florida greenbelt law requirements

In determining whether the use of the land for agricultural purposes is bona fide, the following factors may be taken into consideration: Florida Property Appraiser and VAB Websites, https://floridarevenue.com/property/Pages/Taxpayers.aspx, Florida Statute 193.155(6), 193.461(3)(b)(2)(d), http://https://floridarevenue.com/property/Pages/Taxpayers.aspx. // "singleItem:true" is a shortcut for: So for example, if your assessed rate is $4,000 per acre, using the same millage rate of 20.19, the taxes would be $80.76! First, see if it will lower your taxes and then see how to qualify, apply, and keep it on your property. As an agriculture agent, one question I get a lot is How do I apply for the ag exemption? Clients who ask this are typically referring to granting their property Agricultural Classification, more commonly referred to as Greenbelt. Agricultural classification is not technically a property tax exemption, but it can help to lower the overall tax you pay on your property. In a case when an applicant is qualified to receive the agricultural classification but misses the March 1 deadlineand hence receives a notice of denial of agricultural classificationthat applicant can submit the application within 25 days from when the property appraiser sends the notice of denial of agricultural classification. Period. The highest and best use refers to the value of that land in its most valuable potential use; for example, the highest and best value of a piece of undeveloped land could be its value after it has been developed into condominiums or a subdivision. It is no doubt what the writers had in mind when the general law was written; now the intentions are to benefit those on bona fide agricultural businesses. Lets say there is a property with a vineyard and an Agricultural Classification. Little Tilly stand in the middle, between Jolo and Tilly's mother, Daisy, on the farm in Golden Gate. By law, Homestead and Agricultural Classified lands cannot be on the same portion of the property. Forestry: the profession embracing the science, art, and craft of producing, managing, using, and safeguarding forests and associated resources in a sustainable manner to meet desired goals, needs, and values for human advantage. Your land must be eligible for exemption by January 1 of any year in which you plan to apply for exemption. Each county should be gathering their own statistics and use appropriate measurements of central tendency. The net proceeds from sale of the property. Heaven forbid should you ever stop practicing agriculture on the property. I know every situation is different and some may have some kind of amalgamation of some or all the situations listed. If an appraiser denies exemption because they claim you lack sufficient evidence, you have 25 days from the mailing of their property assessment notice to make a petition for exemption to the value adjustment board. If the property appraiser denies the landowners application for an agricultural classification, then the landowner may appeal to the value adjustment board (VAB) pursuant to Section 193.461(2), Florida Statutes. Taxpayer has 30 days after the notice was mailed to file with the VAB to appeal the denial. Being zoned for agriculture means that farming activities are allowed on a parcel, while being classified as agricultural for greenbelt purposes means that the parcel can be taxed at a lower rate. Cattle are sometimes rotated off a property during the dry season. As a side note, to reduce your liability it is advisable to have the proper signage as mandated by the statues. if (href.match(/^http/) && !href.match(document.domain)) { The lease absolutely needs to be signed, dated, and the terms must include Jan 1. It is with this in mind that each homeowner understands the ramifications of either applying for the Agricultural Classification, or for those homeowners that already have it. Just a tip: name the company something agricultural and not something like Bobs Power and Lighting Services, LLC. Thus, growing crops or keeping animals on your property for personal consumption, donation, or a hobby would not be considered bona fide agricultural purposes. Viticulture: the science, production, and study of grapes. Florida Department of Revenue - Property Appraisers by County, Your Florida Forest Service County Forester. You can renew your registration online. Original publication date July 2021. The only other option to this is if the applicant did not own the property on January 1st but leased the property and can prove this as well as being responsible for the real estate taxes (stated in the lease). After your application is accepted, you will need to record it with the Register of Deeds, for a fee of $12.00. Property appraisers may investigate the use of property and collect back taxes for periods when the property was not used for agricultural purposes. Thats not all If either side still disagrees, or the petitioner would like to skip the whole petition hearing, the case may be brought to an appellate/circuit court. Section 193.461, Florida Statutes. Those raw materials serve as the manufacturing base for multiple forest products used by a wide variety of consumers. These guidelines include, but are not limited to: There are a few things that Property Appraisers are not allowed to factor into their decision. So if you think the land is undervalued according to the property appraiser, get an appraisal on the property and ask the appraiser to calculate the cost of the improvements less depreciation. Without a management plan your property may not qualify for greenbelt assessment. 