Zoning changes face scrutiny

By Joel Davis
of The Daily Times Staff

Everyone supports smart growth. Not everyone agrees what that is.

The Blount County Commission is divided about the potential effects of proposed zoning amendments that will be discussed during an April 10 public hearing.

The proposals range from increasing the allowable density of residential units in the R-1, Rural District, designation to establishing "Sports Complex District" that would allow a mix of commercial and residential usage.

Commission Chairman Robert Ramsey said there has been concern, among some commissioners, that the possible effects of the amendments have not been fully evaluated.

"They may be a little bit rushed in not considering the true impact on the orderly growth of Blount County," he said. "I would certainly recommend we use all prudence in making an effort to see if this is the right way to go.

The public hearing will be held at 6:30 p.m. on April 10 in Room 430 of the Blount County Courthouse. The commission is scheduled to vote on the amendments during its April 19 meeting.

Ramsey is hearing a desire for proceeding cautiously from commissioners.

"Most of the responses I've had from other commissioners recommend caution in the approval of these speedily developed changes," he said. "There is a certain amount of concern that we make sure this is the right approach."

Raven Society says no

The Raven Society political action committee has also entered the debate, coming out publicly in opposition to the amendments on Tuesday.

"The proposed zoning changes are contrary to the basic elements of quality, or smart, growth, and to the clearly and repeatedly expressed desire of local residents to maintain Blount County's rural, small-town character," said Kathleen Skinner, Raven Society chairwoman.

The Raven Society has distributed an analysis of the proposed amendments to all the Blount County Commissioners.

Commissioner Mike Walker has not reviewed the Raven Society's analysis but has already been thinking about the proposals.

Walker wants to know more about a proposal to allow high-density multifamily residential developments in the Rural Arterial Commercial, RAC, zones to be built fronting 26-foot-wide roads, which are narrower than currently allowed.

"I need more information," he said. "My understanding is that the intention when it was introduced was for a development on William Blount Drive.

"If it is specific to only the areas where (high-density multi-family housing) currently exists, I probably would not have a problem with it, but if it's on all 26-foot roads, when you're talking Highways 321 and 411 and other roads we have problems with."

Walker is also concerned about a proposal to change the maximum density of residential units in the R-1, Rural District, designation from 1.2 units per acre to three units per acre, if the development is served by municipal sewer or a sand-filtration septic system.

"I am against that," Walker said.

Commissioner Gary Farmer, who sits on the Planning Commission, supports the change.

"If we want people to run sewer to the county and if we want people to use sewer systems, we have got to give them an initiative to do so," he said. "I would much rather have new homes on sewer than have them on septic fields.

Reducing the lot size for homes with sewer can reduce sprawl, Farmer said.

Ramsey said the Raven Society's analysis does make some valid points.

Mayor not surprised

County Mayor Jerry Cunningham, who has been involved in getting the proposed amendments developed, said the fate of the proposals is up to the commission.

"In order to have those new ordinances or changes, they have to be approved by the commission," he said. "I respect their right to do that. I may have a comment on it if they want to hear from me."

Cunningham said he is not surprised by the opposition of the Raven Society to the proposals.

"For all they espouse smart growth, when you cut to the nitty-gritty their idea of smart growth is no growth," he said. Their track record speaks for itself on these types of things."

The position of the Raven Society is the zoning amendments would not benefit the county, Skinner said.

"Not only will these changes allow and encourage more sprawl, they will also cost the county and taxpayers money, since every new residence in Blount County currently costs more for public services than it generates in property taxes," she said. ""We are not against growth. Rather, the core concept we embrace is that development should be directed towards existing communities."

Growth analysis

Cunningham criticized the Raven Society's analysis for citing statements by County Finance Manager Dave Bennett that subdivisions do not generate enough property tax to pay for themselves.

"If they are going to put out a position paper, put everything into it," Cunningham said. "Just don't put the half-truth in it. Half-truth is just as bad as no truth."

Residential growth powers other growth, Bennett said Tuesday.

"Subdivisions do not pay for themselves, but you have to look at that entire picture of what follows residential growth," he said.

Bennett cited the opening of the new Wal-Mart on U.S. 411 South and the DENSO expansion.

"Wal-Mart would never had built there if not for the residential growth that happened down that corridor," he said. "That Wal-Mart will general untold millions of dollars of tax revenue for this community that will help us keep property taxes low."

Developing smart

Commissioner Wendy Pitts Reeves is unequivocally against the proposed amendments.

"If these zoning regulations, pass, it will be disastrous for Blount County," she said. "The changes we are being asked to make do not simply apply to this one proposed sports complex on 411 South. They apply to the whole county.

"The density change in particular is a disaster. This is the most important thing we're going to face as a commission."

Reeves said she supports smart growth.

"Unlimited, uncontrolled growth is costing us a fortune," she said. "We already can't pay the bill. If these changes go through, it's going to get worse. This is a really big deal."

Commissioner Steve Samples wants to know more about the effect of the proposals on the county school system.

"I really am interested in hearing what the school department has to say," he said. "We have to be cognizant of what any changes to the current zoning laws, especially those concerning density, do to our infrastructure."

Farmer said he supports smart growth, but not necessarily as the Raven Society envisions it.

"A lot of their views are not my views," he said. "I'm in favor of smart growth. I'm a native Blount Countian. It's obvious, I don't want to see Blount County go down, but in order to continue to grow, you have to make changes."

A summary of the Raven Society's analysis of the zoning amendments is available online at: www.theravensociety.org.