Jackson County Comprehensive Plan
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Jackson County Land Use Plan 2040 Adopted June 19, 2017 1 Pinnacle Park– Photo Courtesy of Nick Breedlove List of Tables Page Table of Contents Page 1) Jackson County Race Characteristics 10 Acknowledgments 3 2) Median Household Income 10 3) Jackson County Population Change 12 Steering Committee 4 4) Population Growth 1980-2010 13 Introduction 5 5) Actual & Projected Population Growth 13 6) Natural Communities in Jackson County 57 Demographics 10 7) Total Housing Units 71 Communities 8) Vacant Housing 2010 72 9) Local Jackson County Farms Profile 94 a. Cullowhee 16 10) Jackson County Permit Overview 97 b. Cashiers 18 List of Figures Page c. Sylva 21 Fig.1—Population by Census Tract 11 d. Webster 24 Fig.2—Age Group Distribution 14 e. Dillsboro 26 Fig.3—Cullowhee Planning Area Map 17 Fig.4—Cashiers Area Zoning Map 19 f. Forest Hills 28 Fig.5—Town of Sylva Map 23 g. Whittier/441 30 Fig.6—Town of Webster Map 25 Fig.7—Town of Dillsboro Map 27 Education 33 Fig.8—Village of Forest Hills Map 29 Public Health 39 Fig.9—US 441 Gateway Corridor 31 Fig.10—Jackson County Townships 32 Infrastructure 45 Fig.11—Jackson County Schools 34 Fig.12—TWSA Service Areas Map 47 Environment 53 Fig.13—Fiber Line Map 49 Economic Development 63 Fig.14—Biodiversity and Wildlife Habitat 58 Fig.15—Federal Land in Jackson County 59 Housing 70 Fig.16—Conservation Easements 59 Transportation 76 Fig.17—Protected Watersheds 60 Fig.18—State Protected Ridges Map 61 Recreation 83 Fig.19—Resident vs. Nonresident Map 72 Cultural Resources 88 Fig.20—Jackson Trolley Route 78 Fig.21—Recreation Provided Amenities 85 Land Use 92 Fig.22—Land Use in Jackson County 93 Fig.23—Suitability Map 98 Fig.24—Future Development Growth Map 99 2 Acknowledgments Jackson County Board of Commissioners Jackson County Historic Preservation Commission Brian McMahan, Chairman Boyce Deitz Cashiers Area Community Planning Council Ron Mau Charles Elders Cullowhee Planning Advisory Council Mickey Luker Vicki Greene (2012—2016) US 441 Gateway District Community Planning Council Mark Jones (2006—2016) North Carolina Department of Transportation Jackson County Planning Department Michael Poston, Planning Director Southwestern Commission, Region A John Jeleniewski, Senior Planner Caroline Edmonds, Planner 1 NC Wildlife Resources Commission Shelby Cook, Administrative Assistant Town of Sylva Jackson County Planning Board Town of Dillsboro Scott Baker, Chairman Bonnie Claxton Town of Webster Vickey Wade Steven Johannessen Ken Brown Jim Mincey Jeremy Hyatt Julie Painter Kirk Stephens Keven Hawkins Kent Moore (2012—2016) Dickie Woodard (2011—2016) Burt Kornegay (2014—2016) 3 Comprehensive Plan/Comprehensive Transportation Plan Steering Committee Gerald Green, Michael Poston — Jackson County Planning Director Caroline Edmonds — Jackson County Planner Brian McMahan — Chairman, Jackson County Board of Commissioners Chuck Wooten, Don Adams — Jackson County Manager Sarah Thompson — Executive Director, Southwestern Commission Rich Price — Jackson County Economic Development Director Paula Carden — Jackson County Health Dept. Director Chuck Norris — Jackson County Transit Director Rusty Ellis — Jackson County Parks & Recreation Director Mike Murray — Superintendent, Jackson County Public Schools Paige Dowling — Sylva Town Manager Russ Harris — Sylva Planning Board Beauford Riddle — Town of Dillsboro Ron Mau — Village of Forest Hills Tracy Rodes — Town of Webster Nick Breedlove — Jackson County Tourism Development Authority William Shelton — Whittier Area/Agriculture Representative Stephanie Edwards — Cashiers Area Chamber Director Tonya Jenks, Cameron Cooper — Tribal Planner, Eastern Band of Cherokee Indians Barak Myers, Manuel Maples — Transportation Planner, Cherokee Dept. of Transportation Don Tomas — President, Southwestern Community College Scott Baker — Vice President for Information Technology, Southwestern Community College Mike Byers — Vice Chancellor for Administration and Finance, Western Carolina University Dan Harbaugh — Executive Director, Tuckaseigee Water and Sewer Authority Steve Heatherly — CEO, Harris Regional Hospital Lydia Aydlett — Environmental Community Representative Jackie Moore — Active Routes to School Coordinator Catherine Bryant, Pam Cook — NCDOT Transportation Planning Branch Joel Setzer — Operations Engineer, NCDOT Division 14 Wanda Austin — Project Manager, NCDOT Division 14 Rose Bauguess — Regional Transportation Planner, Southwestern Commission 4 Introduction: Established in 1851, Jackson County is comprised of 494 square miles of breathtaking mountain vistas and over 200 named rivers and streams accentuated by picturesque waterfalls in the heart of the Blue Ridge Mountains. Jackson County’s identity is tied to its greatest