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HomeMy WebLinkAboutAPB agenda 021903Re: February 19th Meeting e Please find attached the agenda for our next meeting scheduled for: At this meeting we will elect a chair and vice - chair. The Chair and Vice Chair shall be elected annually at the Board's meeting in February. The Chair and Vice Chair shall serve terms of one (1) year and shall be eligible for re- election. They shall be eligible to succeed themselves for not more than three (3) years. A majority of members present shall be necessary to elect officers. Please contact Carol Melton (245 -2590) by Monday, February 17 if you will be unable to attend. AGENDA Wednesday, February 19, 2003 Planning and Agricultural Center Revere Road, Hillsborough, NC 7:30 p.m. Time Page AGENDA ITEM 7:30 1. CALL TO ORDER/ INTRODUCTIONS 7:35 2. CONSIDERATION OF ADDITIONS TO AGENDA 7:36 00 3. APPROVAL OF MINUTES — (January 15, 2003) Deferred to March meeting. 7:40 4. ELECTION OF OFFICERS As required by the APB's Rules of Procedure: "The Chair and Vice Chair shall be elected annually at the Board's meeting in February. The Chair and Vice Chair shall serve terms of one (1) year and shall be eligible for re- election. They shall be eligible to succeed themselves for not more than three (3) years. A majority of members present shall be necessary to elect officers." 8:00 02 5. ITEMS FOR DISCUSSION a. 2003 Agricultural Summit b. Comments for Comprehensive Plan Land Use Committee c. New Initiatives 8:50 32 6. INFORMATIONAL ITEMS a. Piedmont Organic Gardening School b. "New IRS Auditor Guidelines Can Affect Horse Owners and Small Livestock Farms" C. "Second Landcaster County Farm Has Easement Sold Through State's Installment Purchase Agreement (IPA) Plan" d. 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CD G a c(D O o �TJ NCO rip -yN• PC ° y r: Vi p , , 0 v. cD a � cD G OGQ y+ y t M CD N ' e c�• cp y °�� w cD p'. a.c (V co �y Owo(?y b "FRO y CD G. o• CO o y � O w CD R. cc, C < n� G RcDy:r i R •°o cp w CD r7 y n b ' * C) cr p O ,< ate, •� w CD y 4 Orange County Environment & Resource Conservation 306 -A Revere Road / PO Box 8181 Hillsborough, NC 27278 Phone: (919) 245 -2590, Fax: (919) 644 -3351 cmoon@co orange.nc.us (919) 245 -2583 MEMORANDUM TO: Agricultural Preservation Commission FROM: Tina Moon, Land Use /Preservation Planner DATE: January 21, 2003 SUB7ECT: Comprehensive Planning Land Use Committee Comments As a follow -up to the discussion at the Agricultural Preservation Board's January 15th meeting regarding the preparation of formal comments for the Comprehensive Planning Land Use Committee ( CPLUC), please find five attachments. 1. A statement and list of six recommended tools, drafted by Elizabeth Walters and discussed by the APB at its November and December meetings. This statement was submitted to the CPLUC at its January 9, 2003 meeting. 2. Handwritten comments prepared by Marty Mandell and brought before the APB at its January 15, 2003 meeting to expand the scope of tool #6. 3. A statement titled, "Orange County Government: 2002," prepared by Marty Mandell and submitted to the CPLUC on November 20, 2002. 4. "Addressing Orange County's Growth Management Challenges." A concise analysis, of the growth management tools, which the CPLUC has focused on during its last few meetings. This summary, prepared by Planning Staff was included in the CPLUC's packet for its January 9th meeting. 5. The several -page Growth Management Tools" matrix, prepared by Planning Staff for the CPLUC to help explain the 64 different tools. 5 M Formal Comment submitted to the Comprehensive Planning Land Use Committee by the Agriculture Preservations Board, January 9, 2003. Prime farmland is an irreplaceable physical, cultural, and economic asset in . Orange County. The Board of Commissioners have recognized that farmland preservation is a key concern in Orange County and has appointed the Agricultural Preservation Board to ensure that the vitality of farming and agricultural activities continue to make Orange County a unique and desirable county for all inhabitants. The Agricultural Preservation Board recommends the following tools to help preserve farmland for future farmers and the economic viability of the County: 1. Increase incentives to form agricultural districts 2. Continue to purchase conservation easements 3. Develop transfer of development rights program 4. Require disclosure statement on all deeds and land records management systems of pre- existing farm uses on all types of farms participating in one of these programs. 5. Encourage local marketing of locally produced agricultural products 6. Direct development, especially large developments, away from agricultural areas. ra Nj r. 16 )AJS F*m .--- F L.TV11.0t 1(,� MOrSS Ji�W N ---------- o- S71 sum PAO 7ar e14 I(e) LOU) F'"m C, 7b. . M 1:6c-mumub d).�Oxis 14 .Q@ 10 ORANGE COUNTY GOVERNMENT: 2002 .ResponsibilitZ of county government: sustainability of the public s health. .Process for achieving: clean water - for us and for others- that confab from land use planning. plaND USE PLAN: protection of drinking water and lands arond it limit development and infrabtructure municipalities become the growth centers Expand Joint Planning .Agreement to include Hillsborough agree on limits of4annexation establish limits for water and sewer expansion with rural buffers: current zoning is 1 unit per 2 acres that perk; need - 1 unit per j acres that perk. .Cohntp`s considerations: out down on traffic . allow no huge roads across rural lands protect farm land . no rural villages r° density in towns only . protect watersheds : upper Eno needs to be added to preserved' watersheds . down zone for protection where