Planning for the Pedestrian

The latest Florence plan for transportation has a significant focus on alternative ways to get around including by foot!

Downtown Florence improvements that lend to pedestrian traffic.

See the urban area plan here and County plan here.

Recent news from the past two months aren't the only indications of conflicts between walkers and drivers. Oftentimes, I personally see pedestrians crossing Irby Street at various locations to access the library, convenience stores or drug stores. On larger roads like Lucas Street, pedestrians use the shoulders to get where they want to go. There are still other clues of pedestrian use just by looking at the worn path along roads such as National Cemetery Road, Pamplico Highway and Palmetto Street. I am making my own path along Cherokee Road!

A road with limited pedestrian capacity.

There is little doubt that walking is an important mode of transportation.

Obviously, news reports on when pedestrian and car mix improperly usually result in a very bad outcome. Forty-five miles per hour and 3800 lbs. versus a 200 lbs person (I use my own weight, not yours) at 3 miles per hour has terrible odds when they meet. I hope I never find out what that feels like; and with those odds, I probably wouldn't. But I digress. There is a long list of issues that may not be readily apparent to a driver. Pedestrians are oftentimes walking in edges of unkempt yards and trash thanks to our faster transported cohorts (that's a whole other blog). Sometimes pedestrians walk uneven shoulders as is the case on Cherokee Road which has a steep side and a more flat side (although State Law says that you must always be on the left for two-lane roads). I opt for the flat side every time although I am not walking against traffic for half the time.

Some shoulders show signs of heavy pedestrian and bicycle use. 

Other issues include the obvious. Why would someone walk when they have a car (that is, if they have a car): it's either a desire to enjoy a walk through the park over waiting for the light to change, or a necessity. I know I contend with speeding traffic whizzing by, hoping they had their cup of coffee and see to avoid me. I hope the grass is mowed and the sprinklers are off as I walk to work. I hope turning vehicles don't mind waiting a few more seconds so I may cross. I hope the sidewalks I find are in good repair. I hope the suicide lane on Irby Street doesn't morph into a merging lane. I hope the temperature is below 75, but I would be asking for too much by that time. I wish Cherokee Road was a bus route.

In fact, if you live in more rural areas of the county, your transportation options are ever more limited and I am sure you would have to deal with higher grass at the least. In order to live outside of municipal limits, one would certainly need access to a car (or a neighbor with a car!). The American Association of Highway Officials (AASHTO) recently reported that improvements are needed to the "rural transportation system to keep agriculture, new energy products, and freight moving; improve access for the travel, recreation, and tourism industries; connect new and emerging cities; and to ensure reliable access to key defense installations..." However, the lack of multi-modal options in the report stirred the National Rural Assembly (along with YouthBuild USA, the Association of Programs for Rural Independent Living (APRIL), Redwood Coast Rural Action and others.) to counter that "public transit, regional, and inter-modal systems" should be included.

A typical cross-section and traffic of rural roads.

Even through the recent planning process, it's hard to determine the solution of where to utilize limited funds for multi-modal projects. Without much feedback from rural residents, can the assumption be made that everyone has a car there.  Or are rural areas among the only affordable locations to live with transportation continuing to take a bigger share of family income?

PDRTA waiting at the Timmonsville greenway.

Individuals and government agencies consider many factors when planning on that next house to live in or road to improve. What is your perspective on transportation priorities?

New FLATSPress available

The Florence Area Transportation Study has released the February 2010 newsletter.

See the newsletter here:

From Newletters

This issue includes articles about air quality, the 2035 transportation plan, enhancement grants and the comprehensive plan.

Please send us your feedback and offer new topics for us to address in the next issue.

Be Transported!

Today's schedule includes a workshop for Planning Commission members to look over and brainstorm about the next Comprehensive Plan element: Transportation.

We all need some sort of mobility to get from home then back again while we conduct our daily lives. Seniors in our community may have radically different needs than a resident traveling to Myrtle Beach for work. The typical 'soccer parent' may have a high number of evening trips while the single person may have classes by day, but might also be a 'night owl'.

Transportation comes in all sizes. We might use feet or fuel, both having their unique needs and which depend on the landscape for space. A 12-foot wide lane may have its advantages to freight haulers on highways, but it could also accommodate both a car and a bicycle if such a lane was in a residential area.

