Chincoteague Reports

Comprehensive Plan of Chincoteague - June '09 DRAFT

Download 06.11.09 Draft Version of Comp plan

Note this is a pdf file that is approximately 4.6 mb in size. 

June 28, 2007 Special Joint Town Council and Planning Commission Workshop Meeting

Special Joint Council and Planning Commission Workshop Meeting
On the draft comprehensive plan

Presentation by Peter Johnston of Peter Johnston & Associates (formerly Redman/Johnston Associates)

The meeting agenda and backup material may be found at:

http://www.chincoteague-va.gov/municipal/meetings.shtm

Audio of the meeting is located at:

http://www.chincoteague-va.gov/municipal/meetings.shtm

Attendance

Present: Mayor Jack Tarr and Town Council Members:  Nancy Conklin, Terry Howard, Ellen Richardson, David Ross, Vice Mayor Anita Speidel, and Dr. Glenn Wolffe

Chincoteague Planning Commission: Chairman Ray Rosenberger, Robert Behr, Mollie Cherrix, Tom Derrickson, Charles Ward, and Jane Wolffe

Staff members:  Robert Ritter, Town Manager; Kenny Lewis, Building and Zoning Administrator; Jared Anderson, Town Planner

Approximately 25 citizens attended the meeting.

The meeting began at 7:35 p.m.

The purpose of the meeting was to receive a briefing from Peter Johnston on the steps toward developing a new comprehensive plan and to receive comments, guidance, and questions from the Council and Planning Commission members. No public participation at this workshop. A new written version of the draft comprehensive plan will be prepared later after a series of meetings with the public. This June 28 workshop follows earlier public briefings on June 28, 2006 and February 22, 2007. (Summaries of earlier meetings on the draft comprehensive plan can be found at http://www.chincoteaguereports.com/my_weblog/chincoteague_comprehensive_plan/index.html)

Mr. Johnston emphasized that “this is your plan” and must represent the views of the citizens of this community. It is not something developed and imposed from outside. This presentation is a starting point for discussion. Mr. Johnston noted later that because of the substantial earlier controversy over the draft plan “we need to take baby steps in this community, not big leaps” as we move forward.

At earlier meetings with the public a broad spectrum of opinion had been shown. Some advocated the “status quo and less involvement of town government in land use.” Others favored “pro-active planning for the way land and building are developed and used.” The need now was to receive further public input and, hopefully, move toward some consensus document.

Mr. Johnston identified these “Key Public Concerns”:

- Implications of draft Land Use Plan for current zoning;

- Restricting commercial uses in residential neighborhoods;

- Eliminating townhouses and multi-family residential uses from commercial districts;

- Regulating aesthetics;

- Pre-mature planning for the land use implications of public sewer; and

- Public access to the water and protection of public views.

Mr. Johnston discussed the “Path Forward to

Consensus

Building

”:

- Revise draft Goals and Objectives (Planning Commission);

- Prepared alternative Land Use concept with proposed zoning implications;

- Conduct stakeholder interviews and planning workshops to illicit comments and suggestions. Involve staff and members of the Planning Commission;

- Revise draft Plan accordingly and publish draft; and

- Conduct public information meetings.

Mr. Johnston had prepared and presented an “Alternative Land Use Plan” with maps indicating the location of various proposed land use plan areas. These areas consisted of:

Single Family Residential (R-1)

Two Family Residential (R-2)

Mixed Residential (R-3)

Resort Residential (alternative)

Town

Center

Commercial (C-2)

Neighborhood Commercial (C-1)

Corridor Commercial (New C-3 district)

Resort Commercial (New C-4 district)

Conservation (New district A-1)

In each case Mr. Johnston presented a suggested listing of “permitted uses,” “special exception uses,” and “conditional uses.”

A question and answer period followed.

Dr. Wolffe quoted Mayor Tarr to the effect that “you zone with zoning.” We should not by implication use the absence of central sewage as a zoning tool. He also raised the issue of how zoning and permits works today versus how it might work in the future, how special uses and conditional uses are itemized or not.

Jane Wolffe noted that while today townhouses/condos can be put in the R-1 single family residential area in the new plan this would not be permitted.

Anita Speidel hoped that while it would not be wise to try to regulate aesthetics (appearance of buildings, etc.) in the town as a whole it might be possible to do something in particular areas such as the town center.

Regarding the subject of aesthetics several people commented on the past controversy about the appearance of soft drink machines on the sidewalk downtown.

Mr. Johnston commented that a historic district could be created and that much could be accomplished by encouragement and voluntary steps regarding the appearance of buildings and related matters. One can appeal to civic pride. It might also be a constructive step for the town to have a recognition program for architectural and aesthetic achievements.

Bob Behr observed that the town is now able to create an arts and cultural district. He would like to see this included in the draft plan.

There was some discussion about how the town could control undesirable businesses such as tattoo parlors or adult-oriented businesses.

Terry Howard encouraged the process of meeting with community members to seek a broad range of views.

Ray Rosenberger agreed. We need community discussion. “This is not something shoved down your throat.” We need to get information and seek compromise.

Jared Anderson, the newly hired town planner, stressed his interest in hearing from the public in helping him do his job.

Bob Behr suggested that great change would be coming for the

Maddox Boulevard

area as it becomes the gateway area with the new bridge. The merchants along Maddox might want to get together to plan for the future.

Mayor Tarr noted that it is exactly one year since the first planning meeting was held on the draft comprehensive plan. The new concept of the plan and the way of going about it is much better than before. He wants copies of the land use maps enlarged and made available to the public for study. People need to get into this and make their comments heard. We are starting over. We will put together a group of stakeholders that Mr. Johnston can meet with.

Mr. Ritter agreed that we are going in the right direction now. We appreciate your redoing this.

Notes by David Johnson.

N.B.  These notes do not constitute the public record of this meeting.  The information contained herein is offered in good faith, is presented as accurately as possible, is thought to be a complete account of the proceedings.  These notes are intended to be a public service devoid of political commentary for those who are interested in following the civic affairs of

Chincoteague

Island

. Notes of the meeting are recorded, transcribed and distributed by volunteers who receive no financial compensation for their efforts.

