If you’d like to send a message to the city planners, here’s your chance.
First, a yes or no question: Do you think infrastructure availability – that is, schools, roads, etc. – is adequately considered when development decisions are made?
The Charlotte-Mecklenburg planning department is kicking off an attempt to add a chapter to the city’s general development policies to deal with how the city plans for infrastructure. Thursday night at a public meeting, folks who attended got a chance to fill out a questionnaire.
It began with the question above. If you want to offer your thoughts to the planners, take that question and those below, fill them out, and then mail them to Jonathan Wells, Charlotte-Mecklenburg Planning Department, 600 E. Fourth St., 8th Floor, Charlotte, NC 28202.
Or you can copy them into an e-mail and e-mail to me, and I'll forward to the planner running the process: mnewsom@charlotteobserver.com.
A couple of ground rules. First, this initiative applies only to Charlotte or unincorporated Mecklenburg. Also, “infrastructure” in this case means buildings and equipment, such as school buildings, streets and roads, water-sewer pipes, firetrucks, parks, etc.
The rest of the questions:
2. On a 1-to-4 scale, with 1 “not concerned,” 4 “very concerned,” how concerned are you about the community’s ability to provide:
-Schools (buildings – not teachers, curriculum, etc.).
-Public safety (capital costs, not the employees).
-Transportation (streets, roads, sidewalks, etc.).
-Water and sewer.
-Storm water (drains, ditches, etc.)
-Parks.
3. On the same 1-4 scale, with 1 “not needed” and 4 “very much needed” what types of policies are needed to more closely link land development decisions and the availability of the infrastructure (see the above list) to serve it:
-Policies to better manage the increasing demand for infrastructure.
-Policies to use existing/future infrastructure resources more efficiently.
-Policies involving seeking new or innovative means of providing infrastructure.
-Policies to ensure infrastructure development minimizes environmental impacts.
-Other policy areas (please specify)
4. Any other comments?
Friday, February 16, 2007
Do we have enough schools? Roads?
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15 comments:
Do you think infrastructure availability – that is, schools, roads, etc. – is adequately considered when development decisions are made?
No, I don't think it even is a hint of a vapor in the atmosphere.
#2
4-Schools (buildings – not teachers, curriculum, etc.).
4-Public safety (capital costs, not the employees).
4-Transportation (streets, roads, sidewalks, etc.).
4-Water and sewer.
4-Storm water (drains, ditches, etc.)
1-Parks
#3
4-Policies to better manage the increasing demand for infrastructure.
2-Policies to use existing/future infrastructure resources more efficiently.
1-Policies involving seeking new or innovative means of providing infrastructure.
1-Policies to ensure infrastructure development minimizes environmental impacts.
5-Other policy areas (please specify): policies for elected officials to carry out the wishes of the majority of the electorate
#4
ACCOUNTABILITY AT ALL LEVELS
Infrastructure has come after residential and building growth in almost all cases. As the previous writer noted, there is not a hint of concern about such when development decisions are made.
If government is going to provide services, then infracstructure should be at the top of the list.
'You want to build this, then let us design/plan the infrastructure make a time table, then work together.'
Priority should be:
police/fire (4)
Transportation roads/bus (4)
Water/Sewer (4)
Storm (2) provide by builder
Parks (3)
Schools (1)
As quick as the area is growing, it wouldn't hurt to have policies which required the planning be in place for everything except schools, before building started.
(I leave schools out because CMS notoriously works in a incoherently and independently of the world which pays their bills)
Towards this end development would have to wait on the planning and financial arrangements to be made.
Realizing this may slow development so the Charlotte Chamber crowd would become dissatisfied, making much noise, then policy procedures may need to be changed to accomodate increased speed.
It may be overall land use zoning may need to be reexamined. Infrastructure could then be directed towards future use, planning be made, realizing the growth will occur.
It seems obvioius to me that development approvals, especially rezoning approvals, should be tied to adequate infrastructure being in place at the time the development occurs. In many fast growing states "proof of adequate infrastructure" is a requirement before a rezoning or even "by-right" development can be approved. A question I have is why wasn't this survey made available on-line so that all citizens could more easily weigh in on this important issue? Mary, can you ask the City to put it on-line?
I believe that with new developments, there should be a public sign, erected by the developer indicating when funding will be available to support the development they are developing.
For example, if you were looking at a new development, and were informed going in that the projection for a funded school was 10 years out, you may decide against it.
Developers should also be able to project how many cars a house will normally support, and extrapolate that out to say that this new development of 1000 homes will geterate somewhere between 2700 to 3500 cars, and with normal visiting and deliverys will generate about 8000 trips per day over the existing streets.
