HomeMy Public PortalAbout8.2.2005 Planning Board Agenda & MinutesAGENDA
PLANNING BOARD
Tuesday, August 2, 2005
7:00 PM, Town Barn
ITEM #1: Call to order and confirmation of a quorum.
ITEM #2: Adoption of minutes
ITEM #3: Additions to the agenda & agenda adjustment.
ITEM #4: Committee reports and updates
• Board of Adjustment
• Parks and Recreation Board
Churton Street Corridor
ITEM #5: Amendment to Section 3.4.1 of the Zoning Ordinance to allow bars and nightclubs in
General Commercial district with a Conditional Use Permit 2.
Action requested: Recommendation of action to Town Board
ITEM #6: Rezoning request from Wesley Cook to rezone 7.8 acres on the north side of US 70 A
from AR to Residential -20 (TMBL 4.37.C.2,2a,1 lc)
Action requested: Recommendation of action to Town Board
ITEM #7: Annexation/Rezoning/Master Plan to authorize Owl's Wood, a mixed use development
containing approximately 106 dwelling units and approximately 151,000 sf of hotel,
restaurant, office, and retail uses on approximately 27.2 acres at the southeast corner of NC
86 and US 70 A (TMBL 4.40.A.9d, 10).
Action requested: Discussion, detail additional information needed
ITEM #8: Special Use Permit request from Gandhi, Inc. to build a convenience store with 4 double -
sided gas pumps, 2 -bay carwash, and Huddle House restaurant at 620 Hampton Pointe
Blvd (part of 4.45..4c).
Action requested: Discussion, detail additional information needed
ITEM #9: Annexation/Rezoning/Special Use Permit to authorize Ashton Hall, a 118 acre
development on the north side of US 70 A across from the Sportsplex to contain 272
dwellings with a recreation center and 20,000 sf of office and retail uses at the western
entrance (TMBL 4.37.C.21 & 4.40.B.1).
Action requested: Discussion, detail additional information needed
ITEM #10: Comments on the Water Capacity Analysis study
ITEM #1 l: Adjourn
Please call the Planning Department if you cannot attend.
732-1270 extension 73 (this line is connected to voice mail)
MINUTES
PLANNING BOARD
August 2, 2005
PRESENT: Jim Boericke (Chair), Edna Ellis, Matthew Farrelly, Neil Jones, Paul Newton, Eric
Oliver, Dave Remington, Barrie Wallace
PUBLIC: Wes Cook, Doug Fisher, Carl Sain, Ray Watson, Jack Smyre, Rob Wilson, Jim
Parker, Brian Ketchem, Tom Stevens, Emily Coakley, Margaret Hauth
Boericke called the meeting to order at 7:00 PM and confirmed the presence of a
quorum. Hauth noted there were no minutes to review. No further adjustments were
made to the agenda.
ITEM #4: Newton reported the Board of Adjustment approved the site plan for the new
Gateway Center Building at 228 South Churton Street and for Thalle Construction to
build a new contractor's office with addition space for lease on NC 86 N. Oliver
provided a written report on the June and July Parks and Recreation Board meetings.
Remington said that at the June Churton Street task force meeting, the consultants
presented a pedestrian road show PowerPoint that helped explained what specifics of
how to provide pedestrian access. He said they also walked a short section of North
Churton to discuss possible recommendations for pedestrian access.
ITEM #5: Hauth introduced the discussion of a zoning ordinance amendment to allow bars and
nightclubs are conditional uses in General Commercial. Remington asked areas of
town would be impacted by the change. Hauth noted is would mostly be the US 70
bypass corridor, where most of the GC zoning currently is. Wallace asked Hauth
why this use wasn't currently permitted in those districts. Hauth said she wasn't sure.
She noted the uses were created in the late 1990s when the High Intensity
Commercial district was created. She noted the concern was to protect residential
areas and to separate uses that might generate noise (nightclubs) from those simply
serving alcohol. She added that up to that amendment, most places serving alcohol
qualified as restaurants under ABC standards by having 51% of their sales in food.
MOTION: Oliver moved to recommend approval of the amendment. Farrelly seconded.
VOTE: Unanimous.
ITEM #6: Hauth introduced Cook's rezoning request for 7.8 acres on US 70A. Boericke asked
Cook if the road would extend Tuscarora and Cook said it would. He asked if Cook
has approval from NCDOT for the new driveway. Cook said he did not, but the site
has good sight distance. He asked if the road location is at the current dirt driveway.
Cook said it was close, although the driveway is not located on his property. Newton
reminded the members that their focus should be whether this is an appropriate
location for R-20 zoning. Ellis noted some concern about the name confusion if the
new road continues the name Tuscarora. Wallace noted she lives on the shorter
section and NCDOT refers to that section by a different name. Ellis asked Cook to
be sure a take the neighbors into account, if the proposal moves forward. Cook said
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8/2/2005, page 2
he planned to. He added that his wife's family lived and own property in the area.
Oliver asked for confirmation that the request covers 3 parcels and Hauth said it did.
MOTION: Remington moved to recommend approval of the rezoning. Ellis seconded.
VOTE: Unanimous.
ITEM #7: Hauth introduced the annexation, zoning, and master plan request for Owl's Wood.
She noted the public hearing was continued on this item. She suggested the members
detail any additional information they would like to receive at the next hearing.
