MINUTES APPROVED BY PLANNING BOARD KERNERSVILLE PLANNING BOARD MUNICIPAL COUNCIL CHAMBERS MONDAY, MARCH 13, 2017

Transcription

1 MINUTES APPROVED BY PLANNING BOARD KERNERSVILLE PLANNING BOARD MUNICIPAL COUNCIL CHAMBERS MONDAY, MARCH 13, 2017 The Kernersville Planning Board held its regular monthly meeting on Monday, March 13, 2017 at 7:00 P.M. in the Municipal Council Chambers. Members Present: Jim Waddell - Chairman, Margaret Burks, Tom McDaniel, James Fradenburg, and Karen Caudle. Members Absent: Nathan Meyer, Ed Green, Bronda Martin, and Steve Hutchins. 1 APPROVAL OF MINUTES A Approval of Minutes for February 13, 2017 Planning Board Meeting. Motion made by Margaret Burks to approve the minutes as submitted. Motion seconded by Karen Caudle. Vote: (5:0) Motion carried. 2 PUBLIC HEARINGS A PUBLIC HEARING (REZONING CONTINUED FROM FEBRUARY 13): Abigaile Pittman, Agent for Greenwood and Charles, Inc., for properties located at 822 South Main Street and 809 Old Winston Road, Kernersville, NC, being all of PIN#(S) and containing a total of 1.46 acres more or less. Petitioner requests a (Single-Phase) rezoning from Highway Business District (HB) and General Business-Special Use District (GB-S) to Highway Business- Special Use District (HB-S). Requested Use(s): ABC Store; Access Easement; Arts & Crafts Studio; Banking and Financial Services; Child Care (Drop-In); Child Care (Sick Children); Food or Drug Store; Furniture and Home Furnishings Store; General Merchandise Store; Government Offices; Habilitation Facility C; Hardware Store; Health Services, Miscellaneous; Hospital or Health Center; Medical or Dental Laboratory; Medical and Surgical Offices; Museum or Art Gallery; Nursery, Lawn and Garden Supply Store, Retail; Offices, Miscellaneous; Professional Office; Restaurant (without drive-through service); Retail Store, Specialty or Miscellaneous; School, Private; Services, Business A; Services, Personal; Testing and Research Lab; and Veterinary Services. Zoning Docket K-751

2 Jim Waddell noted that this item was continued at the February 13 meeting. Jeff Hatling presented the Staff report and stated that Staff recommends approval. Jim Waddell asked about driveway access to the property. Jeff Hatling said that there would be an access to the property from driveways near the roundabout. He explained that the driveways would be right-in and right-out only with a median to prevent left turns. He said that the roundabout would provide a route for those needing to make a left turn. Karen Caudle asked about the location of the traffic lights along Main Street. Jeff Hatling explained that the traffic light would be moved from Papa John s to Cagney s. Jim Waddell declared the public hearing open. IN FAVOR: Abigaile Pittman, 210 Louise Avenue, High Point Ms. Pittman said that she is in complete agreement with the Staff regarding this property. She noted that there will be 2 access points that will be right-in and right-out only on the back side of the property with no access to the south. OPPOSED: None. Jim Waddell declared the public hearing closed. Motion made by Tom McDaniel to recommend the rezoning, site plan, and conditions as presented. Motion seconded by James Fradenburg. Vote: (5:0) Motion approved. 2

3 STAFF REPORT SPECIAL USE DISTRICT REZONING ZONING DOCKET: K-751 PLANNING BOARD: March 13, 2017 PETITIONER: Abigaile Pittman, Agent for Owner OWNERS: Greenwood and Charles, Inc. PROPOSED ZONING AMENDMENT: From: Highway Business (HB) and General Business-Special Use District (GB-S), Two Phase To: Highway Business - Special Use District (HB-S), Single Phase Uses: ABC Store; Access Easement; Arts & Crafts Studio; Banking and Financial Services; Food or Drug Store; Furniture and Home Furnishings Store; General Merchandise Store; Government Offices; Hardware Store; Medical or Dental Laboratory; Medical and Surgical Offices; Museum or Art Gallery; Nursery, Lawn and Garden Supply Store, Retail; Offices, Miscellaneous; Professional Office; Restaurant (without drive-through service); Retail Store, Specialty or Miscellaneous; Services, Business A; Services, Personal; Testing and Research Lab; Veterinary Services. ACREAGE: /- LOCATION OF PROPERTY AND RELATION TO EXISTING ZONING DISTRICTS: For properties located at 822 South Main and 809 Old Winston Road, being all of PIN#(s) and Surrounding property is zoned HB, LO-S and GB-S. 3

4 Previous GB-S Approved Uses: ABC Store; Access Easement; Arts & Crafts Studio; Banking and Financial Services; Food or Drug Store; Furniture and Home Furnishings Store; General Merchandise Store; Government Offices; Hardware Store; Medical or Dental Laboratory; Medical and Surgical Offices; Museum or Art Gallery; Nursery, Lawn and Garden Supply Store, Retail; Offices, Miscellaneous; Professional Office; Restaurant (without drive-through service); Retail Store, Specialty or Miscellaneous; Services, Business A; Services, Personal; Shopping Center; Testing and Research Lab; Veterinary Services. The project is located within the Central Kernersville Overlay District Downtown & Historic Area which list the following uses as prohibited. Adult Entertainment; Asphalt and Concrete Plant; Borrow Site; Building Materials Supply; Bulk Storage of Petroleum Products; Fuel Dealer; Implement Sales and Services; Building Contractor, Heavy; Dirt Storage; Hazardous Waste Management Facility; Meat Packing Plant; Landfill, Construction & Demolition; Landfill, Land Clearing/Inert Debris; Landfill, Sanitary; Motor Vehicle, Rental and Leasing; Motor Vehicle, Body and Paint Shop; Motor Vehicle, Storage Yard; Motor Vehicle Dismantling and Wrecking Yard; Outdoor Display Retail (less than one acre); Recreation Services, Outdoor; Recycling Center; Recycling Plant; Restaurant (with drive-through service); Services, Business B; Signs, Off-Premises; Storage Trailer; Storage Services, Retail; Storage and Salvage Yard; Transmission Tower; Wholesale Trade B. OVERLAY DISTRICT MODIFICATION REQUEST A Special Use District rezoning application may request departure from the standards and uses of the Zoning Overlay Districts provided the applicant presents, at the time of rezoning application, proposed findings of facts that the proposed development would implement the purposes of the Overlay District more adequately than development which would meet the strict requirements of 4