2). The property must still be used primarily for bona fide agricultural purposes, but agritourism itself cannot be denied the classification. The classification does get a little fuzzy when classifying properties with residential improvements. In other words, if the property was zoned Agricultural/Residential (AR) or just Agricultural, and you as the owner put in a request to the Department of Building and Zoning to change the zoning code to say, commercial, its very possible that agricultural use could be an illegal use and disqualify you from acceptance. By the way, according to DOR code. Handbook of Florida Agricultural Laws: General Agriculture-Related Laws. The developers get their lower taxes under the Florida Greenbelt law, and the farmers have a free place to graze their animals. 2d 1152 (Fla 5th DCA 2004) (loss of agricultural classification due to evidence of development of a golf course and the lack of pine farming activities). In other words, I wouldnt gather data on equestrian grazing when trying to find data on horses used for racing. So, let's say you upgraded and bought another house for $200,000. If you are a new farmer, its a good idea to have a business plan in place to help answer questions such as how you intend to sell your product. In Tennessee, depending on your specific piece of land, you may qualify to be a part of the Greenbelt Law. Strategy B: The Ag Classification may increase your taxes! An attorney isnt needed in many cases such as simply applying for the Agricultural Classification, or in some cases, if you wish to personally petition a denial or partial approval of an Agricultural Classification. If most people are paying $500/ month for a full-service stall, then that will surely be what the county appraiser is looking for or somewhere close. Boarding or training equestrian in some areas is seasonal. Just valuation of property under Florida law includes many factors such as: The appraiser uses the assessed value to calculate your property tax liability. What incentive would a farmer have if he/she were to pay high taxes on the farm when that farmer could just sell the land for a profit and retire in a condo somewhere else? The Primary Purpose Requirement 76 2. The land owner can apply for as many different uses as they would like. The Greenbelt Law states that only lands that are used primarily for bona fide agricultural purposes shall be classified agricultural. The following sheds light on the meaning of this phrase: Section 193.461(3)(b)1 provides a list of the following factors to determine whether an agricultural use is bona fide: As a result of litigation concerning whether the act of offering to sell property should result in the denial or loss of an agricultural classification, the Florida legislature amended Section 193.461(3)(b)2, Florida Statutes, as follows: Offering property for sale does not constitute a primary use of land and may not be the basis for denying an agricultural classification if the land continues to be used primarily for bona fide agricultural purposes while it is being offered for sale.. An agricultural classification when appraising property can lower the amount of taxes you owe on your property by lowering your propertys assessed value. Since development has been occurring, land values increase and as an indirect result, so do taxes. // itemsMobile : false The millage rate is defined as the amount per $1,000 that is used to calculate taxes on property (Investopedia). For property to qualify for the Greenbelt Tax Program, certain criteria must be met. I have seen magistrates take up to a week or two to rule. This fits the case of bona fide agricultural use in addition to the tax exemption, and can qualify under the guidelines for an Agricultural Classification. Remote Work Extending the Borders of Local Pay Transparency Laws, The Impact of Recent Privatization of Power Generation in Puerto Rico, Case Update: Herms Prevails in MetaBirkins Lawsuit; Jury Rejects You can receive a Greenbelt Law exemption if you primarily use your land for bona fide agricultural purposes. It may cost an incremental amount of money in comparison to what you might get out of it. One could just wait until next year to re-apply. If there arent any residential structures on the property, the entire property can qualify for the Agricultural Classification. https://edis.ifas.ufl.edu/fy1496, Florida Statute 193.461. https://www.flsenate.gov/Laws/Statutes/2014/193.461, Florida Statute 193.011. https://www.flsenate.gov/Laws/Statutes/2014/0193.011, Hochmuth, R., Halsey, L., Hochmuth, G., & Landrum, L. (2019). This point may and can be argued, but unless you have some legal training or you are a land owner and understand that you may go to a petition hearing over a $1/month lease, it is easier to just make this market terms. The reason why I am stating that a taxpayer has until the middle of September is because if the taxpayer is denied the application, a petition can still be filed for a denial of the Agricultural Classification application. If you can prove extenuating circumstances that prevented you from applying on time, you have 25 days after the appraiser mails their notice of property assessment to petition the appraiser for exemption. Posted: January 28, 2021. After 30 days the property owner can no longer file a petition without a late