TRANSYLVANIA COUNTY, NORTH CAROLINA
FARMLAND PROTECTION PLAN
Prepared for the Transylvania County
Agricultural Advisory Board
September 2009
ii
ACKNOWLEDGEMENTS
The development of this plan was funded by a grant from the N.C. Agricultural Development
and Farmland Preservation Trust Fund.
Prepared by:
John Bonham
1
Brittany Whitmire
2
Transylvania County Agricultural Advisory Board Members:
Dale Robertson, Chairman
George Lenze
Sarah Lutz
Mark McCall
Carroll Parker
Harold Paxton
Jimmy Whitmire
Eric Caldwell, Cooperative Extension
Jeff Parker, Soil & Water Conservation District
Bob Twomey, Natural Resource Conservation Service
1
M.S. Agricultural & Applied Economics, Virginia Tech
2
M.P.A., University of North Carolina at Chapel Hill
iii
TABLE OF CONTENTS
ACKNOWLEDGEMENTS ................................................................................................................................ ii
EXECUTIVE SUMMARY ................................................................................................................................. 1
AGRICULTURE IN TRANSYLVANIA COUNTY A NEED FOR ACTION ....................................................... 2
DATA SOURCES ............................................................................................................................................ 2
THE IMPORTANCE OF AGRICULTURE TO TRANSYLVANIA COUNTY ......................................................... 3
Economic Impact of Agriculture .......................................................................................................... 3
Rural Character and Heritage .............................................................................................................. 4
Ecological Benefits ................................................................................................................................. 4
THE STATE OF AGRICULTURE IN TRANSYLVANIA COUNTY ..................................................................... 5
Agricultural Production (USDA 2007) ................................................................................................ 5
Farm Statistics and Trends (USDA 1997, 2002, 2007) ........................................................................ 6
Farmers (USDA 1997, 2002, 2007) ........................................................................................................ 8
Challenges and Threats ......................................................................................................................... 8
Strengths and Opportunities .............................................................................................................. 10
FARMLAND PROTECTION PROGRAMS ...................................................................................................... 12
RECOMMENDED ACTIONS ......................................................................................................................... 15
ACTION STEPS ............................................................................................................................................ 19
SUPPORTING AGENCIES AND ORGANIZATIONS ...................................................................................... 19
REFERENCES ............................................................................................................................................... 20
1
EXECUTIVE SUMMARY
Protecting Transylvania Countyequates to future economic impact.
utes 12.6 percent of the total economic
activity in the County and employs 12.4 percent of its workforce. Farmland contributes more in
property taxes than it requires in terms of the costs of community services received, and it provides
much of the rural character that draws tourists and second-home owners to the County. Furthermore,
farmland in Transylvania County helps to protect the environment as farmers employ practices that
he following Farmland Protection Plan provides an
assessment of the agricultural industry, along with a set of actions designed to assist
governmental leaders in protecting the future of this important industry.
Agricultural production in Transylvania constitutes ap
mass, on which the following top crop and livestock items are produced:
Nursery Crops & Sod Christmas Trees Forage Crops
Vegetables Trout/Aquaculture Cattle & Calves
Laying Chickens Horses & Ponies Goats, Sheep & Lambs
income, and have part-time operators who, on average, are 57 years of age and claim primary
employment off-farm. The major challenges to agriculture in Transylvania County include low
profitability, farm management succession, high land prices, long distance to processing and marketing
facilities, and scarce rental land. On the other hand, the most commonly cited strengths of
Transylvania County agriculture are productive soils, mild climate, access to highway infrastructure,
relatively short distance to a consumer base, geographically tied to local foods movement, and a strong
tie to the heritage and culture of family farming.
The following actions are described in further detail in the Farmland Protection Plan:
Set Enrollment Goals for the Voluntary Agricultural Districts.
Establish an Enhanced Voluntary Agricultural District Program.
Extend funding for the Community Development Agent Position in the Existing Transylvania
County Extension Budget when funding permits.
Develop a Land Lease Recruitment Program.
Advocate for the Local Agricultural Industry both within and outside the County.
Enhance Public Education and Awareness of Transylvania County Agriculture.
Conduct Agricultural Impact Assessments before passing and/or implementing ordinances,
plans, and policies in Transylvania County.
Work with the municipalities of Brevard and Rosman.
Include Agriculture as an Economic Development Focus Area in forthcoming Strategic Plans for
Transylvania County.
Support Evaluation of the Transylvania Tailgate Market.
The Farmland Protection Plan, in its entirety, is approved and supported by the Transylvania County
Agricultural Advisory Board along with the North Carolina Agricultural Development and Farmland
Preservation Trust Fund and recommended for approval by the Transylvania County Board of
Commissioners.
2
AGRICULTURE IN TRANSYLVANIA COUNTY A NEED FOR ACTION
The purpose of this plan is to provide an assessment of the agricultural industry in Transylvania
County, identify its challenges and opportunities, and develop a set of actions to assist government
leaders in growing and protecting . The recommendations of this
plan are intended to encourage long-term policy formation in support of agriculture while providing a
specific short-term framework to guide local programs regarding agricultural economic development
and land use initiatives.
Transylvania County boasts a rich agricultural heritage. The French Broad and Little River valleys
contain highly productive soil types in which farmers grow a diverse array of crops such as tomatoes,
peppers, ornamental trees, sod and corn. The cool headwaters of the French Broad River support trout
operations, while many mountain slopes are home to Christmas tree farms. Transylvania County
farmers raise a variety of livestock, including hogs, sheep, goats, honeybees and layers (chickens for the
production of eggs). Raising cow-calf pairs is one of the most traditional agricultural activities in
Transylvania County wherein cattlemen raise their stock for wholesale at auction. Other cattle
operations include raising replacement dairy heifers and, increasingly, finishing cattle to slaughter
weight and selling the market-ready products directly to retailers and consumers. Many part-time
farmers have used the production and sale of farm products to supplement their primary incomes and
ege educations. Transylvania County is also home to Gaia Herbs, a producer of
over 50 medicinal herbs for its line of plant medicines.
Although there are many economic forces challenging the agricultural industry today, farming
maintains a significant presence in Transylvania County in terms of land use, economics, and social
fabric. However, if the County intends to preserve its farms and all of the benefits those farms provide,
it must protect in order to provide for future economic
development. The County should provide economic, social, and political support on a continuous
basis to expand existing programs and provide additional resources through Voluntary Agricultural
Districts, economic development and planning, education and outreach, and political advocacy.
