Tag Archives: Comprehensive Plan

Glimmers of open discussion about Moody AFB zoning by the County Commission @ LCC 2012-12-10

Lowndes County Commissioners had a small amount of open discussion about the proposed changes to the zoning code related to Moody Air Force Base at their Work Session this morning. However, most of the discussion was not about the changes currently proposed, which the County Planner once again explicitly linked to a rezoning case on the same agenda. At least they discussed tabling the zoning code changes until there could be more discussion. They did not, however, say they would make drafts available to the public or invite the public to discuss those drafts.

County Planner Jason Davenport introduced agenda item 7.d. TXT-2012-02 MAZ II Residential Density:

This text amendment is part of the response to some of the questions that were raised with the additional rezoning. At the end of the day what this text amendment is going to do is to take that very outer blue color, the lightest color, which is the MAZ-3, and recommend change the zoning to 1 acre. Currently it’s 2 and a half acres.

He mentioned they missed the 30 day requirement to inform Moody AFB by about a week, but Moody responded anyway. Hm, that’s not what he said to the Planning Commission; there he said they had allowed 31 days.

Commissioner Richard Raines said he’d prefer to table this amendment until next year, because:

I think there are other issues that we’ve discussed related to MAZ. If you have a mobile home and it becomes unlivable, under the restrictions you can’t replace it….

Chairman Ashley Paulk responded that he didn’t have a problem with that, and:

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More developer favors at the County Commission Work Session this morning? @ LCC 2012-12-10

At the 8:30 AM Work Session this morning, will the Chairman

Clint Joyner and J.D. Yeager of Joyner Realty
Clint Joyner (speaking) and J.D. Yeager (seated on right)
of Joyner Realty at LCC Work Session 2012-11-12

invite Clint Joyner of Joyner Realty to speak like he did last month, without inviting anybody else? Will Chairman Ashley Paulk invite J.D. Yeager of Joyner Realty (and formerly Sheriff Paulk’s lieutenant at the Sheriff’s office) to speak? That plus solid waste (if privatization is bad for Moody, why is it good for a county public health and safety service like solid waste collection?), Dollar General (where’s the marketing plan to indicate whether tiny Naylor needs the area’s nineteenth Dollar General?), Library, (Houston County’s SPLOST passed in a landslide after they held public hearings; maybe Lowndes County should try that), and Alcohol (county staff say they’re coalescing previous changes into the body of the ordinance), all at the Lowndes County Commission Work Session this morning; here’s the agenda.

When he spoke 12 November 2012, Clint Joyner started by referring to a nearby subdivision “In 2007”. 2007 was the year Mr. Joyner got (according to the Commission’s minutes of 26 June 2007) $130,000 in road construction labor from the Commission because of “an unforeseen Department of Transportation requirement regarding a costly intersection improvement.” Why couldn’t the County Engineer or Mr. Joyner forsee such a requirement?

This time many people do forsee that rezoning to develop in the Moody Activity Zones would be a bad idea. Houston County is using state and local tax money to buy up houses in similar zones around Warner Robins Air Force Base. Doubtless Houston County would love it if Lowndes County encroached enough on Moody AFB that Moody’s missions moved to Robins AFB.

-jsq

Re: The proposed text amendments —Richard Raines

Richard Raines answered again. He continues to be communicative and genial. -gretchen

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

The motion to table the issue is made by the Commissioners. Chairman Paulk thinks (and I agree) that this issue cannot be satisfactorily settled by December 11th and that the new Commission should take it up. It is not unusual for Chairman Paulk to weigh in on whether or not we should table an item. Often times he is in a unique position to give an informed opinion and in this case I concur.

The proposed text amendments, if approved, do not endanger Moody’s mission or survival. If I have my way, the MAZ will be strengthened in the areas closer to the base while easing development restrictions in the areas furthest away. Even a cursory glance at the ULDC and MAZ 1-3 reveals certain issues which must be addressed in an effort to be equitable.

I reject the template which argues

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Houston County has exclusion zones around Warner Robins AFB like the Lowndes County MAZ

Lowndes County is not “the only community in the country with a MAZ”: Houston County has very similar zones of encroachment protection around Warner Robins Air Force Base (RAFB).

As we’ve already seen, Houston County is buying up houses around RAFB using $7.5 million from the state of Georgia. That’s in addition to $6 million from Bibb County and some unspecified amount from the Defense Department. Plus Houston County allocated $7 million from SPLOST funds, and their SPLOST won by a landslide, apparently partly for that reason.

