Farmland Preservation Program
Agriculture has always been vital to the culture and economy of Luzerne County, and it supports a broad infrastructure of related agri-businesses. The inherent value of farmland goes beyond its economic value by providing habitat for wildlife, groundwater recharge areas, and open space in an increasingly urbanized area. Through this program, productive farmland is preserved so it is available to grow crops rather than houses or other types of development.
This is accomplished through the county's purchase of the development rights to farmland and the placement of a perpetual conservation easement on the property. The landowner retains ownership of the land, but in exchange for the payment, they (and subsequent landowners) must abide by the restrictions outlined in the easement. The whole purpose of the easement is to protect the agricultural and open space benefits of the property.
Program Implementation
The Luzerne Conservation District provides administrative support to the Luzerne County Farmland Preservation Board to implement the program locally.
Board Members:
- Linda Thoma, Chair
- Jon Lucas, Secretary, Farmer Member
- Bryan McManus, Developer Member
- Rich Yost, Municipal Member
- Nancy Snee, At-Large Member
- Blakslee Masters, Farmer Member
Farmland Preservation Board Meeting Information (agenda, minutes, etc.)
Luzerne County Farmland Preservation Program Guide & By-laws
Program Administrator:
Jen Merryman, Agricultural Conservation Specialist
(Questions about the program can be directed to Jen at 570-674-7991 extension 7.)
The Conservation Easement Process
Property Eligibility Requirements:
- Must be an active farm
- Must consist of at least 50 acres, of which 50% is used for cropland, pasture, or grazing
- 50% of soils must be Soils Capability Classes I to IV
- Must be part of an Agricultural Security Area (ASA) of at least 500 acres or more
- Must have a Conservation Plan which is between 1 to 10 years old
Application Procedure:
The application deadline for each year is February 1st. For more information about the program, or to find out how to apply, contact Jen Merryman at 570-674-7991 extension 7.
Agricultural Conservation Easement Application Form
Evaluation of the Farm:
Once applications are received for any given year, the applications are evaluated based on three major factors: Soil Quality, Development Potential Factors, and Clustering Potential Factors. The end result of the evaluation is a numerical score. Depending on the score a farm receives, it is inserted onto a ranked waiting list. As higher-ranked farms are preserved, other farms on the waiting list move up. However, if new applicants score higher than existing applicants on the waiting list, they get a higher rank. In other words, the list is "refreshed" each year. The program receives annual funding from the state through the Pennsylvania Department of Agriculture's Bureau of Farmland Preservation to preserve farms, and there is usually enough funding to work with 1-2 applicants per year.
The Easement Purchase:
Once an application rises to the top of the list, the first step is to do an appraisal. The appraisal evaluates the farm based on Fair Market Value and Farm Value. The difference between the two values is the Easement Value. The Board has customarily offered applicants the full Easement Value. If the applicant does not want to accept the Board's offer, they have the option of getting a second appraisal done at their own cost. Once that appraisal is done, a formula, taking into consideration both appraisals, is used to determine the Formula Easement Value.
The landowner and the county Farmland Preservation Board agree upon an easement purchase price, and the conservation easement - a legal land transaction document - is drawn up and executed for the property. The entire process is done under the oversight and requirements of the state Bureau of Farmland Preservation and each easement requires the approval of the State Agricultural Land Preservation Board.
Dennis Zehner
Dennis has preserved 3 farm parcels in Black Creek Township: "No generation ever wanted to see farms being developed. We didn't want to see that happen here. This is a small, unique valley that has some very productive farmland, and it's a tragedy to exploit every acre for development. You have to ask yourself what kind of legacy do you want to leave - a big development or a farm that can be enjoyed in the future? Our ancestors worked extremely hard to make these farms and it's a legacy to pass on."
Jim Doran
Mr. Doran's Farm is located along the Susquehanna River in Plymouth Township: "It's all river bottom soil, and the topsoil goes down 10 or 12 feet. It's a pleasure to farm; there's not a stone in the place and it produces very well. It's very good in a dry year because there's a heavier dew accumulation along the river which is good for the crops. It's a good feeling knowing that no one can take it away. My son wanted to keep it as a farm no matter how much money I could've sold it for."
Beverly Ochs
This farm is located along East County Road in Butler Township: "This farm has been in the family for so long. When the program came up to keep the farm a farm forever, it was very attractive to us. It enabled me to have a retirement fund and hand the farm down to my family without having big mortgages and big bills to pay. It's a very good program for families who want to stay in farming."
Richard Thomas
First farmer to apply to the program. His farm is located along St. Johns Road in Butler Township: "I simply wanted to preserve it and I would've done it for nothing. I always, if I could get it (the farm), there wouldn't be one house built on this place. I'm happy that I was the first one, and if my dad were here, he'd be happy too. He always wanted to see this stay as farm ground."
Ransom Young
Son of Clyde and Joanne Young, who were the second farmers to apply to the program and preserve their farm; his farm is located along W. Butler Drive in Butler Township: "I think we have to save some of these areas because, as a [township] supervisor, I like to see the farmland saved because it costs less money to provide service in a rural area."
Alice Lent
She and husband, William, have passed the farm down to their family; their son, Chris and his wife Amanda, are operating an organic farming business: "The land has been sacred to us and we believe in sustainable agriculture, which means the prevention of erosion and implementing land preservation. We feel that for the future, we have to preserve our land for agricultural purposes, and when the opportunity came for the prevention of development, we liked the idea. We feel this is a measure against urban sprawl. In the 40-plus years we've been here, the amount of development has been enormous. This is a way of preserving a quality of life that is disappearing."
Lucille Stempien
Her family's farm is located along the Main Road in Hunlock / Ross Townships: "There's a lot of houses going up all around us constantly. I lived here all my life, and even in the last couple of years, there's houses being built where you wouldn't expect to see them. If you want to keep your property a farm, this is a great thing. I talked it over with my family members, and they'd like to keep it as it is now."
Jay Balliet
His farm is located along East County Road in Butler Township: "It feels good. We probably could have gotten more money if we sold it to a developer, but that not what we wanted. We never want to see it developed, and this program is the best answer. It's like having your cake and eating it too."