This plan will be focusing on the anticipated transportation condition over the next 30 years. The plan will look at all modes of transportation, the people who will use it while considering future growth. Security, the environment and neighborhoods will also be considered. Improving the quality of life is the main objective.

Aesthetics play a significant role in the quality of life for Florence residents. Already a concern in many public forums is the notion of improving the entrance corridors to our municipalities. Just look at the online comments in response to a recent Morning News opinion piece. The new land use element of the County comprehensive plan has already established this idea as Goal 19.

As with the past plan elements, we NEED your INpUt! Look for a public meeting coming up in the near future and also look at a new website we are compiling to share the document as it is developed.

Tidying up for the Holidays

It's been a long while since I have posted directly, but we have been busy.

As you know from the Facebook and Twitter activity, the Future Land Use portion of the Comprehensive Plan was passed by County Council, November 20th. This new plan shows the value of Florence County agriculture and silviculture (forests) as well as our residential, commercial and industrial areas.

It's amazing the diversity in the County. The document may be viewed on the Planning website. Also, an interactive map can be viewed on the GIS page. Look for "Florence County Maps" at the bottom of the left column.

Next up, we will finish up the comprehensive plan by early next year with the Transportation and Priority Investment elements.

Since the local transportation planning organization (FLATS) is working on a long-range plan for the urban Florence area, the Transportation element will hold until that process is complete in January (look for another public meeting to see some of the results of your comments.)

The Priority Investment part of the Comprehensive Plan has been taking some great strides recently with discussions about affordable housing. Many people may not like the idea of affordable housing in their neighborhood, but I would welcome a project that is planned for Oakland Avenue in mine any day! It all boils down to respect for your neighbors and an open communication to arrive at the best quality of life.

I hope that you have had and choose to comment on future comprehensive plan parts and find it as rewarding as I do.

Happy Thanksgiving!

Full Week Ahead for Planners

The Florence County Planning Services staff have a week of comprehensive (Comp) plans, transportation scenarios and reporting duties. Plus, our City of Florence colleagues kick off the City Comprehensive Plan this Wednesday at Poyner Education Center, 6:00PM.

The County's Land Use element is making its way to the County Council on September 17th for its public hearing. This meeting will include time for the public to speak about the project before next month's Council vote.

The Administrative Procedures portion to the Plan returns to the Planning Commission September 22nd to review a procedural modification: allowing a rezoning and a Comp plan amendment to occur on the same agenda at the Commission and subsequently, the Council meeting. This amendment will minimize the time to rezone a property if the new designation would include a Comp plan change (to show a coordinated direction.)

Two more elements to go!! We are in the beginning process to tackle the Priority Investment and Transportation elements. Lots of meetings and lots of data! What's very exicting with the Transportation element is playing with Community Viz - a tool that allows the user to change thresholds that change outcomes - a scenario planner! We look forward to sharing these various outcomes.

In the meantime, Kimley-Horn and Associates are making strides to complete the FLATS long-range transportation plan for the urban area. FLATS is the Florence Area Transportation Study, the local metropolitan planning organization which utilizes federal planning funds to lay out a future transportation plan for the more populated area of Florence. A second public meeting will be coming out soon!

We miss our intern - All the best, Dana!

Great Feedback for the Land Use Element!

The most important thing Florence County Staff has needed, asked, and advertised for over the last eleven months while updating the existing Land Use Element and Land Use Map, has been public input, public input, public input.

The Home Builders Association of the Greater Pee Dee has gone above and beyond in helping our department to get the word out. Florence County Staff met with their members last week at the beautiful new Pee Dee Realtor's Association building on Celebration Drive. There were more than 34 interested members present with all sorts of good questions and comments.

• When did the State Statute begin on the Comprehensive Plan? (1994)
• What is the Comprehensive Plan's role for unzoned parcels? (None)
• What is the process and how long is the procedure to make a change to the comprehensive plan change? (Very detailed answer, look for this information to be included soon in the Land Use Element DRAFT on the county website.
• Would like to see all residential uses combined into one land use designation.
• Would like to see all commercial uses combined into one land use deisgnation.
• When will the (FHD) Flood Hazard District change on the map? (Will reflect FEMA FIRM maps updates)
• Several good recommendations for additional information in the Land Use document. (To present to Planning Commission on July 28th public meeting.

Hope to see all you other interested individuals and groups at the Land Use Night School tonight at 6:30PM in room 803 of the City/County Complex. If you can't make this meeting, save the date on your calendar for the next Planning Commission public hearing on July 28th at the same time and location as noted above. Your input is needed too!