Current Comprehensive Land Use Plan

During the February 22, 2007 briefing on the draft Comprehensive Land Use Plan many speakers referred to the 2002 Comprehensive Land Use Plan that is current in place for the Town.

This document may be downloaded from the Town website at this address:

2002 Chincoteague Comprehensive Land Use Plan

The pdf document is 64 pages long and 1.57 Mb in size. 

February 22, 2007 Community Briefing on the Draft Comprehensive Land Use Plan

The Town will keep the record open to receive written comments on the draft Comprehensive Land Use Plan through March 16, 2007.  Written comments on the Plan should be mailed or delivered to the Town Office at 6150 Community Drive, Chincoteague Island, VA 23336.

The most recent draft Comprehensive Land Use Plan is available at this URL:
Chincoteague DRAFT Comprehensive Land Use Plan

Note that the Comp Plan file is large and in PDF format.

Peter Johnston of planning consultants Redman/Johnston and Associates delivered a PowerPoint presentation that summarized the most recent draft of the Comprehensive Land Use Plan (Comp Plan).  Following the presentation they asked for comments from the public regarding the Comp Plan.

Attendance
Approximately 105 citizens attended the meeting. Many elected and appointed officials of Chincoteague were present.

The meeting began at 7:30 p.m.

The Redman/Johnston presentation lasted approximately thirty-five minutes and covered the major sections of the draft plan.  They spoke about how the process of planning works and the overarching goals of the plan.

Public Comments
Many speakers raised similar points.  The list that follows is, unless otherwise indicated, a synopsis of the general content of public comments.

• Many speakers came prepared with written comments that they provided to the planners. Most of these speakers made comments about errors, inconsistencies, omissions and ambiguities at specific page locations within the plan. 

• At least two speakers identified themselves as professional land use planners who live on the Island. Both were critical of the draft Comp Plan lack of detail, inconsistencies and omissions.

• The elimination of much of the current commercial zoning and the concentration of that zoning along Maddox and Main Street was a concern to many.  Limiting commercial zoning would also limit the potential for business expansion.

• The plan’s call for more public walkways and parks was criticized by a number of speakers.  Their point was that the Town already has Memorial Park, Reed Park, the nature trail and an undeveloped park across from the high school.  They felt there was no need for more public parks to be created.

• Many speakers criticized the current planning effort as unnecessary.  They felt that the current Comp Plan was good and should have been updated. 

• Some speakers argued against the conservation district overlay that was intended to protect wetlands and the environment.  These speakers drew attention to the fact that other regulatory bodies such as the Corps of Engineers and VMRC had purview over such matters.  The Town, in their opinions, did not have the resources to enforce such new and additional regulatory oversight.

• Many commented that the proposed land use map would, if enacted, cause the down-zoning of their properties and result in great personal economic loss.

• Several speakers commented that the plan would be expensive to implement.  The focus on aesthetics, requirements to eliminate open-piling structures, limits on business expansion would cost tax payers and would reduce business tax revenues to the Town.

• Many speakers criticized the planning survey that was done during the summer of 2006.  Only 127 surveys were returned and of those 90 were from Island residents.  The criticism was directed at the design of the survey, the way it was distributed and the manner in which the results were used to develop the draft Comp Plan.

• A consistent theme taken up by many speakers was that the Comp Plan does not adequately address the needs of the fishing and seafood industries of the Island.

• Many criticisms were levied at the clarity of the Comp Plan.  Speakers found its organization confusing and writing hard to follow.  Some spoke of the “cut and paste” quality of the document and cited as evidence one passage that refers to the community of “Sunnyvale” rather than Chincoteague.

• Supervisor Wanda Thornton said that the draft plan was not a true reflection of the community.  She said that the planners do not live on Chincoteague and that the community needs to have a say in the plan.  She said that the Comp Plan has no place for commercial growth unless something is torn down.  She said that the plan is a form of down-zoning.  She also said that she was opposed to central sewage for the Island at this time.  She felt that there many factors that made central sewgae impossible for at least the next ten years. She felt that central sewage was too expensive.  Mrs. Thornton said that the Mayor and the Town Council need to involve the community in detailed reviews of each section of the Comp Plan.

After everyone who wanted to speak had their opportunity, Mayor Tarr concluded the meeting by saying that the public record would remain open to receive written comments by the public through March 16 and that he and the Town Council would have a long conversation with the planners about the next steps in the process.

The meeting ended at 9:50 p.m.

Notes by Bill Troxler

N.B.  These notes do not constitute the public record of this meeting.  The information contained herein is offered in good faith, is presented as accurately as possible, is thought to be a complete account of the proceedings.  These notes are intended to be a public service devoid of political commentary for those who are interested in following the civic affairs of Chincoteague Island. Notes of the meeting are recorded, transcribed and distributed by volunteers who receive no financial compensation for their efforts.

Comprehensive Land Use Plan – Updated Draft December 2006

The December 2006 draft of the Comprehensive Land Use Plan is available on the Town’s Website through this link:

Comprehensive Land use Plan December '06 Draft

The document is in PDF format.  It is 3.8Mb in size and 118 pages long.

Mayor Tarr and members of the Town Council have urged citizens to read the draft plan carefully before attending the public information session on the Comprehensive Plan.  A date for that public information session has not yet been set.  However, during the Council meeting in early December it was discussed that the public information session might be scheduled for February.

December 5, 2006 Presentation of Draft Comprehensive Land Use Plan Town Council Meeting

The Town Council and Planning Commission meet in join session to hear planning consultants  Redman and Johnston present the draft Comprehensive Land use Plan (Comp Plan).

The audio record of this meeting is available at this URL:
Audio of Presentation of Com Plan

The November 2006 draft Comprehensive Land Use Plan is available at this URL:
November Draft of Com Plan

Attendance
Mayor Jack Tarr and Town Council Members:  Nancy Conklin, Terry Howard, Ellen Richardson, David Ross, Anita Speidel, Dr. Glenn Wolffe
Chincoteague Planning Commission: Chairman Ray Rosenberger, Robert Behr, Thomas Derrickson, Jane Wolffe
Staff members:  Town Manager Robert Ritter, Town Attorney, John Paulson, and Building and Zoning Administrator Kenny Lewis

Approximately twenty citizens attended the meeting

The meeting began at 7:05 p.m.

