AGENDA KERNERSVILLE PLANNING BOARD KERNERSVILLE MUNICIPAL COUNCIL CHAMBERS MONDAY, JUNE 11, :00 PM

Transcription

1 1 APPROVAL OF MINUTES AGENDA KERNERSVILLE PLANNING BOARD KERNERSVILLE MUNICIPAL COUNCIL CHAMBERS MONDAY, JUNE 11, :00 PM A Approval of Minutes for April 9, 2018 Planning Board Meeting. 2 PUBLIC HEARINGS A William Calhoun, Owner, for property located at 1318 Shields Road, being all of PIN#(S) containing a total of /- acres. Petitioner requests a Single-Phase rezoning from LI-S (Light Industrial Special Use District) and HB- S (Highway Business Special Use District) to LI-S (Light Industrial - Special Use District). Requested Use(s): Manufacturing A and Manufacturing B. Zoning Docket K-559.A1 1. Action Required: Rezoning Recommendation Action Required: Site Plan Recommendation B Curtis Swisher, Agent for the Town of Kernersville, for consideration of an amendment to the Kernersville Development Plan to amend the Land Use Plan from Industrial and Business Center to Commercial for property located along NC 66 South between I-40 and Kernersville Medical Parkway, being all of PIN # , , , , , , , , and part of and Plan Docket KDP Action Required: Kernersville Development Plan Amendment Recommendation C Philip Searcy, Agent for Owner, for property located at 1478 NC Highway 66, being all of PIN#(S) containing a total of /- acres. Petitioner requests a Single-Phase rezoning from HB-S (Highway Business Special Use District) to HB-S (Highway Business Special Use District). Requested Use(s): Retail Store, Specialty or Miscellaneous; Restaurant (with Drive-Through Service); Restaurant (without Drive-Through Service); Banking and Financial Services; Medical and Dental Offices; Office, Miscellaneous; Professional Office; and Services, Personal. Zoning Docket K-547.A4 Page 1 of 37

2 1. Action Required: Rezoning Recommendation Action Required: Site Plan Recommendation 3 PUBLIC COMMENTS 4 PLANNING BOARD COMMENTS 5 STAFF UPDATES 6 ADJOURNMENT Page 2 of 37

3 MINUTES APPROVED BY PLANNING BOARD KERNERSVILLE PLANNING BOARD EXECUTIVE CONFERENCE ROOM MONDAY, APRIL 9, 2018 The Kernersville Planning Board held its regular monthly meeting on Monday, April 9, 2018 at 7:00 P.M. in the Executive Conference Room. Members Present: Jim Waddell - Chairman, Margaret Burks, Tom McDaniel, Nathan Meyer, LuAnn Davis, Chris Oakman, Joseph Orenstein, and James Fradenburg. Members Absent: Steve Hutchins 1 APPROVAL OF MINUTES A Approval of Minutes for March 19, 2018 Planning Board Meeting. Motion made by James Fradenburg to approve the minutes as submitted. Motion seconded by Chris Oakman. Vote: (8:0) Motion carried. 2 PUBLIC HEARING A Tony Alford, Owner, for property located at 6100 Gateway Place Lane, being all of PIN#(S) containing a total of /- acres. Petitioner requests a Single-Phase rezoning from RM-U-S (Residential Multifamily Special Use District) to RM-U-S (Residential Multifamily - Special Use District). Requested Use(s): Residential Building, Multifamily (Elderly) Zoning Docket K-591.A2 1. Action Required: Rezoning Recommendation Action Required: Site Plan Recommendation Rochelle Joseph presented the following Rezoning and Site Plan Recommendation. Rochelle Joseph noted that the staff report indicates that the developer is proposing 17 parking spots, but the developer had expressed a desire for 10 parking spots. Page 3 of 37

4 SPECIAL USE DISTRICT REZONING STAFF REPORT ZONING DOCKET: K-591.A2 PLANNING BOARD: April 9, 2018 OWNER & PETITIONER: Tony Alford, TLA Gateway, LLC PROPOSED ZONING: PROPOSED USES: From: RM-U-S To: RM-U-S Residential Building, Multifamily (Elderly) ACREAGE: /- LOCATION OF PROPERTY: Property located at 6100 Gateway Place Lane, being all of PIN #(s) PURPOSE: The petitioner requests a rezoning to add seventeen (17) parking spaces to the existing parking area for a total of 134 spaces. ZONING HISTORY: UCase and location Decision and Date PB Rec. Staff Rec. K-591.A1 (Gateway Center) Approved Approval Approval RM-U-S to RM-U-S K-602 (Water Tower Development) Approved Approval Approval GB-S to GB-S K-601 (Allied Commercial Realty) Approved Approval Approval GB-S to PB-S K-591 (Tony Alford Elderly Apts.) Approved Approval Approval GB-S to RMU-S K-475 (Triad Gateway Center) Approval Approval Approval LI to GB-S 2 Page 4 of 37

5 FINDINGS Parking The UDO allows for a reduced number of parking spaces for elderly apartment housing. Parking for a standard multifamily unit is 1.5 spaces per unit for a one bedroom and 1.75 spaces per unit for a two bedroom. The parking requirement for elderly housing is 0.75 spaces per unit. At 120 units, 90 spaces are required. The petitioner s site plan requests the addition of 17 parking spaces to the existing parking area for a total of 134 spaces. Parking requirements for elderly housing unit ratios have proven sufficient to serve the residents of the apartments. Watershed This property is located in the Abbotts Creek Watershed (classified as WSIII). The Gateway Apartments site, for watershed purposes, belongs to the watershed project named Water Tower Development. The Water Tower Development project, being located at a former factory site, has grandfathered impervious rights; so the proposed parking areas may be added and the total watershed development project will continue to be a Low Density Existing Watershed Project. RECOMMENDATION Staff recommends approval of the following motion as follows: Move to amend the Unified Development Ordinance of the Town by rezoning the property in case K-591.A2 from RM-U-S to RM-U-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 due to the following facts: 3 Page 5 of 37