Kind of like the warning on the side of a pack of cigarettes!
UD
Uncle Dennis - I like your thinking. It is actually pretty easy to calculate how many trips a new development will generate. According to the Institute of Traffic Engineers Trip Generation Manual, a single family home generates about 10 trips a day and a multi-family residence generates about 6 trips a day. The Trip Generation Manual also enables you to calculate exactly how many trips retail, restaurants, office buildings, warehouses etc generate per 1000 SF. In many communities these trip generation rates are used to charge new development for the cost of providing new road capacity to accommodate the new development (road impact fees). Road impact fees are easy to calculate and are a typical practice in most other states, the question is whether this community has the political will to implement impact fees like most other fast growing communities already have.
I guess this is really a discussion about how to further tax the population to support our growth. I'm not saying that's necessarily wrong, but let's call it what it is.
Since we are talking about growth, I'd say it's logical to tax only that which is new and "growing" - meaning new development. Land transfer taxes should be off the table and out of the question for existing development. They have nothing to do with growth per say, but are just an easy way for govco to collect more money that can't be tracked or managed very directly.
Impact fees, if we must go there, are a much better way to raise the money. If a new development requires a wider road or a new school, then the impact fees from that development should go directly to those efforts. The fees could be tracked. They wouldn't go to refurbish a school in another part of town, or to widen roads somewhere else. If there truly is an "impact" from the development, then that money should be spent immediately to remedy the impact, not go somewhere else.
The problem that most of us have with new impact fees and taxes in general is that they are NOT earmarked for specific parts of town or projects (despite claims to the contrary).
Although not a tax or impact fee, the lottery is a perfect example. Many of us were FOR the lottery because at first blush, it adds revenue to school funding. Who can argue with that, right?
But in reality, it all goes into the same bottomless pool with funding for other less worthy projects. Then smart bureaucrats like Harry Jones figure that out and add it to the budget.
The end result is that despite taxing/impact fees raising more $$$, the politicians with the back-room/frontline support of people like Mary Newsome say we need more revenue for "police and roads".
The ARENA cost Over 400 Million dollars; that would have built more than 10 new schools. They have just forgot about the rest of I-485 priceless. The priority in which things are done in Charlotte I question; Without Roads Charlotte is a MINI ATLANTA as we speak; They either keep up or shut up and let the city fall back into what it was 20 years ago . All these People coming here at the request of the STATE Government to pay for things is creating the first line of problems; They lure and snare People here through chronicles and magazine ads " COME ON COME ALL" to the greatest city on earth" then the reality comes in; Overcrowding on the roads , schools, DMVs and the list goes on. Next everybody put their "ROSY COLORED GLASSES " on and we'll all get through this , YEAH RIGHT.
Wait until y'all hear about the SEPTIC TANKS that will have to be abolished and sewers mandated in; WHY, because of water quality is going down real quick here from FECAL poisoning. Yes, SEPTIC tanks will be outlawed in North Carolina fore long . SEWERS will be the next big thing and sewer plants because of water bacteria and if People dont hook up to the sewers , your house will be comdemned by the STATE. They can do this after the SEWER line gets in and the Bill around $13,000 dollars per household. The County can bill your year end taxes over ten years though.
Rick and Anonymous - Actually road impact fees can be tracked and have to be spent in the area they were collected. Most cities that use road impact fees divide their City into geographical areas and then the road impact fees are collected by area. Road impact fees that are collected in one geographic area can only be spent in that area and can only be used to build roads. In addition, the City is required to spend the road impact fees within 5-6 years of when they collect them. Road impact fees aren't the silver bullet but they sure do help bring on a lot of needed road infrastructure in the areas that are rapidly growing.
Dan,
That's what I said isn't it? Impact fees MAY be Ok exactly because they CAN be tracked. Unfortunately, in Charlotte that doesn't mean they WOULD be tracked. It's all in how they are set up in each city – as you pointed out.
In CharMeck, our local officials have no interest in any sort of accountability. That's why the one "alternative revenue source" that is being seriously discussed at this point is a land transfer tax. It's a black box of money that couldn't be easily gauged by the public.
If we must gouge the taxpayer further because existing funds are spent on arenas, halls of fame, museum property tax refunds, and other forms of corporate welfare, then impact fees are a decent alternative compared to the others.
Our one saving grace as a taxpayer?
Our local officials don’t play the game very well at the state level, so they probably won’t get approval for either – as Mary points out in her recent article.
www.charlotte.com/mld/charlotte/
news/columnists/mary_newsom/
16451432.htm
Why are we not including telecommunications infrastructure in the list here? Don't automatically assume that all areas have the ability to access DSL or Cable Modem Internet services.
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