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Abbitt Economic Informatior
t JUN 18976
SuIv. Un.of lorida
Land Use Planning --
tection for the Farm Operator
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Resource Economics Department
,riculturol Experiment Stations
ooperotive Extension Service May 1975
of Food and Agricultural Sciences
y of Florida, Gainesville 32611
ABSTRACT
Land and its various uses are undergoing considerable change, par-
ticularly in rural areas that surround metropolitan centers, Farm oper-
ators in these peripheral areas are being influenced by population in-
creases and business expansion, Tax assessment increases on agricul-
tural land and pressure from development groups who locate in rural areas
to escape political and social objections are two negative influences
felt by farm operators,
A brief history of land use planning is discussed, and reasons are
given to explain the past neglect of proper land use planning. It is
pointed out that local governing bodies have the responsibility for
formulating and implementing land use planning, In addition, compre-
hensive planning is defined, and land use planning is identified as a
integral part of comprehensive planning in the community development pro.
cess.
It is emphasized that land use planning should not be considered
"a tool" that is used against farm operators to speed the conversion of
land in agricultural production to other uses, A properly constructed
land use plan (where agricultural interests are voiced) can be an aid in
slowing the encroachment of commercial and industrial development in the
urban-rural fringe. Finally, two sources of additional information on
land use planning in Florida are identified.
Key words: Comprehensive planning, land use planning, population
growth, business expansion, citizen involvement.
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TABLE OF CONTENTS
Page
FOREWORD - - - - i
CHANGES IN LAND USE - r - T, .. . - - I
COMPREHENSIVE PLANNING--A PROCESS - -- - - - - 1
Land Use Planning - - - - -- - - - --- -- 2
THE HISTORY OF LAND USE PLANNING - - - - - - - 3
WHY HAS LAND USE PLANNING BEEN NEGLECTED? - - - - - - 3
WHY HAVE LAND USE PLANNING? - - - - - - - - - - 4
Population and Business Growth - - - -- - - .- 4
Urban to Rural Population Shifts - - - - - 5
Business Migration -- - -.- - - - - - .- 5
WHO IS RESPONSIBLE FOR LAND USE PLANNING? - - - - - - 6
LAND USE PLANNING--FARM OPERATOR PROTECTION - - - - - - 6
Support Is Needed r - - - - - - - - - 7
Where To Find Help - - - - - - - - - --- 7
LIST OF FIGURES
Figure
1 Multi-county regional planning districts in Florida - 9
FOREWORD
Financial support in the preparation of this publication was re-
ceived from the Center for Rural Development in the Institute of Food
and Agricultural Sciences at the University of Florida,
pw.
LAND USE PLANNING--PROTECTION FOR THE FARM OPERATOR
Ben Abbitt
CHANGES IN LAND USE
Land is one of America's most abundant natural resources, and in agri-
cultural use it is undergoing considerable change. Each year more than
a million acres of rural land are converted to urban and transportation
uses in the United States, Moreover, conversion of cropland to other
uses in the United States averages 2 million acres per year. In Florida
alone 57,000 acres of unused land are annually converted to non-agri-
cultural uses. In addition, by the year 2000, acreage required for urban
needs in the United States is projected to increase by 21 million acres.
