AGENDA KERNERSVILLE PLANNING BOARD KERNERSVILLE MUNICIPAL COUNCIL CHAMBERS MONDAY, MAY 9, :00 PM

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1 1 APPROVAL OF MINUTES AGENDA KERNERSVILLE PLANNING BOARD KERNERSVILLE MUNICIPAL COUNCIL CHAMBERS MONDAY, MAY 9, :00 PM A Approval of Minutes for the Planning Board Meeting on April 11, PUBLIC SESSION A FINAL DEVELOPMENT PLAN: Jeff Hunter, Agent for Owner, for a Final Development Plan approval of Site Plan titled Pope 30K in the GI-S Two-Phase zoning district for property located at 1351 Bridgeport Drive, being all of PIN # containing a total of 7.64 acres more or less. Petitioner requesting approval of the second phase of a Two-Phase Special Use District zoning petition. Requested Use(s): Building Materials Supply; Car Wash; Convenience Store; Government Offices; Implement Sales and Services; Manufacturing A; Manufacturing B; Manufacturing C; Medical or Dental Laboratory; Motor Vehicle Rental and Leasing; Motor Vehicle, Body or Paint Shop; Motor Vehicle, Repair and Maintenance; Motor Vehicle; Storage Yard; Offices, Miscellaneous; Outdoor Display Retail; Park and Shuttle Lot; Parking, Commercial; Police or Fire Station; Professional Offices, Recreation Services, Indoor; School, Vocational or Professional; Services, Business A; Services, Business B; Services, Personal; Storage Services, Retail; Terminal, Freight; Testing and Research Lab; Utilities; Veterinary Services; Warehousing; Wholesale Trade A; Wholesale Trade B. Zoning Docket K-376FDP.A1.TR2 1. Action Required: Site Plan Approval 3 PUBLIC HEARINGS A PUBLIC HEARING: David Carico, Agent for Owner, for properties located at 263 and 268 Gretas Way, being all of PIN # and part of PIN # containing 1.34 acres more or less and zoned LI-S (Limited Industrial Special Use District). Petitioner requests an amendment to the uses as originally approved by the Board of Aldermen by adding Recreational Services, Indoor. Zoning Docket K Action Required: Rezoning Recommendation Page 1 of 80

2 Action Required: Site Plan Recommendation B PUBLIC HEARING: Sean Jones, Agent for Owner, for properties located on the northeast corner of Solomon Drive and Jag Branch Boulevard, being a part of PIN #(s) and containing a total of 2.37 more or less. Petitioner requests a Single-Phase Special Use District zoning from MU-S (Mixed Use Special Use District) to MU-S (Mixed Use Special Use District). Requested Use(s): ABC Store; Access Easement; Private Off-Site; Adult Day Care Center; Arts & Crafts Studio; Banking and Financial Services; Bed and Breakfast; Broadcast Studio; Child Care (Drop In); Child Care (Sick Children); Child Care Institution; Child Day Care Center; Church or Religious Institution, Neighborhood; Club or Lodge; Convenience Store; Food or Drug Store; Funeral Home; Furniture and Home Furnishings Store; General Merchandise Store; Government Offices; Hardware Store; Hospital or Health Center; Hotel or Motel; Limited Campus Uses; Manufacturing A; Medical and Surgical Offices; Medical or Dental Laboratory; Museum or Art Gallery; Neighborhood Organization; Non-Store Retailer; Nursery, Lawn and Garden Supply Store, Retail; Offices, Miscellaneous; Park and Shuttle Lot; Parking, Commercial; Police or Fire Station; Professional Office; Recreation Facility, Public; Recreational Services, Indoor; Residential Building, Multi-Family; Restaurant (without drive-through service); Retail Store, Specialty or Miscellaneous; School, Private; School, Vocational or Professional; Services, Business A; Services, Personal; Storage Services, Retail; Swimming Pool, Private; Testing and Research Lab; Theater, Indoor; Utilities; Veterinary Services; Warehousing; Wholesale Trade A. Zoning Docket K Action Required: Rezoning Recommendation Action Required: Site Plan Recommendation 4 PUBLIC COMMENTS 5 PLANNING BOARD COMMENTS 6 STAFF UPDATES 7 ADJOURNMENT Page 2 of 80

3 DRAFT MINUTES TO BE APPROVED BY PLANNING BOARD KERNERSVILLE PLANNING BOARD MUNICIPAL COUNCIL CHAMBERS MONDAY, APRIL 11, 2016 The Kernersville Planning Board held its regular monthly meeting on Monday, April 11, 2016 at 7:00 P.M. in the Municipal Council Chambers. Members Present: Jim Waddell - Chairman, Phyllis Mendel Vice-Chairman, Margaret Burks, Tom McDaniel, Ed Green, Karen Caudle, and James Fradenburg. Members Absent: Bronda Martin, Steve Hutchins, and Janice Carroll 1 APPROVAL OF MINUTES A Approval of Minutes for the Planning Board Meeting on February 8, Motion made by Margaret Burks to approve minutes as submitted. Seconded by James Fradenburg. Vote: (7:0) Motion carried. 2 PUBLIC SESSION A PUBLIC HEARING: Rochelle Y. Martin, Owner, for property located at 706 East Mountain Street, being all of PIN # containing 0.59 acres more or less. Petitioner requests a Single-Phase Special Use District rezoning from HB (Highway Business) to HB-S (Highway Business - Special Use District). Requested Use(s): Arts and Crafts Studio; Banking & Financial Services; Building Contractors, General; Child Care (Drop In); Furniture and Home Furnishings Store; General Merchandise Store; Government Offices; Health Services, Miscellaneous; Medical or Dental Laboratory; Medical and Surgical Offices; Microbrewery; Motorcycle Dealer; Motor Vehicle, Rental and Leasing; Motor Vehicle Repair and Maintenance; Non-store Retailer; Nursery, Lawn and Garden Supply Store, Retail; Offices, Miscellaneous; Outdoor Display Retail (limited to 10 cars for sale); Professional Office; Restaurant (without drive-through service); Retail Store, Specialty or Miscellaneous; Services, Business A; Services, Personal; Veterinary Services. Zoning Docket K Action Required: Rezoning Recommendation Action Required: Site Plan Recommendation Jeff Hatling presented the following Staff Reports and PowerPoint Presentation: Page 3 of 80

4 STAFF REPORT SPECIAL USE DISTRICT REZONING ZONING DOCKET: K-745 RS12 PLANNING BOARD: April 11, 2016 PETITIONER & OWNER(S): Rochelle Y. Martin PROPOSED ZONING AMENDMENT: From: HB To: HB-S HB Site E MOUNTAIN ST GRALIN ST GB PROPOSED USES: Arts and Crafts Studio; Banking & Financial Services; Building Contractors, General; Child Care (Drop In); Furniture and Home Furnishings Store; General Merchandise Store; Government Offices; Health Services, Miscellaneous; Medical or Dental Laboratory; Medical and Surgical Offices; Microbrewery; Motorcycle Dealer; Motor Vehicle, Rental and Leasing; Motor Vehicle Repair and Maintenance; Non-store Retailer; Nursery, Lawn and Garden Supply Store, Retail; Offices, Miscellaneous; Outdoor Display Retail (limited to 10 cars for sale); Professional Office; Restaurant (without drive-through service); Retail Store, Specialty or Miscellaneous; Services, Business A; Services, Personal; Veterinary Services. ACREAGE:.59 LOCATION OF PROPERTY AND RELATION TO EXISTING ZONING DISTRICTS: Property located at 706 East Mountain Street, being all of PIN # Surrounding zoning districts are HB. PURPOSE OF REZONING: The property owner is currently revitalizing the site. One of the uses the petitioner would like as a permitted use is Outdoor Display Retail. The site is located in the Highway Corridor Overlay District which requires Outdoor Display Retail to be on a lot greater than two acres, unless a Special Use District rezoning application is submitted requesting departure from the standards and uses of the Zoning Overlay Districts. The applicant must present a zoning district that would address the purposes of the overlay district more adequately than development which would meet the strict requirements of the overlay district. The purposes of the Highway Corridor Overlay District are: Enhancing the overall image of the major highway corridors by establishing minimum building and site plan design standards. Page 4 of 80

5 Encouraging highway development that compliments and expands on the unique character of the downtown and historic districts and prevents creation of generic commercial strips. Establishing Kernersville as a unique, high quality community within the Triad by creating developments that provide visual interest consistent with community goals. Enhancing the business economy through the creation of attractive commercial areas. Preserving and enhancing property values through creation of high quality developments. Implementing the goals, policies, objectives and recommendations of the Kernersville Development Plan. Promoting the overall health, safety and welfare of the citizens, residents, workers and business owners. Below is a photo of what the site previously looked like. The proposed special use district would greatly contribute to enhancing the site. The property owner proposes to: eliminate two (2) of the current three (3) driveways; create twenty foot (20 ) streetyard; establish a formal parking lot; eliminate out-door storage; and limit the car sales to ten (10) cars. Those design features would address the purposes of the Highway Corridor Overlay District by enhancing the overall image of the highway corridor; enhance the East Mountain Street gateway into downtown; create a more unique, higher quality development site; strengthen the business economy through the creation of a more attractive commercial site; and enhance property values. Page 5 of 80

6 During the writing of the Overlay Districts, the citizens who were on the Overlay District Advisory Task Force recognized that the small car lots had the potential of distracting from creating attractive highway corridors, unless the sites could be enhance with landscaping and other design features. Below are some examples of small car lots with enhanced designs. FINDINGS: Site Plan The site plan conforms to the Unified Development Ordinance parking, landscaping and watershed standards; along with the Fire Code standards. Land Use Plan The propose uses conform to the Land Use Plan recommendation for commercial uses. The enhanced site plan would be able to accommodate the requested uses. Arts and Crafts Studio; Banking & Financial Services; Building Contractors, General; Child Care (Drop In); Furniture and Home Furnishings Store; General Merchandise Store; Government Offices; Health Services, Miscellaneous; Medical or Dental Laboratory; Medical and Surgical Offices; Microbrewery; Motorcycle Dealer; Motor Vehicle, Rental and Leasing; Motor Vehicle Repair and Maintenance; Non-store Retailer; Nursery, Lawn and Garden Supply Store, Retail; Offices, Miscellaneous; Outdoor Display Retail (limited to 10 cars for sale); Professional Office; Restaurant (without drive-through service); Retail Store, Specialty or Miscellaneous; Services, Business A; Services, Personal; Veterinary Services. Thoroughfare and Street Plan The elimination of two (2) driveway cuts would enhance the safety along East Mountain Street. Page 6 of 80

7 RECOMMENDATION: Rezoning: Approval of the following motion. Move to amend the Unified Development Ordinance of the Town by rezoning the property in case K-745 from HB to HB-S, the said rezoning being consistent with the Town s comprehensive plan, Kernersville Development Plan, and further being both reasonable and in the publics interest due to the following facts: The petitioner requested Special Use District rezoning to allow for enhanced design. The proposed enhanced design along East Mountain Street will contribute to a positive entranceway into Kernersville and the downtown area from the east. The development will comply with all Unified Development Ordinance standards. Conditions: Approval with the following conditions and the additional condition that the correct survey be recorded with the Register of Deeds prior to the issuance of a building permit. Uses 1. Arts and Crafts Studio; Banking & Financial Services; Building Contractors, General; Child Care (Drop In); Furniture and Home Furnishings Store; General Merchandise Store; Government Offices; Health Services, Miscellaneous; Medical or Dental Laboratory; Medical and Surgical Offices; Microbrewery; Motorcycle Dealer; Motor Vehicle, Rental and Leasing; Motor Vehicle Repair and Maintenance; Non-store Retailer; Nursery, Lawn and Garden Supply Store, Retail; Offices, Miscellaneous; Outdoor Display Retail (limited to 10 cars for sale); Professional Office; Restaurant (without drive-through service); Retail Store, Specialty or Miscellaneous; Services, Business A; Services, Personal; Veterinary Services. Site Plan 2. No outdoor storage shall be permitted that is visible from the public right-of-way. 3. The site plan as submitted. Page 7 of 80

8 Jeff Hatling stated this petition is requesting the addition of Outdoor Display, Retail (limited to 10 cars for sale). This project did not meet the minimum square footage requirement, so the Special Use District Permit is required. He explained that the additional condition regarding the survey before the building permit is necessary because the right-of-way shown in the tax records was not correct. The site plan included in this Staff report shows the correct right-of-way line. Jim Waddell declared the public hearing open. No one asked to speak. Jim Waddell declared the public hearing closed. Motion made by Margaret Burks to approve the rezoning, conditions, and site plan as submitted including the condition: The survey shall be recorded with the Register of Deeds. Seconded by Tom McDaniel. Vote: (7:0) Motion carried. 3 PUBLIC SESSION A FINAL DEVELOPMENT PLAN: Debbie Joyce, Agent for Owner, for a Final Development Plan approval of Site Plan titled Elk Ridge at Caleb's Creek in the MU-S Two-Phase zoning district for properties located at the intersection of Teague Lane and Ogden School Road, being a part of PIN # containing a total of more or less. Petitioner requesting approval of the second phase of a Two-Phase Special Use District zoning petition. Requested Use(s): Residential Building, Single Family. Zoning Docket K- 570 FDP TR-RL4 1. Action Required: Final Development Plan Approval Jeff Hatling presented the following Staff Reports and PowerPoint Presentation: Page 8 of 80

9 STAFF REPORT REQUEST FOR FINAL DEVELOPMENT PLAN (FDP) ZONING DOCKET: K-570 FDP TR-RL4 Elk Ridge PLANNING BOARD: April 11, 2016 ZONING: MU-S Two-Phase PETITIONER: Debbie Joyce, Agent for Owner OWNER(S)/ DEVELOPER: Boyd and Manuela Brown PROPOSED PROJECT: USES: Residential Building, Single Family ACRES: DENSITY: 3.44 Units Per Acre LOCATION OF PROPERTY AND RELATION TO EXISTING ZONING DISTRICTS: Located south of the intersection of Teague Lane and Ogden School Road, being a part of PIN # Surrounding zoning is the Calebs Creek MU-S (Mixed Use Special Use District) and Forsyth County AG (Agriculture) lots containing single family homes along Teague Lane. PHYSICAL DESCRIPTION: The site sits on a small ridge overlooking Abbbots Creek and its floodplain. The William gas line runs along the eastern border. Page 9 of 80

