HomeMy WebLinkAbout4_9_25 Planning Board Minutes Approved 5.7.25
1 MEETING MINUTES
2 ORANGE COUNTY PLANNING BOARD
3 APRIL 9,2025
4 REGULAR MEETING
5
6 MEMBERS PRESENT: Lamar Proctor(Chair) Cheeks Township, Chris Johnston (Vice-Chair) Hillsborough Township,
7 Meg Millard, Little River Township Representative; Statler Gilfillen, Eno Township Representative;
8 Beth Bronson, At-Large Representative; Charity Kirk,At-Large Representative;Whitney Watson,
9 At-Large Representative; Steve Kaufmann, Bingham Township Representative; Liz Kalies, Chapel
10 Hill Township Representative;Venkat Yendapalli, Cedar Grove Township Representative; Jonah
11 Garson,At-Large Representative.
12
13 MEMBERS ABSENT: Delores Bailey,At-Large Representative.
14
15 STAFF PRESENT: Cy Stober, Planning & Inspections Director; Perdita Holtz, Deputy Director—Long Range Planning
16 &Administration; Patrick Mallett, Deputy Director—Development Services; Taylor Perschau,
17 Manager—Current Planning;Ashley Moncado, Planner III; Lauren Honeycutt, Planner II;Jack
18 Moran, Planning Technician.
19
20 OTHERS PRESENT: Adam Beeman, Patrick Florence, Keith Brown, Ken Redfoot, Dan Jewell, Justin Chandler, M.
21 Coulter, Betsi Snipes, Dan Snipes.
22
23 AGENDA ITEM 1: CALL TO ORDER AND ROLL CALL
24
25 The meeting began at 6:56 PM
26
27 AGENDA ITEM 2: SERVICE APPRECIATION FOR ADAM BEEMAN,OUTGOING MEMBER AND FORMER CHAIR
28
29 The Board recognized Adam Beeman for his service and held a service appreciation ceremony.
30
31 AGENDA ITEM 2: INFORMATION ITEMS
32
33 Lamar Proctor reviewed the upcoming Planning Board and Board of County Commissioners meeting calendars.
34
35 AGENDA ITEM 3: APPROVAL OF MINUTES
36
37 Lamar Proctor: Next on the agenda is the approval of the minutes from the February 5th ORC. We need to
38 approve those as well. All right, any motions regarding the February 5th, 2025, ORC session
39 minutes?
40
41 Statler Gilfillen: I'll move.
42
43 Lamar Proctor: Okay. Any second?
44
45 Charity Kirk: I second.
46
47 Lamar Proctor: All in favor?
48
49 MOTION BY Statler Gilfillen to approve the minutes from the February 5'"ORC meeting. Seconded by Charity Kirk.
50
51 MOTION PASSED UNANIMOUSLY
52
53 Lamar Proctor: Then for the February 5th regular meeting minutes, do I have any motions as to those minutes?
54
55 Statler Gilfillen: I'll motion to approve.
Approved 5.7.25
56
57 Lamar Proctor: Okay. Any second?
58
59 Charity Kirk: I second.
60
61 Lamar Proctor: All right. All in favor of approving the minutes for the February 5th, 2025, regular planning board
62 meeting say, aye or raise your hand.
63
64 MOTION BY Statler Gilfillen to approve the February 5t"meeting minutes. Seconded by Charity Kirk.
65
66 MOTION PASSED UNANIMOUSLY
67
68 AGENDA ITEM 4: CONSIDERATION OF ADDITIONS TO AGENDA
69
70 None
71
72 AGENDA ITEM 5: PUBLIC CHARGE
73
74 Lamar Proctor read the Public Charge.
75
76 AGENDA ITEM 6: CHAIR COMMENTS
77
78 Lamar Proctor: Mr. Stober informed me that due to the input of the Board of County Commissioners the
79 comprehensive plan implementation and process has been delayed by approximately a year, and
80 1 encourage all the planning board members and interested members of the public to view any of
81 the video recordings of the Board of County Commission meetings where they did a deep dive
82 into the comprehensive plan and the issues that concern the County Commissioners, so that we
83 can be responsive to what their concerns and interests as to the comprehensive plan are,
84 because we're going to be looking at it as well. So, I encourage all of us to go back and review
85 those videos and see what the deep dive into the comprehensive plan as per the Board of County
86 Commissioners was. Is there anything else to add to that, Cy?
87
88 Cy Stober: No, I would just say, as I discussed with you, this should be an info item that Tom or Perdita
89 presents at either the next meeting or the June meeting. Just an update on what our schedule
90 moving forward looks like, as far as we know it. We'd like to present with certainty, but we're
91 pivoting and coming up with a new calendar.And when we have that we'll share that with y'all.
