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Home My Public Portal About09-15-2022 Minutes PB Regular Meeting 101 E. Orange St., PO Box 429, Hillsborough, NC 27278 919-732-1270 | www.hillsboroughnc.gov | @HillsboroughGov PLANNING BOARD MINUTES | 1 of 3 Minutes PLANNING BOARD Regular meeting 6:30 p.m. Sept. 15, 2022 Board Meeting Room of Town Hall Annex, 105 E. Corbin St. Present: Chair Chris Johnston, Cassandra Chandler, Sherra Lawrence, Saru Salvi, Hooper Schultz Absent: Vice Chair Frank Casadonte, Alyse Polly, Jeff Scott and Scott Taylor Staff: Planning and Economic Development Manager Shannan Campbell 1. Call to order and confirmation of quorum Chair Chris Johnston called the meeting to order at 6:40 p.m. Planning and Economic Development Manager Shannan Campbell confirmed the presence of a quorum. 2. Agenda changes and approval There were no changes. The agenda stood as presented. Motion: Member Hooper Schultz moved to approve the agenda as presented. Member Saru Salvi seconded. Vote: 5-0. 3. Minutes review and approval Minutes from regular meeting on Aug. 18, 2022. Motion: Member Cassandra Chandler moved to approve the Aug. 18, 2022, meeting minutes as presented. Schultz seconded. Vote: 5-0. 4. New Business/Discussion Items A. Text amendment to the Unified Development Ordinance: Section 6.7.5 — To change requirements for “Fenestration” Campbell summarized the staff report. She said staff proposed adding “Glazing” to the section title, noting people often have trouble finding the ordinance’s glass requirements. Campbell said fenestration comprises building planes and changes in openings. She said Section 6 regarding development standards was rewritten several years ago to require buildings to be more pedestrian-oriented. Campbell said one change increased the amount of glass required on buildings. She said high levels of glass are good for retail spaces and restaurants, but there has been pushback from uses like warehouses and flex space that generally do not have or need a lot of glass, particularly when back walls face woods or other buildings. Campbell said staff has edited the requirements to reduce the amount of required glass and to specify spandrel glass or faux glass options for restrooms, stockrooms or other spaces where windows do not make sense. When asked, Campbell explained spandrel glass mimics the look of a window without being transparent. PLANNING BOARD MINUTES | 2 of 3 When asked, Campbell explained the glass requirements discourage buildings from having windows and doors only on front façades. She said the requirements encourage more visually attractive buildings that are more inviting to pedestrians. Campbell displayed example photographs. She noted the fenestration requirements aim to avoid blank walls next to roads or sidewalks, which are not inviting. When asked, Campbell confirmed the proposed changes try to account for warehouses, stockrooms or other buildings in which more windows do not make sense. As an example, she said the ABC Store off Old N.C. 86 encountered challenges meeting the glass requirements because all four walls are visible from the street. Campbell noted the building used transom windows to meet the requirements. Chandler said she worries whenever requirements are reduced because she feels builders might take advantage of the situation. She said the town should maintain a certain look and feel. When asked, Campbell explained façades adjacent to the street would have to include window and glass door openings on 35% of the ground floor. She confirmed a rear façade facing woods or another building could have less glass. When asked, she confirmed a building potentially could have no glass on the rear façade, especially if the rear faces woods that are unlikely to be developed. Campbell pointed out a photograph added to Section 6.7.5.5. She said the photograph illustrates design treatments that simulate covered or filled windows. She noted the ordinance prohibits such design features. Campbell offered to display example photographs. Chandler declined. The other board members did not express interest in further examples. When asked, Campbell confirmed the change to Section 6.7.5.1 clarifies façades facing private streets also must meet the requirements. There were no further questions. Motion: Salvi moved to send the text amendment to public hearing as written. Member Sherra Lawrence seconded. Vote: 5-0. 5. Planning Board Training Campbell presented a board training on the Planning Board and the town’s planning and economic development processes. She covered topics such as the town’s Future Land Use Plan, the Unified Development Ordinance and zoning decisions and processes. 6. Updates A. Board of Adjustment Schultz updated the board members on a case the Board of Adjustment heard the previous night regarding an appeal to an Historic District Commission decision from the owner of the Osbunn Theater building. Schultz described the case and said the board members voted 3-2 to uphold the Historic District Commission’s decision. He described his own reasons for voting to uphold the decision. B. Parks and Recreation Board Campbell noted member Alyse Polly was absent. She said Polly had not sent her any updates. C. Staff PLANNING BOARD MINUTES | 3 of 3 Campbell said the town board voted Monday night to approve the Moren Tract rezoning. She updated the board members on the town board’s desire to implement affordable housing policies. She described the benefits of having such policies. 7. Adjournment Motion: Schultz moved to adjourn. Chandler seconded. Johnston adjourned the meeting at 8:15 p.m. Respectfully submitted, Shannan Campbell Planning and Economic Development Manager Staff support to the Planning Board Approved: January 19, 2023