Jackson starts U.S. 441 planning process

Jackson starts U.S. 441 planning process
By Jennifer Garlesky • Staff Writer
Smoky Mountain News
April 30, 2008

After four months of surveying and seeking public opinion, consultants
hired by Jackson County to develop a corridor plan for U.S. 441 have
all the information they need to begin writing a specific ordinance.

Land planners made a presentation to Jackson County commissioners last
week on the information they've gathered about the four-mile roadway
that leads visitors into the Great Smoky Mountains National Park and
the Cherokee Indian Reservation.

The Raleigh-based firm Kimley-Horn and Associates developed the plan
for an area expected to become a hot spot for development once the
Whittier Sewer Treatment Plant is built this summer.

"We all know where there is water and sewer there will be growth," said
Commissioner Tom Massie. "We are trying to be ahead of the growth
curve."

The board hopes by developing a growth management plan for U.S. 441 it
will prevent unsightly commercial development. N.C. 107 in Sylva and
Russ Avenue in Waynesville have been used as examples of unsightly
growth.

The nuts and bolts

The plan encompasses 5,400 acres and divides the Qualla community into
two areas — the Gateway District and the River District.

The Gateway District stretches from the U.S. 23-74 entrance ramp onto
U.S. 441 to the Qualla Boundary. The River district is from U.S. 23-74
intersection south to Camp Creek Road.

Planners broke down the two districts into seven small study areas and
closely examined which regions should be preserved and what areas could
handle commercial, industrial or residential growth, said Mike
Rutkowski, project manager.

What is allowed where

The corridor is still very rural with only a few businesses and homes.
About 750 residents live in the study area. Several vacant motels, a
few shops and campgrounds are the primary businesses located along U.S.
441 before entering downtown Cherokee.

While studying the corridor, the firm sought community opinion. A
steering committee comprised of nine members who reside or own property
or a business in the study area was formed. Planners asked members
specific questions about how they would handle growth. Also, students
at Smokey Mountain Elementary and Cherokee schools participated in a
youth educational workshop. The firm polled students about what type of
businesses they wanted built in Qualla and what areas should be
preserved.

Community members also participated in a week-long workshop that
explained the growth management plan. Large topographic maps of the
study area lined the walls of the Qualla Community Center for residents
to mark and make suggestions. Residents were able to state their
concerns about the project at the workshop. Some opposed the project
because they said it infringed on their property rights. Others sought
input on how to develop their land.

Information gathered from students and the community was used to
develop the small area plan for the corridor, planners said.

The small area plan identifies 11 character areas. Each area was
studied to determine where industrial, commercial, recreation and
residential construction could occur. The plan also projects the amount
of growth expected for U.S. 441 over the next 10 years. Plans call for
250 to 330 homes; 70,000 square feet of retail development; 8,000
square feet of office developments; and a hotel, a visitor center, and
a new community center.

The plan also addresses the corridor's transportation issues. About
15,000 vehicles travel the corridor each day. Speeding is a common
problem along this four-mile stretch and many locals say it's unsafe.
This thoroughfare can become much safer by adding a plantable median
and installing sidewalks, Rutkowski said.

The development ordinance

The final outcome of the corridor study will be a model development
ordinance. The ordinance will give developers a set of guidelines to
follow such as design standards, parking lot location and landscaping
requirements, explained land planner Matt Noonkester.

He says the ordinance will give the county the authority to tell
developers what to expect if they choose to build in this area.

"It will give developers some predictability," he said.

The ordinance will set a list of prohibited uses, Noonkester said.
Based on community input, businesses like an asphalt plant, a motocross
track and big box stores are attractions local residents do not want to
see along the corridor, he said.

The firm has yet to begin drafting the ordinance. Planners just
received approval of the small area plan by commissioners on April 21.

Commissioners say the development ordinance will benefit the community
immensely.

"I am very pleased with Kimley-Horn," said Commissioner William
Shelton, who lives in Whittier. "I think we made a good selection and
we've done a good job and we've stayed true to our promise to allow the
public decide where they want growth."

Duke Energy's substation

Within the last week county officials began working with Kimley-Horn to
develop the model ordinance.

There is a push to move quickly to get some regulations on paper
because Duke Energy is planning to build a substation along the
corridor.

Duke is currently considering purchasing a piece of property along U.S.
441 and Camp Creek Road, according to a statement released by company
officials.

"We will have a new substation in place to address this demand for
electricity in the next two to four years," said Andy Thompson, Duke
Energy spokesperson. "We will be seeking public input on our plans as
part of this evaluation process. We will communicate the dates and
times for the public to learn more about our plans and provide input at
the appropriate time."

Company officials say Duke's existing supply of electricity in the U.S.
441 area is "becoming overloaded due to the increased growth."

Without an ordinance in place, Duke can build the structure to their
liking, planners say. "There are no regulations on development there,"
Rutkowski said.

Land planners hope to collaborate with Duke officials on the substation
design, Rutkowski said.

"A substation can be very unsightly for an area that's trying to
protect their scenic view," he said.

And since Jackson County and Duke have been at odds for the last
several years over Duke's plan for relicensing its hydropower plants in
the region, relations between the two entities have been strained.