Mayor Tarr convened the meeting and introduced Peter Johnson who, along with his partner Anthony Redman, presented the draft Comprehensive Land Use Plan.

Outcomes of the Presentation

• Redman and Johnston will provide to the Town a copy of the updated draft of the within two weeks.

• Both the Town and Redman and Johnston will put the updated Comprehensive Land use Plan on the their respective websites so that the public will have access to the complete document.

• The Town will make printed copies of the December Draft Comp Plan available to the public several weeks before the public information session held to receive citizen input.

• Redman and Johnston will make recommendations about a schedule for the next public information session on the draft of the Comprehensive Land use Plan.  It is anticipated that this session will occur during February of 2007.

Advisory from Chincoteague Reports
The November draft of the Comp Plan is eighty-seven pages long.  The December update to the Comp Plan will contain corrections of factual errors,  a new section on the Arts and Cultural District of the Town, and an expanded section on partnering with the federal officials who manage Assateague National Seashore and Chincoteague National Wildlife Refuge.  There is no expectation that the draft Comp Plan will decrease in size.  The information contained in the Comp Plan is extensive, detailed and broadly descriptive of the Island and its opportunities.  No summary of the Comp Plan can do justice to its contents.  The public was urged by the Mayor and many Council Members to read and reflected upon the Comp Plan before attending the public information session. 

These notes of the December 5 presentation of the Comp Plan provide only an outline of the document and a summary of the discussion that followed the Redman and Johnston presentation. These notes are no substitute for reading the entire Comprehensive Land Use Plan and participating in the February public information session.   

When the December draft is available on the websites of the Town and Redman and Johnston, Chincoteague Reports will post an announcement with the web addresses. 

Presentation by Redman and Johnston
The draft Comprehensive Land Use Plan contains eight sections.

1.  Introduction
This Section provides the legal framework for the Comp Plan, a description of the planning process and the organization of the document.

2.  Community Profile
This Section details the history of the Island, an account of the Socio-Economic characteristics of the Town, a description of the natural features of the Island and a discussion of current land use.

3.  Goals and Objectives
This section states an overall goal and offers six sub-goals.  Specific objectives under each goal are offered.  The overall goal is “A Town that changes overtime in an economically and environmentally sustainable manner, retains it’s most endearing and unique physical and cultural features and provides the setting for a harmonious community life.”

The six sub-goals are titled:  land use, community design, community facilities and services, transportation, housing and economic development.

4.  The Land Use Plan
The Comp Plan calls for defining nine land use districts on the Island. 

• Three are exclusively reserved for residential use that would be restricted to single family detached houses or duplex housing. 

• The Gateway Commercial Corridor defined as Maddox Blvd

• The Town Center District is defined as the existing downtown area along Main Street

• The Old Town Residential District includes the residential area along Main Street and the housing stock to the east of that residential area.

• The Mixed Residential District is located along Assateague channel and on Marsh Island

• The Resort/Recreational District recognizes those areas of the community where the character of development is presently dominated by concentrations of seasonally occupied homes and campgrounds.

• The Environmental Resources Protection and Preservation District includes wetlands, off-shore islands, indigenous vegetation and wildlife habitat as well as the primary drainage systems for the Island.  The Comp Plan argues that designating these areas as a district calls attention to the fact that the environment is Chincoteague’s greatest asset.  Protecting the environment will also protect the economic engine of tourism.

• The Resource Conservation Overlay District is to assure the protection of tidal and non-tidal wetlands, indigenous forested areas and key drainage ways and features which may be both structural and non-structural in nature regardless of the particular district in which they may be located.

5.  Economic Development
This section covers tourism and recreation, seafood and aquaculture, Wallops Island, economic development opportunities and implementation strategies.

6.  Community Facilities
This Section covers the following topics:  education, library, fire and emergency, police protection, public works, drainage, flood insurance, harbor, health care and recreational facilities.

7.  Transportation
This short section addresses motorized, pedestrian and non-motorized transportation issues and implementation strategies.

8.  Housing
This final section of the Comp Plan examines the building codes and homeowner and housing characteristics.  It discusses the issue of affordable housing and implementation strategies.

Discussion Period
At the end of the presentation of the draft Comp Plan by Redman and Johnston, the Town Council and Planning Commission engaged in a conversation about the plan and how to proceed with the draft.  Praise for the draft plan and work of Redman and Johnston was expressed by nearly all members of the Town Council and Planning Commission.  All expressed thanks to Redman and Johnston for delivering a thorough and forward looking first draft of the Comp Plan.  What follows is a summary of some of the questions and comments raised during the discussion.

• The Plan is intense – a very significant document.  We will need to consider it in small bites.

• The first thing we need to agree upon is the zoning map.  That seems to drive so much of the plan.

• The Plan needs to incorporate the Arts and Culture District

• Can we ever know how many people the Island can support?

Redman and Johnston Response: That depends upon the availability of public sewer, water and power. So, any numeric answer is a moving target.  If public sewer becomes available,  development will be denser and more people can come to the Island.  The plan should be written to assume that public sewer will be installed on the Island.

• Getting public sewer on the Island could take a decade.  How do we plan during the interim?

Redman and Johnston Response:  You need to see the future in your Comp Plan so that business and property owners know how to make their personal plans. That means you should develop your Comp Plan and zoning ordinances to take into account the possibility that public sewer will become available at some point in the future.  You cannot make a good plan based on a policy of wait and see.

• The Plan has to build in flexibility.

• The Comp Plan should specifically state as a goal that the Town seeks to work with federal officials who control the Assateague National Seashore and the Chincoteague National Wildlife Refuge.  Their policies affect the tourists who stay on Chincoteague.  The federal government has an interest in helping to put public sewer on Chincoteague.

• Town Attorney John Paulson cautioned the Town Council not to underestimate the legal significance of the Comp Plan because zoning follows the comp plan.

The Meeting concluded at 8:44 p.m.

Notes by Bill Troxler

N.B.  These notes do not constitute the public record of this meeting.  The information contained herein is offered in good faith, is presented as accurately as possible, is thought to be a complete account of the proceedings.  These notes are intended to be a public service devoid of political commentary for those who are interested in following the civic affairs of Chincoteague Island. Notes of the meeting are recorded, transcribed and distributed by volunteers who receive no financial compensation for their efforts.

