HomeMy Public PortalAbout10.25.1988 Agenda & Minutes Planning Boardc0nwn of NiffaborouO
HILLSBOROUGH, NORTH CAROLINA 27278
Please call Janet Rigsbee
at 732-2104 if you cannot
attend the Public Hearing.
MAP CHANGES - REZONINGS:
AGENDA
JOINT PUBLIC HEARING
OCTOBER 25, 1988
7:00 PM
1. Request from Dallas Long to rezone the lot at 128 W. Margaret Ln. from
R-20 to CC (Central Commercial). 4.36.A.11 (attachments)
2. Request from Joe Phelps to rezone a 1.46 acre lot from AR to GI (General
Industrial). The lot is located on the south side of Hwy 70A west &
jortH of White Furniture Company. 4.40.A.6 (attachments)
3. Request from Robert Scholar to zone 4 lots (#30-33) in North Dixie
Subdivision on the west side of Wildaro Ct. to R-10. There is no
zoning on these newly annexed lots. 4.5H..21-24 (attachments)
4. Administrative zoning of newly annexed lots in the Northern Fairview
area that are currently unzoned. Proposed zoning is R-10 and R-15 as
shown on map. (attachment)
TEXT AMENDMENTS - ZONING ORDINANCE AND SUBDIVISION REGULATIONS:
5. Request from Jim Anthony to amend the Permitted Use Table to allow for
most GC (General Commercial) permitted uses to be permitted uses in
GI (General Industrial) districts. (attachment)
6. Request from the McPherson family to allow 2 flag lots per parcel.
(attachment)
7. Request from Senate Properties Inc. to allow for 6 gasoline pumps
(multi -product dispensers) at convenience stores outside of the
Historic District. (attachment)
8. Amendment to establish special standards and exempt from subdivision
water and sewer pump stations. (attachment)
9. Amendment to increase the height limitation on church spires and
their ornamentation. (attachment)
,0. Amendment to establish a third alternate to be the Planning Director
for the +listoric District Commission. (attachment)
11. Amendment to allow additional time to underpin a mobile home in
hardship cases with a signed Agreement. (attachment)
MINUTES
JOINT PUBLIC HEARING
OCTOBER 25, 1988
TOWN BOARD Mayor Fred Cates, Remus Smith, Horace Johnson, Allen Lloyd,
PRESENT: Bobby Riley
ABSENT: Mike Kirby
PLANNING Bob Rose (Chair), William Crowther, Barbara Page,
BOARD PRESENT: Calvin Ashley, Ida Louise Evans, Tarleton Davis, Robin
Coleman, Cheshire Cole
ABSENT:DR. Robert Murphy, Jim Culbreth, Margaret Moore
OTHERS Geoffrey Gledhill, Robert Scholar, Argie Laws, Edna Ellis,
PRESENT: William McPherson, Ann McPherson, J. Frank Ray, Jim Anthony,
Elizabeth Goode, Elizabeth Collins, Anne Crawford, James
Boericke, Tommy Buret, Phillip Whitaker, William Price, Eiyebell
Matherson, Janie Bowman, William Bowman, Rocky Rosen,
Jack Smyre, Grainger Barrett, Agatha Johnson, Janet Rigsbee,
Uance Spinks
The Joint Public Meeting was called to order by Remus Smith.
Bob Rose was reconigzed and Chaired the Joint Public
Hearing.
ITEM # 1: The request from Dallas Long to rezone the lot at 128 41.
Margaret Lane from R-20 to CC (Central Commercial) uaas
explained by Rigsbee.( see map) Rigsbee stated the specifics
of the request, reviewed CC uses ( noting that screening
would have to be waived and parking provided), and
reviewed the History of the property. (see file) Rigsbee
expressed the Historic District Commission's recommendation
of denial of the request at their last meeting.
Rose stated a clarification of rezoning and asked if Mr Long
was present. Mr Dallas Long ujas absent.