10 ZONING HISTORY: Case and location Decision and Date PB Rec. Staff Rec. K-570 Calebs Creek Approval 8/7/01 Approval Approval Rich Taylor, Agent for Calebs Creek K-570 Tract 1D Haddington N/A Approval 3/14/05 Approval Doug Stimmel, Agent for Calebs Creek - Debbie Joyce, Manager K-570 Tract 1N Brunswick N/A Approval 4/11/05 Approval Doug Stimmel, Agent for Calebs Creek - Debbie Joyce, Manager K-570 Tract 1F Deer Run N/A Approval 5/9/05 Approval Doug Stimmel, Agent for Calebs Creek - Debbie Joyce, Manager K-570 Tract 4 NA Approval 11/14/05 Approval Doug Stimmel, Agent for Calebs Creek - Debbie Joyce, Manager. This site was the central area of Calebs Creek that was proposed by the second developer of Calebs Creek. A revised FDP will be submitted by the current developer. K-570.A1 Retirement Center Approval 12/6/11 Approval Approval Seamon WhiteSide+Associates for BOMA NC LLC K-570 Tract 1F Deer Run Amended N/A Approval 01/13/14 Approval Debbie Joyce, Agent for BOMAManager K-570.A2 Cables Creek Approval 01/12/16 Approval Approval Debbie Joyce, Agent for BOMA NC LLC FINDINGS: Calebs Creek Special Use District Conditions The following are site plan and design conditions that apply to K- 570 FDP TR-RL4 (Elk Ridge) Land Uses The development of parcels within the property shall be governed by the following: o Master Zoning Plan. o Zoning Chart and Permitted Uses Worksheet shown on the Master Zoning Plan. o Greenway & Trail System Map as depicted on the Master Zoning Plan, with the exception Town of Kernersville dedicated greenway shall be extended between RL-21 and RL-24, and not be extended to RL-22. o Street Layout Map. o Vision Book. Findings: Site RL-4 permits Single Family (detached) housing with a density up to 4 units per acre. The site plan includes the required public greenway along Teague Lane and the developer submitted documentation that the Pipeline Greenway can be placed on east side of the pipeline easement. The street layout meets the access alignment with the future street across Teague Lane. The submitted greenway, wayfinding and housing designs meet the Vision Book standards. Page 10 of 80

11 Design Standards Within all residential areas streetyard trees shall be placed either within 20 of the rightof-way or easement, or within the right-of-way of a Public Services approved utility corridor plan. The minimum planting intervals shall be one tree per lot or 50' on center whichever is less. Finding: The development will be following the provision of streetyard trees placed within 20 of the right-of-way or easement. The minimum planting intervals shall be one tree per lot or 50' on center whichever is less. Developer shall comply with the submitted illustrated residential traditional stylistic designs. At the time of Final Development Plan submittal the architectural design of the residential units shall be submitted. The traditional stylistic architectural features shall include a combination of the following: Roofs: Hip and/or Gable(s) Roof, with a Pitch between 4:12 and 12:12. Windows: Window trim that incorporates the use of decorative shutters, heads, aprons and/or cornices. Entrances: Well defined stylistic front entrances, with paneled doors Garage doors Garage doors shall be paneled and framed with decorative trim. The front of the garage for front-loading garages shall not extend more than 3 from the front wall or if adjacent to the porch shall not extend 3 from the porch front. Porches The porch must be at least 36 square feet in area and have minimum depth of 5. Design Features on all Sides Trim: The design standards shall apply to all sides of the structure. Distinctive trims shall be incorporated. No two elevations with identical windows and door design are to be used on the same block. (A block is defined as the area between intersecting streets). Page 11 of 80

12 Findings: The developer submitted the following building design illustrations that comply with the building design standards. Page 12 of 80

13 Parks and Greenways Greenways, parks and conservation areas within the development area shall be dedicated to either the Property Owners Association or Town of Kernersville at the time a plat is recorded for an adjoining development parcel. The dedication of such area shall define the entity responsible for maintaining the applicable greenway, park and/or conservation area. The following locations currently are identified to be dedicated to the Town of Kernersville following construction of the adjoining development parcel: o Greenway and park located along Teague Lane comprising of approximately 9.80 acres and 4,930 linear feet of trail. o Greenway and park located between RL-3 and RL-4 comprising approximately 7.05 acres and 2,250 linear feet of trail and along the eastern boundary of MU-1. o The minimum dedicated public greenway easement shall be thirty (30) feet. During Final Development Plan additional park land dedication shall be provided that follows the topography and delineation between the greenway and adjacent land uses. The construction of buildings, structures, playgrounds, trails, bridges, etc. within the greenways, parks and conservation areas shall be the responsibility of the developer. The construction schedule for these facilities / improvements will be coordinated and based upon the construction of a development parcel(s) adjacent to the applicable greenway, park or conservation area; the completion of the facilities / improvements listed below shall occur in conjunction with the development of the final phase of the applicable internal zoning district(s) as follows: o Greenway located east of Teague Lane and south of Ogden School Road; RL-4 o Greenway located between RL-3 and RL-4 and eastern boundary MU-1; RL-3. Finding: The Greenway design as shown on the site plan has been reviewed and approved by Parks and Recreation and Community Development staff. The detailed construction drawings will need to comply with North Carolina Bicycle Facilities Planning and Design Guidelines. Transportation: Teague Lane: The developer shall be responsible for the improvements of Teague Lane in accordance with the Street Layout Map. The street and right-of-way widths, on-street parking, bike lane, planting strip and sidewalk shall vary based on the adjacent land uses and determination during the Final Development Plan for conformance to a complete street design. In the section north of the Haddington entrance, and area south of entrance to RH-1 the street design width may need to be narrowed to fit within the current right-ofway areas not controlled by Calebs Creek. All improvements shall be constructed to NCDOT Standard Specifications. The construction schedule for the improvements of this roadway shall be coordinated with the development of the final phase of the applicable internal zoning district(s) within the property subject to right-of-way acquisition as follows: o Ogden School Road to Hedgecock Road; RL-7 or RL-6 or RH1 whichever comes first. Finding: NCDOT approval of the future Teague Lane improvements required prior to submittal of construction drawings. NCDOT is currently reviewing the phasing of improvements on Teague Lane as it relates to the current rezoning condition of Ogden School Road to Hedgecock Road (street improvements required); RL-7 or RL-6 or RH1 whichever comes first. Page 13 of 80

14 Stormwater Management The developer shall provide a Watershed/Stormwater Conceptual Master Plan and Impervious Calculations Chart to tract the pervious rights of the project. Restrictions on new impervious surfaces apply to this site as shown on the Stormwater Master Plan. When final development plans are submitted, developer shall include an update of the Stormwater Master plan and shall obtain approval from the Town. The Stormwater Master Plan shall comply with provisions of Chapter C of the Unified Development Ordinance and shall include the Watershed/Stormwater Conceptual Master Plan and the Impervious Calculations Chart. Finding: The Watershed Pervious and Tracking Chart as shown on the site plan has been reviewed and approved by staff. Sidewalks The sidewalks shall comply with the standards set forth on the Street Layout Map, and NCDOT Complete Street Guidelines. Finding: The Residential Street cross section as shown on the site plan has been reviewed and approved by staff. RECOMMENDATION: Approval of the following conditions. Use 1. Residential Building, Single Family Building Design 2. Building façade design shall meet designs standards as submitted. Page 14 of 80

15 Greenways 3. The detailed construction drawings shall comply with North Carolina Bicycle Facilities Planning and Design Guidelines. Transportation 4. NCDOT approval of the future Teague Lane improvements required prior to submittal of construction drawings. Site Plan 5. Site Plan as submitted. Original Conditions 6. Original conditions shall apply. See Exhibit A. Page 15 of 80

16 Exhibit A Land Uses 1. The development of parcels within the property shall be governed by the following: a. Master Zoning Plan. b. Zoning Chart and Permitted Uses Worksheet shown on the Master Zoning Plan. c. Greenway & Trail System Map as depicted on the Master Zoning Plan, with the exception Town of Kernersville dedicated greenway shall be extended between RL- 21 and RL-24, and not be extended to RL-22. d. Street Layout Map. e. Vision Book. 2. Variations in land use such as acreage, density, units and/or square footage that does not exceed above five percent (5%) of the values listed on the Zoning Chart shall be permissible as long as such variation is consistent with the land uses referenced on the Master Zoning Plan. Variations may decrease. 3. The minimum acreage for greenways, parks and conservation areas within the project shall be 312 Acres which includes acreage previously dedicated and/or developed by third parties. 4. The developer shall include as part of the submittal of a Final Development Plan for single family neighborhoods; elevations, floor plans, and exhibits outlining the architectural style and materials for the residential housing, along with the wayfinding signage and structures for the area. Design Standards 5. Developer shall comply with the submitted illustrated residential traditional stylistic designs. At the time of Final Development Plan submittal the architectural design of the residential units shall be submitted. The traditional stylistic architectural features shall include a combination of the following: Continued on following page Page 16 of 80

17 Roofs: Hip and/or Gable(s) Roof, with a Pitch between 4:12 and 12:12. Windows: Window trim that incorporates the use of decorative shutters, heads, aprons and/or cornices. Entrances: Well defined stylistic front entrances, with paneled doors Garage doors Garage doors shall be paneled and framed with decorative trim. The front of the garage for front-loading garages shall not extend more than 3 from the front wall or if adjacent to the porch shall not extend 3 from the porch front. Porches The porch must be at least 36 square feet in area and have minimum depth of 5. Design Features on all Sides Trim: The design standards shall apply to all sides of the structure. Distinctive trims shall be incorporated. No two elevations with identical windows and door design are to be used on the same block. (A block is defined as the area between intersecting streets). Alternative design standards may be submitted at the time of Final Development Plan provided that the applicant presents, at the time of submittal, proposed findings of facts that the proposed design would implement the design purposes of creating a unique high quality community more adequately than a design which would meet the strict requirements of the residential design standards. 6. Within all residential areas streetyard trees shall be placed either within 20 of the rightof-way or easement, or within the right-of-way of a Public Works Services approved utility corridor plan. The minimum planting intervals shall be one tree per lot or 50' on center whichever is less. 7. The Planning Board shall consider establishing appropriate front residential setbacks for homes located on thoroughfares and collector streets. Considerations shall be given to amount and type of traffic, topography and building design such as the use of front porches. 8. The Master Zoning Plan designates the type of land use within the property as identified by the following zoning districts: Page 17 of 80

18 a. RL = Residential Low Density b. RM = Residential Medium Density c. RH = Residential High Density d. MU = Mixed Use e. CO = Commercial / Office f. AM = Amenity Center 9. The Zoning Chart designates acreage, density and number of units and/or square footage for each of the internal tracts within the property. 10. The Permitted Uses Worksheet designates the type of use allowed within the zoning districts shown on the Master Zoning Plan. 11. The Greenway & Trail System Map designates the conceptualized locations for types of public and private trail networks within the development area. 12. The Street Layout Map designates the type of street sections and conceptualized locations of such roadways within the development area. The street and right-of-way widths, on-street parking, bike lane, planting strip and sidewalk shall vary based on the adjacent land uses and determination during the Final Development Plan for conformance to a complete street design. 13. The Vision Book conceptualizes the development program for the project. 14. The Town of Kernersville Unified Development Ordinance ( UDO ), its applicable Zoning Overlay Districts and General Site Plan Requirements, except as designated herein, shall apply to the entire development of the property along with the following: a. Central Kernersville Overlay District shall apply to the non-residential land uses within the Mixed Use (MU) Parcels. b. Highway Corridor Overlay District shall apply to the non-residential land uses within the Commercial / Office (CO) Parcels. 15. Roadways within the development area shall be in accordance with the Street Layout Map. The street and right-of-way widths, on-street parking, bike lane, planting strip and sidewalk shall vary based on the adjacent land uses and determination during the Final Development Plan for conformance to a complete street design. 16. During Final Development Plan submittal the applicant shall submit the wayfinding signage and structures for the area to conforms to the rezoning submittal conceptual way-finding Golf Course, Parks and Greenways 17. A recreational land fee of $200 per housing/living unit shall be paid at the time of the each building permit issued within the development to serve this development or developments with the immediate area. All funds received by the Town of Kernersville pursuant to this condition shall be used only for the acquisition or development of recreation, park or open space sites. The fees shall increase 10% on July 1, 2004 and 10% every 3-years thereafter. 18. Greenways, parks and conservation areas within the development area shall be dedicated to either the Property Owners Association or Town of Kernersville at the time a plat is recorded for an adjoining development parcel. The dedication of such area shall define the entity responsible for maintaining the applicable greenway, park and/or conservation area. The following locations currently are identified to be Page 18 of 80

19 dedicated to the Town of Kernersville following construction of the adjoining development parcel: a. Greenway and park located along Teague Lane comprising of approximately 9.80 acres and 4,930 linear feet of trail. b. Greenway and Park located between RL-3 and RL-4 comprising approximately 7.05 acres and 2,250 linear feet of trail and along the eastern boundary of MU-1. c. Greenway located between MU-5 and RL-23, around the existing lakes and connecting the existing lakes to the elementary school comprising 9,240 Linear feet of trail. d. Greenway and park between RL-21 and RL-20 & RL-24. e. The minimum dedicated public greenway easement shall be thirty (30) feet. During Final Development Plan additional park land dedication shall be provided that follows the topography and delineation between the greenway and adjacent land uses. f. A minimum area of four hundred twenty-five (425) feet by seventy (70) feet shall be provided along the public street between MU-5 and AM. g. Conservation areas along Abbotts Creek. 19. The construction of buildings, structures, playgrounds, trails, bridges, etc. within the greenways, parks and conservation areas shall be the responsibility of the developer. The construction schedule for these facilities / improvements will be coordinated and based upon the construction of a development parcel(s) adjacent to the applicable greenway, park or conservation area; the completion of the facilities / improvements listed below shall occur in conjunction with the development of the final phase of the applicable internal zoning district(s) as follows: a. Greenway located east of Teague Lane and north of Ogden School Road; RH-2. b. Greenway located east of Teague Lane and south of Ogden School Road; RL-4 c. Greenway located west of Teague Lane and north of Ogden School Road; RL-23. d. Greenway located west of Teague Lane and south of Ogden School Road; MU-4. e. Greenway. Thirty (30) Space Public Parking Lot & Parks located around the Existing Lakes; RL-20, RL-21 and RL-22 or within three (3) years of completing the club house, whichever comes first. f. Greenway connecting existing lakes to elementary school; RM-5 or RM-4 whichever comes first. g. Greenway located between RL-3 and RL-4 and eastern boundary MU-1; RL-3. h. Conservation area along Abbotts Creek; RM The developer shall retain the rights to the pervious area available within a greenway, park and/or conservation area adjacent to a development parcel that is not required for use of any impervious facilities located within the greenway, park and/or conservation area. 21. The 30 public access easement and walkway to the conservation area located east of the Haddington Subdivision to be coordinated by the Town of Kernersville with the homebuilding team that develops this parcel to assist in implementation of the Greenway & Trail System outlined in the Vision Book. Amenity Center Page 19 of 80

