Loading...
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