5 the Overlay District. The Petitioner has submitted a modification request to the Central Kernersville Overlay District Landscaping and Bufferyard standards. The Central Kernersville Overlay District Landscaping and Bufferyard standards require that: (ii) Except where arcades and entranceways are part of the façade of a building, sidewalks shall be installed: [A] [B] Along the full length of the sides of any building constructed within an overlay district which features a customer or multi-family unit 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, but located at least five feet (5') from the building in order to provide an area for planting beds for foundation and entranceway landscaping. If approved, the modification would allow for the existing sidewalk along the Papa Johns building to remain and sidewalk sections along the proposed building to be adjacent to the building without the five foot (5 ) landscaping. The modification request proposes to provide additional landscaping throughout the parking areas for both buildings to soften the appearance of parking and service areas, while providing visually appealing entryways. The added green space will also enhance stormwater management by increasing vegetated areas within the development. HIGHWAY BUSINESS (HB) ZONING DISTRICT: The Unified Development Ordinance (UDO) applies the following standards to HB zoning district. General Dimensional Requirements - HB. Zoning District Minimum Zoning Lot Area (sf) Width (ft) Minimum Contiguous Site Area (ac) Front (ft) Minimum Setbacks 2 Rear (ft) Interior Side (ft) Side Street (ft) Maximum Impervious Surface Cover (%) Maximum Height (ft) HB 20, /

6 1. Side yards are not required, however any side yard provided adjacent to an interior lot line shall be not less than twelve (12) feet in width. A space less than six (6) inches in width between an interior lot line and a building wall shall not be regarded as a side yard. 2. Whenever a lot in a nonresidential district other than the NB or NO Districts shares a common boundary line with a lot in a residential district (except RM-U), YR, AG, or H District with no intervening street or highway, the lot in the nonresidential district shall have a required setback along the shared boundary line of not less than forty (40) feet or shall have the required setback for the nonresidential district, whichever is greater, unless the development conforms to the Land Use Plan and is a Special Use District, then a minimum setback of the Bufferyard (3-5 Bufferyard Standards) shall be considered for a setback. SITE PLAN The site plan consists of a detailed layout for the Single Phase rezoning request consisting of a existing 1-story, 5,000 square foot building facing the intersection of South Main Street and Marketview Drive and a new 1-story, 8,000 square foot building with multiple entrances fronting Old Winston Road. The buildings will be marketed for retail, restaurant, and restaurant (take-out only) uses. 6

7 RECENT ZONING HISTORY: CASE ALDERMEN PLANNING BD STAFF K-740 RS7, RS12, HB, and HB-S Approval 8/4/15 Approval Approval to GB-S New Lowes Shopping Center K-729 RS7, RS12, HB, and HB-S Withdrawn 3/3/15 Approval Approval Greenfield Rezoning Original Submittal K-720 RS-12 & IP-S to IP Approval 9/2013 Approval Approval Holy Cross Catholic Church K-610 GO-S to GB-S Approval 7/2004 Approval Approval High Point Regional K-611 RS-7, HB-S to HB-S Approval 4/2010 Approval Approval Frances Slade and Sallie Greenfield property for Wachovia Corporation K-603 RS-12 to LO-S Approval 4/2004 Approval Approval Terry and Betty Byrd House Conversion to Office K-583 RS12 to GO-S Approval 10/2002 Approval Approval Old Winston Road High Point Hospital Clinic K-571 RS-12 & IP-S to RS-12 & IP-S Approval 6/2001 Approval Approval Holy Cross Catholic Church K-522 HB-S to HB-S Approval 10/1998 Approval Approval Old Winston Road Kernersville Professional Offices FINDINGS: Thoroughfare and Street Plan NCDOT is currently constructing the South Main Street and Old Winston Road improvements. The roundabout is designed to improve access to the surrounding parcels being impacted by medians limiting left turns into the parcels. The redevelopment of this site allows for safety and congestion issues to be addressed. Currently, the Papa John s site has access to South Main Street. That access will closed if the proposed site plan is approved, thus enhancing the safety and traffic flow on South Main Street. At the same time, new access drives are proposed to the site on Old Winston Road and the old section of Old Winston Road, now named Market View Drive. On Old Winston Road, a right-in/right-out turning movement is recommended. On Market View Drive, a right-in/right-out is recommended to allow direct access to the southern portion of the site. Land Use Plan The Town of Kernersville amended its Land Use Plan on June 3, 2014 for the area which includes this rezoning request. The rezoning area is part of the Southern Area (see map to the right). The Plan states: 7

8 Public comments regarding development focused on the need to address traffic and quality of the development. Some public and property owner comments expressed a desire for a quality mixeduse development, whereas a few public comments called for the entire area to remain single family residential. Economic market conditions support mixed-use development. Listed below are the Land Use Plan recommendations for the Southern Area and staff s findings on the conformance of the rezoning to those recommendations. 1) Amend the Land Use Plan from Office to Mixed Use. The Mixed Use consisting of potential uses of community commercial services with the maximum retail store size being 58,000 square feet or less, offices, business park, and residential with a density of 12 units or less per acre, excluding heavy industrial. Finding: The rezoning calls for development of a neighborhood commercial center including retail, restaurant (take-out only), and restaurant with an outdoor seating area. The new building is proposed at 8,000 square feet. 2) Special Use District rezoning be used to address the goals of making the area of high quality design, ensure traffic is mitigated, and create smooth transitions between land uses. Finding: To accomplish this staff is recommending specific language for the maintenance of the landscaping, color of the retaining wall, and lighting. The site plan contains a 3 screen wall within the streetyard, the 3 screening walls is noted to brick and located between the landscaping and parking lot, and the retaining walls shall be earth tone in color. Wall caps and column caps may be of a different material 3) The Central Kernersville Overlay standards shall apply to the parcels requesting rezoning. Finding: The Central Kernersville Overlay District Overlay Districts shall apply to the new building and any major modification to the Papa Johns building. 4) The building design, height and layout shall take into consideration the visual impact to adjacent property. Finding: The Central Kernersville Overlay District Overlay Districts shall apply to the new building and any major modification to the Papa Johns building to allow the building to follow a similar design style of the Lowes shopping center. 5) A road network providing connectivity between the different future developments shall be incorporated in future development proposals. Finding: The development occupies the entire block and has shared parking and accesses. 8

9 6) Large non-residential and residential developments undertake a Traffic Impact Analysis (TIA) to determine the traffic impacts. Finding: The site was previously included in a Traffic Impact Analysis (TIA) to determine the traffic impacts during the original rezoning for the Lowes shopping center. 7) Exterior lighting shall be cut-off lighting fixtures. Cut-off lighting fixtures are lights that cast light downward and away from adjacent property. The maximum parking lot light pole height shall be twenty four (24) feet. Finding: A condition will need to be adopted creating the recommended lighting standard. Staff Recommended Conditions: 1. The lighting for the project shall be required with cut-off lighting fixtures that cast light downward. Pedestrian scale lighting should illuminate so that lighting dissolves at the roof lines of buildings or top of light pole. Pole heights shall be a maximum of 24 feet or less. Security lighting for the building (if needed) shall be a cut-off lighting fixture mounted to a pole or wall. Watershed The site is located in the Kerner Mill Creek Watershed and is a regulated watershed under the Town s Watershed Ordinance. Any development over 24% of new impervious surface is required to construct a stormwater treatment device. The original developer requested and received approval for a Special Intensive Development Allocation (SIDA) from the Town which allows up to 70% of impervious coverage. USES: The proposed development is a neighborhood commercial center that will have retail shops, restaurants, offices, and services that will primarily serve Kernersville residents who live in the central and western portions of Town. Following are the proposed uses: ABC Store; Access Easement; Arts & Crafts Studio; Banking and Financial Services; Food or Drug Store; Furniture and Home Furnishings Store; General Merchandise Store; Government Offices; Hardware Store; Medical or Dental Laboratory; Medical and Surgical Offices; Museum or Art Gallery; Nursery, Lawn and Garden Supply Store, Retail; Offices, Miscellaneous; Professional Office; Restaurant (without drive-through service); Retail Store, Specialty or Miscellaneous; Services, Business A; Services, Personal; Testing and Research Lab; Veterinary Services. 9

