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HomeMy Public PortalAbout10.6.1988 Agenda & Minutes Planning BoardIII! Pill 11 HILLSBOROUGH, NORTH CAROLINA 27278 AGENDA PLANNING BOARD OCTOBER 6, 1988 6:30PM ITEM #1: Consideration of additions to the agenda. ITEM #2: Approval of the minutes of the August 4, 1988 meeting. ITEM #3: Items for Public Hearing, October 25, for discussion. MAP CHANGES - REZONINGS: 1. Request from Dallas Long to rezone the lot at 128 W. Margaret Ln> from R-20 to CC (4.36.A.11) (attachments) 2. Request from Joe Phelps to rezone a 1.46 Ac. lot from AR to GI Lot located on the south side of Hwy 70 west of White Furniture. (4.40.A.6) (attachments) 3. Request from Bob Scholar to zone lots 30-33 in North Dixie to R-10. There is no zoning on these newly annexed lots. (4.5H..21-24) (attachments) i 4. Administrative zoning of newly annexed lots in the Northern Fairview area that currently are unzoned. To put a R-10 and I R-15 zoning on them (see attachment) TEXT AMENDMENTS ZONING ORDINANCE AND SUBDIVISION REGULATIONS: 1. Request from Jim Anthony to amend Permitted Use Table to allow for all GC uses to be allowed in GI. (attachment) 2. Request from McPherson family to allow flag lots. (attachment) 3. Amendment to establish special standards for water and sewer pump stations. (attachment) 4. Amendment to increase the height limitation on church spires. (attachment) 5., Amendment to establish a third alternate for the Historic District Commission. (attachment) MINUTES PLANNING BOARD OCTOBER 6, 1988 —EMBERS Bob Rose (Chair), Cheshire Cole, Ida Louise Evans, Barbara Page, PRESENT: Tarleton Davis, Margaret Moore, David Cates, Dr. Robert Murphy ABSENT: Calvin Ashley, Jim Culbreth, Robin Coleman OTHERS: Jack Smyre, Grainger Barrett, Robert Scholar, Janet Rigsbee ADDITIONS: Text amendment to allow 6 gasoline pumps at convenience stores. ITE14 #2: Page moved to approve the minutes of the August 4, 1988 meeting. Cole seconded. Unanimous. ITEM #3-3: The rezoning request from Robert Scholar to zone 4 lots to R-10 on the west side of Wildaro Ct., North Dixie Subdivision was explained by Rose. Rigsbee said at the current time these lots are unzoned because they have been newly annexed. As an administrative zoning the proposed zoning is R-15 because that is the current size of the lots. When she informed Scholar that the requested zoning would be R-15, Scholar decided to submit a request for R-10 as he desired to build 6 homes on these lots if possible. Scholar distributed a copy of his memorandum explaining the request (attached) and a map demonstrating the placement of the homes on 6 lots (file). T)DITION: Rigsbee distributed a letter from the John McAdams Company that requested a text amendment to allow 6 multi -product dispensers at convenience stores outside of the Historic District. Barrett explained that the term "multi -product dispensers" is used because there are actually 2-4 pumps inside of every dispenser but yet only 2 cars can use them at any one time. Page asked what amount of extra traffic would be generated if 6 pumps were allowed. Rose said that he sees a real distinction between the Historic District and the rest of Town. Davis asked why place a limit on a business if they have the space to put in more pumps. Barrett said he felt that the limitation of 6 would probably be better for the Town than an unlimited number of pumps. Barrett asked that the reference to the number of hoses be deleted because of current and future technology. ITEM #3-1: The rezoning request of Dallas Long at 128 W. Margaret Ln. was discussed. Cole asked if a year had expired and Rigsbee said that the last rezoning request was denied on September 14, 1987. October 6, 1988 Page 2 Rigsbee explained that this rezoning request was to be rezoned to CC which did not require parking and setbacks as the 01 that was requested last year. Another difference is that Long has shown a horseshoe driveway that makes exiting the property safer. Rigsbee was asked to check with Phil Green to see if the driveway can be a requirement of the rezoning proposal. Rose felt that this may be an erosion of residential property. Cates said that if you read the real estate agent's comments from last year that the comments could apply against rezoning the lot. ITEM #3-2: The rezoning request of Phelps Concrete on Hwy 70A was presented by Rose who said that this used to be the old Hines Liner lot. Cates asked where the driveway for the mobile homapark was located and he said their access should be maintained. Rigsbee showed photos of the concrete plant. Page asked where the trucks would be cleaned and Rigsbee said at the dumped site. Page asked where will they clean trucks when dirty and with chemicals. Rigsbee did not know. Cates said that the driveway will have slow moving trucks exiting onto Hwy 70A and that there is a dangerous curve in that area. Rigsbee was asked to contact the NCDOT regarding the driveway. Rose said that the lot is fairly unuseable as AR as residential is not desireable but still the lot is located in a precarious spot. ITEM #3-4 Rigsbee explained the administrative zoning of the newly annexed lots in the Northern Fairview area. R-10 was chosen on the west of Harper St. because of the proximity to the R-10 across the street and the existing lot sizes and R-15 was chosen north of Dixie Ave. because of the existing lot sizes. Rose said that low-cost housing has its positive and negative aspects and that he worries about people on fixed incomes. Evans said that she has heard complaints about small lots in the area. Page