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Minutes for the Land Use Advisory Committee meeting on September 4, 2013
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Members present: Bill Hall (chair), Darren May (arrived at 3:30 p.m.), Rusty Trevathan, Dr. Jim Sanders, Mark Enos, Pamela Alexander, Councilman Todd Burton (arrived at 3:20 p.m.), Kevan Inboden (left at 4:17 p.m.) and Terry Bare
Members absent: Steve Smith, Carroll Caldwell, Eric Scarbrough, Jerry Halsey, Jr., Nadine Straitt, Shawnie Carrier and Wixson Huffstetler
Ms. Alexander asked that “to plan for connectivity” be added to her comments on page 2 of the minutes for August 21st. She stated that was a more accurate reflection of the point she was trying to make. Dr. Sanders motioned, seconded by Mr. Bare, to approve the minutes of the August 21, 2014, meeting with the amendment to Ms. Alexander’s comments. All voted aye.
Chairman Hall asked if Mr. Enos had any further comments to make about his proposal as he discussed at the last meeting. Mr. Enos stated he pretty much made his presentation at the last meeting and had no further comments. He asked the committee members to consider his approach and let him know if they have any questions. He noted there are some things in his proposal that can be overlayed on to what the committee has already done. The basis is trying to think of things in terms of connectivity. He further explained his proposal looks at clustering things around transportation nodes, building more densely around those nodes and getting less dense as you move away from the nodes and connecting those points so people can get around the city.
Dr. Sanders asked what the difference is between what Mr. Enos is proposing and what is being constructed on Highway 49 North. City Planner Otis Spriggs explained Mr. Enos’ satellite concept takes into account a large planning area that would be centralized at large intersections. He added what is being proposed on Highway 49 and Red Wolf is a much larger design, but similar in concept. Mr. Enos agreed, adding he thinks the construction on Highway 49 is along the same lines as one of the clusters that he is proposing. The construction could be seen as a destination in which people can then go somewhere else from there. He explained in his proposal the clusters or satellites have the high density, low density and rural in them. The Greensborough concept being constructed on Highway 49 North has a lot of those amenities built into its design. It could be viewed as another cluster or satellite.
Mr. Spriggs noted Mr. Enos presented three different designs at the last meeting and asked if any of the committee members found any one more desirable than the others. Discussion was held concerning the three designs. Ms. Alexander expressed concern about the proposals following the current corridors, which could increase the number of traffic and accessibility issues. Mr. Spriggs noted the city currently doesn’t have a lot of controls concerning access management. Chairman Hall stated City Engineer Craig Light indicated Mr. Enos’ proposal should also look at the north part of the city to promote what could happen in that area. He explained there are a lot of citizens that live in that area. Further discussion was held concerning Mr. Enos’ proposals and how they would incorporate with city transportation.
Mr. Light then asked what the ideal size is of the nodes. Mr. Enos answered he needs to do more research about the size. He explained he would like to find a community that incorporated this type of approach and find out more specifics about their nodes. Mr. Light stated the data he has found indicated about 160 acres is the traditional size for one of the nodes for a mixed use of residential and commercial business. Mr. Light added if that’s the case, then they will need more nodes than what is indicated on Mr. Enos’ proposal. Mr. Bare stated even though the committee is talking about nodes it will ultimately be up to the Planning Commission. They will have to go through a learning process or orientation to have the understanding as to the purpose of the nodes. Mr. Spriggs added he thinks they can decide the size of the nodes later.
Mr. Spriggs then questioned whether the committee is okay with the circular node option. Ms. Alexander suggested looking at the smaller nodes and color code them in similar way in order to re-think some of the other colors that were already on the map. Mr. Enos also noted they should take into consideration floodplain areas as well as whether or not infrastructure can handle nodes in certain areas.
Chairman Hall questioned how some issues would be handled, such as if a developer wants to build in an area and it fall under the zoning, but doesn’t follow the nodal approach. Mr. Light stated the developer would be able to purchase a permit and develop the land under its current zoning. Mr. Spriggs added that as his fear with some recent changes the committee made on Highway 49. He thinks they need to take the concentric map and better define some of the areas around town.