DATA SOURCES
Data for this plan were collected from numerous sources. Statistical data related to non-timber
activities were collected from the following three sources: Census of Agriculture, which is published
every five years by the U. S. (USDA) National Agricultural Statistics
Service (NASS), and is compiled from surveys completed by farmers; an annual report published
jointly by NASS and the N. C. Department of Agriculture and Consumer Services (NCDA) that is also
compiled from surveys completed by farmers; and from a report published every three years by N. C.
Cooperative Extension (NCCE) and N. C. State University (NCSU), which are estimates generated by
County Extension Agents. County specific data was extruded from secondary sources including
county tax records and District Soil & Water Conservation information. Demographic data was
extruded from the US Census 2000. In addition to these and other technical reports, a focus group was
held on March 3, 2009, to gather primary data from farmers who operate in Transylvania County,
followed by one-on-one interviews with individual farmers and business owners throughout the
county.
3
THE IMPORTANCE OF AGRICULTURE TO TRANSYLVANIA COUNTY
Economic Impact of Agriculture
Agriculture is a diverse industry characterized by hundreds of individual businesses of varying size
and enterprise. Though most individual operations may, alone, appear insignificant, the cumulative
ubstantially impacts the
local economy. Farms and agribusinesses produce revenues, provide jobs, and generate sales and
property taxes directly for Transylvania County. The households supported by these local farms and
agribusinesses also contribute to the C
families.
Farms in Transylvania County, on average, generate cash receipts in excess of $30 million each year
(see Figure 1). Dr. Michael Walden of N.C. State University uses data and software from IMPLAN, an
economic research firm, to estimate the gross county product for each county in North Carolina. Gross
county product is described as value-added, which is the production value of goods and services using
inputsmaterial and laborfrom a county. In 2006, the gross product for Transylvania County was
$637,050,000. Gross product for the agricultural industry in 2006 was $80,058,360, or 12.6 percent of the
total value added. In 2007 farms in the County employed 329 workers and had a payroll of
$2,662,000 (USDA, 2007). In 2006,
percent of the
Transylvania workforce (Walden, 2006).
Figure 1. Farm Cash Receipts
$0
$5,000
$10,000
$15,000
$20,000
$25,000
$30,000
$35,000
$40,000
$45,000
$50,000
2000 2001 2002 2004 2005 2006
( in $1,000's )
Total Income from Farm
Activities
Income from Crop Activities
Income from Livestock
Activities
Source: NCCE & NCSU
American Farmland Trust has conducted or reviewed 128 county-level studies that evaluate the
contribution of property taxes and the consumption of public resources by land use typeresidential,
commercial, and agricultural. In all but one county, including five in North Carolina, the studies found
that agricultural lands, even under the Present-Use Value tax program, contribute more in property
taxes than they require in terms of the costs of community services they receive. A cost of community
services study commissioned by neighboring Henderson County in 2008 reported that farmland in
Henderson County generates $1.03 in tax revenue for every $1 it receives in government services
4
(Renkow). The agricultural land in Transylvania County likely contributes more to the local tax base
than it takes from the County in terms of public services, a net gain to the County.
Rural Character and Heritage
Farms and forests constitute the primary land uses in rural areas that provide scenic beauty and relief
from urban proximity for residents and visitors. In addition to pleasing scenery, rural landscapes
provide a connection to the history and the foundations for which local communities have been built.
Today the remoteness and quietness of rural communities are serving to form a comparative economic
advantage over urban and suburban communities as retirees and professionals who work remotely are
seeking refuge from the confinements of large cities. Farmland is an invaluable asset to Transylvania
County in this regard. A study conducted by Mathews (2008) at the University of North Carolina -
Asheville investigated the importance and value of farmland to residents and visitors of Henderson,
Buncombe, Haywood and Madison counties. The study revealed that farmland is important to both
residents and visitors because of its contribution to scenic beauty, rural heritage, open space and as a
source of food. Using two economic methods, the study found that both residents and visitors were
willing to make annual contributions to pay for the protection of farmland.
In its nearly 150 year history, Transylvania County has been home to at least two families who have
been recognized by the NCDA as Century Farm Families, meaning that at least five generations of
those respective families have continually owned and operated farms in the County for over 100 years.
Transylvania has also supported Future Farmers of America (FFA) chapters at both Brevard and
Rosman High Schools since 1928 and boasted one of the first FFA programs in North Carolina to have a
working farm on which students could apply the knowledge
they gained in the classroom. Other youth leadership
organizations, including 4-H, have provided educational
opportunities and career development for young
Transylvanians. Today, Transylvania County farms and its
people who are involved in agriculture continue to play
important roles in the social fabric of the area. Farms provide
much of the scenic beauty for which the County has come to
be known; they provide a growing portion of the foods that
mindful consumers purchase through retail outlets, direct-
markets, and restaurants; and they also support people who
provide educational, support, and developmental services to
fellow Transylvania County citizens through their
community involvement both on and off farms.
Ecological Benefits
Farm and forestland provide many environmental benefits and eco-services to the public, including
storm water retention and filtration, flood control, air filtration and wildlife habitat. In the past,
agriculture contributed its share of air and water pollution; today, however, farmers employ numerous
Best Management Practices (BMPs) to protect soil, water and air quality. The Transylvania Soil and
Water Conservation District reports that since 1999, at least 62,570 tons of soil which equates to over
5,000, 12-ton dump truck loads have been saved from erosion and 257 tons of animal waste have been
contained (Parker, 2009). The Natural Resource Conservation Service and the Transylvania Soil and
Water Conservation District provide financial and technical assistance to farmers who implement
BMPs that protect streams from erosion and pollution run-off from livestock operations. Livestock are
Local Farmers Giving Back a
Portion of Their Harvests for
Circa 1940
5
Source: 2007 USDA Census of Agriculture
Figure 2. 2007 Agricultural Land Use
Cropland 48.18%
Woodland 24.59%
Pasture 21.99%
Other Uses 5.24%
managed using a system of practices that includes exclusion fencing, watering tanks, heavy use area
protection, feed/waste storage buildings, stock trails, stream crossings and cross fencing for rotational
grazing. Other practices like road stabilization, stream bank stabilization and pasture renovation are
directed at controlling erosion. Other BMPs used to protect water quality from the effects of
agricultural operations, such as riparian buffer enhancement, also improve wildlife habitat.
