Regular Meeting
Nov. 18, 2008
MINUTES
The
Staff Members Present:
2 and 3.
The Pledge of Allegiance was recited, and the meeting opened with an
invocation by Rabbi Ederly of Temple Beth Shalom.
4.
Agenda Adjustment: The
Motion By: Sack
Second
By: Womble
Vote: Unanimous
Items
Added to the Agenda: Consideration
of an amendment to the sign ordinance was added as Item 8b.; discussion of the
parks and recreation committee was added as Item 8c.
Items
Removed from the Agenda: None.
Consent
Agenda Items Removed for Discussion:
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. The following input was recorded: None.
6a.
Public Hearing: 06-DP-09-A03, Main Street Square Elements C, D and E – Ms. L. Powell explained that Elements
C, D & E Main Street Square Planned Unit Development (PUD) are planned for multi-family,
mixed use and commercial uses. She said
the primary housing type permitted in this district, according to the PUD
master plan, is multi-family apartments and mixed use with condos above
commercial uses. The central location
within the PUD is comprised within Elements C, D and E, the Neighborhood Center
District. Overall, the central element
within this PUD would provide services to the residents creating a
pedestrian-friendly atmosphere and helping to cut down on the amount of
vehicular traffic, she said.
Ms. Powell said the requested
amendment is for revised building elevations and for buildings 2, 5, and 7
being located in elements C, D and E.
The revised elevations show use of brick accents, headers and parapets
as well as EIFS trim, canvas awnings and aluminum storefronts.
She said in addition to the
architectural elevation revisions listed above, the applicant requests to amend
the plan to increase the number of apartment units to 20; the restaurant square
footage to 4,107; the amenity space is shown as 215 square feet; the reduction
of office space to 18,307 square feet; the reduction of retail to 3,337 square
feet; and the elimination of 16 condominiums and six live/work units.
Kevin Cochran, the applicant – Mr. Cochran addressed the Council to clarify
the changes. He explained that the
original plan called for office space over retail, but the market is not
receptive to that. The office space is
being changed to residential, to be located over retail, which is proven to be
more successful in the market.
With that explanation completed, Mayor Sears opened the
public hearing to accept input. The
following comments were recorded: None.
There being no comments, the public hearing was closed.
Action: The
Council approved a motion to approve Development Plan Amendment
#06-DP-09-A03 for Main Street Square Element C, D and E as submitted by Bass
Nixon and Kennedy, Inc. Consulting Engineers, job number 04-08042 dated revised
Motion By: Sack
Second By: Womble
Vote: Unanimous.
6b. Public Hearing: 07-DP-09-A01,
She said the revised front
elevations of the townhouses are proposed to be constructed primarily of
horizontal vinyl siding, shakes and stone.
Other architectural elements include multiple building materials,
standing seam metal roofs, shutters, façade modulation, roofline variation,
decorative fencing and porticos. The
side and rear elevations are proposed to be constructed with vinyl siding and
shakes and include a horizontal band.
Brian Rieland, the applicant – Mr. Rieland addressed the
Council and addressed questions about the “vertical siding.” He said the drawings appear to feature
vertical siding, but it was supposed to be shakes, not vertical siding or board
and batting.
With that explanation completed, Mayor Sears opened the
public hearing to accept input. The
following comments were recorded:
Bill Rousseau,
Mr. Rousseau said he is not against the development, but he
is concerned about the stub. He said the
applicant has removed part of the initial buffer berm and landscaping to make
room for the stub. He asked that the
Council give the applicant permission to leave the stub but to reinstall the
berm and landscaping, even if it is on Mr. Rousseau’s side of the line.
Mrs. Sudano suggested that the buffer could be reinstalled
over the stub road to address Mr. Rousseau’s concerns.
Mr. Rieland said he would rather cover the road than tear it
out, but there is a manhole and a water valve.
He said he would work with the town’s engineering department to work out
a solution to address Mr. Rousseau’s concerns.
There being no further comments, the public hearing was
closed.
Action: The
Council approved a motion to approve Development Plan Amendment #07-DP-09-A01
for Bridgewater Townhomes as submitted by Spaulding & Norris, PA, project
number 629-06 dated revised
Motion By: Sack
Second By: VanFossen
Vote: Unanimous.
7.
Consent Agenda: The Council approved a motion to
approve all items on the Consent Agenda.
The motion carried following a motion by
7a
Minutes –
The Council approved minutes of
the Council’s regular meeting held on
7b.
Budget Report –
The Council received reports of amendments to the FY 2008-09 budgets
approved by the town manager. A copy
of the budget amendment report is incorporated into these minutes as an addendum
page.
