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.
Rural Service AreaLand Management Plan
Analysis:•Land Capability•Soils•Traffic•Scenic Areas•Environmental Areas•Transportation•Agricultural Patterns•Historic Areas•Rural Settlements•Aquifer Protection•Future Sewerability
Rural Service AreaLand Management Plan
Core Ag &Rural Land
• 40 Acre Minimum (Existing Smaller Tracts to Remain)
• PDR Eligible• Agricultural Use
and Supporting Uses Only
Rural Service AreaLand Management Plan
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 Service AreaLand Management Plan
Rural Settlements• Stabilize and
Enhance Housing• Additional
Studies for Redevelopment and Infill Potential
• Design Guidelines
Rural Service AreaLand Management Plan
Buffer Areas• Retain 10-Acre
Minimum Lot Size
• Not PDR Eligible• Uses Compatible
with Agriculture• Physical
Buffering from Adjoining Agriculture
• Development Design Standards
Rural Service AreaLand Management Plan
Existing Rural Residential
• No Further Development Beyond Original pre-1964 Approvals
• No Re-subdivision• Physical Buffering
From Adjoining Agriculture
Rural Roadways/Traffic Management:
•Traffic Volumes•Level Of Service (LOS)•Capacity at LOS
Rural Service AreaLand Management Plan
Special Plan Element:
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
Rural Service AreaLand Management Plan
Special Plan Element:
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
Land Evaluation & Site Assessment(LESA) - Establishing Priorities
•Environmental/Other: • Environmentally Sensitive Areas• Greenway Potential• Natural Protection Areas• Links to Parks, Etc.• Historic/Cultural Resources• Scenic Resources• Re-consolidation of Subdivided
Farms
Land Evaluation & Site Assessment(LESA) - Establishing Priorities
•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
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
and PDR Programand PDR Program
• Economic Development Tool by Preserving a Critical Mass of Rural Land in Perpetuity for Agricultural, Horse and Tourism Industries
Summary Effect of Summary Effect of Rural Land Management PlanRural Land Management Plan
and PDR Programand PDR Program
•Protect Sensitive Environmental Areas in Rural Fayette County
Summary Effect of Summary Effect of Rural Land Management PlanRural Land Management Plan
and PDR Programand PDR Program
•Strategy for Enhancement of All Parts of Fayette County and Surrounding Counties as a Regional Planning Tool
Summary Effect of Summary Effect of Rural Land Management PlanRural Land Management Plan
and PDR Programand PDR Program
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