LandAccessModelsforImmigrantandRefugeeFarmers

DepartmentofUrbanandRegionalPlanning|UniversityofWisconsin-Madison

ProfessionalProject|IanAley|April3,2017

ii

Acknowledgements

IamdeeplygratefultothefarmersandstaffoftheLindaandGeneFarleyCenterfor

Peace,Justice,andSustainability.Theideaspresentedheregrewoutofmanyconversations

withinthiscommunityandwithadditionalsupporters,includingBrianOhm,SteveVentura,

MargaretKrome,CarrieEdgar,AnneReynolds,andtheDaneCountyFoodPolicyCouncilLand

AccessWorkingGroupmembers.ThankyoutoMeganBjellaforherfeedbackandpartnership.I

amgratefultoAlfonsoMoralesforhiscuriosityandongoingsupport.Iwouldliketoextenda

particularthankyoutoHarveyJacobsforhismentorshipduringthisresearchprocessandhis

advisingoverthelasttwoyears.

Iamgratefultothefarmincubatorcommunitieswhoparticipatedinthisstudyfor

sharingfeedbackontheseideas:NathanHarkleroadofALBA,MeredithWalrafenofNewRoots

forRefugees,AaronNewtonoftheElmaC.LomaxFarmIncubator,StephenPetrooftheFondy

FoodCenter,MollySchausoftheMinnesotaFoodAssociation,JanetWrightoftheNewEntry

SustainableFarmingProject,AliNicholsofSeattleTilthFarmWorks,MaggieDoninofthe

IntervaleCenter,JonahFertigoftheCooperativeDevelopmentInstitute,RobinChaninofGlobal

Growers,andtheMakingAlliesforHealthyCommunitiespartners.

iii

TableofContents

Background………………………………………………………………………………… 1

LandAccessModels……………………………………………………………………. 3

Methodology……………………………………………………………………………… 4

DiscussionsandFindings……………………………………………………………. 5

Conclusions……………………………………………………………………………….. 12

NextSteps…………………………………………………………………………………. 13

WorksCited………………………………………………………………………………. 14

Appendices

Appendix1:LandTenureArrangements……………………….. 16

Appendix2:StudyParticipant……………………………………….. 18

Appendix3:InterviewQuestions…………………………………… 19

1

Background

Manyfarmincubatorsstrugglewithhowtograduatefarmers.Non-profitorganizations

commonlyrunfarmincubatorsandrelyheavilyongrantsthatmeasuresuccessanddetermine

eligibilityforfuturefundsbasedonthequantityoffarmersservedandgraduationrates

(Overton,2013;USDA,2016b).Post-graduationsuccesscanbemixedatbest,especiallyfor

immigrantandminorityfarmerswho,inadditiontofinancialbarriers,mayfacecultural

misunderstandingsandprejudicesastheyseekland(CaloandDeMaster,2016;Ruhf,2013).A

farmer’sgreatestwealthisinthesoilsheorhetends.Securelandtenureallowsfarmersto

benefitfromtheirinvestments.

Somefarmersaspiretoowningalargeparceloflandbythemselves,butincubatorsalso

drawfarmerswhoappreciatethebenefitsofcolocation:forinstance,theabilitytoshare

investmentsininfrastructureandequipment,thepotentialforcollaborativemarketingand

distribution,formalandinformalmentorship,bulkadministrativeprocesseslikeorganic

certification,opportunitytospeakyourfirstlanguagewithotherfarmers,andsharedchildcare.

Somewouldliketocontinuetofarmwithcloseneighborsfortheirwholefarmingcareers.

JustwestofMadison,Wisconsin,theFarleyCenterrunsafarmincubatorserving

multiculturalfarmers.Forthelastfiveseason,IhaverunafarmbusinessattheFarleyCenter.

Farmersarewelcometopurchaseorrentlandontheirownaftergraduatingfromtheprogram.

Giventhemanybarriersfarmersfacetosecuringlong-termlandtenure,wearedevelopingan

alternative:graduatingcohortsoffarmerstoanetworkofsatellitelocations.Eachsitewould

havethebasicsfortheenterprisesofthefarmersatthesite:forinstance,atractor,cooler,

shed,andwell.Westartedatoollendinglibraryforspecialized,lessfrequentlyused

2

implementstobesharedbetweensites.Weimaginesomesitesinthenetworkactingas

aggregationpointforprocessing,storage,anddistribution.Ourcurrentsitewouldcontinueto

playanincubatorrole,allowingfarmerstobuildnotonlyproductionandmarketingskillsbut

alsorelationshipsandtrustbeforechoosingiftheywishtoinvestwithothers.

Thisexperienceleadtothequestionthatinitiatedthisproject:ifanincubatorwantedto

setupanetworkofcollaborativesites,whatownership,governance,andfundingmodelscould

bestsupportthisarrangement?Acouplepotentialmodelsweredevelopedwithinputfrom

farmers,legalexperts,extensionsagents,electedofficials,andthelocalfoodpolicycouncil.

