I'm gonna get off in the weeds here a little.
The title of this thread is "sustainable agriculture'...
A farmer raises his own beef, his own pork, his own poultry and eggs and a big garden that thru home canning produces enough vegs for the year, plus has his own water well and he takes good care of the little plot of land that does all this. And he has done so most of his adult life.
Is that 'sustainable farming'?
I know 2 families that do this.
Neither quals in Texas for an ag exemption because it falls under consumption, (and too little acreage) yet just a couple/3 decades before I was born, a great % of American farms were just like this..
Well, I'd say that THAT
SHOULD qualify as "sustainable farming" personally. As far as taxes go, here in MN we get taxed on "house + 1 acre" the same as other residential property. The rest of the building site in the country, if your qualified ag, is taxed at the ag rate.
My concern isn't nearly so much with that small "sustain my own household" kind of individual use, as much as it is with all the "sell off a bunch of 5 acre plots, put .75 mil houses on it with a 4+ car garage and a big pole shed/shop that you fill with 4 wheelers and a couple SxS's, a boat, several snowmobiles, new little toy tractor with AC'd cab and loader, belly mower, rear end finishing mower, too big a brush hog, and a play dig backhoe as ornaments... and maybe a pasture ornament horse or two kept in a white vinyl board fence.
That's not "ag use", it's high end residential subdivision use, and subdividing "ag protection disctrict land" to sell for this kind of stuff shouldn't be the way we go, IMO. Not sure just how one would properly go about differentiating between the two though, if they're both on "small plots"....
Thing is, what's done to date is done... we need to be concerned about further subdividing for residential uses. That won't happen if we agree to stop or further restrict by "ordinance" (regulation) the number of "NEW subdivisions of land that can qualify for residential development" in the ag district. Existing residences can (and in all likelihood would be) "grandfathered in".... so the small farmer that you described, if he was looking to find a place to START farming in the way you described, would have to find an already existing building site to locate on... he wouldn't be able to "set up shop that way" by buying a newly subdivided parcel off of a larger "ag parcel" to create his NEW building site. THAT would prevent the FURTHER encroachment of residential uses, and more residences and an increasing residential density/sq. mi., into the ag protection district.
For all those farmers/ranchers that have been counting on this "PROPERTY VALUE because of potential residential uses" of their property though as they approach retirement (or who currently use it as equity to borrow against to further their agricultural business), enacting a change in policy and placing laws like this into effect would "devalue" their land asset... is that "fair" to them?
My opinion... but then, my opinion doesn't really count for much..........