HomeMy WebLinkAboutAgenda - 06-12-2007-4iiORANGE COUNTY
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM ABSTRACT
Meeting Date.: June 12, 2007
Action Agenda
Item No. ~- ~ i i
SUBJECT: Agricultural Support Enterprises (ASE)
DEPARTMENT: Economic Development PUBLIC HEARING: (Y/N) No
Planning & Inspections
ATTACHMENT(S):
1) Matrix
2) Schedule
3) Draft Rural Buffer Memo
INFORMATION CONTACT:
Tina Moon, 210-2595 ,
Noah Ranells, 245-2330
Michael Harvey, 245-2607
PURPOSE: The purpose of this item is to: 1) respond to questions and comments from the May
21, 2007 Joint BOCC/Planning Board Work Session on the Agricultural Support Enterprises
project, 2) request the Board's endorsement of those concepts, or elements, which staff believe
are key to the success of the project, and 3) receive authorization to complete the project in
accordance with the schedule provided as Attachment 2.
BACKGROUND: At the May 2007 Joint BOCC/Planning Board Work Session, staff presented
the Board with an update of an on-going project (currently called Agricultural Support
Enterprises) to provide more business opportunities for local farmers and requested the Board's
endorsement of three underlining concepts. At previous meetings on this topic, staff presented
the Board with colored "matrices" and "color progression charts" showing how new agricultural
uses could fit within the framework of the County's existing land uses. These materials were
intended to provide the Board with illustrative examples, a general sense of the types of uses
that staff hoped to add to the ordinance, and the type of permitting process that staff believed
would be appropriate for each use.
Staff shared the most recent matrix with the Board during a February 28, 2005 Work Session, at
which time the project was referred to as "Rural Enterprises." While there were specific
comments regarding the matrix, the focus of questions at that meeting shifted to broader issues.
What were the economic ramifications of these uses? How would staff enforce them? How
could these uses compatibly occur within suburbanizing areas? Could rural enterprises dovetail
with a TDR program? Staff noted changes that Board members requested for specific entries
within the matrix, particularly the request to divide the intensive uses into two categories (shown
in italics). This change would allow the Board ample opportunity to review and consider
applications for the most intensive uses. Staff presented updates on the project to the Board on
May 23, 2005 and May 22, 2006.
2
Staff also presented a detailed summary of the Agricultural Support Enterprises proposal in July
of 2006 to give new members of the Planning Board a history of the initiative and additional time
for questions. Staff referenced the two-tier intensity level at the July meeting.
At the May 2007 meeting, staff recommended the creation of a new Agricultural Support
Enterprises Manual to make the program more user-friendly. Staff hopes to begin meeting with
local farm agency boards (Soil and Water Conservation District, Agricultural Preservation Board,
and others) during the summer to ask for input on the contents and format of the Manual. Staff
found farmer and farm agency staff input invaluable during the initial stages of the project and
would like to offer them the opportunity to provide meaningful input into this important project. A
version of the use matrix would be included in the proposed Manual, so there will be additional
opportunities for the Board to review and discuss specifics, should the need arise, during the
final approval process for the initiative. This approach would allow the Board to consider staff's
original material along with comments from the farming community, Planning Board and
Economic Development Commission.
This initiative remains an important part of the County's effort to preserve farmland and farming
as a viable economic pursuit. The economic development aspect of farming has become so
important to the survival of local farms that the county has hired an Agricultural Economic
Development Coordinator and has included the farm economy as a critical component of the
Economic Development Element of the Comprehensive Plan.
FINANCIAL IMPACT: There is no direct fiscal impact associated with this discussion.
RECOMMENDATION(S): The Manager recommends that the Board authorize the key
elements of the Agricultural Support Enterprises proposal in accordance with the schedule
provided as Attachment 2:
1) Amend the Zoning Ordinance to allow conditional district zoning and develop minor
revisions to the Land Use Element, only where required to establish support and/or
consistency;
2) Prepare clear performance standards; and
3) Create the ASE Manual.
By approving this recommendation, the BOCC is NOT approving specific uses that may
have been provided for the purposes of discussion.