Page asked what other property had turned commerical in
the area of the rezoning since the last rezoning request.
Rigsbee said that there had been no new commerical added.
Tommy Burel asked if after rezoning if a convience store
could be placed on the property if the rezoning was
approved. Rigsbee said that it might after a Site Plan Review.
Rose stated that the best example of this would be drive up
window convience store.
James Boericke read a letter written by him expressing
opposition to the request. (see file)
Tommy Burel spoke for Ms. Ann Crawford in opposition to
the request. He cited increased noise and distruction of the
colonial spirit of the neighborhood as reasons to not approve
the request.
Elizabeth Matheson expressed her hope of living on Margaret
Lane for quite sometime. She stated her opposition to the
request based on increased traffic concerns. She expressed
sorrow for Mr Long's problem, but said he should explore
other alternatives.
JOINT PUBLIC
HEARING 10/25188
PAGE C
William Price said he was opposed to the rezoning because it
would distrog a beautiful block and could start a process of
rezoning that was unending. He said to protect the Historic
quality of the town, we must protect the Historic District
neighborhoods.
ADDITION: Mayor Cates presented neva Town Administrater. Phil
Whitaker, to those attending the meeting.
ITFM # P- Piwchpp nrpaantpd tha rpnnaqzt from Ing, Phalncz to ra?nnp a
1.46 acre lot from AR to GI (General industrial). The lot is
located on the south side of Highway 70A blest and north of
White Furniture Company. (see map) Rigsbee read Phielps'
application request, reviewed uses in GI toning, and stated
the history of the property. (see file) Rigsbee said that Pat
Ive of the NCOOT, expressed the concern that there is no
gocfd location For a dflVeway on the property, but would
review drivaway access closer before issuing a driveway
permit.
Johnson asked Mr Phelps what was to be located upon the
property.
Phelps stated that silos would be placed on the property for
the disgenfing of cemtgt (see file for a description) as well
as son pi es and a ru ar. h
. tire loader.
Johnson asked how much noise would occur from the
activity upon the property. Neighbors in this area had
expressed problems with the existing noise levels and
pollution_
Phelps said that nothing was really done on the site except
the loading of the trucks. The mixing of the product was
ti Ll/!C tat 1110 1IJU Si`tl:. r7C 1113rtJ Sulu tlitli !IC curl erltlij IIUS IJrIC
truck, but would most likely buy a second as a spare.
Crowther questioned the relationship of the landowner and Mr
Phelps. Phelps said that he was attempting to buy the
property if it was rezoned.
Page asked where the trucks would be cleaned and what
was used to clean them up. Phelps said that the truck is
cleaned upon the job site and he uses Mater, a brush, a
hammer, and nothing else.
Rigsbee stated that the silo is currently located on the old
Hines -liner property.
Ms. Edna Ellis asked whose driveway currently existed on the
property. Mr Phelps said that White Furniture currently shares
the drive.
Phelps stated that the property was not suited for residential
or farming uses and he cannot see any other uses for the
property than GI zoned uses_
lies Anthonil expressed concern mithnnihle upper
lrrn.r r.ice
problems this
would present trit this 11ocitiorl. Since
70A is one of the main gateways into Hillsborough, he said it
JOINT PUBLIC
HEARING 10/25/88
PAGE 3
could detract from the town's beauty-
Rigsbee read phone call statements from the following
citizens expressing apposition to the rezoning: Frank Coleman,
Barbara Harris, Frank Evans, Jim Ducker, Luciller and Odell
Turner, and Tex Drowns. (see file)
Phelps rebutted the statements from the citizens and added
that the traffic would be very low. He expressed the desire
to establish a long running business upon the property.
ITEM ## 3: The request form Robert and Rachel Scholar to rezone 4 lots
in North Dixie Subdivision on the west side of Wildaro Ct. to
R-10 was presented by Rigsbee. Rigsbee reviewed the
application, zoning uses, requirements, and history of the
property. She also read a memorandum written by Mr Scholar.
