Lexington-Fayette County, Kentucky Rural Service Area Land Management Plan and Purchase of...

Lexington-Fayette County, KentuckyLexington-Fayette County, Kentucky

Rural Service Area Land Management PlanRural Service Area Land Management Planandand

Purchase of Development Rights ProgramPurchase of Development Rights Program

One County’s Approach to One County’s Approach to Preserving Rural Farmland Preserving Rural Farmland

A Local and Regional Benefit to the A Local and Regional Benefit to the Commonwealth of Kentucky Commonwealth of Kentucky

TodayTodayand for Future Generationsand for Future Generations

Urban/Rural Service Areas

The Cornerstone of Our Community Planning Program since 1958

Urban = 85 Square Miles (30% of County)

Rural = 200 Square Miles (70% of County)

1996 Urban Service Area Expansion - 5400 Acres

At average density, will result in over 13,000 dwellings

Why preserve Rural Farmland in Why preserve Rural Farmland in Fayette County?Fayette County?

• Agricultural Economic Benefits and ConcernsAgricultural Economic Benefits and Concerns

• Development Pressure on FarmlandDevelopment Pressure on Farmland

• High Cost of Infrastructure as Development Moves High Cost of Infrastructure as Development Moves Away From Urban AreasAway From Urban Areas

• To Protect Cultural, Environmental and Historic To Protect Cultural, Environmental and Historic ResourcesResources

• Maintain International Identity and a “Sense of Maintain International Identity and a “Sense of Place”Place”

• To Protect a thriving Tourism IndustryTo Protect a thriving Tourism Industry

1996 Expansion of the Urban Service Area-1996 Expansion of the Urban Service Area-

5,400 acres5,400 acres

10-Acre Estate Lot Development10-Acre Estate Lot Development

Between 1990-1998, loss over 4,700 acres of Between 1990-1998, loss over 4,700 acres of Rural Service Area LandRural Service Area Land

Suburban intrusions on Farms (dogs, Suburban intrusions on Farms (dogs, children, trespassing, etc.)children, trespassing, etc.)

Development pressure on FarmlandDevelopment pressure on Farmland

4,700 Acres 4,700 Acres superimposed on the superimposed on the Urban Service Area Urban Service Area is greater than 25% is greater than 25% of the Land Inside of the Land Inside New Circle RoadNew Circle Road

At average density in At average density in the Urban Service the Urban Service Area Area 4,700 Acres4,700 Acres would typically result would typically result in over in over 11,31511,315 residential dwellings residential dwellings

4,700 ACRES FOR 429 HOMES...

•Fayette County ranked #1 in Kentucky farm Fayette County ranked #1 in Kentucky farm products and generated $263,255,000 in cash farm products and generated $263,255,000 in cash farm

receipts in 2002receipts in 2002•Fayette County Agriculture supports more Ag jobs Fayette County Agriculture supports more Ag jobs

than any other Kentucky County and a than any other Kentucky County and a significant tax base significant tax base •Rural Fayette County has significant related Rural Fayette County has significant related infrastructure and services infrastructure and services •Farming is an industry, incompatible with suburban Farming is an industry, incompatible with suburban

developmentdevelopment•The land is the farmer’s 401 K planThe land is the farmer’s 401 K plan•Average age of Fayette County farmer is 55 years Average age of Fayette County farmer is 55 years

Agricultural Economic Benefits And ConcernsAgricultural Economic Benefits And Concerns

High cost of infrastructure as High cost of infrastructure as development moves away from urban development moves away from urban

areas *areas *

$0.22

$0.93

$1.64

$0.00

$0.20

$0.40

$0.60

$0.80

$1.00

$1.20

$1.40

$1.60

$1.80

Cost per Tax Dollar

IndustrialRuralResidential

*From Study by American Farmland Trust and sponsored by the Bluegrass Conservancy and the Land & Nature Trust in 1999. A similar study is being done in Shelby County.