20 22. The developer shall be responsible for the construction of the building(s) and facilities within the Amenity Center Zoning Tract. The construction of these improvements shall commence no later than thirty (30) days following issuance of the four hundredth single family certificate of occupancy within the development area. Transportation: 23. NCDOT Approval: The Town of Kernersville will submit all encroachment and driveway permits to the NCDOT for approval and will be responsible for any NCDOT requirements, except those required for Teague Lane. The Developer shall complete the application forms. 24. Road Development Fee: In lieu of certain road improvements at various intersections, all land uses within this development, except the conservation areas, park and golf course, shall be subject to the following fees: Single Family (detached) $500/per unit Multifamily (attached) $338/per unit Non-Residential 3A, 3B & 4 $2,323/per 1,000 sq ft Non-Residential. Parcels 5 & 6A-6F $664/ per 1,000 sq ft Convenience Store (w/pumps) $4,616per pump Church $247/per 1,000 sq ft Recreation Outdoor Field Complex $978/per acre The above fees shall be paid at the time of building permit approval. The funds shall be used for the construction of roads to serve the occupants, residents, or invitees of the subdivisions or developments and these funds may be used for roads which serve more than one subdivision or development within the area.. All funds received by the Town of Kernersville pursuant to this condition shall be used only for development of roads, including design, land acquisition and construction. The fees shall increase 10% on July 1, 2004 and 10% every 3-years thereafter. If a land use not listed above is used within this development, a trip/unit number shall be assigned using the Trip Generation Manual published by the Institute of Transportation Engineers and cost per unit based on the above schedule shall apply. 25. Right-of-Way and Easements: Any infrastructure improvements, except for off-site improvements which are not adjacent to the development, placed upon this Developer\Development that requires additional right-of-way and/or easements from other property owners, the Developer shall make a good faith effort to acquire the needed right-of-way and/or easements. If the Developer is unable to acquire the needed property, the Developer must submit documentation to the Town that a good faith effort was made to acquire the property. If the Town elects to acquire the property to facilitate the public infrastructure improvement, the Developer shall reimburse the Town for all expenses, including but not limited to; right-of-way and easement cost, surveying, engineering, legal, appraisal, and administration fees. 26. Negative Access Easements: A negative access easement shall be platted along Teague Lane and Ogden School Road excluding those accesses, which are approved as part of this development. Page 20 of 80

21 27. Building Permits: Selective building permits may be issued by the Town prior to the sewer system being placed in service, however, no certificate of occupancy will be issued until the sewer system for that area of service has been inspected by the CCUC and officially placed in service. Building permits shall not be issued until all applicable road development fees have been paid in full. 28. Teague Lane: The developer shall be responsible for the improvements of Teague Lane in accordance with the Street Layout Map. The street and right-of-way widths, on-street parking, bike lane, planting strip and sidewalk shall vary based on the adjacent land uses and determination during the Final Development Plan for conformance to a complete street design. In the section north of the Haddington entrance, and area south of entrance to RH-1 the street design width may need to be narrowed to fit within the current rightof-way areas not controlled by Calebs Creek. All improvements shall be constructed to NCDOT Standard Specifications. The construction schedule for the improvements of this roadway shall be coordinated with the development of the final phase of the applicable internal zoning district(s) within the property subject to right-of-way acquisition as follows: The intersection of SR 4312 extension may be at the intersection of Haddington or Havenstraat, which shall be determined by the available right-of-way. The said intersection to Ogden School Road; RL-23 or RH-2. Ogden School Road to Hedgecock Road; RL-7 or RL-6 or RH1 whichever comes first. Hedgecock Road to Temple School Road extension; RH Ogden School Road: The developer shall be responsible for the improvements and extension of Ogden School Road in accordance with the Street Layout Map. The street and right-of-way widths, on-street parking, bike lane, planting strip and sidewalk shall vary based on the adjacent land uses and determination during the Final Development Plan for conformance to a complete street design. All improvements shall be constructed to NCDOT Standard Specifications. The construction schedule for the improvements and extension of this roadway shall be coordinated with the development of the final phase of the applicable internal zoning district(s) within the property as follows: Ogden School Road (East) to Project Boundary; MU-1 or MU-3, whichever comes last. Ogden School Road (West) to Pine Tree Branch; AM. Ogden School Road (West) from Pine Tree Branch to Project Boundary; RL- 13. If the Town of Kernersville or NCDOT pursue the construction of the Glen High Road extension to Calebs Creek, the developer shall construct Ogden School Road to the said extension with the same design, construction and completion schedule. 30. East-West Connector to SR-4312: This street provides for a roadway connection from the eastern terminus of SR-4312 to Teague Lane. The developer shall be responsible for the construction of this roadway in accordance with the Street Layout Map or modified to intersect Teague Lane at Haddington. The street and right-of-way widths, on-street parking, bike lane, planting strip and sidewalk shall vary based on the adjacent land uses and determination during the Final Development Plan for conformance to a complete street design. All improvements shall be constructed to NCDOT Standard Specifications. The construction schedule for this roadway shall be coordinated with Page 21 of 80

22 the development of the final phase of the applicable internal zoning district(s) within the property as follows: East-West Connector to Stream Crossing; RL-19. East West Connector from Stream Crossing to CO Zoning Districts; RL-17, RM-3 or RM-4, whichever comes first. East West Connector from SR-4312 through CO Zoning Districts; CO-4 or CO No truck traffic shall be allowed on the Urban/Suburban Avenues, the east west connector from CO parcels to Teague Lane and the Loradale Drive extension. 32. Crosswalks shall be provided on all boulevard and avenue intersections with connecting streets and greenways. 33. Traffic calming devises and techniques shall be incorporated in all areas where potential traffic speeds may exceed the residential speed limit of 25 mph. 34. Regarding the public greenway surface the developer may request modification from asphalt surface standards when crossing the Williams Gas Line if facts are presented that makes asphalt financially impracticable. Stormwater Management 35. The Developer shall verify whether or not stream buffers are applicable to the site before approval of Final Development Plan. The developer shall have a certified consultant evaluate the site to determine the extent, if any, of regulated stream buffers that may be applicable to this site (Stream identification). A report shall be submitted identifying the presence, or absence, of regulated streams and any required buffers. 36. Developer shall provide a detailed grading plan showing provisions for adequate drainage of surface water between and around building foundations. Finish grading in the vicinity of the building foundation shall result in a minimum slope away from the building of six (6) inches in ten (10) feet and be in compliances with the most current requirements of the North Carolina Building Code. Shallow, grassed drainage swales provided to transport surface water drainage shall have a minimum slope of two (2) percent. 37. An engineered stormwater management plan will be submitted to the Town Watershed Administrator for review and approval prior to a Final Plat. When final development plans are submitted, Developer shall include provisions for the treatment of stormwater runoff, including the use of low impact development techniques. At least 30% of the runoff shall be treated using LID practices and the rest will be treated using basic stormwater treatment devices or BMPs. LID treatment options may include, but are not limited to Bioretention Areas, wetlands, Disconnected Impervious Surface (DIS) practices, Permeable Pavement and Infiltration Devices. All stormwater management requirements and regulations that are applicable and adopted by the Town and/or NCDENR and/or other regulatory agencies with jurisdiction over the site at the time final development plans are submitted, shall be adhered to. Detailed calculations will be required for all Stormwater Control Measures (SCMs) or Best Management Practices Stormwater Structures (BMPs). Any required permanent stormwater management devices will be installed prior to issuance of any Certificate of Occupancy permits. Page 22 of 80

23 38. A Special Intensive Development Allocation SIDA would be required to go over fifty (50) percent impervious surface coverage for the commercial property. 39. Calebs Creek developer agreed to reserve acres of an undeveloped portion of its property adjacent to Calebs Creek Elementary School project to remain as Low Density project or provide treatment to the run-off from the impervious area portion of the school property in accordance with the Storm Water Management Agreement between Winston-Salem Forsyth County Board of Education and the Hommel Brown Group, LLC on May/28/ The developer shall provide a Watershed/Stormwater Conceptual Master Plan and Impervious Calculations Chart to tract the pervious rights of the project. Restrictions on new impervious surfaces apply to this site as shown on the Stormwater Master Plan. When final development plans are submitted, developer shall include an update of the Stormwater Master plan and shall obtain approval from the Town. The Stormwater Master Plan shall comply with provisions of Chapter C of the Unified Development Ordinance and shall include the Watershed/Stormwater Conceptual Master Plan and the Impervious Calculations Chart. Dams 41. All dams within the developed area shall be approved by NCDEHNR-Dam Safety Section pursuant to the Dam Safety Law of 1967 and as may be later amended, prior to issuance of any Certificates of Occupancy within the Development. All responsibility for the maintenance and upkeep of the dam or appurtenances as may be required to preserve its integrity as a water impoundment structure, or as directed by NCDEHNR, together with all liability connected with any dam, shall be and remain with Developer or until subsequently transferred to, and accepted by, the aforementioned Property Owners Association. The Property Owners Association s Covenants and Restrictions shall include language that all dams within this development are the common property of the Property Owners Association and that responsibility for all maintenance, upkeep, up-grades, and repairs shall be timely addressed by the Property Owners Association and at its expense. 42. Calebs Creek property owner s covenants and restrictions shall include language that all dams are the property of the Calebs Creek property owner s association and the maintenance, up-grades and associated costs, shall be the responsibility of the property owner s association. 43. All necessary approvals from the Town, CCUC, NCDEHNR, EPA, NCDOT, and Corp of Engineers shall be the sole responsibility of the developer of the applicable zoning district. Flood Zone 44. If construction of a primary structure is proposed in a FEMA flood zone, a Letter of Map Revision (LOMR) shall be submitted for FEMA review and approval, copy of said approval shall be provided to the Town of Kernersville Community Development Department. Buffers 45. The following shall be required for bufferyards: Page 23 of 80

24 A minimum of a 30 Type II bufferyard, with 10 supplemental shrubs per 100 shall be installed if lots within the proposed development are less in acreage than the adjacent lots out-side of the Calebs Creek development with a home within 300 of the development. The Planning Board may require a 6' berm in locations that is not retaining sustainable amount of existing trees and/or topography requiring additional elevation to properly buffer the proposed adjacent use. If a church use is proposed on RL-21, which is adjacent to Tax Lot 008A Block 5631, the developer of said parcel shall preserve the natural area between that lot and the existing drainage ditch. As part of the submittal of the Final Development Plan (excluding those associated with the development of single family residential neighborhoods), the developer shall submit an outdoor lighting plan for review and approval by the Town. Individual fixtures and lighting systems shall be designed, constructed and installed to control glare and light trespass, minimize obtrusive light while maintaining safety, security and productivity, and curtail the degradation of the night time visual environment by reducing light pollution. Sidewalks 46. The sidewalks shall comply with the standards set forth on the Street Layout Map, and NCDOT Complete Street Guidelines. Sewer 47. A sewer utility access fee shall be payable to the Town of Kernersville for each parcel developed and shall be paid at the time of issuance of each building permit as follows: a. $1,000 per housing unit/living unit; b..30 cents per square foot for non-residential structures; and c. $675 per acre for Recreation Services, Outdoor outside of Parcel 7. The fees shall increase 10% on July 1, 2004 and 10% every 3-years thereafter. Land Uses 48. See following Permitted Use Tables Uses That Would Be Considered During the Final Development Plan Reviews. Page 24 of 80

25 CALEBS CREEK - PERMITTED USES RL-1 RL-2 RL-3 RL-4 RL-5 RL-6 RL-7 RL-8 RL-9 RL-10 RL-11 RL-12 RL-13 RL-14 RL-15 RL-16 RL-17 RL-18 RL-19 RL-20 RL-21 RL-22 RL-23 RL-24 RM-1 RM-2 RM-3 RM-4 RM-5 RESIDENTIAL USES Single Family (detached) X X X X X X X X X X X X X X X X X X X X X X X X X X X X X Single Family (attached) X X X X X X X X X X X X X X X X X X Multifamily X Congregate Care Facility Life Care Community RETAIL AND WHOLESALE TRADE ABC Store (liquor) Arts and Crafts Studio Convenience Store Food or Drug Store Furniture and Home Furnishings Store General Merchandise Store Hardware Store Nursery, Lawn and Garden Supply Store, Retail Restaurant (w/o drive- thru service) Restaurant (with drive- thru service) Retail Store, Specialty or Misc. Shopping Center Wholesale Trade A Wholesale Trade B BUSINESS & PERSONAL SERVICES Banking and Financial Services Bed and Breakfast Building Contractors, General Car Wash Funeral Home Hotel or Motel Medical or Dental Laboratory Medical and Surgical Offices Motor Vehicle, Repair & Maintenance Motor Vehicle, Body or Paint Shop Non-Store Retailer Offices, Miscellaneous Professional Office Services, Business A Services, Business B Services, Personal Testing & Research Lab Veterinary Services Warehousing RECREATIONAL USES Recreation Services, Indoor Recreation Services, Outdoor Recreation Facility, Public Swimming Pool, Private Theater, Indoor INSTITUTIONAL & PUBLIC USES Adult Day Care Home Adult Day Care Center Child Care Institution Child Day Care Center Child Day Care, Large Home Child Day Care, Small Home Church or Religious Institution, Community X X X X X X X X X X X X X X X X X X X X X X X X X X X X X Church or Religious Institution, Neighborhood X X X X X X X X X X X X X X X X X X X X X X X X X X X X X Club or Lodge College or University Government Offices Hospital or Health Center Library, Public Museum or Art Gallery Neighborhood Organization Nursing Care Institution Police or Fire Station Post Office School, Private School, Public School, Vocational or Professional MANUFACTURING & MINING Manufacturing A Manufacturing B TRANSPORTATION & UTILITIES Access Easement, Private Off-Site Broadcast Studio Park & Shuttle Lot Terminal, Bus or Taxi Utilities X X X X X X X X X X X X X X X X X X X X X X X X X X X X X Page 25 of 80

