About The MCADB & The Monmouth County’s Farmland Preservation Program

The Monmouth County Board of Chosen Freeholders established the Monmouth County Agriculture Development Board (MCADB) in 1981 to promote and coordinate agricultural preservation activities in the county. The MCADB is staffed by professional planners from the Monmouth County Planning Board. One of the MCADB’s primary responsibilities is to purchase agricultural easements from interested landowners. This process retires the development rights to farms and helps maintain the viability of agricultural in the region. To accomplish its farmland preservation goals, the MCADB acts in partnership with the State Agriculture Development Committee and local municipalities as well as nonprofits and other government agencies. Another important role of the MCADB is to help resolve right-to-farm conflicts and determine whether or not a specific farming operation or practice conforms to generally accepted agricultural management practices.One of the MCADB’s primary responsibilities is to purchase agricultural easements from willing landowners. This process retires a farm’s development rights and helps maintain the viability of agriculture in the region.

Monmouth County acquired its first agricultural easement in 1987 in Howell Township. Many additional farms have since been saved from development, especially in Upper Freehold which has more preserved farmland than any other municipality in New Jersey. As of July 15, 2005 there were 9230 acres and 94 farms permanently preserved in Monmouth County.

FARMLAND PRESERVATION

There are a number of programs available to landowners interested in pursuing farmland preservation: the County Easement Purchase Program, the Planning Incentive Grant Program, the Direct Easement Purchase Program, the Fee Simple Program, and the 8-year Program. A Farmland Preservation Program staff member can help determine which program is most suitable for you.

The County Easement Purchase Program is highly competitive. Monmouth County evaluates an interested landowner’s property before submitting an application to the State (which then ranks projects from across New Jersey). Farms must have excellent soil quality and development potential as well as satisfy other criteria to be funded through this program. The State, county and municipality share the costs of the easement purchase.

The Direct Easement Purchase Program is similar to the County Easement Purchase Program, but a property owner would apply directly to the State Agriculture Development Committee (SADC).

The Planning Incentive Grant Program provides State grants to municipalities and counties for the purchase of agricultural easements to protect concentrations of farmland in identified project areas. The local municipality and county cover the remainder of the acquisition costs. Seven Monmouth County municipalities have approved farmland Planning Incentive Grants (PIGs): Colts Neck, Holmdel, Howell, Manalapan, Millstone, Roosevelt and Upper Freehold.

Through the Fee Simple Program, the State buys a farm outright, retires the land’s development rights, then auctions the property to the highest bidder. The property must continue to be farmed.

With the Eight-year Program, farmland owners agree to restrict nonagricultural development for a period of eight years in exchange for certain benefits. One benefit is eligibility for grants of up to 75% of the costs of approved Soil and Water Conservation projects.

RIGHT TO FARM

Another important role of the MCADB is to support a farmer’s right to farm. In our rapidly developing state, once rural communities may have few remaining farms. Newer residents and government officials are not always sympathetic to the smells and noises that emanate from farms or may have genuine concerns about a farming operation that need to be addressed. The MCADB works to resolve conflicts between commercial farmers and private landowners or local governments. In addition, the MCADB helps determine whether or not a specific farming operation conforms to generally accepted agricultural management practices.

There are two avenues for addressing right to farm issues. The first is for qualified farmers to request a Site-specific Agriculture Management (SSAMP) determination. The second is for aggrieved parties to initiate either the formal or informal Conflict Resolution Process.

To obtain an SSAMP determination, a farmer must first file a form with the MCADB. For those activities covered under the Right to Farm Act, the Board and staff will review the request, establish eligibility, contact appropriate professionals, conduct a site visit, and hold a public hearing. In most cases, the Board will ultimately pass a resolution detailing whether or not the farming practices are generally accepted, and noting any recommended improvements.

To begin the formal conflict resolution process, a neighbor or government official must file a complaint with the MCADB. Depending on the nature of the complaint, the county or SADC will gather additional information, conduct a site visit, hold one or more public hearings on the matter, and issue a finding. As an alternative, a farmer or complainant may request participation in the voluntary Agricultural Mediation Program. The SADC administers this free program. Mediation typically involves one or two short sessions and is a less adversarial and costly way to resolve disputes. All parties must agree to take part in the mediation.

For additional information about the Monmouth County Agriculture Development Board, please contact:

Harriet Honigfeld
Farmland Preservation Program Coordinator
Monmouth County Agriculture Development Board
1 East Main Street
Freehold, NJ 07728

732-431-7460
732-409-7540 (fax)
Harriet Honigfeld (email)