For orderly conversion of agricultural and unused land to urban uses,
local landowners are urged to participate in a planning process which has
the objectives of insuring that needed acreage for crop production and
rural living is available while providing land for business and commercial
concerns in rural areas,
COMPREHENSIVE PLANNING--A PROCESS
Farm operators have been introduced to the term "land use planning"
through media sources which include television, radio, and local news-
BEN ABBITT is an assistant professor of food and resource economics,
and an extension development economist in the Cooperative Extension Service
at the University of Florida,
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papers. Perhaps a more refined concept of land use planning will assist
in understanding such a "mind-boggling"' issue, But first, comprehensive
planning must be understood,
Comprehensive planning is a process designed to help solve current
community problems and also provide for the future needs of a growing
community, Community problems, among others, include shortages of pub-
lic facilities, public services, and inadequate housing. In other words,
comprehensive planning provides a guide for the physical development of
the community. It includes general land use patterns and also an in-
ventory of natural and human resources that is needed in the community
development process. Finally, a comprehensive plan includes an analysis
of the social and economic changes in the community. For example, pro-
jections of changes in local value structures and incomes must be taken
into consideration when comprehensive planning is undertaken,
Land Use Planning
Land use planning is an integral part of comprehensive planning in
the community. Specifically, land use planning is both the legal and
democratic means of determining the most desirable use of land. Of
course, the most desirable use of land varies among different groups
within a community. In a broader sense, land use planning provides a
guide for the use and development of land areas in a community. It is a
process in which local leaders, public groups, and interested citizens
engage to further community development by encouraging that growth be
orderly in both the agricultural sector and the non-agricultural sector
with respect to land and its use,
Land use planning is aimed at avoiding community problems through
group interaction and subsequent action. These planners, whether inter-
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ested citizens or elected official:, set definite and: realistic objec-
tives to be reached, Land use planning cannot Ludo ''"rongs" that have
already been committed, but it can help prevent future "wrongs" from
being committed,
Land use planning is the decision making process which the local
landowner has available for the protection not onlyof agriculture but
also the well-being of the community, Through planning the physical uses
of land areas are recommended, i.e,, which land is best suited for agri-
cultural production ard which land is best suited for non-farm interests.
Along with planning, the use of land for public improvements such as
water storage and solid waste management can be provided to make com-
munities a better place to,work and raise a family.
THE HISTORY OF LAND USE PLANNING
Contrary to popular belief, land use planning in rural America is
not new, Planning has been a part of town development in the United
States since before independence from Great Britain. More than 2,000
counties across the United States (including counties in Florida) have
been given responsibility for land use planning by their state legisla-
tures.
WHY HAS LAND USE PLANNING BEEN NEGLECTED?
Land use planning has endured for many years despite neglect from
local citizens, There are several reasons for this neglect, First, land
use planning is a process which takes time, Its success cannot be mea-
sured immediately or easily as, for example, crop yields per acre can be
measured. Successful land use planning requires vocal and written support
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from landowners. This support may require voluntary membership on ad-
visory committees and participation in local legislative bodies as
elected officials, Above all, patience is required to inform others on
the needs and advantages of a properly constructed land use plan.
Secondly, cost is often the scapegoat used by many to justify negle
of proper land use planning, Land use planning has a definite and seem-
ingly high cost at the outset. However, recent evidence indicates that
"lower costs for public facilities built in the future have outweighed th
immediate cost in the formulation and implementation of a land use plan.
In addition, the total value of land is oftentimes increased through
proper planning, Additions such as irrigation systems and warehouses on
farm land tend to cause land prices to rise.
Finally, public support for land use legislation has frequently
been lacking in the past. Both political and monetary influences have
often subverted the few land use provisions that were tried. Violations
of existing land use practices include untimely zoning changes (spot
zoning) and poor adherence to existing legislation. Florida's Sunshine
Law and the Financial Disclosure Act should help discourage violators whi
use vague and conflicting local legislation to their advantage. Citizen
are encouraged to support local leaders in their efforts to curb unwise
land use practices aided by "political" influence and "under the table"
payoffs,
WHY HAVE LAND USE PLANNING?
Population and Business Growth
During the past two decades the United States' population has grown
by a third, Florida's population growth exceeds the national trend and
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is expected to expand even more rapidly than the national average in the
future. There were more than 8 million residents in the state in 1974,
and current projections indicate that,by 1980, over 10 million persons
will be permanent residents. In addition, Florida's numerical population
growth rate has recently overtaken Calfornia's as the fastest in the
nation. Moreover, according to a recent study, Florida is expected to
gain the most new residents of any state in the nation in the next 25
years.
Urban to Rural Population Shifts
A facet of this population increase is the migration of people into
rural areas to avoid the congestion of city life. Affluence seems to
breed negligence with regard to natural resources. Rural land and water
is often polluted by improper disposal of liquid and solid wastes. Those
residents with vacation or mobile homes not only tend to inundate the
landscape but also object to ordinary side effects of farm operations
such as odor, tractor noise at early hours, and crop spraying and dusting.
