COMMITTEE MEETING FOR JULY 16, 2001
The Mountain View Small Area Plan Committee meeting began at 6:10 PM in the Mountain View Elementary School Media Center.
Members present: Debbie Pitts (chairman), Paul Fleetwood, Larry Johnson, Jeanette Ringley, and Wade Scronce.
Member absent: Steve Von Drehle.
Staff present: Mary George and Rich Hoffman from the Catawba County Planning Department; Dee Blackwell and Susan Baumann, consultants from the Western Piedmont Council of Governments (WPCOG).
Others present: Tom Carr from the City of Hickory.
The minutes from the June 11, 2001 meeting were approved.
Ms. George: Began a discussion on R-1 zoning. A map was displayed which showed what the committee had discussed. The map consisted of proposed R-1 rezoning areas to include: current stick-built subdivisions, properties one parcel away from established stick-built subdivisions, areas filling in existing gaps between newly proposed designated R-1 areas and a Hwy. 127 corridor. The map also showed areas north of Mtn. Grove Road, which was high density residential (2 lots per acre without public water and 2.5 lots per acre with public water), to be designated as R-1 zoning. This was discussed as high density residential due to the existing water and sewer lines and the potential for utility expansions. Areas south of Mtn. Grove Road was designated as low density (1 lot per 2-acres) and would remain its current zoning designation. The map also showed commercial node areas. The Committee agreed that the areas mapped R-1 as presented would be their recommendation.
Mr. Carr addressed a map showing where Hickory sewer lines currently are.
The Committee agreed that existing utilities (public water and sewer lines) is not the only factor for evaluating how much density an area should be designated. They emphasized that "planning" should come before utilities. The Committee then revised the area around Mtn. Grove Road to allow less high density based on a review of the parcels and availability of water and sewer.
A question was asked about the affect on existing manufactured homes if the new R-1 zoning was implemented. They would become non-conforming structures. Ms. George addressed the question by saying currently the County Zoning Ordinance allows non-conforming structures, but if they become unoccupied for more than six months, then they are required to become a conforming use. The Ordinance as it is currently written would not allow a single-wide mobile home to be upgraded to a double-wide since the double wide is not a permitted structure in R-1.
Mr. Johnson: Suggested that the committee consider allowing existing mobile homes to be grandfathered and to allow upgrades to structures (from a single-wide to a double-wide) as a type of "grandfathering" provision even though a double-wide is not a permitted use in R-1. The committee did not object to this.
The committee discussed commercial areas in Mountain View. The map showed two commercial nodes: one at Advents Crossroads and the other at Propst Crossroads. Advents Crossroads was suggested as a C-1 neighborhood commercial district which would be 1-2 tracts from the intersection. Propst Crossroads was suggested as a C-2 highway business district that would include tracts ¼ mile from the intersection with more focus to the north. The C-1 designation would allow less impact commercial users, but neither district would support high intensity commercial users. The committee emphasized to not permit smoke stack uses or heavy truck traffic users for any of the commercial areas.
Other areas discussed for commercial uses included the Highway 321/River Road interchange and areas along both sides of Highway 127 from Hickory's jurisdiction to Mtn. Grove Road with commercial standards so as to not allow for strip development.
The committee suggested that staff provide parcel level designations on a map showing the proposed commercial nodes before they recommend the specific commercial areas. They also suggested to not recommend rezoning areas to commercial but to indicate that these areas would be appropriate for commercial uses.
The committee continued to discuss the policy statements which will be continued at their next meeting.
The next meeting date is set for August 20, 2001 at 6:00 PM.
The meeting adjourned at 8:15 PM.