At least one neighborhood in the “capital of smart growth” is bucking the trend by requesting a neighborhood conservation overlay that mandates lower-density development, large lots, and wide setbacks.
Though the ordinance rejects smart growth principles embraced in Greensboro, some residents still argued it was too restrictive.
In the past, Greensboro has received national recognition for its smart growth developments, such as the downtown Southside neighborhood. Smart growth principles are founded on high-density, mixed-use development that is focused around transportation alternatives such as walking and bicycling.
The Westridge Neighborhood Association’s request for an overlay appears to be the opposite of smart growth principles. The association made its presentation to the Greensboro City Council at a meeting June 3. Westridge Road is the main artery running between Friendly and Battleground avenues, two of Greensboro’s major thoroughfares. It also has direct access to Bryan Boulevard, which runs from Piedmont Triad International Airport to the inner-city area.
Despite having such convenient access to points east and west, Westridge Road has maintained its character as a classic post-World War II suburban development with ranch houses sitting on large lots covered with trees.
“The large lots and tree coverage make you feel like you’re living in the country, although you’re only four miles from downtown,” said Jenny Etnier, overlay advocate. “It’s the perfect place to raise children.”
Fred Robertson, another overlay advocate, said Westridge residents formed a neighborhood association to fight higher-density development that wasn’t in character with the rest of the neighborhood.
“We came together when a developer wanted to clear cut 3.7 acres and build some duplexes,” Robertson said.
‘Tailored planning tool’
According to Greensboro’s planning department, a neighborhood conservation overlay is a planning tool that helps “tailor zoning standards to reflect the special character of the neighborhood.” Such standards might be detailed or broad, based on residents’ input. The ordinance addresses only construction, not land use. Areas considered for an overlay must be large enough to include all the lots on one side of a block.
Residents in an overlay are required to submit work plans for exterior changes to their property that are addressed in the development guidelines. Such work plans will be reviewed by city staff to make sure the plans comply with the ordinance.
In addition to both front and side setbacks and tree cover, the ordinance would address main structure orientation and garage placement. Any modification that exceeds 25 percent of the existing structure would have to be cleared by the city’s Technical Review Committee.
Some residents say the ordinance, with its restrictions on setbacks, would prevent development in the area and, worse, penalize existing homeowners who wish to build additions. Advocates say the ordinance’s intent is to make new development comply with existing standards. If anything, some neighbors wanted tighter restrictions, they said.
“Administratively, we think it’s straightforward. There have been a number of compromises to get something that hopefully works for the majority of folks,” Greensboro Planning Director Dick Hails said.
Still, there was opposition. One smart growth advocate said the city should be concentrating on higher-density development that caters to pedestrians and bicyclists, especially on a street that runs between busy thoroughfares.
“Normally I would be very much in favor of a neighborhood conservation ordinance,” said Wes Armstrong, a trained city planner and a member of American Institute of Certified Planners. “The threats I see to the neighborhood are traffic, lack of pedestrian facilities, lack of bicycle facilities, and, maybe to the aesthetic appeal of the neighborhood, phone lines and utility lines. I think the design of this ordinance is to thwart rezonings. We should be building density into our neighborhoods instead of prohibiting them by requiring large front-yard setbacks. The impact of the ordinance would retain rural land-use patterns on Westridge Road as opposed to urban land-use patterns that promote walkability and smart growth.”
Neighborhood control
A Westridge resident, Ed Catalano, told the council that he moved into the neighborhood nine years ago because of the existing zoning guidelines. Now, he was being asked to adapt to different guidelines that, he said, punish homeowners like himself.
More young families are moving into the neighborhood, Catalano said, and the ordinance would discourage them from putting additions onto their houses. Landowners can still knock down existing homes and build new homes that don’t fit with the characteristics of the neighborhood as long as they comply with setbacks, he said.
“I didn’t move into a neighborhood with different guidelines. Now I’m being asked to abide by these new rules my neighbors want to put on there. They say it’s only for new development; it won’t affect existing homeowners. I don’t think it does,” Catalano said.
Despite the lively debate, the City Council voted, 8-0, to pass the ordinance. Afterward, council members praised the neighborhood association for its hard work.
“I’m a proponent of strong neighborhoods. I think they make a better city,” Councilwoman Goldie Wells said. “If we had that more in Greensboro, it would be a better place.”
“This was not created to stop development. This was created to create another community,” Councilman Mike Barber said. “You guys have really put heart and soul into this. You know me; I support development. But I don’t see this as one or the other. I see this as compatible. You guys want to control what your community’s going to look like.”
Sam Hieb is a contributing editor of Carolina Journal.