THE STATE OF AGRICULTURE IN TRANSYLVANIA COUNTY
In 2007, Transylvania County had 16,045 acres of land in farm use, representing seven percent of all the
land mass in the County or twelve percent of all privately owned land. Figure 2 shows the distribution
of land in farms for 2007 by use, which included 7,730 acres of cropland, 3,945 acres of woodland, 3,528
acres of pasture land, and 841 acres in other uses.
Agricultural Production (USDA 2007
3
)
Table I lists the top agricultural items in terms of acreage and inventory produced in the Transylvania
County in 2007, along with respective state rankings as compared to the other 99 counties in North
Carolina. Cattle led the livestock numbers with 4,262 units raised on 104 farms. In order to support
cattle and other livestock, farmers utilized 2,613 acres for growing forage crops. Transylvania County
is one of the top ten producers of ornamental crops including nursery stock and sod. Not included in
Table I (due to the concentration of production on small acreage), but extremely important to the
agricultural industry in Transylvania County, is aquacultureprimarily trout production.
Transylvania is home to 14 trout operations and ranks third in the state for aquaculture with sales of
over 1.1-million pounds of trout valued at more than $3.1 million. Transylvania County ranks 12
th
in
cut Christmas trees and short rotation woody crops with 26 Christmas tree farms that cut and sold
5,760 Christmas trees 2007 (Ibid).
3
Unless cited otherwise.
6
Table I. Top Crop & Livestock Items
Top Crop Items
Acres
State
Rank
Forage land
2,613
66
Nursery Stock
977
7
Sod Harvested
(D)
a
5
Corn for silage
353
33
Vegetables harvested, all
260
51
Top Livestock Inventory Items
Number
State
Rank
Cattle & calves
4,262
52
Layers
877
64
Horses & ponies
493
58
Goats
226
81
Sheep & lambs
193
48
a: Cannot be disclosed
Source: 2007 Census of Agriculture
Farm Statistics and Trends (USDA 1997, 2002, 2007
4
)
Table II summarizes figures on the number and size of farms in 1997, 2002, and 2007. In the past ten
years, the number of farms has increased while the area of farmland has risen and fallen. Between 1997
and 2007, 105 new farms were established in Transylvania County, raising the total number of farms to
279. During the same time period, the total area in farmland increased by 3,370 acres to 16,045 acres;
however, in 2002 Transylvania had 18,171 acres in farmland, indicating a decrease of 2,126 acres
between 2002 and 2007. The median size of farms grew by nearly one-third (from 31 to 40 acres)
between 1997 and 2002, but shrunk by almost one-half (to 21 acres) between 2002 and 2007. The
average value of land and buildings increased on a per acre basis between 1997 and 2007 from $4,382 to
$7,345. However, because the median size of farms has decreased so significantly, the average value of
land and buildings at the farm level decreased between 2002 and 2007 after increasing between 1997
and 2002.
4
Unless cited otherwise.
Table II. Farm Statistics
Year
2007
2002
1997
Number of farms
279
256
174
Land in farms (acres)
16,045
18,171
12,675
Median farm size (acres)
21
40
31
Average value of land & buildings (per farm)
$422,408
$433,673
$317,525
Average value of land & buildings (per acre)
$7,345
$6,417
$4,382
Source: Census of Agriculture
7
Tables III and IV, respectively, demonstrate the distribution of farms by annual income and by acreage.
In 1997, farms earning less than $2,500 per year comprised 34 percent of all Transylvania County farms;
this segment increased significantly to constitute 52 percent of all Transylvania farms by 2007. It is
likely that most of the 85 new farms earning less than $2,500 per year were among the 105 farms
established during the past ten years, many of which may be considered hobby or lifestyle operations.
Not all growth was observed in low-revenue farms however, as the number of farms earning $100,000
or more increased from 11 in 1997 to 21 in 2007. The majority of farms in Transylvania are considered
small in terms of acreage; 74 percent of all farms in the County operated on fewer than 50 acres in 2007
and 60 farms (22 percent) operated on fewer than ten acres. No farms in Transylvania County reported
operating on over 1,000 acres, and only three reported operating on more than 500 acres.
Table III. Distribution of Farms By Annual Income
Change from
Year
2007
2002
1997
1997 to 2007
Less than $2,500
144
115
59
85
$2,500 to $4,999
33
41
28
5
$5,000 to $9,999
27
23
32
(5)
$10,000 to $24,999
22
39
26
(4)
$25,000 to $49,000
21
12
10
11
$50,000 to $99,999
11
6
8
3
$100,000 or more
21
20
11
10
Source: Census of Agriculture
Table IV. Distribution of Farms by Size
Change from
Year
2007
2002
1997
1997 to 2007
1 to 9 acres
60
31
20
40
10 to 49 acres
145
133
86
59
50 to 179 acres
50
68
54
(4)
180 to 499 acres
21
21
11
10
500 to 999 acres
3
3
3
0
1,000 or more acres
0
0
0
0
Source: USDA Census of Agriculture
Agriculture has been a growth industry in Transylvania County as seen in Table V, which summarizes
cash revenue for the years 1997, 2002 and 2006. Caution should be taken when viewing annual revenue
however, because the figures are subject to significant volatility due to both climate and market
fluctuations. From 1997 to 2002 revenue increased by 11 percent, or from $17,415,670 to $19,342,300
(NCCE and NCSU 1997, 2003, 2007). This growth, driven by a 28 percent increase in the revenue from
crop products, offset the 40 percent decrease in revenue from livestock sales. Total revenue from 2002
to 2006 increased by 127 percent to $43,992,300, which was led again by revenue from crop sales that
grew by 133 percent to $39,244,000 (Ibid). The aforementioned growth in cash receipts was derived in
8
the markets for nursery crops and sod, which benefited from the real estate boom and has been
adversely impacted by the recent decline in the housing market. Livestock sales rebounded from the
previous period increasing by 87 percent to $4,748,300 (Ibid).