needed FE 12 ADDRESSING ORANGE COUNTY'S GROWTH MANAGEMENT CHALLENGES I. At the CPLUC meeting on August 19, the following basic overarching goals for a new Land Use Element of the Comprehensive Plan were presented by staff in a PowerPoint presentation: 1. Minimize Sprawl 2. Protect (and maximize) Open Space 3. Protect Watersheds There are other objectives that are intertwined within these goal areas. This report responds to a set of growth management tools identified by the CPLUC to address those goals and proposes a Planning staff strategy for the new plan. Background Discussions by the CPLUC over the last six, months have focused on the 13 growth management challenges listed in Table 1. A thorough examination of the challenges (along with an extensive array of possible tools) was included in the August 19 CPLUC agenda (maize- colored paper). Table 1: GROWTH MANAGEMENT CHALLENGES 1 Efficient Provision of Public Services 2 Protection of Rural Community Character 3 Preserve Farmland and a Viable Local Farm Economy 4 Protect Water Resources —Watershed and Groundwater 5 Traffic Reduction 6 Reduction of the Fiscal Impacts of Development 7 Hazard Mitigation —. Reduction of Storm water Runoff and Flooding 8 Protection of Natural Resources 9 Reduction of Air Pollution 10 Development Location and Type 11 Economic Prosperity and Diversity. 12 Affordable Housing 13 Preservation of Community Character - Neighborhoods and Historic /Cultural Features II. On November 20, the CPLUC identified the following tools for additional discussion and consideration: 1. Density Reduction (through rezoning) 2. Encouraging Mixed Use Development 3. Enterprise Zones 4. Overlay District (zoning) 5. Partnerships (Intergovernmental Coordination) 6. Transfer of Development Rights 7. Urban Growth Boundary/Service Boundary 8. Watershed Management Plan 13 These tools have been re- clustered into an integrated approach as follows: �. 1. Density Reduction (through rezoning) 2. Overlay District (zoning) 3. Watershed Management Plan 4. Encouraging Mixed Use Development 5. Enterprise Zones 6. Transfer of Development Rights 7. Partnerships (Intergovernmental Coordination) 8. Urban Growth Boundary/Service Boundary Discussion of Suggested Tools With the exception of Enterprise Zones, the tools identified by the CPLUC have potential to address many of the growth management challenges in Orange County. Many of these tools are already used by the County to some extent and are denoted by an asterisk ( *). 1. Density Reduction* - Density reduction can be accomplished through application of the County's zoning power through either direct zoning or overlay districts. Density reductions have been done many times in the past such as the Rural Buffer rezoning in 1987 from one dwelling unit (DU) per 0.92 acre to one DU per two acres or the density reductions in the County's watersheds such as University Lake in 1990 and Cane Creek in 1999 to 2/5 density. 2. Overlay District* - The County has used zoning overlay districts for many years. These have been implemented primarily as watershed overlays though there is also the Major Transportation Corridor (MTC) district along 1 -40 and 1 -85 for appearance purposes. Overlay districts could be developed for other purposes such as a "Rural Conservation Area." 3. Watershed Management Plan* - Water supply watersheds are delineated in the Land Use Element of the Orange County Comprehensive Plan and protective measures are implemented through overlay districts in the Zoning Ordinance. Protective measures include limitations on land use, impervious surface, and density. While the program has been very effective, monitoring and evaluation is necessary to maintain /improve the level of protection. The protection of surface and ground waters is especially important. 4. Encouraging Mixed -Used Development* - Opportunities for mixed -use development currently exist in the Zoning Ordinance (Article 7.18 - Planned Development Mixed Use and Article 6.29 - Economic Development Districts). Likewise, the Subdivision Regulations permit mixed uses in the Flexible Development Village Option. However, none of these options have been utilized in recent years and a review (and c possibly revision) of the regulations to make them more "user friendly" is needed. 2 5. Enterprise Zones — The description of this tool specifies an "economically distressed, distinct geographical area of a county, city, or town as designated by the Governor." While there are areas of Orange County that could benefit from investments in economic development, fortunately there are none that qualify as "economically distressed" and this tool is not appropriate. However, reanalysis of the EDD districts could provide a similar effect. 6. Transfer of Development Rights (TDR) — TDR has been discussed for many years as a tool for managing and directing growth in Orange County. Originally it was thought that special legislation would be required, but recent investigation suggests such may not be the case. What is needed, however, are sending (rural) areas from which density can be transferred; receiving (urban) areas where it can be absorbed; and an "accounting" mechanism to manage the buying and selling of development rights. Essential to making the concept a reality is strong intergovernmental cooperation (i.e., partnerships)! 7. Partnerships* - The best known example of a partnership in Orange County is the Joint Planning Agreement with Chapel Hill and Carrboro. Currently under discussion are cooperative agreements with Hillsborough and Durham. Intergovernmental cooperation must be an integral part of any program attempting to manage and guide growth around the high growth pressure area of rurallurban fringe. 