Geoffrey Gledhill asked for approval of this request for his
client. He said that this was not rezoning since this area had
been recently annexed by the town and new zoning had not
been approved. Also that the request would not drastically
change the appearance of the neighborhood. He stated that
the old Orange County zoning was not a significant change
from the proposed rezoning since both are still residential.
Finally he expressed the desire of Bob and Rachel Scholar to
build and sell homes that are quality in construction as well
as affordable.
Rose asked if there was a price difference between R-15 and
R-10. Mr Scholar said that there was no real price difference.
Ida Evans expressed some of the neighbors unhappiness for
the close spacing of some of the housing. She said they did
not feel good about the development. Scholar said that if
you did not allow developers to do the jobs in a very good
way - with incentive, you will get mobile homes and
sub -standard housing.
Ms. Edna Ellis stated her continued interest in this
development and it's past request for rezoning. She said that
the Town of Hillsborough recommended denial due to density
to the Orange County Commissioners -(see letter on file) She
stated that she was a member of the Thoroughfare Plan
Committee and had a copy of a traffic accident study for the
town. (see file) She said traffic had to access Highway 78
and the traffic count on Highway 70 was high in 1985. Orange
County Tax Office advised her that the Scholars also owned
8.5 acres near this property.(see file) She asked if the houses
he plans to build were for sale or rent. She expressed
opposition to any more sections of this neighborhood being
vaned R-10. She finished by saying that she did not like to
see an increase in density occur in this neighborhood.
Johnson expressed concerns that some of the houses looked
like they were toyed out like mobile homes. Due to the
density, the clustered housing gave it a ghetto look. He
expressed the need for a traffic light at the intersection with
Highway 70. He said that the density in this area must be
reduced and that we should not continue to pack people in
this area. Because of current use, Faucette Mill Rd is almost
unuseable.
JOINT PUBLIC
HEARING 10125z89
RAGE 4
Mayor Cates asked Mr Gledhill about the subject of affordable
housing. He asked with 3 million homeless in the country,
many who were not beggers or hoboes: were these six new
houses going to really help -
Mr. Gledhill responded that the increased density would
encourage better quality development at an affordable price.
Also whatever property the Scholar's own they would like to
sell, once construction is complete. The existing 8.5 acres
mentioned by Ms. Ellis was currently undevelopable due to
the lay of the land. In fact this is why the cluster houses
were arranged like they were.
Mrs. Janie Boatman said she has had numerous mobile homes
moved into the neighborhood and has been forced to place
them in at an odd angle due to lot sizes. She has seen the
cluster houses and believes that they are too close. Also that
they could be a fire concern due to their closeness. She felt
it was unfair for Mr Scholar to be allowed to cluster houses
considering all her problems with mobile home placements.
ITEM # 4: Rigsbee explained the administrative zoning of the newly
annexed lots in the Northern Fairview area that are currently
unzoned. (see file) Rigsbee explained that Orange County
Zoning did not transfer upon annexation into the town after
Mrs Ellis asked for an explaination.
Edna Elias again stated her opposition to any new R-10 lots in
the Fairview area.
Evans said that more information on proposals was needed
to be distributed ahead of time. Rose expressed reservations
as to what else could be done that is not already being
attempted to get the information out.
Janie Bowman asked what effect would this rezoning have
on Harper Street. Rigsbee said that the lot could be smaller in
size and more density would be allowed if the zoning is
passed.
Page asked what the average lot size mould be in the area.
Rigsbee stated that the R-10 zoning would create the least
number of non -conforming lots.
ITE11 # 5: Rigsbee reviewed the request from Jim Anthony to amend the
Permitted Use Table to allow for most GC (General
Commerical) permitted uses to be permitted uses in GI
(General Industrial) districts. Rigsbee explained the uses and
described the area involved.
