ALAN CLARKE EXECUTIVE DIRECTOR METROPOLITAN PLANNING COMMISSION
Is it possible to have land use codes that protect the rural environment of Caddo Parish and still allow citizens the opportunity to exercise a great deal of freedom regarding the use of their property? This is a question that our office has been contemplating and studying for the last several months. Currently, the code that is in place outside the city limits is almost identical to the code that is in place for the city of Shreveport.
Many people that reside outside the city limits have been highly critical of the current code. In fact, this dissatisfaction led citizens to urge lawmakers to craft state legislation to remove the jurisdictional authority for areas outside the city limits of Shreveport from the Metropolitan Planning Commission (MPC).
It is important for citizens to understand the importance of having appropriate land use laws in place outside of the city limits and have a general under standing of how such regulations could be crafted.
Many people believe that they should be allowed to utilize their property however they please. That seems like a great idea in theory. But, what if your neighbor wants to use their property in a way that you believe is harmful to you? In over 26 years of experience in enforcing zoning law, I have found that the majority of people want to be a good neighbor and follow rules. This is why it is important to have some level of rules that help protect land owners from potentially negatively impacting land use.
If rules are important, what would be the best approach moving forward to insure that the areas outside the city limits have a code that works best for the citizens who reside there? We had a number of town hall meetings with Caddo Parish residents who live outside the city limits of Shreveport. They made it very clear that many of the issues that seem to be important to inner-city residents are not really important to them at all.
For example, due to the large sizes of the lots, it is unlikely that the storing of recreational vehicles and the number of accessory structures will have any perceived negative impact on neighboring property. They also stated that requiring fence permits and placing limiting regulations on any aspect of poultry and livestock was not necessary in the rural environment.
We have been looking at the possibility of crafting a code that could take the approach that has a higher degree of regulation at the city’s edge and a lesser degree of regulation further away from the Shreveport city limit line. This could work by classifying residential land use districts that are close to the city as “exurban,” those further away as “rural” and those still further away as “agricultural.”
There may be also a need to define some commercial districts around highway corridors and interstate interchanges. Some of the residential districts may also be crafted to allow for some neighborhood serving uses so that needed services could be allowed at locations convenient to rural residents such as churches, schools and light commercial establishments.
Agriculture districts could also be crafted in such a way that recognizes the need for some activities that are an integral part of agricultural operations such as large animal veterinarian clinics, feed stores, plant nurseries, riding stables, animal boarding facilities, agricultural products processing, farm stands for product sales, retail firewood sales and wineries. These districts could also take into consideration that some activities such as welding, motorized farm equipment repair and other similar activities should be allowed as a part of agricultural uses. With farms becoming popular as venues for weddings, vacation rental and other social events, some consideration could be given to allow for some of these activities as a conditional use.
Residents also indicated that certain low-intensity, homebased businesses should be allowed by right without any special approvals such as piano lessons, home offices and limited appointment only personal services.
It is very possible to craft a code that will address all of the concerns of residents in regard to personal freedom and still allow protections for unwanted activities. Most of this really comes down to a common sense approach in crafting the legislation which many have criticized was lacking in earlier attempts in land use regulation outside the city limits of Shreveport.
The remainder of 2020 will be crucial to how the transitional areas outside of the city limits of Shreveport operate. It can happen and be positive if citizens and government work together for the greater good of this area.
THIS ARTICLE WAS PUBLISHED IN THE August 7 ISSUE OF FOCUS SB - THE INQUISITOR.