Florence County Foreclosures Decline to 2006 Levels

Over the past few months, the Florence County Planning Department has been tracking foreclosures back to 2006. With the help of the County Clerk of Courts and its Special Referree, we have compiled all the available information on those homes that have completed the foreclosure process.

Beginning around May 2007, it was not uncommon to see between 35 and 40 foreclosures a month. Those numbers have decreased starting in September 2008 when the highest values were between 25 and 30 a month.

For the month of June, the number of foreclosed property continued its downward trend with nine, roughly equal to the average of the first two months of 2006, which is the start of records we could find.

Annual municipalities' foreclosures in 2009 may meet or beat 2006 values if these trends continue.

So, what does this mean for Florence County? It may translate to decreased time a home for sale remains on the market. It may also signal a better market for builders seeing less competition with foreclosed properties.

As the Florence Economic Development Partnership continues to attract new an expanding businesses to Florence, we may be seeing some warming from this icy housing season.

The next question we must ask ourselves is how we want to grow to weather the next economic catastrophe. That answer may lie in considering the combined costs of housing and transportation (reflecting the new coordination between HUD and US DOT) while minimizing the tax burden. Instead of housing following new schools, how about schools locating near the housing... you'll see lower costs in maintaining our transportation network! Imagine a pedestrian and bicycle friendly neighborhood that includes that school, grocer, coffee shop, clothing store and other amenities.

Can it happen in Florence?

What happens when EPA, DOT and HUD get together?

A partenership in stewardship, that's what.

DOT Secretary Ray LaHood explained the partnership this way:

“Creating livable communities will result in improved quality of life for all Americans and create a more efficient and more accessible transportation network that services the needs of individual communities. Fostering the concept of livability in transportation projects and programs will help America’s neighborhoods become safer, healthier and more vibrant.”

The following are great goals, many of which may find their way into the Florence County Comprehensive Plan (see the website). Together with the vision of Florence County and the help of the Florence Area Transportation Study, our local transportation planning program, the next few years will hopefully lead to a more sustainable development and redevelopment of Florence.

1. Provide more transportation choices.
Develop safe, reliable and economical transportation choices to decrease household transportation costs, reduce our nation’s dependence on foreign oil, improve air quality, reduce greenhouse gas emissions and promote public health.

2. Promote equitable, affordable housing.
Expand location- and energy-efficient housing choices for people of all ages, incomes, races and ethnicities to increase mobility and lower the combined cost of housing and transportation.

3. Enhance economic competitiveness.
Improve economic competitiveness through reliable and timely access to employment centers, educational opportunities, services and other basic needs by workers as well as expanded business access to markets.

4. Support existing communities.
Target federal funding toward existing communities – through such strategies as transit-oriented, mixed-use development and land recycling – to increase community revitalization, improve the efficiency of public works investments, and safeguard rural landscapes.

5. Coordinate policies and leverage investment.
Align federal policies and funding to remove barriers to collaboration, leverage funding and increase the accountability and effectiveness of all levels of government to plan for future growth, including making smart energy choices such as locally generated renewable energy.

6. Value communities and neighborhoods.
Enhance the unique characteristics of all communities by investing in healthy, safe and walkable neighborhoods – rural, urban or suburban.

More information on Interagency Partnership:

http://www.epa.gov/opei/ocmp/dced-partnership.html

About a Coalition

I was recently invited to a meeting of a particular area in Florence County where stakeholders (landowners, businesses, etc.) met to discuss ways to preserve natural resources and their rural heritage.

The group is at a stage where there are tons of strong ideas floating about, but nothing on paper. As the group shapes its objectives, they are finding that they first need a geographic focus.

The recent meeting included a presentation by Noel Thorn, a real estate developer, turned farmer, turned negotiator - in essence, someone who knows the importance of protecting natural resources while providing affordable housing, education and jobs.

Mr. Thorn may have given the group a good direction to begin organizing the way they want their community to look. First thing's first: establish your boundary, establish your stakeholders, establish your goals that include the future economic viability of sustaining their commmunity.

I am very excited about working with this group. For a County planner, this affords an opportunity to work close and share potential regulatory tools to help residents realize their objectives while working with planners  across jurisdictional boundaries.

What about your community? Do you have everything you need and want in your neighborhood? If not, talk with your neighbor and invite me to a meeting so we can get your sustainable neighborhood started!

