Brian Wittmayer kindly provided his write-up of the March 2 meeting on the Orange County rural buffer, which this post is largely based on.

The discussion started off with an overview of the history of the rural buffer and the rationale for including Agricultural Support Enterprises in the Rural Buffer.

Brian Wittmayer summarized the primary benefits of the rural buffer, which include:

• The rural buffer has, since 1987, been an effective tool in containing sprawl – without it Orange County might look much like Southern Wake County (Cary & Apex) – because of it we are unique and distinct from much of the rest of the Triangle region;
• We have the opportunity to drive 5-10 minutes in almost any direction and be in the countryside surrounded by working farms;
• The low density uses allowed have preserved tree canopy and natural habitat, and;
• The rural buffer coupled with the University Lake watershed regulations have protected our water supply.

Earl McKee hopes that the Agricultural Support Enterprise could lessen or delay the economic pressure for farmers to sell out to low density residential subdivision developers.  (Currently, residential development of 1 home/2 acres is allowed in the buffer, which many think contributes to the high housing prices in Chapel Hill and Orange County and the difficulty of maintaining a good stock of affordable housing.)

Sammy Slade & Alice Gordon focused on the details of the proposal, primarily discussing the uses allowed and the implementation of the plan:

• Allowable Uses: the concern was to make sure allowable uses were not too intensive thus creating too much traffic, impervious cover, or a need for water/sewer.  Carrboro has already removed and Earl McKee supported the exclusion of major event (i.e. 300+ people) uses within the buffer.
• Implementation: there has been some discussion regarding making the introduction of Agricultural Support Enterprises more incremental so that we can see how it’s working before opening up the entire buffer to these uses.  Ideas have included a sunset clause, limiting the uses or permits available per year or by acreage, however there has been no consensus on any of these phased implementation ideas.  It was noted that approval of the proposed changes to the Joint Planning Agreement will not result in a “free-for all” of unregulated development since most uses will still require review and approval by the Orange County Commissioners.
• Alice Gordon talked about the importance of keeping farmers on the land and prosperous so that the area does not lose sources of local food.

If done well, the inclusion of Agricultural Support Enterprises should serve to protect the benefits we all receive from a strong rural buffer protections.  The details are important, however, so that unintended consequences do not result in a diminishment of the rural buffer protection, for example the modification of the Water & Sewer Management and Planning Boundary Agreement which prevents the extension of OWASA water and sewer services into the rural buffer.

At the time of the meeting, the Agricultural Support Enterprises modification had already been approved, with minor modifications, and after much scrutiny, by the Town of Carrboro. Chapel Hill approved the changes shortly after, on March 9. Orange County is scheduled to discuss the issue again on April 7 and vote on it in May.  These changes must be approved by all three governments to take effect.