Agenda - 09-20-2007-6a - Laserfiche WebLink

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Agricultural Support Enterprises (ASE) Update -Assembly of Governments, 9/20/07 Purpose The face of agriculture is changing in Orange County and throughout the nation. Farmers are looking for innovative ways to keep their farm economically profitable and non-farmers are looking for a farm connection. The Agricultural•Support Enterprises (ASE) program is designed to increase local farm profitability by allowing a greater range of agricultural enterprises in the rural areas, which will in turn provide residents with more opportunities to buy and learn about locally grown products, visit farms, and enjoy rural character. This summary, prepared by Orange County staff, is intended to provide our joint planning partners with an update of this ongoing project, and an outline of the next steps. Local Farm Connection Orange County has a wide variety of active farms, from traditional commodity farmers to organic farmer, and direct market farmers. The ongoing success of Weaver Street Market, the Piedmont Farm Tour, McKee's Corn Maze and similar programs demonstrate that residents are interested in local agriculture and supporting active farms. It is a goal of Orange County government to help these types of farm enterprises remain a viable option for farmers and consumers alike. However, some of these new farm-related uses do not fit neatly within the County's existing zoning framework. An interdepartmental workgroup (Planning, Economic Development, Environment and Resource Conservation, Cooperative Extension, the Orange Soil and Water District) is examining zoning regulations that may impede the efforts of rural property owners to pursue the new farm ventures and adding new farm-related uses in a manner that is consistent with our land use plan. This program would not relax local permitting requirements; agricultural enterprises will be required to go through a standard process and obtain a permit, like any other development project that greatly increases the intensity of use. It would, however, streamline the process which may remove some of the perceived impediments for farmers interested in pursuing these new agricultural enterprises. Potential Issues & Solutions This update is provided to ensure that the County's joint planning partners have the opportunity to consider the potential implications of the ASE program on the Rural Buffer prior to any formal consideration of zoning ordinance or map amendments. For example; two questions have arisen with regard to the Rural Buffer: 1) Is there a mechanism to ensure the suitability of agricultural uses that may have a commercial or light industrial component in areas that are transitioning from active farming to residential? 2) Will a program that preserves existing farms and may even encourage new farms be in conflict with the original intent of the Rural Buffer? The majority of these new agricultural enterprises will only require a site plan (zoning compliance permit) approved administratively by planning staff. The interdepartmental workgroup is working with the County Attorney to develop amendments to the zoning ordinance to accommodate this program. These amendments will include a list of new uses along with specific performance standards. The amendments will also address conditional zoning, the most appropriate mechanism to allow the more intensive agricultural uses to occur in the rural parts of the county without disrupting the residential zoning designations. An existing article in the ordinance will be updated to accommodate the most intensive uses in the agricultural support enterprises proposal--uses that will require a conditional use rezoning and a companion