But what are Warner Robins Air Force Base encroachment zones those encroachment zones around Warner Robins AFB depicted on the buyback map? I called Houston County to find out. Their Community Planner, Jacob Cox, said yes, Houston County has crash zones, and noise attenuation zones in which they can have businesses but not residences.

He pointed me to The Robins Air Force Base and Middle Georgia 2004 Joint Land Use Study, which notes:

The 2004 JLUS examines land issues as they relate to RAFB flying missions and suggests measures to ensure compatible land use in the Base environs now and into the future. The 2004 JLUS process utilizes information provided in the 1998 RAFB Air Installation Compatibility Use Zone study (AICUZ) to evaluate land use compatibility and regulatory adequacy in areas subject to air hazard potential and noise impact. Additional considerations related to air navigation, including air protection surfaces are examined. Clear Zones and Accident Potential Zones are all considered compatible with AICUZ guidelines. Incidences of incompatible development are predominantly restricted to a limited number of non-noise attenuated residences built prior to 1994.

The results of the 2004 JLUS demonstrate that previously adopted land use regulations have been effective in limiting incompatible development within the Base environs. The 1994 adoption of the Base Environs Zoning District (BEZD) model by the surrounding communities has served to check most encroachment-type development. Only a very low number of sporadic, isolated examples of noise-related incompatible development was observed to have been built since implementation of the BEZD land regulation strategy. Consistent local government implementation of adopted provisions must be maintained in order to continue to provide the protection necessary to prevent incompatible development from restraining Base operations in the future.

So as far back as 1994 the communities around RAFB were using zoning to limit base encroachment. The 1998 AICUZ recommended further Clear Zones and Accident Potential Zones. Why? Mission changes at RAFB. So the 2004 JLUS made recommendations and the local governments, including Houston County, decided to go ahead and do something about it.

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SPLOST won in Houston County but not in Lowndes County: why?

Why did SPLOST in Houston County, Georgia win by a landslide while SPLOST VII in Lowndes County lost?

Houston County’s SPLOST passed in March 2012 by a landslide. Christina M. Wright wrote for The Telegraph 6 March 2012, UPDATE: Houston officials celebrate landslide SPLOST approval,

“This is a ‘thank you’ for the voters,” said Houston County Chairman Tommy Stalnaker as Warner Robins Councilman Paul Shealy presented the black and white sign. “They are the real victors of this thing tonight.”…

Unofficial results showed the SPLOST received 10,029 ‘yes’ votes to 4,799 ‘no’ votes. More affirmative than negative votes were cast in every precinct.

That’s 67.6% to 32.4%, and a difference: Houston County local elected officials thanked the voters. Lowndes County Chairman Ashley Paulk, who rushed through a SPLOST vote a year early, Continue reading →

Text Amendment —Gretchen Quarterman

Received today, 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

Date: Fri, 7 Dec 2012 13:42:37 -0500
From: Gretchen Quarterman
To: Richard Raines
Subject: Re: Text Amendment

On Thu, Dec 06, 2012 at 12:25:31PM +0000, Richard Raines wrote:
Gretchen,
Richard,

Thanks for your thoughtful and indepth answer.

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.

Interesting, I thought that the commissioners made the decisions about hearing or tabling an issue, not the chairman. While the chairman can set the agenda, it is my understanding that the voting members of the commission are the ones that actually get to make the decisions.

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.

I appreciate that.

We have discovered a few inconsistencies with the MAZ which are not practical and making adjustments will in no way put Moody Air Force Base in peril. I was recently informed that Lowndes County is the only community in the country with a MAZ, which means we have gone to greater lengths than any other community to protect against encroachment. Making minor adjustments is necessary with all ordinances and, even if the proposed changes are made, we still have the only MAZ in the country. Making minor adjustments in an effort to promote consistency and eliminate duplication is not equal to an all out assault on Moody.

I have many concerns about the continued presence of Moody AFB in our community. Moody is a $400M+ economic engine and its loss or reduction

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Changes to the alcohol ordinance @ LCC 2012-12-10

Being curious about the changes to the alcohol ordinance, I had the opportunity to talk with a county staff member who said that the changes were to incorporate recent amendments regarding brown bagging, social hosts (serving alcohol at private events to underage drinkers), and the Sunday package sales into the body of the ordinance, rather than having those items as amendments to the document. Also, the setting of the license fees for Sunday sales will be established (from the referendum that passed 59.80% to 40.20%).

-gretchen

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 →