PDR ProtectsPDR Protects

Environmental Resources-soil quality, water Environmental Resources-soil quality, water quality, mature trees, etc. quality, mature trees, etc.

and and

International recognition- International recognition-

‘‘Bluegrass Region’Bluegrass Region’

‘ ‘Sense of Place’ and ‘Brand Identity’ ofSense of Place’ and ‘Brand Identity’ of

A World renowned landscapeA World renowned landscape

PDR ProtectsPDR Protects

Cultural Heritage-Rural Hamlets Cultural Heritage-Rural Hamlets

Historic Resources-Historic homes, farm Historic Resources-Historic homes, farm buildings, stone fences, etc.buildings, stone fences, etc.

Planning the Solution...

Rural Service AreaLand Management Plan

Adopted April 1999


Analysis:•Land Capability•Soils•Traffic•Scenic Areas•Environmental Areas•Transportation•Agricultural Patterns•Historic Areas•Rural Settlements•Aquifer Protection•Future Sewerability


Land UseCategories


Core Ag &Rural Land

• 40 Acre Minimum (Existing Smaller Tracts to Remain)

• PDR Eligible• Agricultural Use

and Supporting Uses Only


Natural Areas• 40 Acre

Minimum (Existing Smaller Tracts to Remain)

• PDR Eligible• Agricultural Use

and Supporting Uses

• Environmental Protection

• Goal of Acquiring1000-2000 Acres


Rural Settlements• Stabilize and

Enhance Housing• Additional

Studies for Redevelopment and Infill Potential

• Design Guidelines


Buffer Areas• Retain 10-Acre

Minimum Lot Size

• Not PDR Eligible• Uses Compatible

with Agriculture• Physical

Buffering from Adjoining Agriculture

• Development Design Standards


Existing Rural Residential

• No Further Development Beyond Original pre-1964 Approvals

• No Re-subdivision• Physical Buffering

From Adjoining Agriculture

Historic Areas


Special Plan Element:

EnvironmentallySensitiveAreas



WellheadProtection Area

GeorgetownRural Service AreaLand Management Plan


Rural Roadways/Traffic Management:

•Traffic Volumes•Level Of Service (LOS)•Capacity at LOS



Rural Roadways/Aesthetics-roads with scenicviews of countryside, tree lined roads with stone fences, etc.

Fayette County Scenic Byway information can be found at- www.kytc.state.ky.us/planning/scenic_byways/scenicbyways.pdf



RuralSettlements



Natural Protection Areas

Rural Service Area

Land Management Plan Special Plan Element:

GreenwayFocus Areas



Business & Industrial Zoning



FutureSewerability



Zoning Ordinance Changes:August 1998• Increased Minimum Lot Size in

Most of Rural Area from 10 to 40 Acres

• Create “Buffer Category” Zone for Areas Designated on Plan

• Create “Natural Areas” Zone for Areas Designated on Plan

• Special Rural Subdivision Standards to Protect AgriculturalOperations

Implementing the Plan

Increase in Minimum Lot Sizesin the Rural Service Area

Linked with

Purchase of Development Rights (PDR) Program

PDR Protects Tobacco Farms

83 Farms Protected with over 10,702 acres83 Farms Protected with over 10,702 acres63 with Tobacco 520,132 LBS Basic Quota63 with Tobacco 520,132 LBS Basic QuotaOf $15,000,000.00 Granted, Of $15,000,000.00 Granted,

$12,292,267.28 has been spent $12,292,267.28 has been spent Every State Dollar Matched at least 1:1 Every State Dollar Matched at least 1:1

local dollars and $1,760,721.00 Matched local dollars and $1,760,721.00 Matched 2:1 with Federal dollars 2:1 with Federal dollars

PDR Helps Horse Farmers across the Commonwealth

• $3.4 Billion dollar a year industry in Kentucky• $621 Million dollars of horses sold at Keeneland and Fasig-Tipton in Fayette County in 2003• Fayette County is the breeding capitol and sales center in the State.• 50,000 jobs