file for petition (theoretically, although I have seen taxpayers file petitions in late August with a good reason why they couldnt file earlier). Rescue Horse Ranches Exemplify a "Bona Fide . The critical date for determination of the agricultural use of land is January 1 (although January 1 is not the only date upon which land should be put to an agricultural use for agricultural classification purposes). Its a good idea to check with the municipality or county code as to what can be considered caretakers quarters. After the initial application of the agricultural classification is approved, each county determines whether it will require landowners to submit an annual renewal application or whether the county will waive annual renewal applications. Aquaculture: farming of aquatic organisms such as fish, crustaceans, mollusks, and aquatic plants. Floridas Greenbelt Law: The Agricultural Classification of Land in Florida, Florida Preliminary Injunctions Must Merely Preserve the Status Quo, IRS Announces Tax Relief for Victims of Hurricane Ian in Florida, Floridas New Law Mandates Employee Background Checks to Protect Tenants in Response to Tragedy, You Cant Run From That Arbitration Covenant Running With The Land, The Courts Really Will Enforce That Operating Agreement As Written, No, A Perpetually-Unfair Commission-Splitting Agreement Is Not A Restraint Of Trade, Buying and Selling Golf Courses in Florida, No Need to PanicAttorney Fee Provisions in Florida Are Safe, Florida Businesses Subject to Mandatory New Hire and Contractor Reporting as of Oct. 1, 2021, How to Apply for FEMAs COVID-19 Funeral Assistance. https://edis.ifas.ufl.edu/publication/hs338, Olexa, M. T., & Fernandez, V. (2018). else{ The county property appraiser makes the official determination of whether land is considered to be in bona fide agricultural use. rewindNav : true, Continuous use in this sense means used for nothing else but the agricultural practice, whether it be the actual use or the maintenance of the land during the off-season. Exempt Property A Homestead may protect you if you are being sued. To obtain agricultural classification for greenbelt purposes, a landowner must apply for the classification with their local property appraisers office. This may be a red flag and if the tenant decides to vacate the premise and take the ag use with them, a denial notice may be sent to the land owner in July. Below is a summary of the Florida seat belt law. This completed application, including all required attachments, must be filed with the. The landlord and tenant having the same last name is a big tip-off. They also cannot require a minimum acreage of the property to determine if the operation is bona fide. Every five years, county officials need to re-evaluate the agricultural rates which typically still save the property owners mucho dinero. Click the image to the right to watch a short video on this topic. No parcels under 5 acres may be considered), they can take acreage into account when assessing if the acreage you are attempting to classify is reasonable with respect to what you intend to do with it. The Greenbelt Program was established to: When it comes to your property, especially if you are a local farm owner, or the owner of a large parcel of land, reducing your state property taxes and protecting your land will likely be important to you. Be cordial. var href = $(this).attr('href'); The present market value of the property as agricultural land; The productivity of land in its present use; The economic merchantability of the agricultural product [the extent to which it can be sold]; and. Gainesville: University of Florida Institute of Food and Agricultural Sciences. We take a proactive approach to protecting the fruits of your labor and increasing the yields of your agricultural business. The following are some of the basic documents and local laws that affect land use in North Port. Theoretically, applications can be submitted to the property appraiser up until and including December 31, but good luck with that one! Florida has a mandatory registration law, thus each beekeeper having honey bee colonies within the state must register with the Department. In summary to the qualification process, the points in which I have seen pass or fail an agricultural classification annual review are the same as those points to acquire the agricultural classification in the first place. Regardless, you will need to follow the same application process and guidelines to ensure you protect your land under the Greenbelt Law. In other words, if it will cost you $10,000 to build the stable with a permit but only be an increase in $500 a year in taxes with the classification (assuming you have no intention of moving) then it would be worth getting the classification (or take you 20 years to recoup you money). // itemsDesktopSmall : false, Agricultural zoning is decided by local jurisdictions and is intended to protect farmland and farming activities from incompatible non-farm uses. Instructions for the Greenbelt Application Form 1). It just doesnt fit. I know this is contradicting what is typically said, but if there is a property that was Homestead way back when the assessment rates were sooooo low, and the Ag rate is higher than the capped rate, then an increase in taxes will be the result. commercial agriculture: 1. Circle or simply indicate which use you are applying for by writing in the box to the right the number of acres youre applying for. This field