Oliver said he was interested in more details on phase one. Ellis expressed her
concern about the lack of information in the submittal. She noted the following
short -comings: no specific uses noted, only one access point for the residential
portion, the right of way along US 70 needs to be 90 (consistent with Thoroughfare
plan), the vagueness of the reconfiguration of NC 86, need for the driveway to align
with Fox Haven and that the plan seems to pick the alignment for Brady Road.
Boericke asked that the driveways for both Ashton Hall and Fox Haven be shown on
the next submittal drawings. Newton said that a traffic impact analysis is needed for
the project. He asked bout the status of the traffic light at 86. Hauth noted that it will
be in by the end of the year and she understood NCDOT was having trouble with
acquiring right of way from the applicant. Oliver asked that the map more accurately
show the proposal and the driveway for Merritt Marine also is shown or the distance
to it indicated. Remington asked that the alignment of Option 3 for Brady Road also
be shown. He asked for additional information about alternative access locations and
types. Farrelly asked why, since phase 1 was not impacted by Brady, the applicant
didn't bring that request first and the later phases once the alignment is know.
Ketchem noted that the property is in single ownership. He added that the mixed use
development would have a higher value and splitting it up would limit the
marketability. Hauth noted that a master plan was a minimal requirement for the
zoning district. Boericke noted the increase in the water demand for the site. The
members agreed to the following list of additional information: more specific use
list, traffic impact analysis, show adjacent driveways at Fox Haven, Ashton Hall, and
Merritt, how the property would be impacted by if option 3 was picked, clear up the
implementation of the road improvements, and a progress report on alternative
access.
ITEM #8: Hauth introduced the Gandhi Special Use Permit request. She noted the hearing was
open on this item as well and the members should provide guidance to the applicant.
Newton reiterated the concerns raised by Beckett's Ridge residents at the hearing:
noise and light pollution and whether the uses were needed. He asked if the applicant
to describe the marketing information he used to determine that this use was
reasonable for the site. He also asked for more details about the potential noise and
light pollution. Remington asked if it is possible to determine the expected drive-by
versus local traffic. Ellis asked whether the driveway is sufficient for tanker trucks to
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8/2/2005, page 3
access safely. Oliver asked for clarification about the impervious surface
requirement. He asked for confirmation that the uses would be open 24 hours a day
and the application said they would be. Newton asked if a dialog could be opened
with the property owners to see why we aren't getting the types of uses originally
mentioned and desired by the neighbors. Oliver asked for more specific traffic
information: what is the peak by type and counts hour by hour. Farrelly asked about
the water impact on the car wash. Watson said he would study to original traffic
impact analysis to see if this type use was included in the original plan. Ellis asked
whether the site would provide diesel fuel. Oliver expressed concern about the sign
and referred members to the submittal material. Gandhi suggested the members visit
his other two sites at 8710 Glenwood Ave and 2003 Cary Parkway NW. The
members agreed the comments addressed their requests for information.
ITEM #9: Hauth introduced the Ashton Hall application. Newton asked for a traffic impact
analysis. Hauth noted the executive summary is in the notebook provided. Oliver
asked the surface of the path behind the townhomes. Smyre said that trail is paved
and the natural surface trails lead to Fox Haven and the eastern loop. Oliver asked
the distances between the trail and the houses faces US 70 A and what would be
located there (fence, existing vegetation, etc), so the board could see whether the
neighbors' concerns were addressed. Farrelly asked the elevation and visibility
relationship between the site and the existing walking trails at Occoneechee
Speedway. Ellis asked whether clearing could be done without damage to the
surrounding trees. She expressed concern about the town servicing the alleys. She
noted mailboxes lining narrow streets might be cluttered or dangerous. She said the
streets should definitely conform to the town standards. She expressed concern about
the sight distance at both driveways. She said the recreation area is not sufficient;
residents can't depend on the sportsplex. She asked for landscaping and fencing
behind the existing homes to protect their privacy. She expressed concern about the
increase of dwellings from the initial meeting. She also said she had concerns about
stormwater and access to the town water tank. Ellis asked for information from the
police and fire departments about adequate access through the development, school
buss access, and school capacity. Farrelly asked the maximum capacity of the pool
and how it relates to the development residents. He also asked whether the facilities
were private. Smyre said they would be available to residents and guests. Newton
noted the request for affordable housing from the public hearing. Ellis noted the
Planning Board had previously suggested tot lots. She asked for the distance to the
farthest house from the recreation area den the average distance. Farrelly asked for
clarification about how close the constructed house would be to the photos shown.
Smyre noted that the single family area would have the option for independent
builders, but there would be architectural review by the developer. Oliver asked
about the water impact of increasing the house count from 250 to 272.
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8/2/2005, page 4
ITEM #10: Hauth described the revised water capacity analysis. She noted there was no change
to the proposed timing of the development. She said a complete revision would be
done after Waterstone submitted updated information for the master plan
amendment. She noted that the schedule for Owl's wood is assumed. She noted that
the state requires planning for new'water source when the town's use reached 80%
and could impose development constraints at 90%. Boericke asked whether the
percentages were based on average or peak use. Hauth said she would check.
Remington noted that some numbers didn't seem to add up correctly. Hauth said she
would double check the calculations. She noted this was supposed to be a very quick
update to provide some guidance. Boericke asked whether the members had copies
of the drainage area study prepared by UNC students to determine whether and how
soon the new reservoir could fill itself. Hauth said she did not think so and would
ask the engineer for a copy of the written report.
Boericke adjourned the meeting at 9:05 PM.
Respectfully submitted,
j- 4 Ld k—
Margaret A. Hauth, Secretary
J-40 5,
Date