8. Urban Growth Boundary (UGB)* - The Orange County - Chapel Hill- Carrboro Joint Planning process employs the concept of a UGB. It has been very effective in limiting the extension of urban infrastructure (and the sprawl that would follow) into rural areas. A UGB around Hillsborough (Efland, Mebane, and Durham to a lesser extent) is essential if efforts at reducing sprawl can also focus rural growth arei to successful. Interim Growth Boundaries ( ) term infrastructure. Table 2 on page 3a gives a subjectiv assessment challenges. ft the effectiveness of the above tools in addressing the growth management III. Planning Staf` Recommended Strategy To provide a starting point for CPLUC discussion, Planning staff proposes the following three -part strategy for the structure of a new plan to address the County's growth management challenges: 1. Reduced residential densities (and more open space) in the rural areas; 2. Major subdivisions limited to areas with urban infrastructure with low - density minor subdivisions and open nt r m and ultimate. 4. 3. A clearly defined urban growth boundary, 4. Sustainable minimum lot size based on 1996 USGS Water - Resources Investigations Report 96 -4220. These recommendations were incorporated in the PowerPoint presentation at the August 19 CPLUC meeting. Ica I ,"t 15 0 b A -ri a� b 3a �co X x x x ° � ? X X x X xx x xxXX xx th z U) o x X x x xx x xxxx xx W �- � y p Z O L Q � CL =X X X X XX X X X X X XX Z (D � 0(D0 a) 1x > x x x xx X x x x X Z > ._ p IL WJV a) � = Q-° ¢ ¢ ¢ ¢ ¢¢ ¢ ¢¢¢¢ ¢¢ �U �NZ Z z z ZZ Z ZZZZ ZZ () W z Z D W (>W XU) xx x o. z C)Q 0�, 0 O cx X x x xx x xxx x U) ry o cn W Z 4- o �, N LU L H {— E E co O a) '0 U- a) O C U Z d O C C � oZf 0 E LLJ U. w O U E 0 0 10 I � O ` E LL W W CO O O O�-O O.0 a) +• 0 6 O Q co Cl) U N Q ZW � O lY O U cow L C Q) °° *� C+ -� N O E to �Z¢-i 0)LD O O 41 �Q O O = O p QWp L"- E 0 a�i C o� � C C E v CD= a- .Q Z co C a) CD �m Z u- O cr— O> °O U° Ey=�Z� '2 F" U .O `-' O" a) � N a) a) O � N m E a) � O C L c� O L ~ J J O¢wcna.(.)(L-j(�t c) L 4— a) o O L N v L ° 0 3 L Co L -2 � p 4— o N O m 0 =cna.wowo¢D O L N > a) O >° c.) O t6 L ..� -5 w Z r N M V N M 0 b A -ri a� b 3a 10 1. Reduced Residential Densities in the Rural Areas — This strategy ties in directly with the CPLUC suggestion on density reduction. Density will vary, though generally it will decrease with distance from an urban area. Watersheds will serve as the geographic context in which density reductions will occur. Planning staff recommends the map titled "Growth Scenario III" on page 4a as the starting point for discussions on future rural densities. Also proposed (through amendments to the Subdivision Regulations) will be increases in the amount of preserved open space required of new development. For example, the Flexible Development provisions of the Subdivision Regulations at 50% require Areas of reduced density couldp space requirements will be targeted function as "sending areas" for a future TDR program. 2. Major Subdivisions Limited to Areas with Urban Infrastructure — Major subdivisions (five lots or more) are to be directed to urban or urbanizing areas (these areas will also serve as "receiving areas" for a. future TDR program). The means by which to mitigate the impacts of more intense development, e.g., water and sewer, storm - water drainage, transit, and street networks designed for heavy traffic volumes, exists (or will be provided) in such areas. Likewise, proximity to employment, shopping, schools, and services makes for more efficient commuting and, less total road miles traveled. Finally, the per capita costs of providing governmental services such as fire and police protection, education, sanitation, a recreational and cultural opportunities are less where development patter ns e compact as opposed to sprawling and uncoordinated. 3. A Clearly Defined Urban Growth Boundary (UGB1— A UGB.around Hillsborough is proposed. This boundary will be composed of interim (five year) and ultimate (20 year) components. A map would be developed with the Town of Hillsborough to propose such a boundary. The UGB provides the basis for items 1 and 2 discussed above to be accomplished. Reduced residential densities and greater open space will occur outside the boundary while major subdivision activity will occur within the UGB. Policies will be developed so that development occurs first in the interim UGB (including Efland, Durham, and Mebane) and proceeds outward in an incremental fashion. 4. Sustainable Minimum Lot Size (1996 USGS Water- Resources Report, "Ground - Water Recharge to the Regolith- Fractured Crystalline Rock Aquifer System, Orange County, North Carolina ") — The report states, "In order to determine the maximum population that can be supplied by ground water, planners and managers must know the amount of ground water that can be withdrawn without exceeding recharge and (or) overdrafting water in long -term storage." Ground -water resources in the 12 basins and sub - basins of Orange County were analyzed and recharge rates for each were estimated. Examples were given of the minimum sustainable lot size needed to serve a single - family residence using an individual well and on -site septic system. Utilizing a set of assumptions on floor area, daily water usage, impervious surface, and recharge rates for various types of ground cover and landscaping, the sub -basin average lot size ranged from 1.42 to 2.09 acres with a countywide average of 1.82 acres. Even though there is variability in minimum sustainable lot size in different sub - basins, a prudent measure would suggest using a two -acre minimum lot size 4 0 lot 0 � 4L-- 4- L. 0 CL 4- %4-- 0 0 0- 4- C t- o W 4- tn JC tn 4- U 4-.