Discussion was then held regarding having percentages that set the amount of what zonings can be in an area. Councilman Burton expressed concern about using percentages because he doesn’t see how the city can tell one developer yes and another yes just on the basis of percentages. Mr. Enos stated developments should not be development driven alone. He explained his approach is a plan is a reflection of how the committee would like to see the city develop taking into consideration things such as infrastructure because that will affect the city’s ability to cover services. Mr. Inboden explained City Water & Light typically works with developers as long as the cost of the running the utilities will be paid for with the new revenue, especially regarding electrical lines. It was also noted developers typically pay for improvements made in the area of the developments since the city has to pay for the maintenance.
Ms. Alexander expressed concern about the area near the airport and the railroad being high density. She explained the neighborhood is poor and the residents can’t afford to live anywhere else. She questioned whether there was another category that would better fit that area other than high density. Mr. Light stated the city is proposing a Commerce Extension to connect Highway 18 and Highway 63 in order to move vehicles, not provide access. He further explained if they build it they may have to put in a median like Red Wolf Blvd. used to have so they don’t have a problem with a lot of access drives in that area near businesses. Mr. Spriggs asked what she would recommend lowering that area to. Ms. Alexander explained that area could be a park or some other rural area. She noted the only problem with it being a park is that it would have limited neighborhood access due to the railroad tracks nearby. But, within the rural acceptable uses there are still some possible uses for that area. Mr. Inboden stated nice start-up homes would look nice there.
Mr. Spriggs asked if they would like to downgrade the area around the airport near Kathleen Street. Mr. Light stated he thinks there at least needs to be a node put there to serve the people in that area. Mr. Enos noted that even in the low intensity growth sector there is an opportunity for commercial development. Mr. Spriggs agreed and suggested dropping the area to low intensity. Mr. Light expressed concern about putting the commercial at the intersection of two busy highways - Highland and Commerce. He questioned how people will get from place to place without putting them in a car. He noted the only way to do it would be to signalize the intersection and there is an added cost to that. He explained there is traffic at that intersection because it is used to move people from Point A to Point B. Mr. Enos stated the node doesn’t have to be at the intersection; rather, it could just be near it. Mr. Spriggs noted most of the intersections where the nodes are already have signalization present. He added they need to picture the wedge concept instead of the circle. Once the map is redone to add the changes the committee has discussed then they will have something better to look at. Chairman Hall stated he thinks dropping that area to low intensity is too far. He suggested moderate. Mr. Spriggs indicated they will change that area to moderate intensity and discuss it further at the next meeting, if needed, once they get the map changed.
Mr. Spriggs asked the committee if they would like him to revisit all of the nodes on the proposed map and go with a wedge concept instead. He stated he likes the conceptual map as opposed to having solid colors running along every major arterial. He suggested working on the map and bringing something back for the committee to review at the next meeting. Councilman Burton asked how they determine what to color code each area. Mr. Spriggs explained he isn’t looking to re-color each of the area; rather, he is just going to look at redefining areas. If they need to discuss limitations, then they can discuss that as well. He added he thinks they are better off setting limitations to developments in certain areas.
Mr. Enos explained they are not trying to prohibit developers from doing what they want to do. They do need some sort of control in able to manage the growth so it doesn’t burden the community.
Discussion was held concerning the Womack property on Highway 49 South that was formerly being looked at for a mall. Mr. Bare explained the property owners are out of the mall business and have been trying to sell the property. They’ve had some interest, but no one has purchased it yet.
Mr. Spriggs presented the committee with the information from the HyettPalma study (see attached).
Mr. Light presented the committee with a map showing the 2013 traffic counts for the city as determined by the Highway Department (see attached).
Chairman Hall questioned whether the committee members feel like they are making progress and moving in a positive direction. Mr. Spriggs answered he feels the committee is moving in a positive direction, but some may be feeling exhausted because the committee needs to reach some firm decisions and deciding what direction to take. He added Mr. Enos has provided some valuable information. Chairman Hall stated he is anxious for the committee to get into the written portion to make clear what the intention of the committee was when making decisions.
With no further business, the committee adjourned.