92
93 Lamar Proctor: Okay, so that'll be an informational item at a future meeting.
94
95 Cy Stober: Correct.
96
97 Chris Johnston: Before then,what,what meeting specifically should we review so that we can be best informed?
98
99 Cy Stober: Last meeting, so that's April 8th, and then that was March, was it 11th?
100
101 Beth Bronson: March 11 th.
102
103 Cy Stober: The March 11th one was a lengthier discussion. The video from last night really was more
104 procedural about how the commissioners wish to move forward and was broader. It's only a half-
105 hour long discussion. There are relevant discussions on the strategic plan, and the agricultural
106 protection plan that may be of interest, but those are much longer discussions.
107
108 Chris Johnston: Okay. Thank you.
109
Approved 5.7.25
110 Perdita Holtz: Looking at the agenda materials for last night's work session will be helpful because it includes the
111 list of all the information the BOCC requested. Not just the video,the actual agenda items and the
112 abstract attachments.
113
114 Lamar Proctor: Great,thank you. We also have two new members of the board,Venkat Yendapalli and Jonah
115 Garson. If y'all want to make brief introductions for yourselves for the people who weren't here
116 before?
117
118 Venkat Yendapalli: Sure. This is Venkat Yendapalli. I'm an Orange County resident for 1 1/2 years and just joined
119 the board. Looking forward to working with the fellow board members and serving the community.
120 Thank you.
121
122 Jonah Garson: Jonah Garson. I grew up in Chapel Hill, and but for a 6-year stint in New York, have lived in
123 Orange County my whole life. Again, an attorney. Happy to be here. Thank you, everyone.
124
125 Lamar Proctor: All right. Thank you.
126
127 AGENDA ITEM 7: ZONING ATLAS AMENDMENT(CONDITIONAL DISTRICT)-To review and make a recommendation to
128 the BOCC on a County-initiated Zoning Atlas Amendment to rezone+/-69.58 acres (PIN: 9863-
129 28-1858) located at 1125 New Grady Brown School Road, Hillsborough, within the Hillsborough
130 Township of Orange County(Cedar Ridge High School).The proposed rezoning is from R-1
131 (Rural Residential)to NR-CD (Non-Residential Conditional District). The anticipated BOCC public
132 hearing date is June 3, 2025.
133
134 Lamar Proctor: Moving to the next agenda item. Number 7 is a zoning atlas amendment to review it, review and
135 make a recommendation to the BOCC on a county initiated zoning atlas amendment to rezone,
136 plus or minus 69.58 acres located at 1125 New Grady Brown School Road.
137
138 Ashley Moncado: Thank you. Good evening. I'm Ashley Moncado with the Planning Department. Before we start
139 with the first item, I just want to do a quick review since we have two conditional rezoning
140 applications in front of you tonight. As some of you may be aware, a conditional rezoning
141 application is different than a conventional in that it allows for one specific use to be identified,
142 discussed, and reviewed. Conditional rezonings allow for appropriate and agreed upon conditions
143 to be placed on the project. In addition,these rezoning applications require a site-specific plan for
144 review and approval which is binding. Any modifications to the site plan in the future would be
145 required to come back to Planning Board and BOCC for review and approval. So, starting with
146 the first item, tonight is a county initiated rezoning application to rezone the existing Cedar Ridge
147 High School site from R1 Rural Residential,to NRCD Non-Residential Conditional District. The
148 69.58-acre parcel is located north of New Grady Brown School Road in the Hillsborough
149 Township. Orange County, in coordination with Orange County Schools has initiated this rezoning
150 to bring the existing Cedar Ridge High School into compliance with the Orange County Unified
151 Development Ordinance and to allow for future development. The existing high school was
152 permitted in 2001. In 2021, Orange County adopted several amendments to the UDO no longer
153 allowing for schools in the R1 district. This action resulted in Cedar Ridge High School becoming
154 a legal, non-conforming use. A legal non-conforming use is allowed to continue operations.