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Agricultural Support Enterprises -Schedule for Completing Project
Staff work in April-May 2007
Prepare materials for May 21, 2007 Quarterly Public Hearing
Begin performance standards
Develop outline for proposed Agricultural Support Enterprises Manual
Review materials with County Attorney
Draft informational memorandum to Planning Partners
May 21, 2007 -QPH Work Session
• Request Board's endorsement of three key concepts: 1) amend the Zoning Ordinance to
allow conditional district zoning, 2) prepare clear performance standards, and 3) create the
ASE Manual
• Request authorization to complete the project in accordance with this schedule and
permission to sent informational memo to Joint Planning Partners
Staff work follow up from May 21, 2007 Work Session
Prepare materials for June 12, 2007 BOCC
Prepare legal advertisement for consideration at June 26, 2007 BOCC
June 12 2007 BOCC
• Request Board's endorsement of three key concepts: 1) amend the Zoning Ordinance to
allow conditional district zoning, 2) prepare clear performance standards, and 3) create the
ASE Manual
• Request authorization to complete the project in accordance with this schedule and
permission to sent informational memo to Joint Planning Partners
June 26 2007 BOCC
Request for legal advertisement, consideration for August Quarterly Public Hearing
Staff work in June
Complete matrix-list of uses, locations and permit requirements
Complete performance standards
Revise Conditional District Zoning amendments per BOCC comments at May 21, 2007 QPH
Finish drafts of all remaining ordinance amendments w/ all linkages
Draft ASE Manual
Create additional brochures as needed
Send draft materials to County Attorney for input
June 2007
Meet w/ Planning Staff at Town of Carrboro & Town of Chapel Hill to discuss key concepts
June Advisory Board Circuit: PB, EDC, APB Meetings
Present key concepts
Matrix of uses, locations and permit requirements
Present Conditional District Zoning construct & process
Present draft materials on ASE Manual and brochures
Revise new article providing for conditional district zoning
Staff work in July
Revise Zoning amendments per County Attorney
Modify Manual and companion brochures per input from advisory boards
Prepare materials for August 27, 2007 Quarterly Public Hearing
0
Agricultural Support Enterprises -Schedule for Completing Project
continued
July or early August Advisory Board Circuit
Follow up with advisory boards, as requested, for additional discussion and opportunity for input
Mid August 2007
Begin to engage Joint Planning Partners in discussion of ASE
August 27, 2007 -QPH
Present to BOCC
Revise per BOCC input, if necessary
Request permission to forward materials to Joint Planning staff prior to September meeting
September Advisory Board Circuit: PB, EDC, APB Meetings
Review materials presented at August 27, 2007 Quarterly Public Hearing
Resolve any remaining issues and request formal approval, if appropriate, at November QPH.
i~'
DRAFT
Memorandum
To: Orange County Board of County Commissioners
Chapel Hill Town Council
Carrboro Board of Aldermen
From: Laura Blackmon, County Manager
Date: June 12, 2007
Subject: Agricultural Support Enterprises
Background
At a March 2004 Joint Planning Area Planning Public Hearing, Orange County Planning
Staff presented information on an on-going initiative hosted by the Economic
Development, Planning and Environment and Resource Conservation departments to
provide more business opportunities for local farmers in the rural parts of the county.
The project continues to be part of the County's effort to preserve farmland and farming
as a viable economic pursuit. The purpose of this memorandum is to provide our Joint
Planning Area (JPA) partners with an update of this project and to begin a dialogue on
the future of farming in the Rural Buffer..
Agricultural Support Enterprises (ASE)
Agricultural support enterprises are becoming increasingly important to the survival of
our local farms. The focus of the agricultural support enterprises project is to add new
farm-related uses to our zoning ordinance that would provide farmers with opportunities
to gain more revenue from their farms. These new uses would be logical extensions to
existing farm operations, such as corn mazes (agritourism), roadside stands (direct
marketing) and small-scale processing facilities to make sauces (value-added), as well
as services related to farming such as feed stores and large animal veterinary services.
Process
Farmers would be required to go through a standard process and obtain a permit like
any other development project. (Bona fide farm purposes, which are exempt from
zoning per the North Carolina General Statutes, would remain exempt.) Staff are
reviewing the existing permit process, as part of this initiative, and are considering ways
to streamline it or, at least, to make it more user-friendly. While most of the potential
changes to our zoning ordinance would only affect the rural parts of the county, it is
possible that some changes may have implications within the Rural Buffer. With that in
mind, County staff wanted to provide our JPA partners with an update on the project
prior to any formal consideration of amendments.