Futuristic Web

It's up and running!

The Future Land Use interactive website.

Miss our public meetings? Now you can test the waters online - find your house, find where you work, find where you hunt or play ball. Then see what the future holds for these lands. Compare the proposed plan with the past plan.

The proposed Future Land Use map is now active online and we are taking comments. Visit the goals section to find specific tasks we will focus on in the future.

Leave a comment. Share a goal. Let us know your reaction to the future of Florence County.

Earth Day - County's frugal plan

Did you walk to work or school today? It is a perfect day for a walk or bicycle ride anywhere around town. Need to go to lunch at the mall? - take the bus. PDRTA has a route that passes through the area (did you know they added yet another route for the southern part of the City of Florence).

All of these questions lead me to wish you a happy Earth Day and give you a perspective on how the County wants to save money by being frugal.

As you know, we are working on the Comprehensive (thinking BIG) Plan. The plan outlines where we are now and where we see ourselves in the next 30 years. I told you it was big. 

The element we are currently working on is the Future Land Use - how and where the County will grow over this long period of time. This is the quintescential plan of plans! I know many people don't know (or don't care?) and haven't read their County's Comprehensive Plan (and ours has pretty pictures, too!), but let me share what is drafted so far in the opening paragraph:

The Future Land Use Element represents a culmination of many elements of the Florence County Comprehensive Plan. Information from the Population, Community Facilities, Economic Development and Natural Resources elements are utilized to create the foundation for directing responsible future growth in the County. The Future Land Use element incorporates the analysis and future strategy of these elements and emphasizes sustainability and prudence as the priority objective for growth. The overarching goal is to create efficiency in utilizing our manufactured and natural infrastructure.

Feel free to send me any feedback.

I recently read some interesting material comparing the effectiveness of frugality and efficiency in a sort of 'chicken or the egg' discussion. Except, this time the benefit is clear to be frugal before being efficient; whereas, the opposite holds little confidence of arriving at both. 

For example, limiting the exent to grow beyond municipal boundaries (frugality) may lead to more efficient housing opportunities within the boundary. A example in the contrary - high density residential zoning allowed anywhere in reference to municiapal services creates sprawl, much like what is found on Alligator Road. This second example, although efficient this example highlights an antithesis to frugality.

All these ideas tie into sustainability and minimizing our ecological footprint. How are you reducing your footprint this Earth Day?

Oh, and one more thing - ozone forcast for today and the past few days have been green! Good Job!

Calling Florence Area Residents - Land Use Meeting Tonight

If you live in and around Florence, tonight is the last scheduled public meeting to look at the Future Land Use maps and hear the presentation on the County's future vision! Dodge the rain - see you tonight at the Family Life Church - 2812 West Palmetto Street.

Can't make it? - head to your nearest County library to peak at the map and make your mark. Also, you can pull a comment sheet to send in with your thoughts. Also, our office (518 S. Irby St.) has a similar map in the lobby. And if you need help? We'll be available to talk about it.

Happy Visioning!

Busy Thursday!

The public should feel very lucky to have two opportunities to hear what's going on around Florence:

First, there is the second (rated a 'thumbs up' by Florence Morning News) meeting in the three meeting series to discuss the Future Land Use map at Eastside Christian Church, 3541 East Palmetto Street. County Planning staff will be there from 5-7PM with a presentation at 6:00PM. Feel free to drop in anytime.

Then, if that wasn't good enough, the Florence Trails Committee will be having a meeting at Naturally Outdoors (2519 W. Palmetto) from 5-6PM to discuss a grant opportunity from the State Parks and Recreation Department.

And best of all - visit both meetings and get a bonus - I'll hold off the 6:00PM Land Use presentation for 15 minutes so you may join in on both experiences. Florence County will have staff attending both meetings to answer any questions.

Two meetings, 60 blocks apart - this is your public meeting challenge of the week!

Have kids? The first child to ask a land use question (at the Future Land Use meeting) will get a large color area map to share with their school classmates.

Hitting the Presses

Florence County had some great Saturday coverage this past weekend. 

First, the front page article was covering the County $500 rebate on hybrid vehicles. To find the application and procedures to apply, clicking here takes you to a pdf document on the Florence County homepage. Also, if you would like a list of qualifying vehicles, send me an e-mail.

