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.