6 The petitioner requested Special Use District rezoning to allow consideration of additional parking spaces assures this development addresses the Kernersville Development Plan Goal standard of establishing Kernersville as a unique high quality community within the Triad. Site Plan: Approval with the following conditions. 1. A 10 street yard shall be required. 2. A landscape plan shall be submitted for review at time of building permit application. Plan shall include the required number of plantings, types, and sizes which apply. Any existing trees submitted for credit must be specified on the plans. 3. The developer shall build a sidewalk from the Gateway Apartments to the parking area. Jim Waddell declared the public hearing open. Chris Oakman said that he drives by Gateway every day and has noticed that there is a pretty good slope in that proposed area and not a lot of room for a parking lot. Rochelle Joseph said that they are planning on putting a retaining wall in that area and that it is only going to have 10 parking spots which are going to be used more for guests than the residents. Jeff Hatling said typically this would be a minor staff change, but the Board of Aldermen s authorizing resolution allowing staff to do a minor staff change says that staff cannot approve an additional driveway unless it addresses a public safety issue. IN FAVOR: None OPPOSED: None Jim Waddell declared the public hearing closed. BOARD DISCUSSION: Motion made by Tom McDaniel to recommend approval of Rezoning and Site Plan as presented by Staff. Motion seconded by Chris Oakman. Vote: (8:0) Motion approved. 4 Page 6 of 37

7 3 PUBLIC SESSION A Brent Cockrum, P.E. of Fleming Engineering, Agent for Owner, for a Final Development Plan approval of Site Plan titled West Welden in the TND-S Two-Phase Zoning District for property located on Old Salem Road, east of Abbots Creek, and west of Ellis Forest Road, being part of PIN #(s) & containing a total of /- acres. Petitioner requesting approval of the second phase of a Two-Phase Special Use District zoning petition. Requested Use(s): Residential Building, Single-Family; and Residential Building, Twin Home. Zoning Docket K-641FDP TR8.A1 1. Action Required: Site Plan Approval Rochelle Joseph presented the following Final Development Plan Recommendation. 5 Page 7 of 37

8 STAFF REPORT REQUEST FOR FINAL DEVELOPMENT PLAN (FDP) ZONING DOCKET: K-641FDP.A1 Tract 8 West Welden PLANNING BOARD: April 9, 2018 ZONING: Traditional Neighborhood Development Special Use District (TND-S) OWNER & DEVELOPER: The Arden Group/PM Development LLC PETITIONER: Brent Cockrum, Agent for Owner PROPOSED PROJECT: Petitioner requesting approval of the second phase of a Two-Phase Special Use District zoning petition. USES: Residential Building, Single Family; and Residential Building, Twin Homes ACRES: /- NUMBER OF UNITS: 53 DENSITY: 1.97 units per acre LOCATION OF PROPERTY AND RELATION TO EXISTING ZONING DISTRICTS: Site is located off Old Salem Road, east of Abbots Creek, and west of Ellis Forest Road, being part of PIN #(s) and Adjacent properties to the north is in Forsyth County s jurisdiction and is zoned RM8-S and AG. Property to the south is zoned TND-S and to the west is RS30 and MU-S. RECENT ZONING HSTORY: Case and location Board of Aldermen PB Rec. Staff Rec. K-641 Carrollton AG to MU-S Approval 10/4/2006 Approval Approval PM Development (Original rezoning that include 247 acres. Six amendments took place which included adding additional acres to the MU-S zoning district and approval of two Final Development Plans in Carrollton Crossing at the intersection of NC 66 and Old 6 Page 8 of 37

9 Salem Road. K-641.A7 revised the mixed use to development from Carrollton MU-S to Welden TND-S) K-641.A7 Welden MU-S to TND-S Approval 2/3/2015 Approval Approval Milt Rhodes, Agent for The Arden Group (PM Development LLC) K-641.A8 Welden AG to TND-S Approval 2/2/2016 Approval Approval Milt Rhodes, Agent for The Arden Group (PM Development LLC) K-641.Tract 5 Welden TND-S FDP Na 3/9/2015Approval Approval The Arden Group/PM Development LLC Central residential neighborhood. K-641.Tract 6 Welden TND-S FDP Na 3/9/2015Approval Approval The Arden Group/PM Development LLC Apartment K-641.Tract 7 Welden TND-S FDP Na 3/9/2015Approval Approval The Arden Group/PM Development LLC Eastover neighborhood K-641FDP TR8 Na 12/11/2017Approval Approval Brent Cockrum, Agent for Owner West Welden PROPOSED SITE PLAN AMENDMENT: Due to topographical challenges, an amendment to the original approved site plan is being requested. Original Proposed FINDINGS: Traditional Neighborhood Development Special Use District (TND-S): The Traditional Neighborhood Development Special Use zoning district Purpose Statement is: Purpose. The TND-S District is intended to promote compact mixed use development projects that includes a range of housing types, a network of well-connected streets, 7 Page 9 of 37