Jim Anthony stated his support of the amendment change. He
said that currently the Zoning Ordinance only allows for the
most objectional uses in Cl districts while some of the land is
on the main entrance to town. If someone wanted to do
retail business at, their plants the current ordinance Mould not
allow it. Most towns Zoning Ordinances allow for GC uses in
GI districts.
Edna Ellis said that if this kind of change would be allowed
that we might lose control of our town. Also would not each
application need to be reviewed by the town.
J0114T PUBLIC
HEARING l9z25188
PAGE 5
Rose stated that the change would only allow GC uses in GI
districts and not G1 uses in GC districts_ Also that retail sales
with manufacturing would be allowed with the amendments.
Edna Ellis expressed the fear that the town would then end
up with a mixed bag of businesses.
ITEM # 6: The request from the McPherson family to allow 2 flag lots
per parcel was presented by Rigsbee. Rigsbee explained Flag
lots, the changes to the Zoning Ordinances and Subdivision
Regulations: and mentioned the odd designs these lots could
take. (see file)
Smith asked what type of access the McPherson's had onto
the property. Rigsbee explained that there was access
available from Hayes St and Nash St but there were width
problems. Rose stated that the McPherson property was only
an example and was not on review.
Johnson expressed the problem that if the Board did not
allow flag lots, there would be different problems with the
subdivision of this lot and others. Rigsbee also stated that
lots of record before 1978 will be affected by the new
amendments.
William McPherson said his land is currently an old baseball
field, with his father's grave located in such a way on the
property to not allow easy access. The only uses for the
property in the future would be for his two children and his
church. Rose expressed his thanks to the McPherson's for
allowing the town to "go to school" on his property.
Evans stated that her mother's property was near this
property and she expressed her mother's approval if the flag
bats were allowed.
Rigsbee noted that lots located within the Historic District
would be excluded.
ITEM # 7: The request from Senate Properties Inc. to allow for 6
gasoline pumps (multi -product dispensers) at convenience
stores outside of the Historic District was explained by
Rigsbee and the amendment changes were pointed out.
Rose pointed out locations where MPD's occur in the area
now. Also he explained that under this amendment only 4
cars could be served at these pumps.
ITEM # 8: Rigsbee reviewed the proposed amendment to establish
special standards and exempt from subdivision water and
pump stations.
Page asked if Orange County Soil and Erosion would review
these. Rigsbee said that the state conducted this review and
not the county.
r
JOINT PUBLIC
HEARING 10/25/00
PAGE 5
ITEM # 9: The amendment to increase the height limitation on church
spires and their ornamentation was explained by Rigsbee.
Rose stated that this amendment came about because a
church wanted to put a cross on top of their spire. Rigsbee
said that this only applied to churches and their
ornamentation.
Page asked about the legal standing upon this issue. Rigsbee
said that it could be checked into.
ITEM # 16: Rigsbee reviewed the amendment to establish a third
alternate to be the planning Director for the Historic District
Commission.
Rose explained the reasons for the amendment.
Johnson asked if two meetings a month by the Commission
was necessary. Rigsbee stated that it was.
ITEM # 11: The amendment to allow additional time to underpin a mobile
home in hardship cases with a signed agreement was
reviewed by Rigsbee. Rigsbee explained that underpinning was
necessary before power could be connected currently.
Johnson asked how much of a problem have these hardship
cases been. Rigsbee said that it was a problem and expressed
the intent of having the owner sign an agreement to
underpin by a certain time or be penalized.
Johnson asked if this was legal to penalize the person. e
Rigsbee stated that if was, with the exception that you could
not cut off the utilities.
Johnson expressed the opinion that it was needed in the
town ordinances, but it may need to be examined more.
Rose said that there may be a need to change the Zoning
Ordinance wording towards this issue.
Horace Johnson adjourned the Public Hearing.
The meeting ended at 8:15 pm.
DANCE SPINKS, Secretary