HomeMy Public PortalAboutOctober 7th Agenda & MinutesTown
ITEM #I
AGENDA
PLANNING BOARD
Tuesday, October 7, 2003
7:00 PM, Town Barn
Consideration of additions to agenda and comments from the Chair.
ITEM #2: Committee reports and updates
• Board of Adjustment
• Parks & Recreation Board
ITEM 43: Approval of meeting minutes fiom July 1, August 5, and September 2.
ITEM #4: Consideration of revised Kenion Grove Subdivision, 56 lots on 19.78 acres.
ITEM #5: Discussion and recommendation of Priority List for 2006-20012 Transportation
Improvement Plan.
ITEM 46: Discussion of Waterstone proposal.
ITEM #7: Discussion of permitted uses in General Industrial.
ITEM 98: Review of text amendment requiring neighborhood meetings prior to the
submittal of a Preliminary subdivision plans for subdivisions containing more
than 20 lots.
ITEM 49: Receive request from Cornwallis Hills Neighborhood Association for a text
amendment to allow neighborhood information signs.
ITEM #10: 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 919-644-2390
MINUTES
PLANNING BOARD
October 7, 2003
PRESENT: David Daniel (Chair), Jim Boericke, Cathy Carroll, Matthew Farrelly, Kelly Hopper, Cannie
Lloyd, Paul Newton, Barrie Wallace, Bryant Warren
PUBLIC: Vic Knight, JD Cecil, Tony Whitaker, LeAnn Brown, Jack Smyre, Edna Ellis, Chris Kimball,
Margaret Hauth
Daniel called the meeting to order at 7:04 PM.
ITEM 42: Lloyd said that the Board of Adjustment did not meet in September. Warren asked Hauth to
announce the offer she made to the Parks and Recreation Board. Hauth said she had a small
parcel of land she would be offering to the town for use as a park.
ITEM #3: Warren moved to approve the minutes as written. Newton seconded.
VOTE: Unanimous.
ITEM #4: Hauth introduced the revised plan for Kenion Grove subdivision. She said the Town Board
referred the plan back to the planning board for review due to the scale of the changes. LeAnn
Brown presented the changes on behalf of the applicant. She said the internal street rights-of-
way have been increased to the required 60'. She said a secondary access point has been
added on US 70 Bypass as a right in, right out intersection and the connection to Cedar Grove
Road removed. She said the internal street network is set up to provide stop conditions at
internal intersections to limit through traffic. Brown said that the proposal requests 6 fewer
lots than allowed under the zoning. She said the cluster provisions allow for wider and larger
buffers around the perimeter. She said the lots have been widened so they now measure 70' at
the setback line. Brown noted that these changes now mean that the stormwater pond is over
designed since it has not changed since the lot reductions. She referred to the letter submitted
by Knight detailing the sub -standard nature of Cedar Grove Road as the reason for removing
the access to it. She added that Revere Road is a Level of Service A and will remain A after
development of Kenion Grove. Brown said they are not willing to enter into a discussion
about potential restrictive covenants on the site.
Newton asked about the width of sidewalks and whether the new requirement applies. Hauth
said the four -foot width applies, not the new five-foot width. Newton asked about street
lighting, whether the town reviews spacing, number, and type of fixtures. Hauth said that is
handled between the developer and utility company. She added that the town assumes the
monthly electric bill for standard Cobra lights. She added the town has entered into
agreements with some developments to pay that standard portion of the lighting costs if the
development seeks a different fixture.
Farrelly asked if the open space calculation includes the buffer and Hauth said it does. Warren
asked the applicant to address the three concerns raised by the neighbors: the portion of the
site that is R-20, the entrance on Revere Rd, and stormwater concerns.
MOTION
VOTE:
PB
10/7/2003, page 2
Whitaker started with the stormwater. He said water currently leaves the site at a number of
locations. To meet the town requirements, they looked at all the locations to ensure the site is
compliant. He said the street ditch system carries water that would normally leave the site
through the pipes under Revere Road and route it to the detention pond. He noted that enough
drainage area was re-routed to reduce the flows at Revere Road enough to not require
detention there.
Warren asked about the portion of the site zoned R-20 and why those 4 lots could not be
changed to two standard R-20 lots. Whitaker said that those lots would then not be compatible
with the rest of Kenion Grove. Knight said that the clustering allows the view along Revere
Road to remain mostly unchanged. The perimeter buffers limit the visual impact of the
smaller lots to the neighbors. Switching to a standard subdivision, there would be no buffer
and backyards would adjoin. He added that the conventional design would eliminate the
concept he is proposing.
