Category Archives: Comprehensive Plan

Houston County and Georgia buying houses in Warner Robins AFB encroachment zone

Update 8 December 2012: Actually, Houston County does have enforceable encroachment zones around RAFB.

Houston County hasn’t had a enforceable encroachment zone around Warner Robins Air Force Base (RAFB) and is now fixing the problem after the fact by using state money to buy up houses near the base. Tommy Stalnaker Houston County Commission Chairman Tommy Stalnaker labelled encroachment his number one priority, in stark contrast to Lowndes County Commission Chairman Ashley Paulk, who has put two items on the agenda for Monday and Tuesday related to a proposed rezoning next to Moody Air Force Base, and already at a previous Work Session invited the developer to speak without letting anyone else speak.

Gene Rector wrote for WRWR “10 months ago”, Stalnaker ‘ecstatic’ over state action on Robins encroachment issue,

In a word, Houston County Commission Chairman Tommy Stalnaker was “ecstatic” last week when he learned state officials Warner Robins Air Force Base encroachment buy-back map will allocate $7.5 million to help resolve the encroachment issue affecting Robins Air Force Base.

State Rep. Larry O’Neal called and gave him a heads-up before Gov. Nathan Deal made the announcement on Friday.

“I felt like jumping up and down and screaming and hollering,” Stalnaker admitted. “But then I remembered we hadn’t done our part yet.”

Encroachment has dogged Robins for a number of years. Some 250 parcels — mostly private residences — spread over 1,600 acres in south Bibb and north Houston counties fall within the base’s noise or potential mishap zone.

That risk to homes in the designated region could restrict or limit current operations or force the Air Force to look elsewhere for future workload and mission growth.

Stalnaker has labeled resolving encroachment his number one priority.

Mike Stucka wrote for the Telegraph 31 May 2012, Interactive map: Robins AFB encroachment and property purchases,

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Text Amendment —Richard Raines

Received yesterday, referring to TXT-2012-02, which is on the agenda for Monday morning’s Work Session and Tuesday evening’s Regular Session of the Lowndes County Commission. -jsq

From: Richard Raines
To: Gretchen Quarterman
Subject: RE: Text Amendment

Gretchen,

Based on a conversation with the Chairman yesterday, it is my understanding that this issue will be tabled until sometime next year (Chairman-elect Slaughter will decide when to put it back on the agenda) because we are working with MAFB on a compromise as they are well aware of our mandate to balance property rights with protecting against base encroachment.

Since I’ve been on the County Commission we have made it a priority to constantly evaluate the ULDC and all zoning districts. MAZ 1-3 is no exception and must be evaluated to make sure that it is balanced and consistent.

We have discovered

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Solid Waste, Developer Favors, Dollar General, Library, and Alcohol: Agenda @ LCC 2012-12-10

Updates 9 Dec 2012: Marked with *.

Will the Lowndes County Commission Tuesday evening finish railroading through their non-solution to solid waste disposal, without shouldering its legal responsibility to protect the environment and the public health, safety, and well-being from solid waste, and what’s this about a vendor change? Will the Chairman once again invite a developer to speak in Monday morning’s Work Session without letting anyone else speak? Will the Commission change the zoning code and rezone inside and against the Moody Exclusion Zone for that same developer they already provided $130,000 in road construction labor to back in 2007? Does Naylor need the area’s nineteenth Dollar General, and who’s behind it, anyway? How come the Five Points library is still on the agenda even though SPLOST VII failed? And what are they doing to the Alcoholic Beverage Ordinance this time? Come Monday morning at 8:30 AM and Tuesday evening at 5:30 PM and see! Better yet, also call or write your Commissioner before then.

Trash

6.b. Solid Waste Ordinance

Will the Commissioners finish railroading through their already-failing non-solution to solid waste disposal in the last session of this Chairman? The plan for which they held zero public hearings while any of the Commissioners who voted on it this October were on the Commission, yet someone down there feels free to anonymously ridicule concerns about that plan failing? Two citizens spoke up anyway, even though Citizens Wishing to Be Heard was after the scheduled vote last time, and another on this blog, all willing to state their names, unlike the anonymous pro-trash-railroad ridiculer. What was that unspecified new information that caused them to table it last time, anyway?

8.b. Exclusive Franchise Agreement for Residential Solid Waste Collection Services with Advanced Disposal Services of Central Alabama, Inc.

What happened to Veolia; Continue reading

Video Playlist @ LCC 2012-09-11

After briefly discussing or at least hearing items at the previous morning's Work Session, the Lowndes County Commission voted on them at its Regular Session of Tuesday 11 September 2012.

Here's the agenda, and the copy below has links to the corresponding videos or previous blog posts. Here's a video playlist.