Draft Comprehensive Plan - November 2006

The November 2006 Draft Comprehensive Plan of the Town of Chincoteague is available on line at the Town website:

Draft Comprehensive Plan

Note: The draft is 97 pages.  The size of the PDF file is approximately 9 Mb.

October 9, 2006 Special Meeting of Town Council, Planning Commission With Redman/Johnston

Attendance
Planning Consultants: Peter Johnston, Tony Redman of Redman/Johnston Associates, Ltd.

Mayor and Town Council: Mayor Jack Tarr, Council Members Nancy Conklin, Terry Howard, Ellen Richardson, David Ross, Anita Watson Speidel, and Glenn Wolffe.

Planning Commission:  Chairman Ray Rosenberger, Robert Behr, Tom Derrickson,  Ellen Richardson and Jane Wolffe

Staff: Robert Ritter, Town Manager and  Kenny Lewis, Building and Zoning Administrator

Approximately 23 members of the public attended

Analysis and Recommendations
The planners presented the Council and Planning Commission with the results of the survey taken during public hearing sessions this summer, plus their recommendations for next steps to be taken towards updating of the Chincoteague Comprehensive Plan.  Several handouts were given to the officials, with the planner’s suggestion that members review them and check them out with legal counsel.

Proposed Schedule of Next Steps
Among the handouts was an ambitious schedule for moving forward, which included drawing up a draft plan by November 1.  In order to proceed, the planners needed to know that the officials were in basic agreement with the fundamental concepts the planners have proposed, that is, that several different kinds of new districts be established on the island, each having its own characteristics which should be preserved and/or enhanced.  The planners emphasized that the officials did not have to agree on every point or every recommendation, but that it was essential to have a basic agreement on the overall concept and direction.  There will still be plenty of opportunity for public comment and refinement of the draft plan, through both public workshops and public hearings.

Discussion of Results
In discussing the results of the survey, the planners mentioned that there was a great deal of consensus among the 127 respondents, and that the differences were more around how to achieve the goals rather than the goals themselves.  One issue was specifically mentioned as being of concern:  even though most respondents felt that having public sewer facilities would be healthier for both people and the environment, they expressed great concern that it would spur more growth, particularly if there were no clear plan, regulations, and ordinances in place to limit growth to that which is appropriate to the island.

The planners felt that the issue of appropriate design was quite critical to bringing together different views – that if structures were appropriately designed, they would contribute to the overall goal of fitting in with the positive aspects of the existing community and neighborhoods, but would still allow for reasonable growth and development.  One of their handouts to the officials was a sample of design studies they are currently doing in Denton, Maryland and Louisiana, where they are trying to retain vernacular characteristics of these communities while allowing new structures wherever appropriate.  They emphasized that more than development regulations and zoning regulations were needed to achieve this – that the design of buildings and" patterns" for development need to be put in place, so that builders understand "how to build a Chincoteague-compatible house", for example.

Council & Commission Members Comments and Questions
Dr. Wolffe raised the issue of whether the task of re-doing all the existing building and zoning ordinances to implement the new comprehensive plan would be overwhelming.  The planners responded that the mapping aspect of the new districts is really very do-able, and that the best approach for the zoning regulations is to adopt what is called "form-based zoning", where appropriate ranges are established for neighborhoods, rather than trying to designate specific numbers for all set-backs, lot sizes, etc.  This gives flexibility, while still maintaining the consistency and character of various neighborhoods.  Peter Johnston's estimate of the time to create the new zoning ordinances was approximately one year after passage of the new plan, IF there is consensus on the plan elements.  (Note:  Dr. Wolffe mentioned that the town is still considering the possibility of hiring a full-time town planner.)

Mr. Ross commented that the really hard time is between the adoption of a new plan, and the time that all the re-zoning work is completed.  The planners agreed, and referred to one of the handouts as their recommendations for how to bridge this period.  This included stopping multi-family development during this time, although they indicated that, as with all their recommendations, if the town objects, the recommendation can be modified, or even eliminated. The planners indicated that, since the town did not wish to impose a pure moratorium on building while the new plan and implementing ordinances were put in place, that they should at least be sure that "conditional use" or "special exception" applications go through the legislative channel (i.e. Council) rather than through an appointed body (i.e. the Board of Zoning Appeals.)  This matter has already been referred to the Planning Commission for their review and recommendation.  (Note to readers:  this apparently means that the Board of Zoning Appeals would only rule on variance requests, where the only issue to be decided is one of hardship.)

Dr. Wolffe inquired as to how Council should make the decision as to whether to grant a "conditional use" permit?  Mr. Johnston replied that Council really does not have the standards and criteria developed to make effective judgments at this time; however, he said they could fairly quickly give the town some basic interim standards regarding scale, mass, neighborhood compatibility, ability to deliver services, etc, which would give them a basis on which to judge such requests.  Some further discussion occurred among Council members about "conditional use", and Mayor Tarr indicated  that Jon Poulson, the town's attorney, is putting together some material for their review on this matter, and that the existing "conditional use" regulations, passed in May, 2004 will be put on the town website within the next day or so.  Dr. Wolffe requested that the first November Council meeting address this issue in more detail.

Ms. Conklin asked the planners if "ugly" additions to classic Chincoteague houses could be eliminated, either by the plan or by Council.  The planners indicated that this can be a tricky area, since people's ideas of beauty differ.  They stressed that the best protection from legal challenges is to make the "rules of the game" as clear as possible in all the materials – plan, development regulations, zoning ordinances, design standards, etc.  They cited that, especially if public sewer goes in, the new developers are likely to be from out of state, not local people who may be more inclined to co-operate with the town's preferences.  "If the rules of the game are clear, they will play by them, but if they aren't, they'll bring their lawyers."

The planners returned to the issue of whether the Council and Commission members were comfortable with the basic approach they have recommended, and will give their support to proceeding with the updating of the comprehensive plan.  The following comments were made:

Dr. Wolffe – The new districts are a critical element – is anyone not comfortable with that concept?  (Note:  No one indicated they were not, but only Dr. Wolffe, Mayor Tarr, and Ms. Wolffe specifically indicated they approve of the approach.)