Then, the editorial board gave Florence County a thumbs up for the future land use public meetings occurring this and next Thursday. We have been garnering some great conversations and hope even more residents come out to review and comment on the proposed future land uses. You may look at the maps ahead of time at the County Planning website. Scroll to 'Future Land Use maps."

In other news this week, we will be initiating the FLATS (our local transportation planning responsibility for the urban area) Long-Range Transportation Plan. This plan, like the Future Land Use Plan is a long-range look to anticiapate future transportation needs in the area. And, of course, there will be many opportunities for the public to get involved with the process. We'll keep you posted on its status.

Sustainability in Florence County

I am very excited about the next County Council meeting this Thursday at 9:00AM. Aside from the Community Facilities Element of the Comprehensive Plan being introduced, so are some very cool hybrid vehicle and 'greening your home' incentive programs for County residents.

That's right - the County will help you to 'green' your lifestyle! 

This link will open up the agenda - look on page 3, it's the first resolution. More specifically, the entire resolution can be found from this link on pages 20 and 21.

The County jumped on air quality initiatives at the first sign of potentially missing the new ozone standards. The Planning Department has been following our air quality very closely (see our August 2008 blog) and also presented a list of options to the Council on October 16, 2008. This incentive program was on the list together with an anti-idling policy for all employees.

The anti-idling policy is in the process of being incorporated into our Personnel Policy Manual!

Watch the Council meeting live.

Let us know what else we need to focus on to make our community better. Click on the this article's title to leave a comment.

Water is Wet. What else do you want to know?

It's been a wild week here at the Planning Services Division: it started with a GIS (maps) conference in Columbia ending mid-day Tuesday, then diffusing a potential FLATS (our urban transportation planning side) issue with the long-range plan and reviewing text on the future land use element (coming to areas around the City of Florence in March). All of this, together with figuring out how to compile a list of annual obligations for FLATS, an update to the background material to support the TIP and a federal government survey!

...are you still there?

We are! And we are making some great strides moving Florence County forward. But I want to discuss the water survey that was sitting to the right for so long (I moved it further down the page for now).

Water
It seems like everyone who took the survey (thank you!) has a great perspective on where their water comes from... and for most of us, it comes from the same place - the Pee Dee River and aquifer (not a survey option). There was another option that I failed to offer: anyone collect rainwater? ...don't laugh; many settlers to the Florida Keys had large cisterns installed under the house - provides water and keeps a constant temperature in the house.

Surprisingly, the survey shows more than 25% of us get our water from a bottle!

The Great Pee Dee River runs along the northeastern side of Florence County, making its way towards Johnsonville. In addition to multiple wells tapping the aquifer around town, the City of Florence operates a surface water treatment plant at the Industrial Park at 327 and I-95. The photo to the left is the education center; also see it in the drafted Community Facilities Element (public hearing, County Council, March 5th).

Everyone knows that diversifying an investment portfolio maximi... nevermind... This plant enables the City to diversify its water source. With the growing population of Florence, the more different sources, the better. It's all about capacity: having the capability to treat and supply the residents with clean drinking water. Currently, the City has a permit from DHEC to pull 15 million gallons a day (mgd) from its sources!

Water Conservation
I practically grew up with water restrictions. Do you know what the biggest use of water (other than indutrial processes)? Irrigation! ...I couldn't believe it when I heard that. How could anyone consider watering their lawn if they know what it took to supply it.

Taking the trip of a water molecule, you are first free in an aquifer or in the river when you are sucked into a treatment plant (think day spa for water molecules), then stored along with other molecules (those large tanks you see on the horizon), then directed through tunnels (water mains, to neighborhood distribution, to the meter at your house)... then - all over your lawn. Personal wells are a bit more practical for this purpose - but be sure to water at the early morning hours.

Bottom line - conserve this precious and expensive resource. These are your tax dollars and natural resources at work!

Comprehensive Plan Update!

Last night the Planning Commission heard presentations of the new Community Facilities element and Administrative Procedures.

The Community Facilities element is on its way to County Council: to be introduced on February 19th, public hearing on March 5th and final reading Mar 19th. These dates are shown at the calendar to the right and will be updated if there are any changes to the schedule.

The Administrative Procedures, however, will be returning to the Planning Commission February 24th. Language on how to approach non-compliant zoning requests will be revised. The revision will allow the Planning Commission to recommend zoning requests that are not compliant with the Comprehensive Plan.