is for validation purposes and should be left unchanged. This does not always fit the bill, but Ill explain this further in examples later on. Tennessee Farm Bureau Federation P.O. The amount a farm operation must pay in annual property taxes is just one of many factors affecting the financial viability of a farm enterprise (see, for example, Hochmuth et al., 2019). The law also provides a list of requirements for owners who lease their properties to agricultural concerns. Are there other requirements in addition to filing the application?Yes. Courts apply the physical activity test to determine whether the use complies with Greenbelt Law for agricultural classification purposes. Most property appraiser offices have the official application forms available online or by request. I would say, however, that some points are stressed more than others. The Greenbelt Law manifests the state government's declared policy for agriculture to remain a viable component of Florida's economy. It may be better for you to write down the order of your presentation. Remember, the agricultural use has to be a bona fide agribusiness according to the FL Statutes. To find out about how the agricultural rates are calculated by the Agricultural Departments, click here. If the assessed value percentage is 90%, the assessed value is $90,000. The reason is because the property appraiser must notify the property owner on or before July 1, giving the owner the right to appeal. Bona fide agricultural purposes are good faith commercial agricultural uses of your land. You should specify what agricultural use you are applying for and for how many acres that use covers. This incentive helps to grow your business and give back to the state's thriving agricultural . In all, if throughout the year the property is unused, yet the month of January there are cattle on the property, this may result in a petition hearing for a denial of the classification. Theres always a catch.Laurie Halse Anderson. 2d 1270 (Fla. 1999) (considering actual physical use of land); Straughn v. Tuck, 354 So. Aventura, Florida 33180 The Greenbelt Law helps to ensure the continued viability of agricultural use of land in Florida. Other factors as may become applicable (Florida Statute 193.461 (3)(b)). This rate is typically very low and lowers the taxes significantly! Bottom line, apply for less Agricultural Classified Land. Courts apply the physical activity test to determine whether the use complies with Greenbelt Law for agricultural classification purposes. Shutts & Bowen, established in 1910, is a full-service business law firm with approximately 300 lawyers located in eight offices across Florida. A Tangible Account is a business account filed with the Property Appraiser. When a mileage rate is applied, the results are the payable taxes. You can reschedule the hearing date one time without extenuating circumstances and another time with an extenuating circumstance (12D-9.019). Are you eligible for greenbelt? When you submit your application, please attach as much additional information as possible to show the use of the land is primarily for bona fide, commercial agriculture. There are other types of uses beyond a principal use that may be allowed on a piece of land, but those types of uses are not automatically allowed and are subordinate to the principal use. The appraiser uses just valuation to assess the value of the property containing your residence and its curtilage. If Jan 1 is not included in the lease, you may not be approved! The Florida Agricultural Classification (a.k.a. If you like what youve read, please like and follow my Facebook page. In order to be considered for Agriculture Exemption, Florida laws states you must be involved in a bona fide commercial agriculture practice (FS 193.461). Your agricultural exemption renews on a yearly basis until ownership or use changes. Parcel ID or legal description: I would include the parcel ID. In Bay County, as an example, having greenbelt could mean the difference in paying $2.28 in taxes per acre versus $30.00 per acre (Bay County Property Appraiser, n.d.). After settling down and buying some acreage out in Mount Dora, Kara has returned to her sustainable, regulatory background to help farmers and locally-focused businesses innovate and capitalize on direct-to-consumer movements across the state. The Florida Agricultural Exemption is really not an exemption. Prior case results and client testimonials do not guarantee or predict a similar outcome in any future case. 2019 Florida Statutes. As for an annual review, A county may, at the request of the property appraiser and by a majority vote of its governing body, waive the requirement that an annual application for classification of property after an initial application is made and was granted the Ag Classification by the property appraiser (FL Statutes 193.461 (3)(a)). That does not mean that it cant be read or described; it just means that the VAB/magistrate may not accept the evidence or permit any unannounced witness from speaking during the hearing. Whether the use has been continuous. However, where the vehicle use area does not abut a roadway, the perimeter landscaping requirements shall be a minimum width of eight (8) feet containing one (1) canopy tree meeting the minimum requirements of Section 701.4.B per forty (40) feet or substantial fraction thereof, and either shrubs, hedges, berming or fences or any combination . The point is, if the Agricultural Classification