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Home My Public Portal About12.3.2002 Agenda & Minutes,r AGENDA PLANNING BOARD Tuesday, December 3, 2002 6:30 PM, Town Barn ITEM #1: Consideration of additions to the agenda. ITEM #2: Committee Reports. mmu es. ITEM #4: Presentation for information of Occoneechee Speedway Historic Site Plan. ITEM #5: Discussion of text amendment to allow a wider range of housing types in the Central Commercial district. ITEM #6: Review of Preliminary Subdivision plan for 12 lots in Old Mill Business Park, Phase 3. ITEM #7: Discussion of project scheduling. ITEM #8: Adjourn Please call the Planning Department if you cannot attend. 732-1270 extension 73 (this line is connected to voice mail) 101 East Orange Street • P.O. Box 429 • Hillsborough, North Carolina 27278 919-7.32-1270 • Fax 919-644-2.390 The Permitted Use table indicates that "dwelling, single family" is a by -right use in the CC zone. In the past, I have interpreted that to mean one dwelling is allowed on each lot. To that end, some commercial buildings have asked (and been approved) to provide one dwelling unit, generally on the second floor. Recently, others have asked about the possibility of allowing multiple units on a lot. Weaver Street had initially discussed that as a long-term goal with the Southern States parcel. Additional, George Horton has asked in light of his plans to redevelop the lots at 228 South Churton. George will be at the December 3 meeting to discuss the concept. Creating a presence of residential units in the commercial district has been suggested a number of times by those wishing to make downtown active beyond the workday/workweek hours. At first glance, there are a number of ways to accomplish this: 1. Allow "dwelling, multi -family" as a permitted use in the CC district a. As a "by -right" use, an existing building could be converted to residential use without further review. Additionally, a new building could be constructed under the standard site plan review process. The Multi -family district and Special Use districts are the only present options for providing multiple dwellings on a lot. These districts do not lend themselves to downtown use and the MF district wouldn't allow mixture within a building of residential and non-residential. 2. Allow "dwelling, multi -family" as a conditional use in the CC district a. As a conditional use, an applicant would go before the Board of Adjustment before conversion or construction. This would give the neighboring property owners an opportunity to comment on a conversion or new construction. The BOA has additional flexibility when reviewing a CUP in that the concerns of the neighborhood can impact the design and approvability of a CUP more than a site plan. 3. Create a new zoning district to address downtown housing. a. I'm not sure how this would be different, except that perhaps it could be a Special Use district and the potential for land that is not currently zoned "CC" might apply for this new zone. 4. Create a new use to specifically allow dwellings in existing or new structures in the CC zone provided that there are other non-residential uses in the building. a. This option would force the vertical mixture of uses and ensure that whole buildings are not converted to residential use. MINUTES PLANNING BOARD December 3, 2002 PRESENT: David Daniel (Chair), Jim Boericke, Cathy Carroll, Matthew Farrelly, Kelly Hopper, Paul Newton, Chris Quinn, Bryant Warren PUBLIC: John Williams, George Horton, Tony Whitaker, Mark O'Neal, Bill Crowther, and Margaret Hauth Daniel called the meeting to order at 6:34 PM. ITEM #1: The members spent a few minutes discussing the status of the Corbinton Commons project. Hauth said she would send the members the information the Town Board received from the department on Aging. Quinn asked to receive any projections about the aging population from the Aging Plan. Newton asked to be made aware of neighborhood meetings. ITEM #3: Daniel thanked Hauth for emailing the minutes. A few members said they hadn't received them. The board agreed to delay acting on the November meeting minutes until January. ITEM #5: Hauth introduced Horton to describe his request for multi -family housing in the Central Commercial zone. Daniel, Newton, and Quinn all initially noted their support for the concept and asked Horton to elaborate. Horton said he owns the former 228 building and adjacent Laundromat. He said his plan is to construct Gateway Center to possibly provide as many as 16 condominiums with parking above a retail/office first floor. He said whether the building is 2 or 3 stories and whether one or two are condos has not been determined. He said he wanted to investigate this issue before proceeding further. Warren asked about the environmental concerns with the property. Horton said they have been addressed and he has access to adjacent property to provide parking. He also explained some suggestions he had to address some of the traffic concerns. Boericke said he liked the idea. Farrelly asked how the real estate market was receiving the concept. Horton said it was warming with the development of Meadowmont and Southern Village. Carroll said she also supported the idea. Hauth said she had a couple of different ways to proceed — creating a new use or new standards — and asked the members' preference. The members asked that Bob Homik review all four, but to focus on a conditional use permit and creating a new use specific to residential downtown. ITEM #4: Bill Crowther updated the members on activities at the Occoneechee Speedway Historic Site. He said construction on Phase 1 trails would begin on December 14 and would likely be opened at the end of May. A footbridge across the Eno connecting the Ayr Mount will come later. Quinn asked whether the trail would be usable by wheelchairs and bicycles. Crowther said he did not know at this point, but PB 12/3/02 page 2 they are using the Duke Forest and State Park construction standards. He added that the system will work much like Duke Forest; the facility will be monitored (not stationary staff) 20 hours per week and the parking will be gated (dawn to dusk). The members thanked Crowther for the update. ITEM #6: Hauth introduced the subdivision plan for Old Mill Phase 3. Whitaker, project engineer, described the project, noting the plan was to use water and septic, same as the existing phases. Newton asked about sidewalks. Whitaker said they were not proposing sidewalks since the remainder of the development did not have them. Newton said he would like to see sidewalks on both sides of the streets, since it is a new requirement. He highlighted other issues form Beckett's Ridge. He said they are concerned about buffers, potential run-off, traffic and the quality of the existing water line. Warren asked about lots 14 and 15, between the creek and Beckett's Ridge. O'Neal said they anticipate proposing residential development there at a later time, with a greenway provided along Cates Creek. Hopper noted her opinion that Old Mill looks "unfinished" without curb, gutter and sidewalks. She encouraged the applicant to address that in the new phase. Quinn noted that the ordinance does allow flexibility for providing walkways. Daniel asked about a road connection to the proposed Waterstone development. Whitaker said they are discussing options with the applicant. Daniel about the stream that was noted when the property was proposed to be residential. Whitaker said that has been researched further and the drainage feature does not meet the stream definition for buffers. ITEM #7: Hauth asked the members for guidance on project scheduling. Newton said his priority is sidewalks. Daniel said addressing definitions and some open space issues would be his priorities. Other agreed with that listing. Hauth said she would try to work something out for their review. Daniel adjourned the meeting at 8:27 PM. Respectfully submitted, argaret A. Hauth, Secretary