10 alleys and blocks, public spaces, and amenities such as stores, schools, and places of worship within walking distance of residences or is within walking distance to those land uses. TND projects incorporate many different high quality architectural styles and site plan design elements to create an enhanced livable neighbor(s). This district encourages innovation by offering flexibility in design and layout requirements to achieve a greater choice of living, and working environments. The development design should also be compatible with the natural terrain and surrounding uses, protect natural and/or historic resources, and provide useful open space. This district is only permitted through the special use district zoning process. TND-S allows for: 1. Residential development designs that incorporate alleys to allow for rear yard garages and rear parking spaces to create pedestrian scale front yards and street area. See illustrations to the right showing proposed TND-S design elements creating pedestrian friendly spaces and areas for enhanced social interaction. 2. Compact development to allow for the incorporation of open spaces. A TND-S requires a submittal of a master plan document sometimes called the vision book. A Special Use District condition for K-641.A7 Welden states: The Welden Vision Book dated October, 2014 shall establish the architectural and site plan design standards during the Final Development Plan and building permit submittals for review and approval. The conceptual site plan in the Welden Vision Book provides the frame work to guide the development in phases. Being a conceptual site plan, it allows for flexibility in land uses while holding to the architectural, streetscape and open space design standards. 8 Page 10 of 37

11 The proposed TND-S has phasing provisions to require a balanced and integrated mixture of uses in accordance with the overall Welden Vision Book concepts, and requires a proportionate of the project's open space and common facilities to be included in each phase. Phasing of Housing Types: The development concept of Welden is to offer the consumer flexibility of the housing types at the time of sale, which allows for a variety of housing types and lot sizes to be developed on each block. The goal is to prevent a cookie cutter type housing development in which the developer lays out his lots all in the same size and shape. A common term for that type of residential development is tract housing in which multiple similar homes are built on a tract of land with similar size small lots. Amenities: The proposed West Welden is a tract within Welden that has environmental constraints of streams and steep topography. To assist in implementing the Welden Vision Book the development was designed within the context of those constraints to create additional open space and common facilities. Seventyseven percent (77%) of the land will remaining undeveloped. A greenway trail is being proposed to provide a pedestrian and bicycle connection between West Welden and the remaining portion of Welden. There is also a public sidewalk proposed that would 9 Page 11 of 37

12 access a conservation area that was dedicated by Calebs Creek as public recreation and a greenway easement. A private neighhood nature trail is being proposed along the western undeveloped portion of the development. A small open space amenity area is also provided across from the stormwater biocell. Housing: The Welden Vision Book development plan is based on a 2014 Market Study. The Market Study suggests that the initial phase for Welden Center should include both attached and detached residential housing options. The 2014 Market Study indicates that a diversity of housing options is warranted due to the variety and diversity of household types present in the Kernersville housing market, and expected for the foreseeable future based on the strength of the Kernersville and central Triad job market. The proposed housing design is an arts and craft style cottage home. The individual lots will be platted for each house site. Transportation: 10 Page 12 of 37

13 Welden was able to purchase additional property along Old Salem Road to provide them direct access to Old Salem Road. A secondary emergency service lane will provide a 20 street that runs parallel to the greenway connecting to Ellis Forest Drive. NCDOT is requiring right and left turn lanes on Old Salem Road. Landscaping: The site plan calls for tree lined streets. The following is the narrative from the landscape architect that selected the streetyard trees: Street tree species selected need to be able to thrive in adverse growing conditions including salts, disease, compact soils, and microclimates (Ranney et. Al 1997). Trees need to have deep roots as opposed to shallow feeder roots. Cultivars selected should have high branching to prevent conflicts with adjacent walkways and vehicular paths. Trees should be selected that can thrive in small root space. In addition, maintaining tree diversity is also important to mitigate disease and pests. To mitigate street tree conflicts: select trees with upright growth habit, and deep roots; provide continuous tree planting trenches; use structural soil under sidewalks to allow root infiltration; and use root barriers to direct roots below sidewalks. Trees selected are based off of proven recommendations from the NC State University Forestry and Horticulture Schools. Street Tree Acer Rubrum Autumn Flame This is a cultivar of red maple that has been extensively grown in urban environments, street frontages, and even parking areas for the past 40 years. Long history of success with minimal sidewalk conflict. Street Tree Quercus lyrata Quercus lyrata is the Overcup oak. This is a tree that has evolved to grow in poor soils that can go from wet to dry rapidly. Overcup oaks, because of this, use deep feeder roots that spread downward around the base of the tree. These are a tree of choice for streetscapes across the central peidmont of North Carolina. Street Tree Quercus rubrum Quercus Rubrum is the red oak. This North Carolina native is well adapted to poor clay soils, common in the central to western peidmont of North Carolina. Roots are deep in nature and not as prone to butressing like its relative the willow oak, a common sidewalk breaking tree. Red oaks have been used extensively as street trees and parking lot trees for their ability to grow in confined root spaces with minimal pavement damage to the surrounding areas. Watershed: The site is located in Lower Abbotts Creek WS III BW which requires riparian area protection as indicated in the Town of Kernersville Watershed Protection Ordinance, Development Regulations, Section Buffer Areas Required, (D) Lower Abbott s Creek Sewer Area 11 Page 13 of 37

