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Home My Public Portal About9.7.2004 Planning Baord Agenda and MinutesAGENDA PLANNING BOARD Tuesday, September 7, 2004 7:00 PM, Town Barn ITEM #1: Call to order and confirmation of a quorum. ITEM #2: Adoption of minutes from July and August meetings and July public hearing. ITEM #3: Additions to the agenda & agenda adjustment. ITEM 94: Committee reports and updates • Board of Adjustment • Parks & Recreation ITEM 45: Consideration of Northaven, proposed 16 lot subdivision on R-10 clustered lots on the west side on NC 57 across from Cameron Estates Action requested: prepare recommendation to the Town Board ITEM #6: Review proposed amendments to Rules of Procedure. Action requested: discussion or adoption ITEM #7: Receive request from Housewright Builders to consider a text amendment to allow cafe/coffeehouse type use in Neighborhood Business Action requested: discussion and direction to staff ITEM #8: Receive request from Hillsborough Owners Group to consider a zoning ordinance amendment to allow the renovation of the historic Bellevue Mill into residential units while maintaining Southern Season's industrial. Action requested: discussion and direction to staff 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 919-644-2390 MINUTES PLANNING BOARD September 7, 200 � PRESENT: Paul Newton (Chair), Cathy Carroll, David Daniel, Matthew Farrelly, Kelly Hopper David Remington, Barrie Wallace, Bryant Warren PUBLIC: Tim Smith, Jim Hopper, Harry Sanders, Eddie Belk, Joe Rees, Bob Hornik, Margaret Hauth Newton called the meeting to order at 7:00 PM and noted the presence of a quorum. ITEM #2: Warren moved to approve the July and August minutes as written. Hopper seconded. VOTE: Unanimous. ITEM #3: Daniel asked when Hauth thought the sign and utility topics he emailed her about might be on the agenda and Hauth said in October. ITEM #4: Hauth provided the Board of Adjustment report, indicating the board did not meet in August, but had three applications for September. Warren provided a report from the Parks and Recreation Board, indicating the board made recommendations regarding Northaven subdivision and continued discussions on their on-going projects. Farrelly asked the status of Turnip Patch Park and Warren said they are waiting for contact from the families interested in building it. Newton asked if there was an update on the County Transition Area Task Force. Hauth said the first meeting was postponed due to scheduling difficulties while the County Commissioners were on break. ITEM #5: Hauth introduced the preliminary subdivision plan for Northaven, which has been renamed Willowbend to address a naming duplication. She said the Parks and Recreation Board recommended the installation of a walking trail around the perimeter of the site rather than the dedication of land or money. Smith highlighted the changes since the Board's July meeting. He said the applicant would build the requested walking trail along the perimeter and a 10 -foot buffer has been added to the south side. Warren said the Parks and Recreation Board wanted a connection from the trail to NC 86 to facilitate a future connection. Hauth asked whether that connection was to be constructed or whether an easement was acceptable. The members agreed an easement was acceptable. Daniel asked whether the sidewalk along NC 57 should be within the right of way. Hauth noted that NCDOT does not maintain sidewalks, so for maintenance, it should be in the subdivision. She added that the 100 feet of right of way along NC 57 is spotty and there are no plans for widening in the near future. Newton asked what the walking trail surface would be and Smith said wood chips. Warren asked who would maintain the trail and Smith said the Homeowners Association. Farrelly asked bout connectivity to future sidewalks. Hauth noted that along NC 57, new sidewalks would likely be on private property since the town has not annexed in that area. Daniel said he was not convinced the walking trail was the right choice for the development. Warren noted PB 9/7/04, page 2 that the small land donation would not have yielded a usable space, but the trail provided a full loop walking route and connection to future sidewalks to Fairview Park. Wallace asked about the significant trees in the open space that were being preserved and the impact of the trail. Smith said the trail can and would meander around the trees so no real clearing work would be required. He added that the trail would be approximately 1500 feet long. MOTION: Warren moved to excuse Hopper from the vote on Willowbend subdivision due to financial conflict of interest. Remington seconded. VOTE: Unanimous. MOTION: Warren moved to recommend approval of the preliminary subdivision plan with the conditions that detailed water, sewer, and stormwater plans are reviewed and approved by staff before construction begins and an easement is added connecting the walking trail to the NC 86 right of way to facilitate a future connection. Farrelly seconded. VOTE: Unanimous. Newton extended his appreciation to the Parks and Recreation Board in their review of the project. ITEM #6: Hauth introduced the continued discussion of amendments to the Rules ofProcedure. Homik highlighted the proposed language changes. Daniel asked whether the rules should specifically refer to establishing an annual work plan at the organization meeting. The members agreed that this should be part of the organizational meeting. Carroll arrived during the discussion. Daniel asked about the public address portion. The members discussed the proposed process and alternatives in detail. They discussed who decides whether to accept public comments and whether it is better to establish a specific process and time limit or handle it case by case. The members agreed that the rules should indicate that comments might be accepted with a time limit. Hornik said the changes would be ready for the next meeting so the members could vote to send them on to the Town Board for adoption as called for in the Zoning Ordinance. Hauth noted that the rules themselves indicate the Planning Board could adopt changes. This conflict was noted for future resolution. ITEM #7: Hauth introduced the request from Housewright Building Company to consider amending the Zoning Ordinance to authorize caf6s or coffeehouses in the Neighborhood Business district. She noted that the packet included a current list of permitted uses in NB. Carroll asked what areas were currently zoned NB. Hauth said there are about seven properties currently zoned Neighborhood Business. She noted that allowing small-scale restaurants would eliminate one non -conforming use, which had been grandfathered on Exchange Park Lane. Wallace and Farrelly both expressed concern that a coffeehouse would likely have a wider than neighborhood appeal and restaurants could have significant neighborhood impact. Daniel noted that the use seems contrary to the intent and criteria for the district. Warren asked PB 9/7/04, page 3 about "The Station" in Chapel Hill, which houses many small services and eateries. Hauth said she is not familiar with the Chapel Hill ordinance, but she believes that uses are broadly defined and most developments are special use permits. Joe Rees suggested looking at how the cafe at Reba and Roses got approved for additional direction. The members generally agreed to pursue special use process to allow this use in the NB district and asked Hauth to bring back language for further discussion. ITEM #8: Hauth introduced a request from the Hillsborough Owners Group to renovate some of the historic Bellevue Mill site to residential units. She noted that the parcel is currently zoned industrial and that is the one district that does not permit residential of any kind. She introduced Harry Sanders and Eddie Belk who described the project in great detail. The members indicated general support and interest in the project. Farrelly noted that the loss of industrial space is concerning. He asked about the potential for leasing the space to other industrial users like Southern Season. Sanders noted that modern industrial operations are not interested in spaces with significant wood timbers and lots of windows. Warren said that he lives near the site and is excited to see its potential re -use. Hopper asked Hauth what she was looking for from the members. Hauth said the ordinance cannot accommodate the request and she needs direction as to what type of process the board would want to see requests like this reviewed in. Daniel suggested allowing residential as a special use within the GI zone when renovating an historic structure and providing mixed-use. Farrelly asked what mechanism could be created to ensure an obnoxious use didn't lease the Southern Season space and create a nuisance to the residents. The members discussed options and asked Hauth to prepare options creating special use processes in both the multi -family and the industrial zones. Newton adjourned the meeting at 9:08 PM. Respectfully submitted, M�raret,A. auth, Secretary /° f fly