Wednesday, February 26, 2003
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Wednesday, February 26, 2003 |
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Fayetteville's Southside project was win-win for entire community By
KEN STEELE The Fayetteville City Council recently approved all of the necessary ordinances and development agreements to bring the Southside Master Plan to a successful conclusion. The need for proactive long term planning concerning the south side of our community dates back a number of years. Large tracts of legally zoned underdeveloped land dominated the south side. The zoning dated back several decades. The zoning districts included large tracts of commercial land along with residential land of various densities. The concern was that, without an attempt at long-term planning, the area would develop in a haphazard piecemeal manner, thus generating many of the same problems other areas have experienced. The goals for the Southside Plan were clearly articulated and became the guideposts for the city and the subsequent taskforce members. The goals were: 1. No significant change in total commercial zoning. 2. No increase in number/density of housing. 3. Protect the environment. 4. Provide for all transportation planning and improvements within the control and capability of the city. 5. Provide for usable green space/open space. 6. No impact upon the school system beyond current plans. As with any large undertakings the original proposals provided a good starting point but were flawed in that they did not meet the guideposts. Many citizens, along with city staff and officials, had a number of legitimate concerns with the original proposal. The decision was made to engage outside consultants to aid in the process, an in an unprecedented move a task force was formed including representatives from all stakeholders and area homeowner groups. In an effort to reach the best possible solution for the wider community the decision was made to include representatives from outside of the city that do not share in the financial burden of the city taxpayers but could be affected. I would like to publicly thank and recognize each member of the Southside Task Force for his or her gift of time, energy and service to the community. Through wide-ranging, frank, and spirited debate the task force members were able to help mold a plan that will serve our community well for the next several decades. The primary representatives of the task and their affiliation included: Mr. and Mrs. Mitch Crabbe of Chanticlear, Mr. Patrick Burke of Highland Park, Ms. Minta Mueller and Mr. John Gerrard of Kingswood, Ms. Rhonda Davis of Lake Circle, Mr. Ron Cantoni of Lakemont, Mr. Bill Wilbanks and Mr. Jim Futral of Woodgate, and Ms. Gina Mosely of Wyngate. Local property owners included: Mr. Sam Burch, Mr. Bob Clifton, Mr. Kent Rose, Mr. Rich Dippolito, Mr. Henrietta Dennis, Mr. Ted Meeks, Mr. Bob Rolader, Mr. Joe Simpson, and Mr. Henry Thrailkill. Mr. Bill Talley represented Fayetteville City Council and Mr. Myron Coxe represented the Planning and Zoning Commission. None of the thoughts, plans, ideas or agreements would have come together without the tireless efforts of the city staff. Led by City Manager Joe Morton, City Planner Jahnee Prince, City Engineer Don Easterbrook, and City Clerk Judy Stephens, we now have all the necessary documentations to implement the long-term plan. At the end of the day the bottom line is, how does the Master Plan meet the six goals articulated at the onset of the planning process? 1. No significant change in total commercial zoning. Result: Already zoned land decreased somewhat, however some of the annexed land is commercial along Ga. Highway 85. The boundaries of commercial land were adjusted so that commercial zoning abuts no current residential subdivision, city or county. 2. No increase in number/density of housing units. Result: Significant reduction in number of housing units at build-out, from 322 units to 285 units. This will decrease another 15 percent or more should the Board of Education be able to acquire their desired site. 3. Protect the environment. Result: Outstanding! With the stormwater management plans in progress and the Perry Creek Conservation Area adopted the city is on the cutting edge of environmental protection efforts. This experience will serve us well in other areas of the city. 4. Provide for all transportation planning and improvements within the control and capability of the city. Result: By zoning the commercial land in nodes rather than linearly and mandating interparcel access the number of vehicle trips per day at build-out (20 yrs) will be reduced by over 8,000 trips, according to the transportation consultants and planners. The city also acquired all necessary rights of way to widen arterial streets and state highways within this area when needed. Ramah Road improvements and the first phase of the Ga. Highway 92/Jeff Davis connector will be built within 365 days. All of these needed improvements and land acquisitions were part of the Master Plan thus freeing tax dollars for other needed projects. 5. Provide for usable green space/open space. Result: From zero acres of green space as previously zoned, the master plan now has 20-plus acres of deeded permanent green space. There are bicycle/pedestrian paths around the entire area now, providing interconnections with residential where desired. All areas will have wide sidewalks. Additionally, by ordinance, the maximum development of commercial parcels is 60 percent. That means 40 percent of all commercial land will be underdeveloped or landscaped buffers, etc. 6. No impact on the schools not already in the plans: Result: Unequivocal success! The total number of housing units have been reduced from 322 to 285. If the school system acquires the residential land, they are interested in the units will be reduced to about 240. Additionally, as per the 2000 census city households are almost .5 people smaller than in the county. This would indicate even fewer school age children would be expected. This capsule summary had certainly become lengthy. However, it is important to recognize the effective involvement of the task force members. It is safe to say that each member is a better informed citizen and has a much deeper understanding of the complexities of bringing together a wide segment of our community with distinctly different and legitimate needs, desires, and time constraints. Perhaps the best testament to the success of the "Southside Master Plan" is that no one is 100 percent satisfied. This indicates that all voices were heard and legitimate compromises were reached to address varying needs. That sounds like a good definition for "community." [Ken Steele is the mayor of Fayetteville.]
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