Franklin County supervisors get advice on zoning

Surveys indicate Franklin County residents' views on zoning ordinances vary by district. The surveys, conducted by Clarion Associates, polled county residents at seven community meetings held in July.

On Tuesday, representatives from Clarion, a national land use and real estate consulting firm, gave a presentation to supervisors on those surveys, along with ideas on how the county can modify its zoning ordinances to meet the needs of the growing community.

"Persons in different parts of the county have a different appetite [for zoning]," said Chad Meadows, senior associate with Clarion. "We need tailored standards."

Clarion representatives floated a plan past supervisors that would have the county tailoring zoning ordinances to nine different areas. For example, lake shore, which would encompass the area around the lake, could have strict zoning ordinances. Rural conservation, including the southwestern end of the county which has terrain that would not be conducive to multi-family developments, could have limited or no ordinances.

Currently, half the county is not subject to zoning ordinances. The zoned half is regulated by the same ordinances. Greg Dale, principal planner with McBride-Dale-Clarion, said that is creating a conflict, especially in the lake area, because much of the county is zoned A1 for agriculture, which is very permissive.

Tailoring ordinances was one of 10 guiding principles the Clarion representatives said they'll use to create recommendations for county ordinances.

Other principles include protecting farming, scenic resources, rural character and existing tree cover; requiring new developments be connected via sidewalks and roads; encouraging walkable village centers; balancing private property rights and regulatory protection; and ensuring ordinances are easy to understand.

Gills Creek Supervisor Russ Johnson was skeptical about one guiding principle: creating incentives for preferred development approaches. As Meadows described it, the county could have options on development and could allow deviations on a case-by-case basis. For example, if a business wanted to provide 10 percent less parking, the county could approve it only if the business agreed to protect 10 percent more open spaces.

"I'm thinking about the application," said Johnson. "Everybody in my district is a lawyer, whether they are or not. They all use one law: precedence. 'Look what you gave him or her. I want it, too.'"

The survey yielded 177 participants. Most were long-term county residents and about 95 percent were homeowners, said Meadows. The magisterial districts that border the lake had significant representation; Gills Creek had 35 participants and Union Hall had 27.

Participants were asked to analyze data that projects how the county will grow in the next 20 years and where that growth is likely to occur. Neil Holthouser, Franklin County's director of planning and community development, said that growth likely will occur in the Boones Mill and lake areas.

The surveys were part of a process whereby the county is rewriting zoning ordinances. The current ordinances were adopted in 1988; new ordinances are expected to take effect in mid-2011.