HomeMy Public PortalAbout2.1.2005 Planning Board Agenda & MinutesTown
/—�
1
®1994 Town of Hillsborough
ITEM #1: Call to order and confirmation of a quorum.
ITEM #2: Adoption of minutes from January meeting.
ITEM #3: Additions to the agenda & agenda adjustment.
ITEM 94: Committee reports and updates
• Welcome new Board members Campanella and Ellis
• Board of Adjustment — new volunteer needed
• Parks and Recreation Board
AGENDA
PLANNING BOARD
Tuesday, February 1, 2005
7:00 PM, Town Barn
ITEM #5: Recommendation to the Town Board regarding the Lockwood request to zone one acre at
1020 US 70 A Office Institutional upon annexation (TMBL 4.40.B.5)
ITEM #6: Recommendation to the Town Board regarding the Special Use Permit request for a coffee
chop (Restaurant C) at Sinclair Station (TMBL 4.19.A.11).
ITEM #7: Recommendation to the Town Board regarding the Rezoning request from Historic
Hillsborough Development Group to rezone 3.34 acres from General Commercial to R-10
on Orange Grove Road (part of TMBL 4.38.B.19).
ITEM #8: Recommendation to the Town Board regarding the Subdivision Regulation Text
amendment to allow the possibility of wider rights of way if the utilities cannot be
accommodated in the minimum width.
ITEM #9: Recommendation to the Town Board regarding the Zoning Ordinance Text amendment to
authorize the Planning Board to approve its Rules of Procedure.
ITEM #10: Recommendation to the Town Board regarding the Zoning Ordinance Text amendments to
establish "Homeless shelter" as a permitted use, create development standards and permit
the use within residential zoning districts.
ITEM #11: Discuss potential for off -premise signs with Holiday Inn Express
ITEM #12: 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 2 72 78
919-732-1270 • Fax 919-644-2390
MINUTES
PLANNING BOARD
February 1, 2005
PRESENT: Paul Newton (Chair), Jim Boericke, Tom Campanella, David Daniel, Edna Ellis, Dave
Remington, Barrie Wallace, Bryant Warren
PUBLIC: Alois Callemyn, Eddie Sain, Eric Oliver, Allen Knight, Anjan Desai, Chris Wachholz,
Margaret Hauth
Newton called the meeting to order at 7:00 PM and confirmed the presence of a quorum.
ITEM #2: Warren moved to approve the minutes as written. Boericke seconded.
VOTE: Unanimous.
ITEM #3: Warren asked to pass along the members' appreciation of the gift card from the Town. Hauth
said the gift cards were a Town Board initiative and she would pass along the thanks.
ITEM #4: Newton welcomed Campanella and Ellis as new members and asked for committee reports.
Hauth reported that the Board of Adjustment approved plans for a demolition and
reconstruction of Wendy's, complete with a sidewalk and new freestanding sign. She noted
that Cannie Lloyd has tendered her resignation from the Planning Board, so a volunteer is
needed to serve on the BOA in addition to their Planning Board responsibilities.
ITEM #5: Hauth introduced Lockwood's zoning request. Ellis noted her concerns about the stream, the
underground tanks, site distance at the driveway, and whether the current work was properly
permitted. Hauth noted that many of those concerns would be addressed during site plan
review, if the annexation and zoning were approved. Boericke noted that based on his
personal experience with underground tanks, they are not required to be removed. Campanella
noted some permits must be in place, because inspectors were on the site today. He added that
the sight distance and stormwater issues were valid concerns. He added that since further
review of the request was coming, he did not have a problem with the request. He added
praise for Mr. Lockwood's renovation of the structure. Boericke asked what advantage there
was to the town to annex the property. Hauth noted that the Town Board generally reviews all
requests. She noted that the Planning Board's role was in reviewing the zoning rather than the
annexation. She also noted that this is an area of town where additional water and sewer
customers were desirable.
MOTION: Campanella moved to recommend approval of the zoning as Office Institutional. Warren
seconded.
VOTE: 7-1 with Ellis opposed.
ITEM #6: Hauth introduced the Special Use Permit request for a coffee shop at Sinclair Station. She said
that she prepared some draft conditions to more narrowly define the use
MOTION: Warren moved to recommend approval of the Special Use Permit for a restaurant C at Sinclair
Station with the staff -recommended conditions. Boericke seconded.
VOTE: Unanimous.