resource, the Tuckasegee River. The Tuckasegee begins in the southern mountains of Jackson County and flows north through the entirety of the County sustaining life and livelihoods. Not only does the County possess great natural beauty, it is also home to several unique small mountain towns and communities. These areas include popular tourist destinations like the Town of Dillsboro, luxurious second home communities like Cashiers, and the County’s economic centers like the Town of Sylva and the Cullowhee com- munity, home of Western Carolina University. As important as our geography and natural beauty is, it is the people and their rich cultur- al traditions that have defined Jackson County’s past and will define its future. A large part of the great cultural traditions is that of the Native American history, as Jackson County is a part of the ancestral lands of the Cherokee Nation. Today, it is home to a part of the tribal lands of the Eastern Band of Cherokee Indians. The County has seen a great deal of change and growth over the past 15 years. Although the growth was slowed by the Great Recession, we are once again seeing more development activity. This renewal in development activity is in part due to the growth of Western Caroli- na University. WCU has long been an educational and economic catalyst for Jackson County. This trend will continue as we expect WCU to have significant growth pressures as it prepares for a reduction in tuition fees through the NC Promise plan. The anticipated growth will have a direct influence on the County in terms of land use, transportation, natural resources, eco- INSERT PHOTO HERE nomic development, and education. With this renewal in development activity and the prospect of new development pressure, it is necessary that the County prepare for the challenges and opportunities that increased development brings while never losing site of the values and sense of place that is unique to Jackson County. Photo courtesy of Caroline Edmonds Photo courtesy of Nick Breedlove 5 Planning History: Jackson County has long recognized the need for and benefit of planning for future growth and develop- ment. The County has completed several land use planning documents that have charted growth and development and made rec- ommendations to address the impacts of that development. The first plan was created in 1974 with technical support from North Carolina Division of Community Assistance. The plan included nine implementation strategies to address future growth. All nine strategies were eventually implemented, though it required over 30 years to accomplish. The implementation strategies and timeframes are listed below. • Reactivate the County Planning Board- Was reestablished in 1975. Over the years previous Planning Boards have been discontinued and reestablished. The current Planning Board is operating under an ordinance adopted in 2003. • Establishing Building and Plumbing Codes and hiring enforcement staff – The County adopted state building codes and department in 1974. • Adopt Subdivision Standards- The County’s Subdivision Ordinance was adopted in 2007. • Adopt Sedimentation Control- The County adopted a local Erosion and Sedimentation Control Ordinance in 2000. Prior to this adop- tion the State regulated land disturbance over 1 acre in size. The County’s ordinance requires permits for land disturbance over ½ acre in size. • Create a Water and Sewer Authority- The Tuckaseigee Water and Sewer Authority was created in 1992. • Prepare a County Facilities Plan- The County prepared its first facilities plan in 1977. • Implement Zoning for strategic areas- The County adopted its first zoning district in 2003 when it adopted the Cashiers Commercial Area Land Development Ordinance. Since that time, the County has adopted two other regulated districts; The US 441 Development Ordinance in 2009 and the Cullowhee Planning Area Development Standards in 2015. • Create a Housing Authority- The County created a Housing Authority in 1977. • Establish a full time Planning Department- By 1977 the County had contracted with the Southwest Commission for planning services. In the 1980s the County hired and maintained a planning staff under various departments. Currently the County has a Planning De- partment with a four-person staff. The County continued to develop land development plans in 1977, 1985, 1992, 1997, 2000, and 2006. In addition to land develop- ment plans, the County has also adopted the US 441 Small Area Plan, the Cullowhee Vision Plan, the Park and Recreation Mas- ter Plan, and a Greenway Master Plan. 6 Purpose: The purpose of this plan is to create a guiding policy document for the County in addressing the impacts of growth over the next 25 years. This document examines existing development trends and growth. It also provides future