HomeMy Public PortalAbout2.6.1996 Planning Board Minutes and AgendaTown
AGENDA
PLANNING BOARD
Tuesday, February 6, 1996
6:30 p.m. Town Barn
ITEM #1: Consideration of additions to the agenda.
ITEM #2: Comments from the Chair.
* Committee Reports
ITEM #3: Approval of January 11 and 23 minutes.
ITEM #4: Recommendation to Town Board regarding zoning/rezoning requests:
a) Zone 48.7 ac. south of Cornwallis Hills R=15 (TM 4.42.C.1)
b) Wesley Cook to rezone 4.2 ac. on the north side of Tuscarora Drive from
AR to R-20 (TM 4.37.C.3 part).
C) Various owners to rezone 14 residential properties on the south side of
Cornelius St. from NB and R-10 to General Commercial (TM
4.13.A.15a,19,25; 4.14.A.1-4,7,8,10-12; and 4.14.D.3)
d) Calvin Ray & 228 Group to rezone from R-20 and OI to Central
Commercial.
ITEM #5: Recommendation to Town Board regarding text amendments:
a) telecommunication towers.
b) outdoor lighting.
c) conditional use permit requirements.
ITEM #6: Preliminary Subdivision plan for new phase of Cornwallis Hills.
ITEM #7: Housekeeping matters:
* Representative to the Board of Adjustment
* Elections
ITEM #8: Adjourn.
Please call the Planning Department if you cannot attend.
732-2104 extension 228 (this line is connected to voice mail)
101 East Orange Street • P.O. Box 429 * Hillsborough, North Carolina 27278
919-732-2104 • Fax: 919-644-2390
B
MINUTES
PLANNING BOARD
February 6, 1996
PRESENT: Wendy Olson (chair), Richard Bradford, Ed Gill, Jack Hughes, George Sagar, John Taylor,
Doreen Tuell
PUBLIC: John Wright, Rob Weintraub, Mel Rashkis, Tony Whitaker, Margaret Hauth
Olson called the meeting to order at 6:33 pm.
ITEM #2: Hauth provided the brief update on the status of the Transportation Plan, which the Town
Board should make a final decision on next week. Olson noted that the deed dedicating
additional public access to the Occoneechee Mountain Park is imminent. Gill reported that
the Park and Rec. Board reviewed the park CUP requirement, the Cornwallis Hills
subdivision and the proposed sale of a town -owned lot.
ITEM #3: Hughes moved to approve the January 11 and 23 minutes. Taylor seconded.
VOTE: Unanimous.
ITEM #4a: Hauth introduced the Cornwallis Hills rezoning request. Gill asked whether it is appropriate
for him to excuse himself from votes on Cornwallis Hills. Hauth said that since he does not
have a direct financial interest in the project, it is his decision whether he is able to review
plans objectively. Gill said he did not feel compelled to abstain from the vote.
MOTION: Taylor moved to recommend approval of the rezoning to the Town Board. Gill seconded.
VOTE: Unanimous.
ITEM #4b: Hauth introduced the Cook rezoning request. Hughes described his concerns with the request,
saying he agreed with those speaking at the hearing. He said he supported larger lots
adjacent to the river. He also expressed concern about additional traffic on Tuscarora Drive,
especially where it intersection US 70 Business through the rock wall. He added that the
developer has provided no compelling argument to support the rezoning. Bradford said he
agreed with Hughes' concerns.
MOTION: Hughes moved to recommend denial of the rezoning to Town Board because of concern for
development near the river and the density incompatibility with the immediate neighborhood.
VOTE: 6-1 (Taylor opposed).
ITEM #4c: Hauth introduced the rezoning request from properties on the south side of Cornelius Street.
She said she contacted the property owners who had signed the petition and all still wished
to be part of the application, except Mr. Payne and Ms. Davis, who had asked to be removed
during the public hearing. Hauth noted that the Board could ask the Town Board to take
additional action regarding this application, but a recommendation wither for or against the
rezoning needs to be sent as well. Olson asked Mr. Wright if a category other than General
Commercial had been considered. He said it had not, since General Commercial is most
similar to the existing commercial uses in the area. The members discussed the proposal at
length. They agreed that the owners are in an undesirable situation and some assistance or
relief is needed. They also agreed that a less piecemeal approach would be in the town's best
interest.