PB
2/1/2005, page 2
ITEM #7: Hauth introduced the Wachholz rezoning request. Daniel said that the location was more
appropriate for commercial and commercial is more desirable for the Town. He added that
commercial development of the site would bring more traffic. Campanella said the site is
fragile and inappropriate for commercial development. Remington agreed, so long as the lots
were appropriately configured. The members noted the proximity to the swim club and
Exchange Club would make the site desirable for residential.
MOTION: Warren moved to recommend approval of the rezoning. Campanella seconded. Daniel asked
whether the R-10 designation was appropriate and what the surrounding zoning is. Hauth said
the lots further down Orange Grove Road were zoned Agricultural Residential. The members
agreed that those lots would likely come in for redevelopment and the smaller lot size was
appropriate.
VOTE: Unanimous.
ITEM #8: Hauth introduced the text amendment to allow the requirement of additional street right of way
to accommodate public utilities when necessary.
MOTION: Warren moved to recommend approval of the text amendment. Remington seconded.
VOTE: Unanimous.
ITEM #9: Hauth introduced the text amendment to allow the Planning Board to adopt its rules of
procedure.
MOTION: Warren moved to recommend approval of the text amendment. Boericke seconded.
VOTE: Unanimous.
ITEM #10: Hauth introduced the text amendment to create "homeless shelter" as a use and define
development standards. She noted that one hearing speaker suggested that "temporary" be
added to the definition. She said a couple of members had asked how much of town would fall
within the 1000 -foot radius. She said she had asked the GIS consultant to run the query and
the majority of residential areas would quality. Warren suggested changing the review process
to a Special use permit. He asked whether the Torains were still interested, because he had
heard they had changed their mind. Hauth said as far as she knew, the Torains were still very
interested, but were not attached to the house on Faucette Mill Road. Warren urged caution on
this amendment and Ellis agreed. Campanella asked the difference between a shelter and
halfway house and Hauth noted that halfway house is a defined term that isn't permitted
anywhere. He noted a conflict in the testimony that most people are homeless a short while,
but the applicants argued the need to locate within the neighborhood for support and
integration. Ellis said that serving families would take most of the beds in the shelter with a
limit of 12. She added that it is her understanding that families with children can access Social
Service programs more easily. Wallace suggested getting assistance or recommendations from
the Rescue Mission in Durham and shelter in Chapel Hill. Daniel noted that more time was
needed on this topic. Boericke asked whether it would be possible to require periodic
licensing of a facility to ensure the long-term compliance and acceptance. Hauth said she
could research that idea. Remington said he expected the Town Board to prefer a Special Use
Permit process. He asked whether provisions could be added for licensing or bonding for the
facility. Campanella asked about the difference in review processes and Hauth described
PB
2/1/2005, page 3
by right, site plan, conditional, and special uses. Ellis suggested that the language require a
single on site manager to ensure proper staffing. Wallace asked why other jurisdictions restrict
shelters to commercial areas. Hauth noted that the examples she had were for larger facilities
in more urban areas. Remington suggested looking more closely at the 1000 foot requirement
and what the members really intended to require, what does the board want a shelter to be
located near. Wallace suggested looking at more shelter models. Ellis noted that there is no
way to conduct background checks on shelter clients. She added that having a shelter might
encourage more homeless people to come to Hillsborough. She reminded members of the
need to protect the elderly and children. Daniel suggested a subcommittee might be needed to
look at the topic in depth. Newton agreed and suggested inviting a wider involvement, like the
Town Board did with the retirement centers. Remington noted he was surprised at the lack of
opposition during the public hearing and said he hoped it said something positive about
Hillsborough. Hauth said she understood her direction to be: find more examples in smaller
towns or of smaller facilities, to check on periodic licensing, and to invite other shelter
operators to come to a future meeting.
ITEM #11: Hauth introduced Anjan Desai, manager and part owner of the Holiday Inn Express. Desai
said he came to Hillsborough in August 2001. He said travelers cannot find the Inn and
residents cannot find the Inn. Ellis noted she was one who had to ask the location. Remington
asked whether Cardinal Drive is public or private and Hauth said it is public. Warren asked
whether a sign in the traffic island of Cardinal Drive would meet the current ordinance and
Hauth said it would not. Daniel asked Desai if he had the NCDOT logo signs and Desai said
he does on both Interstates. Daniel noted that his concern is about the visual clutter that signs
create. Campanella agreed with Daniel on design concerns. He noted that the corridor is such
a poor state that one more sign might not critical if it helps a business remain viable. Warren
suggested getting input from the Churton corridor team and Hauth said she could bring it up at
the next meeting.
Newton adjourned the meeting at 8:36 PM.
Respectfully submitted,
Marg et A. Hauth, Secretary
3/,/OS-
Date approved