14 Watershed Protection Rules. So if the project is Low or High Density development it will be required to meet the riparian areas protection rules, including the maintenance of sheet flow. The different phases will contribute to the total accumulated amount of impervious areas for the project; but a stormwater management plan prepared by a professional engineer, submitted for review and approval by the Town of Kernersville, is required for each phase of development (the stormwater management plan for each phase shall provide stormwater runoff treatment). Also, each phase will have a watershed/stormwater permit. The entire Welden Subdivision, over 400 acres, will be considered as one development project for watershed/stormwater purposes and will be following the High density option; therefore, a minimum one hundred (100) foot vegetative buffer along all perennial waters is required to be shown in the site plan for all new development activity in each phase of the project. Proposed new phases shall provide the updated Watershed/Stormwater Master Plan and Impervious Calculations Chart information including the accumulative impervious area for the entire watershed/stormwater project and the contribution of the phase to the existing impervious area of the entire project. In each Final Development Plan the Watershed site data information block for the phase will be required. All watershed and stormwater 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 site plans shall be adhered to. RECOMMENDATION: Approval of the Final Development Plan as submitted with the following conditions: First Phase Rezoning Conditions that Apply Mixed Residential 1. The Welden Vision Book dated October, 2014 shall establish the architectural and site plan design standards during the Final Development Plan and building permit submittals for review and approval. 2. Garage doors shall be paneled and framed with decorative trim for front loading garages. 3. The front of the garage, for front-loading garages, shall not extend more than 5 from the front entrance wall or if adjacent to the porch shall not extend 3 from the porch front without prior staff approval. 4. Usable porches and stoops shall form a predominate motif of the building design and be located on the front and/or side of the home. The porch must be at least 36 square feet in area and have minimum depth of The historic design features shall apply to all sides of the structure. 6. Residential building elevations along a block shall create a rhythm and continuity of window, doors and porches. Residential homes with front loading garage shall have no two elevations with identical windows and door design on the same single-family residential block. (A block is defined as the area between intersecting streets). 7. The front and rear yards shall include a distinctly designed landscaped and/or fenced feature. The minimum planting shall meet of the UDO multifamily and or single family planting requirements. 12 Page 14 of 37

15 Residential Outdoor Design Features 8. Functional front porches and rear porches, decks or patios shall be an integral part of the housing unit to allow for outside activities in both a public setting (front yard/street space) or private setting (rear yard). 9. Homes with the front door located in the middle of the unit shall have a walk leading from the front porch to the public sidewalk. Parks 10. A recreational land fee of $250 per housing unit will be assessed at the time of building permits to cover the cost of future public parks and facilities to serve the area. Public park space(s) shall be a minimum of 5% of the development. The public park(s) shall be designed in the context of the surrounding architecture and designed in a passive park style. 11. Each neighborhood shall contain, as its central focus, at least one square or park. The area shall be designed to be visible from the street and numerous units to provide for adequate access and safety. Freestanding Signage 12. Shall comply with the Highway Corridor Overlay District. Lighting 13. The lighting for the project shall be cut-off lighting fixtures. Cut off lighting fixtures are lights that cast light downward. Pedestrian scale lighting should illuminate so that lighting dissolves at the rooflines of buildings or the top of the light pole. During the review for building permits the petitioner shall submit the outdoor lighting plan. 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. Design Review 14. A Community Development staff person shall be an ex-officio member of any architectural review committee established by developer(s) to provide interpretation of special use district conditions and Unified Development Ordinance standards. Streets and Sidewalks 15. Developer shall identify the Pedestrian Access to the open space with signage. New Final Development Plan Conditions Land Uses 16. Permitted Uses: Residential Building, Single Family and Residential Building, Twin Homes. 13 Page 15 of 37

16 House Design 17. The housing design shall be arts and craft style cottage homes. Watershed 18. When final stormwater and construction plan(s) are submitted, the developer and/or property owner shall provide an accurate delineation of all existing riparian buffers, Zone 1 and Zone 2 shall be clearly delineated on the plans. The developer and/or property owner shall have a certified consultant evaluate the site to determine the extent of any regulated stream, wetland, or buffers that may be applicable to this site. 19. Any off-site stormwater drainage which cannot be bypassed, must also be treated in the BMP(s). 20. All permanent stormwater management devices will be installed prior to issuance of any Certificate of Occupancy. Landscaping 21. Streetyard trees as shown on the site plan shall be within a continuous tree planting trench; use structural soil under sidewalks to allow root infiltration; and use root barriers to direct roots below sidewalks. 22. The tree preservation area is delineated as the tree line area on the site plan. 23. The streetyard trees shall be private trees maintained by property owner s association, and shall be stated in the Restrictive Convenants. Transportation 24. Right and left turn lanes on Old Salem Road are required. NCDOT shall determine the construction timing of the turn lanes. Streets and Pathways 25. A grading plan for the pathway from the trail to the sidewalk shall be adjusted to create a navigable walkway to the amenity area prior to building permit submittal. 26. The Emergency Service Lane (C) and public greenway shall be maintained by the property owner s/homeowner s association until such time as the Greenway is connected to the future proposed greenway network. 14 Page 16 of 37

17 Parks 27. A detailed plan for the square or park shall be submitted at the time of construction plan submittal. Platting 28. A public right-of-way shall be dedicated to the Town of Kernersville for the 8 sidewalk and Emergency Service Lane C. Emergency Service 29. The future extension of Ellis Forest Road shall include a fire hydrant at the intersection of Emergency Service Lane C. 30. At the time of construction plans submittal, bollards or a gate shall be proposed for review and approval limiting the access to the Emergency Service Lane (C) and public greenway to emergency vehicles, pedestrians, and bicyclists. Site Plan 31. Site plan as submitted with the condition changes listed above. 15 Page 17 of 37