10 The following two uses are recommended to be removed from the Permitted Uses. The uses are not related to a neighborhood commercial center. WHOLESALE TRADE A. An establishment primarily engaged in selling durable and nondurable goods to retailers; to industrial, commercial, institutional, farm, construction contractors, or professional business uses; or to other wholesalers. Merchandise is stored inside enclosed buildings. Activities including physically assembling, sorting, and grading goods in large lots and breaking bulk for redistribution in smaller lots are conducted inside enclosed buildings in such a way as to have a minimal impact on surrounding properties. Operations with over twenty-five percent (25%) of sales to retail customers require the appropriate retail zoning district. This definition includes all uses in the following SIC groups: 502 Furniture and Home Furnishings 503 Lumber and Construction Materials 504 Professional and Commercial Equipment 506 Electrical Goods 507 Hardware, Plumbing, and Heating Equipment 509 Miscellaneous Durable Goods (except Scrap and Waste Materials, SIC group 5093) 511 Paper and Paper Products 512 Drugs, Proprietaries, and Sundries 513 Apparel, Piece Goods, and Notions 514 Groceries and Related Products 518 Beer, Wine, and Distilled Beverages 519 Miscellaneous Nondurable Goods (except Farm Supplies, SIC group 5191) NURSING CARE INSTITUTION. A home licensed by the State for persons aged, ill or handicapped in which two (2) or more persons not of the immediate family of the owner of manager of said home are provided with food, shelter, and nursing care. The term nursing care institution includes convalescent home, home for the aging, sanitarium, home for the blind, rest home, or any similar establishment.

11 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-751 from HB and GB-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 by creating a portion of a planned mixed use area. 2. The development of this neighborhood commercial center will help reduce travel distance for area residents and offer the opportunity to avoid travel on the congested portions of South Main Street. 3. The removal of the South Main Street driveways improves traffic safety and flow. 4. The Central Kernersville Overlay District and Special Use District conditions include detailed design standards for the buildings and site plans to create a strong sense of place. Site Plan: Approval of the site plan with the following conditions: Approved Permitted Uses 1. ABC Store; Access Easement; Arts & Crafts Studio; Banking and Financial Services; Food or Drug Store; Furniture and Home Furnishings Store; General Merchandise Store; Government Offices; Hardware Store; Medical or Dental Laboratory; Medical and Surgical Offices; Museum or Art Gallery; Nursery, Lawn and Garden Supply Store, Retail; Offices, Miscellaneous; Professional Office; Restaurant (without drive-through service); Retail Store, Specialty or Miscellaneous; Services, Business A; Services, Personal; Testing and Research Lab; Veterinary Services. Modification Request 2. The overlay standard Along any side of any building where parking or a driveway is provided. Any such required sidewalk shall be parallel to the building, but located at least five feet (5') from the building in order to provide an area for planting beds for foundation and entranceway landscaping shall be modified with the enhanced landscaping areas as shown on the site plan. Site Plan 3. The lighting for the project shall be required with cut-off lighting fixtures that cast light downward. Pedestrian scale lighting should illuminate so that lighting dissolves at the roof lines of buildings or top of light pole. Pole heights shall be a maximum of 24 feet or less. Security lighting for the building (if needed) shall be a cut-off lighting fixture mounted to a pole or wall. 4. The submitted site plan date 2017-Mar-03 shall apply and shown on Attachment A. 11

12 Attachment A 12

13 B PUBLIC HEARING (KERNERSVILLE DEVELOPMENT PLAN): Curtis Swisher, Agent for the Town of Kernersville, for consideration of an amendment to the Kernersville Development Plan to amend the Thoroughfare and Street Plan regarding the proposed street network between Old Winston Road, Hopkins Road, Durham Street and Lambeth Farm Lane. Plan Docket KDP-45 Jeff Hatling presented the Staff report. He noted that Kilburn Way Lane would not connect due to the topography and the presence of the connector for the Greenway. He explained other changes and realignments to the proposed street network, including the new access street for Marketview Shopping Center. He stated that the minor thoroughfare that would connect to Hopkins Road is being removed from the plan. He said that Staff recommends approval. Jim Waddell declared the public hearing open. IN FAVOR: NONE. OPPOSED: NONE. Jim Waddell declared the public hearing closed. Motion made by Margaret Burks to recommend approval of the amendment as presented by Staff. Motion seconded by Karen Caudle. Vote: (5:0) Motion approved. 13

14 STAFF REPORT KERNERSVILLE DEVELOPMENT PLAN THOROUGHFARE AND STREET PLAN AMENDMENT ZONING DOCKET: KDP-45 PLANNING BOARD: 03/13/17 PETITIONER: Curtis Swisher, Agent for the Town of Kernersville AMENDMENT: Consideration of an amendment to the Kernersville Development Plan to amend the Thoroughfare and Street Plan in the central area of Kernersville. Purpose: The Town of Kernersville has undertaken several actions during the past several years to require an update to the Thoroughfare and Street Plan. Below are recommended amendments with the reason for the amendment: 1. Kilburn Lane Extension The Town selected the end of Kilburn Lane to be the connection to the proposed greenway. It was determined at the time of designing the greenway that Kilburn Lane extension crossing the steam was not economically feasible due to the grades from Kilburn crossing over the creek to the other side. 14