Mr. Howard - Want to be sure there are no missed opportunities for the public to
continue to comment on the draft plan.  Appreciate the planners' common sense approach of trying to find the middle ground and bring all sides together.

Mayor Tarr – I'm okay with the approach; a happy medium has been achieved.

Ms. Wolffe – Good report on the survey results.  We need a good planner to implement this.  Volunteered her assistance in writing up the draft plan.

Ms. Speidel – Could we put the proposed schedule on the website, so that the public is aware that things are moving forward?  (Mayor Tarr agreed to that suggestion.)

Mr. Behr – Thanks to planners, and to Council for the opportunity to participate in such an important endeavor for the town.

No vote was taken, but the planners were instructed to proceed with drafting the plan. 

The meeting adjourned at approximately 8:40 p.m.

Notes by Gail Reichard

N.B.  These notes do not constitute the public record of this meeting.  The information contained herein is offered in good faith, is presented as accurately as possible, is thought to be a complete account of the proceedings.  These notes are intended to be a public service devoid of political commentary for those who are interested in following the civic affairs of Chincoteague Island. Notes of the meeting are recorded, transcribed and distributed by volunteers who receive no financial compensation for their efforts.

October 9, 2006 Redman/Johnston Planners Report

Planning Consultants Redman/Johnston Associates submitted their analysis of the planning questionnaire that Town residents completed in June of 2006.

The full text of the document is available of the Town website:
Redman/Johnston Report on Survey Questionnaire Results

The links below provide summary sections of the document plus material distributed during the meeting.  The documents are all in PDF format.  No file is larger than 28 Kb.

Download community_design_recommendation.pdf

Download recommended_schedule_nov_jan.pdf

Download summary_of_questionnaire_comments.pdf

Download summary_by_comprehesnive_plan_topic.pdf

Download recommended_amendments_to_zoning_ordinance_and_summary_of_questionnaire.pdf

Note that in the file titled "Recommended Amendments to Zoning Ordinance....." the heading on page four of the document contains the wording "Not For Public Disclosure."  This document has now been released to the public.  It appears both on Chincoteague Reports and the Town's website.

The forty page, 200 Kb, PDF of the Redman/Johnston analysis can be downloaded here:

Download analysis_of_survey_results_by_redmanjohnston_10906.pdf

Redman/Johnston Report on Survey of Town Opinions on Planning

During June 2006 the Town’s planning Consultants Redman/Johnston conducted two public information sessions to describe the status of work on the Town’s Comprehensive Land Use Plan and Zoning Ordinances.  Each of these meetings offered attendees the opportunity to complete a questionnaire design to gather opinions on the future development of Chincoteague.

Redman/Johnston has completed the analysis of the responses.  During a joint meeting of the Town Council and Planning Commission, these results will be presented and discussed.

You may read and download the Redman/Johnston summary on the Town’s website at this URL (http://tinyurl.com/ehuyy):

Redman/Johnston Report on Town Website

Or you may down load the document at this link:

Download redmanjohnston_reporton_survey_10906.pdf

Please note that the document is forty pages in length and comes in PDF format. The file size is 200 Kb.

September 13, 2006 - Special Meeting of the Town of Chincoteague

The Town Council arranged a special presentation by planning consultant Edward T. McMahon of the Urban Land Institute (www.uli.org) September 13 in the Chincoteague Community Center. 

Those in Attendance
Council members Mrs. Conklin, Mrs. Richardson,  Mrs. Speidel, Mr. Howard, Mr. Ross, and Dr. Wolffe, and Planning Commission members Mr. Behr, Mrs. Cherrix, Mr. Rosenberger, and Mrs. Wolffe, as well as approximately 40 residents were present. 

Mr. McMahon's Background & Orientation of the Presentation
Town Manager Robert Ritter opened the meeting at 7:10 pm by introducing Mr. McMahon, who has a law degree and a master’s degree in urban development.  He has worked with hundreds of small towns throughout the U.S.

Mr. McMahon’s presentation was directed at the best planning practices for “gateway communities”.  A gateway community is one through which the public gains access to major public parks or other points of interest, like a front door.  Chincoteague serves as the “gateway community” for public access to Assateague National Seashore. But it’s not just the beach at Assateague!

Mr. McMahon’s Presentation
The first priority is to develop a comprehensive plan. This is about our children and our grandchildren. Planning for the future to foster harmony between man and nature and so that the future is better.

Slides depicted examples of how various towns, both small and large, have planned for the future and significantly upgraded the appearance and economic health of their communities.  Millions of baby-boomers are relocating. Change is coming. It is better to have planned changed than to have unplanned change.

“Conservation” is a state of harmony between man and nature.  It is important to conserve, protect, and enhance the uniqueness of our community.  All towns should not all look alike.  Every American needs a sense of roots or place.  What makes our town different and what makes its physical surrounding worth caring about?  Growth and change are inevitable, but destruction is not!  The real question is how are we going to grow? 

Points to consider with new development:  (1) where you put development; (2) how you arrange development; and (3) what development looks alike.  New construction should enhance a community.  All buildings around the country should not look alike.  Communities should differentiate themselves from other communities.  Communities can ask corporate offices for different architecture to fit their communities.  Some corporations even restore historic houses or buildings for their businesses.  Ask:  Do you want new development to shape the character of Chincoteague, or do you want Chincoteague to shape the character of the new development?

Mr. McMahon showed an example of how an historic structure was saved but lost its “place”.  The historic building now sits in the middle of a shopping center instead of surrounded by green space.  Ask yourselves what are you building today that will be worth historic preservation in the future.

Chincoteague needs a long-range conservation plan.  The town needs to determine what places are special to the hearts of the residents.

Some goals:  (1) healthy environment; (2) vigorous economy; and (3) vibrant community.  It is possible to have growth and development that respects our town’s development that is good for the environment, for business, and for the people.  The image of a community is fundamentally important to its economic vitality and quality of life.

Tourism is about visiting places that are different and unique. The more you do to preserve uniqueness the better. No place stays special by accident.

The most popular retiree attractions are scenic landscapes and quaint towns.

Mr. McMahon emphasized the importance of water and scenic views for Chincoteague. He criticized the billboards on the causeway.

The single most important factor in marketing a home is its surrounding environment.  The most popular community amenity sought by home buyers today is walking trails & bike paths (36%); the least is golf courses (6%).  Three-quarters of today’s households do not have school-age children.