PDR protects the Tourism IndustryTourism in Fayette County generated $621,125,860 and Tourism in Fayette County generated $621,125,860 and supported 13,705 related jobs in 2002.supported 13,705 related jobs in 2002.Fayette County generated 60% of $1,040,651,762 Tourism Fayette County generated 60% of $1,040,651,762 Tourism dollars in the 15 county Bluegrass Region in 2002.dollars in the 15 county Bluegrass Region in 2002.Fayette County supported 59% of 23,164 Tourism jobs in Fayette County supported 59% of 23,164 Tourism jobs in the 15 county Bluegrass Region in 2002.the 15 county Bluegrass Region in 2002.Fayette County is within one day driving distance of 75% Fayette County is within one day driving distance of 75% of the U.S. populationof the U.S. populationFayette County draws visitors to the State and the region as Fayette County draws visitors to the State and the region as a wholea wholePerpetuates unique international recognition as the Perpetuates unique international recognition as the Bluegrass StateBluegrass State

Goals of the PDR Program:• Purchase Conservation Easements to Purchase Conservation Easements to Protect 50,000 acresProtect 50,000 acres (out of (out of 128,267 acres in the Rural Service Area) over the next 20 years. 128,267 acres in the Rural Service Area) over the next 20 years.

•Protect the Protect the Agricultural and Horse economiesAgricultural and Horse economies of Fayette County by of Fayette County by conserving large areas of farm land.conserving large areas of farm land.

• Conserve and protect the Conserve and protect the Natural, Scenic, Open Space and the Natural, Scenic, Open Space and the Historic and Agricultural resourcesHistoric and Agricultural resources of Rural Fayette County. of Rural Fayette County.

• Protect the Protect the Tourism EconomyTourism Economy of Fayette County by preserving the of Fayette County by preserving the Unique CharacterUnique Character and and ‘Sense of Place’‘Sense of Place’ that attracts visitors from all that attracts visitors from all over the world.over the world.

•50,000 acres represents only 27% of all the land in Fayette County.50,000 acres represents only 27% of all the land in Fayette County.

$$$$$$$

FUTUREDEVELOPMENT

VALUE $$$$$$$

AGRICULTURALUSE VALUE

INTRINSIC VALUE

BEFORE AFTER

P P urchasedD D evelopmentR R ights-

Landowner sells off their development rights in perpetuity

What is a PDR and how do you What is a PDR and how do you determine it’s value?determine it’s value?

Future Development Value

$$$$$$$$

PDR Program - Major Principles

• Applied on a Voluntary Basis Only• All Rural Landowners with 20 or more acres, subject

to the 40-acre rule, are eligible • Priority Order of Acquisition to be Based Upon Fair

and Objective Point Ranking System• Preservation in Perpetuity (rare exceptions

permitted)• Not Anti-Growth, Pro-Infill and Downtown

Redevelopment, Pro-Agriculture and Rural Preservation

PDR Program - Major Components

• PDR Ordinance• PDR Board • Land Evaluation & Site

Assessment (LESA) Point System• Funding

PDR Ordinance

• Definitions• PDR Board Membership and

Duties• Land Evaluation & Site

Assessment (LESA) Point System• Negotiation & Acquisition

Procedures• Donations of Easements• Release/Transfer Provisions• Coordination with Comprehensive

Planning

Rural Land Management Board Members

• Farm Bureau (2 members)• KY Thoroughbred Association (2)• Land Conservation groups (1)• Realtors Association (1)• Homebuilders Association (1)• Neighborhood Council (1)• Historic Preservation (1)• Convention & Visitors Bureau (1)• Chamber of Commerce (1)• At-Large County Ag Agent (1)• At-Large NRCS representative (1)

Rural Land Management Board Duties• Duties as a Non-profit, Non-stock

Corporation• Solicit, Acquire & Hold

Conservation Easements• Prioritize Acquisitions• Expend Funds for Acquisitions• Public Information & Forums• Solicit Contributions• Establish Administrative

Procedures• Release/Terminate (perpetuity)

Land Evaluation & Site Assessment(LESA) - Establishing Priorities

•Agricultural Factors: •Farm Size•Road Frontage•Batch Applications•Soil Quality•Farm Activities•Agricultural Improvements


•Environmental/Other: • Environmentally Sensitive Areas• Greenway Potential• Natural Protection Areas• Links to Parks, Etc.• Historic/Cultural Resources• Scenic Resources• Re-consolidation of Subdivided

Farms


•Future Urban Factors: • “Minus” Points Applied• Proximity to Urban Service Area• High Probability of Sewerability• Proximity to Federal Highways

and Interstate Interchanges• Exceptions for “Community

Icons” and Other Major Protection Priorities

Land Evaluation & Site Assessment(LESA) -

Desired Effect:

THIS...

