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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 PB 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 PB 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. PB 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