Town of Maggie Valley

Special Call Planning Board Meeting

October 19, 2004

MINUTES

Members Present: Chairman Pat Tilley, Billy Case, Billy Brede, Richard Pierce, and Jerry Zerbock

Staff Present: Planning Director Kevin Byrd and Town Clerk Vickie Best

Meeting Called to Order

Chairman Tilley called the meeting to order at 12:00 noon on October 19, 2004 in the Town Hall Boardroom.

Zoning of Area 01-B (Campbell Creek Road, Rocky Top Road, Deer Run Road)

Chairman Tilley expressed her uneasiness about the high-density zoning in the Campbell Creek area.

Mr. Case concurred. The previous workshop with Haywood Waterways, Soil and Water Conservation and other experts within the field made a lasting impression on the importance of preserving/protecting our natural resources. Larger homes bring in as much or more revenue than smaller homes. Full time residents contribute more to the local economy than part-time residents do.

The planning board felt the council members were pressured for high-density zoning. Board members felt that politics should not be associated with land use in any manner.

If the proposed green-space ordinance were adopted prior to zoning, the board members discussed compromising by agreeing to Residential 2 zoning. Being ever mindful of contaminates flowing into the creek, the board felt it critical to maintain green space.

On the subject of septic systems, the board felt it would be difficult to obtain septic approval due to the size of the lots, and impervious surfaces.

The planning board members do not want to be perceived as a “no growth board” but rather in favor of “smart growth”. The strategic plan provides tools for smart growth. The natural beauty of the area entices tourism.

There were concerns about the increased traffic on the two-lane road and the bridge that appears not to be engineered for high-density passage.

Chairman Tilley explained that a preliminary plat for Campbell Creek Properties has not been submitted. Mr. Henson, the previous Code Enforcement Officer, approved four lots, which led to conversations with the Public Works Director regarding the need for plat approval due to sewer issues. Approving a few lots at a time causes disorder in approving sewer installation.

The planning members requested Mr. Byrd to explain their position during his presentation to council.

MR. CASE MADE A MOTION TO ATTEMPT TO ZONE THE CAMPBELL CREEK AREA (IN QUESTION) RESIDENTIAL 2 BASED ON THE WORKSHOP WITH EXPERTS IN THE FIELD OF WATER CONSERVATION, AND WASTE WATER RUN OFF.

MR. BREDE SECONDED THE MOTION.

MOTION CARRIED.

Recreation Impact Fee Ordinance

The planning board members reviewed the proposed ordinance requiring dedication of open space and recreational land use.

• A buffer around the perimeter of a subdivision will not be considered open space.
• If land is dedicated to the town for green space, grant monies may be used for upkeep and maintenance.
• The developer may dedicate open space for use by residents within the development.
• The town will not demand prime property be used for open space.
• The planning board must evaluate green space areas greater than 18% in grade.
• Appraisal of open space areas will be required during the preliminary plat process.

There are tax incentives for land conservation. Two real estate brokers can determine the fair market value.

The Planning Board recognizes the need to educate the developers within the community. There should be a balance between legislative and education. The planning board will strive to get developers more involved.

Erosion and Sedimentation Control Ordinance

Mr. Byrd had concerns about taking on such an endeavor when there are other pressing issues that need addressed. The county addresses one-half acre of disturbed land. This regulation is not sufficient when several house sites are being graded at once within the same development.

Mr. Byrd will research the issue and determine all options.

Other Business

All Board members were encouraged to attend the public hearing scheduled for November 2, 2004.

ON MOTION BY MR. BREDE, SECONDED BY MR. CASE, THE MEETING ADJOURNED AT 2:35 P.M.

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Patricia Tilley, Chairman

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Vickie Best, CMC, Town Clerk