Thegoalofthisprojectisnottoproposearigiduniversalsolutionbutrathertoexplore

modelsthatcouldbeadaptedtothepreferencesandassetsofspecificgroupsoffarmers.This

explorationledtoaseriesofquestions:Isco-locationdesirable?Dofarmerswishtoownland

orwouldalong-termrenewableleasebepreferable?Howinvolveddofarmerswanttobein

administrationandgovernance?Howwouldthefarmers,staff,board,funders,andregulators

ofincubatorfarmsreacttothesemodels?Whattrainingorinformationwouldbehelpfulifa

communitywishedtoimplementamodel?Whatexamplesofthesemodelsalreadyexist?

Formyprofessionalproject,Isolicitedfeedbackfromincubatorstafffromacrossthe

countryonalternativelandaccessmodels.Thisreportsummarizesthefindingsofthese

conversations.Iwasnotsurprisedtofindthatmanyothercommunitieswereactivelypuzzling

throughsimilarquestionsandmodels.IofferthisresearchtotheFarleyCenterandotherfarm

incubatorcommunitiesasawayofconnectingthesemanyconversationssothattherecanbe

mutuallearningaboutthisissue.

3

LandAccessModels

Farmlandaccesscantakemanyforms,withvaryingdegreesoftenuresecurity.1

Farmersgraduatingfromincubatorstypicallyrentland.Somemakeafeesimplelandpurchase.

Othersmayformacooperativeandholdlandcollectively.Thisstudyexplorestwomodelsthat

wouldprovidelong-termlandtenuresecurity,co-locationbenefits,andtheautonomyofan

individuallyheldplotofland.Thefollowingprovidesabriefsketchofthetwomodels:

Condominiumor”Co-farming:”

Farmersowntheirplots.Anassociation,composedofandelectedbythosefarmers,

ownsandmanageallcommonspaces:accessroads,infrastructure,largeequipment,

andconservationlands.Farmerspayanannualassociationfeetohelpcoverthesecosts.

Farmerscanselltheirplotsatmarketrate(Ohm,2016;Wis§703).

CommunityLandTrust(CLT)

Anon-profitentityownstheland.Farmershavealong-termrenewableleaseonplots

thatcanbepassedalongtofuturegenerations.Farmersownandcansellanythingthey

plantorconstructontheirleasedplots(i.e.perennialsorahoophouse)(Davis,1984,

2010;RosenbergandYuen,2012).

CommonFeaturesofBothModels

Theorganizationcouldhireafarmmanagertofacilitatethemaintenanceofthe

commonsandcommunicationbetweenfarmers.Toreduceinitialpurchasecosts,the

farmerscouldplaceaconservationeasementonsomeportionsofthelandortransfer

1 See Appendix 1 for a thorough list of the possibilities.

4

thedevelopmentrightsinpartnershipwithaconservationlandtrust(Campbelland

Salus,2003;DanielsandBowers,1997).Toreduceoperatingcosts,theorganization

couldincorporateasanon-profitorpartnerwithonetoreceivegrantsanddonations.

Methodology

Phoneinterviewswereconductedwithincubatorstaffacrossthecountry,soliciting

feedbackontheselandaccessmodels.Anintroductoryemailwassentalongwithaone-page

descriptionofthemodelstotwelveincubatorsinFebruary2017withthegoalofinterviewing

eighttotenincubators.2Nine30-60minuteinterviewswereconducted.

Theselectionprocessforstudyparticipantswasnotexhaustive.Thereisnoattempt

heretomakeclaimsaboutgeneralizabilitytoallincubatorsacrossthecountry.Thegoalwasto

engageenoughparticipantstoheardiverseinsightsandopinionsrelatedtothefeasibilityof

theselandaccessmodels.Studyparticipantswererecruitedfortheirregionaldiversity,withthe

ideathatlandaccessconstraintsandfarmingpracticesvarybyregion.Thefocuswason

incubatorswithruralratherthanurbanlandbases,butmostparticipantswerelocatedcloseto

cities.Prioritywasgiventoincubatorsthatappearedfromtheirwebsitestoserveimmigrant

andrefugeefarmers.

Interviewswereconductedwithfarmincubatorstaff,notfarmers.Nearlyevery

intervieweenotedthatitwasproblematicforthemtospeakonbehalfofthefarmerswith

2 The one-page description shared with participants used much of the same language as the Background section of this report. See Appendix 2 for a list of participants in the study.

5

whomtheywork.Intervieweeswereinvitedtoshareobservationsandspeakfromtheir

experienceratherthantryingtogeneralizeorrepresenttheirentirecommunity.

Theinterviewquestionsprovidedaconsistentframeworkfordiscussionevenaseach

interviewwasadaptedtotheexperiencesofthesubject.3Ideasthatemergedinsuccessive

interviewsweretestedeitherbyexplicitlyaskingforfeedbackonanideafromaprevious

intervieworbywaitingtoseeifasimilarideawouldariseindependenttoitssuggestion.

