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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