Warren asked Hauth about Cedar Grove Road. She said that in its current configuration, it
could not handle the additional traffic that Kenion Grove would put on it. Whitaker noted that
the remaining right of way on the road is significantly less that shown on the tax maps. He
noted the source of that information is the surveys. Whitaker added that bringing the street up
to standards would require right-of-way, additional pavement width and grading of the ditches.
Daniel said that the ordinance requires connection or a viable reason not to. He said he
supports the connection for trip dispersal, but is willing to allow no connection in this case.
Whitaker said the Planning Board is faced with making many choices and interpretations
during their review. He said not connecting to Cedar Grove Road is making a good choice
with the existing conditions. Carroll said she thought the two access points were sufficient and
the third would not be a benefit. Lloyd asked Hauth the zoning of the lots across Revere Road
and Hauth said they are all R-20. Warren noted the long standing agreement between the
Kenion family and the neighborhood that the frontage remain R-20. Wallace said she did not
understand the benefit to the neighborhood of making the 4 lots into 2. Farrelly said that the
buffer would make the lots not visually inconsistent with the neighborhood.
Wallace asked if there are inherent concerns about stormwater ponds in light of West Nile
virus. Daniel noted that there are alternatives. Whitaker agreed and noted that the alternatives
require more maintenance. He said the pond is proposed to be dry, so there should not be
standing water in it for long periods of time. Farrelly asked about Newton's concern with on -
street parking. Daniel said it was related to street width and the 90 -degree intersection.
Whitaker said that intersection functions like any 4 -way intersection and only looks awkward
because the other legs aren't there.
Lloyd moved to recommend approval of the preliminary subdivision plan for Kenion Grove.
Carroll seconded.
6-3 (Farrelly, Newton, and Warren opposed).
Newton asked to look at street width requirements. He asked the members if they had an
interest in looking at street lighting. Carroll suggested that issue should be left to the utility
companies.
PB
10/7/2003, page 3
ITEM #5: Hauth introduced the Transportation Improvement Priority list. She said the members could
recommend additions at this time. The members discussed adjusting the priority of projects
and whether to add anything. Carroll noted that it seemed too short of notice to talk about
adding anything immediately. The members agreed.
MOTION: Lloyd moved to recommend adoption of the priority list as written. Warren seconded.
VOTE: Unanimous.
ITEM #6: Hauth introduced the discussion of Waterstone. She noted that she had been contacted by one
of the owners, indicating that the contract to purchase had expired. She said she asked for
confirmation in writing. Smyre said that he was aware of the problem and his clients were
working to bring the property back under contract. The members agreed that they needed the
fiscal impact analysis from staff before they could seriously consider the request.
ITEM #7: Hauth introduced lists of permitted industrial uses in Durham and Greensboro as a point of
information. She added that the classification codes for industries were also included and the
codes are a common way of describing industrial uses in zoning ordinances. The members
suggested Apex, Morrisville, Fuquay-Varina, and Burlington as other cities to check. Hauth
said she would prepare a draft list for the members to consider in November.
ITEM #8: Hauth said the only item currently scheduled for the October public hearing was the text
amendment prohibiting manufacturing operations involving petroleum products. She described
some text amendments to the Subdivision Regulations the members could add to the agenda.
She said the new section 3.3.2 would require a neighborhood meeting for new subdivisions
containing 20 or more lots as a condition of application. The members discussed the 20 -lot
threshold. Hopper asked Hauth to describe the process. Hauth said the text proposes that an
applicant make contact and hold a meeting with the neighborhood before they apply for
subdivision approval. She said staff would attend the meeting as an observer. She said the
proposal places the majority of the work for the meeting on the applicant. The members
agreed to consider the final lot number threshold closely. Hauth talked about the proposed
changes to the application requirements to include a broader context map, driveway locations
and other information. She said those sections were ready for public hearing consideration if
the members agreed. She said the highlighted section about plans that don't receive a
favorable recommendation from the Planning Board required additional work before being
ready for consideration.
MOTION: Hopper moved to send amendments to Section 3.3.2 and 3.5.a, e, and o of the Subdivision
Regulations to public hearing. Newton seconded.
VOTE: Unanimous.
ITEM 99: The members asked Hauth to invite neighborhood representatives to the November meeting to
discuss their request.
Daniel adjourned the meeting at 9:15 PM.
Respectfully submitted,
Maria -ret A. Hauth, Secretary
1APIDY