Table V. Annual Cash Revenue from Agricultural Products
Year
2006
2002
1997
Revenue from crops
$39,244,000
$16,800,600
$13,174,034
Revenue from livestock
$4,748,300
$2,541,700
$4,241,636
Total revenue
$43,992,300
$19,342,300
$17,415,670
Source: NCCE & NCSU
Farmers (USDA 1997, 2002, 2007
5
)
Given the large portion of farms earning less than $5,000 annually, it is not surprising that 180 of the
279 farmers list farming as their secondary occupation. Table VI summarizes occupation and age
figures of Transylvania farmers for the years 1997, 2002 and 2007. Not only were most respondents
part-time farmers, the number of farmers listing production agriculture as their primary occupation has
decreased by 19 since 2002. The population of part-time farmers has steadily risen over the past
decade; the increasing number of vendors participating in the Transylvania Tailgate Market and
anecdotal evidence suggest the increase may be due, in part, to seasonal farmers and gardeners.
Whether farmers report being full-time or part-time operators is neither indicative of their
contributions to household income nor the importance of their contribution. The average age of
farmers held constant at 56.7 between 2002 and 2007, but an aging farmer population is the trend across
the United States and the rest of North Carolina. In fact, growing concern over the aging farm
operator population, coupled with the low numbers of young successors has been cited as a challenge
to agriculture in North Carolina that needs to be addressed within the coming decade (Whitmire, 2007).
Table VI. Farmers
Year
2007
2002
1997
Number of farmers with farming as primary occupation
99
118
62
Number of farmers with farming as secondary occupation
180
138
112
Average farmer age
56.7
56.7
N/A
Source: USDA Census of Agriculture
Challenges and Threats
Agriculture in Transylvania County faces numerous challenges, including low profit margins, lack of
young successors, and the limited availability of farmland for purchase and/or lease. The challenges to
farmers in the County and their strengths are summarized in Table VII. Most of the farmers who
provided primary data for this project cited profitability as either a direct problem or the underlying
cause of other challenges. The typical cause of low profitability is high production costs relative to
wholesale prices. Small-scale and part-time farms that market directly to consumers typically receive
higher retail prices for their goods, but generally lack the volume to operate as full-time farms or
5
Unless cited otherwise.
9
generate over 50 percent of their household incomes. The current agricultural marketing and
production infrastructure systems favor very large farms that can produce the volume necessary to
survive on low profit margins; however, for the size and scale of the majority of Transylvania farms,
the current infrastructure does not fit.
The long-term viability of agriculture in Transylvania County is threatened by the lack of young people
starting new operations or taking over existing farms. For the past few decades young adults have
been given more opportunities to pursue post-secondary degrees and find professional work. For
those youth who do not attend a college or University, many have found employment opportunities
with service and trade occupations. In both situations, the opportunities equate to a lifestyle that
involves less risk and more income than working full-time in production agriculture. Although
children of farmers express se and would like to see it remain in
operation, many do not choose to take over management of the farming operations. In some instances,
the farm is sold by the older generation farmer, or the land is bequeathed to heirs who, in turn, often
divide and sell it. Conversations among agricultural activists indicate that there is renewed interest in
farming among young adults; however, most do not seem to be coming from farming families and thus
have no land to start an operation. Some of the related challenges include identification and selection
of successors, aligning the strategic plan for the operation with the succession plan, assessing current
and future farm operator knowledge and skill requirements, and gap training to successfully transition
farmland from retiring operators to their chosen successors (Whitmire, 2007).
Both the high price and limited availability of
land to purchase and/or lease for agricultural
production purposes poses a significant threat
to the future of farming in Transylvania
County. Rental land for pasture, crop and
forage has become scarce for those seeking
additional acreage, and land for sale in the
County is generally priced
development, either residential or commercial.
Both the limited availability of land and its
high cost may be partially attributed to the
popularity of Transylvania County as a place
to retire and/or own a second home; 15 percent of the homes in the county are for seasonal,
recreational, or occasional use (Census, 2000) and 26 percent of the tax bills for improved land in
Transylvania are mailed to addresses outside of the County (Transylvania County Tax Records, 2008).
Residential development has consumed a significant amount of farmland and, subsequently, increased
the value of remaining land to the point that farm revenues are often unable to cover the purchase
costs. In 2007, the average net income for all farms in Transylvania County was $75 per acre; in 2002, it
was $309 per acre (USDA, 2007). Land in the Cplains, which cannot be developed but is
influenced by market prices of developable land, is regularly priced at $10,000 per acre on the real
estate market. Considering a theoretical annual interest payment of $500
6
on an acre of floodplain,
purchasing land at current market prices is clearly not feasible for an agricultural operation. Thus, the
price of farmland compounds the problems of the aging farmer population and farm scale because
6
Based on a 5% interest rate
10
beginning farmers have difficulty purchasing land initially, and existing farmers are limited on
purchases of land to expand their operations.
Another challenge for Transylvania farmers is the long distance to marketing and processing facilities.
There are no crop or livestock wholesale or processing facilities in the County. The closest livestock
auctions are at least 40 miles away, and the nearest NCDA or USDA-inspected slaughter/processing
facility is a two-and-a-half hour haul and at least 60 miles from Transylvania County. Farmers growing
grain have to haul their product over 50 miles into South Carolina, or pay freight to have it picked up
at the farm. Neighboring counties of Haywood and Henderson have the closest facilities for trout
processing and produce packing, respectively. The distance away from infrastructure results in higher
transportation costs that must be either passed along to consumers or absorbed into an already slim
of agricultural commodities require transporting products at least an hour to have them processed,
packed, and/or distributed.
Farmers cite lifestyle as a
reason for remaining active in
agriculture. The revered
, though, is
under threat from new
neighbors who are unfamiliar
with the characteristics of
production agriculture and
complain about noise, odor and
the slow movement of traffic
due to farm equipment on the
roads. These conflicts often
arise because new residents do
not recognize the connection
between farming operations
and the bucolic scenery that
may have attracted them to
Transylvania County in the
first place. The conflicts not
only taint the quality of life
farmers experience, they can
also become costly when
litigation ensues.