18 Jim Waddell said that a Final Development Plan does not have a public hearing but would allow any member of the public who would like to speak an opportunity to do so at this time. IN FAVOR: Brent Cockrum, P.E. of Fleming Engineering, 8518 Triad Drive, Colfax, NC, was present to answer any questions on the changes that have been made to the proposed development. Chris Oakman wanted to know if the change in the proposed development is because there is more of a request for the twin homes than single family homes. Brent Cockrum said that the developer decided to change from single family to twin homes because the market was good for twin homes, but the main reason for the change is due to the grade of land. The site layout will work better if they build twin units instead of single family homes. Nathan Meyers wanted to know if any of the costs had changed from the way the plans were before to the current design. Brent Cockrum said that when they started doing the design with the single family homes, the driveways and the area between each unit were getting too steep, therefore the development would end up having a high elevation unit and then a low elevation unit and the developer felt it would not be visually appealing. Jim Waddell asked Jeff Hatling if this was part of the original petition. Jeff Hatling said that when the project changed from Carrollton to Welden a master plan vision was approved. The project complies with the adopted master vision. OPPOSED: None Jim Waddell requested a motion. BOARD DISCUSSION: Motion made by Chris Oakman to recommend approval of Final Development Plan as presented by Staff. Motion seconded by James Fradenburg. Vote: (8:0) Motion approved. 16 Page 18 of 37

19 4 PUBLIC COMMENTS None. 5 PLANNING BOARD COMMENTS Margaret Burks wanted to know if anybody has done any type of recognition to Ed Green for being on the Planning Board for so long. Jeff Hatling believed the Mayor had invited him for recognition at a Board of Aldermen meeting. Margaret wanted to know if the parking lot is going to be ready for the Spring Folly on the corner of Cherry and West Mountain Street. Jeff Hatling said he is not sure, but the museum is undertaking some fundraising efforts and he is working on a design for a brick wall on the corner. He said the Town s big focus right now is getting the downtown park on the corner of West Mountain Street and Main Street started in July. James Fradenburg wanted to know if Jeff Hatling had any updated timeline on the traffic circle on Old Winston Road. Jeff Hatling said that NCDOT is shooting for completion by the end of June or first of July. Jeff said that Public Services is working with Duke Energy to place lighting in the traffic circle at Old Winston Road. Nathan Meyers mentioned some missing concrete along the traffic circle at Old Winston Road. Nathan Meyers wanted to know if they could put asphalt in pot holes between Cagney s and Hardees. Nathan Meyers wanted to know if anyone is looking to occupy the old Lowes Foods. Jeff Hatling said that he does not know of anyone at this time. Margaret Burks wanted to know if there is any update on the development that is going to be across from J. Peppers off of Old Winston Road. Jeff Hatling said that he is starting to see plans come in. Luann Davis wanted to know exactly where the entrance would be to the new development off of Old Winston Road. Jeff Hatling said that it would be near the entrance to J. Peppers. 17 Page 19 of 37

20 Margaret Burks wanted to know where the main entrance will be to the Pope Park. Jeff Hatling said the Town has a committee for Pope Park, but most likely the main entrance will be off of Lambeth Farm Lane. Jim Waddell wanted to remind everyone about the Spring Folly. Rochelle Joseph had a memo for everyone on updates for Road Repaving Plans from NCDOT and Public Services. Chris Oakman thanked Rochelle Joseph for providing the Planning Board with the update. 6 STAFF UPDATES Jeff Hatling said that there are no May submittals at this time so we may not have a meeting in May. 7 ADJOURNMENT Being no further business, the meeting was adjourned at 7:28 PM. 18 Page 20 of 37

21 Page 21 of 37

22 STAFF REPORT SPECIAL USE DISTRICT REZONING ZONING DOCKET: K-559.A1 PLANNING BOARD: June 11, 2018 PETITIONER & OWNER: William Calhoun PROPOSED ZONING AMENDMENT: From: LI-S and HB-S To: LI-S PROPOSED USES: Manufacturing A; Manufacturing B ACREAGE: /- LOCATION OF PROPERTY AND RELATION TO EXISTING ZONING DISTRICTS: Property located at 1318 Shields Road, being all of PIN # Surrounding zoning districts are General Industrial (GI), Highway Business Special Use District (HB-S), and Manufactured Housing (MH). The property sits adjacent to Triad Self-Storage and is connected via a shared driveway located southeast of the property. PURPOSE OF REZONING The purpose of the rezoning is to amend the current zoning from Limited Industrial (LI-S) and Highway Business (HB-S) to Limited Industrial (LI-S) with Manufacturing A and Manufacturing B as the uses. The rezoning would allow for the expansion of the existing building. ZONING HISTORY UCase and location Decision and Date PB Rec. Staff Rec. K-559 (Jeff Steelman, Triad Approved Approval Approval Self-Storage, LLC LI-S to LI-S K-386 (Paul Ciener, Shields Rd.) Approved Approval Approval IND-L/Bus-HB to IND-H-S K-424 (Mer-Alco (Tredegar)) Approved Approval Approval RS-12 to RM5-S-PRD K-482 (Terry Rothwell (Clear Approved Approval Approval Light Glass and Mirror) HB-S to LI-S 1 Page 22 of 37

23 FINDINGS: Site Plans The site plan submitted by the developer proposes a 6,250 SF addition (125 X 50 ) to the northwestern wall of the existing Clear Light Glass building and a front office area. The site is within the Industrial Corridor Overlay District. The building additions will be one-story with a brick façade facing Shields Road and the side being brick façade up to 10-ft of the exterior wall with metal wall panels on the remainder of the façade walls, which complies with the Overlay standards. The Petitioner is requesting a site plan modification which includes: Relief from the requirement for a 5 planting area between the parking area and property line; and Relief from the requirement for a sidewalk and landscaping along the building edge. To compensate for the requested modifications, the following site plan enhancement is proposed: Enhanced streetyard at the front of the building, between the entry driveway and the exit driveway areas. Parking and Loading The site plan proposes thirteen (13) angled parking spaces and two (2) loading spaces adjacent to the northwestern wall of the proposed addition and the northeastern portion of the parcel. Vehicular circulation through the site is one-way with site access off of Shields Road via the driveway shared with Triad Self-Storage. The drive continues around the rear and northwestern side of the building with an exit back onto Shields Road. Watershed This property is located within the Abbotts Creek Watershed WS-III and has existing impervious development rights (grandfathered rights) as part of an approved vesting right under North Carolina Zoning Law on June 1, The previous developer received a building permit before June 1, 1998, the date of expiration of the vesting approval. 2 Page 23 of 37