Their public opposition further complicates the lives and businesses of
farmers and ranchers. Furthermore, the new residents expect regulated
public services, such as sewer connections, fire and police protection,
and solid waste disposal. Yet, few of these are available in many rural
areas, Providing these additional services may cause local governments
to raise taxes.
Business Migration
In addition to the influx of people from cities, commercial firms
and industries are locating offices-and plants in rural areas, These
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concerns locate in rural areas for several reasons: 1) lower taxes, 2
less restrictive environmental regulations, and 3) the availability o
low cost labor. Without proper land use legislation and subsequent pl.
ning, rural communities will continue to be a locating and dumping
ground for commercial and industrial concerns and their wastes,
WHO IS RESPONSIBLE FOR LAND USE PLANNING?
The federal government has experienced difficulty in its efforts
provide regulated community development in rural America. The major
difficulty stems from the various views and policies adhered to by the
countless state and county governing bodies. As a result, the response
ability for land use planning has been placed on the shoulders of state
and local government. Loans and grants from federal agencies are now i
available for local officials to create proper land use plans. Some cor
munities have not used available monies in the past for a variety of
reasons, including poor communication and reluctance of local leaders 1
become involved.
LAND USE PLANNING--FARM OPERATOR PROTECTION
Community leaders must realize that a well-designed land use plan
is not a method to take away private ownership of land. Neither is it
device to completely control and restrict current and future use of pri
vate land. The basic function of land use planning is advisory--a metp
to influence landowners to use their land in its most efficient manner.
Historically, land in rural areas was used for agricultural production
with little regard'or need for alternative uses, Today, land use is mc
often than not based upon using land in a manner which earns the highest
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sible income, The profit motive is causing land to be used inefficiently,
Proper land use planning will also protect farm operators from other
landowners who, in the future, may use their land unwisely. Prime agri-
cultural land formerly in production and idled by land speculators is one
example of unwise land use practices. When properly administered, a land
use plan will not remove land currently in agricultural production nor
can it reclaim land recently removed from agricultural production. It
can, however, help protect land in agricultural production and help in-
sure it will remain in production in the future.
Support Is Needed
Farm operators, as leaders in the community, have much to gain by
voicing their views on the rights of private land ownership. Farm
operators are encouraged to accept this responsibility, and represent
agricultural interests in the decision making processes in the community.
With proper, wel.l-planned land use in the future, agricultural incomes
need not be depleted by increased tax assessments, rising costs of public
services, and fewer acres in crop production, Both civic and legislative
leaders in rural communities should encourage citizen involvement in leg-
islative decisions on land use. This input may be necessary for the
future life of agriculture--our life support system for producers and con-
sumers.
Where To Find Help
For further information contact your County Extension Office, The
Multi-County Regional Planning Office for your district can also provide
information. Regional Planning Offices are;
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District Name Address
I, West Florida Regional P,O, Box 486
Planning Council Pensacola, FL 32502
II, Northwest Florida Development 5321-West Highway 98
Council and Economic Develop- Panama City, FL 32401
ment District
III. North Central Florida 75 S,W. Second Place
Regional Planning Council Gainesville, FL 32601
IV. Jacksonville Area Planning Room 401, Courthouse
Board Jacksonville, FL 32202
V. Withlacoochee Regional 3190 Maricamp Road
Planning Council Ocala, FL 32670
VI, East Central Florida 1011 Wymore Road
Regional Planning Council Winter Park, FL 32789
VIr, Central Florida Regional PJ, Box 1909
Planning Council Bartow, FL 33830
VIIr. Tampa Bay Regional 3151 Third Avenue, North
Planning Council St. Petersburg, FL 3371
IX, Southwest Florida Regional P.O. 3ox 981
Planning Council Ft. Myers, FL 32902
X. South Florida Regional 1515 N.W. 167th St.
"Planning Council Miami, FL 33169
The geographical areas embraced in these Plinniig Districts are out-
lined in Figure 1. Portions of Lake Okeechobee are Livided -!-mong Plan-
ning Districts VII, IX, and X,
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StI I I .
IIV.
VII, ..
* -- I IV.
V.
VI.
VIII.
X.
IX.-
Fiure .--Multi-county regional annin districts in lorida
Figure l.--Multi-county regional planning districts in Florida
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