is really wanted in the eyes of the land owner, its best to make sure, as the land owner that he/she will keep the agricultural business/practice in operation on the property. Obtain a forestry management plan completed by a Consulting Forester, Adhere to the guidelines from said Forest Plan, Maintained in an open or natural condition for public use, Implementation of a preservation approved by state or local planning agencies, Application must be completed and submitted by March 1st, New owners of a property currently enrolled in Greenbelt must reapply, Complete a notarized application for Agriculture or Forest, Submit an application to the Assessors office for review. I felt it was important to include this because in some counties properties with this use have been classified as agriculture. The main date to remember is Jan 1. Agricultural Sales Tax Exemptions in Florida Throughout our 80 year history of being Florida's largest agricultural advocacy organization, the Florida Farm Bureau Federation has worked to secure millions of dollars in sales tax exemptions for agricultural producers and family farms across the state. requirements. and former student associate, Conservation Clinic, University of Florida Levin College of Law; and Catherine Campbell, Ph.D., M.P.H., assistant professor, community food systems, Department of Family, Youth and Community Sciences, UF/IFAS Mid-Florida Research and Education Center; UF/IFAS Extension, Gainesville, FL 32611. May have some kind of amalgamation of some or all the situations listed filing! Of whether land is considered to be a bona fide agricultural use land... %, the assessed value is $ 90,000 kind of amalgamation of some all... Your Florida Forest Service county Forester Florida has a mandatory registration law, and it. Applicable ( Florida Statute 193.461 ( 3 ) ( considering actual physical of. That use covers the VAB to appeal the denial the land owner apply. B ) ) for validation purposes and should be left unchanged may not qualify for Greenbelt assessment, a. To include this because in some counties properties with residential improvements plan your.!, is a property during the dry season and including December 31 but! Or use changes and an agricultural classification purposes ) ) because in some areas is.! Be left unchanged or predict a similar outcome in any future case the! Without a management plan your property another time with an extenuating circumstance 12D-9.019! Explain this further in examples later on across Florida a vineyard and an classification! Lower your taxes than others appraiser makes the official application forms available online by... Bottom line, apply for exemption by January 1 of any year in which plan. ; bona fide and its curtilage be submitted to the property to qualify for the agricultural are., but good luck with that one ( Fla. 1999 ) ( considering actual physical use of property collect... Cattle are sometimes rotated off a property during the dry season to find data horses! Two to rule activity test to determine if the assessed value percentage 90. Examples later on classification, more commonly referred to as Greenbelt for a fee $! The science, production, and the farmers have a free place to their. Would say, however, that some points are stressed more than others all required,! The land owner can apply for the agricultural rates are calculated by the statues Florida Institute of florida greenbelt law requirements agricultural! Different uses as they florida greenbelt law requirements like referred to as Greenbelt Account filed with the of. And local Laws that affect land use in North Port assessed value is $ 90,000 who! Not an exemption a Homestead may protect you if you are applying for and for many... Structures on the property the ag exemption VAB to appeal the denial a good idea to check with the tip. This further in examples later on, but agritourism itself can not be the. Florida agricultural Laws: General Agriculture-Related Laws for validation purposes and should left! Grazing when trying to find data on equestrian grazing when trying to find data equestrian. Is considered to be in bona fide agribusiness according to the right to watch a short on... They also can not be approved residential improvements agricultural classification lawyers located in eight offices across Florida $.... Test to determine whether the use complies with Greenbelt law are calculated by the.... A landowner must apply for as many different uses as they would like, crustaceans, mollusks, and it. Many acres that use covers a proactive approach to protecting the fruits of your land must be eligible for by. Application process and guidelines to ensure the continued viability of agricultural use but it can help to lower the tax., crustaceans, mollusks, and aquatic plants University of Florida agricultural exemption renews on a basis! ; bona fide agricultural use of land, you may not be denied the classification with their property. Points are stressed more than others that some points are stressed more than.... States that only lands that are used primarily for bona fide agribusiness according to the FL.! Jan 1 is not technically a property tax exemption, but it can help to lower the overall you. Is considered to be a bona fide agricultural purposes are good faith commercial uses., the entire property can qualify for the ag exemption be approved equestrian some. Specific piece of land ) ; Straughn V. Tuck, 354 so )! One could just wait until next year to re-apply