Strengths and Opportunities
Transylvania County is endowed with assets that are strengths for the agricultural industry. A
fundamental component of farming is soil, and Transylvania County has some of the most productive
soils in the world, including: 18,503 acres of prime farmland; 14,203 acres of farmland of statewide
importance; and 39,592 acres of farmland of local importance (USDA, 2009) (see Map 1). Transylvania
County has a climate that complements the soils, receiving an average of 77 inches of rainfall each year
and 212 days of sun. The physical and climactic attributes of the County combine to form an
Table VII. Challenges and Opportunities
Challenges & Threats
Strengths & Opportunities
Profitability: High
production costs and low
wholesale prices
Productive soils: Ability to grow a
variety of crops to support a variety
of livestock
Farm transition: an aging
farmer population; few
replacement farmers
Mild climate: Suitable temperatures,
ample rain and sunshine for growing
season
High land prices
Highway infrastructure: Relative
proximity to Interstates 26 and 40
Long distance to wholesale
and processing facilities:
High transportation costs
relative to product value
Relatively short distance to
consumers: Within a one-day drive of
50% of the US population;
transportation costs could be greater.
Conflicts with non-farm
neighbors
Local food movement: Especially
beneficial to small-scale farms who
direct-market products
Scarce rental land
Strong tie to heritage and culture of
family farming
11
environment suitable for a diverse agricultural industry that produces trout, Christmas trees, herbs,
fruits and vegetables, sod and ornamentals, and livestock.
comparative advantage of location is characterized by fresher farm products and lower transportation
costs. If transportation costs continue to rise, then it is likely that demand for products grown in
Transylvania County will increase.
Selling crop and livestock products locally may be the greatest opportunity for Transylvania County
farmers. Interest in and the demand for locally produced food is increasing throughout the region, as
is evidenced by the expansion in the number of tailgate market vendors; the continued growth of two
community supported agriculture (CSA) projects, one of which is operated within the jurisdiction of
the City of Brevard; and the establishment of grocers specializing in locally-grown food products.
Poppies Gourmet Farmers Market, located in Brevard, is evidence of in and
preference for locally-grown foods and food products. Restaurants are also featuring more local foods,
and a number of Brevard restaurants feature local produce seasonally on their menus. Research by the
Appalachian Sustainable Agriculture Project (ASAP) indicates that there is more demand for local food
than is currently produced and that the region has the capacity to increase the supply of locally-grown
12
food. However, the research also indicates that there are barriers to local markets like distribution
systems, infrastructure, prices and training for farmers.
FARMLAND PROTECTION POLICIES & PROGRAMS
Present-Use Value Tax Program Present-Use Value, or PUV, is a program established in 1973 by
N.C.G.S. §§ 105-277.2 to .7 and administered by the county assessor through which qualifying property
can be taxed based on its use as agricultural, horticultural, or forest land rather than for its highest and
best use. The objective of the program is to keep the family farm in the hands of the family farmer. The
present-use value of a parcel is determined by the quality of its soils. The NC Use-Value Board sets the
value schedule based on the rent a parcel could receive given its soils and its use for agriculture,
horticulture or forestry. Qualifying property is assessed at its present-use value rather than its market
value. Deferred taxes are the difference between the taxes due at market value and the taxes due at the
present-use value. Deferred taxes for the current year plus the previous three years will become due
and payable with interest when a property loses its eligibility in the present-use value program.
Basic Requirements
o Minimum acreage of production land:
10 acres for agricultural use
5 acres for horticulture use
20 acres for forest use.
o Production must follow a sound management plan.
o Agricultural and horticultural land must have at least one qualifying tract that has
produced an average gross income of at least $1,000 for the 3 years preceding the
application year.
o Forest land use must follow a forest management plan.
Benefits
o Protection from increasing land values that are based on development potential and the
potential increase in property taxes.
Current Enrollment
o Horticulture. 634.45 acres
o Agriculture. 6,731.55 acres
o Forestry. 27,220.34 acres
More information can be found at http://www.dor.state.nc.us/publications/property.html or by
contacting the County Assessor.
Voluntary Agricultural Districts (VAD) Established by N.C.G.S. §§ 106-737 to 743 and administered at
the county level, Voluntary Agricultural Districts are designated areas where commercial agriculture
will be encouraged and protected. The purposes of the districts are to increase identity and pride in the
agricultural community and to increase protection from nuisance suits and other negative impacts on
properly managed farms.
Requirements
o Land must be enrolled in the Present-Use Value program or otherwise be determined to
meet the qualifications of the program.
o The landowner must enter into a revocable agreement to limit development for a 10-year
period.
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Benefits
o N.
o Abeyance of water and sewer assessments.
o Public hearings on the condemnation of farmland
o Stronger protection from nuisance suits.
o Representation by an appointed board regarding concerns on threats to the agricultural
sector.
Current Enrollment
o 27 farms encompassing 2,228 acres of farmland
Enhanced Voluntary Agricultural Districts (EVAD) Established by N.C.G.S §§ 106-743.1 to .5, an
Enhanced Voluntary Agricultural District is a VAD formed of one or more farms that are subject to an
IRREVOCABLE ten-year agreement to limit development. In return for the condition of irrevocability
the landowner receives the added benefits of being able to receive 25 percent of gross revenue from the
sale of non-farm products and still qualify as a bona fide farm, and becomes eligible to receive up to 90
percent cost-share assistance from the NC Agricultural Cost Share Program. Transylvania County does
not have an EVAD program.
Land Use Policy Local governments within Transylvania County have adopted land use policies
intended to protect farmland and other open spaces. The City of Brevard
Comprehensive Land Use Plan both call
jurisdiction through conservation easements and through policies and regulations that steer
development away from agricultural lands. Transylvania County and the City of Brevard have
incorporated agricultural exemptions into most local land use regulations, and the City promotes
density and conservation design in new development.
Conservation Easements A conservation easement is a written agreement between a landowner and a
qualified conservation organization or public agency under which the landowner agrees to keep the
land available for agriculture and to restrict subdivision, non-farm development and other uses that are
incompatible with commercial agriculture.
General Information
o Cash payments in the range of $20,000 to $40,000 are needed to cover the costs of the
transaction. These costs are for legal services, a survey, an appraisal, long-term
stewardship services provided by the conservation partner, and other miscellaneous
activities. In some cases grant funds will cover these costs.
o A portion of the property can be left out of the easement, thereby providing an area for
future homes and other non-farm activities.
o Agricultural activities, including forestry, are allowed under the agreement.
o access to the public is not provided by the agreement.
o The value of a conservation easement is determined by a licensed land appraiser and is
typically between 25 percent and 75 percent of the
o A periodic inspection of the property is required to ensure that development does not
occur. This provision will be included in the agreement.
o
future landowners must comply with the terms and conditions of the agreement.
