By Lisa Majors-Duff
Those in favor of a proposed zoning plan for Cashiers and those
against it segregated themselves in the Blue Ridge School bleachers,
creating a home-vs-visitors feel for Monday's public hearing.
Unlike an athletic event, though, there was no clear winner,
with arguments on either side made by roughly the same number
of speakers.
In addition, Commission Chairman Stacy Buchanan called a "time-out"
on the Land Development Ordinance for the Cashiers Commercial
Area when he stated a vote on the document would not be held
until an incorporation effort under way in Cashiers is decided
in August.
Gerald Green, a professional planning consultant, presented
an ordinance overview, during which he explained that the document
outlines "basic" regulations designed to "match
existing standards" in Cashiers "instead of creating
new ones."
The 100-page draft ordinance was created after Commissioner
Eddie Madden presented the idea as an alternative to the incorporation
effort. According to N.C. General Statutes, county governments
can define areas of at least 640 acres and establish community-based
zoning guidelines within such districts.
By doing so, Madden said, the county could step in and address
needs outlined by Cashiers area business people and residents,
who said during recent Smart Growth meetings that preservation
of their small-town way of life was a priority. That way of
life appeared to be in jeopardy when so-called "box store"
developers announced plans to build a Lowes Home Improvement
Warehouse and a Bi-Lo grocery store in Cashiers.
According to Green, the ordinance establishes basic requirements
for new commercial development and redevelopment in the Cashiers
commercial area; residential development would not be regulated.
The goal of the standards is management geared toward preserving
the character of the community and to ensure the long-term economic
viability of Cashiers, he said.
Major components of the ordinance, Green said, include regulations
defining the location of a building on a site (setbacks), landscaping
standards, signage and lighting requirements. Each element would
be subject to review by the Cashiers Area Community Planning
Council, a volunteer board appointed by the commissioners. The
role of the council would be to approve projects with regard
to compliance with design guidelines.
Following the hour-long presentation and question-and-answer
session, commissioners took audience comments, which took roughly
an equal amount of time. Those speaking in favor of the ordinance
said such regulations were needed to control growth in Cashiers.
As it is, one speaker said, growth management is in the hands
of the Tuckasegee Water and Sewer Authority, which has been
authorized to expand its Cashiers sewer plant, a move that would
allow more development.
Those against it said the changes proposed in the ordinance
were, themselves, bad for the area. Not only would they bad
for Cashiers, one speaker said, they be would be bad for all
of Jackson County. Once an ordinance such as this is established
in one area, other sections of the county could be subject to
similar controls, he said.
Officials discuss ordinance
During their regular meeting the next day, commissioners, who
had mostly remained silent during the public hearing, launched
into a discussion of the proposed ordinance and how it relates
to the Aug. 12 incorporation vote in Cashiers.
Commissioner Joe Cowan began the discussion by asking Chairman
Buchanan to further clarify his position that a vote on the
zoning document should be delayed until after the upcoming election.
"My vote (on the ordinance) could cause someone to vote
against incorporation," Buchanan said. "I would be
interfering with incorporation, and that's not my intent."
Commissioner Eddie Madden reminded his colleagues that when
the zoning option was proposed, the incorporation effort was
stalled in the Legislature with little hope of it being successful.
"(The ordinance) was not an attempt to railroad the incorporation
effort," Madden said.
With regard to Buchanan's desire to await the incorporation
vote outcome, Commissioner Roberta Crawford said to her a failed
incorporation vote would mean the people of Cashiers do not
want zoning.
"I don't agree with that statement," said Madden,
who indicated he knows individuals in the community who are
against incorporation but in favor of the county's zoning plan,
which would eliminate the need for a town board and the levels
of bureaucracy such an entity would require. "I know most
of the people who are against the incorporation effort, and
it's not about zoning. It's about the leadership proposed for
the incorporation effort."
"I feel for those people; they are scared," Crawford
said of the speakers who the night before said they were opposed
to the county's zoning plan.
Breaking down the list of speakers, Madden pointed out that
most of those who spoke against the plan would not be affected
by it.
"Then why did those people outside the boundary speak against
it?" Commissioner Brian McMahan asked his fellow board
member.
"Most think it's the start of something that can be built
on," Madden said. "But Cashiers has a critical need."
"I think those folks think, like I do, that this is the
beginning of countywide zoning," McMahan said. " I
made a 'No Zoning" pledge during my campaign, and I intend
to keep it."
"Zoning is the only thing that has ever made me mad enough
to write a letter to the editor," said Crawford.
At this, Cowan again added his voice to the discussion, pointing
out that by a unanimous vote board members had put together
a task force and hired a consultant to research the process
and produce an ordinance. He also reminded his colleagues of
campaign promises made to Cashiers residents who on many occasion
have asked for growth management measures.
"The people of Cashiers want to know what we are going
to do to help them control growth," Cowan said.
"The document before you is fundamentally sound and simple
and, if anything, it protects the local people," Madden
said in the ordinance's defense. "It's specific to the
commercial area; it exempts residential development; it grandfathers
existing development; and it looks to the future."
While it was obvious the board would be split in its decision,
Madden attempted to call for a vote on the issue Tuesday. He
pointed out that a second reading would be required and could
be voted on the same day as the election.
"That's really pushing it," Crawford said.
"I agree," Buchanan said. "I don't want to vote
prior to incorporation."
At that point, Madden backed away from a vote Tuesday.