26 CALEBS CREEK - PERMITTED USES 2015 Rezoning Submittal ( ) RH-1 RH-2 RH-3 MU-1 MU-2 MU-3 MU-4 MU-5 MU-6 CO-1 CO-2 CO-3 CO-4 CO-5 CO-6 CO-7 AM RESIDENTIAL USES Single Family (detached) X X X X X X X X X Single Family (attached) X X X X X X X X X Multifamily X X X X X X X X X X X X X X Congregate Care Facility X X X X X X X X X X X Life Care Community X X X X X X X X X X X RETAIL AND WHOLESALE TRADE ABC Store (liquor) X X X X X X X X X X X Arts and Crafts Studio X X X X X X X X X X X Convenience Store X X X X X X X X X X X Food or Drug Store X X X X X X X X X X X Furniture and Home Furnishings Store X X X X X X X X X X X General Merchandise Store X X X X X X X X X X X Hardware Store X X X X X X X X X X X Nursery, Lawn and Garden Supply Store, Retail X X X X X X X X X X X Restaurant (w/o drive- thru service) X X X X X X X X X X X X Restaurant (with drive- thru service) X X X X X X X X X X X Retail Store, Specialty or Misc. X X X X X X X X X X X Shopping Center X X X X X X X X X X X Wholesale Trade A X X X X X X Wholesale Trade B X X X X X X BUSINESS & PERSONAL SERVICES Banking and Financial Services X X X X X X X X X X X X Bed and Breakfast X X X X X X X X X X X X Building Contractors, General X X X X X X X X X X X X Car Wash X X X X X X X X X X X X Funeral Home X X X X X X X X X X X X Hotel or Motel X X X X X X X X X X X X Medical or Dental Laboratory X X X X X X X X X X X X Medical and Surgical Offices X X X X X X X X X X X X Motor Vehicle, Repair & Maintenance X X X X X X X X X X X X Motor Vehicle, Body or Paint Shop X X X X X X X X X X X X Non-Store Retailer X X X X X X X X X X X X X Offices, Miscellaneous X X X X X X X X X X X X Professional Office X X X X X X X X X X X X X Services, Business A X X X X X X X X X X X X Services, Business B X X X X X X X X X X X X Services, Personal X X X X X X X X X X X X X Testing & Research Lab X X X X X X X X X X X X Veterinary Services X X X X X X X X X X X X Warehousing X X X X RECREATIONAL USES Recreation Services, Indoor X X X X X X X X X X X X X Recreation Services, Outdoor X X X X X X X X X X X X X Recreation Facility, Public X X X X X X X X X X X X X Swimming Pool, Private X X X X X X X X X X X X X Theater, Indoor X X X X X X X X X X X X INSTITUTIONAL & PUBLIC USES Adult Day Care Home X X X X X X X X X X X X X Adult Day Care Center X X X X X X X X X X X X X Child Care Institution X X X X X X X X X X X X Child Day Care Center X X X X X X X X X X X X Child Day Care, Large Home X X X X X X X X X X X X Child Day Care, Small Home X X X X X X X X X X X X Church or Religious Institution, Community X X X X X X X X X X X X X X X Church or Religious Institution, Neighborhood X X X X X X X X X X X X X X X Club or Lodge X X X X X X X X X X X X X College or University X X X X X X X X X X X X Government Offices X X X X X X X X X X X X Hospital or Health Center X X X X X X X X X X X X X Library, Public X X X X X X X X X X X X Museum or Art Gallery X X X X X X X X X X X X Neighborhood Organization X X X X X X X X X X X X X Nursing Care Institution X X X X X X X X X X X X X Police or Fire Station X X X X X X X X X X X X Post Office X X X X X X X X X X X X School, Private X X X X X X X X X X X X School, Public X X X X X X X X X X X X School, Vocational or Professional X X X X X X X X X X X X MANUFACTURING & MINING Manufacturing A X X X X Manufacturing B X X X X TRANSPORTATION & UTILITIES Access Easement, Private Off-Site X X X X X X X X X X X X X X X X X Broadcast Studio X X X X X X X X X X X X X X X Park & Shuttle Lot X X X X X X X X X X X X X X X Terminal, Bus or Taxi X X X X X X X X X X X X X X X Utilities X X X X X X X X X X X X X X X X X Page 26 of 80

27 Jeff Hatling stated that the maximum density for this area would be 4 units per acre and this development is less than that at 3.44 units per acre. He referenced the Master Plan for the area, including greenways and housing architectural design standards. Jim Waddell asked if there were any public comments. Debbie Joyce, 2102 North Elm Street, Greensboro NC She stated that they are excited to begin this phase of the project and that she would answer any questions the Planning Board may have. No one else asked to speak. Page 27 of 80

28 Motion made by Tom McDaniel to approve the conditions and site plan as submitted. Seconded by Phyllis Mendel. Vote: (7:0) Motion carried. B FINAL DEVELOPMENT PLAN: Brett Bokath, Agent for Owner, for a Final Development Plan approval of Site Plan titled Chick-Fil-A Drive Thru and Building Improvements in the HB-S Two-Phase zoning district for property located at 1110 South Main Street, being all of PIN # containing a total of 1.49 more or less. Petitioner requesting approval of the second phase of a Two-Phase Special Use District zoning petition. Requested Use(s): Restaurant with Drive-Through Service. Zoning Docket K-524 FDP.A1 TR4 1. Action Required: Site Plan Approval Jeff Hatling presented the following Staff Reports and PowerPoint Presentation: Page 28 of 80

29 STAFF REPORT REQUEST FOR FINAL DEVELOPMENT PLAN (FDP) ZONING DOCKET: K-524 FDP.A1 TR4 PLANNING BOARD: April 11, 2016 HB-S HB-S ZONING: HB-S Two-Phase HB-S Site PETITIONER: Brett Bokath, Agent for Owner HB-S S MAIN ST OWNER(S)/ DEVELOPER: Chick-Fil-A Inc. HB-S HB-S IP HB-S HB-S Uses: Restaurant with Drive-Through Service Acres: 1.49 LOCATION OF PROPERTY AND RELATION TO EXISTING ZONING DISTRICTS: Property located at 1110 South Main Street, being all of PIN # Surrounding zoning is HB-S and IP across the street for Triad Baptist Church. PURPOSE OF FDP: The Chick-Fil-A is proposing a double drive-through. Aerial of Existing Site Proposed Site Plan S MAIN ST Page 29 of 80

30 Chick-fil-A Inc. is proposing to modify their existing site to increase the efficiency and capacity of their drive thru. In order to accomplish this objective: 1. A second drive thru lane and a second order point (canopy) will be added to the site. 2. The existing menu board and canopy will be removed and replaced with the 2 new menu boards and canopies as shown on the site plan. 3. In conjunction with the proposed site modifications, a service yard with a 655 square foot addition will be added to the existing building, as the building will undergo a remodel as part of this proposal. Building plans have already been submitted to the Town of Kernersville for review. The impact of the new drive thru lanes: 1. The two landscaped islands which bookend the existing parking up against the building will be removed. 2. The parking spaces in this area will be removed to accommodate the new drive thru lanes and parking spaces within the drivethru. 3. The ADA parking spaces that were in this area will be relocated to the existing spaces nearest the main entrance. To accommodate the new ADA entrance: 1. The sidewalk in front of the main entrance will be replaced and ADA accessible ramps have been designed to meet ADA requirements. 2. The accessible path to the entrance appears to meet ADA slope requirements, so striping the new path is all that will be required in this area. The modification of the drive thru will increase the stacking in the drive thru behind the order point from: 1. 9 (existing) to 12 (proposed). 2. There will also be an increase from 7 to 9 cars stacked between the order point and the pickup window. 3. A net gain of 5 cars stacked (16 existing, 21 proposed) as a result of the proposed improvements. In addition to the proposed work described above, Chick-Fil-A is planning to mill and overlay the entire parking surface in conjunction with the site improvements. Page 30 of 80

31 FINDINGS: Current Special Use District Conditions The Chick-Fil-A was built as approved April 10, 2000 by the Planning Board s Final Development Plan approval. The Planning Board s approved conditions are as follows: Final Development Plan: Approval with modifications stated within the conditions. 1. The submitted building materials and design of buildings shall be incorporated into the conditions and shown as Exhibits 1 2. Developer shall build a mountable median or island near the dumpster as shown on the site plan. 3. Developer shall place all outdoor refrigeration units or heating and air-conditioning units, or any outside storage within enclosed walls that match the same building material of the main structure. All such roof units shall not be visible. 4. This development shall complete the remainder streetyard and interior landscape requirements per the Unified Development Ordinance. 5. Developer shall build five (5') foot sidewalks within the sidewalk easement on South Main Street. Previous Related Conditions approved with first phase that remain in effect. *Standard Conditions 6. *Any state agency approvals, including DEHNR grading permit, Water Quality Certification and State Watershed review are the petitioners responsibilities to pursue. These approvals shall be submitted to the Planning Office at the time of building application submittal. 7. The front three parcels shall be allowed monument signs with a height limit of ten feet (10') and 50 square foot sign area. 8. The K-524 out parcel lots shall have a building design and material type that is similar to K-523 building facades, roof treatments and other architectural features. 9. The development shall meet the standards of the Thoroughfare Overlay District which include restrictions on enclosed facilities, outside storage, loading & garage bays, shielding on-site utilities, setback, and streetyard. 10. *The development shall meet all fire department conditions at all times. 11. Sidewalks built to the Town of Kernersville standards shall be provided along all access drives. 12. Developer shall not relocate any utilities, above ground or below ground in the dedicated right-of-way or in the temporary construction easement along the Loop Road. All relocated above ground utilities shall be place underground. Page 31 of 80

32 13. A negative access easement shall be shown on plat to prohibit access along South Main Street, excluding the primary entrance. 14. A negative access easement shall be shown on plat to prohibit access along the primary entrance road for a distance of 225' from South Main Street. Distance shall be measured from the new right-of-way. 15. *Water and sewer shall be approved by the City-County Utilities Commission prior to recordation of final plat. 16. *All site construction drawings shall be approved by the Public Works Department. 17. *A stormwater management plan prepared by a professional engineer, submitted for review and approval by the Public Works Department is required. Detailed calculations will be required for detention ponds. Proposed Building Elevations and Site Plan During these upgrades Chick-Fil-A is modifying their façade with new brick. The percent of brick will not change, just the colors. The proposed brick colors conform to the Highway Corridor Overlay District standards. Proposed Existing The proposed site plan meets the Unified Development Ordinance and Fire Code standards. Page 32 of 80

33 RECOMMENDATION: Approval of the following conditions. Use 1. Restaurant with Drive-Through Services. Building Design 2. Building façade design as submitted. Page 33 of 80

34 Site Plan 3. Site plan as submitted. Jeff Hatling stated the purpose of the plan is to add a dual drive-through lane to the restaurant. He also indicated that there was a minor change to the square footage of the interior that Staff is not able to approve. He stated that there were minor changes to the design of the exterior. Ms. Mendel inquired about minimum parking requirements. Mr. Hatling stated that the parking requirements are satisfied. He said the stacking in the drive-through lanes also count toward the number of parking spaces. Ms. Caudle asked about the traffic congestion in the small strip shopping area behind this site. Mr. Hatling said the dual drive-through lane will assist with reducing congestion. Ms. Mendel expressed confidence that this would help with traffic. Mr. Hatling said any traffic generated by a dual drive-through lane would be minimal. Jim Waddell asked if there were any public comments. Bob Howell, 4201 Congress Street, Charlotte NC Mr. Howell represents Chick-Fil-A. He stated this is a typical dual drive-through for Chick-Fil- A, and this will allow 5-6 cars onto the property at peak times which will increase the number of vehicles coming off the street. He said the parking spaces being removed are not accessed because Page 34 of 80

35 they are blocked by traffic congestion at peak times in the single drive-through lane. He also said that the handicapped parking spaces will be moved closer to the entrance of the building. No one else asked to speak. Motion made by James Fradenburg to approve the conditions and site plan as submitted. Seconded by Tom McDaniel. Vote: (6:1) Motion carried. Karen Caudle was opposed. C Presentation Regarding the Drafting of the North Main Street / Macy Grove Road Extension Area Plan Jeff Hatling presented the following Staff Reports and PowerPoint Presentation: Page 35 of 80

36 Page 36 of 80

37 Page 37 of 80

38 Land Use Plan - Area Study North Main / Macy Grove Extension Area Plan MCCOY RD FLYNNWOOD DR JULIAN POND LN CALLA LILLY LN TANNER CT MYRA CT WHISPERING BROOK RD MEADOWBROOK VILLAGE LN MEADOWBROOK PARK DR LYNNWOOD PARK DR N MAIN ST PINEY GROVE RD ROUND MEADOW DR LEE HY DR VILLA DR RIERSON RD COUNTY LINE RD LAKECREST DR PRINCE HAVEN LN PORTER LN DONNELL ST WATMEAD RD PINEY GROVE RD BOST XING PITTS ST BOST ST CINEMA DR OAK ST ARBORETUM PARK LN PEGG AV HUMBERSIDE DR CLAY FLYNT RD GLEN GATE CR CHAUCER MANOR LN BEECH LEAF CT SMITH EDWARDS RD NELSON ST COPE LN NC OneMap, NC Center for Geographic Information and Analysis, NC 911 Board 300 +/- Acres Page 38 of 80

39 Table of Contents North Main / Macy Grove Extension Area Plan 36 Purpose of Area Study 37 Area Study Process 38 Existing Land Use Plan 39 Actual Land Use 44 Actual Land Use Acreage 44 Zoning 45 Legacy Thoroughfare and Street Plan 48 Environmental & Design 49 Development Demands to 2025 Residential, Commercial, Industrial & Office and Institutional Projections 50 Purpose of Area Study The Town of Kernersville recognizes that within the study area, there are over 165 acres of undeveloped land. Economic development market conditions and road plans have changed for this area since the last land use plan was adopted for this area in The purpose of the area study is to determine appropriate land uses based on surrounding land uses, development potential, and traffic conditions. The community is being asked to assist in determining what types of future development or land use(s) may be beneficial to the community and property owners for this area. Page 39 of 80

40 Area Study Process Community Development staff worked with the Planning Board on drafting the Land Use Plan Area Study. Study steps included: o o o o o Completed a Situation Audit Existing land uses. Existing growth management plans. Existing growth management regulations. Existing and potential future development demands. Existing and potential future road network. Analyzed Situation Audit Opportunities Issues Presented Situation Audit at the 1 st Open Houses and requested public comments (see Exhibit A for public comments). Presented draft Recommendations at the 2 nd Open Houses and requested public comments on Recommendations (see Exhibit A for public comments). Finalize the Study and request the Board of Aldermen to consider pursuing Land Use Plan amendments. Page 40 of 80

41 Existing Land Use Plan NO NAME 52 RD AVONDALE WOODS LN KINGSTON AV MCCOY RD COMMERCIAL NEIGHBORHOOD HEDRICK DR JULIAN POND LN CALLA LILLY LN TANNER CT MYRA CT WHISPERING BROOK RD GREEN HOLLY TL MEADOWBROOK VILLAGE LN MEADOWBROOK PARK DR FLYNNWOOD DR MFG HOUSING MIXED RESIDENTIAL MED DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL LEE HY DR LAKECREST DR MFG HOUSING ROUND MEADOW DR PORTER LN VILLA DR PRINCE HAVEN LN RIERSON RD DONNELL ST MIXED RESIDENTIAL N MAIN ST COMMERCIAL NEIGHBORHOOD WATMEAD RD PINEY GROVE RD NELSON ST BOST XING PITTS ST BOST ST Land Use Plan Designation HAMLIN PARK DR CINEMA DR OAK ST ARBORETUM PARK LN PEGG AV MIXED USE CLAY FLYNT RD GLEN GATE CR CAMPBELL GARDENS RD CHAUCER MANOR LN LOW DENSITY RESIDENTIAL BEECH LEAF CT Acreage Medium Density Residential 1 Mixed Use 1 SMITH EDWARDS RD COPE LN NC OneMap, NC Center for Geographic Information and Analysis, NC 911 Board Commercial Neighborhood Scale 6 High Density Residential 7 Manufactured Housing 28 Low Density Residential 81 Mixed Residential 176 Page 41 of 80