24 RECOMMENDATION: Rezoning: Move to amend the Zoning Ordinances of the Town by rezoning the property in case K- 559.A1 from LI-S and HB-S to LI-S. The said rezoning being consistent with the Town s Comprehensive Plan, and further being both reasonable and in the public interest because: 1. The site expansion helps to maintain Kernersville as a unique high quality community within the Triad by contributing to a strong industrial tax base. 2. The enhanced landscaping and streetyard components of the site expansion assist in improving the natural environment. 3. The Industrial Corridor Overlay District and Special Use District conditions include detailed design standards for the buildings and site plans to assist in implementing the Kernersville Development Plan Goal of establishing Kernersville as a unique high quality community within the Triad. Site Plan: Approval of the attached site plan, dated June 1, 2018, with the following conditions and modifications as requested. Approved Permitted Uses 1. Manufacturing A and Manufacturing B. Modification Request 2. The overlay site plan standards shall be modified with enhanced landscaping that includes a landscaped area at the front of the building, between the entry driveway and the exit driveway areas. 3. A detailed landscaping plan shall be submitted to staff at the time of Building Permit Application submittal that meets the above enhancements. Site Access 4. Rear drive shall maintain connection with Shields Road entrance during construction of building expansion. 5. Negative access easement at the site exit to Shields Road shall be addressed prior to NCDOT approval of a driveway permit. 6. Negative access easement shall be re-platted. 3 Page 24 of 37

25 Exhibit A Site Plan (Clear Light Glass and Mirror) 4 Page 25 of 37

26 STAFF REPORT KERNERSVILLE DEVELOPMENT PLAN AMENDMENT LAND USE PLAN ZONING DOCKET: KDP-49 PLANNING BOARD: June 11, 2018 PETITIONER: Curtis Swisher, Agent for the Town of Kernersville From: Industrial, and Business Center To: Commercial ASSOCIATED REZONING CASE: K-547.A4 SUMMARY: The areas along NC-66 south of I-40 have a history of commercial project approvals that do not conform with the Kernersville Development Plan and Interstate 40 / NC-66 Development Guide. Both plans recommend that the area be a job center and not a commercial center. The Interstate 40 / NC-66 Development Guide describes the interchange as the: ".closest interchange in Forsyth County of the new I-40 and to the International Airport. The interchange provides an opportunity for high quality economic development and will serve as a gateway to Forsyth County and Kernersville." The Development Guide plan calls for: "corporate park and industrial park type land use, for the northwest quadrant. The ownership pattern in the area, the good visibility from the new interstate, the existing industrial land use pattern to the north, and the proximity of the International Airport make this land (northwest quadrant) ideal for high quality office and industrial development." Approving commercial strip land uses like fast food restaurant and gas stations has the potential of creating a large commercial strip development along NC-66 similar to High Point Road (Greensboro), Peters Creek Parkway (Winston-Salem), and North Main Street (High Point) and not a corporate park or industrial park type of development pattern. There have now been three fast food restaurants and two gas stations located along NC-66 between I-40 and Stafford Centre Drive that do not conform to the Land Use Plan. Rezoning case K-547.A4 proposes an additional drive-through establishment between Dairi-O and Wendys. The proposed Land Use Plan change would recognize what has been approved in the area, and recommend future commercial uses to not be allowed to expand further along NC Page 26 of 37

27 ANALYSIS: Existing Land Use Plan The NC-66 South corridor between East Mountain Street and Old Salem Road is approximately 2.5 miles. The Town s adopted Land Use Plan for that corridor has been designed to implement the Kernersville Development Plan goal of creating a diverse economic base, along with a strong industrial, office and commercial tax base. Below is a summary of the current Land Use Plan along the NC-66 South corridor. East Mountain Street to Industrial Park Drive - This commercial area primarily consists of an old commercial strip with the exception of the new Gateway Center. Staff is forecasting that the existing old commercial establishments will be revitalized like the old Kerner House being renovated to Mad Greek Grill; undeveloped lots will be developed; and demolition and redevelopment of existing sites like the gas station that has been recently demolished to allow a new modern convenient store. NC-66 South / Shields Road Commercial Node This commercial node was created by the Board of Aldermen to service the commercial needs of the light industrial, logistic, office and medical businesses of the NC-66 South corridor. The commercial pocket was established to discourage commercial rezoning in the Land Use Plan s designated Industrial, Business Support, and Business Center areas and promote commercial development in the designated commercial center. Industrial Park Drive to I-40 This area consists of business park land uses that include Business Support, Business Center and Industrial. Dine-in restaurants are allowed along this section of the corridor and fast-food restaurants and gas stations typically require rezoning. Metro Activity Center A portion of the Metro Activity Center is designated to serve as the next major commercial center for eastern Forsyth and western Guilford. Commercial growth will serve the projected growing housing market south of I-40, along with the Town s growing employment base. 2 Page 27 of 37

