARMLAND PRESERVATION APPENDIX. MAPS STONY BROOK RD COVENTRY LN HOPEWELL BORO PRINCETON TWP SUNSET µ HARBOURTON-ROCKTOWN RD ELDEN WAY 5 LAMBERTVILLE-HOPEWELL TPKE 18 NEW RD MARSHALLS CORNER-WOODSVILLE RD SKYVIEW DR CHASE HOLLOW RD FOX RUN RD MINE RD Project Area PRINCETON BORO HOPEWELL TWP PENNINGTON BORO LAWRENCE TWP WEST WINDSOR TWP EWING TWP PENNINGTON-HOPEWELL RD FAIRWAY DR EAST ECHO HILL MOORE'S MILL-MOUNT ROSE RD APPLEWOOD DR CRUSHER RD EAST WINDSOR TWP TRENTON CITY ROBBINSVILLE TWP HAMILTON TWP Agricultural Development Areas County Farmland- 662 Acres State Preserved Farmland - 94 Acres State Preserved Land - 55 Acres HIGHTSTOWN BORO Municipal Open Space - 58 Acres HARBOURTON-MT AIRY RD 8 COACH LA 3 HARBOURTON-WOODSVILLE RD POOR FARM RD 31 Municipal Preserved Farms Acres Non Profit Open Space -85 Acres Private Property Designated Public Access County Open Space Deed Restricted Private 188 Acres RIVER RD WOODENS LN VALLEY RD HUNTER RD BARRY RD FIDDLERS CREEK RD PLEASANT VALLEY HARBOURTON RD NO NAME CHURCH RD TRENTON-HARBOURTON RD PLEASANT VALLEY RD PENNINGTON-HARBOURTON RD PENNINGTON TITUSVILLE RD NOBADEER DR BURD RD HUNTERS RIDGE DR W SCOTCH RD SCOTCH RD MADAKET LN TIMKAK LN GLENWOOD DR N TIMBERLINE DR PENNINGTON-HARBOURTON RD 1 Map 1. Mercer County 2 Hopewell West Miles S TIMBERLINE DR WOOSAMONSA RD YARD RD DUBLIN RD MORNINGSIDE DR Preserved Lands within Project Area TREE FARM RD RT 31 S PENNINGTON RD WOOLSLEY PENNINGTON RD N MAIN ST MAIN ST KNOWLES W FRANKLIN BROEMEL HALE ST GREEN ST W DELAWARE AVE READING ROUTE 31 TITUS MILL RD 1.DEP/ Smith DEP (Blackwell) DEP/Orlando FOHVOS(Arena) FOHVO /Nayfield Fedor Weidel Sr Martindell Benioff Weidel Home Fulper Weidel Jr Lanwin Ferrette Gallo Patricelli Twp of Hopewll/Gomez SADC/Mokros Foster Niederer E FRANKLIN SKED ST SILO RD N MAIN ST LANING AVE VOORHEES HANSEN BROOKSIDE ACADEMY BURD ST S MAIN ST VORHEES WAY MURPHY PENN VIEW DR LEWIS BROOK DR QUEENS LN KING GEORGE RD ELGANTINE AVE INGLESIDE AVE PARK AVE ABEY DR KINGS CT CURLIS AVE PIERSON W WELLING AVE E DELAWARE AVE LINDEN LN BALDWIN ST WEIDEL DR N RIDING DR LAKE BALDWIN DR Total Acres 1, CHADWELL CT Map Summary This map illustrates a 3,079- acre area of reasonably contiguous farmland in this Hopewell Township Project Area of which 46% is permanently preserved in farmland or open space. CURLIS AVE BIRCH ST MAPLE LN MADISON AVE OAK ST FEDERAL CITY RD NO NAME JEFFERSON PL Data Sources : Mercer County Planning Division Map prepared by Mercer County Planning Division. December 2009 SHARA LN PENNINGTON ROCKY HILL RD Map 6. Mercer County Project Area Farmland Preservation OLD MILL RD

69 APPENDIX. MAPS NO NAME NO NAME REGATE MCKONKEY CONTINENTAL LN NATHANIEL GREEN NATHANIEL GREEN HART CT HART CT INDEPENDENCE WAY SCOTCH RD HOPEWELL TWP PENNINGTON BORO HOPEWELL BORO PRINCETON TWP PRINCETON BORO µ WILFRED AVE WASHINGTON CROSSING-PENNINGTON RD FABROW DR TRENTON-HARBOURTON RD CONTINENTAL LN BEAR TAVERN RD ") 579 GRENLOCH STATE PARK RD STATE PARK RD GEORGE WASHINGTON HOPKINSON CT ") 546 HOPKINSON CT ") 637 JACOBS CREEK RD INDEPENDENCE WAY CLARK CT POND VIEW LN POND VIEW LN JACOBS CREEK RD TANGLEWOOD RD WASHINGTON CROSSING-PENNINGTON RD LAWRENCE TWP WEST WINDSOR TWP HIGHTSTOWN BORO EWING TWP SCOTCH RD TRENTON CITY WASHINGTON CROSSING-PENNINGTON RD SCOTCH RD ") 611 HAMILTON TWP EAST WINDSOR TWP ROBBINSVILLE TWP NO NAME Project Area Acres Agricultural Development Areas County Farmland State Preserved Farmland State Preserved Land Municipal Open Space County Open Space NORTH RD BEAR TAVERN RD CUBBERLEY HILL CT TANGLEWOOD RD Map Summary SCOTCH RD BURROUGHS RIVER RD PATTERSON NO NAME Miles MADDOCK RD MADDOCK RD TODD RIDGE RD BROOKSIDE DR KEITHWOOD CT BROOKSIDE DR TODD RIDGE RD NURSERY RD NURSERY RD This map illustrates a acre area of reasonably contiguous farmland in this Hopewell Township Project Area of which 0% is permanently preserved in farmland or open space. Data Sources : Mercer County Planning Division Map prepared by Mercer County Planning Division. December 2009 Map 7. Map Mercer 1. Mercer County County Project Area: Farmland Preservation ") 647 Hopewell South 95 USH RT 95 USH RT 95 USH RT 95 USH RT 95 USH RT 95