15 2. Vandyke Street Extension - During the preliminary subdivision review it was determined that the Vandyke Street extension should not take place due to the adverse impacts being greater than the benefits it would create. 3. Baxter Street Designation as a Collector Street During the design of McConnell, it was determined that Baxter Street would not connect to McConnell. The proposed designation is Residential. 4. Lambeth Farm Lane During the design of McConnell, Lambeth Farm Lane was designed as a Minor Thoroughfare with limited driveway access. 5. Durham Street During the design of McConnell, the proposed Durham Street alignment was shifted to the west. 6. South Cherry Street During the design of the shopping center on the Greenfield property, South Cherry Street Extension was eliminated and replaced with a new Marginal Access street Greenfield Meadow Way. Also, a second Marginal Access street Marketview Drive was added north of the future roundabout. 7. Collector Street off Old Winston Road The Collector Street running north/south from Old Winston Road back to the undeveloped property north of the creek was determined by the Board of Aldermen to be built at the time the former Greenfield property is developed. It is anticipated the street would carry over 2,000 vehicles per day and serve as a connection between Old Winston Road, a Major Thoroughfare; and Oakhurst Street, a Minor Thoroughfare which require the street designation change from Collector Street to Minor Thoroughfare. 8. Minor Thoroughfare off Hopkins Road With the Board of Aldermen determining the collector street off Old Winston Road shall be built, it was determined the Minor Thoroughfare off Hopkins Road was not needed due to the anticipated traffic could be served by the collector street off Old Winston Road connecting to Lambeth Farm Lane. It should be noted when the Big Mill Farm Road interchange and Hopkins Road widening from Big Mill Farm Road north to West Mountain Street is completed, the traffic volumes will be reduced on Old Winston Road and the Hopkins Road from Old Winston Road to Big Mill Farm Road. 15

16 9. New Designation and Alignments With the changes previously described, below is the proposed Thoroughfare and Street Plan new designations and alignments. Analysis: The proposed amendments involve designated Residential Streets, Collector Streets, and Minor Thoroughfares. Thoroughfare and Street Plan has the following definitions for those designations: Residential Street A street whose primary function is to serve the immediate adjoining residential land use. Primary design concerns are directed toward fostering a safe and pleasant environment to the residential community and convenience to the motoring public. Particular emphasis is placed on providing adequate stopping sight distance in order to protect pedestrians using the street. 16

17 Collector & Subcollector 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 subcollectors are anticipated to carry 1,000-2,000 vehicles per day. 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. The design shall not only include addressing the level of service and capacity of a road, but consider design in the context of the surrounding land uses and address the multi-modal transportation needs of all potential users. Access to abutting property may be provided; however, the primary function is to carry traffic versus 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. The Thoroughfare and Street Plan anticipates undeveloped property to someday develop, such as the McConnell project developing the former Lambeth farm property. During the development review process, the Town and developer must finalize a street layout to accommodate the future traffic. The Thoroughfare and Street Plan provides the template for that street layout. Also, the timing of major road improvement also impacts the implementation and context of the Thoroughfare and Street Plan, such as the Big Mill Farm Road interchange and Hopkins Road widening from Big Mill Farm Road north to West Mountain Street and the South Main Street and Old Winston Road projects which will provide future traffic relief to Old Winston Road and the southern section Hopkins Road. Staff Recommendation: Approval of the attached resolution to amend the Thoroughfare and Street Plan. 17

18 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 s situation and review of its plans; and WHEREAS, the Town of Kernersville recognizes that within the central area of Kernersville numerous decisions have been made regarding greenways, preliminary subdivisions, rezonings, Board of Aldermen decisions on streets associated with future development and road improvements.. NOW, THEREFORE, BE IT RESOLVED, by the Mayor and Board of Aldermen of the Town of Kernersville to hereby amend the Thoroughfare and Street Plan as shown in Exhibit A. Mayor Dawn H. Morgan Attest: Town Clerk 18

19 Exhibit A 19

20 C PUBLIC HEARING (REZONING): Barry Siegal, Agent for Owners, for properties located in the 800 Block of Old Winston Road at Holly Tree Drive, being all of PIN#(S) , , , , , , , and containing a total of 25.4 acres more or less. Petitioner requests a (Single-Phase) rezoning from RS12 to Residential, Multi- Family 8 Units/Acre (RM8-S). Requested Use(s): Residential, Single Family; Residential, Multi-family; and Residential, Townhouse. Zoning Docket K-752 Jeff Hatling presented the Staff report. He noted that the current zoning would allow for 92 single-family units generating 880 vehicles trips per day. He said that the proposed project would generate 1,247 vehicles trips per day. He said that this project will have 51 apartments, 47 townhomes, and 72 single-family homes. He noted the private parking lot and clubhouse for the development. He explained a condition that the townhouses along BV Kernersville LLC property will be shifted 20 feet to the west to accommodate a 30-foot right-of-way dedication and 10-foot construction easement due to the difficult topography of the area. He said that each apartment will have individual access to the unit. He said that Staff recommends approval with the conditions presented in the Staff report. Jim Waddell declared the public hearing open. IN FAVOR: Amanda Williams, 8105 Trebbiano Court, Kernersville Ms. Williams said that she believes this development will be very attractive. She said there will only be 8 units in each apartment building and that each unit will have its own first-floor access. Barry Siegal, 3929 Tinsley Drive, High Point Mr. Siegal said that the single-family homes have been placed around the perimeter of the property with townhomes and apartments on the inside of the property. He said that there is a creek with sloping topography on the back side of the property. Jim Waddell asked how the residents would access the clubhouse and pool area. Mr. Siegal stated that some parking spaces were lost to accommodate NCDOT required turn lane and may lose a space when they shift the townhouses to accommodate the right-of-way dedication. He said that he hoped to gain them back during the final design and layout. 20

21 OPPOSED: None. Jim Waddell declared the public hearing closed. Margaret Burks asked if any of the current property owners are here. Jeff Hatling said no. Tom McDaniel asked about the traffic count. Jeff Hatling said that future development of property was included for traffic projections and that Old Winston Road traffic would be greatly reduced by the Big Mill Farm interchange. He noted that the development is gated and that all of the drives within the development will be privately maintained. Motion made by Tom McDaniel to recommend approval of the rezoning, site plan, and conditions as presented by Staff, including the shift of the townhouses to accommodate the right-of-way and the temporary construction easement. Motion seconded by Margaret Burks. Vote: (5:0) Motion approved. 21

22 STAFF REPORT SPECIAL USE DISTRICT REZONING ZONING DOCKET: K-752 PLANNING BOARD: March 13, 2017 PETITIONER: Barry Siegal, Agent for Owners OWNERS: H. Lester Morris, Jr., Gail M. Morris, Ann M. Moore, Benjamin E. Moore, Judy Click Byrd, Joynce Click Jensen, and Elizabeth Click Burns Irrevocable Trust. PROPOSED ZONING AMENDMENT: From: RS12 (Residential, Single-Family, Minimum Lot Size 12,000 square feet); To: RM8-S (Residential, Multi-Family 8 Units/Acre Special Use District) Use: Residential, Single-Family; Residential, Multi-family; and Residential, Townhouse TOTAL NUMBER OF UNITS Units: 170 Density: 6.69 units per acre ACREAGE: /- LOCATION OF PROPERTY AND RELATION TO EXISTING ZONING DISTRICTS: Multiple properties located in the 800 Block of Old Winston Road at Holly Tree Drive, being all of PIN#(S) , , , , , , , and Surrounding property is zoned GB-S, HB- S, and RS12. 22

23 RECENT ZONING HISTORY: CASE ALDERMEN PLANNING BD STAFF K-740 RS7,RS12,HB,HB-S to HB-S Approved 6/23/15 Approval Approval K-729 RS7,RS12,HB,HB-S to HB-S Withdrawn 3/3/15 Approval Approval K-610 GO-S to GB-S Approval 7/2004 Approval Approval Paula Gornto, Agent High Point Regional Hospital K-603 RS-12 to LO-S Approval 4/2004 Approval Approval Terry and Betty Byrd House Conversion to Office K-583 RS12 to GO-S Approval 10/2002 Approval Approval Old Winston Road High Point Hospital Clinic K-522 HB-S to HB-S Approval 10/1998 Approval Approval Old Winston Road Kernersville Professional Offices SITE PLAN: Summary The proposed development is a gated residential rental community with: Single-Family 51 units Townhouses 47 units Apartments 72 units The units are accessed by a private parking lot and individual driveways. The community is served by a.39-acre clubhouse and pool area. A 15 Type II Bufferyard surrounds the property, and streetyards are required along the public rights-of-way.

