HomeMy Public PortalAbout5.30.1995 Planning Board Minutes and AgendaTown
AGENDA
PLANNING BOARD
Tuesday, May 30, 1995
6:30 p.m. Town Barn
ITEM #1: Consideration of additions to the agenda.
ITEM #2: Comments from the Chair.
* Committee Reports
* Town Board actions on public hearing items (attached, for information
only)
ITEM #3: Review of Conditional Use Permit request from Piedmont Electric Cooperative to
locate a new substation on the east side of Dimmocks Mill Road. Action
requested: make recommendation to Board of Adjustment (attachment).
ITEM #4: Review of draft text amendment to separate different types of parks and allow
them in different zoning districts (attachment).
ITEM #5: Further discussion and recommendations regarding amendment to historic house
Conditional Use Permit (attachment).
ITEM #6: Continue work on new commercial district (attachment).
ITEM #7: Reschedule July regular meeting which falls on Independence Day.
ITEM #8: Adjourn.
THIS MEETING REPLACES THE JUNE 6 REGULAR MEETING
Please call the Planning Department if you cannot attend.
732-2104 extension 228 (this line is connected to voice mail)
101 East Orange Street a P.O. Box 429 • Hillsborough, North Carolina 27278
919-732-2104 • Fax: 919-644-2390
MINUTES
PLANNING BOARD
May 30, 1995
PRESENT: Wendy Olson (chair), John Taylor (vice -chair), Richard Bradford, Ed Gill, Chris Quinn,
George Sagar, Earl Thomas
PUBLIC: Dave Obenshain, J.C. & Mrs. Edwards, Chandler Cates, Paul Johnstone, Bill Crowther,
Delmar & Dale Brown, Wayne & Betsey Tilley, Margaret Hauth
Olson called the meeting to order at 6:35 pm.
ITEM #1: Hauth asked the members to add the consideration of the Preliminary Subdivision plan for
Governor's Downs as item 4a.
ITEM #2: Olson welcomed everyone to the meeting. Hauth said that the transportation plan public
hearing may be delayed until the fall because the report on the survey conducted by NCDOT
has been delayed. She added that the Board of Adjustment had turned down the site plan
request for a parking lot downtown because the application was incomplete. She also noted
that the Town Board's actions on public hearing items was included in the packet for
information.
ITEM #3: Hauth introduced the Conditional Use Permit 1 for Piedmont Electric to locate a substation
on 6 acres on the east side of Dimmocks Mill Road. Obenshain and Johnstone presented the
plans in detail. Hauth noted that the Planning Board is to offer a recommendation to the
Board of Adjustment who will in turn hold a public hearing in June on the application. She
added that as a utility, this project comes under the state's soil and erosion control
jurisdiction, not Orange County's. The members asked technical questions about the
equipment to be installed, possibility of leaks, how often the site is monitored, and the impact
of electric fields. Johnstone described the substation's setup, referring to the site plans and
elevations. He noted that the equipment did contain lubricating oil but that it was sealed in
before the equipment was brought to the site. He added that the oil level is closely and
remotely monitored so that any loss is quickly detected. Johnstone described the oil
containment system that is being designed. He noted that no state or federal authority will
review or certify the plans until there is a spill investigation. He said that on average the site
is visited about twice a month. The members were also satisfied with the discussion related
to electric fields. Olson discussed the erosion control plans at length with Johnstone.
MOTION: Taylor moved to recommend approval of the CUP1 to the Board of adjustment with the
conditions that the state has approved the soil and erosion control plans and that the board
be given the oil containment designs. Gill seconded.
VOTE: Unanimous.
ITEM #4: The members agreed to continue the discussion of the historic house CUP text amendment
until the next meeting.
ITEM #4a: Hauth introduced the preliminary subdivision plan for Governor's Downs. She noted that it
showed 110 lots, that she sent notices of the meeting to adjacent owners as had be specified
during the rezoning hearing, and the Edwards was representing the project. Edwards
reiterated the owner's vision of the development and his desire to have the project annexed.
PB
5/30/95, page 2
Hauth said the plans have been sent out for stormwater review and NCDOT is reviewing
connections to NC 57, Governor Burke Rd, and Orange High School Rd. The members
discussed the lot layout, street network, and recreation areas. Edwards described some
revisions planned, including the area to be dedicated for recreation. The members discussed
some alternative street patterns that may protect the residents from racing on parallel streets
and through traffic. Edwards agreed to incorporate the suggestions and bring revised plans
to the next meeting.
ITEM #5: Crowther discussed his desire to amend the permitted use table to separate different levels
of park use. He described the differences between neighborhood, cultural, and activity parks.
He asked the board to consider sponsoring the text amendments. The members expressed
opinions generally in favor of the proposal and sponsoring it. They asked for minor revisions
and a chance to discuss it further at the next meeting.
ITEM #6: Hauth introduced the continued discussion of creating a new commercial district or in some
way addressing the concerns of some non -conforming uses in General Commercial. She
noted that she was incorrect when she earlier said that convenience store selling gasoline or
other uses now required to have a conditional use permit were non -conforming. She said
upon consultation with the attorney, he said that the town had only added a new layer of
regulation and that those uses now requiring a CUP are conforming until such time as they
expand. If one chooses to expand, a CUP must first be issued.
Dale Brown spoke on his family's behalf. He said they were glad to hear the convenience
store was not non -conforming. He continued that the family is still concerned with being
under a grandfather clause. He said they do not want to be at the mercy of regulatory
interpretation since the 180 days in a two year period is not clearly defined to be consecutive
or not. Members asked if amendments to the non -conforming section might not also address
his concerns. Brown said only amendments which did not take away property rights they had
under the previous General Commercial zoning would be acceptable. Hauth suggested some
definition changes may help. The members discussed Brown's desire at length to get a good
understanding of his concerns.
Members directed Hauth to provide the following information for the next meeting: number
of conforming and non -conforming GC lots, what are the non -conforming uses present, and
some possible solutions along with pros and cons of those solutions.
ITEM #7: Members agreed to reschedule the regular July meeting to either June 27 or June 28.
Olson adjourned the meeting at 9:15 pm.
Respectfully submitted,
Margaret A. Hauth, Secretary