Agenda - 02-28-2005-c1 - Laserfiche WebLink

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Attachment 1 Rural Enterprises — Summary Accommodating Agricultural Chance The face of agriculture is changing in Orange County, Since 1960, the pace of growth in the County has accelerated Residential growth is moving into the rural areas at an ever - increasing pace, bringing with it the potential to compromise rural character, increase public service costs, and consume agricultural lands. Like elsewhere in North Carolina, many farmers in Orange County are struggling to survive. Tobacco allotments are being phased out and farmers are attempting to diversify and find new sources of income for their farm operations. A frequently heard anthem among farmers is that in order to have farms, there must be farmers. While land,.use planning cannot rebuild the local farm economy, it can facilitate this transition by revisiting zoning regulations that may impede the efforts of rural property owners to supplement their income with value -added operations, During the last few years, planning staff have received an increasing number of inquiries regarding accessory uses to bona fide farms and related uses that are agricultural in character. North Carolina state statutes exempt bona fide farms and many related uses accessory to the bona fide farm operation from county zoning regulations. The North Carolina General Statutes do not provide a straightforward definition of a bona fide farm, and the description of "bona fide farm purposes" is very broad. It can be difficult to determine which uses are accessory (defined as "incidental and related ") to a bona fide farm and therefore exempt from zoning, and which uses are subject to local land use regulations. It can be even more challenging to decide how to categorize a proposed agriculture- related use that appears to be subject to zoning regulations, but does not fit into any of the permitted land uses in the existing Zoning Ordinance. New Uses and Potential Difficulties Consider some of the new uses coming online that have some sort of link to farming: community supported agriculture, corn mazes, teaching farms, pick- your -own operations, and processing facilities with and without retail sales. All of these uses are related to agriculture. They offer a link between the farm community and the greater community. They provide farmers with the supplemental income that can be critical to the survival of the farms. They also provide urban and suburban residents with a source for locally grown products and an opportunity to learn about agriculture. The location and scale of these types of activities can enhance the rural economy with tourism and new consumers or can lead to long -term land use problems. Farm stands situated along high traffic rural roads, without off -road parking can lead to hazardous conditions for consumers and drivers alike. Animal exhibit areas can produce health issues, Grinding facilities can generate significant noise. It is important to integrate these new rural "hybrid" uses into the framework of the land use plan and regulatory documents using a common sense approach Land use regulations that work for development may not always work for farm -based businesses, The limited number of land uses permitted on one zoning lot may also not be workable for farm - related businesses. The Plan and The Questions Planning, Economic Development, and Farm Agency staff have been working together to examine and revise county regulations regarding farm related uses for over two years. The interdepartmental group has met with local farmers and farm advisory boards for input and recommendations. Planning staff has also shared the project with the Planning Board for formal comments. While much of the effort has focused on developing new use categories and determining appropriate permitting processes, discussion has also extended to the boarder picture: Where should the new agricultural uses be located? Almost all existing farm operations are located in one of the three main residential zoning districts (RB, R1, AR). Is it