42 Current Land Use Plan Definitions Medium Density Residential (0-7 Units per Acre) - Medium density residential areas are primarily located in the central areas of Kernersville and the north side of North Main Street. The medium density residential areas provide an excellent source of moderate priced housing. There are limited areas available for medium density housing; however, the Mixed Residential Areas offer the opportunity for additional medium density housing. Zoning Districts that Accommodate Medium Density Residential Uses RS-12 Residential Single Family - The RS-12 District is primarily intended to accommodate medium density single family detached dwellings in suburban and urban areas. The minimum lot size in this district is 12,000 square feet (0.28 acre). RS-9 Residential Single Family - The RS-9 District is primarily intended to accommodate relatively high density single family detached dwellings in urban areas. The minimum lot size in this district is 9,000 square feet (0.21 acre). RS-7 Residential Single Family - The RS-7 District is primarily intended to accommodate high density single family detached dwellings in urban areas. The minimum lot size in this district is 7,000 square feet (0.16 acre). Mixed Use - Mixed use is established to accommodate a variety of uses which may range from residential, commercial, office, and industrial uses. It has been established to promote redevelopment of downtown and the Bodenhamer Street area. Also, it allows for Caleb s Creek, Union Cross/I-40 Interchange northeast quadrant, NC 66/Old Salem Metro Activity Center, West Mountain Street/Bodenhamer Street northeast quadrant, and Talley s Crossing area to develop into more of a traditional village style development pattern or use that enhances the land use transition in the area. The village centers and transition areas would be developed as an alternative to commercial strips. The Tulane Drive and Birch Lane area and Pine View Drive industrial areas have been designated mixed use, which reflects the current zoning of those areas. Zoning Districts that Accommodate Mixed Use Uses MU-S-Mixed Use Special Use District - The MU-S District is intended to accommodate a mix of residential, commercial, and light industrial uses in a cohesive development which is compatible with the natural terrain and surrounding uses. This district encourages innovation by offering flexibility in design and layout requirements to achieve a greater choice of living and working environments. This district is only permitted through the special use district zoning process and the site must be greater than 30 acres. Other Districts - Nearly all zoning districts have the potential of being used to create a mixed use area. However, the transitional nature of mixing land uses requires the use of special use district rezoning. Commercial, Neighborhood Scale - Commercial neighborhood scale land use is established to provide non-intrusive commercial areas that provide commercial development convenient to Page 42 of 80

43 residential areas and are located along major thoroughfares. They are laid out to be small areas to prevent them from promoting the creation of commercial strips. Zoning Districts that Accommodate Commercial, Neighborhood Scale Uses NB-Neighborhood Business - The NB District is primarily intended to accommodate very low intensity office, retail, and personal service uses close to or within residential areas. The district is established to provide convenient locations for businesses which serve the everyday household needs of nearby residents without disrupting the character of the neighborhood. LB-Limited Business - The LB District is primarily intended to accommodate moderately intense neighborhood shopping and service centers close to residential areas. The district is established to provide locations of business which serve nearby neighborhoods, including smaller business locations up to ten (10) acres in size in rural areas. NSB-Neighborhood Shopping Center Business - The NSB District is intended to provide for the development of integrated, self-contained shopping and service centers designed to meet the daily retail and service needs of residents in the surrounding area. The district is designed to be compatible with adjacent residential areas and does not establish justification for future commercial zoning in the area. PB-Pedestrian Business - The PB District is primarily intended to accommodate office, retail, service, institutional, and high density residential uses which customarily serve community and convenience business needs of smaller communities and urban nodes in the city and county. High Density Residential Density (0 18 units per acre) - High Density residential land use is the primary use that provides rental housing. Kernersville is fortunate that it has a large number of apartments and one of the lowest average rental cost in the Triad. Expansion of the high density land use must be carefully evaluated to prevent an oversupply that would undermine the existing high density developments. The high density areas are located in transitional areas and have convenient access to major thoroughfares. Zoning Districts that Accommodate High Density Residential Uses RM-5 Residential Multi-family - The RM-5 District is primarily intended to accommodate duplexes, twin homes, townhouses, and similar residential uses at a maximum overall density of five (5) units per acre. RM-8 Residential Multi-family - The RM-8 District is primarily intended to accommodate duplexes, twin homes, townhouses, multifamily, and other low intensity multifamily uses at a maximum overall density of eight (8) units per acre. Page 43 of 80

44 RM-12 Residential Multi-family - The RM-12 District is primarily intended to accommodate multifamily uses at a maximum overall density of twelve (12) units per acre. RM-18 Residential Multi-family - The RM-18 District is primarily intended to accommodate multifamily uses at a maximum overall density of eighteen (18) units per acre. RM-U Residential Multi-family - The RM-U District is primarily intended to accommodate multifamily uses at unrestricted densities. Manufactured Housing - Manufactured housing districts are generally located near major thoroughfares. They provide an affordable supply of owner occupied and rental housing. Rising land and development costs are increasing the demand for affordable manufactured housing. Zoning Districts that Accommodate Manufactured Housing Uses MH-Manufactured Housing Development - The MH District is primarily intended to accommodate manufactured housing on individual lots or in manufactured housing developments with a maximum overall density of five (5) units per acre. Low Density Residential Density (0 3 units per acre) - The Town has identified that one of its unique high quality community components is residential areas that are predominantly singlefamily residential. The larger the single family designated area, the greater the supply of available land, which assists in supporting a greater price range of single family homes. The low density single family residential has been the primary land use in Kernersville. However, rising housing costs and smaller household size is causing a greater demand for higher density residential. Low Density Residential shall have a density of 0-3 units per acre, unless the area has a lower density, then 0-2 units per acre shall be considered. Zoning Districts that Accommodate Manufactured Housing Uses RS-30 Residential Single Family - The RS-30 District is primarily intended to accommodate single family detached dwellings in areas without access to public water and sewer. The minimum lot size in this district is 30,000 square feet (0.69 acre). RS-20 Residential Single Family - The RS-20 District is primarily intended to accommodate single family detached dwellings in suburban areas and also may be applicable to older, large lot developments constructed prior to the UDO. The minimum lot size in this district is 20,000 square feet (0.46 acre) Mixed Residential (0 12 units per acre) - Mixed residential density has been established in areas that are transitional land use areas and are located along major thoroughfares. The mixed residential areas provide a supply of undeveloped land to accommodate the growing demand of smaller owner occupied housing units such as cluster homes, duplexes, triplexes, quadraplexes, and condos. The demand for mixed residential is being driven by demographic changes of smaller family sizes, single parents, and an aging population. Rising land and development cost is also Page 44 of 80

45 making higher density housing more attractive since they can be more affordable. Mixed residential developments offer developers the opportunity to construct several types of housing in different markets, thus enabling them to complete the project in a more rapid cost effective method. The Business Journal reported that 60% of building permits issued in 2002 was for condos or townhomes. Zoning Districts that Accommodate Mixed Family Residential Uses RS-Q Residential Single Family in Quadraplex - The RS-Q District is primarily intended to accommodate predominantly single family areas containing a mixture of single family detached dwellings, duplexes, triplexes, and quadraplexes in urban neighborhoods and in areas with adequate infrastructure to support more intense development. The minimum lot size for single-family lots in this district is 5,000 square feet. RM-5 Residential Multifamily - The RM-5 District is primarily intended to accommodate duplexes, twin homes, townhouses, and similar residential uses at a maximum overall density of five (5) units per acre. RM-8 Residential Multifamily - The RM-8 District is primarily intended to accommodate duplexes, twin homes, townhouses and other low intensity multifamily uses at a maximum overall density of eight (8) units per acre. Page 45 of 80

46 Actual Land Use Actual Land Use Acreage NC OneMap, NC Center for Geographic Information and Analysis, NC 911 Board Utility 1 Convenience Store 1 Funeral Home 5 Nursing Home 92 beds 6 Mobile Home Park(s) 138 Units 22 Church 24 Single Family 29 Un / Under-developed* 212 *Undeveloped are parcels with no structures or a parcel 2 acres or more with a structure. Page 46 of 80

47 Zoning RS20 RS12 LB RM12 RS12 RS20 RS9 RS20 MH RS20 RS12 RM18-S MH RS12 RS20 RS12 RS20 LB-S RS20 HB-S RS20 RS20 ZONING NC OneMap, NC Center for Geographic Information and Analysis, NC 911 Board ACREAGE RM12 1 RM18 (-S) 6 HB (-S) 6 LB (-S) 7 RS12 14 MH 26 RS9 39 RS Note: S describes the zoning district as a Special Use District, which was approved with a specific site plan and uses. Page 47 of 80

48 Zoning Classifications Definitions RM-12 RESIDENTIAL MULTI-FAMILY - The RM-12 District is primarily intended to accommodate multifamily uses at a maximum overall density of twelve (12) units per acre. RM-18 RESIDENTIAL MULTI-FAMILY - The RM-18 District is primarily intended to accommodate multifamily uses at a maximum overall density of eighteen (18) units per acre. HB HIGHWAY BUSINESS DISTRICT - The HB District is primarily intended to accommodate retail service and distributive uses. The district is established to provide locations for establishments which require high visibility and good road access, or which cater primarily to passing motorists. However, the district is not intended to encourage or accommodate strip commercial development. Developments in this district generally have substantial front setbacks. This district is intended for application in Growth Management Areas 2, 3, and 4. LB LIMITED BUSINESS - The LB District is primarily intended to accommodate moderately intense neighborhood shopping and service centers close to residential areas. The district is established to provide locations of business which serve nearby neighborhoods, including smaller business locations up to ten (10) acres in size in rural areas. RS-12 RESIDENTIAL SINGLE-FAMILY DISTRICT - The RS-12 District is primarily intended to accommodate moderate density single-family detached dwellings in suburban and urban areas. This district is intended for application in Growth Management Areas 2 and 3. MH MANUFACTURED HOUSING DEVELOPMENT - The MH District is primarily intended to accommodate manufactured housing on individual lots or in manufactured housing developments with a maximum overall density of five (5) units per acre. RS-9 RESIDENTIAL SINGLE-FAMILY DISTRICT - The RS-9 District is primarily intended to accommodate relatively high density single family detached dwellings in urban areas. The minimum lot size in this district is 9,000 square feet (0.21 acre). RS-20 RESIDENTIAL SINGLE-FAMILY DISTRICT - The RS-20 District is primarily intended to accommodate single family detached dwellings in suburban areas and also may be applicable to older, large lot developments constructed prior to the UDO. The minimum lot size in this district is 20,000 square feet (0.46 acre) Page 48 of 80

49 Legacy 2030 GMA 4. Future Growth Area PINEY GROVE RD OAK RIDGE RD COUNTY LINE RD Growth Management Areas - The goal of the Legacy Growth Management Plan is to manage growth and development to reduce sprawl, create a more compact and balanced urban development pattern, and preserve open space and rural character. Emphasize compact development in appropriate locations to accommodate our growing population. N MAIN ST NC OneMap, NC Center for Geographic Information and Analysis, NC 911 Board Challenges Residential may follow new schools into areas with little infrastructure Not ready for major development pressure Lack of retail Residential default zoning creates problems with retention of industrial/business sites Existing roads have limited capacity to handle significant development Lack of connectivity Opportunities Saves expenses of infrastructure outlay before more developable land is needed Goals Work with schools to build in areas that can best be served with infrastructure Provide services in orderly fashion Approve appropriate commercial development at select nodes Create industrial/business site preservation program Page 49 of 80

50 Thoroughfare and Street Plan OAK RIDGE RD COUNTY LINE RD PINEY GROVE RD N MAIN ST MAJOR THOROUGHFARE GRALIN ST PROPOSED MAJOR THOROUGHFARE MINOR THOROUGHFARE PROPOSED MINOR THOROUGHFARE PROPOSED COLLECTOR STREET NC OneMap, NC Center for Geographic Information and Analysis, NC 911 Board Street Classifications Definitions Major Thoroughfare: A thoroughfare whose sole function is to carry large volumes of traffic safely and expediently through the urban area. Access onto the facility is controlled. Access should only be at intersections with other streets. Such intersections should be spaced at intervals which promote traffic progression with the absolute minimal delays incurred. The highest practical level of design should be incorporated into facilities of this classification. Minor Thoroughfare: A street which serves as a primary traffic artery of an urban area, serving the major centers of activity and carrying traffic between such centers at moderate speeds. Access to abutting property may be provided, however, the primary function is to carry traffic verses providing property access. The thoroughfare classification also carries traffic between Major Thoroughfares. Access is primarily provided by at-grade intersections which may be signal controlled. Collector & Sub-collector Street: A street which collects traffic from intersecting streets and funnels it to a thoroughfare street. Collector streets are anticipated to carry 2,000 or more vehicles per day and sub-collectors are anticipated to carry 1,000-2,000 vehicles per day. Page 50 of 80

51 PINEY GROVE RD Environmental & Design Environmental PINEY GROVE RD OAK RIDGE RD COUNTY LINE RD N MAIN ST Design GRALIN ST NC OneMap, NC Center for Geographic Information and Analysis, NC 911 Board The Highway Corridor Overlay District (HCOD) applies along North Main Street and will also apply to the Macy Grove Road extension once constructed. A Neighborhood Scale Commercial Overlay District (NSCOD) node applies to the Piney Grove / Kernersville Loop Road intersection. Several of the zoning districts are Special Use Districts with enhanced building and site plan design standards. NSCOD OAK RIDGE RD HCOD HCOD COUNTY LINE RD HCOD N MAIN ST HCOD HCOD GRALIN ST NC OneMap, NC Center for Geographic Information and Analysis, NC 911 Board Page 51 of 80

