Metro Planning Commission fragments the look of Louisville neighborhood landscapes
At one end of the street where I live the VA is sending clouds of dust on my neighbors accompanied by never ending fierce banging and beeps 12 hours a day, six days a week. A stone’s throw across a cull de sac, but on a vacant space on the other end of the street, a developer is going to build high rent, high density multi-family structures. The cookie-cutter identical units are sterile and completely out of character of our mature street with modest, individually-styled 50-year old single family homes. New housing, yes. Inappropriate development, no. My first adventure with the Metro Planning Commission.
Let’s assume that developers would be approved 60-70% of the time by the Planning Commission, some builders missing the mark because of weak proposals failing tenets of Plan 2040 and the Land Code. Several concerned neighbors pulled together to analyze 65 rezones in 2021 that 95% were approved. Statistically this implies what is going on is way beyond a level playing field.
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So what is Louisville Comprehensive Plan 2040?
With an effective date of 2019 it is a 118 page document with high aspirations for the future that is connected, healthy, authentic, sustainable and equitable. Underneath these lofty ideals are dozens of goals, objectives, etc. the number of which rival the count of bourbon barrels in Kentucky. This allows a given case to be made by cherry picking elements. And that’s the rub.
Plan 2040 has some commendable goals but logical holes. An example is when evaluating for a development in an areas like mine it is supposed to be “compatible.” (Page 41, 3.1.3) A sentence or two later the governmental sacred text waxes eloquent about the delight of housing “diversity.” Diversity and compatibility are diametrically opposed which opens the door to anything goes. This type of inconclusive wording allows the Planning Commission to throw out traditional guidelines of compatibility: the day of fragmenting the look of neighborhood landscapes in Louisville is here.
Our neighborhood team met before the Planning Commission on January 19 to present our case based on guidelines from Plan 2040. Of course we were defeated. Statistically, we had a 5% chance. A major, stated goal in Plan 2040 document is to engage residents in the process with developers.
On the Planning Commission staff website it suggests that consensus be garnered between these parties. In our case, a totally defined plan was presented as a done deal. We also challenged the proposed development with Plan 2040 guidelines that did not allow dense plans on existing residential street (Page 41, 3.1.3) Another serious breach to Plan 2040 included non-compliance with mandated storm water rendition on site (page 90, policy 28) the development is adjacent to a critical watershed that continues to flood homes downstream because of poor governmental oversight. With the blessing of MSD, anything goes and one’s due process rights are submerged. And we presented a petition of 469 citizens opposed that was summarily ignored.
Building an oppositional case is not easy: one has to become skilled with three clunky databases. After investing more than 200 hours of effort I think it appropriate not to allow residents to participate in the process. Let’s end the charade which the Metro Planning Commission feels compelled to stage like a theatrical event. We know how the story ends, no need for either side to play pretend. It is certainly boring for the commissioners and it only breeds cynicism toward local government in residents.
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And where do we go from here?
It seems a call has been made to update Plan 2040 by their staff. How about an objective and outside intervention first to explore how this process is serving the community and why there is such an unbelievable rate of approvals? We need and deserve an audit of what is working and what is failing the larger good.
How about a little action? Call Louisville Mayor Greenberg at 502-574-2003 who has renewed the call for governmental transparency. Or contact your Metro Council Person 502-574-1100 and demand an audit into auto-pilot approvals of the Planning Commission and disregard for the ability of residents trying to save their neighborhoods from fragmentation and worse. We need new housing but it can be smartly and fairly achieved.
Jim Aalen's marketing and advertising career left Louisville forty-five years ago after he created advertising for Falls City Beer, Churchill Downs and award winning communications for Metro United Way. A long list of national clients included Chili's, Southwest Airlines, Zales Jewelers, Chiffon Margarine, and Paramount Pictures. Jim and his Wife Lyn moved back to Louisville to retire here nine years ago. Lyn taught humanities and directed plays for JCPS at Waggener and Moore High Schools.
This article originally appeared on Louisville Courier Journal: Anything goes for Metro Planning Commission, ruining Louisville's look