24 RM-8 ZONING DISTRICT: The Unified Development Ordinance (UDO) applies the following standards to the GB zoning district. (K) RM-8 RESIDENTIAL MULTIFAMILY DISTRICT. (1) Purpose. 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. This district is appropriate for Growth Management Areas 2 and 3. (2) General Dimensional Requirements - RM-8. Zoning District Minimum Zoning Lot Area (sf) Width (ft) Front (ft) Rear (ft) Minimum Setbacks One Side (ft) Side Combined (ft) Street (ft) Maximum Impervious Surface Cover (%) Maximum Height (ft) RM-8 8, UNIFIED DEVELOPMENT ORDINANCE (UDO) MULTIFAMILY CONDITIONS: RESIDENTIAL BUILDING, MULTIFAMILY (B) Standards With the exception of multifamily development located in the RSQ District, all multifamily residential buildings shall comply with the following: (1) Traffic Requirements. In approving the site plan for a multifamily development, the Planning Board shall determine that the streets, driveways, parking areas, and other public and private drives shown on the plan are so located that: (a) Effect on Public Street System. They do not block, impede, or interfere with the orderly development of the public street system. (b) Standards and Dedication. Those streets on the plan which are likely to be used by the public as through or connector streets, or which for the orderly development of the area should be made public streets, are designed to the standards of public streets and are dedicated or offered for dedication as such on a recorded plat. 24

25 (c) Access. Adequate provision is made for vehicular traffic to and from the premises and for vehicular traffic and pedestrian traffic to and from the proposed buildings, structures, and parking areas on the premises, including firefighting and police equipment and personnel, ambulance service, garbage collection service, postal service, delivery service, and other public and private services and individuals who would require access to the premises. Findings: The private driveway serving the development is located off of Old Winston Road. There is currently a left-turn lane that serves the site. The driveway is located between the two existing driveways across the street to minimize left turn conflicts. An Old Winston Road right-turn lane is shown on the site plan and will be constructed. The 2013 traffic study that was used to design the South Main Street and Old Winston Road improvements applied compounded annual traffic growth rates of 2%, 3%, and 4% taking into consideration additional development that would be served by South Main Street and Old Winston Road. NCDOT actual traffic counts on Old Winston Road and South Main Street had 0% increase between 2013 and Old Winston Rd. at Smitty s Grill: 2013 & 2015 was 13,000 vehicle trips per day. South Main St. at KFC: 2013 & 2015 was 32,000 vehicle trips per day. The proposed Thoroughfare and Street Plan amendment being heard at the same time as this rezoning case recommends removing the Minor Thoroughfare that runs across the northern portion of this proposed residential development. The developer offered to provide additional right-ofway and easements to assist in accommodating the future proposed Collector Street along the eastern side of the development. The Land Use Plan recommends up to 12 units per acre or less. The proposed development is 6.69 units per acres. Under the current zoning of RS12 (Residential Single-Family, Minimum Lot Size 12,000 square feet), maximum density allowed in a Planned Residential Development is 92 single-family units. Below is the trip generation comparison. 93 Unit RS12 Development Residential Type Units *Daily Trip Generation Per Unit Total Trips Per Day Single Family Unit Mixed Residential Development Single Family Townhome Apartments Total * Source: Institute of Transportation Engineers Trip Generation 7th Edition 25

26 (2) Common Recreation Area. Common recreation areas and facilities, such as areas for small children or other recreational areas, shall be provided for multifamily developments containing forty (40) units or more, based on the standards of Section 3-6. Multifamily developments which are located in the CB District or which provide elderly housing are exempt from this requirement MINIMUM SIZE: A minimum of one hundred (100) square feet per unit shall be devoted to common recreation areas. Findings: o The project contains 170 units which requires 17,000 square feet of recreation area. The clubhouse and fenced in area will be 17,000 square feet or greater COMBINING AREAS: The total common recreation area may be divided into areas not less than four thousand (4,000) square feet each where the average length of the space does not exceed twice the average width. Findings: o The club house and fenced in area will be 17,000 square feet or greater, and meets the dimension requirements ACCESS: Common recreation areas shall be easily accessible by pedestrian walkways so they can be conveniently and safely reached and used. Findings: o A complete sidewalk system has been designed into the site. Staff is recommending a pathway to the proposed public greenway FINISHED GRADE: Common recreation areas shall be constructed on land where the average finished grade of the slope does not exceed five percent (5%), is well drained, and is otherwise capable of serving the purposes intended. Findings: o The recreation area is designed to be flat with proper drainage LANDSCAPING: Common recreation areas shall be attractively landscaped and provided with sufficient natural or constructed screening to minimize any negative impacts upon adjacent residences within the development. Findings: o A landscape plan will be required at the time of the building permit submittal to assure there is attractive landscaping and screening to minimize any negative impacts upon adjacent residences within the development. 26

27 (3) Other Development Standards. All multifamily developments shall meet the following standards: (a) Air and Light. The project provides adequate air and light to the development and surrounding properties. Finding: The design of the site plan and building heights being limited to 2-stories allows for adequate air and light throughout the development and surrounding properties. (b) Architectural Features. Through the use of a variety of fenestration patterns, building facade offsets, roofline treatments, and other architectural features, the perceived bulk, scale, and length and width of the building is compatible with surrounding buildings. Finding: Architectural features consist of brick façade accents, decorative window trim, hip and gable roof, and enhanced entrance ways. Below are examples of the submitted building designs: Single Family Apartment Townhome (c) Affected Area. The project will not be injurious to property or improvements in the affected area. Finding: The site is across the street from one single-family home on Holly Tree Drive, and adjacent to two residential lots with houses 660+ feet away from the proposed development. A 15 Type II Bufferyard is required around the entire perimeter and streetyard along public rights-of-way. To protect the adjacent existing residential home, staff is recommending that within the northern half of Holly Tree Drive streetyard plantings meet the plant requirement of a 15 Type II Bufferyard which is 2 deciduous trees, 8 primary evergreen plants and 20 supplemental evergreen shrubs per