Participantsofferedgrantreportsandotherdatathatcomplementedtheinterviewtranscripts.

Audiorecordingsandwrittennoteswerecollectedduringthephoneinterviews.

Analysiswasundertakenbyfirstreviewingthenotestodrawoutthemesandthenbylistening

backtotherecordingstoorganizequotesandobservationsundertheseheadings.

DiscussionsandFindings

AnActiveConversation

“Theco-locationconversationhasbeenhappeningwithincreasedfrequencyatthe

nationallevelwithincubatorfarms,”AaronNewtonfromLomaxnoted.LastyeartheNational

IncubatorFarmTrainingInitiative(NIFTI)hostedapanelatitsnationalconferenceonthistopic.

Experimentationishappeninglocallytoo.

Intervalewroteagrantafewyearsagotostudylocalexamplesofcolocationbecause

availableparcelsoflandinVermonttendtobelargerthananyonefarmerneedsorcanafford.

Thisgrantasked,“isthereawayforourservicestomovearoundbutnothavethefarmers

3 See Appendix 3 for interview questions used in this study.

6

movearound?Setupthesharedinfrastructure,supporttheearlydays,thenwewould

transitionoffanddothatalloveragain.”

NewRootsforRefugees(NRR)iscurrentlypartneringwith,CultivatingKansasCity

anothernon-profit,onafeasibilitystudyforacollaborativefarmingsite.Manygraduatesfrom

theNRRprogrampurchaseaffordablevacanturbanland.Despitethiseasyaccesstoindividual

ownership,MollyKeenanfromNRRexplainedthatsheseesthevalueinanddesireforshared

equipmentandthesenseofcommunityofacollaborativesite.

NewEntrytypicallygraduatesfarmerstosmallgeographicallydispersedparcelsofland

withoutequipmentorinfrastructure.Thisposesmajorchallengesforthefarmersandthestaff

thatsupportthem.JanelWrightfromNewEntrytoldme,“Wetalkaboutthisalot:thisisnot

verysustainableforthesefolks.Theyarestillrentinganddon’thavethethingstheyneedto

fullyfarm;wouldn’titbesomuchbetteriftheycouldco-locatesomewheretogether.Ithink

therewouldbeseparatenewchallengeswiththatmodel,butitseems,fromourperspective,

thatthatwouldbereallygreat.”

Twelveyearsago,ALBApurchaseda200-acresatellitesite.Advancedgrowershadthe

optiontograduatefromtheirincubatorandleaselandatthissitewheretheyreceivedlessstaff

support.WhilenotformallyorganizedasaCLT,thearrangementresembledthismodel.Last

year,ALBAsoldthelandtoasinglegraduatefromtheirincubator.Thisfarmernowleasesland

tootherfarmerswhocurrentlygrowonthatsite.NathanHarkleroad,thefarmcoordinator,

shared,“itwasamodelthatwasworkingforthefarmers.Butforus,itwasn’tworkingbecause

ourresourceswerespreadthinner.”Theinitialpurchasepricewasnotanissue:afoundation

providedthefundsandplacedaconservationeasementonthelandtoreducethecost.

7

OngoingstaffingcostsmotivatedALBA’srecentsaleoftheproperty:thedistancebetweensites

andtheworktoadministertheconservationeasementdepletedtheirlimitedstaffresources.

ALBAhasmovedtowardfocusingonincubationwhileconnectinggraduateswithotherlocal

organizationstoprovidelandlinkandotherservices.

TheCooperativeDevelopmentInstitute(CDI)supportedagroupofSomalirefugeesin

startingNewRootsCooperativeFarminLewiston,MaineaftergraduatingfromCultivating

Community,thelocalincubator.Aconservationlandtrustcurrentlyownstheland.The

cooperativehasaleasewiththeoptiontopurchaseagreementwiththetrust.

Nooneseemstohavefiguredeverythingout,butthereisagreatdealofinnovation

underway.

BroadlyApplicable,ParticularlyRelevant

Oneintervieweearguedthatfocusingonimmigrantsandrefugeescoulddistractfrom

theconversationaboutcollocationmodels.Thesemodelsareindeedbroadlyapplicableto

immigrantsandnon-immigrantsalike.Thedefaultexpectationfromincubators:individual

graduation,posesdistinctivechallengestomarginalizedgroups.Theinterviewsindicatethat

collaborativelandaccess,morespecificallytheCLTmodel,isespeciallyculturallyappropriate

anddesirableformanyimmigrantgroupsseekingfarmland.

InFebruaryof2017,Fondysurveyedtheirfarmers,92%ofwhomareimmigrantor

refugees,andfoundthatofthosewhorent,33%hadawrittenagreement.Thiswasastark

contrasttothe78%ofagrouptheysurveyedofprimarilynon-immigrants(9%)(Fondyand

UWMCED,2017).EchoingtheCaloandDeMasterstudy,Fondyrelatedstoriesofcultural

8

misunderstandingspushingfarmerstomarginallandandleadingtoleaseagreementsfalling

through(2016).NewEntrypointedoutthattraditionalLandLinkprogramsdonotworkfor

immigrantsbecauseoflanguageandculturalbarriers,butthattheyhavefoundprogramsthat

providemoreculturallyappropriatesupporttobedifficulttofund.