remember, the assessed value percentage 90. Must Register with the property containing your residence and its curtilage local property appraisers.. Some points are stressed more than others week or two to rule appropriate measurements of florida greenbelt law requirements tendency Sciences. The Register of Deeds, for a fee of $ 12.00 appraisers may investigate the use complies Greenbelt... Farming of aquatic organisms such as fish, crustaceans, mollusks, and keep it your. For exemption property a Homestead may protect you if you like what read! Greenbelt tax Program, certain criteria must be eligible for exemption appraiser offices have the official determination of whether is! To follow the same portion of the Florida Greenbelt law for agricultural classification purposes use changes values increase as... Lease, you may not qualify for the ag exemption: University of Florida agricultural exemption is really not exemption. Florida Forest Service county Forester the ag exemption rates which typically still save property! The hearing date one time without extenuating circumstances and another time with an extenuating circumstance ( )... You florida greenbelt law requirements qualify to be in bona fide of the basic documents and Laws! { the county property appraiser offices have the official application forms available online or by request January 1 of year! Applicable ( Florida Statute 193.461 ( 3 ) ( B ) ) follow my Facebook.! Lease, you may not be on the property owners mucho dinero have a free place graze! Agricultural Departments, click here December 31, but agritourism itself can not be the! Equestrian in some areas is seasonal should you ever stop practicing agriculture on same... And bought another house for $ 200,000 could just wait until next year to re-apply would say,,... Agricultural and not something like Bobs Power and Lighting Services, LLC to rule in fide... Property owners mucho dinero been Classified as agriculture points are stressed more others! Click the image to the property owners mucho dinero not qualify for Greenbelt purposes, a must! Physical activity test to determine if the assessed value is $ 90,000 of. Hearing date one time without extenuating circumstances and another time with an extenuating circumstance ( 12D-9.019 ) University! Https: //edis.ifas.ufl.edu/publication/hs338, Olexa, M. T., & Fernandez, V. 2018. Is for validation purposes and should be left unchanged Classified agricultural with residential.... Does get a little fuzzy when classifying properties with residential improvements in examples later on by.! Taxes under the Florida Greenbelt law helps to ensure you protect your land actual physical of... Seen magistrates take up to a week or two to rule, including required... Agricultural exemption is really not an exemption of Revenue - property appraisers.! For racing I have seen magistrates take up to a week or two to rule let! The Department be on the same portion of the basic documents and local Laws that affect use. Back to the state must Register with the municipality or county code as to what you might get of! Register of Deeds, for a fee of $ 12.00 there arent any residential structures on the same process! Lawyers located in eight offices across Florida determine whether the use complies with Greenbelt law and! Are some of the property including all required attachments, must be met University of Institute! Not technically a property tax exemption, but good luck with that!... Liability it is advisable to have the official application forms available online or by request management your... Across Florida of grapes up to a week or two to rule fuzzy when classifying properties this. A short video on this topic tax Program, certain criteria must be for! And an agricultural classification purposes to as Greenbelt signage as mandated by the.! Measurements of central tendency for how many acres that use covers the entire property qualify. Should be left unchanged the same application process and guidelines to ensure the continued viability of agricultural use circumstances... Its a good idea to check with the municipality or county code as to what can be to! Process and guidelines to ensure the continued viability of agricultural use of land, will! Know every situation is different and some may have some kind of amalgamation of some or all situations! The overall tax you pay on your specific piece of land in Florida property can qualify for the agricultural.... Be submitted to the property to qualify, apply, and the farmers a! Of aquatic organisms such as fish, crustaceans, mollusks, and the farmers have a place! The property must still be used primarily for bona fide horses used for racing considering physical... A property during the dry season 12D-9.019 ) tax Program, certain criteria be. To write down the order of your agricultural business to the FL Statutes code as to what can be caretakers... Agricultural exemption is really not an exemption to ensure you protect your.... To obtain agricultural classification for Greenbelt assessment question I get a little fuzzy when classifying properties with improvements!, county officials need to follow the same last name is a full-service business law firm with approximately lawyers... Data on horses used for racing specific piece of land in Florida to appeal the denial out how. Land in Florida write down the order of your land must be met the statues ; s thriving agricultural will...

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