Financial Benefits
14
o If the conservation easement is donated then the landowner will likely qualify for a
federal income tax deduction and a state income tax credit. The value of these benefits
depends on the appraised value of the easement and the income tax situation of the
landowner.
o A conservation easement can also be sold by the landowner through a transaction
commonly referred to as a Purchase of Development Rights (PDR), or Purchase of
Agricultural Conservation Easement (PACE). Funds to purchase a conservation
easement can be raised from private and government sources. North Carolina and the
federal government have programs to purchase agricultural conservation easements.
Funding through these programs is very competitive and will generally amount to a
above can be claimed for
Conservation Easements in Transylvania County
o Three farms in Transylvania County have been preserved with conservation easements.
An easement on a conservation easement on a fourth farm is under development.
o In 2007 and 2008, the Transylvania County Farm Bureau pledged to donate $5,000 each
year to assist with the transaction costs of a conservation easement for a total of $10,000.
o In 2007 and 2008, the Transylvania County Board of Commissioners appropriated
$15,000 each year to the Agricultural Advisory Board for a total of $30,000 to assist with
the transaction costs of a conservation easement.
Term Conservation Easements Also called Agricultural Agreements, these easements are similar to
conservation easements but apply for a finite period of time agreed to by the landowner and
conservation partner. There are no organizations currently accepting term conservation easements on
properties in Transylvania County.
Transfer of Development Rights A program set up by local units of government that utilize
conservation easements to preserve farmland by providing incentives to increase development density
ea can
purchase a conservation easement on a property in the sending area and receive additional density
allowances. In North Carolina counties must receive authorization from the General Assembly to
develop and implement a TDR program.
Farm Transition Planning Making careful plans for the transfer of ownership of farm property and
assets from the current owner to the next can be enough to preserve a farm for decades. Many options
are available when planning an estate or land transfer. Farm owners can increase the likelihood of a
successful transition that maintains the viability of the farm by obtaining professional assistance early
in the process. The NC Farm Transition Network provides educational and technical resources to
professionals and landowners.
Right-to-Farm Law North Carolina has a state right-to-farm law (N.C.G.S. §§ 106-700 to 701(2006))
protecting farm and forestry operations from being declared a nuisance as long as they have been in
operation for at least one year and are operated properly and without negligence.
NC Agricultural Development and Farmland Preservation Trust Fund N.C.G.S. § 106-744(c)
established a trust fund to be administered by the Commissioner of Agriculture. The purpose of the
15
trust fund is to provide monies to purchase of agricultural conservation easements and to fund
programs that promote the development and sustainability of farming, and the transition of existing
farms to new farm families. Counties and nonprofit conservation organizations can apply for grants
for these purposes. The General Assembly appropriated $8 million to the trust fund for the 2008 fiscal
year and $4 million for the 2009 fiscal year. In 2008 Carolina Mountain Land Conservancy (see below)
received a grant from the trust fund to purchase a conservation easement on a farm in Transylvania
County.
RECOMMENDED ACTIONS
The recommended actions described here involve multiple County departments and boards. It will be
incumbent upon the Agricultural Advisory Board (AAB) to provide leadership and oversight to the
implementation of these actions. It will also fall upon the AAB to evaluate the impact of each action
and to revise the plan as challenges to and opportunities for agriculture in the County evolve. The
actions and a proposed schedule for implementation are summarized in Table VIII.
Set Enrollment Goals for the Voluntary Agricultural Districts As described above, a VAD can serve to
increase identity and pride in the agricultural community and to increase protection from nuisance
suits and other negative impacts on properly managed farms. The VAD can also serve to organize the
agricultural community, strengthening solidarity and providing a mechanism for farmers to speak with
a unified voice. Promoting the VAD and setting enrollment goals will expand the program and
improve farmland protection.
Implementation: In 2010 the AAB should set a goal for enrolling farms into the VAD and develop
strategies to meet the goal. The initiative should be evaluated in 2011 and changes to and continuance
of the initiative will be conditioned on the findings of the evaluation.
Establish an Enhanced Voluntary Agricultural District program The standard VAD is an excellent
program to organize and promote the farming community, but since farmers do not have to commit to
anythingthey can revoke the agreement to not develop the farm at any time without penaltyit does
not go very far in protecting farmland from development. An Enhanced Voluntary Agricultural
District (EVAD), which requires an irrevocable ten-year agreement to not develop the farm, will
provide Transylvania County with a tool to protect farms in the short-term against conversion (See
definition of EVAD in previous section). The temporary nature of the agreement gives a landowner the
opportunity to experiment with deeded restrictions and consider the permanent protection of a
conservation easement. Farms enrolled in an EVAD may also be more competitive for economic
development grants, especially those from the NC Agricultural Development and Farmland
Preservation Trust Fund.
Implementation: The BOC should establish an EVAD program in 2011, including the authorizing
ordinance and the administrative system.
Extend funding for the Community Development Agent position in the existing Transylvania County
office for N.C. Cooperative Extension In 2008, a position description was developed for the
Transylvania County Cooperative Extension office, resulting from a reorganization of planned
program areas following the loss of two agents. The proposed Community Development Agent would
16
assist the Agricultural Advisory Board, research issues and available programs for marketing and
agribusiness development, coordinate tailgate/farm markets in Transylvania, and develop and
administer applicable grants. In 2009, a hiring freeze prevented Transylvania County Cooperative
Extension from filling the Community Development Agent position. In the future, when the hiring
freeze is lifted, the County should consider extending the existing funding it provides for Transylvania
Cooperative Extension to provide gap funding for the Community Development Agent.
Implementation: When the hiring freeze is lifted the AAB should request that the BOC extend funding
to Transylvania County Cooperative Extension to fill the Community Development Agent position to
implement this plan and work towards the long-term viability of the agricultural industry in
Transylvania County. In the interim, the AAB may pursue partnerships with other organizations in
Transylvania that would provide grant writing, business planning, and development assistance to
County agricultural producers. Such organizations may include Blue Ridge Community College Small
Business Center, SCORE, Transylvania County Planning & Economic Development, etc.
Develop a Land Lease Recruitment Program Existing farmers need rental land to expand and/or to
replace fields previously rented but lost to development. Beginning farmers need rental land to
establish their operations. The Present-Use Value tax program and other incentives can be used to get
the owners of inactive farmland to lease their properties and put them into production. Educating
landowners about the incentives and the potential land stewardship benefits a farmer will increase the
supply of rental land and slow the conversion of farmland to development.
