Regular
Meeting
The
Council Members Present: Councilmen
Council Members
Absent: Councilman
Staff Members Present:
2 and 3. The Pledge of Allegiance was
recited, and the meeting opened with an invocation by Mr. Lewis Gentry.
4. Agenda Adjustment:
The
Motion By: Dickson
Second By:
Debenedetto
Vote:
Unanimous
Items Added to the Agenda: None.
Items Removed from the Agenda: Remove agenda item 7b.,
Southern Wake County waterline payment from new business.
Consent Agenda Items Moved to Regular
Business: None.
Other Changes: None.
5. Public Comment: At this time, an opportunity was
provided for members of the audience who had registered to speak to address the
Council on any variety of topics not listed on the night’s agenda.
Van Crandall
4813
6. Consent Agenda:
All items on the Consent Agenda were approved
following a motion by Councilman VanFossen, a second
by Councilman Womble and a unanimous vote.
The following actions were affected:
6a. Minutes - The
Council approved minutes of the Council’s regular meetings held on Feb. 6 and
20, 2007.
6b. Resolution 07-08 – The Council adopted
Resolution 07-08 requesting NCDOT to release a section of Main Street (NC 55
Business) lying between intersections of Center Street and Maple Street to be
included in the Town’s street system. A copy of Resolution 07-08 is incorporated
into these minutes as addendum pages.
6c. Resolution 07-09 – The Council adopted Resolution
07-09 enacting the Community Development Block Grant program manual for the FY
2006 $45,000 CDBG grant. A copy of Resolution 07-09 is incorporated
into these minutes as addendum pages.
6d.
6e. Budget Amendment, $1,540 – The
Council adopted an amendment to the FY 2006-07 budget in the
amount of $1,540 to cover funds for community development. A copy
of the budget amendment is incorporated into these minutes as an addendum page.
7a. Honeycutt Property – Ms. Clapp reviewed with the Council Members
the background of Mr. Honeycutt’s request of developing his 10 acre tract
located at the North East corner of Piney Grove-Wilbon
Road and Wade Nash Road without public water or public sewer. She said that Mr. Honeycutt met with staff
several times to discuss what options he had for his property. Due to the property being located in the
Town’s ETJ, a major subdivision would require this development to meet all of
the Town’s ordinances and standards. She
said staff outlined during a meeting on
Ms. Clapp
explained to Mr. Honeycutt that the Town was evaluating the idea of allowing
larger lot construction in specific areas with connection to water, but not
sewer. She explained this was in the
early stages of discussion and that if Mr. Honeycutt wanted he could wait to
develop his property and see how this decision would proceed in the coming months. He was cautioned that although the Town was
evaluating this concept that at that time we did not know what area (if any)
would be allowed to develop in this way and that his property may not be in the
area that was identified for this type of development. It was also shared with him that this concept
was going to be evaluated as part of the writing of our new Comprehensive Plan
which began in May 2006 and be adopted in June 2007.
Ms. Clapp
said staff also discussed the options of developing this property as a minor
subdivision or a more dense development that could support the cost of
connection to utilities. With a minor
subdivision (4 or less lots), if the utilities are not within 1000’ of the
property, connection is not required.
Water is along
Ms. Clapp
said that after the meeting, Mr. Honeycutt kept in touch with staff and in July
requested in writing information on his options for the development of his
property and staff responded to his request.
Since that
time, Mr. Honeycutt has been kept updated on the status of the Comprehensive
plan. She said in October that a draft
of the proposed Future Land Use plan was submitted and the plan did not include
an area for rural development options; as Mr. Honeycutt had expressed
interested in or that staff had expected within the
Ms. Clapp
said a drafted plan was reviewed and evaluated by the Steering Committee, Mr.
Honeycutt requested that his request be taken before the Town Council for their
comments. At the
Ms. Clapp
said staff presented a proposal at the annual retreat regarding the appropriate
area for allowing development without sewer connection, but requires connection
to public water. She said staff
recommends for a development of this type to be located south of
At the last
Town Council meeting, staff was directed to prepare a detailed list of options
for the development of Mr. Honeycutt’s property and to evaluate his request to
develop his property without public water and sewer. She said the main issues regarding considering
his request is that his property is not located within or adjacent to the
“adopted” area for such development proposals and concern that allowing Mr.
Honeycutt not to connect to public sewer may set a precedent for such proposals
within this area.
Ms. Clapp reviewed the review
process and that the Town Council would need to approve several waivers to the
UDO regulations for the utilities and exceptions to the Engineering Standards
for the roadway improvements in order for the property to be subdivided for a
major subdivision per Mr. Honeycutt’s request.
She said that staff is recommending to rezoning the property to R-20,
which will allow him to do additional lots on the property to offset cost that
will be associated with the required improvements.
She said that no official action is
needed on this request however; the Council is requested to provide Mr.
Honeycutt general direction on the development of his property. She said Mr. Honeycutt would submit the
appropriate petitions and information for review of his proposal in accordance
with the adopted rules and regulations of the Unified Development Ordinance and
Development Procedures Manual.