  1. Call to Order
  2. Invocation
  3. Pledge of Allegiance to the Flag
  4. Minutes for Approval
    1. Work Session — August 13, 2012
    2. Regular Session — August 14, 2012
  5. Resolutions
    1. Adopt Resolution Appointing an Open Records Officer
    2. Resolution Regarding Review & Approval of Minutes of Executive Sessions
    3. Adopt Resolution accepting infrastructure for Glen Laurel Subdivision Phase II
    4. Adopt Resolution accepting infrastructure for Crestwood Subdivision Phase IV
  6. Appointment — Keep Lowndes/Valdosta Beautiful
  7. Public Hearings
    1. REZ-2012-12 Parker Place, 4842 Parker Place Rd., 0070 015; 3.4 ac., 3 lots, E-A to R-1, well/septic
    2. REZ-2012-14 Harris, 6926 Jones Dr., 0139 023, 6.8 ac., 1 lot, E-A to R-A, well/septic
    3. TXT-2012-01 — Primary Intent: Appendix A Land Disturbance & Clean Version of ULDC
    4. Public Hearing Renaming Sandy Creek Drive (CR #1118)
    5. Beer License — Lin's Hibachi — 1078 Lakes Blvd.
  8. For Consideration
    1. Letter of Understanding — Bond Refunding
    2. USGS Funding Agreement for HWY 122 Stream Gauge
    3. Section 5311 Rural Transportation Program Operating Contracts
    4. Declaration of Surplus Vehicles
    5. Brown Bag Ordinance
  9. Bid – Rescue Pumper for Lowndes County Fire Rescue
  10. Reports-County Manager
  11. Citizens Wishing to be Heard Please State Name And Address

-jsq

Video Playlist @ LCC 2012-09-10

Yesterday morning’s County Commission Work Session started on time! In addition to the open records and open meetings items, it included a report from KLVB, two rezonings, typo fixes and date changes in the ULDC, a vanity road name change, an alcohol license and an alcohol ordinance change, a USGS river gauge, surplus vehicles, purchase of a new fire truck, and more! They vote on all this tonight at their Regular Session, 5:30 PM. Here’s the agenda.

5.a. Unsurprisingly, the County Manager suggested the County Clerk be appointed the Open Records Officer now required by state law. 5.b. They also have a resolution before them about review and approval of minutes of executive sessions, but of course they don’t allow we the taxpayers to see that before they vote on it.

They considered adopting subdivision infrastructure for 5.c. Glen Laurel and 5.d. Crestwood.

6. Videos of the KLVB report and of applicant Emily Macheski-Preston are in a separate blog post.

7. Public Hearings:

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Open Records Officer at Lowndes County Commission @ LCC 2012-09-10

Apparently the Lowndes County Commission has noticed the new provisions of the Georgia Open Records and Open Meetings laws that VLCIA’s lawyer explained to the Industrial Authority back in May, seeing these two items on the agenda for Monday morning and Tuesday evening:

5.a. Adopt Resolution Appointing an Open Records Officer
5.b. Resolution Regarding Review & Approval of Minutes of Executive Sessions

Plus infrastructure for two subdivsisions, one of them the famous Glen Laurel, several well/septic rezonings, approval of USGS Funding Agreement for HWY 122 Stream Gauge (one of the four that let us know about river flooding in Lowndes County less than a month ago), a beer license, and approval of the changes to the ULDC that were discussed in the recent Planning Commission meeting, in the public hearing the public didn’t know about. And more.

Here’s the agenda.

LOWNDES COUNTY BOARD OF COMMISSIONERS
PROPOSED AGENDA
WORK SESSION, MONDAY, SEPTEMBER 10, 2012, 8:30 a.m.
REGULAR SESSION, TUESDAY, SEPTEMBER 11, 2012, 5:30 p.m.
327 N. Ashley Street – 2nd Floor
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Better cities and counties make better watersheds

Want jobs, low taxes, and less flooding? Help maintain our watersheds with good local planning.

What’s a watershed? Kaid Benfield wrote for Atlantic Cities today, The Cost of Sprawl on Clean Water:

Watersheds are topographic areas where all the rain that falls eventually ends up in a namesake steam, river, lake, or estuary.

These are our local watersheds. Purple is the Little River Watershed, blue is the Withlacoochee Watershed, and Valdosta is where the Little River flows south into the Withlacoochee. Green is the Alapaha watershed, and Tifton is where all three meet. Every drop of rain or used well water or wastewater overflow or pesticide runoff or soapy shower water or clearcut mud that runs downhill into one of these rivers is in their (and our) watersheds.

Becoming greener doesn’t just mean a municipality’s adding a pleasant new park here and there, or planting more trees, although both components may be useful parts of a larger effort. How a town is designed and developed is related to how well it functions, how well it functions is related to how sustainable it really is, and how sustainable it is, is directly related to how it affects its local waters and those who use those same waters downstream.