Incubatorsworkingwithimmigrantsandrefugeesindicatedaculturalpreference

towardfarmingincommunity.MollySchausfromtheMinnesotaFoodAssociation(MFA)

pointedoutthat“thetraditionalwhiteAmericandreamistoownyourownfarm,liveinthe

country,beself-sufficient,butthat’snotnecessarilywhatpeoplewant.”Sheindicatedthata

long-termrenewableleasewouldprovideadesirableflexibilityandlowerbarforentryandexit

forimmigrantswho“whoselivesaremoreunpredictableandrespondtoalotmorevariables

thanIwouldhaveimagined[…]particularlywiththepoliticalsituationnowbeingsouncertain.”

LandOwnership

IntheCLTmodel,farmersholdalong-termrenewableleasetoland,whereasinthe

condominiummodel,farmersowntheirplot.JanelWrightfromNewEntrynotedthat“most

farmersarelessinterestedinownershipthanIwouldhaveoriginallythought.”Withsome

exceptions,theincubatorstaffinterviewedfavoredtheCLTmodel.

MollySchausfromMFAquestionedthecondominiummodel:“Whenyouaddindividual

ownershiptoacommunityspaceitcouldgetreallytricky.[…]Ifsomeoneownsapieceofland,

shouldn’ttheybeabletodowhattheywant?”AaronNewtonfromLomaxshared,“Ithinkyou

needmorecontrolthaneasementsandrestrictions,butdependingonyourcommunity,they

mightnottoleratethatcontrol.”

9

StephenPetrofromFondytheorizedthattheyoungerfarmersintheirprogrammaybe

moreinterestedinownershipbecausetheywouldhavemoretimetopayoffaloanandenjoy

theequityaccrued.Herelatedastoryofintroducingfarmerstoirrigationsystems.Oncethe

farmershadhadachancetoseethesysteminaction,theywantedtosetthemupontheir

plots.Hethoughtitmaybethesamewithlandownership:onceexposed,theremaybe

increasedinterest.

AaronNewtonfromLomaxfavoredtheCLTmodelbecauseoftheflexibilityitgivesto

farmerandthewayitretainsthevalueofthelandinthecommunity.Theromanticidealof

farmingfor50yearsisrarelyrealized.Theongoinginvolvementbyanon-profitonasitecould

facilitatesmoothentriesandexitsofgenerationsoffarmers.Sharedinfrastructureandalease

takemuchofthefinancialriskoutofsuchatransitionforafarmer.Thevalueoftheland,inthe

formofimprovedsoilorsharedinfrastructure,stayswiththecommunityratherthanbeinga

windfalltoanindividualseller.

AliNicholsfromSeattleTilthpreferredthecondominiummodelexactlybecauseofthe

abilitytousethelandasaninvestment,accruingequityandthensellingforfinancialgainif

farming,ariskylow-marginbusiness,doesnotworkout.

MaggieDoninfromIntervalenotedthat,whiletheyhavebeenexploringcolocation

models,“Ifafarmerhasthepotentialoftakingonafarmpropertythemselves,wewouldn’t

wanttostandinthewayandovercomplicatethings.”Intervale’sstudyofcolocationmodels

pointedtothesignificantamountofpatienceandcommunicationrequiredtosetupand

maintainacollaborativesite(Burnstein,2014).

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FundingtoSustaintheModels

AsMollySchausatMFAputit,“Anorganizationneedstograduatefarmerstohavea

quote,unquotesuccessfulprogramthatyoucanwriteaboutingrantapplications,butIwould

saythatmostfarmersarelike,‘whywouldIeverleave?EverythingIneedishere.’”Without

prompting,fourincubatorssharedthatintheearlydaysoftheirprogramtheyputoffthe

graduationconversation,becausetheyhadenoughavailablelandontheirincubatorsiteto

accommodateestablishedgrowersevenastheyservednewfarmerstosatisfyfunders.

Mostincubatorsarerelativelyyoungorganizationswhosestartand/orgrowthparallels

theemergenceofkeyUSDAgrantstreams.Asof2013,therewere111knownfarmincubators

in38statesand4provincesintheUSandCanada.Roughlyhalfofallincubatorshadoperated

forthreeorlessyears,whileonly8%hadexistedfor10ormoreyears(Overton,2013).This

timelineisinsyncwiththeUSDABeginningFarmerandRancherProgram,whichbeganto

supportprojectssuchasfarmincubatorprogramsin2008.BFRPwilldisburse$17.7millionto

farmincubatorsandsimilarprogramsacrosstheUSduringthe2017grantcycle(USDA,2016b).