MOTION: Taylor moved to recommend denial of the rezoning in its current form and further asked the
Town Board to refer the request back to the Planning Board, staff to contact all of the
property owners on Cornelius Street for possible inclusion, and contact the general
2/6/96, page 2
neighborhood for input so the Planning Board could study available options and recommend
appropriate action. Tuell seconded.
VOTE: Unanimous.
ITEM #4d: Hauth introduced the 228 Group/Calvin Ray rezoning request. She provided a brief history
on the request to date, including the resolution passed by the Town Board regarding the
future use of N & K Street. Olson said she is a partner in the 228 Group and asked to be
excused from the vote on this issue and the members agreed. She provided some additional
background on the existing traffic problems in the area. The members discussed the
resolution and its impact on properties facing N & K Street and the timeliness that
improvements to the intersection would be forthcoming.
MOTION: Gill moved to recommend approval of the rezoning because it may provide an incentive for
the property owners to make improvements to the intersection. Tuell seconded.
VOTE: 3-3, Olson abstained.
ITEM #6: Whitaker described the proposed layout of the next phase of Cornwallis Hills. He noted the
subdivision is based on the cluster requirements due to steep topography and drainage areas.
The open space area was discussed. Hauth noted that the ordinance is unclear whether the
area needs to be developed or simply provided. She added that in a standard subdivision.
only about 2.5 acres of recreation space would be needed, clustering requires 9.7 and they
are proposing 10.3 acres. She added that the Park and Recreation Board asked the developer
to consider additional access to the open space at the end of each cul-de-sac to make it more
easily accessible. Whitaker asked the members to consider a reduction in the perimeter buffer
requirement. Hauth explained that a 30' or 40' perimeter buffer is required by the ordinance
because the adjacent vacant land is zoned for one acre lots. Whitaker passed around photos
of the site, with the existing vegetation, showing the 40' buffer. Members discussed the
necessity of a buffer when the adjacent land is residential and would be required to provide
a significant buffer if it develops as non-residential.
MOTION: Taylor moved to not require the 40' or 30' perimeter buffer, but instead allow the district
setback of 20' to serve as adequate buffer provided the existing landscape materials remain.
Bradford seconded.
VOTE: 6-1.
ITEM #5a: Hauth noted the addition of 4.33.2.m, which allows towers on the mountain, if for a public
safety enterprise.
MOTION: Hughes moved to recommend approval of the telecommunication tower text amendment to
Town Board, as amended. Bradford seconded.
VOTE: Unanimous.
ITEM #5b: Hauth described the existing light levels she could confirm from site plans. She noted that
the county parking lot is approximately .4 footcandles and Randy's Citgo is about 1.5. The
members agreed that the average levels proposed where too bright to consider without further
information. Hauth suggested that the remainder of the ordinance be adopted, but the current
minimums be maintained.
MOTION: Taylor moved to recommend approval of the exterior lighting text amendment to Town
Board, substituting the existing minimums for proposed 5.22.4. Tuell seconded.
VOTE: Unanimous.
PB
2/6/96, page 3
ITEM #5c: Hauth said the only change to the requirement for parks addresses the concern of the Park
and Recreation Board to allow visual access into park areas, specifically if the neighbors
desire it.
MOTION: Tuell moved to recommend approval of the park conditional use permit requirements to Town
Board, as amended. Taylor seconded.
VOTE: Unanimous.
ITEM #7: Hauth briefly explained the activities of the Board of Adjustment and asked for a volunteer
to serve as the Planning Board's representative to the BOA. Sagar asked how long the term
is for. Hauth said it typically runs with the members term of office on the Planning Board.
Sagar agreed to serve for a period of 6 months, Hughes said he would serve for the following
6 months.
Hauth opened the floor for nominations for chair. Olson nominated Taylor and he agreed.
MOTION: Gill moved to close the nominations and Hughes seconded.
VOTE: Unanimous.
MOTION: Olson moved to elect Taylor chair. Gill seconded.
VOTE: Unanimous.
Hauth opened the floor for nominations for vice -chair. Olson nominated Gill as vice -chair
and he accepted.
MOTION: Taylor moved to close the nominations and Sagar seconded.
VOTE: Unanimous.
MOTION: Olson moved to elect Gill vice -chair. Taylor seconded.
VOTE: Unanimous.
MOTION: Hughes moved for the record to reflect the board's appreciation to Olson for her service as
chair. Taylor seconded.
VOTE: Unanimous.
Olson adjourned the meeting at 9:25 pm.
Respectfully submitted,
Margaret A. Hauth, Secretary