Ms. Clapp
reviewed the following three options to the Council:
Option 1: Minor Subdivision (4 lots or less)
·
Annexation
required;
·
Administrative
review process;
·
No
water/sewer connection required (since closest utilities are more than 1000’
from the property…however depending on hydraulic testing, water may be
available from the 30” mail adjacent to the parcel)- verification from
·
R/W
dedication required along main roadway (
·
Can
not include any new public or private street;
·
All
Town development fees will be required to be paid.
Option 2: Major Subdivision
(4+ lots)
·
**Note:
the plan that was submitted during a concept meeting with staff did not comply
with Town zoning requirements regarding lot width/frontage/ etc. most
likely property will yield 8 or 9 lots, not 10 as shown.**
·
Annexation
required;
·
TC
review process (no public hearing required);
·
Water/sewer
required (may request waiver- requires recommendation by
·
May
request a rezoning to allow for more units to off-set the costs of water/sewer
extension which is in conformance with the current future land use plan;
·
Perimeter
streets (Piney Grove-Wilbon Road and Wade Nash Road)
to be widened in accordance with Town Standards and Town of
Option 3: Rezone and Develop Commercial/Office
·
Annexation
required;
·
TC
public hearing;
·
Water/Sewer
required;
·
All
internal roadways to meet Town Standards;
·
All
Town development fees will be required to be paid.
Ms. Goodson discussed with the Council the requirements of
realigning of
Tim Honeycutt 5617 Wade Nash Road, Mr. Honeycutt requested the
Council to consider approving waivers and exceptions from the Town’s
regulations to develop the property without the requirement of connecting to
public water and sewer, but to allow a well and septic tank development with
larger size lots.
Mr. Ben Dewar 5420 Honeycutt Road.
Mr. Dewar said that rezoning the property to R-20: Residential would not
be feasible for a well and septic tank development, the County requires 30,000
square foot lots for well and septic tanks.
He said instead of installing road improvements for only ten lots, which
would not be profitable for the developer, but will dedicate right-of-way for
NC DOT future widening. Mr. Dewar
indicated that installing dry sewer lines for future connections would be
possible.
After much discussion among the Council Members of the
options for consideration Councilman VanFossen
discussed the possibility of Option 4, to require Piney Grove-Wilbon Road and Wade Nash Road be widened in accordance
with Town standards; installing of dry sewer lines; annexation of the property;
connect to public water; all internal roadways meet Town standards; pay
required Town development fees, some fees negotiable and suggested staff and
Mr. Honeycutt meet with the Town of Fuquay-Varina to inquire about connecting
water to the property located across the street from the proposed 10 lots which
is in their ETJ area.
Action: The Council gave direction to allow the applicant to proceed
with the application process for development of his property to be consistent
with as described as option 4 in the Council’s discussion.
Motion By: VanFossen
Second By: Womble
Vote:
Unanimous
7b. Southern
Action: The Town Council made a motion to table the payment of the
Southern Wake County Waterline until the town attorney conduct further
discussions with
Motion By: Womble
Second By: VanFossen
Vote:
Unanimous
8a.
Novartis Vaccines and Diagnostics Facility Amendment,
06-DP-11-A01 – Ms. Clapp said this request is for an amendment to
development plan 06-DP-11-A10 for Novartis Vaccines & Diagnostics. She said the development plan received
approval on
Ms. Clapp
explained that Novartis has added a second product to this facility, which has
increased the building footprint to 516,000 square feet, which is a 53%
increase over the original development plan, therefore needs approval from the
Council.
Ms Clapp
said the Planning Board had the following questions:
·
Is
there enough room on the current site for an additional 25% of floor area as
potentially implied within the notes on the cover page?
·
Are
there any hazardous chemicals or materials that are being used that con
potentially impact adjacent properties?
·
Requested
clarification on the screening requirements for the trash dumpsters.
·
Clarified
the maintenance of existing vegetation for the perimeter buffers.
·
Questioned
whether or not the oxygen and other tanks adjacent to the parking lot are going
to be protected to ensure they are not hit.
Ms. Clapp said that staff and Planning Board recommend
approval with conditions.
Tom Anderson of 2508 Blacken Ridge Ct., Raleigh presented to the Town Council a
presentation of the progress of the Novartis Vaccines and Diagnostics
facility.
Action:
The Council approved a motion to approve development plan amendment
#06-DP-11-A01 for Novartis Vaccines & Diagnostics as submitted by Jacobs
Engineering, project number: USFCC facility dated revised
1. All previously approved conditions
for the Novartis Vaccines & Diagnostics (06-DP-11) will still apply to this
amendment.
2. Prior to construction drawing
approval the following will need to be addressed:
3. The pretreatment facility and set-up
will require a separate construction drawing submittal.
Note: The following are the conditions of
approval for the original Development Plan that will apply per recommended
Condition #1 a. b.
1.