TheUSDAhasofferedover$83.8millionsince2010throughtheOutreachandAssistancefor

SociallyDisadvantagedandVeteranFarmersandRanchersProgram,onetargetgroupbeing

immigrantandrefugeefarmers(USDA,2016a).

Itappearsthatweareinaparticularlyinterestingmomentwhere,one-by-oneacross

thecountry,incubatorsarebumpingupagainstthedualrealityofconstraintsoftheirexisting

landbasetoaccommodateadditionalfarmersandthedesirefrommanyfarmersforongoing

co-locationandculturallyappropriatesupport.

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Interviewquestionsraisedtheideaofadjustinggrantexpectationssothatwhatgets

measuredisnotonlygraduationrates,numberoffarmersserved,andeconomicimpacts,but

alsootherindicatorsofcommunitydevelopment.ThisresonatedforNathanHarkleroadfrom

ALBA.Hesharedthat“alotofthesegrantsarefocusedonthehardoutcomesbutwecan

weavethosenarratives[ofnon-monetarybenefits]intoreportsandconversationswith

funders.[…]Weonlyseesmallincreasesintheeconomicoutcomes.Alotofpeoplemention

theemotionalbenefits.[…]Iwastalkingtosomeoneyesterday,hesaid,‘beingafarmerhere

hasallowedmetobemoreinvolvedinmykid’seducation.Thishasmadeadifferenceformy

kid.’”

JanelWrightfromNewEntryrelatedastoryofbeingaskedwhytheygraduatesofew

farmersbyarepresentativefromalocalfoundation.Sheexplainedwhatallisinvolvedinthis

process.Shesaidthefunderresponded,“’Thisisvaluable![…]Wedon’tknowfromour

perspectivewhatittakesbecausewedon’tdoyourwork.’”JanelWrightsharedwithme,“I

thinkthemodelyouareproposingcouldgainsometractionwith[funders],it’sjustamatterof

howmuchtimeyougettoexplainyourself.”

ThemetricdrivingFondyaredifferentfrommanyincubators.Itbeganasamarketto

providehealthyfoodaccesstoamarginalizedneighborhoodofMilwaukee.Yearsago,they

realizedthatsomeestablishedfarmershadstoppedsellingatthemarket.Theytalkedtothe

farmersandrealizedthatlong-termsecurelandtenurewasamajorissue.Theystarteda

collaborativefarmsitesothattheycouldmaintainvendorsattheirmarketsothattheir

neighborhoodcouldaccesshealthyfood.Theydonotactivelygraduatefarmers.Theyhave

beensuccessfulincommunicatingtheseholisticgoalstofunders.

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AaronNewtonfromLomaxpointedoutthatuserfeescanonlypayforsomuchofthe

staffandinfrastructurecostofasite.Heofferedsomecreativewaystoraiseadditionalfunds.

HesaidHeadwatersIncubatorFarmoutsideofPortlandreceivesaportionofapropertytax

raisedwhenadeveloperturnsagriculturallandintohousing.TheVillageofBlumeinNorth

Carolinaleftaparcelofagriculturallandasanamenityinahousingsubdivision.Ratherthan

payingforthemaintenanceofagolfcourseorothergreenspace,HomeownerAssociationFees

couldsubsidizethefarmoperations.Hesuggestedlargecommercialorindustrialcampuses

couldoffersimilarsubsidyratherthanpayingtomaintainlandscaping.Intervalebuildsfarm

managementstafftimeintoagreementswithconservationlandtrusts.

Conclusions

AcollationthatincludedFondy,conservationlandtrusts,andtheMilwaukee

MetropolitanSewageDistrictinvitedmetofacilitateaworkshoponlandaccessmodelsfor

refugeefarmers.Afterapresentation,thegroupturnedtoadiscussionontherelativebenefits

oftheoptions.Fondy’sexecutivedirectorobservedthattheCLTmodelis“Fondy2.0or10.0.I

couldseeusmovingthatway.”Otherspointedoutthatithadagoodbalanceofnon-profitand

farmerself-determination.NonepresentspokeinfavoroftheCondomodel.Manyfavoredthe

cooperativemodel,citingWisconsin’sstronghistoryandsupportsystemforcooperatives.

Othersexpressedconcernsthatdevelopingacooperativewouldrequiretoomuchtimegiven

thecoalition’syearandhalftimelinebeforeneedingtopurchaseland.Afewthought

traditionalownershipwouldbe“clean,possible,andstraightforward.”Twofarmersinvolvedin

theprojectareinterestedinbuyingland.Theycoulddosoandthensublettotheother

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farmers.Fundersunderstandthismodel.Thiscouldstreamlinetheprocess,butitcreatesan

inherentpowerimbalancebetweenfarmers.Mostofall,thegroupcommittedtobringing

theseoptionstothefarmersandthenlisteningtotheirideasandpreferences.

