HomeMy Public PortalAboutMarch 4th Agenda & MinutesITEM #1
ITEM #2:
ITEM #3:
AGENDA
PLANNING BOARD
Tuesday, March 4, 2003
7:00 PM, Town Barn
Consideration of additions to agenda and comments from the Chair.
Special Joint Public Hearing with Town Board on the annexation and zoning of
Old Mill Phase 3, 34.3 acres
Close public hearing and excuse Town Board members.
ITEM #4: Committee reports
• Certificate of Appreciation to Chris Quinn for his years of service on the
Planning Board
• Report of Town Board actions on public hearing items
ITEM #5: Approval of February meeting minutes
ITEM #6: Consideration of amendment to the Board's Rules of Procedure to change the
regular meeting time from 6:30 PM to 7:00 PM.
ITEM #7: Recommendation to the Town Board regarding the zoning of Old Mill Phase 3.
ITEM #8: Consideration of text amendment to add provisions for requiring complete
applications for items requiring advertisement and notification.
ITEM #9: 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
919-732-1270 • Fax .91.9-644-2.3.90
MINUTES
PLANNING BOARD
March 4, 2003
PRESENT: David Daniel (Chair), Jim Boericke, Cathy Carroll, Matthew Farrelly, Kelly Hopper, Cannie
Lloyd, Paul Newton, Bryant Warren, Mayor Joe Phelps, Commissioners Ken Chavious, Frances
Dancy, Mike Gering, Evelyn Lloyd, and Mark Sheridan
PUBLIC: Margaret Hauth
Mayor Phelps called the meeting to order and opened the public hearing at 7:02 PM. He passed
the gavel to Planning Board Chair Daniel for the joint public hearing.
ITEM #2: Hauth introduced the annexation and zoning request for Old Mill Phase three. She said the
portion of the property west of Cates Creek is currently in the Town's ETJ and is zoned EDD -
Primary. She said the owner would like to retain that zoning. She said for the portion between
Cates Creek and Beckett's Ridge, which is currently Limited Office and in Orange County's
jurisdiction, the applicant is asking for R-10 zoning. She said the simple fiscal analysis based on
information submitted by the applicant is in the agenda packets. Tony Whitaker appeared for the
applicant. He passed around a revised subdivision concept map for reference. He said the first
decision was to balance the need to develop the property east of the creek with the needs of the
Beckett's Ridge neighborhood. He said the first choice made was to not pursue non-residential
zoning on that portion. He said the second choice was to match the residential zoning request
with that of the Beckett's Ridge subdivision, which is R-10. Daniel asked which lot sizes have
been changed on the concept map and Whitaker said all have been increased in size.
Commissioner Chavious asked where the driveways are for the lots, since most of double
frontage lots. Whitaker said the driveways would come from the new cul-de-sac, except for lots g
and h, which will access Beckett's Ridge Drive extension. Commissioner Sheridan asked what
the change in lost size is. Whitaker said the previous concept showed lots in the 8,000 to 10,000
square foot range and the new concept shows 10,000 to 16,000 square foot lots. Newton read the
lot size numbers from the previous concept plan. Commissioner Sheridan asked what the average
lot size is in Beckett's Ridge. Whitaker said it is 15,000 square feet on average in the whole
development, but 12,000 square feet in the immediate vicinity. Commissioner Chavious asked
whether the lots could be re -arranged so the larger ones are nearer Beckett's Ridge. Whitaker
said it was considered but could not be accommodated because the road connection to the
potential Waterston development is a fixed location due to topography. Newton read adjacent
lot sizes in Beckett's Ridge from the subdivision plans. He noted that there are two general styles
of homes in Beckett's Ridge — the up -scale Homestead generally larger than 2000 square feet and
the more modest Savannah. He said three adjacent lots are Homestead series and two are
Savannah. Commissioner Sheridan asked about the mill and dam site. Mark O'Neal said they are
located on lot 15 of the existing Old Mill development. Daniel noted that while the subdivision is
not up for review as part of the hearing, the Planning Board would expect to see a sidewalk on
both side of the proposed cul-de-sac.
Margaret Cloud, adjacent homeowner spoke. She said she has been following this issue for about
a year with the various attempts to annex and zone this parcel. She said her family assumed some
development on the tract, but expected it to happen in a sensitive way. She said that the new lot
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3/4/03, page 2
sizes are still considerably smaller than her lot. She expressed concern about the steepness of the
land and how development could be done there without erosion and stormwater concerns. She
expressed concern about damage to property values in Beckett's Ridge. She said that she had
understood the previous zoning requirements would allow non-residential development with a
significant buffer and had purchased with that understanding.
Keith Norwood, adjacent homeowner spoke. He thanked the board for providing the public
hearing opportunity. He said he is adamantly opposed to the R-10 zoning and concept plan. His
decision to purchase was based on the EDD zoning and buffer requirements. He said the new
concept plan still shows much smaller lots and it will have a negative impact on Beckett's Ridge.
He said he supports the EDD zoning in the area.
Don Charland, adjacent owner spoke. He expressed concern about the loss of the 100 buffer
required under EDD zoning, the difference in the lot size, and the traffic generated not only from
this development, but also from the connection to the proposed Waterstone development.
Sergio Rabinovich spoke on behalf of the Beckett's Ridge Home Owners Association. He said
the board is concerned about the impact to the entire subdivision, in addition to the impact to the
immediate neighbors. He expressed concern about adding traffic in close proximity to the
existing tot lot on Woodberry Drive. He also expressed concern about the creation of double
frontage lots with the connecting road to Waterstone.