52 Development Demands 2013 to 2025 Residential, Commercial, Industrial & Office and Institutional Projections Single-Family Residential Detached Single-family residential detached homes are housing units that are detached from any other housing unit. The single-family residential detached homes are also platted by lot or the footprint of the building. Between 1995 and 2013, 2,107 single-family residential detached homes were built in the Town of Kernersville and a small percent in the extraterritorial jurisdiction (ETJ). On average, approximately 111 homes were built each year. The Community Development Department s projections have 82 detached housing units built annually. The decrease in the annual average is based on the projected decreased demands for detached housing, along with a decrease in the supply of available housing lots. Single-Family Residential Attached Single-family residential attached homes are housing units that are attached, and may include duplexes, townhomes and condominiums. This type of multi-family housing is distinguished from a rental multifamily due to the fact that the housing units are platted and recorded separately. Between 1995 and 2013, 750 single-family residential attached homes were built in the Town of Kernersville. On average, approximately 44 attached homes were built each year. The 2014 to 2025 projections have an average of 92 attached housing units built per year. The higher per year average is based on the projected increase in demand for attached housing along with an available supply of attached housing projects that have been approved in our Mixed Use Developments of Carrollton, Caleb s Creek and Smith Crossing. Rental Communities Rental communities are typically apartment complexes. They can also be retirement facilities for elderly residents. During the past 17 years, 29% of the rental units have been for elderly housing either in an assisted living or independent living. Between 1995 and 2013, 1,343 rental community housing units were built in the Town of Kernersville, with an average of 79 apartment units built each year. The typical market rate rental community is approximately 200 housing units. Elderly apartments typically average between 50 to 100 housing units. Starting in 2014, staff is projecting the previous 17-year average of 70 rental community housing units per year to continue. The market demand for rental community housing will remain high because homeownership is declining and certain demographics will continue to create demand for rental communities. Page 52 of 80

53 Commercial Commercial data in this report is for new square footage of retail and commercial type businesses such as restaurants, drug stores, gas stations, retail stores and hotels. From 1995 to 2013 Kernersville averaged 117,787 square feet of new commercial space per year. The 2014 to 2025 projections are estimating growth of 65,216 square feet per year of new commercial growth and does not include a big box anchored shopping center. Without a big box anchored shopping center, the total amount of new commercial square footage will be substantially less than from 1995 to The commercial growth would potentially take place in neighborhood shopping centers at Beeson Cross Roads and the NC 66 Metro Activity Center; restaurants, and small scale retail growth at the intersection of South Main Street and Old Winston Road; restaurants, hotels, and small scale retail space at the intersection of NC 66 and the Kernersville Medical Parkway area; and restaurants, and small scale retail at Smith Crossing. A scattering of infill commercial projects will take place within other commercial areas. Business Park Uses - Industrial & Office Industrial & Office data is collected for new square footage of industrial and office type structures used for logistics operations, manufacturing, medical services, construction companies, service businesses, and other industrial and office uses. Historically Kernersville has had a diverse industrial and office base. Kernersville s central location in a metropolitan region, along with two interstates bisecting the community, and the close proximity to the Piedmont Triad Airport has stimulated the diverse industrial and office base. From 1995 to 2013, Kernersville averaged 161,492 square feet of new industrial and office space per year. The 2014 to 2025 projections use the projection technique trend extrapolation, which carries forward previous trends to create future projected trends. The projection establishes an average of 89,822 square feet of new industrial and office space per year. Institutional Institutional data in this report is for new square footage for schools, churches, governmental buildings, and the hospital. From 1995 to 2013, Kernersville experienced over 1.2 million square feet of new institutional uses. The 220,000 square foot hospital was a major contributor for that growth. Also constructed during that period were Kernersville Middle and Caleb s Creek Elementary schools. East Forsyth Middle school was annexed into the Town after construction. Large church expansions along with one new church were constructed. From 2014 to 2025 it is projected that the Town will experience less institutional use growth as it did from 1995 to Institutional uses are typically built to have the ability to absorb future users, which lengthen the period between new institutional structures needing to be built. It is currently projected that from 2014 to 2025 that 418,840 square feet of space will be required, which is half the average annual amount constructed between 1995 and The amount would accommodate potential institutional uses such as construction of a new fire station, recreational center, Public Services building(s), library, school(s) and religious institutional buildings. Page 53 of 80

54 Jeff Hatling explained this is the first draft of the area study. He stated it was prepared by Debi Grant, GIS Analyst. He presented the current actual land uses for the area, which includes 212 acres of undeveloped land and is mostly zoned single-family residential. He stated that the extension of Macy Grove Road to Piney Grove Road should rank very high in NCDOT priorities once the North Main Section is completed in He mentioned that the Town owns a 20 to 30-acre parcel of land in this area just to the east of Piney Grove Road. He said that Staff will come back to the Planning Board to discuss future development demands and that open houses for the public will be held once the situation audit is completed. He stated that this entire area has access to sewer service. D 2016 Planning and Development Board Workshop Jeff Hatling presented information regarding an upcoming workshop in Kernersville being offered by the UNC School of Government. He encouraged anyone interested in attending to register online for the workshop, which is May 12 and costs $55. He stated that the Town will cover the registration fee for any Planning Board members who are interested in attending. 4. PUBLIC COMMENTS None presented. 5. PLANNING BOARD COMMENTS Ms. Burks asked if Jeff Hatling had any additional information on the Caleb s Creek project. Mr. Hatling said the Final Development Plan for the retirement community should be submitted soon. He stated that single-family homes are being built in various areas. He also stated that attached housing plans should be arriving in the Community Development office in about six months. Ms. Burks also asked about the old School Tools building at the corner of Main and Mountain Streets. Mr. Hatling stated that he is hopeful about that space as well as the vacant site of the old Justice house. Page 54 of 80

55 Mr. Waddell asked about businesses that place items for sale on the ground outside of their building space, such as the new Junktique Alleyway. Mr. Hatling said there are no regulations for that. Mr. McDaniel asked about the delay between milling and repaving road by NCDOT. Mr. Hatling said that NCDOT contractors probably do all milling at once and then all repaving at once to lower the setup costs. 6. STAFF UPDATES Jeff Hatling informed the Planning Board that Sharon Richmond left employment with the Town, and a new person will be starting on May 2. He stated that Krispy Kreme is still interested in the old Burger King location on South Main Street, but there were title issues involving a 2-foot spike strip that delayed the project. He also stated that NCDOT would most likely begin holding open house meetings in 2017 for the final design options of the Big Mill Farm Road project. He also gave a brief update to the I-74 Northern Beltway project and the Business 40 project in downtown Winston-Salem. 7. ADJOURNMENT The meeting was adjourned at 7:48 PM. Page 55 of 80

56 STAFF REPORT REQUEST FOR FINAL DEVELOPMENT PLAN (FDP) ZONING DOCKET: K-376FDP.A1 TR2 PLANNING BOARD: May 9, 2016 PETITIONER/OWNER: Jeff Hunter, Agent for Complete Properties, Inc. ZONING: GI-S Two-Phase (General Industrial Special Use District Two-Phase) ACRES: /- APPROVED USES: The existing Final Development Plan (FDP) is approved for: Outdoor Storage, Sales, Rental, and Leasing of Trucks, Trailers, and Equipment. The original approved rezoning was prior to the effective date of the Unified Development Ordinance s zoning standards. The Permitted Uses in the old ordinance are different than current zoning names. Below is a table showing the old Permitted Uses converted to the current Permitted Uses. Old Zoning Dental Laboratories Freight Terminals, Truck or Rail Laboratories, Analytical, Experimental, Testing or Industrial Processes Laundries, Dry Cleaning, or Linen Supply Services Lumber Yards Manufacturing or Processing 1,2,and 3 Medical Laboratories Motor Vehicles (operative), Agriculture Implements or Heavy Machinery, Sales, Repair, Rental, Storage Offices Parking Areas Parking Structures, Commercial Police or Fire Stations Printing or Binding Recreation, Commercial Schools, Vocational or Professional Services Service Stations (Automotive) or Car Wash Signs-Business, Identification or Occupancy Utilities, Public or Private Veterinary Offices or Hospitals Welding or Sheet Metal Working Wholesale Sales and Storage Services Current Zoning Medical or Dental Laboratory Terminal, Freight Testing and Research Lab Services, Business A; Services, Business B Building Materials Supply Manufacturing A; Manufacturing B; and Manufacturing C Medical or Dental Laboratory Implement Sales and Services; Motor Vehicle, Rental and Leasing; Motor Vehicle, Repair and Maintenance; Motor Vehicle, Body or Paint Shop; Motor Vehicle, Storage Yard; Outdoor Display Retail Offices, Miscellaneous; Professional Offices; Governmental Offices Park and Shuttle Lot Parking, Commercial Police or Fire Station Manufacturing A Recreation Services, Indoor School, Vocational or Professional Services, Personal Convenience Store; Car Wash Separate Zoning Standards Utilities Veterinary Services Manufacturing A; Manufacturing B; and Manufacturing C Wholesale Trade A; Wholesale Trade B; Storage Sevices, Retail; Warehousing 1 Page 56 of 80

57 LOCATION OF PROPERTY AND RELATION TO EXISTING ZONING DISTRICTS: Property is located at 1351 Bridgeport Drive. This site is bounded on all sides by GI-S (General Industrial Special Use District), and is part of South Park Business Park. PHYSICAL DESCRIPTION: This tract has an existing small office building and a parking lot facility for trailer storage. ZONING HISTORY: The original rezoning was approved by the Board of Aldermen June 1, The existing Final Development Plan was approved by the Planning Board November 11, Commented [JH1]: FINDINGS: Uses The current site plan and building is suitable for the following uses: Building Materials Supply; Implement Sales and Services; Manufacturing A; Manufacturing B; Manufacturing C; Medical or Dental Laboratory; Motor Vehicle Rental and Leasing; Motor Vehicle, Body or Paint Shop; Motor Vehicle, Repair and Maintenance; Motor Vehicle, Storage Yard; Offices, Miscellaneous; Professional Offices, Recreation Services, Indoor; School, Vocational or Professional; Services, Business A; Services, Business B; Services, Personal; Storage Services, Retail; Terminal, Freight; Testing and Research Lab; Utilities; Veterinary Services; Warehousing; Wholesale Trade A; Wholesale Trade B Site Plan The site plan meets the Unified Development Ordinance standards. At the time of construction plan submittal, a landscape plan is required to be submitted that meets the UDO streetyard and parking lot landscape standards. RECOMMENDATION: Approval of the Final Development Plan with the following conditions: Uses 1. Building Materials Supply; Implement Sales and Services; Manufacturing A; Manufacturing B; Manufacturing C; Medical or Dental Laboratory; Motor Vehicle Rental and Leasing; Motor Vehicle, Body or Paint Shop; Motor Vehicle, Repair and Maintenance; Motor Vehicle, Storage Yard; Offices, Miscellaneous; Professional Offices, Recreation Services, Indoor; School, Vocational or Professional; Services, Business A; Services, Business B; Storage Services, Retail; Terminal, Freight; Testing and Research Lab; Utilities; Veterinary Services; Warehousing; Wholesale Trade A; and Wholesale Trade B. 2 Page 57 of 80

58 2. Approval of the following site plan replacing the uses in the box entitled GI-S Uses with the uses listed in condition number 1. 3 Page 58 of 80

59 STAFF REPORT SPECIAL USE DISTRICT REZONING Zoning Docket: K-746 Planning Board: May 9, 2016 Petitioner: David Carico, Agent Owner: Lynn Smith, Bluesky Management Properties, LLC Existing Zoning: Proposed Zoning: Limited Industrial - Special Use District (LI-S) Limited Industrial - Special Use District (LI-S) Acres: Purpose of Rezoning: Single-Phase Special Use District rezoning request, adding Recreational Services, Indoor to the list of approved uses and site plan approval. Current Approved Uses: Banking & Financial Services; Child Day Care Center; Government Offices; Manufacturing A; Manufacturing B; Medical or Dental Laboratory; Medical and Surgical Offices; Offices, Miscellaneous; Police or Fire Station; Professional Office; Services, Business A; Testing and Research Laboratory; Wholesale Trade A; Wholesale Trade B PHYSICAL DESCRIPTION AND SURROUNDING LAND USES: This property is currently a vacant lot off Greta s Way Court, which is on the west side of Hampton Plaza Drive within Stafford Centre. This site, as well as the properties to the north, south, east and west are zoned Limited Industrial Special Use District (LI-S) and are a part of Stafford Centre. 1 Page 59 of 80

60 ZONING HISTORY ALONG GRETAS WAY: Case and location Decision and Date PB Rec. Staff Rec. K-658 LI-S to LI-S Approved 8/06 Approval Approval Piedmont Paving requested Contractor, Heavy as a permitted use.(site across street) K547FDP Tract IV NA Approved 6/06 Approval Bluesky Management Properties (adjacent site) K547 RS12-to HB-S & LI-S Approval 12/01 Approval Approval Ray Thomas, Attorney for Stafford Centre K-526 HB-S to HB-S Denied 01/99 Approval Denial Ray Thomas, Attorney for Stafford Centre FINDINGS: Definition The requested use Recreation Services, Indoor is to allow for an indoor baseball facility that would include an infield, batting cages, and work out room. The youth sports industry is growing and there is a demand for indoor facilities. Several years ago the Town amended the Unified Development Ordinance to allow Recreation Services, Indoor in industrial areas due to the fact that industrial areas have larger tracts of land and building to accommodate indoor recreational activities. The current indoor soccer and lacrosse fields in South Park is a good example of a recreational facility within a business park. The definition of Recreation Services, Indoor is: RECREATION SERVICES, INDOOR. Establishments engaged in providing indoor amusement or entertainment services. This definition includes all uses in the following SIC groups: 791 Dance Studios, Schools, and Halls 792 Producers, Orchestras, Entertainers 793 Bowling Centers 7941 Sports Clubs, Managers, and Promoters 7991 Physical Fitness Facilities 7993 Coin-Operated Amusement Devices 7997 Membership Sports and Recreation Clubs 7999 Amusement and Recreation, NEC (Except Batting Cages, Go-Cart Raceway, and Golf Course, Miniature) Uses The current site plan and building is suitable for the following uses: Banking & Financial Services; Government Offices; Manufacturing A; Manufacturing B; Medical or Dental Laboratory; Medical and Surgical Offices; Offices, Miscellaneous; Professional Office; Recreational Services, Indoor; Services, Business A; Testing and Research Laboratory; Wholesale Trade A; and Wholesale Trade B. 2 Page 60 of 80

61 Site Plan The site plan meets the Unified Development Ordinance standards. At the time of submittal of construction plans a landscape plan is required to be submitted that meets the UDO streetyard and parking lot landscape standards. The current parking lot turning radiuses may require adjustments to accommodate fire and rescue vehicles. Building Design Stafford Centre has building design standards. Building materials within this district are required to use: o brick and /or stucco and potential accent materials of split face textured block and or stone o industrial use building that proposes to use metal shall be allowed on sides and rear not facing public roads. Watershed This site is located in the Abbotts Creek Watershed, which permits 24% impervious coverage under the low-density option and 50% impervious area under the high-density option, with 70% coverage if approved under Special Intensity Development Allocation (SIDA). Stafford Centre was awarded a SIDA that allows for 70% coverage. The site plan shows 68% coverage. The fire truck turn around area is proposed to meet the pervious gravel standards. 3 Page 61 of 80