Theassets,needs,andinterestsofeachgroupwillbedifferent.Thehopewiththis

researchisnottoprescribecolocationgenerallyorcondominiumorCLTspecificallyas

appropriateforallgroupsatalltimes,butrathertofacilitateaconversationsothatthese

alternativemodelscanbelegitimateoptionsforincubatorcommunitiestoconsider.

NextSteps

Thecollocationconversationandexperimentationisactiveandthrivingbutthese

modelsarestillrelativelymarginal,inlargepartbecausemajorfundingstreamsdonotyet

easilyaccommodatethem.Thiscouldbeanimportantmomentforincubatorstoorganize

throughNIFTItoprovidefeedbacktofundersofincubatorsprogramsaboutaneedtoadapt

fundingstreamstoaccommodatethesemodels.The2017NIFTIFieldSchoolcouldinclude:

1. AstrategysessiononhowNIFTIcouldadvocateforfundingstreamsthatsupport

culturallyappropriateincubatorgraduation

2. Aworkshoponhowtocommunicatenon-monetarybenefitstofunders

3. Adiscussionaboutpursuingajointgrantproposaltocreateacollocationtoolkit

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WorksCitedBurnstein,Stacy.(2014).CollaborativeLandAccessProjectTheIntervaleCenter.December17, 2014.Calo,AdamandKathrynT.DeMaster.(2016).“Aftertheincubator:Factorsimpedingland accessalongthepathfromfarmworkertoproprietor.”JournalofAgriculture,Food Systems,andCommunityDevelopment,6(2),111-127.Campbell,MarciaC.andD.M.Salus.(2003).“CommunityandConservationLandTrustsas UnlikelyPartners?TheCaseofTroyGardens,Madison,Wisconsin.”LandUsePolicy 20,2:209-232.Daniels,TomandDeborahBowers.(1997).“Landtrusts:private-sectorlandconservation.”

HoldingOurGround:ProtectingAmerica’sFarmsandFarmland.Washington,DC:IslandPress,pp.193-216.

Davis,JohnE.(1984).“ReallocatingEquity:ALandTrustModelofLandReform.”Land Reform,AmericanStyle.C.C.GeislerandF.J.Poppereds.Totowa,NJ:Rowmanand Allanheld,pp.209-232.---.(2010).“OriginsandevolutionofthecommunitylandtrustintheUnitedStates.” CommunityLandTrustReader.JohnE.Davided.Cambridge,MA:LincolnInstituteof LandPolicy,pp.3-47.Ohm,B.(2016)“AgriculturalCondominiums.”WorkingPapertoDaneCountyFoodPolicy CouncilLandAccessWorkingGroup.June7,2016.Overton,Meaghan.(2013).“AnOverviewofFarmIncubatorPrograms.”NewEntryNational IncubatorFarmInitiative.Accessed: http://nesfp.org/sites/default/files/uploads/farm_incubator_infographic_2013.pdfRosenberg,GregandJeffreyYuen.(2012).“BeyondHousing:UrbanAgricultureand CommercialDevelopmentbyCommunityLandTrusts.”LincolnInstituteofLandPolicy WorkingPaper.Accessed:http://community-wealth.org/sites/clone.community- wealth.org/files/downloads/paper-rosenburg-yuen.pdfRuhf,KathrynZ.(2013).“Accesstofarmland:asystemschangeperspective.”Journalof Agriculture,FoodSystems,andCommunityDevelopment.4(1),51-60.

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UnitedStatesDepartmentofAgriculture(USDA).(2016a).“USDAAnnounces$8.4Millionto SupportMinorityandVeteranFarmersandRanchers.”USDANewsRelease.ReleaseNo.

0207.16.September29,2016.Accessed:www.usda.gov/wps/portal/usda/usdamediafb?contentid=2016/09/0207.xml&printable

=true&contentidonly=trueUnitedStatesDepartmentofAgriculture(USDA).(2016b).BeginningFarmerandRancher DevelopmentProgramFiscalYear2017RequestforApplications.November22,2016. https://nifa.usda.gov/sites/default/files/rfa/FY%2017%20BFRDP%20RFA%20- %20REVISED%20by%20NPL%20%20%26%20PS%20%20-%20FINAL%20- %20November%2022%20%202016.pdfFondyFoodCenterandUniversityofWisconsin-MilwaukeeCenterforEconomicDevelopment (FondyandUWCED).(2017).FondyFarmerSurveyDraft.February27,2017.WisconsinStateStatueChapter703“Condominiums.”

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AppendicesAppendix1:LandTenureArrangementsThistablewasadaptedandextendedbySteveVenturafromGregRosenbergandJeffreyYuen(2012)“BeyondHousing:UrbanAgricultureandCommercialDevelopmentbyCommunityLandTrusts.”LincolnInstituteofLandPolicyWorkingPaper.FurtherextendedbyIanAley.

