HomeMy WebLinkAboutAgenda - 05-19-1994 MAY 16
1
AGENDA
JOINT MEETING
BOARD OF COUNTY COMMISSIONERS
AND
AGRICULTURAL DISTRICTS ADVISORY BOARD
Planning & Agricultural Center
306 Revere Road
Hillsborough, North Carolina
Planning Conference Room
Thursday, May 19, 1994 - 7 :30 P.M.
Time Item Page Topic
7 :30 1. INTRODUCTIONS & OPENING REMARKS BY CHAIRS
7 :40 2. 1 HISTORICAL PERSPECTIVE
In August, 1990, the Board of Commissioners
reconstituted the Agricultural Districts Advisory
Board and charged it with developing a purchase of
development rights (PDR) program for Orange County.
The original charge to the Advisory Board was
included as one of the Commissioners' FY 1990-91
Goals and contained the following plan of action:
1. Investigate procedures used by counties that
have implemented PDR programs.
2 . Address special concerns such as watershed
protection, rural districts, and natural areas.
3. Outline participation criteria, including
selection priorities, funding sources, and
ranking methods.
4. Outline legislative requirements, including
local ordinances needed and other special
concerns (e.g. , enabling legislation) .
S. Develop proposal for implementation,
administration, and monitoring.
6. Present proposal for implementation to Board of
Commissioners.
The specific goal adopted by the Board of
Commissioners was straightforward - to insure the
preservation of farmland. In June, 1991, the
Advisory Board presented a status report to the
Commissioners on proposed actions to achieve the 2
goal.
The Commissioners asked the Advisory Board to
address the following:
I. Revise the ranking system to include visibility
from major thoroughfares and proximity to
municipalities as criteria.
2. Expand Advisory Board membership to include
municipal representation and prepare Farmland
Preservation Ordinance for Commissioners '
consideration.
3. Consider presentation of PDR proposal(s) to
Township Advisory Councils as means of
developing support.
Since June of 1991, the Advisory Board has
accomplished the following:
March 1992 Voluntary Farmland Preservation
Ordinance adopted by BOCC.
April 1992 1,300 brochures distributed to
land owners participating in
"use value" program - describes
Voluntary Agricultural
Districts Program.
May 1992 Advisory Board membership
expanded by BOCC to include
municipal representation.
Advisory Board adopts Rules of
Procedure.
June 1992 BOCC designates first voluntary
agricultural district.
September 1992 Ordinance amended to reduce
amount of farm acreage required
to participate in voluntary
agricultural districts program.
February 1993 Ordinance amended to allow
small tracts surrounded by or
adjacent to districts to be
included.
In addition to the steps outlined above, the
Advisory Board has spent considerable time
addressing the criteria used to rank farmland.
3
This issue as well as other basic questions form
the basis for the discussion questions listed
below.
7 :50 3. 3 QUESTIONS & DISCUSSION
The system being adapted for local use by the
Advisory Board in ranking farmland for PDR purposes
is the SCS Land Evaluation and Site Assessment
(LESA) system.
The LESA system evaluates and ranks farmland on
specific criteria, some based on soil survey data
and some based on locally defined site
characteristics. The criteria considered to date
by the Advisory Board are listed below.
Cropland Productivity
Forest Land Productivity
Site Assessment Factors
Farm Characteristics
Size of Farm
Percent of Site Farmed
Conservation Plan Implementation
Use Compatibility
Percent of Area ( 1/2 mile) in Farm Use
Land Use Adjacent to Site
Distance to Urban Area
Natural & Cultural Resources
Natural Areas/Wildlife Habitats
Wildlife Corridors
Scenic Roads & Viewsheds
Historic Sites & Structures
Wetlands
Consideration of the ranking criteria as well as
methods of implementing a PDR program have led to
the formulation of a series of basic questions.
1. What types of agricultural lands should be
Preserved?
The two extremes of description discussed at
length by the Advisory Board are:
a. Well managed, productive farm and forest
lands with excellent soils and natural
features regardless of location; and
b. Attractive farms and pasture lands on scenic
roadsides within or near urban areas.
In trying to deal with these extremes, the
Advisory Board has considered several options.
4
Ranking criteria were selected, points assigned,
and 12 study farms assessed using three
variations. These options are summarized in
Attachments A-C and may be used during the
discussion to provide answers to Question #1.
2 . Should the full range of funding options be
considered for implementing a PDR program?