- 4- C 0 4- N in s 0 Q CJ L -}L- 2 t'IS Q V • C, C ', 4- cm La q at � V O m3 4- CL 4- 0 4- 0 4- CL 4- L. 0 CL 4- %4-- 0 0 0- 4- C t- o W 4- tn JC tn 4- U 4-.- 4- C 0 4- N in s 0 Q CJ L -}L- 2 t'IS Q V • C, C ', 4- cm La q at m3 4- 4- 0 4- 0 CL 4- L. 0 CL 4- %4-- 0 0 0- 4- C t- o W 4- tn JC tn 4- U 4-.- 4- C 0 4- N in 0 Q CJ 2 t'IS Q V • C, C ', (D cm La q at m3 countywide. This standard zoning lot size comprehensively combined with lower disturbed area percentages on lot and lower land use densities to provide for common open space, strives towards sustainability (i.e., land holding capacity) of rural development as well as promoting the preservation of the environment through open space design. Table 3 on page 5a provides a subjective assessment of the Planning staff recommended strategy in addressing the growth management challenges. IV. Conclusion The primary tools identified by the CPLUC seem suited to most growth management challenges. "Economic Prosperity and Diversity" and "Affordable Housing" can be accomplished by considering additional tools such as density incentives, inclusionary zoning, infill development, and streamlined development permitting to address these challenges. The four -part Planning staff strategy suggests a plan structure that accomplishes the three basic goals from August 19 and is compatible with the tools identified by the CPLUC. 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February 19, 2003 Faculty Lee Barber The Cultured Worm, Durham, NC Lee Barnes Happy Trails Permaculture, Waynesville, NC Lea Clayton Gardener, Saxapahaw, NC Leah Cook Wild Hare Farm, Hillsborough, NC Bill Dow Ayrshire Farm, Pittsboro, NC Ginny Gregory Beyond the Pail, Gardening and Beyond, Pittsboro, NC Joel Gruver NCSU Soil Science, Raleigh, NC Cathy Jones Perry - winkle Farm, Chapel Hill, NC Tony Kleese Executive Director, Carolina Farm Stewardship Association, Pittsboro, NC Chris Liloia Gardener, North Carolina Botanical Garden, Chapel Hill, NC Debbie Roos Agent for Organic and Sustainable Agriculture, NC Cooperative Extension, Chatham County Sally Heiney Gardener, North Carolina Botanical Garden, Chapel Hill, NC Jmniary 2003 Design by Sandra Brooks - Mashers Printed on ReLycled Paper Please ReLycle Saturday, March 8, 2003 8:00 am -4:15 pm Central Carolina Community College Pittsboro, North Carolina •:• Carolina Farm Stewardship Association (CFSA) :• North Carolina Botanical Garden (NCBG) •3 Central Carolina Community College's Sustainable Farming Program •:• North Carolina Cooperative Extension Service, Chatham County •:• Southeastern Efforts Developing Sustainable Spaces (SEEDS) rY Z)LL FOODS �m ;Z _LLZoE z. O 0 t v a9 C C � O o 'c6 0 v y U � 3 oy m r, +, E t N E cmZ O O U o� 0 3 w R G O U 3 3 34 W U m D O U) w h cc Z W w ° z m O mr� � � N # > h * Z N x W U >- Z U 0 5 C 0 x W �; rr �?zOcca * a Q m J pQ0O a. = to m r A x r �y r. iV 35 Completed form must be received by February 28, 2003 (after which call to check on openings) Register early; space is limited to 120. Yes! I want to attend! Please register me as follows: Name Street Address city /State /zip Telephone (include area code) Email Tease indicate the one workshop yon will most likely attend in 'acli conoirrent session: Session 1 Session 3 _ Intro to Organics _ Passive Greenhouse _ Composting _ Starting a Garden _ Seed Saving _ Water Gardens Ornamental Gardening Rotations / Cover Crops ': Session 2 Session 4 _ soil Biology _soil Biology j _ Salad Bar _ Intro to Organics _ Beneficial Insects _ Composting _ Starting Seeds _ Weed ID /Management Fee $35 for CFSA and NCBG members, lunch included. (See membership info on reverse.) _ $40 for non - members, lunch included. _ I would like a _ vegetarian _ regular lunch. $5 additional fee for copy of all handouts from all workshops Enclosed: check payable to CFSA - POGS for $ _ Yes! I want to join _ CFSA _ NCBG Enclosed: check payable to _ CFSA _ NCBG (See reverse for membership fees.) Trash -Free Event We are seeking to make this a trash free event. Please bring a rep, plate, cloth napkin, and utensils. We'll compost all other items. Please mail completed form and check(s) to: CFSA — Piedmont Organic Gardening School PO Box 448, Pittsboro, NC 27312 Four work- exchange scholarships are available for low- income individuals. Please call (919 - 542 -2402) or email (cfsa ®cerolinafarmstewards.org) CFSA for more information. The 2003 Piedmont Organic at ; is the seventh in a series which began in 1996. The goal is to provide information, resources, and hands- on exper- iences to help you develop a productive organic garden. The workshops are designed to meet the needs of the home gardener on a wide range of topics. Local experts from across the region will make this event both fun and educational. This year we will be featuring exhibitors offering organic plants and garden supplies and a local seed exchange. Please come join us on Saturday, March 8, at Central Carolina Community College in Pittsboro, North Carolina, for a day of learning, networking and enjoying rich conversation and great food. To register, fill out form at left, write a check for fee payable to CFSA —POGS (and for membership in CFSA and/or NCBG if you so choose — see reverse for info and to whom checks are payable), and mail to the address shown on the form. 8:00 - 8:30 Registration 8:30 - 8:45 Welcome and Introduction TonyKleese 8:45-10:15 Session 1 Introduction to Organics Leah Cook Composting Lee Barber Heirloom Vegetables /Seed Saving Lee Barnes Ornamental Gardening in Sync with Nature Ginny Gregory 10:15-10:30 Break Coffee, tea and snacks 10:30 -12:00 Session 2 Soil Biology Joel Gruver Grow Your Own Salad Bar Tony Kleese Beneficial Insect ID