There are some proposed Amendments to the Hamilton County zoning regulations on the County Commission agenda Sept. 18 and 25 that seem to be tied to the new area plans.
But wait...what? We haven't even seen the new area plans yet. So, why are they trying to make changes to the zoning regulations?
Before, we get to the proposed zoning amendments, let's take a look at what has transpired so far from our perspective...
At a January 2023 meeting, a lot of buzz was created about new area plans for unincorporated Hamilton County. The media was in attendance. There was a presentation plus a question and answer session. We learned that we would be included in the new plan process. Okay, sounds good so far.
Then we found out we would be able to see a draft of the plan "in pencil", we could provide feedback, and changes could be made before the plan was finalized and adopted. After the plans are adopted, they have to be followed. Sounds even better, since the current plans are seldom followed.
A month or so later, there's an announcement that Ragan Smith Associates was hired to help the Regional Planning Agency make our new area plans. Ragan Smith Associates has been involved with several developments in the county. (Many people felt this created a conflict of interest) But, we kept an open mind.
A "Plan Hamilton" website was rolled out with pages for each of the five new area plans. You could sign up for email updates. Then a couple of in-person meetings were held where residents jotted down suggestions for the plans. everything seemed to be going okay so far.
Rock along to January 2024, a couple of zoom meetings, but not a lot of people attended, only about 20 for one. The meetings had basic information like housing projections and current statistics. A few slides about the general style of the new plans. But no drafts of the plans. Okay, they need more time...
Then in May 2024 there was a Planning Commission "work session." We got no email and no announcement on the Plan Hamilton or RPA websites. A public notice in the Hamilton County Herald (found after the meeting) said it would be about the progress of the new plan. The public could attend but would not be allowed to comment. And no mention of any drafts of the new plans. Things are starting to go south a little.
Then a June meeting. Again, no email notification and no public notice on either website. Still going south...
At the June meeting there were "concept maps" for two of the five plans. But still no new plans. But wait there's supposed to be meetings in July and August and residents will finally be able to see the new plans. "In pencil", of course. Dare we hope...
But alas, July and August came and went and no meetings were held.
Currently it's been over 19 months since that initial meeting and still we have yet to see any new area plans "in pencil."
Now through the grapevine we hear there might be meetings in late September and early October. But nothing official yet and who knows if there will be an email or a public notice on either website.
Now we get to the proposed zoning regulation amendments....
The Planning Commission has recommended some amendments to the Hamilton County zoning regulations that seem to be tied to the new area plans. Those amendments could be approved by the County Commission this month. Once again, no email was sent and nothing on the Plan Hamilton website. We are going even further south...
This doesn't even seem to be following the normal process for zoning amendments. So why are these amendments being pushed through so quickly without holding a meeting to provide information to residents and answer our questions?
One amendment is for Accessory Dwelling Units which are "an additional subordinate dwelling unit" that could provide "small-scale infill development in residential areas". We don't need infill, this isn't the city. This is the county and we already have too much strain on our infrastructure, especially our dangerous two lane over congested roads.
The ADUs could only be located in zones that allow single family dwellings (except agricultural) and must be on public sewers. Well, that rules out most of unincorporated Hamilton County except maybe subdivisions. But they typically have HOAs that don't allow ADUs. So what's left? It seems like mainly new subdivisions. But here's the kicker... the ADUs would not count toward density per acre. Why not? It's an additional dwelling unit that can be rented.
The ADUs could be up to 24 feet high and 5 feet from side/rear property lines.
The other amendments would create a new zone called, "P-R Parks and Recreation District" for 50 or more acres and add a special permit for rural retreats. Some of the uses that could be allowed are hotels, resorts, conference centers, "retail goods establishments", restaurants, bars, agritourism, and amusement resorts (permanent and temporary) with building heights up to 50 feet and front, side and rear setbacks of 25 feet.
Sounds more like a commercial zone disguised as a park zone.
Like we don't have enough traffic on our two lane roads, hey, let's bring in tourists.
And we've been told there is no money to add capacity to our two lane roads, just a left turn lane or traffic circle in certain areas. Whoopie.
Who is pushing for these changes to the HC zoning regulations? Certainly doesn't seem to be the residents.
And, why are they in such a big hurry to make these changes that seem to be tied to the new plans that we still haven't seen?
Guess you might be thinking, things have gone as far south as you can get. But wait...
We're also hearing that the new area plans could be on the November Planning Commission and December County Commission agendas for approval. So, during the holidays when turnout for meetings is typically low?
And if we still haven't seen the new area plans "in pencil" yet, how will there be enough time to incorporate our feedback and bring the final plans back to us to see them before they are up for approval on the November and December agendas? It seems that the information we received in January 2023 isn't coming to fruition.
Yes, now we can say that things have gone about as far south as you can get. But, we'll still leave a little room.
We would like to see the new plans "in pencil", as we were told, before any changes are made to our zoning regulations.
So, if you want to have a voice in what is in the new area plans and any amendments made to our zoning regulations, the time has come to get involved. Call and email all of the county commissioners. And most importantly don't forget the meetings Sept. 18 and 25. We don't need to let this go even further south.
Kim Helton