62 RECOMMENDATION: Rezoning: Approval of the following motion: Move to amend the Unified Development Ordinance of the Town by rezoning the property in case K-746 from LI-S to LI-S; the said rezoning being consistent with the Town s comprehensive plan, Kernersville Development Plan, and further being both reasonable and in the public interest because of the following facts: The petitioner requested Special Use District rezoning to allow for building architectural standards to be applied that assures the development addresses the Development Plan Goal of establishing Kernersville as a unique high quality community within the Triad. The petitioner requested Special Use District rezoning to allow for a specific site plan to be considered to address the unique character of the area. Site Plan: Approval with the following conditions. Uses 1. Approval of the following uses: Banking & Financial Services; Government Offices; Manufacturing A; Manufacturing B; Medical or Dental Laboratory; Medical and Surgical Offices; Offices, Miscellaneous; Professional Office; Recreational Services, Indoor; Services, Business A; Testing and Research Laboratory; Wholesale Trade A; and Wholesale Trade B. Site Plan 2. Fire Marshal shall approve turning radiuses within the parking lot. 3. Approval of the following site plan. 4 Page 62 of 80

63 Original Conditions 4. Original conditions that pertain to this site shall apply with modifications as cited in the above Final Development Plan conditions. See Exhibit A for original conditions that pertain to this site. Exhibit A 1. All detailed construction drawings shall be approved by the Public Works Department (now Public Services and Community Development) prior to construction. 2. A stormwater management plan prepared by a professional engineer, submitted for review and approval by the Public Works Department (now Public Services and Community Development) is required. Detailed calculations will be required for detention ponds. 3. As volunteered by the petitioner, the architectural standards shall be as follows: Areas A, B, & C: Building materials within this district will include the use of brick and/or Stucco and potential accent materials of split face textured block and/or stone. Roofing materials for sloped roofs may be fiberglass shingles pre-finished standing seam aluminum or steel, slate or wood shingles. All office uses shall have pitched roofs or flat roofs with a parapet wall. The parcels along NC66 shall be brick and potential accent materials of stucco, split face textured block and/or stone. Areas D: Building materials within this district will include the use of brick and/or Stucco and potential accent materials of split face textured block and/or stone. Roofing materials for sloped roofs may be pre-finished standing seam aluminum or steel, fiberglass shingles, slate or wood shingles. Roof design incorporating flat or nearly flat roofs are also acceptable. Industrial use building that proposes to use metal sides shall be allowed on sides and rears not facing public roads. 4. Freestanding signage shall be monument signs 12 feet in height or less. Freestanding pole signs shall not be allowed. 5. Submit a recordable final plat showing all required right of way and easement dedications for review and approval prior to submittal of building permit application(s). 5 Page 63 of 80

64 Zoning Docket: K-747 Planning Board: May 9, 2016 STAFF REPORT SPECIAL USE DISTRICT REZONING Petitioner: Owner: Existing Zoning: Proposed Zoning: Sean Jones, Agent for Owner I-40 Union Cross Re LLC Mixed Use - Special Use District (MU-S) Mixed Use - Special Use District (MU-S) Acres: Purpose of Rezoning: This rezoning request is within the currently approved Smith Crossing commercial center. A Single-Phase Special Use District rezoning is being requested to add a new use Storage Services, Retail. The other proposed uses were previously approved that could potentially occupy that site now or in the future. Initially, the uses for the two buildings being proposed is Medical and Surgical Offices and Storage Services, Retail. Uses Requested: ABC Store; Access Easement, Private Off-Site; Adult Day Care Center; Arts & Crafts Studio; Banking and Financial Services; Bed and Breakfast; Broadcast Studio; Child Care (Drop In); Child Care (Sick Children); Child Care Institution; Child Day Care Center; Church or Religious Institution, Neighborhood; Club or Lodge; Convenience Store; Food or Drug Store; Funeral Home; Furniture and Home Furnishings Store; General Merchandise Store; Government Offices; Hardware Store; Hospital or Health Center; Hotel or Motel; Limited Campus Uses; Manufacturing A; Medical and Surgical Offices; Medical or Dental Laboratory; Museum or Art Gallery; Neighborhood Organization; Non-Store Retailer; Nursery, Lawn and Garden Supply Store, Retail; Offices, Miscellaneous; Park and Shuttle Lot; Parking, Commercial; Police or Fire Station; Professional Office; Recreation Facility, Public; Recreational Services, Indoor; Residential Building, Multi-Family; Restaurant (without drive-through service); Retail Store, Specialty or Miscellaneous; School, Private; School, Vocational or Professional; Services, Business A; Services, Personal; Storage Services, Retail; Swimming Pool, Private; Testing and Research Lab; Theater, Indoor; Utilities; Veterinary Services; Warehousing; Wholesale Trade A. 1 Page 64 of 80

65 PHYSICAL DESCRIPTION AND SURROUNDING LAND USES: This property is currently undeveloped property off Jag Branch Blvd within the Smith Crossing development, on the east side of Union Cross Road north of I-40. This site, as well as the properties to the north, south, east and west are zoned Mixed Use Special Use District (MU-S). The adjacent development to the north and east is the Reserve At Smith Crossing a previous approved apartment complex. If this site is approved, it would complete the development of the eastern portion of Jag Branch Boulevard of that block section. Site ZONING HISTORY OF SITE: Rezoning Case Decision and Date Planning Bd. Rec. Staff Rec. K-646 Approval Approval Approval Original approved MU-S. K-682 Approval Approval Approval Modification from the original MU-S with miscellaneous use and design changes. K-715 Withdrawn Approval Approval MU-S Two Phase K-719 Approved Approval Approval MU-S Single Phase and Two Phase 2 Page 65 of 80

66 FINDINGS: Site Plan The site consists of two buildings, an 11,508 sq. ft. footprint medical office building and a 3- story 29,380 sq.ft. climate controlled storage facility. The medical office building would have the option to go 2-stories. The buildings would be required to meet the Highway Corridor Overlay District standards. The storage facility façade is proposed to be designed to resemble an office building. Staff is recommending the office design standards of the Medical Business Park (MBP) zoning district for the office design. Those MBP standards are: Building Standards: The facades of any building within the development using the standard site plan design standards shall comply with the following standards. [A] Architecture The construction of any building shall be restricted by use of the following minimum architectural standards: 1) Façade Composition of Base, Middle, and Top Shall have a horizontal separation of the base. On a two or more story building the base shall be distinct from facades above. Base shall be in proportion to overall building. Entrances shall be clearly identifiable. Front wall shall have at a minimum thirty percent (30%) of the vertical façade as window and door features and thirty (30) linear feet of a wall shall be the maximum length without such a feature. All walls facing the primary street shall incorporate at a minimum, 3 Page 66 of 80

67 three architectural accent elements of doors, windows, columns, color changes, texture change, recesses, and/or material changes. Fifty (50) linear feet of a wall shall be the maximum length without an architectural accent element. 2) Middle-Expression The middle sections shall be in proportion to overall building. Building elements shall have a rhythmic recurrence. Surface variation shall be provided with fenestration and material changes. Windows and trim shall be incorporated that provide a consistent proportional harmony within the facades composition and details. 3) Top-Unique Formal Identity Rooflines and/or cornice shall form a distinctive upper band. All mechanical equipment shall be screened using a parapet wall or screened using material visually consistent with the building design aesthetics. (5) Building Materials & Colors [A] Building Materials. The construction of any new building shall be restricted by use of the following: 1) Building Facade The primary facade material shall consist of brick and/or architectural precast or architectural cast stone, but may contain facade accent elements of drainable stucco, textured tinted concrete block, tile, native stone, columns, pre-cast trim, and/or canvas canopies. The primary facade material used in construction shall compose at a minimum seventy five percent (75%) of the non-glass wall surface. Quik Brik or similar product may be used as a substitute to brick. Architectural metal panels and columns, such as aluminum compost panels, copper, zinc or stainless steel, making up less than 25% of the façade, used to enhance the entrance(s), middle expression, or create a unique formal identity shall be allowed. 2) Colors. All facade colors shall be of low reflectance, subtle, neutral, or earth tone colors. The use of high intensity colors, metallic colors, black or fluorescent colors, excluding white, are prohibited. Building trim and accent areas may feature brighter colors and black, including primary colors; however, neon tubing shall not be an acceptable feature for building trim or accent elements. The Smith Crossing Special Use District has the following standards that apply to this site and required conditions to have the projects conform to the Smith Crossing standards: Structures, landscaping, sidewalks and parking shall be harmonious and aesthetically pleasing in visual relationship to other structures within the development. Scale of outdoor features, landscaping, structures and other site plan elements are to have proportions in rhythm, heights and setbacks in order to create a walkable atmosphere. Recommended Condition: At the time of building permit application submittal, a licensed architect and landscape architect shall submit drawings that meet the 4 Page 67 of 80

68 requirements of: structures, landscaping, sidewalks and parking shall be harmonious and aesthetically pleasing in visual relationship to other structures within the development. Loading docks, trash collection and other outdoor storage and activity areas shall be incorporated into the overall pedestrian scale of the building and landscaping. All loading areas and entrances shall be screened from view from occupied residential structures. Screening shall meet the requirements of Section Outdoor Storage Area Screening Standards, (B) Screening. Recommended Condition: Along the eastern and northern border of the Lot 8 parking lot, a fence measuring at least six (6) feet in height, opaque and of material as that of the principal building shall be installed. Sidewalks shall be installed along the full length of the sides of any building constructed which features a customer entrance, and along any side of any building where parking or a driveway is provided. Any such required sidewalk shall be parallel to the building and located at least five feet (5 ) from the building in order to provide an area for planting beds for foundation and entranceway landscaping, except where arcades and entranceways are part of the façade of a building. The proposed medical office building may not be able to comply with the sidewalk standards due to topography, which would require a condition granting an modification from that standard. Recommended Condition: If at the time of preparing construction plans it is determined by the designer and Community Development staff that the topography is preventing a five foot (5 ) landscape area between the building and sidewalk a licensed architect and/or landscape architect shall submit a building design and/or landscape plan that meets the intent of the original Smith Crossing building foundation landscape standards. The Smith Crossing standards require the building to be pulled up to the street. Staff reviewed the required site distance at the culde-sac intersection to assure the sight distance standards are being met. See illustration to the right. Unified Development Ordinance (UDO) The submittal meets the UDO requirements. Fire Rescue The Fire Rescue Department is recommending two conditions: Driveway grades shall be equal or less than 8% unless otherwise approved by the Fire Marshal. The right-in/right-out median on Jag Branch Boulevard shall be painted. 5 Page 68 of 80

69 RECOMMENDATION: Approval of the following motion and conditions. Motion Move to amend the Unified Development Ordinance of the Town by rezoning the property in case K-747 from MU-S Two Phase to MU-S Single Phase. The said rezoning being consistent with the Town s Comprehensive Plan and Kernersville Development Plan and further being both reasonable and in the public interest due to the following facts: 1. The proposed uses would assist in implementing the Town s Land Use Plan by creating a commercial node. 2. The uses of this development within this neighborhood commercial center will help reduce travel for the area residents. 3. The Special Use District conditions include detailed design standards for the buildings and site plans to create a strong sense of place. 4. A complete sidewalk system is provided for internal circulation and connections to future external sidewalk systems. 5. The high quality design will enhance the commercial tax base and help diversify the economic base. Conditions Uses 1. ABC Store; Access Easement, Private Off-Site; Adult Day Care Center; Arts & Crafts Studio; Banking and Financial Services; Bed and Breakfast; Broadcast Studio; Child Care (Drop In); Child Care (Sick Children); Child Care Institution; Child Day Care Center; Church or Religious Institution, Neighborhood; Club or Lodge; Convenience Store; Food or Drug Store; Funeral Home; Furniture and Home Furnishings Store; General Merchandise Store; Government Offices; Hardware Store; Hospital or Health Center; Hotel or Motel; Limited Campus Uses; Manufacturing A; Medical and Surgical Offices; Medical or Dental Laboratory; Museum or Art Gallery; Neighborhood Organization; Non-Store Retailer; Nursery, Lawn and Garden Supply Store, Retail; Offices, Miscellaneous; Park and Shuttle Lot; Parking, Commercial; Police or Fire Station; Professional Office; Recreation Facility, Public; Recreational Services, Indoor; Residential Building, Multi-Family; Restaurant (without drive-through service); Retail Store, Specialty or Miscellaneous; School, Private; School, Vocational or Professional; Services, Business A; Services, Personal; Storage Services, Retail; Swimming Pool, Private; Testing and Research Lab; Theater, Indoor; Utilities; Veterinary Services; Warehousing; Wholesale Trade A. Building Design 2. The Storage Services, Retail building shall be designed with office façade design meeting the building and building material standards of the Medical Business Park (MBP) zoning district. 6 Page 69 of 80

70 Site Plan Design 3. At the time of building permit submittal, a licensed architect and landscape architect shall submit drawings that meet the requirements of: structures, landscaping, sidewalks and parking which shall be harmonious and aesthetically pleasing in visual relationship to other structures within the development. 4. Along the eastern and northern border of the Lot 8 parking lot, a fence measuring at least six (6) feet in height, opaque and of material as that of the principal building shall be installed. 5. If at the time of preparing construction plans it is determined by the designer and Community Development staff that the topography is preventing a five foot (5 ) landscape area between the building and sidewalk a licensed architect and/or landscape architect shall submit a building design and/or landscape plan that meets the intent of the original Smith Crossing building foundation landscape standards. Fire Rescue 6. Driveway grades shall be equal or less than 8% unless otherwise approved by the Fire Marshal. 7. The right-in/right-out median on Jag Branch Boulevard shall be painted. Site Plan 8. Site Plan as submitted with modification as cited in the above conditions. Original Conditions 9. Original conditions shall apply with modification as cited in the above conditions. See Exhibit A. 7 Page 70 of 80

