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Minutes for the Land Use Advisory Committee meeting on July 3, 2014
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Members present: Bill Hall (chair), Darren May, Dr. Jim Sanders, Mark Enos, Pamela Alexander, Councilman Todd Burton, Carroll Caldwell and Terry Bare
Members absent: James Dunivan, Steve Smith, Eric Scarbrough, Jerry Halsey, Jr., Kevan Inboden, Nadine Straitt, Shawnie Carrier and Wixson Huffstetler
Dr. Sanders motioned, seconded by Mr. Bare, to approve the minutes from June 19, 2014. All voted aye.
City Planner Otis Spriggs gave the committee an update concerning the changes to the proposed bylaws. He noted proxy votes would only be allowed for items that were set ahead of time, such as the bylaws and other items attached to the agenda. Mr. Caldwell expressed concern about committee members voting by proxy who haven’t been to a meeting and don’t really know what the discussion has been. Mr. Spriggs stated he doesn’t think that members would want to vote on items that they don’t know anything about. Mr. Caldwell explained he doesn’t think its right for people who haven’t been to a meeting to be able to vote on items. Mr. Spriggs agreed since those members wouldn’t have been part of the discussion. He added he can add language addressing that to the bylaws if the committee wants. He further explained he can add language to the bylaws that indicate proxy voting should be based on the fact that the committee member making the proxy vote had previously participated in discussion and/or deliberation on the item. He stated he’ll add that language for the committee to vote on in the next meeting.
Discussion was then held regarding the updates to the proposed growth sectors map as detailed at the last meeting (see attached). He noted staff would like to discourage strip development, especially in areas around the new hospital on Highway 49 north.
Travis Brooks, Assistant MPO Planner, referred to the letter sent by Mr. Enos (see attached). He cautioned that the consequence of moving away from the node structure is that it may re-create access challenges that are elsewhere in the city. Mr. Spriggs agreed, adding that he doesn’t mind highway development as long as the city implements the tools they need to help with access management. Mr. Bare stated they will just have to work with each developer as they bring items in. He explained requesting cross access is probably the best option, but not all developments happen at once so that could cause some problems.
Mr. Enos discussed his letter. He stated that the nodes shouldn’t be retail; rather, they should be what connects the different areas to each other and retail should be outside of those nodes. He added he would like to make a presentation to the committee at a later time detailing what he described in his letter. Further discussion was held. Chairman Hall noted that developers need to be encouraged to develop in a more efficient manner in order to prevent issues that are seen on Caraway and Stadium. Mr. Spriggs explained that unless something is done, such as a corridor plan, then Jonesboro will end up with more areas like Caraway and Stadium. A corridor plan will help dictate how things will look and will give them the tools they need to work with. Councilman Burton stated he doesn’t think this committee should be specific to street level. There should be another step in the process to allow staff that option. City Engineer Craig Light further explained that this map will be what developers base their projects on and what they can and can’t do, so something such as a corridor plan would be under the purview of this committee. Further discussion was held on this matter.
Further discussion was held concerning preventing strip development. Mr. Light explained parallel roads should have a 1,200 foot swath instead of 660 feet as discussed at the last meeting. Several committee members agreed. (NOTE: The minutes were amended on July 17, 2014, as follows: "Along major arterials, where high intensity exists, the average depth of that district shall be amended from 660 feet to 1320 feet up to the property line.")
Mr. Caldwell questioned what tools the staff needs to get what they want. Mr. Spriggs answered access management and a land use map. Mr. Caldwell asked if they should see the Master Street Plan before making the land use map. Mr. Light answered no. The Master Street Plan Committee is currently working on some of the language that is within the map’s document, but he hopes the Land Use Plan is done first so the Master Street Committee will know where to put the streets.
Mr. Brooks explained there seems to be different concerns about the Land Use Map concerning community issues and the rights of the developers. But, the committee members need to find a way to fit both of those in the map or else the committee members will have different ideas of how the map should be done. He expressed concern that if the city continues to do what it’s always done, then the results won’t be pleasing to the committee members and the community.
Mr. Light questioned whether neighborhood convenience, car washes, neighborhood markets or banks would be allowed under the Low Intensity growth sector. Mr. Brooks answered no, due to the way the narrative of the Land Use Map is worded at this time. He explained those types of developments would be limited to commercial nodes or would fall under the judgment of the MAPC where roads would intersect. Mr. Light stated those types of commercial developments should be allowed in some of the areas that the Master Street Plan will classify as a collector street, such as Neely Road.
Mr. Enos then discussed his letter sent to the committee members concerning growth sectors. He explained he found some things in his research that they may be able to apply to their work on the Land Use Map, such as existing infrastructure on streets that could handle additional growth, suitability based on infrastructure to determine whether or not land can be re-used, how things are connected to increase mobility. He expressed concern that they are not considering the impact developments have on things, such as utilities and the flood plain. Mr. Spriggs stated if needed he can put Mr. Enos on the next agenda before they do the exercise so he can discuss this issue further.
With no further business, the meeting was adjourned.