28 Traffic Land uses have a major impact on traffic congestion. The last traffic study for this area was the 2007 Traffic Impact Analysis (TIA) that was completed for the Kernersville Medical Parkway. The TIA projects a level of service of F at the intersection of NC-66 and Kernersville Medical Parkway (Section 5.6 Proposed Hospital Road Intersections, 2017 Build Other). Knowing there is limited traffic capacity on NC-66, it is crucial that land uses that generate a large amount of traffic be limited. A good example of commercial traffic generation is comparing a fast food restaurant, with a quality restaurant. See table below. Proposed Land Use Plan Change As the Town of Kernersville has recognized for many years in their planning, the community has fixed city limits, which makes it crucial that we carefully draft and follow our plans to maximize the development potential of the community. During the past 24 years, several commercial projects in this area have been approved that did not conform to the Land Use Plan. In acknowledging the commercial that has been approved, but also recognizing the need to discourage future commercial on the NC-66 South corridor, staff is recommending a new commercial pocket. The proposed Land Use Plan change establishes a new commercial pocket. The current Land Use Plan states: The Land Use Plan concentrates commercial development into numerous pockets versus creating large generic commercial strips. The creation of these pockets allows commercial areas to be more in scale with a small town atmosphere. The clusters also lessen traffic congestion by dispersing traffic. There will be future commercial rezoning proposals along and adjacent to this section of the NC- 66 corridor that do not conform to the Land Use Plan. Those proposals will need to be discouraged due to the fact this section of NC-66 does not have the capacity for commercial strip developments or large scale commercial projects. It will beextremely important to protect the traffic capacity for our existing and future industrial, logistic and medical businesses that rely on NC-66 to serve their traffic needs. 3 Page 28 of 37

29 Staff Recommendation: Approval of the attached resolution to designate tax parcels being all of PIN #s , , , , , , , , , , , , and part of and from the Land Use Plan designation of Industrial and Business Support to a commercial pocket NC-66 Stafford Centre Node defined as: NC-66 South / Stafford Centre Node This commercial node was created by the Board of Aldermen to serve the commercial service needs of the light industrial, logistic, office and medical businesses of the NC-66 South corridor. The commercial pocket promotes the concentration of commercial into pockets to discourage commercial rezoning in the Land Use Plan s designated Industrial, Business Support, and Business Center areas. 4 Page 29 of 37

30 RESOLUTION WHEREAS, the Town of Kernersville desires to have orderly growth to protect the health, safety, and welfare of its residents and businesses; and WHEREAS, the Kernersville Development Plan is the comprehensive plan for the community and contains the community planning elements of land use; transportation; community appearance; historic preservation; parks & recreation; environmental; financing of public improvements; and WHEREAS, the Kernersville Development Plan has been duly adopted and amended; and WHEREAS, community planning is a process that requires constant evaluation of the community situation and review of its plans; and WHEREAS, 801 Land Holdings Llc owners of the property located at 300 S Stratford Road requested a Special Use District Rezoning K-547.A4 from HB-S (Highway Business Special Use District) District to HB-S (Highway Business Special Use District), for a tenant to have a Restaurant, with drive-through service; which requires consideration of amending the Land Use Plan from an industrial to a commercial designation; and WHEREAS, the area surrounding the NC-66 South and Stafford Centre Drive intersection is an area growing with light industrial, office, and medical developments; and WHEREAS, the projected light industrial, office, and medical development growth along and off the NC-66 corridor will require complimentary commercial services; and WHEREAS, land uses and its locations have a major impact on traffic; and WHEREAS, commercial developments can have high traffic generation rates; and WHEREAS, commercial pockets can concentrate commercial activities to prevent commercial strips; and WHEREAS, land use planning can promote orderly growth and address traffic impacts; NOW, THEREFORE, BE IT RESOLVED, by the Mayor and Board of Aldermen of the Town of Kernersville to hereby amend the Land Use Plan, contingent upon the approval of the rezoning case K-547.A4 by changing the tax parcels, PIN #s , , , , , , , , , , , , and part of and , and shown on Exhibit A from the Land Use Plan designation of Industrial and Business Support to a commercial pocket NC-66 Stafford Centre Node defined as: NC-66 South / Stafford Centre Node This commercial node was created by the Board of Aldermen to serve the commercial service needs of the light industrial, logistic, office and medical businesses of the NC 66 South 5 Page 30 of 37

31 corridor. The commercial pocket promotes the concentration of commercial into pockets to discourage commercial rezoning in the Land Use Plan s designated Industrial, Business Support, and Business Center areas. Mayor Dawn H. Morgan Attest Town Clerk 6 Page 31 of 37

32 EXHIBIT A Map of NC-66 Stafford Centre Node 7 Page 32 of 37

33 ZONING DOCKET: K-547.A4 PLANNING BOARD: June 11, 2018 STAFF REPORT SPECIAL USE DISTRICT REZONING PETITIONER: Philip Searcy, Agent for Owner OWNER(S): 801 Land Holdings Llc. PROPOSED ZONNING AMENDMENT: From: HB-S (Highway Business Special Use) To: HB-S (Highway Business Special Use) PROPOSED USES: Retail Store, Specialty or Miscellaneous; Restaurant (with Drive-Through Service); Restaurant (without Drive-Through Service); Banking and Financial Services; Medical and Dental Offices; Office, Miscellaneous; Professional Office; and Services, Personal. ACREAGE: /- LOCATION OF PROPERTY AND RELATION TO EXISTING ZONING DISTRICTS: Property located at 1478 NC Highway 66, being all of PIN # Property to the south, west and north zoned HB-S. Property across the street zoned GI and RS20. PURPOSE OF REZONING: The Petitioner is requesting adding the uses Restaurant (with drive-through service), and Service Personal, and removing the uses Arts & Crafts Studio, Child Day Care Center, Hotel or Motel, Medical or Surgical Office, Police or Fire Station, Recreation Services, Indoor, and Services, Business A. ASSOCIATED KERNERSVILLE DEVELOPMENT PLAN ADMENDMENT: KDP-49, which is recommending the Land Use Plan designation for this parcel be changed from Industrial to Commercial. ZONING HISTORY: Case and location Decision and Date PB Rec. Staff Rec. K-547.A3 HB-S to HB-S Approval 11/10/14 Denial Denial Dairi-O K-619 HB-S to HB-S Withdrawn 1/05 Approval Approval Cracker Barrel modification of building materials K-547 RS12-to HB-S & LI-S Approval 12/01 Approval Approval Ray Thomas, Attorney for J.C. Faw K-526 HB-S to HB-S Denied 01/99 Approval Denial 1 Page 33 of 37