and Management Debbie Roos Starting Seeds Cathy Jones C New IRS Auditor ;�?J: c3, ! "ii rYP., 6 There are two aspects of Guidelines Can Affect Horse Owners and Small Livestock Farmers Uliane Vaught torney who specializes in valid and honorable live - his year, the IRS has Farm .hidustry Taxation, stock activities in an effort _Auded some new guide - this new focus on horse to earn at living at some - lines to its auditors that owners and livestock thing that everyone has are of interest to all. live- farmers is part of a com- the inherent right to do stock owners. The docu- plicated legal Issue. It under the general princi- ment, called a Market seems that, in Mr. Co- ples embodied in the prin- Segment Specialization han's words, "the IRS may ciples of the government Audit Technique program be taking a new approach under which we live," Guide or MSSP, is used to that prejudices the• livelt- In general, the guide - train auditors who ana- hood of the horse and cat - lines_'do affect those small lyze horse and livestock tie industries, that re- business horse owners or tax returns. According to moves the freedom that livestock farmers who John Alan Cohan, an at- taxpayers have to pursue have twenty head or less. livestock farming that fall -under intense scrutiny fok all farmers, however. The first is the report of losses, and how the owner reports his gross profit. Especially in the case of horse own- ers, the auditors -simply are to assume that the tax- payer is lying and using the business as a tax shel- ter. =This assertion can also apply to .retired farmers who continue to raise a small herd ofcattle, or oth- er part -time farmers who raise small herds as well. "In small farm opera- tions," explained Mr. Co- e r f T i !:i l `0 ki ` i i ban, in a recent phone in- tion" in the activity. '7n the terview, "the IRS is looking case of a large operation, it for a series of reported is understood -that the losses." They are also look - owner will delegate duties," ing for false appraisals, said Mr. Cohan. "A compe- that purport to show how tent manager delegates to improvements In farm proper personnel," he con - buildings, fences, and tinued. "In the case of a landscaping can help to small operation, the owner increase the value of the is expected to be responsi- farmland. "It is extremely ble for the day to day care," important that no small he said. In a Memorandum operation can be made to sent to this reporter, Mr. look like it supports a hob- Cohan quoted a recent by," explained Mr. Cohan. Senate Report defining The second aspect of the "material participation ". guidelines that affects all "The Senate Report said livestock farmers is the au -. that with respect to farm - ditor's view of the taxpay- ing and ranching activities, er's "material participa- defined in Section 464 (e) as 'the raising, shearing, . feeding, caring for, train- 3140 Slack Folding Planters I RowW, 12 Row N, 12 Raw W i -38' and 38' -40') and 16.Row N 3000 Pull Type P Interplant' Packs applyllquid /dry h Or, handle both Double Frame ®Ce 4 Row N thr'u ll Bh Row Wto16a Row iN- withinterplant,Package5!f xx y I � W17 atf" rfafi R ,c gv ' or liquid /dry fertilizer options �•Xy '���z�'�/or� �` K Z E � teN j i, z Williamsburg, Iowa 52361 -0806 • U,S.A.° ; ty�kinzemfg:o t; See your local KINZE1° Dealer today for information on the Exclusive, patent complete line of KINZE' 3000 "Evolution Series" Planters. Packages or See Your KINW Dealer Today! KEN RNSIV eLEquipment Co. MARYLAND: CAMBRIDGE Cambridge Tractor Co. CHESTERTOWN W.N. Cooper & Son, Inc. POCOMOKE CITY NORTH CAROLINA: BRUNSWICK Johnson Equipment Co. COLERAIN Robertson Equipment, Inc. FAYETTEVILLE MONROE Brooks Sales, Inc. ROCKY MOUNT Hines Equipment Co. PENNSYLVANIA: LITITZ - z.. ; ctrl ` WILLIAMSBURG Longeneckers, Inc. VIRGINIA: HARTFIELD . Fleet Brothers, Inc. ROCKY MOUNT Franklin Welding Equipment 3, the purchase, sale and leasing of anneals, ma- chinery or equipment; 4, breeding and mating deci- sions; 5, the incursion of embryo transplant expens- es; and 6, the selection of third parties such as train- ers who may serve as man- agers of the animals and who act at the behest of the taxpayer." In order to meet the ex- pectations of the IRS, Mr. Cohan suggests that farmers have a formal written plan, which states the economic plan for the activity, and gives both short range and long - range forecasts as well. Another method is to cre- ate, with legal council, tax opinion letters, which can withstand the scrutiny of IRS auditors. An attorney can make recommenda- tions as to what does or does not conform to tax regulations. "This ap- proach shows a busi- nesslike purpose," ex- plained Mr. Cohan, "and there is expense attached to it." John Alan Cohan can be' reached at JohnAlanCohan@aol.com the herbal ALTERNATIVE for TODAY try the "UDDER" method No Withholding call for your FREE sample 1 (800) 507 -9361 Synergy Animal Products, Inc. 37 Second Lancaster County Farm Has Easements Sold - - rhrougrh State's Installment Purchase Agreement (IPA) Plan - __ —A-T.. (1 9(1119. - Dotal of Five YA rrope -iLun rarr +- -va a.