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Commentary: Challenge And Opportunitv This article first appeared in issue 8, and was written by Ben Arnold. Bypass would put county at doorway of change and great opportunity Columbia and Adair County sit at the doorway of change and great opportunity. It is also clear that we face serious challenge with the outflow of jobs from the garment industries. Families and our economic base will be seriously affected. We can expect to see the continued movement of sewing jobs south of U.S. boundaries and to China as well as increasing pressure on tobacco growers. It is easy to see, even here in Adair county, that the agricultural business of the past is rapidly being lost. Almost weekly we see family farms dismantled at auction into smaller lots. The family farm is being rapidly lost just as we are losing the garment industry. Although we should plan for long term restoration of agricultural business in our county and exert short term effort to slow the loss of sewing jobs, we must see the changes that are inevitable and react accordingly. Even with these serious challenges, I fully believe the prospects for more and better jobs, improving economic health, and more amenities to enrich our lives are within reach. Many exciting things are beginning to happen in Columbia. The improved appearance of our town square has spawned a larger revitalization effort we call "Heart of Adair". Other improvements can be seen throughout our community such as the restoration of older buildings and homes, general clean up and discussion of clean up. Establishment of a tourism cabinet and the hiring of Sue Gibbens as our economic development director are signals for the future. The Adair Heritage Association and the Janice Holt Giles foundation are adding to this community. The new Lindsey Wilson College Chapel designed by a world renowned architect will bring more visitors to our community than we ever imagined. The prospects for an historic/aerobic walk and location of the Kentucky Walk-of-Fame here would give our town distinction. All of these activities feed on each other in a dynamic, interconnected and interdependent way leading to "community development". This community development requires leadership and a vision for the future. More citizens must become involved, adding their ideas and efforts to find a consensus that represents the majority of our community. We no longer can allow a few to decide the future of this community in back rooms without consensus. This is especially true now as this community faces great change and the challenges of modern society. We have important decisions to make and we need the wisdom of many to make wise choices. Our community can change to provide more opportunities to all. Currently, most college graduates must leave this area to find meaningful work. Currently, too many jobs are dependent on decisions and profit motives of corporate leaders and principals located in some other state or region. Currently, too much of our retail money is being lost to stores outside this region. Some of these situations can be improved with community growth. But how much growth, do you want? What size and kind of community do you want? Do you want maximum growth or to keep the town much as it is currently or something in between? What is the character of the town you would like to have now and for your grandchildren? What will Columbia look like in 20 years and what can you do to influence this? In order to improve the lives of our citizens, we need a forward looking plan which is comprehensive. The important and difficult questions must be asked. We need a bold plan based on sound financial principles that will take us into the next century. In a series of upcoming articles I will express my thoughts on some of the important issues before us. My thoughts have matured from discussions with many of you. Having lived away from Columbia and in many places for some thirty years, I bring the unique view of an outsider yet rooted in my upbringing in this community. My motivation with these writings is to stimulate discussions and questions on these important issues. Zoning on the Bv-Pass: The first of these articles focuses on the question of zoning in the route of the bypass and/or perhaps the entire county. With the changing economic base of the county, increasing environmental controls and the coming bypass, the time to consider zoning is now, before the bypass is placed. Zoning ordinances do the greatest good when enacted before a region is developed. Columbia has zoning currently and although I strongly support this, it can only have a small but important impact at this time. Most buildings and land uses are already established and therefore the zones are "grandfathered". Since the bypass will pass through mostly undeveloped land, zoning now can have maximum impact on the future of this region. The U.S. Supreme Court approved the constitutionality of zoning for neighborhoods in 1926. This was largely an extension of the existing and still existing "nuisance laws". The big objective of zoning is to protect the health, safety, moral, and other social interests of the community. Some land uses can in fact hurt or endanger neighbors. For example, a dumping ground might breed disease, attract rodents, threaten fire, etc. Land uses producing stench, noise, or ugliness can seriously offend neighbors. Often zoning is used to protect land values and commercial investments. In the vast majority of communities in the U.S. and Europe, zoning is currently in place. Justice William Douglas, many years ago, wrote in regards to zoning " A quiet place where yards are wide, people few and motor vehicles restricted are legitimate guidelines for family needs. It is desirable to lay out zones where family values, youth values, and the blessings of quiet seclusion and clean air make the area a sanctuary for people". Zoning has a long history throughout our county and its widespread application means most others have opted for its advantages. Zoning has Levels: Zoning is not an all or nothing decision. There is great variation on the degree of zoning in different regions of the country. One can for example stop with the major zones of residential, commercial, and industrial. Conventional residential zones usually have at least Rl, R2, and R3 where Rl is single family residential units, and R3 is limited to apartment buildings and other multi unit housing. We could zone all residential to just R which would be a less restrictive decision. Industrial zoning might include only light industry and heavy industry, for example. In some communities zoning may become very detailed and strict including minimum lot size, road