Compact, mixed-use, well-designed in-town growth can take some of the pressure off of its opposite on the outskirts — or beyond the outskirts — of towns and cities. We know that sprawling growth is generally pretty bad for maintaining environmental quality in a region (air pollution from cars that become necessary in such circumstances, displacement of open land, water pollution from new roads and shopping centers that are begot by such growth patterns).

We also know, as UGA Prof. Dorfman told us several years ago,

Local governments must ensure balanced growth, as
sprawling residential growth is a certain ticket to fiscal ruin*
* Or at least big tax increases.

Kaid Benfield explains how town planning is related to watersheds:

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If someone wants to build offices there’s plenty of room downtown.

Meanwhile, just across the Florida line, Leon County Commission and the Tallahassee City Comissioners don't seem to want sprawl.

James Buechele wrote for WCTV yesterday, Neighborhood Has Zoning Concerns: County commissioners met to talk about nine amendments for a comprehensive plan to tackle developments.

Leon County commissioners and Tallahassee City Commissioners met Tuesday evening to talk about nine proposed amendments to the comprehensive plan.

One of the issues dealt with the Haute Headz salon off of Thomasville and Gadsden roads in Mid-Town.

Property owner Marshall Cassedy wants to see the area in this section of Mid-Town changed from a residential preservation zone to one that would allow offices.

Right now, it's home to the salon, but because of the residential preservation zone, if something should happen to the business a home would have to take it's place instead of another business.

That's something Cassedy wants to change because he says the busy location is not ideal for a home.

But opponents say that if someone wants to build offices there's plenty of room downtown.

"We already have about a million and a half square-feet of vacant office space in the city and the county," said Tallahassee resident Darwin Gamble. "Help building more offices won't create more jobs."

This issue was tabled at the meeting and will come up again June 26th. Until then both sides will continue to negotiate.

That's almost strategic:

"Help building more offices won't create more jobs."

-jsq

The socialized costs and privatized profits of waste disposal

In her response to my post about Commissioners panic about trash at undisclosed location, Barbara Stratton seems unfamiliar (like most people) with economic externalities. Here’s a definition:

A negative externality occurs when an individual or firm making a decision does not have to pay the full cost of the decision. If a good has a negative externality, then the cost to society is greater than the cost consumer is paying for it. Since consumers make a decision based on where their marginal cost equals their marginal benefit, and since they don’t take into account the cost of the negative externality, negative externalities result in market inefficiencies unless proper action is taken.

When a negative externality exists in an unregulated market, producers don’t take responsibility for external costs that exist—these are passed on to society.

Which is socializing the losses. A famous ongoing case of this is BP making record corporate profits while dumping huge amounts of oil into the Gulf of Mexico, continuing to destroy shrimping, wetlands, wildlife, and local people’s health.

And that’s what the County Commission is doing: privatizing the profits of trash pickup and socializing the losses onto landowners (who have to pay for fences and gates), onto the general public (who have to pay for law enforcement to catch dumpers), and onto those who can’t afford to pay for private dump fees (who will get stuck with fines instead). That is indeed, as Barbara says, “redistribution of wealth”: redistribution from the rest of us to the private waste pickup companies.

The Commission is ducking its responsibility to find an equitable solution that everyone can afford. Funny how they can deal with special tax lighting districts for subdivisions but they claim they can’t come up with a way to publicly fund waste collection. Could it be because all the voting Commissioners are town-dwellers who don’t understand that rural people don’t have exactly the same needs or resources as city people?

Barbara advocates,

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Avoid crony capitalism or conflict of interest —Barbara Stratton

Received Monday on Commissioners panic about trash at undisclosed location. My response is in the next post. -jsq

There are many injustices of socialism and redistribution of wealth (or garbage) and I’m glad to see you recognize this in the shifting of illegal dumping costs to landowners. I am also glad to see that at least the county is talking about privatization and not public/private partnerships (so far). When Hahira almost succeeded in placing a regional waste transfer station on city owned property
REZ-2007-32 City of Hahira, 0028 027 6751 Union Road, 2 lots, R-21 to M-2, DRI
I was concerned that the county was complacent in this because the Lowndes Board of Commissioners November 2007 meeting minutes showed they agreed to rezone the property for the purpose of the transfer station against the recommendations of the county planner, Jason Davenport. That rezoning action replaced a DRI (Development of Regional Impact) request for waste transfer station rezoning so it was easy to assume the county and possibly the region had a mutual agenda for the transfer station. During a recent discussion on the dangers of regional government with Valdosta mayor, Larry Hanson, I asked if the transfer station was a regional interest. He assured me the City of Valdosta had no knowledge and no interest in that transfer station prior to articles in the Valdosta Daily Times. I’ve not had an opportunity to discuss the possibility of mutual agenda with the county and if it comes up again in the future I am assuming proper procedures will be followed which mandate public meetings and input into the planning before a third DRI is entered, not after.

I worked a contract for the IT of a Pensacola, FL software company that had waste management software contracts all over the US. It was my job to be

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