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Defining an end to agriculture
Defining an end to agriculture
Bill Hocker | May 8, 2017 on: The WDO
NVR 4/9//17: Napa County's new definition of agriculture to include marketing and sales
Redefining "agriculture" will also do the job.
An open letter to the Board of Supervisors:
The current definition of "agriculture" in §18.80.040 (and the proposed markup here) is already a hodgepodge of unrelated provisions. The specificity on farm management building lighting or the number of roosters that qualify as "agriculture" makes one's eyes glaze over. This seems like an ideal opportunity to bring some clarity, a "bright line" in the words of Ginny Simms, between "agriculture", and the myriad types of residential, industrial and commercial uses (houses, wineries, other processing and sales facilities, farmworker housing, kennels, hunting lodges, nursing homes, day care centers, satellite stations, etc.) that the County allows to be built on AP and AW zoned lands either with or without a permit.
Those uses are listed in §§18.16.020-18.16.030 and 18.20.020-18.20.030. Why not just reference those code sections in the definition of agriculture as uses allowed on agricultural lands. If there are new uses to be added or qualifications to be made, or, even better, uses to be eliminated, then make them there. But start with a decent and clear definition of agriculture, perhaps like the State definition.
The need to define some uses as "being" agriculture, rather than just uses allowed on ag lands, is a bit of a mystery. The fact that the wine industry is so concerned about turning them into agriculture (in 2008 and now) indicates that there is some intention to place non-agricultural development under the protections of the "right-to-farm" and immune from the pesky concerns of the citizens of the county impacted by ever more urban development in the name of "agriculture". If so, we are right to ask whether the marketing activities at wineries now included in the definition are "agricultural processing" and whether winery employees are in fact "farm workers" allowed housing in the vineyards.
Tourism is not agriculture. The event-centers that continue to consume the vineyards are one facit of a cascade of development that will eventually overwhelm the agricultural base of the county. The encouragement of more tourism means more hotels and resorts, more employees needing more housing and shopping centers bringing more employees, all of which will need more roads and other infrastructure. Those new employees, living perhaps in the huge developments at Napa Pipe or Watson Ranch, as Sean Scully has pointed out, will add to the voters more concerned with urban rather than rural issues, and the ability to protect an agricultural economy will diminish exponentially.
Eventually agriculture will be tolerated only to the extent that it is a backdrop to draw in tourists, like Cape Cod lobster pots and fishing shacks. The St Helena Window brought up the Butler Report on Tourist Area Life Cycles a while back to illustrate the point. Already those people looking for an authentic wine producing region are headed to Oregon. and even those that have long supported the ag preserve are saying change is inevitable, why fight it. But it is not too late.
All agree that if agriculture were not a profitable investment then the wine industry would die. The industry does need a sustainable level of profitability, and many wineries have produced sustainable profits for decades with minimal or no tourism, some of the best with no tourism at all. Tourism is already a substantial part of the county's economy and the current ratio of wine production to tourism has been successful.
But the amount of Napa wine that can be produced is leveling out. Tourism can continue to expand indefinitely if encouraged. The creation of a glut of inefficient and unnecessary vanity wineries now vying for a relatively fixed grape crop exacerbates the shift from an agriculture to a tourism economy. As grape and land and bottle prices rise in response, Napa wines become a harder sell on in the world market and profits must increasingly be found wine pairings and event hosting, even by the larger players.
The denial of unlimited profits was at the heart of the creation of the ag preserve. The wine industry exists here not because it is the most profitable use of the land, but because the voters of Napa county decided in 1968 that retaining a rural, small-town, agriculture-based life was worth curtailing individuals' right to maximize their profit. The wine industry exists because it has the respect and protection of residents for the quality of life that is its byproduct.
Unfortunately the impacts of development, of congested traffic, of the loss of affordable housing and local businesses and a sense of community, of the deforestation of hillsides, and the littering of the landscape with buildings and the loss of a rural character, of the demand for more tax hikes and bond initiatives to pay for the infrastructure of urbanization, all are plainly beginning to overwhelm the life in this treasured place. The environment that is the byproduct of a more profit oriented industry is no longer so bucolic, no longer so easy to support.