7c.
Budget Amendment, $50 – The Council adopted an amendment to the FY
2008-09 budget in the amount of $50 to accept a donation for the Cultural
Center Business Expo. A copy
of the budget amendment is incorporated into these minutes as an addendum page.
7d.
Budget Amendment, $6,985 – The Council adopted an amendment to the FY
2008-09 budget in the amount of $6,985 to accept insurance proceeds for repairs
for police vehicles. A copy
of the budget amendment is incorporated into these minutes as an addendum page.
7e.
Budget Amendment, $3,515 – The Council adopted an amendment to the FY
2008-09 budget in the amount of $3,515 to accept insurance proceeds for
wastewater treatment plant water damage and vehicle damage. A copy of the budget amendment is incorporated
into these minutes as an addendum page.
7f.
7g.
Utility Service Contract Amendment
– The Council amended the maintenance contract with Utility Service to add the
town’s new reuse tank. A copy of the amended contract is incorporated
into these minutes as addendum pages.
8a.
Action:
The Council approved a motion to table action on this item until the
draft contract could be reworked to reflect new Council directions.
Motion By: Womble
Second By:
Sack
Vote:
Unanimous.
8b. Sign Ordinance
– Denise Wagoner explained that she is co-owner of The Jump Zone, an inflatable
party place located on
One
of the reasons, she said, was the town’s ordinance prohibiting off-premise
signs in the right of way. She said it
would be helpful if the ordinance were amended to allow them.
Councilman
VanFossen said he supports businesses but would rather come up with a more
long-term solution, like a monument sign entrance to the business park.
Mr.
Dean said the town is waiting on the additional two lanes of Green Oaks Parkway
to be completed, about a year from now, before installation of a permanent sign.
Mr.
Simmons said a temporary measure might be – due to the economic times – to
allow directional signs with a sunset clause in a specific area. For instance, an ordinance to allow
directional signs in the right of way for business park businesses until the
business park monument sign is erected.
Mr.
Shifano said he could craft an ordinance amendment to provide a permitting
process with a sunset provision.
Ms.
Sudano pointed out that the planned monument sign is proposed to be located at
Mr.
Dean said he would get with NCDOT officials to revisit the agency’s restrictions. He said a sign is needed so motorists can find
the business park from the bypass.
Direction: The town attorney is to craft an ordinance to
allow off-premise signs for business park resident businesses for one year,
with permits to be issued up until the year expires. Council also directed that the number of
signs allowed should be limited.
8c. Parks and Recreation Committee
– Councilman Dickson said there is one committee member, Shane Shird, who has
been absent six out of 10 times during the year. Mr. Shird also exhibited unacceptable
behavior at a recent meeting, Councilman Dickson said.
Councilman
Dickson, who sits as an ex-officio member on the committee, said he would
recommend the Council dismiss Mr. Shird from the committee and appoint a
replacement.
Action:
The Council approved a motion to dismiss Mr. Shane Shird from the
Motion By: Dickson
Second By: VanFossen
Vote:
Unanimous
Of
the two applicants on file for the parks committee, Mr. Kevin Adams had
expressed continued interest over the past year. Mr. Adams lives outside the town limits in
the town’s extraterritorial jurisdiction.
Action:
The Council approved a motion to appoint Kevin Adams to the vacant
position on the
Motion By: Dickson
Second By: Sack
Vote:
Unanimous
9a. 08-
Ms. Goodson said at the
She
explained to the Council the conditions of plan
approval listed below are revised from the original conditions with this
approval. The items
listed in underline reflect the items that have changed or have been added to
the plan. All items still listed in plain
text are exactly as they were in the original approval. Any items that have been addressed since the
original approval have been removed.
Mr. David George, representing the
applicant – Mr. George said he thinks the schematic addresses all concerns, and
staff and the applicants are mutually amenable to it..
Action:
The Council approved a motion to approve Preliminary Plan Amendment #08-MAS-01-A01
for New Hill Place Schematic Master Plan as submitted by Stantec Consulting
Services, Inc. on
[The
following conditions of plan approval have been updated and will replace the
previously stated conditions for New Hill Place Master Plan (08-
1.
A
detailed preliminary plan must be reviewed and approved by Staff prior to the
first development plan submittal for each phase.
2.
The
following items are to be included with the first non-residential development
plan submittal:
a.
The
location and design of the open space required per UDO § 3.08,B.,7.
b.
Master
Plan amendment that includes the following:
i)
Detailed
architectural and site design guidelines for the development.
ii)
Master
Sign Plan and sign waiver (waiver is optional).
3.