28 (d) Adopted Plans. The project is in accordance with all development criteria established by the Elected Bodies' adopted plans and policies, such as Legacy, and development guides. Finding: Staff is recommending approval of a Thoroughfare and Street Plan amendment removing a Minor Thoroughfare across the north portion of the development based on the developer agreeing to assist in making the proposed Collector Street off Old Winston Road less costly to construct and limiting adverse impacts on surrounding property by providing additional rights-of-way and easements. The project conforms to the Land Use Plan. (4) Developments on Smaller Lots. Developments of residential multifamily buildings subject to the minimum lot size requirements of Table 3.3 shall meet the following requirements: Finding: NA (5) Building Spacing Requirements. All multifamily residential buildings shall meet the building spacing requirements of Section 3-1.2(J). (4) Alternative Compliance. A developer may propose spacing for buildings that varies from the strict application of the provisions of the section in order to accommodate the unique character of the site or to utilize innovative design. Application for alternative compliance shall include a site plan following the requirements of Article VII and any additional architectural plans, elevations, or perspective drawings to illustrate the proposed building design and/or placement alternative. Alternative compliance shall be approved by the Planning Board only upon a finding that the building architecture and site plan fulfills the following criteria as well or better than would strict conformance with the requirements of this Ordinance: (a) The project provides adequate air and light to the development and surrounding properties. (b) Through the use of a variety of fenestration patterns, building facade offsets, roofline treatments, and other architectural features, the perceived bulk, scale, and length and width of the building is congruous with surrounding buildings. (c) The development provides for orderly and easy movement of traffic and pedestrians. Finding: The building spacing requirements of Section 3-1.2(J) uses triangles to create the building separation and alignment of the buildings. The developer is proposing to use the alternative design to provide adequate air and light to the development and surrounding properties through the use of a variety of fenestration patterns, building facade offsets, roofline treatments, and architectural features. The perceived bulk, scale, length and width of the building is congruous with surrounding buildings. The proposed architectural design and site plan would fulfill those standards. The building design incorporates offsets, hip and gable roof, enhanced entrance design, and variety of brick work patterns. 28

29 FINDINGS: Thoroughfare and Street Plan As described earlier in the Report, staff is recommending approval of a Thoroughfare and Street Plan amendment removing a Minor Thoroughfare across the north portion of the development based on the developer agreeing to assist in making the proposed Collector Street off Old Winston Road less costly to construct and limiting adverse impacts on surrounding property by providing additional rights-of-way and easements. Land Use Plan The Town of Kernersville amended its Land Use Plan June 3, 2014 for the area that includes the rezoning area. The rezoning area is part of the Western Area (see map to the right). The Plan states: Public comments regarding development focused on the need to address traffic and quality of the development. Some public and property owner comments expressed a desire for a quality mixed-use development, whereas a few public comments called for the entire area to remain single-family residential. Economic market conditions support mixed-use development. Listed below are the Land Use Plan recommendations for the Western Area and staff s findings on the conformance of the rezoning to those recommendations. Western Area The western portion has very few property owners and adjacent residential housing. Most of the zone s undeveloped property would have little impact on surrounding properties. It is a 29

30 transitional area between the current designated land use of Industrial, High Density Residential, Office and Medium Density Residential. Economic market conditions support Office fronting Old Winston Road, transitioning to Medium Density Residential, Mixed Residential and High Density Residential. o Amend the Land Use Plan from Office and Medium Density Residential to Mixed Use. The Mixed Use consisting of offices, and residential with a density of 12 units or less per acre, and 2-story in height, excluding industrial. Finding: The proposed development is 6.69 units per acres, and all units are 2-story or less. o Special Use District rezoning be used to address the goals of making the area of high quality design, assure traffic is mitigated, and create smooth transitions between land uses. Finding: Special Use District rezoning is being used. o The building design, height and layout shall take into consideration the visual impact to adjacent residential property. Finding: The site is across the street from one single-family home on Holly Tree Drive, and adjacent to two residential lots with houses 660+ feet away from the proposed development. A 15 Type II Bufferyard is required around the entire perimeter. To protect the adjacent existing residential home on Holly Tree Drive, staff is recommending that within the northern half of the Holly Tree Drive streetyard, the plantings shall meet the plant requirement of a 15 Type II Bufferyard which is 2 deciduous trees, 8 primary evergreen plants and 20 supplemental evergreen shrubs per 100. Also, along Holly Tree Drive the developer is grading down the site approximately 10 lower than the existing adjacent residential home. Staff is recommending the bufferyard plantings along that cut grade be placed on top of the cut. 30

31 o A road network providing connectivity between the different future developments shall be incorporated in future development proposals. Finding: As described earlier in the Report, staff is recommending approval of a Thoroughfare and Street Plan amendment removing a Minor Thoroughfare across the north portion of the development based on the developer agreeing to assist in making the proposed Collector Street off Old Winston Road less costly and limiting adverse impacts on surrounding property to construct by providing additional rights-of-way and easements. o Large non-residential and residential developments undertake a Traffic Impact Analysis (TIA) to determine the traffic impacts. Finding: As described before in this Report a traffic analysis was completed in In the 2013 traffic study that was used to design the South Main Street and Old Winston Road improvements, compounded annual traffic growth rates of 2%, 3%, and 4% were applied taking into consideration additional development that would be served by South Main Street and Old Winston Road. NCDOT actual traffic counts on Old Winston Road and South Main Street had 0% increase between 2013 and Old Winston Rd. at Smitty s Grill: 2013 & 2015 was 13,000 vehicle trips per day. South Main St. at KFC: 2013 & 2015 was 32,000 vehicle trips per day. The Land Use Plan recommends up to 12 units per acre or less. The proposed development is 6.69 units per acres. The current zoning of RS12 (Residential Single-Family, Minimum Lot Size 12,000 square feet) maximum density allowed is 92 single-family units. Below is the trip generation comparison. 93 Unit RS12 Development Residential Type Units *Daily Trip Generation Per Unit Total Trips Per Day Single Family Unit Mixed Residential Development Single Family Townhome Apartments Total * Source: Institute of Transportation Engineers Trip Generation 7th Edition With the: 1. earlier traffic analysis completed, that took into consideration development along Old Winston Road, 2. existing Old Winston Road left turn lane, and 3. developer installing an Old Winston Road right-turn lane, a separate traffic analysis was not required. 31