- --- A 110 -acre crop farm in ✓fount Joy, East Donegal ,ownship, becomes the second in Lancaster County ind-the fifth in the state to lave an easement sold un- ler the Pennsylvania De- 3artment of Agriculture's installment Purchase 9greement (IPA) plan. The transaction was set to close on December 30, 2002. Under the IPA plan, farm- ers can gain better tax ad- vantages when selling their easements, by deferring all or part of the purchase price - and the resulting capital gains taxes - for up to 30 years. (Background on the IPA is included at the end of this article.) Since the pro- gram was launched in Pennsylvania in early 2002, five properties have partici- pated in U?AS: two in Lan- caster County, and one each in Chester, Butler, and Wyoming counties. Located on Trout Run Road, the Mount Joy farm has been owned by Franklin and Joanne Zink since 1965. Throughout that time the Zinks have leased the property to vari- ous farmers, the most re- cent of whom is using the property to grow corn, soy- beans andwheat. TheZinks originally purchased the land because it is adjacent to another property they own - a 72 -acre parcel on which Mrs. Zink operated the Donegal Mills museum and restaurant complex for many years. "We wanted to own a farm, and when the neighboring property be- came available we saw it as a good opportunity," Mr. Zink says. A local developer, Mr. Zink had no interest in sell- ing the farm property for de- velopment use. "I really wanted to preserve the land," he says. "It's been such a wonderful thing to r - have this farmland. and we wanted to keep it that way." He says the state's IPA op- tion made the decision at- tractive from a financial standpoint, both for the couple and their heirs. "In- stead of taking a lump sum payment upfront, well re- ceive tax -free interest each year, which will provide us with tax advantages," he says. "Whenwe're gone, our four children will start to re- ceive tax -free interest that is t, 4 * 4 The quality choice f ®r the life ®f your machine and c onents 0 Permatran III meets /exceeds transmission and Hydraulic system requirements Multiguard meets the latest API ratings COLLINSTRACTOR ROWLAND EQUIPMENT CO. D.W.OGG EQUIPMENT Westminster, MD - 410 -346 -4585 St. Route 631 - Stewart, VA 600 Main St. - Smithfield, VA 757. 357.2901 Frederick, MD - 901. 473.4250 276.694.6161 BOONE TRACTOR EQUIPMENT GOFORTH SUPPLY, INC. 169 North EA dale SONS LNC. PA Road 1111 E. Main Street - Bedford, VA Olin, NO 717 -656 -2321 540. 586.2134 704. 539.4761 AGRIBUSINESS SERVICE, INC. JOE'S TRACTOR SALES Joe Moore Road, off Hasty School Road LONGENECKERS INC. RD 2, Box 121 PA Ashland, VA - 804. 7984020 or 800. 552.3426 Thomasville, NO - 910 - 885 -4582 793 3781msburg, acvcanr.PTRnr:TOR & EQUIPMENT LOUISBURG TRACTOR &TRUCK CO. FIELDS IMPLEMENT STORE ^ low MASSEY FEPOP9UN- QUALITY PARTS MILLER EQUIPMENT CO. 148 Stauffer Rd. Bechtelsville, PA 610.845 -2911 PEOPLES SALES & SERVICE RL 35, PO Box 157 Oakland Mills, PA 717- 463.2735 can help supplement their incomes." , Background on the Installment Purchase Agreement Plan The IPA plan is designed to enable farm owners to in- crease what they get keep, and not just wi they get, when selling east ments. The sellers can opt to defer all or part of the easement's purchase price for up to 30 years and defer capital gains tax for the same period. hi the interim, they receive interest twice a year on the outstanding balance; as with a munici- pal bond, those interest payments are exempt from federal and Pennsylvania state income taxes. Later, the sellers' heirs can choose to sell the IPAs in the mu- nicipal bond market to pay estate taxes or capital gains taxes. Capital gains tax is due when a seller receives pay- ment for appreciated land or other assets. Capital gain is the difference between the sale price and the value of the property when it was first bought or Inherited. The IRS taxes capital gains at a maximum rate of 20 percent, and Pennsylvania at a maximum 2.8 percent rate. Howard County, Mary- land has used 30 -year IPAs to buy easements on 9,200 acres from 81 sellers since 1989. Similar program° underway in Harford Anne Arundel coun, Maryland; Virginia Beach, Virginia; and Burlington County, New Jersey. PDA is recommending IPAs to county farmland preservation boards be- cause the structure mini- mizes cash needed to close on purchases. The rural character of many parts of Pennsylvania will be lost forever unless development rights are purchased soon. 1PAs permit as many as five times more purchases in the short term than if cash were paid for each acquisi- tion. At the time farmers apply to their counties to sell de- velopment rights, they'll be asked to choose among an all-cash or installment pur- chase, or some combination of the two. After the terms of the sale are agreed upon, the purchase is submitted to PDA for approval. Closing can occur within six months of state approval. Additional information regarding installment purchase can be obtained from each County Farm- land Preservation Board, or by contacting Wolfgang at the PD! reau of Farmland P, vation at (717) 783 -3167 or dowolfgang@ state.pa.us. To discuss tax treatment of easement sales, contact Michael W. Evanish, Manager of the Pennsylvania Farm Bu- reau's MSC Business Ser- vices, at (717) 731 -3546 mGIS IN ACTION Germany's State Government Integrates GIS as a Core Technology lorthrine- Westfalials Department of Agriculture Distributes Geodata to Thousands of Employees Germany's state of Northrne-Wesifalin (NRW) administrative boundaries, and much more. has a large Department of Agriculture with The Institute for Agricultural and Forestal thousands of employees. In 1998, die depart- Informatics (aft) of the University of Munster in tent realized that it needed a way to distribute NRW analyzed the implementation of GIS for the its geographic data departmentwide. The depart- Department of Agriculture. The department then men( possesses many kinds of basic data such as recognized that GIS was capable of handling the topographic maps (scales from 1.200,000 to 1: many spatial tasks that it needed accomplished 5,000), a digital elevation model (scale 1:5,000, and decided to integrate GIS as a core technology vertical nceuracy of 10m, horizontal accuracy of within its already existing information