How do you identify and preserve the best of the past in Chincoteague?  It’s like saving the heart and soul of a community.  Mr. McMahon explained the Main Street Program which preserves and restores facades.  He cited various rejuvenated areas in towns across America where the restorations, not only improved the town’s appearance, but it also improved the town’s economy, such as River Walk in San Antonio, TX and the Art Deco section in S. Florida.

Keys to sustainable tourism:
Education & Interpretation – Jacques Cousteau said that people won’t preserve what they don’t understand.  What is the story of Chincoteague?  Make the story of Chincoteague manifest in the landscape.  Public art, such as murals on buildings, tells you where you are.  It identifies the area, such as marshes, ponies, birds, etc.  Sculptures can celebrate ordinary people who made the community what it is today.  Sometimes public art can create whimsy & fun.

Strip-mall retail is from the last century!  Ten percent of retail space in strip-malls is vacant today.  In a survey, eighty-five percent of shoppers questioned would rather shop in a main street store or town center than in a mall.  People stay longer, spend more money, and return more often to town center shops in vibrant, attractive communities.

Secrets of Successful Communities:
1.  Develop a vision for future (planning for future)
2.  Inventory community assets and resources
3.  Build plans around enhancement of assets
4.  Use education, incentives, partnerships, and voluntary initiatives, not just regulation.
5.  All development is not created equal.  Pick & choose and set standards
6.  Cooperate with neighbors for mutual benefit
7.  Consider aesthetic as well as ecology and economics
8.  Have a quality of life lobby

Start with projects (changes) you can all believe in. The most important question: What should we do? Money will always follow good ideas.  Public buildings set the standard for a community and are always down town.  Why would anyone invest in a community that won’t invest in itself?

Chincoteague should protect its scenery and wildlife heritage.  Our assets are the hotels you sleep in, the restaurants you eat in, and the roads you drive on – not just the beach and Assateague.  Successful communities consider what they look like!

Educate to reduce the need to regulate.  Some people are against any kind of change. Chincoteague needs leadership on these issues. Hometown heros.

Mr. McMahon closed his presentation by answering questions from the audience.

Mrs. Wolffe asked how to preserve old buildings downtown. Mr. McMahon stated that Chincoteague has tremendous historic structures and suggested that the town issue a temporary demolition moratorium.  If the town allows a building to the demolished, get something better (trade up). The importance of showing people what you do want, not just imposing requlations. Specialness creates value.

How do we get new construction that fits in (good neighbor)?  Define what we think reflects what was here before.

Dr. Wolffe said that an expert on proffers would be at the Town Council meeting next week.

Mr. McMahon said proffers can be useful. He added that nothing succeeds like success.  Do something good in town and others will follows.

The meeting adjourned at 9:00 pm.

Prepared by Dottie Troxler and David Johnson

N.B.  These notes do not constitute the public record of this meeting.  The information contained herein is offered in good faith, is presented as accurately as possible, is thought to be a complete account of the proceedings.  These notes are intended to be a public service devoid of political commentary for those who are interested in following the activities of Chincoteague Government. Notes of the meeting are recorded, transcribed and distributed by volunteers who receive no financial compensation for their efforts.

September 13 Presentation on Planned Development

Mr. Edward T. McMahon, Senior Resident Fellow of the Urban Land Institute in Washington, D.C. will make a presentation on planned development at 7:00 p.m. on September 13, 2006 in the Chincoteague Community Center.  Mr. McMahon is a nationally-known authority on land development and has authored three publications relevant to Virginia: "Better Models for Development in Virginia", "Better Models for Commercial Development" and "Better Models for Development on the Eastern Shore".

Arrangements for Mr. McMahon's presentation were made by the Town Council and Planning Commission.  Mr. McMahon's presentation is intended to help Town Officials, residents and property owners develop more thorough understandings of desirable development options.  The schedule of Mr. McMahon's presentation is meant to tie in with the current effort to update the Town's Comprehensive Land Use Plan and Zoning Ordinances.

Land Use and Zoning in a Small, Atlantic Coast, Island Community

During the August 22 meeting of the Planning Commission, Commissioner Ray Daisey provided to his colleagues and the Town Planning Consultant, Mr. Johnston of Redman/Johnston Associates the information to be found in the links below.

Land Use and Zoning in a Small, Atlantic Coast, Island Community

The contents of the files attachted to this page speak to how Manteo, North Carolina – an  island community -  has developed its zoning and land use plans and ordinances with attention to the well being of both its aesthetic appeal and ongoing economic prosperity.  Like Chincoteague, Manteo is a small island community located within a coastal bay and lying behind a barrier island that fronts along the Atlantic Ocean. 

The operating budget of the Town of Manteo appears to be about two-thirds of the operating budget of the Town of Chincoteague.  The residential population of Manteo is approximately 6,000.  Manteo’s proximity to the Outer Banks and the year-round cultural events offered at nearby Roanoke Island Festival Park and Lost Colony make the driving forces of the Island’s economy similar to Chincoteague’s; that is tourism and the sea.  Town governance in Manteo is accomplished through an elected mayor and six-member Board of Commissioners.  The Town’s committees include groups that have purview over zoning appeals, cemeteries, planning and zoning, and special events.  In short, Manteo and Chincoteague share many attributes including scale, geography, drivers of the economy, and style of governance.

Manteo recently completed a major revision of its land use and zoning plans and an update of their zoning ordinances.   The Manteo experiences, captured in the documents linked to this page, provide timely and useful resources for residents, property owners, Planning Commission Members and Town Council Members of Chincoteague during the current effort to revise the Town’s land use and zoning plan. 

The Mayor of Maneto has offered to travel to Chincoteague to speak with Island officials about his town’s successful efforts in reformulating its land use and zoning plans. 

To see photographs and read text on what the island community of Maneto has accomplished, refer to the PDF in this link (1.13 Mb):

Download manteo_way_of_building.pdf

The website of the Town of Manteo is located at:
www.townofmanteo.com

Chincoteague Reports extends its thanks to Commissioner Ray Daisey for making these documents available to the public.

