HomeMy Public PortalAboutJuly 1st Agenda & MinutesAGENDA
PLANNING BOARD
Tuesday, July 1, 2003
7:00 PM, Town Barn
ITEM #1: Consideration of additions to agenda and comments from the Chair.
ITEM #2: Committee reports and updates
• Board of Adjustment (did not meet in June)
• Parks & Recreation Board
• Keith Brown/Collins property
• Retirement centers
• Current vacancy
ITEM #3: Approval of meeting minutes
ITEM #4: Major subdivision application for Kenion Grove — 60 lot subdivision on 19.78
acres with access to Revere Road.
ITEM #5: Continued discussion of process for amending the zoning ordinance to regulate
manufacturing operations involving petroleum products.
ITEM #6: Discussion of pending text amendments for potential public hearing in July (a
vote will be required to send each item to public hearing):
• Zoning Ordinance
o Removal of temporary and exempt signs
o Sidewalks in parking areas
• Subdivision Regulations
o Sidewalk width
o Common Open Space definition
o Common Open Space calculation
ITEM #7: 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
9 9-7.79-7970 . Frr.r 91.9-944.9.290
MINUTES
PLANNING BOARD
July 1, 2003
PRESENT: Joel Brinkley (Vice -chair), Jim Boericke, Kelly Hopper, Cannie Lloyd, Paul Newton, Barrie
Wallace, Bryant Warren
PUBLIC: Tony Whitaker, Vic Knight, Edna Ellis, Evelyn Poole -Kober, Charlie & Barbara Burger, Brian
Ketchem, Doug Robins, Margaret Hauth
Brinkley called the meeting to order at 7:03 PM.
ITEM #2: Hauth reported that she was waiting to hear a date from Keith Brown for him to schedule a charette
on the design of the Collins property. She noted that the town would help with publicity and
indicate support of the process. She said the Town Board had scheduled a series of three meetings
later in the month to solicit additional information about retirement centers. The members
expressed some concern that the Town Board did not recognize the time and effort they had put into
reviewing the projects. Hauth asked the members to welcome Barrie Wallace, Orange County's
appointee replacing Chris Quinn. Newton said he has attended a number of the sidewalk plan
meetings and he noted that the priority projects are quite clear. He also noted the flyer he had
received for the meeting on Elizabeth Brady Road that NCDOT is sponsoring. Some members
noted they had not received the information. Hauth said she would copy the newsletter and mail it
to all the members.
ITEM #3: Warren moved to approve the minutes as written. Newton seconded.
VOTE: Unanimous.
ITEM #4: Hauth introduced the continued review of the Kenion Grove subdivision. She noted that some
neighbors were present who would like to comment on the development. Whitaker highlighted the
revisions to the Kenion Grove subdivision plan since the last meeting. He said that at the members'
request, the trail along the rear open space of the interior lots was removed and a sidewalk installed
along both sides of all the interior street, the open space on the site has been increased to meet the
ordinance requirements, a gathering space is designated in the open space between the interior lots
and a secondary access point is provided for to Cedar Grove Road. He noted two other changes to
accommodate the requested changes as the loss of two lots and the reduction of right-of-way width
with utility easements. He noted the last change still provides enough room for public utilities, but
reduces the amount of property in public ownership.
Edna Ellis spoke about the application. She said she personally worked to have the area rezoned to
R-20 in 1984-1986 and noted that the front portion of the property is zoned R-20. She noted that
the property owner, Alonzo Kenion, had participated in and supported that requested. She
distributed copies of photographs showing how the area is currently developed. She noted the poor
visibility at the proposed driveway entrance and suggested that access to US 70 Bypass would be
better. She also noted the predominate lot size as being larger than that proposed in the new
development. She said the neighborhood concerns were traffic safety, stormwater run-off,'
provision of the required buffer between the two zoning districts, and preservation of their
neighborhood. She thanked the newspapers to covering the development so the neighborhood was
aware.
PB
7/1/2003, page 2
Evelyn Poole -Kober spoke. She said she supported the neighbors concerns and the suggestion to
connect to US 70 Bypass. She asked whether there were plans to widen Revere to accommodate
the traffic. She said she knew Mr. Kenion and doubted that this would be what he wanted to see on
the property.
Charlie Burger spoke. He said moved to his house in 1987 and he lives directly across the street
from the entrance. He said he always knew the lot would be developed. He asked the members to
hold the applicant to the spirit of the ordinance rather than simply the letter. He expressed concern
about whether the stormwater detention was sufficient to address drainage toward his property. He
said that in the hierarchy of streets, it would seem US 70 is better able to handle an entire
neighborhood of traffic than Revere. Barbara Burger spoke. She also expressed concern about the
intermittent stream draining form this property to theirs. She asked what type of housing was
proposed for Kenion Grove.
