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mstone Member
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This issue has been discussed for about 8 months or so. It's been the subject of conversation at several Planning and Zoning meetings, Town Council meetings, an Ordinance Review meeting, and a public hearing. The idea of clearly defining a central area where commercial/business development would be encouraged within the town core seems to have widespread support from OR residents. What do you think? |
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WHE Member 
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The concept of controlled business development within a core area is representative of sensible urban planning. The very act of segregating commercial from residential development provides long-term clarity as to how far, and potentially how fast, the surrounding area will grow and expand. By establishing rational limits to this expansion, a town can maintain a central focus that helps to define the community's character for generations to come. The challenge of any town government is to commit to a vision that enables and encourages a reasonable accommodation for limited commercial growth which becomes the hub that services surrounding neighborhoods. The logical interaction between isolated commercial and residential growth can and often does provide a sense of stability for a town. It can also become a positive attribute relative to the "quality of life" in the surrounding area. Unfortunately, the emergence of uncontrolled commercial growth patterns can be found throughout Guilford County. A visit through any of these areas provides an opportunity to compare with others that have chosen to limit business incursions into residential areas. In the end, it is entirely up to the citizens of each community to decide how they would like their community to evolve. It is their personal responsibility to then actively pursue that expectation by advocating for their chosen direction. I believe the citizens of the Town of Oak Ridge recognize the importance and value of controlling its growth in such a way that ultimately benefits everyone by replacing "quantity" with "quality". |
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DOGGETTJA Member 
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Summerfield wrestles with the commercial development in Town Core all the time. I like the fact that they commissioned a Commercial needs study and that has helped define sensible, fact based decisions when zoning comes up. Does not mean everybody agrees. Heavens forbid! But it does give the council a guideline to follow that was developed by outsiders with lots of input from the community. These guidelines are only as good as the council that is sitting though. |
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Jim Flynt Member
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WHE wrote: The challenge of any town government is to commit to a vision Excellent and well thought out and written post WHE. I especially like your comment outlined above. |
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mstone Member
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WHE wrote: I believe the citizens of the Town of Oak Ridge recognize the importance and value of controlling its growth in such a way that ultimately benefits everyone by replacing "quantity" with "quality". Excellent points WHE. I wholeheartily agree with your post. One statement above troubles me the most. I have yet to hear a single person speak in opposition to consolidating the business/commercial town core. Yet there seems to be a deafening silence from our neighbors. Talks of petitions, letters to the editor, calls to the town council members, mass emails, and the like are batted about, but few (it seems) result in action. I earnestly hope that a silent majority isn't counting on a vocal few to carry the day. In the end, it isn't so much what we believe but how we respond to what we believe that makes a difference. |
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WHE Member
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Fair point, and I share your concern. My only response would be that societal responsibility is rooted in the participation and vigor of each and every individual involved. To obviate social progress, and protectionism, by mass protest sends much the better message than suffering the pain of a deafening silence, thus lending credence to the will of a few. |
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S. Smith Moderator
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Unfortunately, I think this issue, like many others, doesn't really matter to most people either way -- unless or until it affects them. I would think that the majority of those who would be against a smaller commercial core would be those in the real estate and development industries. Landowners on the outskirts of the proposed core could also either heartily agree or disagree, depending on whether they want to keep commercial development away from them or if they might want to someday sell their property and would maximize the benefit to them if they were to sell to someone who might develop it. I'd think committing to a vision would be hard, as a decision a council makes today could affect the local area, well, forever. Sometimes one decision affects another with unintended consequences. For example, big lots help recharge water but create sprawl. Smaller lots could make way for more affordable housing, but could tax resources and infrastructure such as water, roads and schools. And even if they commit to a vision, a new majority could be formed at the next election and they might have a totally different vision. |
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WHE Member