Implementation: Conceptualization of the Land Lease Recruitment Program should begin in 2011 with
implementation beginning in 2012.
Advocate for the Industry Policies set by state and federal governments and their agencies can have
adverse effects on Transylvania County farms and businesses. The Board of Commissioners can be
proactive in advocating to elected officials and agency leaders on behalf of Transylvania County
farmers and business owners both to prevent adverse policies and to promote beneficial policies.
Examples of beneficial policies may include the following: a partnership between Transylvania
Cooperative Extension and the Transylvania Tourism Development Authority that couple the
marketing of agricultural products/experiences with the promotion of Transylvania as a tourist
destination; a partnership between the Transylvania County Planning & Economic Development Office
and Transylvania Cooperative Extension to promote the development and expansion of small agri-
businesses.
Implementation: Advocacy for the industry by the AAB, BOC and Farm Bureau will be ongoing.
Public Education Educating the public of the benefits of Transylvania County farms and the threats to
them will reduce conflicts and stimulate the market for locally grown products. The campaign can take
many forms and utilize multiple outlets such as mass media, schools and civic organizations.
Landowners and farmers could benefit from educational programs about estate planning, farm
transition and conservation easements.
Implementation: Educational programs directed towards farmers are scheduled to begin in the fall of
2009. Workshops and other educational events should be offered annually. Education and outreach
17
directed towards non-farmers should begin in 2010 and be ongoing. Education will be coordinated by
Transylvania Cooperative Extension.
Agricultural Impact Assessment Evaluating the effects of county ordinances, plans and programs on
agriculture before they are passed or implemented will prevent adverse impacts and maintain
Furthermore, consideration of land banking for
potential agricultural uses should be considered in the development of local ordinances, plans, and
reserved for agricultural uses if alternative land plots are available for various development activities.
The AAB, Transylvania Cooperative Extension, Transylvania Soil & Water Conservation District, and
the Natural Resources Conservation District should be included in plans for development when land
with locally important designations are involved.
Implementation: The AAB should request that the BOC pass a resolution in 2010 to require an
Agricultural Impact Assessment be conducted before ordinances, plans and policies are passed or
implemented.
Work with the Municipalities The City of Brevard has taken steps to support agriculture by providing
agricultural exemptions to some land use ordinances and by adopting land use policies that encourage
density within appropriate areas while protecting key open spaces. The County should communicate
and work with the City of Brevard and the Town of Rosman to coordinate agricultural economic
development and farmland protection initiatives. Furthermore, the County should request the
municipalities to allow the AAB to review and comment upon ordinances, plans and policies before
they are passed and implemented.
Implementation: The AAB should request the BOC to pass a resolution in 2010 to work and
communicate with the municipalities on agricultural issues. The BOC should ask the municipalities in
2010 to pass resolutions to work with the County and the AAB.
Economic Development The forthcoming 20092012 Economic Development Strategic Plan will
contain a section on agriculture that will incorporate elements of this plan. The Board of
Commissioners has appropriated funds to assist with farmland conservation easements and should
allocate additional funds to assist farmers making capital investments in equipment or infrastructure.
Annual investment in agricultural economic development and farmland preservation will improve the
viability and lead to greater levels of farm enterprise retention and farmland preservation.
Grants can be made to individual farmers or to non-profit organizations, and can be independent or in
conjunction with other grant funds. Partial funding for economic development activities can come
from rollback taxes collected when properties leave the Present-Use Value tax program. Other
economic development considerations include the transfer of development rights and term
conservation easements (see definitions for TDR and Term Easements in previous section).
Implementation: Agriculture will be included in the forthcoming Economic Development Strategic Plan.
The AAB should request that the BOC encourage the Planning and Economic Development
Department to devote time and resources each year to farm and agribusiness recruitment, development
and retention.
18
Tailgate Market The Transylvania County tailgate market has been in operation for 20 years.
Currently the Tailgate Market provides a marketplace for 83 local vendors selling fresh produce, meats,
cheeses, value-added products and crafts. For all its success though, the tailgate market is approaching
capacity at its current location. Furthermore, the program may benefit from a dedicated manager and
permanent facilities that include restrooms and protection from weather. The county and city should
cooperate to identify and develop a permanent location with adequate infrastructure to accommodate
more, the county and city should
cooperate to
county.
Implementation: Evaluation of the Transylvania Tailgate Market should be made in 2012.
Table VIII. Recommended Actions & Implementation Schedule
Action
2010
2011
2012
Beyond
2012
Participating
Organizations
a
VAD Enrollment
AAB
EVAD Program
BOC, AAB
Transylvania Cooperative
Extension Community
Development Agent
BOC, AAB
Land Recruitment Program
AAB, NCCE, Tax
Assessor, SWCD
Political Advocacy
BOC, Farm Bureau
Education & Outreach to
Farmers
AAB, NCCE
Education & Outreach to Non-
Farmers
AAB, NCCE
Agricultural Impact
Assessments
BOC, AAB, PB, PEDD
Work with Municipalities
AAB, BOC, City of
Brevard, Town of
Rosman
Economic Development
BOC, AAB, PB, PEDD
Tailgate Market
AAB
a. AAB, Agricultural Advisory Board; BOC, Board of Commissioners; NCCE, N.C. Cooperative Extension
SWCD, Soil & Water Conservation District; PB, Planning Board; PEDD, Planning & Economic Development
Department
19
ACTION STEPS
Transylvania County has already taken many steps to maintain the viability of its agricultural
community. Prior to the adoption of this plan, the County has appointed an Agricultural Advisory
Board, supported N.C. Cooperative Extension, Transylvania County Soil and Water Conservation
District, and the Natural Resources Conservation Service; made available the benefits of the Present-
Use Value tax program; established a Voluntary Agricultural District program; provided $30,000 for
farmland preservation; supported the Transylvania County Tailgate Market; and provided agricultural
exemptions to most of its land use ordinances.
To continue its efforts to maintain the viability of the agricultural community, the County will consider
each of the recommended actions of this plan and implement each action determined to be feasible.
Furthermore, the Board of Commissioners will request from the Agricultural Advisory Board an
annual report on the state of agriculture in Transylvania County, as well as on related programs and
activities.
Funding for these and other programs may be sourced budget.