lechnul- +/-20 cm), and aerial photography (30 em resolu- ogy (IT) structure in all fields of application. lion). It also houses specific data such as environ- Since then, of and its partners have formed inertial protection area boundaries, soil maps, the Competence Center —GIS for Agriculture and European Union Mandates GIS for Agribusiness Aid The member /state delegate sovereignty of the European Union (EU) currently comprises 15 members and is preparing for the accession of 13 more. EUS Common Agriculture Policy (CAP) has a set of rules that regulates agricultural production and markets. Since 1964, EU has made funding available for the development of rural areas. CAP has been successful in stabilizing and developing European agricultural economies, and over the years, its policies have evolved to meet the demands of modern economic structures. CAP's Agenda 2000 institutes radical reforms that create a sound basis for future devel- opment defined by the concept of sustainable development. To accommodate the massive amounts of information generated by the growing EU community, Agenda 2000 includes a component that requires members to incorporate information technology (IT) systems into government agencies. An element of this mandate is GIS. For example, council regulation 1593/2000 (amending European council regulation 3508/92), article 4 states the follow- ing: "An identification system for agricultural parcels shall be established on the basis of maps or land registry documents or other cartographic references. Use shall be made of computerized graphical information system techniques including preferably aerial or spatial orthoimagery, with a homogenous standard guaranteeing accuracy at least equivalent to cartography at a scale of 1:10,000." Because GIS is recognized as a key component in today's IT systems, EU requires that it be a part of the cote technology of its members. When the Agenda 2000 regulation fully adopted establishing GIS into an integrated administration and control system for certain European community aid schemes, concentration on GIS dramatically increased. The regulation further stipulates that GIS be used to establish a land parcel identification system (e.g., field units, agricultural parcel) by 2005. EU's grants have enabled EU's departments of agriculture to plan a strong GIS integration strategy. The strength of this strategy has made it possible for many concerned departments to begin developing a valuable field unit coverage. This field unit coverage data set is defini- tively seen as the crucial factor for integrating GIS into agriculture. If this type of geospatial agridata is accessible, then an industry agrigeobusiness can successfully commence. In the near future, farmers seeking EU funding will be required to apply for aid through a procedure wherein they must use GIS technology somewhere in the application process. One method of application will be by means of Internet/intranet -based GI5 applications. For many people, adapting to the new EU requirements will not be a challenge. Some farmers are already employing GIS. For example, large farms in the eastern German states are currently using GIS for field documentation. Georeferencing fields is useful to large agricultural businesses. Some large farm businesses even have their own GIS analysts. Using online GIS applications to apply for CAP funding will merely be another step in this techno- logical evolution, Since it is important to develop data sets that can be accessed by others both currently and in the future, data standards are needed. For example, basic data from the Land Survey and Mapping Agency is topographic and aerial; land surveying on one side requires that the geodatabase be based on Open GIS Consortium (OGC) and International Organization for Standardization (ISO) standards. The Competence Center —GIS for Agriculture and Forestry (CC—GIS), therefore, is adamant about incorporating geospatial data standards of the OGC and ISO and attaching metadata to data. Agricultural geospatial services based on these international standards are a vital qualifier for disbursement and access to geodata. A nationwide GIS user group is forming because the German Agricultural Administra- tion has recognized a need for the use of GIS technology within the agricultural application domain. A commission of the German Agricultural Ministry, which is responsible for the establishment of a general information system for food, agriculture, and forestry, founded a special task force in November 2002. The task force coordinates and stimulates the overall use of GIS in agriculture in Germany. The task force works in full cooperation with the Insti- tute for Agriculture and Forestal Informatics at the University of Munster. For more information, visit Europa, the European Union's online information service, at europa.eu.int on the Web. Forestry (CC —GIS). CC —GIS consortium mem- bers include aft; con terra GmbH (Munster), an ESRI Business Partner and software vendor, the Institute for Gcoinformalics (IF01) of the Univer- sity of Whither; and pro -Plant Company (Mun- ster), a designer of crop consultancy software, CC —GIS had a mission to establish GIS as a core technology for NRW's agriculture and forestry, The results have been impressive. The core of the integration is a geodataserver, comprising the Oracle relational database management system and ArcSDE 8.2 for storing and maintaining all geospatial data in a central location. ArcIMS 4 is used to distribute all geodata departuentwide to thousands of department employees. Olaf Nolte, project manager and CIS coor- dinator at afi, says, "At ati, we have finished an agricultural geoduta layer for our state