34 Ray Thomas, Attorney for J.C. Faw K-504, K-505 & K506 Withdrawn 4/98 Denial Denial Ray Thomas, Attorney for J.C. Faw K-465 RS-12 to HB-S, Two Phase Denial 12/96 Approval Approval Ray Thomas, Attorney for J.C. Faw The previous denials have been primarily based on the fact that the Stafford Centre proposals have not conformed to the Kernersville Development Plan and Interstate 40 / NC 66 Development Guide. Both plans recommend that the northwest quadrant of I-40 and NC 66 be a job center and not a commercial center. In 2014 the Board of Aldermen approved Dairi-O, which left the proposed zoning lot situated between two Restaurant (with drive-through service) uses, thus establishing a land use pattern for this lot to be a Restaurant (with drive-through service). FINDINGS: Site Plan The site consists of three attached commercial buildings with shared parking. One building includes a drive-through. The site is located in the Industrial Corridor Overlay District. Through a Special Use District rezoning application, the Petitioner may request departure from the site plan standards of the Zoning Overlay Districts, provided that the proposed site plan would implement the Purposes of the overlay district more adequately than a site plan which would meet the strict requirements of the overlay district. The Petitioner is requesting site plan modification which includes: sidewalks located adjacent to the building, without a 5 planting area between the building and sidewalk, the southern edge of the property lacking the 5 distance for side and rear landscaped areas of parking lots, nonconforming streetyard on NC-66 which has a 22 width, but does not include a berm, and the Abbotts Trace streetyard which has been reduced to a 15 width. 2 Page 34 of 37

35 To compensate for the modifications, the following site plan enhancements are proposed: landscape area at the rear of the building, between the building and drive-through, landscape area along southern property line, additional planting along NC-66 streetyard at the top of slope, and additional planting along northern property line to compliment adjacent property landscaping, on top of slope, or decorative fencing, or combination of fencing and landscaping. Land Use Plan See KDP-49 Staff Report, which is recommending the Land Use Plan for this parcel be changed from Industrial to Commercial. Thoroughfare and Street Plan The last traffic study for this area was the 2007 Traffic Impact Analysis (TIA) that was completed for the Kernersville Medical Parkway. The TIA projects a level of service of F at the intersection of NC 66 and Kernersville Medical Parkway (Section 5.6 Proposed Hospital Road Intersections, 2017 Build Other). See KDP-49 Staff Report for more detail on traffic. Watershed The site is part of a 30-acre Commercial/Industrial Subdivision named Stafford Centre 1. It has an approved SNIA allocation by the Town of Kernersville, which allows up to 70% impervious coverage. According to the last annual inspection reports of the two ponds serving the Stafford Centre developments, there are some maintenance issues with two wet ponds that treat the stormwater for this development. The two wet ponds need to be repaired before any Watershed or Building permit can be issued for any site within this development. RECOMMENDATION: Rezoning: Recommend adoption of the following motion to approve the rezoning. Move to amend the Zoning Ordinances of the Town by rezoning the property in case K-547.A4 from HB-S to HB-S, Single Phase. The said rezoning being consistent with the Town s Comprehensive Plan, and further being both reasonable and in the public interest because: 1. The proposed Highway Business Special Use District (HB-S) would assist in implementing the Town s Land Use Plan to establish this area as a commercial pocket. 2. The development of this commercial pocket will help reduce travel distance for area work force and residents around the I-40/NC-66 Interchange area. 3. The Industrial Corridor Overlay District and Special Use District conditions include detailed design standards for the buildings and site plans to assist in implementing the Kernersville Development Plan Goal of establishing Kernersville as a unique high quality community within the Triad. Site Plan: Approval of the attached site plan dated with the following conditions: 3 Page 35 of 37

36 Approved Permitted Uses 1. Banking and Financial Services; Medical and Dental Offices; Professional Office; Restaurant (with Drive-Through Service); Restaurant (without Drive-Through Service); Office, Miscellaneous; Retail Store, Specialty or Miscellaneous; and Services, Personal. Modification Request 2. The overlay site plan standards shall be modified with enhanced landscaping that includes a landscaped area between the rear of the building and drive-through, a landscaped area along the southern property line, additional planting along NC-66 streetyard at the top of slope, and additional planting along the northern property line to compliment adjacent property landscaping, on the top slope, or decorative fencing, or combination of fencing and landscaping. A detailed landscaping plan shall be submitted to staff at the time of the Building Permit Application that meets the above enhancements. Watershed 3. The two stormwater wet ponds shall receive an approved annual inspection prior to issuing a building permit, and watershed permit. 4 Page 36 of 37

37 SITE PLAN 5 Page 37 of 37