New traffic signals are required to be Decorative Mono-curve Mast Arm
signals (subject to NCDOT and/or Town approval depending on party
responsible for maintenance) for this project with the exception of new
signals for
4.
The Town of
5.
A
fee-in-lieu of upgrade will be required for this project for the downstream
oversized Twelve Oaks Pump Station, Force Main and Outfall.
6.
Reimbursement
of the cost of gravity sewer line upsizing through Forest Springs will be
required for this project as memorialized in a letter from the developer.
7.
This
project and all related development plans will be required to meet the new Town
of
8.
If the downstream offsite sewer lines associated with Forest Springs
development are not constructed at the time of the first construction drawing
approval associated with this plan, the construction of those lines will be the
responsibility of the developer with this project. Note that the developer will be requesting
assistance from the Town with land acquisition via a developer’s agreement.
9.
The
following items are required with each development plan associated with this
Master Plan:
a.
An
Industrial Sewer Permit Short Form
b.
A
Grease Trap Form
c.
Update
the draft flood study update for the downstream Forest Springs Flood Study and
demonstrate that the development of each internal site will not raise
established flood levels.
d.
The
site plan must show that no building area is located within a BMP easement.
10. The following items are required
with the first development plan or construction drawing associated with this
Master Plan: A detailed engineer’s sealed hydraulic waterline system analysis
documenting fire flow in accordance with Town Standards is required for this
project. Additional waterline connections may be required upon approval
of the report by the Town. Any revisions to waterlines shown on this plan
will require an amendment to be submitted by the developer for review and
approval. (The Hydraulic Analysis has been received and is under review)
11. The following items are required
with the first construction drawing submittal associated with this Master Plan:
This project is located in an area that is subject to the Town’s policy on flood
studies. It is located in a basin where the Town has an approved flood study
(Forest Springs) that will need to be updated to reflect this project and will
need to demonstrate that development of the site will not raise established
flood levels. Retention or detention may be required to accomplish this.
12. The following items are required
prior to the 1st construction drawing approval (with the exception
of the Green
a.
Off site sewer easements for each phase as shown on the
Master Plan (2 phases, 3 off site sewer lines) must be recorded prior to the
first construction drawing approval that occurs in each phase.
b.
All environmental permits must be approved and submitted for
the entire project prior to first construction drawing approval (with the
exception of the GOP superstreet) associated with
c.
Offsite right-of-way dedication will be required to be
recorded for required transportation improvements for the whole project.
13. The following items are required
prior to the construction drawing approval for each phase:
a.
An
Environmental Development Permit will be required
b.
This
project will be required to meet the Town’s new TN requirements for stormwater and
pay a stormwater fee-in-lieu for any TN reduction requirements not met on the
site. The Final Stormwater Management Plan must be approved and
stormwater fee-in-lieu paid.
14. The following conditions represent
requirements associated with the Transportation Improvement Plan:
a.
Documentation
provided to the Town of Holly Springs of NCDOT’s approval of the TIA.
b.
Right-of-way needed for all required road improvements must be secured
by the developer and documentation provided to the Town. This will likely
include areas along superstreet bulb outs, the interchange,
c.
The access points shown on the TIA do not match the Master Plan. The
master plan will need to be revised to address this item through a minor
amendment prior to the Subdivision Plan approval.
d.
Provide
documentation of all NCDOT approvals including driveway access, superstreets,
control of access break, TIA, etc.
e.
The
f.
The overpass bridge and approaches will be designed and constructed in a
manner such that future expansion of the bridge can accommodate pedestrian
traffic.
g.
The superstreet must be designed on GB Alford highway at any of the at
grade crossing (New Hill Rod and Green Oaks Parkway) to accommodate future
pedestrian refuge which meets current NCDOT standards.
15. Provide revised Transportation
Improvement Plans within 10 days of approval addressing the following comments:
a.
Show sidewalk on both sides of the new Thoroughfare and note
that the sidewalk shall be constructed at the time of each phase.
b.
Clarify the phasing of proposed road improvements.
Motion By:
VanFossen
Second By:
Womble
Vote:
Unanimous.
10.
Other Business: Councilman Womble asked when the
credit union was opening. Mr. Dean said
the new date is Nov. 19.
Councilman
Sack asked if there was a way to update information about
Councilman
Sack asked that a sign be placed on
Councilman
Sack complimented the Public Works Department for a quick and clean job of
removing sycamores in Sunset Ridge North where the street trees were damaging
sidewalks.
11.
Manager’s Report: None.
12.
Closed Session: None.
13.
Adjournment: There being no further business for
the evening, the
Respectfully
Submitted on
_________________________________
Addendum pages as referenced in these
minutes follow and are a part of the official record.