said that we should look at the lots in the Wildwood Subdivision and you can see what small lots look like when they have been lived on for years. Murphy moved to recommend the administrative zoning of R-10 and R-15 as shown on the map (agenda). Moore seconded. Unanimous. TEXT A text amendment from Jim Anthony requests that most GC uses be CHANGES allowed in the GI zoning district. Rose said that the example of ITEM #3-1: furniture manufacturing and retailing is logical but Anthony is asking for much more than needed to allow for that change. It appears that he wants as many avenues open for development as pos- sible and that seems to dilute the zoning ordinance. Page said that Chapel Hill has a multi -use district that maybe could apply here. October 6, 1988 Page 3 ITEM #3-2: A text amendment request from the McPherson family to allow for flag lots has not yet been written because Rigsbee could not figure out how to write it. Rigsbee explained the concept of the flag lot in that the lot width is reduced to 30' because the buildable area is in the rear of the lot. The owner owns the driveway which can be gravel. The current regulations would require the construction of a paved, public road. Rose felt that it could open a Pandora's box and the possiblity of granting Variances to lots outside of the Historic District could be pursued. ITEM #3-3: The text amendment for water and sewer pump stations was discussed Page said that landscaping should be in place before operations started. ITEM #3-4: An amendment to increase the height limitation on churches outside of the Historic District was discussed. Moore felt that the wording should be "ornamentation on church spires". The Board agreed. ITEM #3-6: An amendment to allow for additional time to underpin a mobile home in hardship cases was discussed. Rigsbee explained that this is one of the most difficult situations for a citizen and has caused many people undue hardship. Evans noted that often because of weather problems that the mobile home owner needs more time. Page said that there should be some recourse if they don't underpin in the additional time allotted. Rose said that maybe an agreement form can be signed. Page moved to recommend the text amendment to allow for additional time to underpin a mobile home in hardship cases. Evans seconded. Unanimous. ITEM #3-5: An amendment to have a third alternate to be the Planning Director on the Historic District Commission was discussed. Rose said he thought this was not needed and has talked to the Chair who should encourage his members to attend meetings and arrive on time. Cole moved to recommend this amendment. Page seconded. Page said she felt that this would additional strees on the Director and the members should be more punctual. Vote 6 yes and 2 no. r October 6, 1988 Page 4 ITEMS #4, Rigsbee said that she included these items for the Planning Board's 5. & 6: information and review as the Subdivision Regulations are new and the Board had expressed a desire to see all subdivision work that passed through the Planning Office even if it didn't require Planning Board approval. The Board thanked Rigsbee and asked her to continue to include these surveys. ITEM #7: Page said that the Planning Board Workshop was very good and offered many practical suggestions for subdivisions, for example different cul-de-sac and road designs. Evans said that she made tapes of the sessions and anyone may borrow the tapes if they like. At 8:OPM Page moved to adjourn the meeting. Cole seconded. Unanimous. Janet V. Rigsbee, Secretary MEMORANDUM TO: Town of Hillsborough Planning Board FROM: Robert and Rachel Scholar DATE: October 6, 1988 SUBJECT: Rezoning We request that the Town of Hillsborough rezone the portion of North Dixie Subdivision on the west side of Wildaro Court from R15 to R10. Property already zoned R10 adjoins this property to the north. If granted, the R10 zoning will not require substandard placement of homes or any type of unacceptable development. All residences will face the street. The lots with the requested zoning will range from 75 to 100 fee-- front footage, only 30 to 40 feet less than the lots planned using the present zoning. We know that the Town is concerned about affordable housing and is committed to helping make it available in a manner which insures and improves quality of life for low and moderate income people. Orange County created a special task force to study the matter and the Town of Hillsborough invited the undersigned to its Alternative Housing Workshop at which we demonstrated the quality of our development and our homes. Several years ago Phil Post, a local engineer, and I were prepared to demonstrate the lack of financial incentive without R10 zoning for average to better quality development in this location. A successful zoning change, however, still didn't solve all of the problems so we abandoned the struggle. We have resumed the development of this subdivision. Our incentive for construction on this phase is a sewer main installed three years ago, principally to serve other phases, with a cost attributable to this phase in excess of $20,000 and which $20,000, as "inventory," has never been tax deductible. With this development cost "bonus," construction of six homes per the revised plan is feasible. Construction of only four homes as permitted under the present zoning makes this phase of the project marginal. We say this phase is feasible with six lots. This is only so with the undersigned doing all of the field work, construction supervision and marketing of the completed homes.