called than site - location coverage. Using GIS, we now have access to information about every farm in Northrine- Westllin (eppmximately 60,000 locations). Nearly all agricultural aefivities are auachcd to the agricultural parcel, or field umil; therefore, the field unit is integral to the govern- ment agribusiness incorporation of GIS. We have developed a method to partially derive field panels automatically using official caldastral data and aerial photographs produced by the state's Laud Survey and Mapping Agency." Mille states, "Besides the implementation of a fundamental GIS such as ANSDE, we are innplc- muning specific GIS applications liar studies such as watershed Inanagnnent, erosion protection, agricultural planning, environmental protection, and mobile acquisition of soil samples. We are now migrating from ArcView 3.x to AreGIS. while incorpdaraing additional tools such as ArcPud." The Rigger Picture In a 20W mandate from the European Union (EU), all I'xnnes of member states are required to use GIS when file), apply to EU far agricultural funding (stir sidebar). The intent of the mandate is to else the burden of paperwodc and m increase accuracy and analysis through updated technol- ogy. 1b make this possible for all in the agri- business industry, GIS Web services tare being developed to assist firnxrs. The EU regulatory order liar GIS has become one of the most important driving forces tut' M the use of GIS within Germany's agricultural domain. To support regulation compliance by its affiliates, EU is providing graumb to dcpartuents of agriculture all other agencies that will enable them to integrate the GIS technology they need. Because of EU's economic support and legal thrust. for example, several German state agen- cies already have itcodoaaser vet :s up and operat- ing. As a consequence, departments of agriculture of, mrnnber states consider the correct application of GIS a necessity far the integrated administru- lion and l'UIt101 System for ugrieultural funding. Although EU has issued the mandate 10 its members. it leaves the method of meeting these requirements at the member state level. The state of Nnrtlrine- Wesdalia is responding with a Ible- sight than not only looks to n GIS that offers Ell Iceland t.. Sweden , _ eniana Norway �_ "Denmark .. $Oe tatma :.. umnama Hliam';' tared `... nm.da° Poland _ Reywm, Germany ve<n - _- l,rzembdv9 '�ReWbk[ Slovakia. ❑ The European Union uMVweM - Aell.w Hun .ante ixiuniandllaly 56+enta gory ❑ Candidate r te Counies aamanfa ..- ._,.__.__. Bulgaria •�+ P. tugs( spats Greece Turkey Cyprus r� 4� GIS IN ACTION tmpliance but also has a vision of the potential Looking Ahead 'GIS to offer services beyond the scope of the The partners of CC-. GIS (especially all, con terra andate. Moreover, NRW's solution considets GmbH, and IFGI) and a variety of parties from it only compliance on a national level but makes the private and public sectors are working toward possible for the small business fanner to suc- building a spulial data infrastructure for the state ssfully meet compliance requirements as well. of Norlhrine- Weslfalia— GeoDatandYastruclure The image to Nie left shoots field -unit geometries fin front of the background of color - infrared aerial photographs displayed in ArcView 8.2. A; rya r* F- AIR,, f ' Al lid � N " "�;�n,��krTg�� ., � � ���,�t t i� � ✓<�r�St,�. t Il n�,ii'��CV l:f f��n!` mars# � hlpy9tlA�iF This image shows an Intranet -GIS application for the recording offield units by regional offices of fire depart- ments of agriculture in Nor shrine West - f rlia, within the fr-amework of the integration ofG1S reclorologv into the Integrated Adminis- tration and Control System of the Euro- pean Union. Initiative NRW (GDI NRW). CIS - enabled Web services. The application will Wile describes his vision of this data spatial allow the fanner to identity, edit, or create field infrastructure: "At first, agricultural geospatial units based on aerial photographs and cadastral services could simply be a field unit docurnenta- data, thus enabling the farmer to complete (he tion service accessible via die Internet by every application from the farm office. Once the farmer rainier. Front his Point, we call extend consulting has sent information to the server, the server services. h is all about using and relining exist- application will confirm the correctness of the ing geodata. In this context geodata is no longer data. Should this be incongruent with tae. gooda- seen as simply data but as a product that must tnbase, farm bureau employees will take mobile be brought to market Making geodain acces- GIS units into the field to resolve discrepancies. Bible through geospatial services within it geodata Farmers will also be able to take advantage of the infrastructure gives the product both value and IT support offered by local farm bureau offices customer appeal. The geodlit a servers will oper- where a representative can assist them wish tilling ate as network nodes within this infrastrueture." out the online applications. When all this becomes a reality, NRW and For more information, contact Olaf Niilic. the CC —GIS will provide online geospatial services Institute for Agricultural find Forestal Inl'ornnu- to snr,tll form businesses that are not accustomed ics of the University of Miinsler (ICI.: 0251 -R3- lo using GIS. Most owners of small farm opera- 39767, tax: 0251 -83- 39763, a -mail: nolleo0vifgi. (ions do not have GIS on their desktops. Through uni- natenstende). gcospntial services, however, these farmers can complete aid applications on the Internet using Select any ArcView 3 function to see how it's done in ArcGIS... 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