32 o Exterior lighting shall be cut-off lighting fixtures. Cut-off lighting fixtures are lights that cast light downward and away from adjacent property. The maximum parking lot light pole height shall be twenty-four (24) feet. Finding: The lighting recommendations of the Land Use Plan will be a condition of the rezoning. Watershed The site is located in the Kerner Mill Creek Watershed and is a regulated watershed under the Town s Watershed Ordinance. Any development over 24% of new impervious surface is required to construct a stormwater treatment device. Developer is proposing stormwater bio cells. 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-752 from RS-12 to RM8-S. The said rezoning being consistent with the Town s Comprehensive Plan, and further being both reasonable and in the public interest because: 5. The proposed RM8-S would assist in implementing the Town s Land Use Plan by creating a mixed residential development. 6. The developer is installing a right-turn lane on Old Winston Road to improve traffic safety and flow. 7. The developer will be dedicating rights-of-way and easements to accommodate the future greenway and the future public street along the eastern property line. 8. The Special Use District allows for specific building design, landscaping and lighting to enhance the development. Site Plan: Approval of the site plan with the following conditions: 1.) Transportation a. The required right-turn lane design shall be reviewed and approved by NCDOT. b. The townhouses along BV Kernersville LLC property shall be shifted 20 to the west to accommodate a 30 right-of-way dedication and 10 temporary construction easement. The dedication shall take place prior to submittal of a Building Permit application. c. Dedicate the 20 greenway easement and any required temporary construction easement required to construct the greenway. The dedications shall take place prior to submittal of a building permit application. 2.) Recreation, Landscaping, and Parking a. The clubhouse and fenced in area shall be equal to or greater than 17,000 square 32

33 feet. b. A landscape plan shall be required at the time of the building permit submittal to assure there is attractive landscaping screening to minimize any negative impacts upon adjacent residences within the development. c. A pathway shall be provided to the proposed greenway. d. The site plan streetyard shall be revised along Old Winston Road and Holly Tree Drive to meet the Unified Development Ordinance standards. e. The northern half of the Holly Tree Drive streetyard plantings shall meet the plant requirement of a 15 Type II Bufferyard which is 2 deciduous trees, 8 primary evergreen plants and 20 supplemental evergreen shrubs per 100. f. The bufferyard planting along the northern side of Holly Tree Drive shall be placed on top of the cut. g. Parking spaces shall meet ADA requirements. 3.) Building Design Elements a. The buildings shall be 2-stories or less. b. The building design shall meet the design elements as submitted by the developer on 2/13/17. 4.) Lighting a. Exterior lighting shall be cut-off lighting fixtures. Cut-off lighting fixtures are lights that cast light downward and away from adjacent property. The maximum parking lot light pole height shall be 24 or less. b. Security lighting for the building(s), if installed, shall be a cut-off lighting fixture mounted to a pole or wall. 5.) Emergency Services a. During the construction plan review phase the turning radiuses shall be reviewed and approved by the Fire Rescue Department. 6.) Approved Permitted Uses a. Residential, Single-Family; Residential, Multi-family; and Residential, Townhouse 7.) Site Plan a. (see the following page) 33

34 34

35 3 PUBLIC SESSION A FINAL DEVELOPMENT PLAN: Milt Rhodes, Agent for Owners, for a Final Development Plan approval of Site Plan titled Access and Phase 1A Site Plan Amendment in the TND-S Two-Phase Zoning District for properties located in the 1300 block of Old Salem Road, being all of PIN #(s) , , , and containing a total of acres 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; Residential Building, Duplex; Residential Building, Twin Home; Residential Building, Townhouse; and Club or Lodge. Zoning Docket K-641FDP.A1 TR 5 Rochelle Joseph presented the Staff report. She said that an area of the development is being added to the site plan but the uses and conditions will remain the same. Jim Waddell said that this is not a public hearing but offered the opportunity to speak if anyone wished to do so. Milt Rhodes, 11 Brookstown Avenue, Winston-Salem Mr. Rhodes provided an update to the progress made within the Welden development and a brief timeline of expected progress. He noted that the area that is being added will clean up the boundary of this phase of the development. He said that the uses being added in the upcoming phase 2 case were inadvertently omitted. Motion made by Margaret Burks to approve the site plan as presented by Staff. Motion seconded by James Fradenburg. Vote: (5:0) Motion approved. 35

36 STAFF REPORT REQUEST FOR FINAL DEVELOPMENT PLAN (FDP) ZONING DOCKET: K-641FDP.A1 Tract 5 PLANNING BOARD: March 13, 2017 ZONING: OWNER & DEVELOPER: Traditional Neighborhood Development Special Use District (TND-S) Milt Rhodes, Agent for PM Development PROPOSED PROJECT: This proposal requests an amendment to the previously approved Final Development Plan for Tract 5, Phase 1 to incorporate the area in red and a portion of the area in blue below with Tract 5 which is the area in green below. The amendment allows Tract 5 to align with the proposed Final Development Plan for the Welden apartments shown in blue. 36

37 Traditional Neighborhood Design (TND) 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. RECOMMENDATION: Approval to amend K-641FDP Tract 5 Phase 1A as submitted with the following conditions: Previously Approved Uses and Conditions 1. Uses and conditions as approved in K-641FDP Tract 5 and the original conditions of K- 641.A7. Site Plan 2. Site Plan dated February 2017 and provided below. 37

38 B FINAL DEVELOPMENT PLAN: Milt Rhodes, Agent for Owners, for a Final Development Plan approval of Site Plan titled Welden Phase 2 in the TND-S Two-Phase Zoning District for properties located in the 1800 block of NC-66 South, being all of PIN #(s) , and containing a total of 24.3 acres more or less. Petitioner requesting modification of uses adding Professional Office and Club or Lodge to the originally approved uses of: Residential Building, Single Family; Residential Building, Duplex; Residential Building, Twin Home; Residential Building, Townhouse. Zoning Docket K-641FDP.A1 TR6 Rochelle Joseph presented the Staff report. She said that Club or Lodge and Professional Office are being added to the list of approved uses. Motion made by Margaret Burks to approve the modification of uses / site plan as presented by Staff. Motion seconded by Karen Caudle. Vote: (5:0) Motion approved. 38

39 STAFF REPORT REQUEST FOR FINAL DEVELOPMENT PLAN (FDP) ZONING DOCKET: K-641FDP.A1 Tract 6 PLANNING BOARD: March 13, 2017 ZONING: OWNER & DEVELOPER: Traditional Neighborhood Development Special Use District (TND-S) The Arden Group PROPOSED PROJECT: The proposed Final Development Plan is a part of Phase 2 of the Welden development. This request is a revision to the 2 nd submitted FDP intended to add two (2) accessory uses. The first FDP was a residential section off of Old Salem Road. Current Uses: Residential Building, Single Family; Residential Building, Duplex; Residential Building, Twin Homes; Residential Building, Townhouse; and Residential Building, Combined Use Proposed Uses: Residential Building, Single Family; Residential Building, Duplex; Residential Building, Twin Homes; Residential Building, Townhouse; Residential Building, Combined Use; Club or Lodge; and Professional Office Acres: /- LOCATION OF PROPERTY AND RELATION TO EXISTING ZONING DISTRICTS: The site is located off of NC-66, south of Bunker Hill Road. Adjacent properties to the north and south are zoned Agriculture (AG). The properties to the west are zoned Traditional Neighborhood Development Special Use District (TND-S), and to the east is Residential Single-Family (RS20) and General Industrial Special use District (GI-S). 39

