'Super Ag' ordinance advances amid heated debate over hydrants and developer costs

Staff introduced a proposed Article 28 (branded in discussion as "Super Ag") to create an all‑inclusive zoning path for clustered rural development. The draft would permit 25 lots per access point, allow private infrastructure and private streets in certain cases, and exempt qualifying projects from some tree‑ordinance requirements while preserving stormwater and covenant protections.

Fire protection became the policy flashpoint. Staff and the fire representative referenced NFPA guidance on rural water supply (tender operations) and proposed annual reporting on instances that required tender support. The fire official emphasized the practical aim: “Hydrants are the gold standard,” and repeatedly urged minimizing the county’s tally of unhydrated homes because the county’s ISO rating is at risk without sufficient water supply.

Commissioners disagreed over how much of the developer cost should be required: one commissioner described a 1,000‑foot trigger as too costly for family compounds, while others pushed for a middle ground. The Board coalesced around compromise language that links mandatory water‑line extension to both the number of lots and proximity to an existing larger main: developments of 11 or more lots that are within 500 feet of a 6‑ or 8‑inch main would be required to extend appropriate water service to the entrance; alternatively, a developer who elects to install a 4‑inch (or larger) water line would be required to add a hydrant at the entrance.

Staff said the ordinance remains amendable after experience with initial projects and that the fire department would monitor outcomes and recommend adjustments. One commissioner said he intends to bring the ordinance to a vote at the afternoon meeting; others asked for the language changes discussed to be codified in the next draft.