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Minutes for the Land Use Advisory Committee meeting on May 15, 2014
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Members present: Bill Hall (chair), Carroll Caldwell, Todd Burton, Mark Enos, Pam Alexander, Kevan Inboden, Shawnie Carrier (arrived at 5:14 p.m.), and James Dunivan (left at 4:57 p.m.)
Members absent: Terry Bare, Darren May, Don Parker, Eric Scarbrough, Faye McCall, Jerry Halsey, Jr., Dr. Jim Sanders, Joe Tomlinson, Mark Hogue, Nadine Straitt and Wixson Huffstetler
Discussion was held regarding a quorum for the meeting. City Clerk Donna Jackson noted there are 16 members on the committee. City Planner Otis Spriggs stated it would be hard to ever get 16 people at the meeting. He suggested adopting bylaws that will address what the number will be for a quorum. Chairman Hall agreed, adding it could be difficult for the committee to get anything done depending on the number needed for the quorum. City Clerk Jackson explained that since the committee is advisory bylaws can be adopted. She further explained the list of official members needs to be looked at and discussed because there are some members who are not on the committee anymore that are still official members. Ms. Alexander asked why there needs to be that many members. Mr. Spriggs answered that is just the number that was appointed by resolution. He noted some of the people appointed haven’t been seen since they were appointed. He will speak with the Mayor about the members to see what the Mayor wants to do. He stated if the committee wishes he will get the old bylaws and update them to fit the new committee. Chairman Hall stated he thinks five members for a quorum would be sufficient. Mr. Spriggs agreed, noting that is what the minimum number was for the committee in the past. Ms. Alexander motioned, seconded by Mr. Enos, to allow five members to be sufficient for a quorum. All voted aye.
Mr. Burton motioned, seconded by Mr. Dunivan, to approve the minutes of the meetings on March 20, April 3 and April 17. All voted aye, with the exception of Ms. Carrier who was not present to vote.
City Clerk Jackson informed the committee that there is another set of minutes that needs to be approved. Mr. Burton motioned, seconded by Mr. Dunivan, to approve the minutes from May 1. All voted aye, with the exception of Ms. Carrier who was not present to vote.
Mr. Spriggs discussed what has happened at previous meetings. He explained the Mayor wants it to be a dynamic plan that will be studied every two years, so updated could be made to the map if needed. Ms. Alexander noted that the growth sector matrix used in conjunction with the map has been very helpful.
Mr. Enos explained the committee is now determining whether to proceed with growth sectors versus typical land use. The committee did decide to go one-mile outside of the city limits.
The committee went through examples of how growth sectors would work. It was questioned whether low density needs to be on north US 49 near the Farrville curve. It was explained that no one will build a home fronting that road because of the traffic and speed limit. It was recommended to not have low intensity on a five lane highway, as also with Southwest Drive. Mr. Spriggs stated he agrees with that to an extent, but it is a way to discourage strip development. But, if that development can be discouraged in language then he would go along with what he recommended. Chairman Hall suggested having buffers in areas like that. Mr. Spriggs stated that some of those issues can be addressed with the language of the Land Use Plan. Discussion was held concerning having commercial in low density areas. Concerns were expressed that rezonings could be denied based on the map. Further discussion was held regarding zoning in the property around Farrville curve. It was stated that the map should reflect current zoning if the current zoning makes sense. Mr. Spriggs asked if the committee wanted to have medium to high intensities in areas where there is a five-lane road. Mr. Enos answered that would make sense since those areas would have higher traffic. Mr. Burton explained they should also consider transition zones for the intensity areas. He further explained they should look at an overlay map showing the current map and the rezonings from that past few years, including rezonings approved by Council that didn’t follow the map. That should be where the committee starts.
Chairman Hall stated that the city needs to also pass ordinances that help with enforcement to ensure that developments will meet restrictions the plan may set. Mr. Spriggs asked whether or not changes can be made to the growth sectors matrix and map to address issues that were being discussed. It was decided that the map could be adjusted to address the issues. It was also noted that some issues will have to be addressed elsewhere since the Land Use Map only provides guidance, while the city has to be in charge of implementation.
Mr. Caldwell questioned whether out of town developers typically call his office to inquire about whether or not a development would fit the Land Use Plan. Mr. Spriggs answered yes, most major developers will follow the Land Use Plan and wouldn’t waste their time if their development didn’t fit in a particular area.
Mr. Spriggs informed the committee that Mr. Bare couldn’t be at the meeting, but was in favor of the growth sectors. He also stated that if the committee does plan to move forward with the growth sectors, then at the next meeting the committee can start making changes to whatever they see fit. It was also noted that they would like to look at the new sewer lines that City Water & Light will be installing because development and growth may follow those sewer lines.
Mr. Burton explained his concerns with the growth sectors and how when you move higher in intensity that it could make it more flexible as opposed to be more restrictive to detail exactly what will go in those areas. He further explained he will work with the committee in order to make sure the committee moves forward. He stated his biggest concern is that the map needs to be looked at closely if they do decide to move forward with growth sectors. Mr. Hall added his hope is that the growth sectors provide opportunities for the city to have more options and enforcement when high intensity is next to low intensity.
Mr. Enos stated he has tried to research growth sectors and hasn’t been able to find much useful information. It was suggested that if a vote isn’t taken, then maybe they could at least agree with a consensus that they will move forward with the growth sector approach, but try to put together the details better before an actual vote.
Chairman Hall asked that something be sent to the committee members that details and explains growth sectors. Mr. Enos noted that he recently emailed Mr. Jim von Tungeln who indicated to him that growth sectors are new, but are not intended to be used as an alternate to zoning; rather, it’s supposed to be used to tie land use planning to a more textural manner and allow a more flexible approach to blending the needs of developers to health, safety and welfare concerns of the city. He stated that doesn’t help answer his questions about how it will affect the citizens.
Mr. Spriggs asked the committee to send him their notes about what they’d like to be changed on the map or questions they have about it.
Ms. Alexander stated she is confused by the colors on the map because it blends. She asked if they could add information to the legend to help define what the colors and circles may mean. She added if things were defined with words it may be more helpful. It was also suggested to make overlays on a bigger map to show things more clearly.
With no further business, the meeting was adjourned.