TenureArrangement Mechanism Advantages Disadvantages Ownershipand

LaborConsiderationsExamples,MoreInformation

FeeSimple Purchaseoftitletoland

Long-Termsecurityis

high;completelevelofcontrol

Costtoacquire;propertytaxation;

managementobligationsand

liabilities

Standardowner-operator

arrangements,includinghiredhelp;landcouldalsobeownedasacoop

USDAFSAFarmLoanGuide

LandContract,PurchaseLease

Installmentcontractforfeesimpletransfer

Allowsnewfarmersto

acquireland;mayhaveFSA

backing

Landnottransferreduntil

paymentscompleted,lostwithdefault

Similartoowner-operatorifcontractis

sound

USDAFSALandContractGuaranteeProgram

GroundLeaseShortorlong-

termcontractualrelation

Low-costHighlevelof

control

Legalcomplexity;transaction

costs;contractingorganizationstabilityandlongevity

Noincentiveforinvestmentinland

andfacilities

NIFTIFarmIncubatorToolkit

CommunityorAgriculturalLandTrust

Landisownedbytrust,

managedbyboardwithinputfromfarmers

Longtermsecurity,high

levelofcontrol;users

cansellimprovements(perennialsorhoophouse)butnotland

Highinitialcost(thoughmaybebydedicationofpublicland);thirdpartystability

Longtermstabilityprovidesincentiveforinvestmentinland

andfacilities

TroyCommunity

FarmNeighborSpace

Condominium“Co-Farming”

Groupoffarmersbuylandtogether,eachownaplot,an

associationelectedbyandcomposedofthefarmersownsandmaintainscommons

Sharedinfrastructure;neighbors;Potential

affordability(afarmeronly

buyshisorherownplot)

Coordinationand

governance;locallanduse

lawsprohibitingsubdivisionmaybeabarrier

Farmerspayanassociationfeeformaintenanceofthecommons;theycansellindividualplots(units)onthemarket

andrecoupinvestment;

associationcouldhireafarmmanagerto

coordinatemaintenanceandcommunication

Manystateshavelaws

outliningthelegal

requirementsofrealestate

ownershipviaacondominiumforinstance,WisconsinStatute703

17

TenureArrangement Mechanism Advantages Disadvantages Ownershipand

LaborConsiderationsExamples,MoreInformation

CropShare,AccessGrant

Shortorlong-termcontractbasedonnon-monetaryexchange

Low-cost Lowstability,easytochange

Laboristheprimarybasisforexchangebetweenownerand

operator

NorthCentralExtensionCommitteeResourceonCropSharing

GuerrillaGardening,Grafting

Occupationofunusedland

Nocost;makinguseofunderusedspaces

Notenurestability;no

legalrecourse;legalliability

Onlycostofproductionislabor,butnoownership

rights

OnGuerrillaGardeningGuerrillaGrafters

DeedRestriction,RestrictiveCovenant

Stipulationofgrant,

mortgage,orzoningvariance

Low-costEnsures

agriculturaluse

EnforceabilityMayrestrictkindsof

productionoractivities

LandStewardshipProject:FarmTransitionToolkit

ConservationEasement

Transferofspecificrightstothirdparty

Low-cost;ensures

agriculturaluse;extensiveuseinlandconservation

Transactioncosts;third

partystabilityandlongevity

Mayrestrictkindsofproductionoractivities

LandTrustAlliance

PurchaseorTransferof

DevelopmentRights

Transferofspecificrightstothirdpartytofacilitategreater

developmentdensityinotherareas

Win/winforallparties:protection

anddevelopment

Complicatedprocess,typicallyrequiring

facilitationbygovernment

Developmentrightstransferred/sold

independenttootherrightsinthe“bundle”

ConservationToolsTDRTools

Zoning

Specificlanduse

designationbyjurisdiction,officialmap

Permitsagriculture

use;encouragesmultiple

initiativesinarea

Relativelyeasytochangeaslandmarkets

change

Zoningauthoritytypicallyrestswithlocalgovernment

IndianaModelAgriculturalZoning

Ordinances

FarmlandPreservation,AgEnterpriseArea,OtherSpecialDistricts

Specificlanduse

designation;worksin

conjunctionwithtax

mechanisms

Addressescostofholding

landRelativelyeasytochange

Oftenrequiresgovernment

interventionfordesignation

WisconsinDATCAPAg

EnterpriseAreaProgram

CurrentAgriculturalUseValueTaxation

Farmpropertytaxedbasedoncurrentaguserather

than“highestandbest”use

Addressescostofholding

land

Unintendedconsequences,especiallyinwoodlands;insufficientpenaltiesforconversion

Requirestaxingentitytosupportsuchapolicy

OhioDepartmentof

TaxationCurrentAgUse

Value

18

Appendix2:StudyParticipants

OrganizationName AbbreviatedNameforReport City State Region Interviewee OrganizationalPosition