Land Evaluation & Site Assessment(LESA) -

Rather than..

Types of Farms Under Conservation Easement:Types of Farms Under Conservation Easement:

83 farms including 5 Donated Easements of 272 83 farms including 5 Donated Easements of 272 acres with a total of over 10,702 acres. Of that:acres with a total of over 10,702 acres. Of that:

•37 Farms are “General Agriculture” (4,701 ac.)37 Farms are “General Agriculture” (4,701 ac.)•41 Farms are Horse Farms (5,403 ac.)41 Farms are Horse Farms (5,403 ac.)• 5 Farms are “Other” (Sod, Trees) (598 ac.)5 Farms are “Other” (Sod, Trees) (598 ac.)

PDR is pro-growth and development

•Encourages planned growth within and along the Urban Service Area by establishing critical land masses in The Rural Service Area.•LESA ranking is lower for properties adjacentto the Urban Service Area.•High standard of living and unique sense of place are attractive to prospective businesses andresidents.

Summary Effect of Summary Effect of Rural Land Management PlanRural Land Management Plan

and PDR Programand PDR Program

•Maintain Urban & Rural Distinctions

Summary Effect ofSummary Effect ofRural Land Management PlanRural Land Management Plan


• Economic Development Tool by Preserving a Critical Mass of Rural Land in Perpetuity for Agricultural, Horse and Tourism Industries



•Protect Sensitive Environmental Areas in Rural Fayette County



•Strategy for Enhancement of All Parts of Fayette County and Surrounding Counties as a Regional Planning Tool



Regional impact on:Regional impact on:Kentucky’s Agriculture IndustryKentucky’s Agriculture Industry

Kentucky’s Tourism IndustryKentucky’s Tourism IndustryKentucky’s Horse Farm Industry Kentucky’s Horse Farm Industry

Regional land planning & preservationRegional land planning & preservation

The Fayette County Purchase of The Fayette County Purchase of Development Rights Program benefits the Development Rights Program benefits the

entire Commonwealth of Kentuckyentire Commonwealth of Kentucky • A successful model for other Kentucky A successful model for other Kentucky Counties that want similar farmland Counties that want similar farmland preservation programspreservation programs

• Shelby Shelby • WoodfordWoodford• LincolnLincoln• BooneBoone• KentonKenton• Oldham Oldham

Lexington-Fayette County is hosting:Lexington-Fayette County is hosting:

The 2004 American Farmland Trust The 2004 American Farmland Trust National Conference-November 15-17National Conference-November 15-17 ““Farming on the Edge: Meeting the Challenge”Farming on the Edge: Meeting the Challenge”

350-500 farmland preservation groups from across 350-500 farmland preservation groups from across the nation will be represented at the the nation will be represented at the

conferenceconference

Local sponsors include: the Fayette County PDR Local sponsors include: the Fayette County PDR Program, The Bluegrass Conservancy, Program, The Bluegrass Conservancy,

Fayette Fayette County Farm Bureau, Keeneland and County Farm Bureau, Keeneland and othersothers

Go to Go to www.farmland.orgwww.farmland.org for more information for more information

Lexington-Fayette County, KentuckyRural Service Area Land Management Plan

andPurchase of Development Rights Program

QUESTIONS?QUESTIONS?

Maner FergusonProgram ManagerLFUCG Center200 East Main St., Third FloorLexington, KY. 40507(859) 425-2227 fax- 258-3898email: [email protected]

For More information Contact:For More information Contact:

Billy Van Pelt, RLA, ASLA Program Administrative OfficerLFUCG Center200 East Main St., Third Floor Lexington, KY. 40507(859) 425-2226 fax- 258-3898email: [email protected]

oror

Or check our web site at Or check our web site at www.lfucg.com/pdrwww.lfucg.com/pdr

Call (859) 425-2220

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