Mary Ann Brown, adjacent owner spoke. She said she concurs with the comments from her
neighbors. She added the uncertainty of what might be built is negatively impacting the sale of
her house. She said she has had feedback from many potential buyers who have indicated that
uncertainty as a major reason for them not purchasing the house.
Commissioner Sheridan asked the Beckett's Ridge residents whether their comments about
impact to value is based on appraisals or intuition. Brown said hers was based on buyer feedback.
Rabinovich said his is based in intuition and Charland said his is based on Brown's experience.
Sheridan asked the residents whether the lot size was a bigger concern or the road connecting to
Waterstone. Norwood said the connection to Waterstone makes the proposal worse, but
removing it would not be sufficient. Commissioner Chavious asked about a scenario in which the
two smallest lots were merged and the access road removed. Norwood said that would be better,
but he still would not be happy. Daniel asked the applicant about larger lot zoning or relocating
the connection to Waterstone. Whitaker said the applicant could not commit to larger lot zoning
without more complete consideration. He added that topography dictates the connecting road to
Waterstone.
O'Neal said that in his professional opinion the uncertainty of how adjacent land will be
developed poses a greater risk to the property value than how the property is actually developed.
He disagreed with the owners who indicated a preference for non-residential zoning. He said he
understood the preference to not have the road connection, but that is an important planning issue
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3/4/03, page 3
the board will have to discuss. The current thinking is that connectivity is very important. He
added that the applicant intends to add a restrictive covenant on the residential lots to require a
minimum house size of 1800 square feet. O'Neal added that Beckett's Ridge is not a state of the
art subdivision. If it were currently under review by the Town it would be different than it is.
Daniel passed the gavel back to Mayor Phelps. Phelps closed the public hearing and excused the
Town Board members.
ITEM #4: Lloyd reported that the Board of Adjustment did not complete its review of the proposed asphalt
plant, but did approve a site plan for Eurosport to build a new parking lot and a conditional use
permit for an office in a historic house. She said that two other projects were carried over to
receive additional information. Warren said that the Park and Recreation Board continued its
work on 4 park projects. Newton asked that the members receive the revised water capacity
report in April.
ITEM #7: The members discussed the annexation and zoning. Hauth noted that a recommendation is not
required on the annexation, only the zoning. Warren suggested R-15, which would ensure lot
sizes closer to the neighboring ones. Daniel noted that making the entire parcel EDD would
likely require more grading near Cates Creek, which would not be desirable. He suggested that
many of the issues would be resolved at the subdivision review level. Newton suggested
recommending the R-15 zoning and relocation of the connection road. Boericke asked about the
details of the fiscal report and whether the residential values were comparable to Beckett's Ridge.
Hauth said she had added the provided lot and house values together to get the $285,000 house
value. She said she thought that was higher than average in Beckett's Ridge. O'Neal said those
figures were not mean to be additive. The $250,000 figure was for house and lot together. Hauth
said she did not understand that and would re -do the calculations. She added that $250,000 is
closer to the average. Farrelly asked what the financial impact to the town and Beckett's Ridge
might be if the property were non-residential. Hauth noted that would change both the revenue
projections and the costs to the town. Carroll suggested that O'Neal could address that from a
real estate point of view. O'Neal said that buyers prefer to be near uses like themselves —
residential prefers to be near residential and business near business. O'Neal noted that the
applicant will not be building the houses, just marketing the lots. Daniel asked whether 5,000
square feet of lot size would make a significant difference in the value of a property. O'Neal said
that it would depend on the quality of the land. He noted that Beckett's Ridge is not built to the
zoning limit. Carroll said that the proposed restrictive covenant would provide a benefit to the
residents of Beckett's Ridge.
MOTION: Warren moved to recommend annexation and zoning to R-15. Newton seconded the motion.
VOTE: Unanimous. Newton suggested that the Town Board also be asked to designate Beckett's Ridge
Drive as a "no through trucks" street.
ITEM #5: Warren moved to approve the minutes as written. Lloyd seconded.
VOTE: Unanimous.
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3/4/03, page 4
ITEM #6: Hauth introduced a change in the Rules of Procedure to change the meeting start time to 7:00 PM
as suggested at the February meeting. She noted that Joel Brinkley was not in favor of the
change, partly due to a desire to adjourn by 8:30. The members agreed to try to limit meetings to
1 %z hours and adjourn by 8:30, even with the 7:00 start.
MOTION: Hopper moved to adopt the change to the Rules of Procedure to set the meeting start time to 7:00
PM. Newton seconded.
VOTE: Unanimous.
ITEM #8: Hauth introduced a text amendment to allow her to not schedule incomplete items for public
hearing. She said projects like Village at Meadowview promise to submit application information
after the ad and notification deadline. When that information is not submitted, its then too late to
reschedule or delay the hearing. She added that this provision is common in other ordinances.
Hauth said that while the ordinance authorizes her to establish office procedures, she was more
comfortable having a specific ordinance provision allowing her to delay a public hearing item.
The members agreed that it is difficult for them to review incomplete applications and a waste of
everyone's to have multiple hearings on projects simply because they are incomplete.
MOTION: Newton moved to send the proposed text amendment to public hearing. Warren seconded.
VOTE: Unanimous.
Daniel adjourned the meeting at 8:55 PM.
Respectfully submitted,
L, A, ,�- I, �0�
Mar Trct A. Hauth, Secretary