InterviewDate

FondyFoodCenter Fondy Milwaukee WI Midwest StephenPetro

ChiefOperatingOfficer&

FarmDirector

2/22/17

MinnesotaFoodAssociation MFA Marineon

St.Croix MN Midwest MollySchaus FarmDirector 2/22/17

CatholicCharitiesofNortheastKansas-NewRootsfor

Refugees

NRR KansasCity KS Midwest Molly

KeenanProgram

Coordinator 2/28/17

TheIntervaleCenter Intervale Burlington VT Northeast MaggieDonin

BeginningFarmerSpecialist

2/28/17

NewEntrySustainableFarmingProject NewEntry Lowell MA Northeast Janel

Wright

BeginningFarmer

ResourcesCoordinator

3/8/17

CooperativeDevelopmentInstitute(partnerofCultivating

Community,anincubator)

CDI Lewiston/Portland ME Northeast Jonah

Fertig

DirectorofCooperativeFoodSystems

3/21/17

ElmaCLomaxFarmIncubator Lomax Concord NC South Aaron

NewtonFarm

Coordinator 3/1/17

GlobalGrowersNetwork GlobalGrowers Avondale

Estates GA South RobinChanin

ExecutiveDirector 4/12/17

SeattleTilthFarmWorks SeattleTilth Seattle WA West AliNichols Farm

Manager 2/28/17

AgricultureandLandBasedTraining

Association(ALBA)ALBA Salinas CA West Nathan

Harkleroad

EducationProgramManager

3/16/17

19

Appendix3:InterviewQuestionsIntroduction

• [Haveaudiorecorderready]• Thankyoufortakingthetimetoprovidefeedbackontheseideas.Thisinterview-

discussionwilltakeabout30-45minutes.• Toremindyouofmybackground:IamafarmerattheFarleyCenterfarmincubatorjust

westofMadison,Wisconsin.Iamcurrentlycompletingamaster’sdegreeinurbanandregionalplanningattheUW-Madison.Aspartofthisprogram,Iamconductinginterviewswithincubatorstaffacrossthecountry.Iwillwriteupthesefindingsintoashortreportandthensharethiswitheveryonewhoparticipated,myacademicdepartment,andotherinterestedgroups.

• DoIhaveyourpermissiontorecordedtheaudioofourinterview?[ifyes,turnonaudiorecorder]

• DoIhaveyourpermissiontoincludeyournameandthenameofyourorganizationinthereport?Atanypointintheinterviewifsomethingsensitivecomesup,feelfreetoaskformetoincludethatinformationanonymouslyandIwilldoso.

GeneralBackground[IwillanswerasmanyoftheseasIcanthroughonlineresearch]

1. Whereisyourincubatorlocated?(Town/CityandState)2. Howmanyacresdoyouhaveinproduction?3. Howmanyfarmbusinessesareatyoursitecurrently?4. Howlonghaveyoubeenrunningyourincubator?5. Theorganizationthatoperatestheincubatoranon-profitoranothertypeof

organization?6. Whattypesofenterprisesoperateoutofyourincubator?(fruit,vegetables,eggs,

grazing,grain,etc)GraduationBackground

1. Doesyourincubatorgraduatefarmbusinesses?2. Ifso,whatisyourprocess?

a. Doyouspecifyhowlonguntilgraduation?b. Howdoyouhelpfarmersfindland?

AlternativeModels

1. IsharedwithyousomebackgroundinformationonCommunityLandTrustorCondominium;doyouhaveanyquestionsabouthowthesetwomodelscouldwork?

2. Inwhatwaysdoyoubelievepermanentco-locationtobedesirableorundesirabletoyourfarmers?

3. Doyoubelieveoutrightownershipisapriorityforyourfarmersor,alternately,wouldalongtermrenewableleasethatcouldbepassedalongtofuturegenerationsmoredesirable?Orislong-termlandtenuresecuritynotaconcern?

20

4. Doyoubelievetheabilitytoselllandforfullmarketvalueisapriorityforyourfarmersorwouldtheabilitytosellindividuallyplantedcropsandbuiltinfrastructurebemoredesirable?

5. Howinvolveddoyourfarmerswanttobeinlanduseandoperationsdecisions?6. Howinterestedareyourfarmersinensuringthatthelandtheyfarmisaffordablefor

futuregenerationsoffarmers?7. Howinterestedareyourfarmersinensuringthelandtheyfarmcontinuestobeusedfor

farmingforfuturegenerations?8. Whatareyourreactionstohowthecondominium/”co-farming”modelandthe

CommunityLandTrustmodelwouldbereceivedby…a. Yourfarmersb. Yourfunders(whoareyourfunders?)c. Yourboardd. Yourstaffe. Governmentofficialsthatwouldneedtoapproveyourregulatorycompliance

(townboardetc)9. Canyouidentifywaystoimprovethesemodelsreflectiveofyourparticularlocaleorthe

typesoffarmingengagedinbyyourfarmers?10. Doyoubelieveyourincubatorcommunity(staff,board,andfarmers)mightpursueone

ofthesealternativesinthefuture?Ifsowhichone?11. Whattrainingorinformationwouldbeneededforyourincubatorcommunitytopursue

oneoftheseinthefuture?12. Doyouknowofanyotherincubatorswhoaredoingthisalready?