frontage, setback distance, etc. and may have subdivision regulations added on top the zoning. Many communities use "Codes, Covenants, and Regulations," so call CC&R's, which specify signage, building quality, painting schemes for uniformity, open space requirements, recreational facilities, etc. We can use less strict zoning while still obtaining many of the basic benefits. Zoning has strong advantages: The application of zoning has many advantages. The division of the land along the bypass into districts or zones will allow regulation of the land according to the nature and use of the land. This will promote the orderly development of the area while protecting the public safety and general welfare. Zoning protects property owners, residents, and stabilizes the characteristics of the nearby areas. Zoning ordinances create valuable property rights and can be considered a Collective Property Right to the entire neighborhood. Zoning also serves as an incentive to build and maintain neighborhoods of high quality. A property owner need not fear his efforts will be wasted or lessened by a new, unwanted addition to the area which degrades his property values. Zoning is a most fundamental determinant of the future appearance and function of each community. We need to be future focused 20 years and longer as we consider this issue. Zoning can set the density and characteristic of the region in advance of construction. Because of these great advantages, 98% of all townships over 10,000 population have zoning ordinances. Zoning before development avoids future conflict. By planning the regions and their uses, one readily knows what to expect. It avoids future conflicts on a case by case basis. These easy to envision conflicts might include for example; a car body shop built next the new church, a car wash and associated noise next to your family home, a cattle feeder lot next to the new restaurant, a junk yard near the main entrance to town, etc. Each of us could envision many such situations which are less than desirable. Under current law, housing districts outside the city limits have essentially no restrictions on land use. Zoning allows for cost effective development. As opposed to several stores and businesses spread out along the bypass, a retail center with common parking would reduce development cost and provide for efficient shopping for customers. Utilities can more easily be placed and the retail center will more likely become an attraction to other communities. As opposed to many driveways and individual houses along the bypass ,major streets can be planned with housing districts. Development cost and the placement of utilities are optimized. Comprehensive Plan: A zoning ordinance once enacted usually has three parts including the zoning map, zoning regulations and administration, and a description of the land use. Zoning usually operates under a "Comprehensive Plan" which lays out the future growth and development of the town. Although the comprehensive plan need not dictate or set in stone the future plans, it does give a skeleton map for the future which will support orderly and well planned growth. The comprehensive plan gives more than how the land is to be used. It should provide plans for utility services (water, sewage, electricity) ,highways, industrial parks, street plans, landscaping, housing and shopping center placement, water drainage, traffic flow, etc. It prevents haphazard or piecemeal development. It is not infrequent that communities plan growth in one way or another and suddenly discover water or sewage needs will not be available, for example. Based on the existing social, economic, and physical conditions in the community, the comprehensive plan attempts to direct the goals set up by the community for the community. By operating under a comprehensive plan with well enacted zoning, development without consideration for the community as a whole is often avoided. For example a developer may choose high density development to maximize profits without any concern for amenities to the public such as landscaping, open space, long term utility requirements, etc. Industrial Recruitment is Aided: A planned community with well laid out streets, shopping areas, industrial parks, good schools, attractive landscaping, etc. is a major draw to industry. Our long term economic development efforts will be maximized by making our community run efficiently and look attractive. Our revitalization effort has major importance in attracting new industries. We need an industrial park that is well planned and inviting for the right kind of company to relocate here. A desirable prospective company where the principals plan to live and be a part of the community, will evaluate our community on this basis. Our economic future and the financial well being of our citizens will thus be affected by our plan for the community. Zoning has negatives Yet to anyone who owns land, the word "zoning" conjures up strong feelings. Zoning does have negatives. It infringes upon our freedoms to use our land as we wish. Sometimes this sense of ownership has strong emotions. Some may see land ownership in a Biblical sense with the owner as steward of the land during his life. We may feel an obligation to protect the land and environment under Christian values. We may feel this is our obligation and not that of the community. Others may resist zoning on constitutional, legal grounds. Where each has the right to do whatever he wishes and maximize profits solely as his right. Land ownership has deep emotional meaning to many of us. Personally, I would not like for a zoning board to decide how my land could be used. However, when I consider it from the view of best community good, I see clear advantages for the future and the next generation. We must recognize that times are changing. Where only a few years past many would have readily dumped on their own farms without thought of the run off down stream or to neighbors farms, now few would do this. In fact by our votes we have supported a strong EPA which legally restricts us from doing so. We have given up some "land rights" for the common good of our region and our country. Zoning does not "require" that we do anything with the land. It may remain a farm forever or it may be used for housing if R zoned only if the owner so chooses. Zoning does not force anyone to change or develop the land. It can remain as it is currently. I encourage you to think about the question of zoning and how it will influence our community. Sharing your view point with others and your elected officials will help them as they consider this important issue. This story was posted on 1996-10-15 12:01:01
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