Rural Buffer Intent
The second component to this memorandum is to revisit the original intent of the Rural
Buffer, to begin a dialogue with our JPA partners to determine if this intent is still
valid/appropriate as it pertains to agriculture and related agricultural enterprises. When
the Joint Planning Land Use Plan was adopted in 1986, the state of local farming was
very different from what it is today. It was assumed that the area within the Rural Buffer
Agricultural Support Enterprises Page 1
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DRAFT
would gradually phase out of traditional farming and develop into low-density residential
uses. The pattern of development is another subject area for later discussion. The
amount of land in the Rural Buffer enrolled in the present use value program for
agriculture, forestry and horticulture, today, is approximately 28 percent.
Two things have changed during the last twenty years. One is the emergence of
organic farming as a popular alternative to traditional farming. Organic farming typically
requires less land than traditional farming and can occur as a compatible neighbor to
residential uses. Second is the trend of connecting urban residents to local farms,
which is linked to food sustainability issues, supporting local growers, buying locally
produced goods.
Agricultural sustainability
The agricultural support enterprises proposal is designed to keep farmers farming, by
making agriculture profitable. Should this program extend into the Rural Buffer, it would
likely encourage the continuation of the existing active farms. It could encourage, new,
smaller-scale and organic farmers to consider starting operations in the Rural Buffer. It
could also encourage new farm businesses, such as farm stands and "pick-your-own"
operations.
Promoting new agricultural operations and agricultural support operations may be seen
as inconsistent with the intent of the original Joint Planning Area Land Use Plan. But as
residential development continues to occur in Orange County and its municipalities,
many town residents are seeking a farm connection-as evidenced by the recent
Piedmont Farm Tour when approximately 6,500 individuals visited farms in Orange
County on two afternoons in late April. Residents in Chapel Hill and Carrboro seem to
enjoy not only the rural character of places like Dairyland Road but also the potential
link to the farming community. Operations such as Maple View Farm illustrate the
potential for successful relationships between urban residents and local farmers, one
that provides the farmer with supplemental income and one that provides residents with
a rural experience and a locally grown product.
ASE Consistency with County Land Use Plan
The agricultural support enterprises proposal is designed to allow selected farm uses to
occur in a way that is consistent with our overall land use plan. The proposal provides
more opportunities for advisory board input and public comment during the approval
process. In addition, staff's recommendation to develop a conditional district process
for rezoning property to Agricultural Services for specific agricultural support enterprises
provides a mechanism for the Board of County Commissioners (BOCC) to limit the
extent and intensity of an enterprise as part of the approval. Unlike general rezoning,
property subject to the conditional district rezoning process may only be used for a
specific land use(s), based on asite-specific development plan. Since applications are
site specific, the BOCC can consider the suitability of the proposed use based on its
location within the county. In other words, the BOCC could approve a rezoning for a
certain use in a rural area in northern Orange County and deny a rezoning request for
the same use in the Rural Buffer. The location factor will become increasingly important
as sections of the county transition from active farming to low-density residential.
Agriculture! Support Enterprises Page 2
ar
DRAFT
Rezoning JPA Process
Rezonings are legislative decisions, reviewed by governing boards in accordance with
existing joint planning agreement procedures. Any rezoning application would be
considered through a public hearing process, neighbors would receive notice and
members of the general public would have an opportunity to comment. If the tract in
question were located in a joint planning area, the appropriate governing board(s) would
have an opportunity to provide input on the request as well. The proposed process to
rezone to the Agricultural Services District includes opportunities for the town governing
boards to comment on any agricultural support enterprise project early in the process.
Summary
In summary, the agricultural support enterprises proposal is an agricultural economic
development program. Staff's proposal to allow farmers more value-added options
places no long-term obligations on their land. It is designed to keep farming an
economically viable business by permitting farmers to explore more innovative farm
operations.
Planning, Economic Development, and Environment and Resource Conservation staff
would like to begin a dialogue with town staff before it is further discussed by elected
officials, possibly at the fall JPA.
Agricultural Support Enterprises Page 3