Brian Ketchem. spoke. He said he is not opposed to the development and he supports density on an
in town lot. He said sidewalks along Revere are important. He said a second access to Oak Street
would not be helpful to anyone. He said he supported tree preservation in the perimeter buffer. He
said he had hoped for a more creative plan, possibly with a mixture of uses or density. Lloyd asked
Ketchem his impression of a connection to Cornelius Street. He said he thought a connection could
be made without encouraging cut through traffic.
Knight asked to address the concerns raised. He said by not providing the access to Cornelius they
were attempting to limit cut -through traffic by both pedestrians and vehicles. He noted that traffic
could not be prohibited from using public streets. He said a deceleration lane that would
accommodate two cars would be constructed for the westbound traffic, but no turn land for east
bound traffic. Whitaker explained that Revere currently carried 1900 vehicles per day, but has a
capacity of 3000 vehicles an hour. Applying engineering standards, the road will function at a
Level of Service A both before and after development. Knight said the current housing market
yields about $200,000 to $225,000 for single-family houses. He said the houses should range from
1500 to 1800 square feet and he expects them to have paved driveways and garages.
Warren asked about the sidewalks on Revere Road. Whitaker said the applicant is still willing to
pay the Town an equivalent amount for sidewalk construction rather than build the sidewalk now.
He said the sidewalk wouldn't be used until it is extended and it will generate maintenance costs in
the meantime. Warren asked about the right-of-way reduction. Whitaker said that reduction was
part of the effort to address the miscalculation of open space. Knight noted that the open space
would remain wooded and that is his intent as applicant. Warren suggested meeting with the
neighborhood to hear their concerns. He said an access on to US 70 Bypass is needed. Lloyd
expressed her concern about accessing US 70 Bypass. She suggested hearing from the Police
Department about a second access point. Newton suggested that a preliminary review by the Town
Board would ensure a complete list of comments.
PB
7/1/2003, page 3
Archie White asked to speak. He expressed his concern that members don't come out to walk a site
before reviewing a development proposal. He said his primary concern is with walking traffic. He
said if the access for the development was on US 70 Bypass, no one would walk along Revere
because 70 provides a more direct route to Lunsford's.
Whitaker asked to answer Barbara Burger's question about stormwater. He said the site drains in a
number of directions and there is a detention pond on the west side of the development. Knight
noted that the access road is in the same approximate location as the existing culverts. He said no
changes to the culverts are planned. Brinkley suggested that the application be tabled until August
to provide an opportunity for the applicant to meet with the neighborhood to discuss and concerns.
He also asked Hauth to contact the police, fire, and EMS departments to get any feedback they had
regarding access and maneuverability.
ITEM #5: Hauth asked the members how they would like to continue working on the asphalt plant issue.
Warren said he agreed with Newton's suggestion from June that since no one in town wants the
plant, let's draft and ordinance prohibiting that type of use. Hauth said she consulted Bob Homik
on that issue. He said it is possible and legal to craft an ordinance prohibiting petroleum product
manufacturing, but he preferred to craft a broader ordinance or one allowing the use under specific
circumstances. She said he felt the broader base protected the town better from challenges to the
ordinance. Brinkley noted that there is also a process issue at hand. Boericke agreed, he suggested
reviewing the list of conditional uses to see is changes are needed there. Hopper noted her concern
about the moratorium generally and amending the ordinance after an application was made. She
added that they need to take care of Hillsborough and not count on Orange County to make
adjustments to their ordinance. Robins asked to speak. He said he had understood the moratorium
to be a time to have a dialog to determine the criteria to allow a plant. He said proceeding with an
ordinance to prohibit this use was unfair. Hauth said she would send the members a list of uses
currently permitted in General Industrial for their review. She asked them to indicate whether more
stringent review was necessary and whether the use should still be permitted.
ITEM #6: Hauth briefly described the five text amendments she had prepared for the members' review. She
said that she, Bob Hornik, and David Daniel had not successfully worked out wording for requiring
sidewalks in parking lots, so that item was not ready for hearing yet. She asked the members if they
had questions or further revisions to send to public hearing. They suggested deleting the reference
to recreation and public purposes for open space.
MOTION: Warren moved that the five prepared amendments be sent to the July public hearing. Newton
seconded.
VOTE: Unanimous. Newton suggested that street pavement width be discussed as a future meeting topic.
Brinkley adjourned the meeting at 9:27 PM.
Respectfully submitted,
Mar aret A. auth, Secretary