A variety of funding options have been used
nationally as well as on a state level. The
Advisory Board's inclination is to examining all
possibilities, including, but not limited to,
the following:
a. Bond Financing;
b. Pay-as-you-go;
c. Sales taxes;
d. Real estate transfer taxes;
e. Impact fees; and
f. Federal/state programs
Some options would require new enabling
legislation or modification to existing local
acts. Examples of the former are sales taxes
and real estate transfer taxes. An example of
the latter is impact fees.
As part of examining each option, consideration
would be given to, among others:
a. Potential for use of installment purchases;
b. Immediate vs. long-term impact (e.g. ,
acquisition of large amount of development
rights "up front" vs. acquisition of same
amount over much longer period of time) ;
c. Fiscal impact of farmland preservation (e.g. ,
does it save money in the long run to
preserve farmland vs. letting it convert to
residential use?) ; and
d. Who pays for the PDR program (e.g. , urban vs.
rural contributions, future residents vs.
existing residents, etc. ) .
Relate to funding issues is administration of
the program. The Forsyth County model is based
on County administration through inter-
departmental coordination. Advisory Board
recommendation and Commissioners' purchase
approval are essential ingredients.
5
Another model is Brandywine,. Pennsylvania where
County oversight and funding is linked to actual
administration by a land trust. The key issue
is whether such a model is feasible in Orange
County, given the existence of the Triangle Land
Conservancy.
3. Once specific program proposals (or options) are
developed, should the Advisory Board go the
Public?
The question is not whether proposals (or
options) should be presented but how. The
Advisory Board's inclination is to hold a series
of public hearings where both the Advisory Board
and Commissioners are present. One hearing each
in the southern, central, and northern portions
of the county would help to define support and
preferred options.
9:15 4. 5 WHERE DO WE GO FROM HERE?
Attached is a revised FY 1993-95 Plan of Action
related to the Farmland Preservation goal. Based
on the discussion, what changes are necessary?
9:30 5. ADJOURNMENT
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ATTACMENT A
FARMLAND EVALUATION
OPTION A
This option combines all factors to produce a "composite" rating. The
only variation involves the factor - Distance to Urban Area. In one
variation, more points are awarded to farms "furtherest" from urban
areas. In the other, more points are awarded to farms "closest" to
urban areas.
The maximum possible points for each ranking factor is shown below.
The rankings and scores of each of the 12 study farms are shown on the
following page.
Maximum Possible
Factor Points
Cropland Productivity 100
Forestland Productivity 100
Site Assessment
Farm Characteristics
Farm Size 10
Percent in Farm Use 20
Conservation Plan 10
Use Compatibility
Percent of Surrounding Area in Farm Use 15
Farm Use Adjacent to Site 10
Distance to Urban Area 15
Natural and Cultural Resources
Natural Areas/Wildlife Habitats 10
Wildlife Corridors 10
Wetlands 10
Scenic Roads and Viewsheds 10
Historic Sites and Structures 10
Total Possible Points 330
9
ATTACHMENT A-1
Comparison of LESA System Scores For
Selected Orange County Farms
W
hen,
en'M.ore::R.oi.nts Awarded:Ta:Farms
Whdh:Ubre"PQintsAwarded:to;Farms;>>
..
Furtherestfrom:Ucban Area: Closest
t rba
b.
Farm Rank Score Farm Rank Score
art u
m.::.>. ::.:: an um: 1::; .. . :268
9 .....
Snipes
2
266
P. Snipes.. ... 2 252
Latta >< :::: ; » .: :;:; >: ;>>::.
;:::.: .::..
:.:.;.:....::.
:. 263 ;: 111/a�ters:; `::. :: : 3
Nutter 4 261 Latta 4 249
: : ,:
259 : .:>::::::;. Nutter:::>: <;:::: 5 ;,:: ::: :
Walters 6 258 Stroud 6 245
Shambiy;< 7. ;: 250 : :; :Shambl
y.:.:..:..: 7 . . :.: `36:.. ...
...Strayhorn .: 8 _ .242 Hogan 8 . 234
Nichols ;:> :; <
;:241 Stra horrt 9.:. ::. `>;: >:: :
v::.:... .........mss::::::
Rogers 10 231 Nichols 10 227
Ho gan :, : o d
y. ... .. 1:0.. . :.
Lloyd 12 225 Rogers 11 217
NOTE: Maximum Possble Points = 330
10
ATTACHMENT B
FARMLAND EVALUATION
OPTION B
This option is a variation of "A" in that it attempts to address the
"extremes" possible in developing a rating system.
"Agricultural Orientation" focuses on well-managed, productive
farm/forest lands with excellent soils and natural features regardless
of location.