71 *Standard conditions denoted by asterisk Exhibit A 1.) Transportation a. All proposed streets shall be public. See Thoroughfare and Street Plan for private street and drives definitions. b. *Unless prevented by topographical features, internal connections between existing or potential parking lots on adjacent properties shall be provided. c. The Developer shall coordinate with NCDOT and their contractor on the realignment of Kenosha Drive and its connection to Union Cross Road. d. A revised Traffic Impact Analysis is required prior to applying for a NCDOT Driveway Permit. e. *NCDOT Driveway Permits are required for all accesses onto Union Cross Road. All NCDOT improvements required as part of the Driveway Permit approval process shall be constructed as part of this project. All improvements on NCDOT maintained roads shall be, at a minimum, in accordance with NCDOT design standards. f. Grant a 10-foot public utility, drainage, slope, retaining wall, and permanent construction easement directly behind the right-of-way on Union Cross Road. g. Bus Transit stop(s) shall be established that meet PART standards. h. The grading plan for phase one of the project shall include construction drawings for that portion of Street D shown to be within the boundary of phase one and phase two of the project, plus any portions/lengths of Street D outside the project boundary needed to ensure proper roadway design. 2.) Plat Requirements a. *Developer shall show on the final plat a 5 foot negative access easement along all lots on Union Cross Road with the exception of NCDOT approved access locations either now or in the future. b. *All storm drainage easements meeting the Town s easement requirements as outlined in the Design and Construction Specifications Manual shall be shown on the final plat. c. A note on the Final Plat shall state: Any landscaping within the entrance islands, traffic circle or walkways shall be maintained by the Property Owners Association. d. *Lower Abbotts Creek Sewer Basin acreage fees shall be paid prior to platting. e. *A note on the Final Plat shall state: All storm drainage devices including but not limited to: pipes, stormwater BMP s, drainage boxes, inlets, outlets and open channel conveyances located outside of the public right-of-way shall be maintained by (and state the party responsible for maintaining the storm drainage devices). f. All street names shall be approved by the Town of Kernersville prior to final plat. A letter of approval shall be attached to preliminary plat at time of submittal. 8 Page 71 of 80

72 3.) Public Infrastructure a. *The developer shall design and construct all public infrastructures in accordance with the Town s Design and Construction Specifications Manual. b. *All water and sanitary sewer drawings with appropriate easements shall be approved by the City-County Utilities Commission. c. *All detailed construction plans for infrastructure must be submitted and approved by the Engineering Department prior to construction. d. The lighting for the project shall be required with no light above cut-off lighting fixtures. Cut off lighting fixtures are lights that cast light downward. e. *Lower Abbotts Creek Sewer Basin acreage fees shall be paid prior to final platting. f. The developer shall grant an sewer easement to the Union Cross Station shopping center to allow them to connect and remove their sewer pump station. Any cost for the connection shall be the responsibility of Union Cross Station. The Smith Crossing property shall be restored to its preexisting condition after the connection. g. * Water lines shall be connected to the existing lines along Kenosha Drive during the first phases of construction. Water lines shall be connected to the existing water lines along Trailwood Lane and Kendallwood Drive at the time of the Smith Crossing street connections to said streets. h. *The water and sewer lines shall be placed outside of the public street. i. *The Developer shall extend the water line along E Street and tie-in to existing water line at the end of Kenosha Drive, as directed and approved by the City- County Utilities Commission. j. *The Developer shall provide an access into the existing sanitary sewer easement for maintenance purposes. Type and location of the access shall be approved by the City-County Utilities Commission. k. *A street lighting plan shall be submitted to the Town s Engineering Department for approval. l. *Dumpster pads and appurtenances shall be constructed in accordance with the Town s Design and Construction Specifications manual. The number, type and locations shall be approved by the Public Services Department, Solid Waste Division. For all commercial sites a Hold Harmless Agreement signed by the property owner is required. m. The Developer shall coordinate with the contractor of the NCDOT Union Cross road widening project U-4909 to facilitate the waterline tie-in at the intersection of Street A and Union Cross Road. n. *All detailed construction plans for infrastructure must be submitted to and approved by the Engineering Department prior to construction. o. Vehicle accessible route shall be made to the sewer outfall line. 4.) Phases a. Development of the project may be phased according to market demand. b. The public roads shall serve each phase accordingly. c. Seamless flow of public streets shall be designed. 9 Page 72 of 80

73 d. A connector street from Union Cross Road shall be completed through the development from Union Cross Road to the eastern portion of the development prior to connecting to the end of Kenosha Drive, Trailwood Lane and Kendallwood Drive, except for the rear driveway connection to Kenosha Drive from within Tract 2 first phase of the residential building, multifamily development. e. Prior to applying for a building permit for the residential building, multifamily located south of Street D, Street "D" shall be completed to the point farthest east of Tract 2 or a surety established for said improvements. f. The developer of Tract 2 residential building, multifamily shall provide a second unrestricted access onto Kenosha Drive during their first phase of construction. At the time of connection, the developer shall overlay Kenosha Drive with one inch of type S9.5A asphalt pavement from the end of the existing pavement on Kenosha Drive to the limits of the improvements to the intersection of Union Cross Road and Kenosha Drive provided for under the Union Cross Road NCDOT road improvement project. 5.) Environmental a. *Developer shall adhere to all State, Federal and Local Government environmental regulations. b. *Stream buffers need to extend along all streams and wrap around upper origin points. c. *Zone (1) and Zone (2) stream buffers must start at the top of the channel bank. d. *Developer shall identify where stream buffer signs will be installed along the outer edge of Zone (1). The signs can be purchased through the Town of Kernersville and shall be installed at an interval not to exceed 500 feet. e. *A stormwater management plan prepared by a professional engineer, submitted for review and approval by the Engineering Department, is required for each phase of development. When final development plan(s) are submitted, the design engineer will include provisions for treatment of stormwater runoff where feasible. Treatment options may include, but are not limited to: curb cuts, grass-lined swales and waterways, and natural stormwater conveyance buffers. If the developer has elected to develop under the high-density option, impervious surfaces within each phase of development shall be collected and properly treated in an approved stormwater best management practice (BMP). Further, any off-site stormwater drainage, which cannot be bypassed, must also be treated in the BMP. Should a watershed protection pond be a BMP of choice, a good faith effort by the designing engineer shall be made to minimize its potential classification as a high hazard dam. All other provisions of the Town's Watershed Protection Ordinance shall be met. All stormwater management requirements and regulations that are applicable and adopted by the Town and/or NCDENR and/or other regulatory agencies with jurisdiction over the site at the time of submittal of final development plans shall be followed. 10 Page 73 of 80

74 f. Provide a visible note on the Preliminary Subdivision plan stating that the project will comply with the UDO Chapter C- Environmental Ordinance, Watershed Protection and Stormwater Runoff Ordinances. g. The development should comply with the Stormwater/watershed requirements included in the Standard Conditions of the initial approved ordinance No for this site on December 6, The submitted Special Use District site plan does not meet those conditions with the location of the possible BMP #1. At the proposed possible BMP #1 check for existing freshwater lake/pond (national wetlands inventory) a BMP is not allowed in the natural way of a freshwater lake/pond waters). h. Review drainage runoff coming from Kenosha and Union Cross to the site. As necessary provide corresponding permanent drainage easements on the site project for this stormwater runoff drainage. i. If the developer has elected to develop under the high-density option, impervious surfaces within each phase of development shall be collected and properly treated in an approved stormwater best management practice (BMP). A stormwater management plan prepared by a professional engineer, submitted for review and approval to the Engineering Department, is required for each phase of development. When final development plan(s) are submitted, the design engineer will include provisions for treatment of stormwater runoff. Treatment options may include any BMP, which the Design Manual published by the NC Division of Environmental Management identifies as capable of complying with minimum treatment requirements stated in the Town s stormwater ordinances. Further, any off-site stormwater drainage, which cannot be bypassed, must also be treated in the BMP. Should a watershed protection pond be a BMP of choice, a good faith effort by the designing engineer shall be made to minimize its potential classification as a high hazard dam. All other provisions of the Town's Watershed Protection Ordinance shall be met. j. All stormwater management requirements and regulations that are applicable and adopted by the Town and/or NCDENR and/or other regulatory agencies with jurisdiction over the site at the time of submittal of final development plans shall be followed. k. A detailed grading plan for lot drainage shall be submitted with construction plans for roadways, storm drain systems, and water and sewer systems. Detailed grading plans shall include: provisions for adequate drainage of surface water between and around dwelling units. Finish grades shall slope away from each residential unit six (6) inches in ten (10) feet and be in compliance with current requirements of the North Carolina Building Code. Shallow grassed drainage swales designed to transport surface water between and around residential units shall have a minimum slope of two (2%) percent. On the plan show all BMPs with existing and proposed topography (2 contours) as well as existing and proposed plantings, property lines, buffers and easements that are within 50 feet of the limits of any BMP. 6.) Non-Residential Architectural Standards 11 Page 74 of 80

75 a. Non-Residential structures shall meet the Highway Corridor Overlay District and Overlay District General Requirements. b. During the Final Development Plan review the applicant may request departure from the architectural standards of the Highway Corridor Zoning Overlay Districts provided that the applicant presents, at the time of Final Development Plan application, proposed findings of facts that the proposed development would implement the Purposes of the Highway Corridor Overlay District more adequately than development which would meet the strict requirements of the Overlay District. 7.) Non-Residential Site Plan Standards a. Structures, landscaping, sidewalks and parking shall be harmonious and aesthetically pleasing in visual relationship to other structures within the development. b. The buildings along all roads shall be located as close to the primary road as possible, and include for pedestrian sidewalks and drives. Parking shall be to the side or rear. Parking may be in the front of theaters or hotels if landscaping is utilized to create parking rooms. The parking shall be designed with enhanced landscape islands that break up any large parking areas into smaller areas. c. Loading docks, trash collection and other outdoor storage and activity areas shall be incorporated into the overall pedestrian scale of the building and landscaping. Dumpsters for the commercial building along the Kenosha Drive neighborhood shall be located on the rear of the building and as far from residential property lines as reasonably possible. d. Outdoor display areas shall be planned in the overall design of the site plan. The area shall contribute to the pedestrian scale and use of the development. e. Drive-through windows shall be placed either to the side or rear of a main building, allow for sufficient vehicle stacking distance, and should be remote from parcel access points. f. Scale of outdoor features, landscaping, structures and other site plan elements are to have proportions in rhythm, heights and setbacks in order to create a walkable atmosphere. g. Public pedestrian walkways are to be provided through the development linking all areas. h. Sidewalks shall be installed along the full length of the sides of any building constructed which features a customer entrance, and along any side of any building where parking or a driveway is provided. Any such required sidewalk shall be parallel to the building and located at least five feet (5 ) from the building in order to provide an area for planting beds for foundation and entranceway landscaping, except where arcades and entranceways are part of the façade of a building. i. Outdoor spaces and site amenities are to be included in the design. The outdoor spaces and site amenities are intended to enhance the vehicular and pedestrian entryways to the site and the buildings on the site shall have direct access to the public pedestrian walkways. An outdoor space or site amenity shall include, but is not limited to, the following: 12 Page 75 of 80

76 i. A landscaped median for the driveway(s) leading into the site and landscaped pedestrian areas; ii. A public square, park, or outdoor playground on the site, or on adjacent land; iii. Window shopping walkways; iv. Kiosk area, water feature, or clock tower; or other such deliberately shaped area and/or focal feature or amenity that adequately enhances such community and public spaces. j. The maximum height of any freestanding light fixture shall be 35'. All lighting on site will be designed so that direct illumination does not extend beyond the property line. Pedestrian scale lighting will be capped to direct light downward. No wallpack type lighting will be permitted on site other than those fixtures which are designed to focus light downward. Wall mounted decorative lighting is permitted. k. Any commercial building within 300 of the Kenosha subdivision shall be limited to one story, with a parapet height not to exceed 30 feet. l. All manufacturing, storage, offices, wholesale, retail sales, or similar uses, shall be conducted within an enclosed building, except as otherwise provided below. m. All loading areas and entrances shall be screened from view from occupied residential structures. Screening shall meet the requirements of Section Outdoor Storage Area Screening Standards, (B) Screening. n. All mechanical facilities including but not limited to; heating, ventilation and air conditioning (HVAC) units, including on-ground and rooftop mechanical systems; refrigeration units; and dumpsters shall be so located and/or shielded so it is not visible from occupied residential structures and to reduce the sound. Material and design of any screening device shall either match or incorporate into its construction the same type of material as that used as the predominant material(s) and color(s) of the primary facade. The screening may include wood or wood imitation material, such as brick façade post with wood fencing. o. Dumpsters shall be enclosed on three (3) sides with walls at least eight (8) feet high and constructed of the same material as the principal building on the zoning lot; the fourth side of the enclosure shall be a permanent gate of wood or other opaque material. p. Noise related equipment and motor vehicles use areas shall be located in the least intrusive areas from occupied residential structures as determined by the Community Development Director taking into consideration topography, lot size and use. 8.) Residential Architectural Design Standards a. Hip roofs with multiple cable roof lines. b. Multiple building façade material shall include brick or stone façade elements on a minimum of 25% of the lower front façade level. Siding shall be wood or hardiplank type material. c. Covered entranceways. d. Window and entrance door trim shall include decorative shutters, heads and aprons on all sides of the building. 13 Page 76 of 80

77 e. All sides incorporate the architectural design standards. f. Garage doors shall be paneled and framed with decorative trim. g. The front and rear yards shall include a distinctly designed landscaped and/or fenced feature. The minimum planting shall meet all of the UDO multifamily planting requirements. h. Petitioner shall provide on-site driveway parking for two (2) vehicles per singlefamily residential structure, excluding garage. i. The height of the highest finish floor elevation in Smith Crossing for residential units along Kenosha or Kingswood, shall not be higher than the highest finish first floor elevation on the adjacent Kenosha or Kingswood residential unit. 9.) Recreation a. A recreation facility shall be provided in the residential area(s) with a walkway provided to it. b. Active recreational facilities shall be designed to be visible from the street and numerous units to provide for adequate access and safety. 10.) Landscaping, Bufferyards and Streetyards a. A 50 streetyard is required along Union Cross Road and I-40 unless at the time of Final Development Plan an enhanced streetyard is presented that incorporates the use of a 3 high brick wall(s). b. Along all residential streets, streetyard trees shall be placed outside of the public right-of-way and easement. The minimum planting intervals shall be one tree per unit. The streetyard tree is in addition to the required residential landscaping. A streetyard landscape plan shall be submitted at the time of platting of the residential units to assure the spacing and tree variety creates a harmonious tree lined street. c. No buildings, parking spaces or maneuvering areas may be located within the required streetyard. d. Street D, the east west connector road, shall include large variety of deciduous trees spaced fifty (50) foot on center on both sides of the street and located outside of the public right-of-way and easements, except at stream crossings. e. Detention ponds shall be landscaped. A landscape plan shall be submitted that includes at a minimum vegetative banks with a ratio of planting meeting the streetyard planting standards to establish the pond as an amenity. f. Bufferyard along the existing residential subdivisions of Kenosha and Kingswood shall be 50 with a 6 berm, unless the grade on Smith Crossing, adjacent to the 50 bufferyard, is 6 lower than the adjacent residential. The planting requirements shall be 2 deciduous trees; 18 primary evergreen plants; 10 supplementary evergreen shrubs meeting the bufferyard size standards. The planting shall be on top of the berm or slope if there is a 6 cut. 14 Page 77 of 80