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this type of program has been funded through municipal and county bond issues, a <br />percentage of real estate transfer tax or mortgage tax revenues, or as a regular <br />budget line item. Easements under the program can be drafted to offer farmers <br />maximum flexibility to continue to profitably work their land, and change their <br />operation as their needs dictate, as long as they meet the requirements of state law <br />regarding the purpose of agricultural conservation easements . By North <br />Carolina statute, "such easements may permit the creation of not more than three <br />lots that meet applicable county zoning and subdivision regulations, and shall be <br />perpetual in duration, provided that, at least 20 years after the purchase of an <br />easement, the county may agree to reconvey the easement to the owner of the land <br />for consideration, if the landowner can demonstrate to the satisfaction of the <br />county that commercial agriculture is no longer practicable on the land in <br />question . ,, <br />2. Encourage Local Land Use Policies that Support Agriculture and Protect <br />Farmland. How a county plans for growth will greatly impact the viability of its <br />agricultural economy. The county should, through its land use planning (or <br />review of its Comprehensive Land Use Plan) develop policies with take into <br />consideration agricultural production and development. The planning board <br />should include input from the Agricultural Advisory Board (or similar committee) <br />in the planning process. Such policies and actions can include: <br />a. Incorporate elements of this plan in the Comprehensive Plan. <br />b. Offer officials and landowners training in smart growth techniques and <br />infrastructure planning. <br />c. Develop model zoning and subdivision ordinances or principles and <br />distribute to towns for use in their local planning. <br />d. Tailor zoning ordinances and subdivision regulations to guide growth <br />away from farming areas and buffer farms from neighboring land uses. <br />e. Require buffers between residences and farm fields and buildings as part <br />of new residential subdivisions <br />f. Implement development guidelines that include soil classifications as <br />criteria for prioritizing agricultural land <br />3. Promote Tax Relief Incentives: The county should undertake to ensure that <br />county tax assessors have knowledge of the state's Present Use Value statute with <br />continuous training as necessary, and should undertake to educate farmland <br />owners on the program, and how to apply and comply with present use valuation <br />of farmland. <br />4. Provide Technical Assistance on other Farmland Protection Initiatives and <br />Conservation Options. The AED specialist, with the support of the Agricultural <br />Advisory Board, should develop educational programs for county farmland <br />owners. The programs, in cooperation with local Cooperative Extension, NRCS, <br />FSA, Soil & Water Conservation District staff, as well as area conservation <br />groups such as land trusts, watershed protection groups, and wildlife <br />organizations, should make farmers aware of the various conservation funds <br />available for easement purchases, the tax benefits of donated easements, and basic <br />principles of estate planning with conservation options. <br />16 <br />Attachment number 1 <br />G -1 Page 213 <br />