Competing Across The County Line

HUNTSVILLE - Zooming by on Highway 12, it's easy to miss the unassuming signs that mark the county line. "Entering Columbia County" reads the one going east. "Entering Walla Walla County" greets drivers going west.

Most motorists pay them scant attention.

But not businessman John Palmer.

The owner of the new Ace Landscaping nursery, who barely needs binoculars to read the Walla Walla county sign, says it spells unfair competition to him, at least until Columbia County officials amend their zoning ordinances to be more like those in Walla Walla County.

For their part, county offi cials were already eager to make changes to the code to allow for more value-added agricultural production activities. Senior planner Richard Hendrickson, who said the goal wasn't to "copy" the neighboring county's zoning, has nonetheless drafted an ordinance that planning commissioners are expected to review, adjust and approve at their next public meeting on Aug. 11. The draft then goes before the county commissioners for a public hearing on Aug. 17.

In Hendrickson's current draft, the county would expand its A-1 agricultural zoning to include uses that "promote the development of agricultural economy support services and expansion and diversification opportunities including value-added and agri-tourism."

The ordinance would permit as an outright use, "smallscale seasonal fruit and vegetable stands and direct sales of farm products produced on site subject to approval of a site plan and road access approval to insure the safety of the public and protection of neighborhood improvements and tranquility including no artificial illumination."

Walla Walla County, which revised its code some years ago when vineyards wanted to start placing wineries and tasting rooms in ag zones, already allows produce stands and horticultural nursery retail in its PA-40 zoning equivalent of Columbia County's A-1 designation.

One big difference remains. Walla Walla County allows agricultural producers/ vendors to bring in up to half of their items from elsewhere, meaning not everything needs to be grown on their own land.

Palmer does bring in plants from outside, but he has plans to expand what he grows locally and add other items such as vegetable crops. Besides, he argues, taking a plant from an outside seedling or young plant to a more fully grown plant by taking care of it in a nursery should be regarded as local cultivation.

Al though Columbi a County officials had wanted to eliminate zoning inconsistencies and draw more ag-friendly businesses to the area, the difference between the counties' codes were brought to a head when Palmer and his family began to develop their nursery and were told they were out of compliance, something Palmer and his attorney Terry Nealy strongly contest.

"I think it's an outright permitted use," Nealy told members of the Columbia County Planning Commission during its regular meeting last Thursday, suggesting Palmer will prevail should the matter be put before a court. "It's squarely in the A-1 (agricultural) zone."

To Palmer, leveling the playing field isn't merely academic.

All he needs to do is cross the county line and turn left into the next driveway to find his closest competitor, Travis Richardson's Solar Gardens & Sharpening, a stone's throw from the three large solar panels that turn with the sun on the outskirts of Waitsburg. Richardson's is separated from Palmer's land by only several other property owners.

"We're identical," Palmer told the planning commissioners. "He's a direct competitor."

Richardson, who farms and plans to sell food products on his parents' property, agreed there are some similarities between the two businesses, but also a number of differences that leave the door open to collaboration as much as friendly business rivalry.

Palmer has 23 acres, Richardson farms on only 10. Richardson, who has yet to put his signs up near the highway, plans to sell seasonal cut flowers next year. So far, Palmer's are largely perennials.

But Palmer plans to start growing and selling vegetables, something Richardson already does, his corn pushing sky-bound along the gravel drive, not to mention the cantaloupe, cucumbers, peppers, tomatoes, lettuce, beets, radishes, carrots, potatoes and onions.

"We're trying to find our niche here," said Richardson, who is also head of the Dayton Farmers' Market, where he sells his produce. "Organic stuff is really popular right now and it goes well with having your own garden."

It would be more accurate to call Richardson's crop "naturally grown" for his lack of using pesticides. He plans to sell food products sourced locally and elsewhere in the region, such as flour, honey, bread, eggs, milk and garlic from the late Travis Weedman's land in Waitsburg.

Richardson said he had talked to Palmer about offsetting their crops and offers to be "as collaborative as I can be." He's quick to point out the limits of cooperation.

"It's like being at the market," Richardson said. "If raspberries are in season, I can't expect to be the only one selling them."

In front of the Columbia County Planning Commission, Palmer argued there's a lot at stake for the county.

"This is going to bring people to this area," said the entrepreneur, who pointed out that the biggest nursery in Walla Walla is only seven acres. "There should be 20 jobs when the operation is full scale. There will be a lot of tax revenues. This is a big deal."

That concept isn't lost on the planning commissioners, but they have also expressed concerns about traffic safety and road use issues. Solar Gardens is a lot further from the highway than Ace, they noted.

One commissioner said retail operations might lead to Los Angeles.-type sprawl.

"The question is: How do we allow it, and how do we allow it safely," Hendrickson said. "What does the community want the highway between Waitsburg and Dayton to look like?"