Other funding sources may include N.C. State University through Cooperative Extension, WNC
AgOptions, RAFI-USA Tobacco Communities Reinvestment Fund, the N.C. Agricultural Development
and Farmland Preservation Trust Fund, the Community Foundation, and other government and non-
governmental organizations. The Board of Commissioners should set an allocation goal for funding
agricultural development and farmland preservation and work within reason to meet that goal each
year during the budgeting process.
SUPPORTING AGENCIES AND ORGANIZATIONS
US Department of Agriculture (USDA). USDA provides a wide range of services to farm owners and
farmers through its 17 agencies. USDA has a service center in Hendersonville that is staffed by agents
of its Farm Service Agency (FSA) and the Natural Resource Conservation Service (NRCS)NRCS also
has a field office in Brevard. FSA provides farm loans and services, disaster assistance, and
conservation programs. NRCS works with private landowners to help them conserve, maintain and
improve their natural resources. NRCS also administers several programs that purchase, or provide
found at their website, www.usda.gov.
NC Department of Agriculture & Consumer Services (NCDA). NCDA provides many valuable
services to the agricultural industry and individual farmers. It provides services covering agronomy,
animal health, commodity distribution, marketing and promotion, grading, seed and fertilizer
inspection, nursery and plant pest eradication, and more. NCDA also operates the five state farmers
markets, 18 state research stations and farms, and the two state fairs. Information about NC
programs can be found at their website, www.ncagr.gov.
Soil and Water Conservation District (SWCD). SWCD provides assistance to private landowners
implementing practices to prevent soil erosion and protect water quality. Landowners can receive
technical and financial assistance through the Agricultural Cost Share Program and the Conservation
Reserve Enhancement Program. SWCD also conducts several education programs for students and is
20
working with its partners to develop a North Carolina Plan for Working Lands Conservation.
http://www.transylvaniacounty.org/soilwater.htm.
NC Cooperative Extension. Cooperative Extension provides education programs to farmers based on
research conducted at NC State University and NC A&T State University. The Transylvania County
Extension Center has agents for Horticulture, Livestock, and 4-H/Family and Consumer Sciences .
Information about Transylvania County Cooperative Extension can be found at its website,
http://www.transylvania.ces.ncsu.edu.
Mountain Horticultural Crops Research & Extension Center. Faculty and staff from NC Department
of Agriculture and NC State University conduct research and extension programs in entomology,
forestry, horticulture, plant pathology, soil science and zoology on a 349-acre farm and research center
in Fletcher. They disseminate their findings through organized programs and demonstrations, and
many of the researchers also make themselves available to individuals seeking technical assistance.
Many farmers in the area identify the Center as an invaluable resource. More information about the
programs offered by the Mountain Horticultural Crops Research & Extension Center can be found at its
website, http://www.ces.ncsu.edu/fletcher/.
Appalachian Sustainable Agriculture Project (ASAP). A non-profit organization located in Asheville,
ASAP is working to create and expand local food markets that will preserve agricultural heritage,
provide fresh and healthy food, and keep farmers farming. ASAP is working to link family farms to
institutional food buyers such as schools and hospitals, has helped to establish tailgate markets,
provides marketing assistance through workshops, and publishes a local food guide every year. More
information about www.asapconnections.org.
Carolina Mountain Land Conservancy (CMLC). CMLC is a land trust in Hendersonville that is
working to protect natural and working lands throughout Henderson and Transylvania counties.
CMLC holds a conservation easement on three farms in Transylvania County and is in the process of
putting an easement on a fourth farm.
website, www.carolinamountain.org.
North Carolina Farm Bureau Federation (NCFB). NCFB is a non-profit organization that actively
promotes farm and rural issues through governmental relations, marketing, field representation,
agricultural education, member services and other programs. Transylvania is represented, along with
other counties, and is served locally by the Transylvania County office. More information about
www.ncfb.org.
REFERENCES
American Farmland Trust. Cost of Community Services Fact Sheet. Northampton, MA, 2007.
Kirby, Laura D., Charlie Jackson, and Allison Perrett. Growing Local: Expanding the Western North
Carolina Food and Farm Economy. Appalachian Sustainable Agriculture Project. Asheville, NC 2007.
21
Mathews, Leah Greden. Farmland Values Project Quick Facts.
http://www.unca.edu/farmlandvalues/pdfs/Farmland_Values_Project_Quick_Facts.pdf, 2008.
Parker, Jeff. Personal Communications. Soil Conservationist, Transylvania County Soil and Water
District, June - July 2009.
N.C. Cooperative Extension Service and N.C. State University. North Carolina Estimated Income from
Sale of Farm Products and Government Payments, By County, Extension District, and State for 1995, 1996,
and 1997. Raleigh, NC, 1998.
_____. North Carolina Estimated Income from Sale of Farm Products and Government Payments, By County,
Extension District, and State for 2000, 2001, and 2002. Raleigh, NC, 2003.
_____. North Carolina Estimated Income from Sale of Farm Products and Government Payments, By County,
Extension District, and State for 2004, 2005, and 2006. Raleigh, NC, 2007.
Renkow, Mitch. The Cost of Community Services in Henderson County. N.C. State University. Raleigh,
NC, 2008.
Transylvania County Tax Records. 2008 Listing of Tax Bills.
U.S. Census Bureau. Census 2000, Profile of General Demographic Characteristics for Transylvania County,
NC. 2002.
U.S. Department of Agriculture, National Agricultural Statistics Service. 1997 Census of Agriculture,
North Carolina State and County Data. Washington DC, 1999.
_____. 2002 Census of Agriculture, North Carolina State and County Data. Washington DC, 2004.
_____. 2007 Census of Agriculture, North Carolina State and County Data. Washington DC, 2009.
U.S. Department of Agriculture, Natural Resource Conservation Service. Soil Survey Geographic
(SSURGO) Database. http://soils.usda.gov/survey/geography/ssurgo/, July 2009.
U.S. Department of Agriculture, National Agricultural Statistics Service and N.C. Department of
Agriculture and Consumer Services. North Carolina Agricultural Statistics. Raleigh, NC, 2008.
Walden, Michael. Agriculture and Agribusiness in Transylvania County. N.C. State University, 2006.
Whitmire, Brittany F. Who Will Fill the New Boots: Examining the Use of Succession Planning in Farm
Businesses. Popular Government, 72 (2). School of Government, UNC-Chapel Hill, 2007.
