MINUTES OF THE WHITSETT PLANNING BOARD
The monthly meeting of the Whitsett Planning Board was held at 7:00 p.m., Wednesday, October 3, 2007, at the Whitsett Town Hall. In attendance: Board Chairman Bob Maccia, Board Vice Chairman Joe Wheeler, Patrick Hickey, Jr., Ella Efird, and Councilmember Jerry Rice. Absent: Evelyn Rutkoski, Paul Lewis, and Homer Moser. Also present were Gary Deal, Ken Jacobs, Cindy Wheeler, Harold McBane, from the Rock Creek Record Jamie Kennedy, and the evening’s guest speaker, Mr. Greg Niles, Director of Planning and Development for Guilford County.
Planning Board Chairman Bob Maccia called the meeting to order, and seated alternate Ella Efird to vote.
1.
Adoption of
Minutes
Planning Board Chairman Bob Maccia asked for any changes to the minutes
from the Planning Board meeting on August 1, 2007 (September’s meeting had been cancelled). Motion made by Board Member Patrick Hickey to adopt the minutes from the August 1 meeting as presented; seconded simultaneously by Ella Efird and Board Vice Chairman Joe Wheeler. Adoption of the minutes carried by unanimous vote.
2.
Any Other
Old Business
Board Chairman Bob Maccia asked for any other old business; and there was none.
1. Long-Range Land-Use Plan for
Whitsett – Mr. Greg Niles
Board Chairman Bob Maccia introduced the evening’s guest speaker, Greg Niles, whose opening remarks laid out the major areas of responsibility and expertise for the Guilford County Department of Planning and Development. The major areas under the umbrella of the County Planning and Development Department include: planning and zoning, building inspections, plan review, permitting; and with the recent County reorganization, the added areas of watershed, soil erosion, solid waste, landfill inspections, and water and sewer.
Mr. Niles explained that his planning career has focused around comprehensive planning which involves more than just land-use. It takes into account transportation, housing, infrastructure, the setting of objectives, goals, and policies; i.e., where should there be housing to meet a need, where should there be infrastructure improvements to meet a need. And, the maps are needed to give some direction on where to make those investments.
The backbone, he firmly stated, of any comprehensive plan is surely land-use; and since capital improvements such as water and sewer infrastructure, roads and bridges are primarily State concerns, the County focuses on land-use planning. These plans are the policy documents for the Planning Board and the Town Council to render decisions on land-use petitions, e.g., rezonings, subdivision activities, special-use permits and the like.
Mr. Niles stated that Guilford County recently adopted a comprehensive plan that had no map associated with it. But, that his department is in the throes of updating 8 regional land-use plans for the unincorporated areas of Guilford County which, as a composite, would form the aggregate comprehensive land-use plan for the County. This process is planned for completion by the summer of next year; and notably a most significant outcome will be that of a consistent land-use legend amongst all Guilford County plans (particularly since some plans had not been updated since the late 1980’s and through the 1990’s).
To better illustrate examples, Mr. Niles distributed copies of (1) the 2002 Southern region future land-use plan with map and accompanying narrative soon to be updated with 2007 data, and (2) the completed 2007 Southwest area plan recently adopted by the County. Next on the schedule, he explained, would be to update the Northeast area plan which could include or exclude Whitsett; or another alternative would be that the County could set some demarcation identifying Whitsett as a future study area. This would at least convey to anyone wanting to develop, reside, or invest in Whitsett that there are Town plans for land-use forethought.
Mr. Niles offered that if Whitsett would like to do its own land-use plan and wanted some County assistance, his department would be glad to help; but would not be available for another 4-5 months while trying to complete the area map updates described above. After that time, though, departmental resources and a minimum of 2 staff members could be devoted to the process at no initial cost to Whitsett. Meanwhile, it was suggested that the Town’s Planning Board be giving some forethought and brainstorming towards a product, while a portion of the County’s staff would fit in doing research on Whitsett in gearing up to help full time.
The plan, Niles explained, could be as simple or as complex as the Town dictates; but a simple, straightforward plan that can be grasped in 10-15 minutes tends to work better than a convoluted one; and can also be done faster. In addition, he
recommended that the plan have some key policies with inherent flexibilities built in so that the plan becomes an ongoing document that can allows for change, modification and the possibility of that one unique instance that might be a good “fit” for the Town.
What is also imperative for these plans is that they be citizen-based; and sometimes the hardest task is getting public involvement, so it would be up to the Planning Board and the Town Council to promote and encourage citizen input. Even though about 80% of a land-use plan is worked through by the County and Town officials and staff members before going to the public, it is important for the citizens to have a buy-in and feel that their input is valued.
Mr. Niles stated that another important element is that of establishing a partnership with a utility provider, i.e., Burlington or Gibsonville, since public water and sewer accessibility dictates land development and zoning. He explained that Greensboro could be of no help because the city would not be coming as far as Whitsett due to an annexation agreement between Burlington
and Greensboro. Gary Deal and Ken Jacobs mentioned that Whitsett already has an agreement with the City of Burlington to purchase water; and that being said, Greg Niles encouraged Town officials to open the lines of communication and establish rapport with Burlington—the sooner the better.
Ken Jacobs asked if Guilford County would be willing to help Whitsett on
its negotiations with Burlington for water provisions. Mr. Niles, believing in neighbors respecting neighbors, agreed to help in any way possible and would bring to the table objectivity (since Guilford County has no stake) that could serve a good purpose.
Cindy Wheeler asked if zoning designations could vary along the major arteries in Whitsett; and Mr. Niles replied that that is what the formulating of land-use plans is all about. All the inquiries, wonderments of “what if” “can we” “how can we” are all part of the process and lends to the success of a long-range land-use plan.
In addition, Mr. Niles learning that Whitsett is already on the National Register as a historic district, remarked that such designation presents a superb foundation for development of a land-use plan because you already have a focus; and the plan can only help solidify that identity for the community.
Town Administrator Gary Deal also brought up that about 7 years ago, the then Planning Board developed a very simplified version of a land-use plan marking areas for potential commercial development, i.e., Hwy 70, and identifying the Town of Whitsett as somewhat of a bedroom community of residential. Greg Niles remarked that resurrecting that effort could serve as a good starting point and framework for updating and embellishments.
At this point, Board member Patrick Hickey made a motion to engage Guilford County’s assistance in formulating a long-range land-use plan for the Town of Whitsett; motion seconded by Ella Efird. Motion carried by unanimous vote.
[NOTE: An audio DVD of this meeting is available at the Town Hall for first-hand listening.]
Board Chairman Bob Maccia asked for any other new business to be discussed; and there was none.
With no further business before the Board, Planning Board Chairman Bob Maccia
invited a motion to adjourn. Motion made by Ella Efird to adjourn; motion seconded
by Joe Wheeler. By unanimous vote, the meeting was adjourned at 8:25 p.m.
The next meeting of the Whitsett Planning Board is scheduled for 7:00 p.m., Wednesday, November 7, 2007 at the Town Hall. [Note: The November and December Planning Board meetings were postponed subsequent to these minutes, moving the next meeting to January 2, 2008.]
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______________________________ _________________________________
Jo Hesson, Town Clerk Bob Maccia, Planning Board Chairman