JoCO Blue Ribbon Study - Planning/Growth

Grinder and le,

Sorry if my response came across as though it's very easy design a subdivision, I meant the approval from the Planning Board is easy. Does that make sense?

It may take a lot of work for a developer to get the plan ready to submit, but if his plan is in compliance and everything is set- the Planning Board will not deny the request, it's is stamped through without problems. Again, it it my understanding (correct me if I'm wrong, Grinder) they are basically there to check and make sure all agencies have approved or signed off on each step- not to decide whether or not the schools, roads, police force, fire depts. can accommodate the new subdivision.

Grinder, your information regarding development is based on larger scale subdivisions, right? Say a land-owner of 20 acres wants to split his land and build 2 homes for his children. Since he already owns the land, he will not have the pressure of interest building up and although he must go through the same process as a larger developer, am I correct in that it's not so difficult to proceed?

The Planning Department has instructions on the process and how to go about designing a subdivision. So, my point was, if mr. yahoo designs a plan and it has followed all the ordinances, agencies, etc. once your in front of the PB-- it will go through.

I don't mean to give incorrect info, just frustrated with the current process. In my opinion, I think it's easy because look at all the out of control growth happening in the Cleveland area. I wouldn't be frustrated if everything affected by the growth was keeping up (ie. roads, schools, emergency agencies, etc.)

 

Hey SouthernBorn...

please check your pm's.

 

Got it and replied:mrgreen:

 

kidsfly, i get your point(s), thanks! you are dead on about the roads, schools, emergency agencies, etc. keeping up.

i think i am most unclear as to what exactly the planning board approves in the first place. are they the "preliminary" approval prior to all the other agencies?

 

Yes they are the first approval. Then eventually it will go to the other agencies.

Planning Board approval does not mean you can start building houses the next day.

The PB is there to take a look at the overall plan, hear any public discussion and whatnot and voice their own concerns about design, open space layout and so on. Believe it or not, the PB does deny preliminary approval if your ducks are not in a row.

 

No. Once you submit your plans and the PB approves it, then it can move on to all the other agencies. No one signs off on anything before the PB gets it though you do have to meet the County requirements to submit a developmental plan. The rest of what you said is correct.

If he owns 20 acres and wants to give his children some land and build 2 more houses, it then becomes a 3 lot subdivision and thereby has to comply with the JC subdivision regulations. Any lots over 10 acres are except from all subdivision regulations. In this case its considered a minor subdivision and has slightly different regulations to follow.

 

AHA! i really am learning something...even tho i have a slight headache now!

i have seen the pb deny a first request!

kidsfly, how did you and your 'hood discover what to object to in terms of your experience with the pb?

 

Thanks for the info, Grinder.

My head hurts too.

My 'hood had a number of objections, and requests for the PB to consider, but none were implemented. whew... where to begin?

1. A neighbor took a real close look at the TIA (traffic impact analysis) and asked PB to clarify some things.

2. We studied the ordinances, asked the JoCo Planning depart questions and a few neighborhood attorneys. As we read the ordinances, our interepretation is that a new subdivision must comply with the layout, density, of neighboring subdvisions. Since the majority of homes built in the area are septic, many homes are built on about an acre. The new SD is getting County sewer, so they can increase the density. A large percent of the homes in the new SD will be on .3 acres. (Our 'hood does have a small number of homes on County sewer and smaller lots due to the land not perking for septic and a new developer, but most subdivisions in our area have a much less density than the new one.)

3. We found out another subdivision was approved with the condition of one of our requests (that the new subdivision not have access through our neighborhood, to instead use our roads as emergency vehicle access only). We had hoped they would do the same for us- nope.

4. We learned the schools in the Cleveland area are already capped and cannot accommodate growth.

5. We spoke with NC DOT a number of times and asked for guidance, traffic calming devices, a possible second entrance in the new SD, anything...

6. We made phone calls to the PB, wrote letters, spoke at meetings, and did everything to express our concerns.

7. There are other issues and arguments we brought to the PB's attention, but none apparently had enough weight to make changes. (Because the developers plan is in compliance with laws)

I believe 90% of the 'hood are not against this SD being built, instead are upset about the increase in traffic, safety, and environmental issues it will bring- especially since it will connect to our 'hoods roads for additional entrances/exits.

The PB approved the SD with the condition they provide some sort of traffic calming device where the road connects to our neighborhood road.
I hope that happens. It is my understanding that NC DOT has a final say in any traffic calming device because it is a State road, and they have power over the PB's decision and may decide to not do anything.

It was a definite learning experience. And as you see, I'm still learning.