Napa's citizens have confronted the County on many projects in the last three years: Woolls Ranch, Yountville Hill, Reverie, Girard, Walt Ranch, Syar, the Woodland Initiative, Raymond, Mountain Peak, Palmaz and in the municipalities on Calistoga Hills, Davies, Napa Oaks. In each of the contested projects, the interests of developers have won out, or seem to be winning out, over the preservationists. Each community has specific concerns, but all are united in the concern that continuing development is threatening the rural, small-town character and environment of Napa County that is the special legacy of a commitment to an "agricultural" economy four decades ago.
The county's definition of agriculture does need to be changed if this place is to remain an agricultural economy for the next 35 years. - but you are going in the wrong direction and the county is filling up with buildings.
This discussion does present one more opportunity, perhaps now being passed up again, to ask: what do you want this place to look like in 35 years? How many more tourist attractions do you want to see, how many more buildings and cars and and subdivisions and parking lots and highway expansions do you want construct?
At what point does a place nominally devoted to "agriculture" become one more Bay Area suburb with an agrarian past? Listen to what your concerned citizens have been telling you - those with no financial stake in the outcome but only a desire to perpetuate the "agricultural" quality of life that is currently so successful here.
Thank you for the opportunity to vent.
Bill Hocker
3460 Soda Canyon Road
NVR 4/9//17: Napa County's new definition of agriculture to include marketing and sales
"Tourism is becoming the big driver in the local economy...The Ag Preserve exists by three supervisors voting "yes" on any change and 30 days for the ordinance making that change to become effective. You don't have to take elimination of the Ag Preserve head?on. You can just undermine it by changing the definition of what a winery is."
- Jim Hickey 2008 (Napa County Planning Director 1970-89)
- Jim Hickey 2008 (Napa County Planning Director 1970-89)
Redefining "agriculture" will also do the job.
An open letter to the Board of Supervisors:
The current definition of "agriculture" in §18.80.040 (and the proposed markup here) is already a hodgepodge of unrelated provisions. The specificity on farm management building lighting or the number of roosters that qualify as "agriculture" makes one's eyes glaze over. This seems like an ideal opportunity to bring some clarity, a "bright line" in the words of Ginny Simms, between "agriculture", and the myriad types of residential, industrial and commercial uses (houses, wineries, other processing and sales facilities, farmworker housing, kennels, hunting lodges, nursing homes, day care centers, satellite stations, etc.) that the County allows to be built on AP and AW zoned lands either with or without a permit.
Those uses are listed in §§18.16.020-18.16.030 and 18.20.020-18.20.030. Why not just reference those code sections in the definition of agriculture as uses allowed on agricultural lands. If there are new uses to be added or qualifications to be made, or, even better, uses to be eliminated, then make them there. But start with a decent and clear definition of agriculture, perhaps like the State definition.
The need to define some uses as "being" agriculture, rather than just uses allowed on ag lands, is a bit of a mystery. The fact that the wine industry is so concerned about turning them into agriculture (in 2008 and now) indicates that there is some intention to place non-agricultural development under the protections of the "right-to-farm" and immune from the pesky concerns of the citizens of the county impacted by ever more urban development in the name of "agriculture". If so, we are right to ask whether the marketing activities at wineries now included in the definition are "agricultural processing" and whether winery employees are in fact "farm workers" allowed housing in the vineyards.
Tourism is not agriculture. The event-centers that continue to consume the vineyards are one facit of a cascade of development that will eventually overwhelm the agricultural base of the county. The encouragement of more tourism means more hotels and resorts, more employees needing more housing and shopping centers bringing more employees, all of which will need more roads and other infrastructure. Those new employees, living perhaps in the huge developments at Napa Pipe or Watson Ranch, as Sean Scully has pointed out, will add to the voters more concerned with urban rather than rural issues, and the ability to protect an agricultural economy will diminish exponentially.