Manteo’s zoning ordinances are contained in these links (Files range in size from 20Kb to40Kb):

Download manteocode_iv_r2_doc1.pdf

Download manteocode_vi_r5_doc2.pdf

Download manteocode_vii_b1_doc3.pdf

Download manteocode_viii_b2_doc4.pdf

Download manteocode_ix_b3_doc5.pdf

Download manteocode_xi_inclusionary_zoning_doc6.pdf

Download manteocode_xiii_access_management_doc7.pdf

Download manteocode_xvi_ped_greenways_doc9.pdf

Download manteocode_xviii_signs_doc10.pdf

Download manteocode_xix_outdoor_lighting_doc11.pdf

The entire Maneto Code may be found at this link:

www.municode.com/Resources/gateway.asp?pid=14246&sid=33

or

http://tinyurl.com/nmxxu

June 28 -29 Redman/Johnston Presentation

The PowerPoint presentation on land use planning delivered by Redman/Johnston Associates delivered during the Town Meeting on June 28 and 29 is available on line.

You may go to the Town website to view the sixty-one slide PowerPoint presentation at this website:

http://www.chincoteague-va.gov/announcements/Chinco_June_Public_forum.pdf

Or click on this link.

Download Chinco_June_Public_forum.pdf

The file is appoximately 2.4 mb.

June 29, 2006 Public Briefing on Draft Chincoteague Comprehensive Plan - 2nd Night

This was the second night of a two-night presentation by the planning team which is working with the town Planning Commission and the Mayor and Town Council on developing a new comprehensive plan for Chincoteague, estimated to be useful in guiding development over the next 15 years or so.  (Note: In response to a question the previous night, the planners said they thought it would take 2 to 4 years to develop the Comprehensive Plan and fully implement it with ordinances that support the plan.)

The planners stressed that these are their preliminary ideas, based on information to date, and that they are actively soliciting a cross-section of comments on certain topics from people who attended these two meetings before they proceed further.  Questionnaires were made available, with comments open until July 8, but only those attending the sessions are being asked to fill them out. The planners estimate that their next presentation of the preliminary plan will be made in August, and will incorporate feedback from these two sessions.

Please see the report of the first night's meeting on June 28 for details about the content of the planners' presentation.  Since the June 29 meeting was simply a reiteration of that information, it will not be repeated here.  The planners have said that they will make available their full Powerpoint presentation on the Town of Chincoteague website not later than Monday, July 3, if you want to see their full presentation.

The comments and questions segment of the meeting will be summarized here, since that may have been different than in the previous night's session.  It would appear that the second night 's presentation generated more contention than the previous night's presentation, which was almost entirely informational.

One factor which appeared to influence the second night's meeting was that several of the attendees were people who had attended the Accomack County public hearing on a proposed interim zoning ordinance the previous night.  Also, the questionnaire handed out the first night may have been seen by some of the participants who attended the second night.  One question on the questionnaire asked whether responders favored a temporary ordinance to slow down development on Chincoteague until the new Comprehensive Plan can be put in place.  As in the Accomack County hearing, feelings ran high on this issue, with some people objecting on the basis of curtailment of individual property rights, and others supporting on the basis of trying to preserve the character and critical resources of the island before they are lost to extensive development already in the pipeline. 

Several questions related to the possibility of very significant high density development of large existing campground tracts --  Maddox, Toms Cove, and Inlet View – called the

"resort/recreational district" in the plan. The planners see these as prime target areas for developers, and are recommending that the town try to structure its future ordinances so that developers would have to come to the town officials with a "master plan" before approval would be given.  This would allow the town officials to negotiate trade-offs which could benefit the town, for example, they might be able to require a certain percentage of housing be affordable for low to moderate income families, or require an access way to the water, or other requirements useful to the community as a whole.  When asked if they thought these "resort/recreational" tracts might be changed to provide more open space, parkland or other community use rather than development, the planners indicated they thought market pressures would be so intense as to eliminate that possibility.

Since the current recommendations see Maddox Boulevard as the "gateway" to the island, ideas for improving its attractiveness were discussed.  This led to a brief discussion of the billboards across the causeway, another controversial topic, with several participants feeling strongly that the signs are deemed essential by Chincoteague business owners, and are "part of who we are", even if they may present a negative image of the island to many visitors.

One audience question related to inclusion of duplexes in the residential districts which would be primarily devoted to single-family residences.  The planners said they considered duplexes to be "similar" to single-family residences in bulk and mass, and therefore included them in those areas, rather than in the "mixed use" districts of East Side Drive and Marsh Island, where they consider multi-family units to already be the predominant form of housing.

The planners see the historic downtown area as needing to remain commercial in nature, with some affordable housing in the second and third stories of commercial buildings.  They see a need for more parking to accommodate visitors, especially during peak seasonal visitation.

In response to an audience question about infrastructure, there was a comment that striking a balance on infrastructure between the relatively low infrastructure needs of the off-season with the high infrastructure needs of the peak season is one of the greatest challenges that non-year-round resort communities must deal with. 

The planners say they are looking at not just parking, facility and road issues, but water, sewage, and drainage issues as well.  One commented that he though the sewage issue needed to be dealt with very soon – that the town is "running out of time on this issue".  In response to a question about the wisdom of using limits on capacity of town systems as a growth management tool, rather than just doing it through zoning regulations, the planners reiterated that they do see limiting capacity as another useful and legitimate tool, although it must be used carefully.

There was discussion about keeping the views of the water available to the general public as much as possible, rather than "walling it off" with buildings or groups of buildings with large scale and mass.  This would, of course, require certain regulations and would therefore generate additional controversy about individual property rights vs. benefits to the community at large.  The planners indicate they will be trying to strike an appropriate balance between the need to keep the character of the island attractive to residents and visitors, while still protecting property rights.

One question arose as to whether the Comprehensive Plan, once developed and implemented, was "fixed" for 10 or more years.  The planners indicated that, of course, if conditions changed, the plan could be altered, and that the plan should reflect the agreed- upon will of the town as to how it preferred to control its future.  They saw the give-and-take of opposing ideas about what the highest priorities and values are as a difficult but necessary step in bringing the town to final decisions about the best ways to proceed for the future.

The meeting adjourned at approximately 9 p.m. after a two-hour meeting.  The meeting began with only about 35 people in attendance, and ended with about 70 people in attendance.