For those that are confused about this change in language, a brief description may help. A little background first: the goal of any comprehensive plan is to capture the public's vision of what is perceived as the direction for the next 20-30 years. Of course this is difficult, which is the reason why the plan must be redone every ten years.

This vision is embodied into the document called the Comprehensive Plan. This Plan includes nine elements: Economic Development, Cultural Resources, Natural Resources, Population, Housing, Community Facilities, Future Land Use, Priority Investment and Transportation.

The next element is the Future Land Use. This part of the plan categorizes all of the County (except for those municipalities that do their own - Pamplico, Florence, Lake City) area into land use groups. These groupings will then be the basis for allowing certain zoning in the area. Also, as mentioned last night, is the basis for the potential of county-wide zoning.

This is where the Administrative Procedures (not an element, but dictates how to amend the Plan) come into play: For example, a zoning request is presented to the Commission that does not comply with the intent of the new comprehensive plan.

The Administrative Procedures presented last night to the Planning Commission would have forced the Commission to recommend denial of the rezoning to the Council. In order to approve the request, the Council would first be directed to change the Comprehensive Plan (public hearings, notice, input, etc.) to correct the Plan.

In essence, the Planning Commission is looking for more flexibility in their recommendation to the County Council when hearing such a request.

If you continue to be challenged in understanding the Plan or actions taken by the Commission last night, feel free to contact us.

Who's New?

Lisa Jackson, that's who.

She's the new EPA Administrator-designee and she is already listing her goals for her tenure at this federal regulatory agency:

• reducing greenhouse gas emissions
• improving air quality
• managing chemical risks
• cleaning up hazardous waste sites
• protecting water resources

Check out her memorandum to employees posted on the EPA website.

Luckily, Florence County planning is following similar thinking as the EPA. Starting last year with our close 'run-in' with air quality exceeding the EPA's ozone standard. Now, we are focusing on the Future Land Use element (at a public meeting near you) which will include protections for our rivers and stream while improving our governments' ability to provide services to residents.

Are you new too? ...to your neighborhood? ...to planning? ...to comprehensive plans?

Where does your water come from?

I attended an interesting workshop yesterday about protecting our drinking water supply. This is an important issue integrated into our new Future Land Use element of the Comprehensive Plan.

Please take a moment and let us know where you get most of your water by taking the survey on the right!

This photo is of the Little Pee Dee River.

Another Piece to the Puzzle

County Planning met (braving the slushy roads) yesterday with Economic Development Partnership for a productive discussion about the Future Land Use element of the Comprehensive Plan. It's great to be a part of these instances when knowing information up front can ward off many future conflicting plans.

Economic Development is located in the Southeast Institute of Manufacturing Technology on the Florence Darlington Technical College campus (pictured to the left). Beyond the fabulous campus, this team includes hard-working employees dedicated to keep the Pee Dee region an attractive destination for relocating businesses. And it works! ...QVC ...Heinz ...Monster.com

This team, headed up by Joe King, includes those whom I have met so far, Jessica Griggs, Kyle Edney and Thelma Carney-Kennedy. In addition to the Future Land Use element, this group has been instrumental in reviewing our Economic element as well as sit in on a conversation with DHEC regarding our air quality. Feel free to visit their website!

So, what happened in the meeting?

You'll just have to wait to see the Future Land Use element!

Okay, I can give you sneak peak: we learned that industrial businesses like to be close to rail or no more than 10 miles from an interstate. We learned about sites that this team is actively marketing for industrial development such as property west of Roche Carolina and south toward Smurfitt-Stone, areas south of Honda on I-95, and areas around 327, especially near its interchange with I-95.

Another topic that was discussed was a plan for biofuel refineries and its product transport. More props to the benefit of locating adjacent to a rail line.

Still more discussion was focused on a 'freight community' or 'freight village' - a place where freight exchanges modes. For example, a train off-loads goods to a long-haul truck and where long-haul truck transfers goods to smaller light trucks, etc. Where would such a place be located? One potential is where we have these modes close together - such as where the airport, Hwy 76, Hwy 327 and the rail line come together.

These are the visions! Yes, they are general and only a vision; but it's better to be prepared for the area's potential future than see a mixture of uses that should have been further separated [I would not live adjacent to an industrial park!]

Industry affects surrounding land uses, traffic and the ability for governments to provide services such as water, sewer, as well as fire and police protection. It's a hope that this plan will be able to place industry in the right place - buffered from residential and natural resources like our waterways.