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S. Smith wrote: I'd think committing to a vision would be hard, as a decision a council makes today could affect the local area, well, forever. Sometimes one decision affects another with unintended consequences... And even if they commit to a vision, a new majority could be formed at the next election and they might have a totally different vision. Hmmm... I suppose the point here might be that the electorate (the citizens who are affected, and serviced, by our governing bodies) therefore should put their remarkable freedoms to use and discover for themselves the best course of action to pursue. Clearly, inaction breeds unpredictable, and often unwarranted, results with clearly defined winners and losers. Those individuals who take it upon themselves to become educated on these and other issues are surely best suited to make the ultimate decisions that fail to excite the passions of the lazy or inept until after it is too late for positive recourse. |
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S. Smith Moderator
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WHE wrote: S. Smith wrote:WHE, I hope you know I wasn't suggesting no action. I was just saying that the job of the council is difficult. I believe the consequences of no action at all are far worse than studying the matter and then making, at least what some may consider, the wrong decision.I'd think committing to a vision would be hard, as a decision a council makes today could affect the local area, well, forever. Sometimes one decision affects another with unintended consequences... And even if they commit to a vision, a new majority could be formed at the next election and they might have a totally different vision. |
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ff12 Member 
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Where does this policy leave businesses such as Big Boyz Toyz, can they expand where they are presently located or are they not a "quality" business like , o I dont know McCafe........... |
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rasin Guest
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Big Boyz Toyz has always been outside the existing town core with the town core where commercial development is preferred. The change wouldn't change their situation. The consolidated Commercial Core does not put anyone out of business, just like a home owner they have to live with the zoning they have when they bought the land. Rezoning isn't a given or a right, while the state has changed the law so you have to say whether a rezoning is in agreement or disagreement with a town’s land use plan it can still turn down a rezoning just “because”. If Big Boyz Toyz had started their business after Oak Ridge incorporated I think they would have had a hard time placing their business in its current location. Not sure but if they did try to expand they may run into the issue of “non-conforming” which means they may be a grandfathered situation like the junk yard on 150 and gas town on Linville. If they expand they have to come into full compliance. This may mean they can’t expand since their current use is not allowed in the area they are in, not enough setbacks, not enough septic area, or something that the ordinance would normally require. This would be on top of any rezoning that might be needed. |
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ff12 Member
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I guess they could move to Stokesdale |
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mstone Member
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Rasin - your response is absolutely accurate. I think some people believe (for whatever reason) that establishing a consolidated town core would somehow change existing zoning for businesses. It doesn't. Businesses already in place aren't impacted because their zoning is what it is. And you're correct - zoning changes aren't a property owner's rights. You get what you got when you bought the property. That's why developers seek to have property rezoned BEFORE they buy property. They aren't going to buy it and then find out that they aren't going to be allowed to develop it to suit their plans/needs. ff12 - Whether the consolidated town core is implemented or not doesn't change the process if a business wants to expand. Big Boyz Toyz would have to get approval from the town before they could expand. Same thing for OR Swim Club or OR Commons, the Fire Department, or any other business. The consolidated town core would actually help developers by providing a specific area where they know the town hopes to encourage business growth and development while maintaining the "rural character", "village appeal", "bedroom community", "small town feel", or whatever descriptive term you choose for OR - the place we all call "HOME". |
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Jim Flynt Member
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mstone wrote: And you're correct - zoning changes aren't a property owner's rights. You get what you got when you bought the property. Mike, you are so right on. Shame you can't get some folks in Summerfield to understand this principle. |
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S. Smith Moderator
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As I understand it, the consolidated commercial core wouldn't necessarily stop a business outside the core from either expanding or a new business from locating there. If the council granted such a request, they would just have to say that they recognize the decision is against the land use plan, but they feel there is a good reason for allowing it. Is that correct? |
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mstone Member
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S. Smith wrote: As I understand it, the consolidated commercial core wouldn't necessarily stop a business outside the core from either expanding or a new business from locating there. If the council granted such a request, they would just have to say that they recognize the decision is against the land use plan, but they feel there is a good reason for allowing it. That's it in a nutshell. No one - and I mean absolutely no one I've listened to has stated that existing businesses inside or outside the town core would not be allowed to expand, change, or grow. Just as today, those are decisions that the town council makes on a case by case basis (usually after a P&Z hearing). The consolidated town core wouldn't change that. Same for new businesses - they can be placed anywhere in the town as long as a majority of the town council approves. |
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