"Urban Orientation" focuses on attractive farms and pasture land on
scenic roadsides within or near urban areas.
Maximum Possible
Factor Points
Agricultural Urban
Orientation Orientation
Cropland Productivity 100 100
Forestland Productivity 100 NA
Site Assessment
Farm Characteristics
Farm Size NA NA
Percent in Farm Use NA 10
Conservation Plan 40 40
Use Compatibility
Percent of Surrounding Area NA NA
in Farm Use
Farm Use Adjacent to Site 10 10
Distance to Urban Area NA 50
Natural and Cultural Resources
Natural Areas/Wildlife Habitats 5 5
Wildlife Corridors 5 5
Wetlands 5 5
Scenic Roads and Viewsheds NA 30
Historic Sites and Structures NA 10
Total Possible Points 265
11
ATTACHMENT B-1
Comparison of LESA System Scores For
Selected Orange County Fwms
griculturalOtientation
Urban Orientation
Farm Rank Score Farm Rank Score
Man ri1" ;
9u.. Nutter':
203::<::
Latta 2 226 Latta 2 201
: ni es
Mangum:.::::;>:.:
Nutter 4 221 Snipes 4 184
tra or :: ::
.:::5>: 2;1:8 .: Ho
............................................. .
Hogan 6 212 Walters 6 179 ::»»:::::.:»>:
P. rs.....;;:.:..:..:.:.::.:::...:7 208:::: Stra . o
:.: ..::.:...: ....:yh .rn:::;::::: :....;:.;:<:.:<
Nichols 8 204 Nichols 8 169
,:::.::.::.:.: ........ .::::
S ... bi
Rogers 9 199 Stroud 10 152
trou ..:.: :;:'f:Q _. ::. 4.
Lloyd 11 173 Rogers 11 146
NOTE: Maximum Possible Points = 265
12
ATTACHMENT C
FARMLAND EVALUATION
OPTION C
This option views a "farm" as more than a farm. It separates out
"Natural & Cultural Resources" so that a tract may be rated in a
variety of ways:
1. As a farm (or forest) ;
2. As a site characterized by significant natural, scenic,
and/or historic resources; or
3. The "best of everything. "
Maximum Possible
Factor Points
Cropland Productivity 100
Forestland Productivity 100
Site Assessment
Farm Characteristics
Farm Size 15
Percent in Farm Use 20
Conservation Plan 15
Use Compatibility
Percent of Surrounding Area in Farm Use 20
Farm Use Adjacent to Site 10
Distance to Urban Area 20
Natural and Cultural Resources
Natural Areas/Wildlife Habitats 60
Wildlife Corridors 60
Wetlands 60
Scenic Roads and Viewsheds 60
Historic Sites and Structures 60
Total Possihle Points 300
Overall Significance 600
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Boar : Agricultural Dist . Adv . Board as of 02 MAR 94 Page 1
Number : 7
Term :jj years
Cate/Time :. 1st Wednesday at 7 : 00 p .m .
Location : Planning/Ag . Building
Contact : Marvin Collins , ext . 2592
escription : Appointed by Board of Commissioners . They assist
the County Extension staff in effecting and inter-
preting Extension programs . They also provide
support for Extension programs with County & State
officials .
NAME/ADDRESS DAY-PHONE TERM EXPIRES RACE TOWNSHIP'
EVN-PHONE APPOINTED SEX REPRESENTATION
: . 1 Elizabeth Walters 563-3842 1 06/30/97 W Cedar Grove
7119 High Rock Road 563-3842 06/30/93 F At-Large
Efland , NC 27243
_ .2 Chris Hogan 929-8080 1 06/30/94 W Chapel Hill
99 Briar Patch Lane 929-3141 05/04/92 M At-Large
Chapel Hill , NC 27516
. .3 Robert Nutter 929-6397 1 06/30/95 W Bingham
3111 Dairyland Road 929-6397 05/04/92 M At-Large
Hillsborough , NC 27278
_44 Pearson Stewart 942-2902 1 06/30/97 W Chapel Hill
112 Glendale Drive 942-2902 06/30/93 M At-Large
Chapel Hill , NC _-7514
= . 5 Robert Strayhorr, 967-1467 0 06/30/94 W Chapel Hill
2103 New Hope Church Rd . 967-1467 05/04/92 M At-Large
Chapel Hill , NC 27514
: .6 Dolly Hunter 967-0683 1 06/30/95 W Eno
5311 Dodsons Crossroad 967-0683 05/04/92 F At-Large
Hillsborough , NC 27278
_ .7 Vacant b�/a°/9g Hillsborough
Hill . Municipal