Eventually agriculture will be tolerated only to the extent that it is a backdrop to draw in tourists, like Cape Cod lobster pots and fishing shacks. The St Helena Window brought up the Butler Report on Tourist Area Life Cycles a while back to illustrate the point. Already those people looking for an authentic wine producing region are headed to Oregon. and even those that have long supported the ag preserve are saying change is inevitable, why fight it. But it is not too late.
All agree that if agriculture were not a profitable investment then the wine industry would die. The industry does need a sustainable level of profitability, and many wineries have produced sustainable profits for decades with minimal or no tourism, some of the best with no tourism at all. Tourism is already a substantial part of the county's economy and the current ratio of wine production to tourism has been successful.
But the amount of Napa wine that can be produced is leveling out. Tourism can continue to expand indefinitely if encouraged. The creation of a glut of inefficient and unnecessary vanity wineries now vying for a relatively fixed grape crop exacerbates the shift from an agriculture to a tourism economy. As grape and land and bottle prices rise in response, Napa wines become a harder sell on in the world market and profits must increasingly be found wine pairings and event hosting, even by the larger players.
The denial of unlimited profits was at the heart of the creation of the ag preserve. The wine industry exists here not because it is the most profitable use of the land, but because the voters of Napa county decided in 1968 that retaining a rural, small-town, agriculture-based life was worth curtailing individuals' right to maximize their profit. The wine industry exists because it has the respect and protection of residents for the quality of life that is its byproduct.
"While other Bay Area counties have experienced unprecedented development and urban infrastructure expansion over the last four decades, Napa County's citizens have conscientiously preserved the agricultural lands and rural character that we treasure."
-Napa County General Plan vision statement
-Napa County General Plan vision statement
Unfortunately the impacts of development, of congested traffic, of the loss of affordable housing and local businesses and a sense of community, of the deforestation of hillsides, and the littering of the landscape with buildings and the loss of a rural character, of the demand for more tax hikes and bond initiatives to pay for the infrastructure of urbanization, all are plainly beginning to overwhelm the life in this treasured place. The environment that is the byproduct of a more profit oriented industry is no longer so bucolic, no longer so easy to support.
Napa's citizens have confronted the County on many projects in the last three years: Woolls Ranch, Yountville Hill, Reverie, Girard, Walt Ranch, Syar, the Woodland Initiative, Raymond, Mountain Peak, Palmaz and in the municipalities on Calistoga Hills, Davies, Napa Oaks. In each of the contested projects, the interests of developers have won out, or seem to be winning out, over the preservationists. Each community has specific concerns, but all are united in the concern that continuing development is threatening the rural, small-town character and environment of Napa County that is the special legacy of a commitment to an "agricultural" economy four decades ago.
The county's definition of agriculture does need to be changed if this place is to remain an agricultural economy for the next 35 years. - but you are going in the wrong direction and the county is filling up with buildings.
"(f) The cumulative effect of such projects is far greater than the sum of individual projects. The interspersing of non-agricultural structures and activities throughout agricultural areas in excess of what already exists will result in a significant increase in the problems and costs of maintaining vineyards and discourage the continued use of the land for agricultural purposes.
- from the Napa County Winery Definition Ordinance 1990
- from the Napa County Winery Definition Ordinance 1990
This discussion does present one more opportunity, perhaps now being passed up again, to ask: what do you want this place to look like in 35 years? How many more tourist attractions do you want to see, how many more buildings and cars and and subdivisions and parking lots and highway expansions do you want construct?
At what point does a place nominally devoted to "agriculture" become one more Bay Area suburb with an agrarian past? Listen to what your concerned citizens have been telling you - those with no financial stake in the outcome but only a desire to perpetuate the "agricultural" quality of life that is currently so successful here.
Thank you for the opportunity to vent.
Bill Hocker
3460 Soda Canyon Road