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Watauga
County has either approved or adopted four landuse plans over the
past 30 years. The first study was done in 1971 and was funded by
the North Carolina Division of Community Services. The second study,
in 1981, was a follow up to the 1971 study and was prepared by the
county’s Planning and Inspections Department. Another study,
conducted by the county Planning Board in 1988, involved a series
of community meetings, and the most recent study was under the direction
of the North Carolina Division of Community Assistance and was adopted
by the commissioners in 1992.
All of these reports are available for public inspection in the
Planning Department.
Overall
the reports recommend the following:
Creation of a farm preservation program (this has been achieved--Pat
Wilkie, Democratic County Commissioner was instrumental in getting
the program implemented in 2000.)
consideration
of “performance zoning”
a requirement for environmental impact statements for major developments,
with a special emphasis away from “slope” building
a more careful and intense water quality monitoring plan
implementation of scenic highway designation for new Hwy 421
a “multi-regional approach to apply pressure on DOT to improve
roads
notification to adjacent property owners of major development projects
support for “cottage” industries--”jobs for people
where they live”
a need to enforce and strengthen the ordinances that we already
have (the sign ordinance is particularly weak)
Following
are some key quotes from these studies:
1971
Study:
In 1971, the County Commissioners approved a “Land Development
Plan.” This plan placed an emphasis on preservation of our
“unique mountain environment while allowing coordinated development.”
Here are some of the key pieces of information from that report:
“Watauga
County is the head waters for several rivers.... ... this implies
responsibility for more than normal care to prevent water pollution.”
“One of the primary factors in declining farm population...is
that land speculation and inflated land prices have prohibited farm
expansion.”
“the importance of recreation and recreation-related activities
should not be underestimated.”
we must be careful of a “visual pollution of Hwys 421 and 221-321.”
“Building on slopes greater than 15% should be discouraged.”
the study recommends an airport and a County Housing Authority.
“Without implementation (of these recommendations), planning
is an exercise in futility.”
The
1981 Follow-up Study:
In 1981, the County Planning Board revisited the 1971 “Land
Development Plan” to determine whether recommendations had
been met. As a part of their follow up, the Board presented the
results of a land-use field survey. They found that all of the intermediate
priorities of the 1971 report were met; 3 of the short-term priorities
were met (a county manager, a thoroughfare plan, and the Northwestern
Regional Housing Authority); and that none of the long-term goals
were met.
“development
has resulted in commercial strip areas.... The incompatibility of
strip commercial development is more evident.”
Agricultural land accounts for over 30% of landuse--mostly in the
northwestern areas of the county.
The “primary recreational appeal (of the area) is the rugged,
natural beauty of its land. The development of the county’s
land has not always occurred in a way that would preserve the inherent
appeal of the mountains.... ...land use regulations enacted by the
commissioners should discourage the costly haphazard development.”
Horticultural income has “increased an average of 89% PER YEAR
since 1975.” Part-time farming has more than doubled. There
are 350 livestock farms and 475 horticultural growers.
The
1988 Report:
In its next landuse report in 1988, the county Planning Board conducted
a series of Community meetings, held in elementary schools across
the county, to talk landuse. The findings of these community meetings
are summarized in “Planning Implementation Policies for Watauga
County.” The policies provided in this report provided a framework
for addressing growth in the county and considered future projects.
The main topics were water, over-development, appearance, economy,
roads, agriculture, and recreation. The commissioners unanimously
accepted the report.
“much
of the good vacant land (in the County) is developed; much of what
is left is very steep, prone to flooding, or is prime farmland.”
“Unplanned hillside development can cause soil erosion, which
also pollutes water bodies.”
“traditionally peaceful, rural communities are being encroached
upon by development.”
“the natural scenic beauty of the county--its major drawing
card--is in danger of being diminished.”
The commissioners “should consider adoption of environmental impact statements for major developments” (GS: 113A, Article 1)
“Overdevelopment can adversely affect the County’s appearance, thereby choking off future development,.”
There is a need to “regulate development density” and “development along highway corridors.”
In 1985, agricultural employment accounted for only 2.4% of total employment. The “growth of mountain greenery (Xmas trees and ornamentals) creates stability in this area.”
“Agricultural land is a form of open space and provides scenic beauty....”
The
report recommends assisting in locating other areas for farmers’
markets; investigating various farmland preservation programs; and
establishing voluntary agricultural districts.
The
1992 Plan:
The most recent landuse plan was adopted by the Board of Commissioners
in 1992, “Growing with A Plan.” The report looks at demographics,
goals, and citizen participation. The report discusses the county’s
subdivision regulations, its erosion control ordinance, its sign
ordinance, its mobile home ordinance, and its Junk car ordinance.
Among other things, the report says:
...the
County's population more than doubled between 1960 and 1990, with
largest population increases in Blowing Rock, Boone, and the New
Rivers.
Manufacturing
and agriculture as economic forces declined, while a tourist-related
economy (particularly in the services sector) boomed.
“Slopes have often been misused in modern land development.... Two types of misuse are 1)the placement of structures and facilities on slopes that are already unstable, and 2)the disturbance of stable slopes because of accelerated erosion and/or ecological deterioration of the slope environment. Planning is needed to decrease and eliminate disturbances of the slope environments.”
Studies by both ASU and the Planning Department indicate that citizens are worried about water quality, especially the New River and the Watauga River. “They believe these waters are being threatened and that immediate protective action is needed. Increased regulation and monitoring is favored.”
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