This plan includes general information with respect to Engineering
Design and Construction Standards. Due
to communication between Town Staff and the project’s engineers, staff feels
comfortable with the detailed information being provided with construction
drawings (later in the approval process).
2. Prior to issuance
of Building Permit, the following must be completed:
a)
Proposed building elevations to be submitted to and approved by the
Technical Review Committee. The Town Council authorizes the
3. Prior to issuance
of a Certificate of Occupancy, the following must be completed:
a) Proposed landscape and irrigation
plans to be submitted to and approved by the Department of Planning &
Zoning.
b) Site lighting plan to be submitted
to and approved by the Department of Planning & Zoning.
Motion By: Dickson
Second By: Womble
Vote:
Unanimous
8b. Morgan Park Amendment, 02-PUD-01-A02 – Mr. Zawadski
explained that this request is for consideration of an amendment to planned
unit development plan, 02-PUD-01-A02 Morgan Park (previously Trotter’s Village
PUD) located at the intersection of Avent Ferry Road
and Piney Grove-Wilbon Road.
Mr. Zawadski reviewed the plan amendments to include the
following:
·
a
different parcel and street layout;
·
a
new location for the recreation site;
·
single family lots in part of the area originally set aside for townhomes.
·
reduction
in landscape buffers along the western property line and the addition of
landscape buffers along the northeastern property line;
·
an
overall reduction of approximately 5 acres of open space;
·
minimum
lot size reduced to 16,000 SF from 20,000 SF in district A1;
·
minimum
lot size reduced to 7,500 SF from 12,000 SF in district D1;
·
parcel B townhomes changed to parcel B
village house/patio homes.
Mr.
Zawadski said the Planning Board discussed vehicular
and pedestrian connectivity, the existing storm drainage problem behind the
fire station at
Councilman
DeBenedetto asked staff if they were comfortable with
the Planning Boards comments. Mr. Zawadski said that staff was comfortable with their
comments.
Action: The Council approved a motion to
approve Planned Unit Development Amendment #02-PUD-01-A02 for Morgan Park PUD
as submitted by Spaulding and Norris, project number 604-05 dated revised
1.
All
previously approved conditions of the Morgan Park PUD shall remain. (Note that the condition about the requirement
for the TIA will be clarified to reflect that it will be required prior to 1st
construction drawings related to this project.)
2.
Prior
to 1st construction drawing submittal, the following items will need
to be addressed or included with the submittal of construction drawings:
a.
A
portion of the downstream sewer line will need to be relayed to handle
additional capacity. If this is not
completed prior to the 1st construction drawing submittal of this
project, show on the construction drawings for this project that this will be
completed with the construction of this site.
b.
A
comprehensive drainage area map and supporting calculations will be required.
3.
Prior
to erosion control plan approval, the following items will need to be
addressed:
a.
Location
of the riparian buffers on this property will need to be finalized.
Note: The following
are the previous conditions of approval that are recommended to remain in
accordance with proposed condition #1 above:
a.
Provide
a functional alignment for
b.
Verification
of all easements and private roads within the easements
a.
Documentation
of offsite right-of-way access to this parcel.
a.
A
separate plan clearly specifying radii, row, street cross-sections, on-street
pavement markings, on-street parking signage, etc. must be submitted to the
town for review and approval.
Information should be very clear for ease of use by inspectors in
inspections.
a.
Provide
covenants which establish Homeowner’s Association to cover maintenance of
buffers, street trees, private open spaces, streets, parking areas, lighting,
recreation areas, greenways, ponds, lakes, private sewer collection, private
drainage easements, etc. and full disclosure regarding the proximity of the
project to the Town’s Waster Water Treatment Plant. The covenants shall be recorded after Town
approval and prior to the review officer’s sign-off of the first mylar for recordation.
b.
A
Traffic Impact Analysis will need to be submitted for this project later in the
review process in accordance with the engineering director’s discretion.
Motion By: Womble
Second By: VanFossen
Vote:
Unanimous
9. Other Business: Councilman DeBenedetto
asked Town staff to write a letter of appreciation and apology to County
Commissioner Lindy Brown and to the Wake County Commissioners for not
responding to her request and not being present at the February 5th
County Commissioners meeting.
Councilman DeBenedetto
also requested that a written report of what are the next steps for the Town to
request landfill hosting fees from
He suggested to staff to set up a communication
system, where this type of miscommunication would not happen in the
future.
After much discussion Mr. Schifano agreed to send a letter of apology along with the
requested information to the
10. Manager’s Report:
Mr. Dean said that staff will be forwarding to the Town Council an
action plan regarding the items discussed at the Town Council’s Winter
Retreat. Councilman DeBenedetto
asked who will be making arrangements for the Council Members to attend the
breakfast with David Price in April. Mr.
Dean suggested contacting the Town Clerk if the Council Members would like to attend
the breakfast and she will make arrangements.
11. Closed Session:
None.
12. Adjournment:
There being
no further business for the evening, the
Respectfully Submitted on
_________________________________
Linda R. Harper,
Addendum pages as
referenced in these minutes follow and are a part of the official record