Notes prepared by Gail Reichard

N.B.  These notes do not constitute the public record of this meeting.  The information contained herein is offered in good faith, is presented as accurately as possible, is thought to be a complete account of the proceedings.  These notes are  intended to be a public service devoid of political commentary for those who are interested in following the activities of Chincoteague Government. Notes of the meeting are recorded, transcribed and distributed by volunteers who receive no financial compensation for their efforts.

June 28, 2006 Public Briefing on Draft Chincoteague Comprehensive Plan - 1st Night

On  June 28, 2006 at 7 p.m. in the Chincoteague Community Center, the Town of Chincoteague held a public briefing on the Draft Chincoteague Comprehensive Plan.   The presentation was made by  Peter Johnston and Tony Redman of Redman/Johnston Associates, Ltd. Easton, Maryland.  Redman/Johnston Associates have been retained by the Town as planning consultants to guide the process of updating the Town’s Comprehensive Land use and Zoning Plan.

Between seventy and eighty people attended the meeting.  Most members of the Town Council and Planning Commission were present.  The following evening the presentation was repeated with approximately fifty people in attendance.  Members of the Town Council and Planning Commission also attended this second briefing session.

Introductory Remarks
Mr. Johnston began by noting that he has 30 years  experience as a city planner, and that he and his firm were retained with the goal of helping update the Chincoteague Comprehensive Plan by providing a conceptual land use framework.  He said the next step is to take the broad concepts/visions expressed by residents of Chincoteague and to frame them as public policy.  He said that market forces are at work not present in the past (as they are everywhere in the US), and that Chincoteague must commit to enforcing the Comprehensive Plan with the help of additional professional staff if residents vision of the island for the next 15-20 years is to be realized.  The Comp.Plan will govern subdivisions, capital improvements, and other land use (zoning) and infrastructure issues.

Visioning Summary
Mr. Johnston then gave a review of the visioning workshop for Chincoteague which took place a year ago, whose purpose was to hear from island residents. Preferences were heard for the year 2015 as:

•        Balancing commercial and residential presence
•        Having public water and sewer but only with managed growth assured
•        Managing growth
•        Preserving small town character
•        Preserving history & natural resources
•        Recognizing that it is not just the place but the people who are key
•        Improving roads
•        Having affordable housing
•        Promoting seafood industry but also new businesses

Plan Recommendations
Based on these preferences and the planners’ research, the broad recommendations of the A-NPDC Planning District Commission (www.a-npdc.org/ceds2004.pdf) are:

•        Hold public meeting for citizen input
•        Look for money to preserve open spaces
•        Recognize that water access must be retained, not destroyed
•        Require developers to pay for infrastructure improvements through impact                     &nbspfees
•        Give tax incentives for affordable housing
•        Require special use permits to put residential uses in commercial areas
•        Modify zoning ordinances which are currently too simple and permit anything
                &nbspand everything
•        Determine appropriate mixed uses where feasible

His firm identified the key issues facing the island as:

1.      Major development
2.      Inappropriate redevelopment of sites
3.      capacity to support growth
4.      seasonal vs. year-round demands
5.      clutter, ugly architecture
6.      change from a commercial to a residential in-town center
7.      walling off of the waterfront

His firm also identified the strengths of Chincoteague based on residents and planners perceptions:

•        environment and climate
•        people
•        beach, wildlife
•        safety, security
•        small town charm
•        architecture
•        personal access to leadership

The draft comprehensive plan, addressing all the above, tentatively proposes 9 geographic planning districts as follows:

•        town center district [retain existing character  no  multi-family zoning]
•        old town residential district
•        south island residential neighborhood district
•        north island residential neighborhood district
•       mixed use residential district [limit 2-3 units per building]
•        gateway commercial corridor district (Maddox Blvd.) [improve streetscape,                 &nbsptraffic conditions, better pedestrian and biking environment]
•        resort/recreational district (campgrounds, trailer facilities) [perhaps allow             &nbspsome new housing here or mixed-use if seen as a positive]
•        environmental resources protection and preservation district [commit to
            &nbspdrainage, wetland protection, establish no-net-loss policy on trees,                 &nbspforest, protect water quality]
•        resource conservation overlay district [anticipate sea level rising]

Mr. Johnston also emphasized that, in conjunction with any future plan, attention must be paid to traffic congestion, inadequate parking, improved pedestrian safety and public amenities, while keeping businesses profitable and accessible.  Public/private partnership will be required and developers should assume more of the burden of these issues.  Island needs to encourage theater, music and other forms of entertainment besides pony penning. Landscaping is very key to all districts.

Public Comment/Question after presentation
In response to a question from Councilman Wolffe, planners noted that best case would be 2 years to enact ordinances under a Comprehensive Plan; more likely 3-4 years. Thus, other stop-gap measures would be needed to place a temporary moratorium on waterfront high-density building until a plan is approved.  Planners said they can probably help develop such measures (i.e., interim ordinances) with legal support.  Wolff emphasized need for long-term plan to keep Chincoteague different from Ocean City, etc., and give people a reason to come the extra distance here by preserving its small-town appeal before it is too late.

To a question concerning the relative tax burdens of varying kinds of development, planners noted that indiscriminate sprawl is the costliest on taxpayers.  Planners urged that developers be made to proffer extra benefits to the community as a way of diffusing impact on the public.

Next Steps
•     tabulate results of public questionnaire
•    &nbsppreview results with Planning Commission, Council
•     revise land use framework and implementing strategy for comprehensive plan
•    &nbsppublic session to review land use framework and strategy  in mid-August.

Questionnaire
The meeting closed with a request by the planners that everyone present complete a questionnaire of 20 questions and a comment section on the future of Chincoteague. Note: Residents not present may pick one up at the town office, to complete and return by July 9.  The next evening (Thursday, June 29) will repeat this presentation.

Notes taken by Lisa Cannon

N.B.  These notes do not constitute the public record of this meeting.  The information contained herein is offered in good faith, is presented as accurately as possible, is thought to be a complete account of the proceedings.  These notes are  intended to be a public service devoid of political commentary for those who are interested in following the activities of Chincoteague Government. Notes of the meeting are recorded, transcribed and distributed by volunteers who receive no financial compensation for their efforts.