40 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, 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. This district is suitable in Growth Management Areas 1, 2, 3, 4, and activity centers. The inclusion of the requested accessory uses is intended for a community clubhouse and sales office which is an appropriate and compatible use within a mixed-use development. RECOMMENDATION: Approval of amended K-641FDP.A1 Tract 6 Final Development Plan with the following conditions: Uses: 1. Residential Building, Single Family; Residential Building, Duplex; Residential Building, Twin Homes; Residential Building, Townhouse; Residential Building, Combined Use; Club or Lodge; and Professional Office. Previously Approved Uses and Conditions: 2. Site plan and conditions as approved in K-641FDP Tract 6 and the original conditions of K-641A7. 40

41 C FINAL DEVELOPMENT PLAN: Milt Rhodes, Agent for Owners, for a Final Development Plan approval of Site Plan titled Welden Park Apartments in the TND-S Two-Phase Zoning District for properties located in the 1300 block of Old Salem Road, being a part of containing a total of acres more or less. Petitioner requesting approval of the second phase of a Two-Phase Special Use District zoning petition. Requested Use(s): Multiple uses apply. Zoning Docket K-641FDP TR 7 Rochelle Joseph presented the Staff report. Motion made by Margaret Burks to approve the site plan as presented by Staff. Motion seconded by James Fradenburg. Vote: (5:0) Motion approved. STAFF REPORT FINAL DEVELOPMENT PLAN ZONING DOCKET: K-641FDP Tract 7 PLANNING BOARD: March 13, 2017 OWNER: ZONING DISTRICT: ACREAGE: Milt Rhodes, Agent for PM Development TND-S (Traditional Neighborhood Development Special Use District) acres more or less LOCATION OF PROPERTY AND RELATION TO EXISTING ZONING DISTRICTS: Site is within the 1300 block of Old Salem Road, being part of PIN # The surrounding zoning is zoned RS-30, MU-S, and AG to the west; AG to the south; AG, GI-S, MH, NO-S to the east; and AG, MU-S and RM8-S to the north. 41

42 DEVELOPMENT: The proposed Welden Park Apartments project is located in the Land Use Plan s designated NC 66/Old Salem Road Metro Activity Center. The desired characteristics include such elements as enhanced landscaping, open space, and building designs that reflect the characteristics of the area. The Welden Park Apartments site, if approved, would create those characteristics by developing an area with a strong sense of place through the incorporation of design standards for historic architectural finishes; pedestrian scale features; a system of sidewalks, greenways, parks, and enhanced landscaping. The apartment site features a mixed-use component following the village concept by offering 5,000 square feet of commercial space within the apartment site. This will also assist in implementing the Town s goal of creating a diverse economic base. 42

43 SITE PLAN: USES: This site proposes an apartment building site with a maximum of 305 units, an amenity building, and a combined use component featuring 5,000 square feet of commercial space at the Old Salem roundabout entrance. The Unified Development Ordinance requires Common Recreation Areas for multifamily developments with forty (40) units or more. This site will be improved with a centrally located clubhouse and pool facility. The Welden Village Square will be constructed immediately adjacent to the site and envisioned as a 28,000 square foot open recreation space which will act as a community gathering place. The space may include a water feature, playground, small stage, bocce courts, and/or public art. The apartment site will be connected to the Village Square by crosswalks. 43

44 The permitted uses table below identifies those uses most appropriate for the site. USE TYPE Note: See Overlay Zoning Districts for prohibited uses within specific districts. RESIDENTIAL USES Residential Building, Single Family Z Residential Building, Duplex Z 60 Residential Building, Twin Home Z 60 Residential Building, Multifamily Z 60 Residential Building, Townhouse Z 60 Residential Building, Urban Z 61 Combined Use Z 22 RETAIL AND WHOLESALE TRADE Arts & Crafts Studio Z Food and Drug Store Z General Merchandise Store Z Restaurant (w/o drive-thru service) Z Retail Store, Specialty or Miscellaneous Z BUSINESS AND PERSONAL SERVICES Banking and Financial Services Z Medical or Dental Laboratory Z Medical or Surgical Offices Z Offices, Miscellaneous Z Professional Office Z Services, Business A Z Services, Business B Services, Personal Z Swimming Pool, Private Z 68 Theater, Indoor Z INSTITUTIONAL AND PUBLIC USES Adult Day Care Center Z 2 Club or Lodge Z 21 Museum or Art Gallery Z Neighborhood Organization Z Post Office Z TRANSPORTATION & UTILITIES Broadcast Studio Z YR TND-S CONDS 44

45 BUILDING DESIGN: The building design incorporates historical design features to provide a pedestrian scale façade and create a unique sense of place. The building elevations below reflect the view from the entrance street. See Attachment A for all the elevations. THOROUGHFARE AND STREET PLAN: The Thoroughfare and Street Plan recognizes the lack of connectivity of our street system as one of our major traffic issues. This proposed development compliments the Town s goals for street connectivity. It is also a short distance off I-40 and will have direct access to Old Salem Road with a roundabout encouraging efficient distribution of traffic at the site s main entrance. COMMON RECREATION AREA: The Unified Development Ordinance requires Common Recreation Areas for multifamily developments with forty (40) units or more. This site will be improved with a centrally located clubhouse and pool facility. The Welden Village Square will be constructed immediately adjacent to the site and envisioned as a 28,000 square foot open recreation space which will act as a community gathering place. The space may include a water feature, playground, small stage, bocce courts, and/or public art. The apartment site will be connected to the Village Square by crosswalks. RECOMMENDATION: Recommend approval of the final development site plan with the following conditions: Uses 1. The uses intended for this site are: Residential Building, Single Family; Residential Building, Duplex; Residential Building, Twin Home; Residential Building, Multifamily; Residential Building, Townhouse; Residential Building, Urban; Combined Use; Arts & Crafts Studio; Food and Drug Store; General Merchandise Store; Restaurant without Drive-thru Service; Retail Store, Specialty or Miscellaneous, Banking and Financial Services, Medical or Dental Laboratory; Medical or Surgical Offices, Offices, Miscellaneous; Professional Office; Services, Business A; Services, Business B; Services, Personal; Swimming Pool, Private; Theater, Indoor; Adult Day Care Center; Club or Lodge; Museum or Art Gallery; Neighborhood Organization; Post Office; and Broadcast Studio. 45

46 Phase of Construction 2. Developer shall construct Welden Village Square as shown and described prior to the completion of Phase 1 of the apartments. 3. The parking spaces that are associated with each phase shall be completed prior to Certificate of Occupancy of the units. Welden Original Rezoning 4. K-641.A7 conditions shall apply. Building Design and Site Plan 5. Bulb-outs shall be required at intersections along with painted crosswalks. 6. Submitted building elevations as submitted dated February 9, 2017 and exhibited on Attachment A shall be followed. 7. Submitted site plan dated February 2017 and exhibited on Attachment A. 46

47 Attachment A 47