155 However, it is not allowed to expand. As a result, the proposed pole barn could not be approved
156 as an accessory structure without first correcting the legal non-conforming status of the existing
157 school site and land use. Approval of the proposed zoning atlas amendments will bring this
158 existing school site into compliance, allow for the proposed pole barn, and allow for future
159 development and improvements to the site to be processed by staff as part of the zoning
160 compliance permit process. The parcel is currently zoned as Rural Residential. The request is to
161 rezone the parcel to Non-Residential Conditional District to allow for a preparatory school,which is
162 a permitted use in the NR-CD district. Adjacent parcels in Orange County are zoned as R1, and
163 the adjacent parcels to the east, they're within the Town of Hillsborough, but they are also zoned
164 as R-20, Residential. Adjacent land uses include low-density residential and undeveloped
Approved 5.7.25
165 parcels. The parcel is located in 10-year Transition future land use classification. There are no
166 amendments being proposed to the Comprehensive Plan Future Land Use. In addition to a
167 signed application, a conditional rezoning application requires a site plan, narrative, environmental
168 assessment. These items are all contained within Attachment 1 of your packets. A site-specific
169 plan featuring the existing the high school, and the proposed pole barn was submitted by the
170 applicant. The existing pole barn is located here to the east. The site plan also includes
171 accessory structures and uses including tennis courts, baseball fields, track and field facilities.
172 The plan also identified landscaping, parking, and storm water control measures which all conform
173 with the UDO. Access is provided with existing access to two driveways, which connect to New
174 Grady Brown School Road. There is no expected additional traffic to be generated from this
175 request. Mutually agreed upon conditions can be proposed as part of this process. Four
176 conditions have been proposed as part of this request from the applicant. Please note, agreed
177 upon conditions are binding to the development permitted for the zoning district. The proposed
178 conditions are contained in the proposed statement of consistency and the draft ordinance
179 contained in your packets and also here on the slide. Following the applicant's presentation,we
180 can come back to answer questions regarding the conditions at the review and recommendation
181 portion of the presentation. At this time, I am going to hand it over to the applicant to allow for
182 them to introduce themselves, and to complete their presentation.
183
184 Cy Stober: Good evening. I'm Cy Stober. I'm planning and inspections director with Orange County, and 1
185 am the applicant for this conditional rezoning. With me tonight are Patrick Florence with Orange
186 County Schools, and Ken Redfoot, the architect associated with the project. We are here tonight
187 to discuss the conditional rezoning of Cedar Ridge High School to bring it into conformance with
188 the Orange County Unified Development Ordinance, which allows for preparatory schools only in
189 conditional zoning districts. You'll note the location at New Grady Brown School Road and
190 Orange Grove Road. The school has been present since 2000, and largely in this form. It wasn't
191 until the UDO was amended in 2021 that the R1 district became a non-conforming zoning district
192 for a preparatory school use. The school use is established now for over 20 years and presents
193 no new negative impacts to the surrounding area. As such, in my opinion, it can be deemed
194 harmonious with the surrounding area. So, I just covered that preparatory schools are only
195 permitted in three conditional zoning districts. Given the school use, it had appeared that non-
196 residential conditional was the appropriate zoning district for the school. Before you, you have a
197 somewhat simpler version of the site plan that Ashley just presented to you, and I might add
198 Ashley went through a lot of the details, and I don't intend to reiterate them regarding the
199 necessity and the location of the school. Suffice it to say the pole barn,which will be used for an
200 agricultural lab is located here. That pole barn would then be enabled through the conditional
201 zoning process. There are two other areas I'll cover in just a moment that would be permitted to
202 be allowed to be developed in the future that are identified on this plan as well. Of the conditions,
203 it would be the site-specific plan that would be permitted for Cedar Ridge High School for its
204 current conditions as well as any future expansions. The applicant, Orange County Schools,will
205 provide a single-boundary survey of the property. Currently, there are four that are stitched
206 together, and, on record at the register of deeds, and the school is offering to provide a single
207 boundary survey. There's also an unopened right of way located on the property that will be
208 abandoned as part of that property boundary survey.Again, the property shall be developed
209 consistent with the site plan that you see before you. These are the two areas proposed for future
210 development. So, should the site plan be approved, should the conditional zoning district be
211 approved, these two areas would be permitted to be expanded into, provided they are consistent
212 with all of the unified development ordinance standards. I'll remind you that the landscaping
213 standards exist already on the property, and they're reflected on the site plan. There would be no
214 new encroachment into the landscaping with one exception that I'll get to in a moment, and that
215 the setbacks are per site plan. So,what we're looking for is accessory structures that would
216 conform with the school use, be consistent with the school use, and would conform with the
217 standards, say lighting standards, parking standards, etcetera of the unified development
218 ordinance. The one potential change to the landscaping is a 30-foot-wide pedestrian easement
219 along Orange Grove Road and a portion of New Grady Brown School Road. Pedestrian access to
Approved 5.7.25
220 this particular campus, to Cedar Ridge High School, is a known desire of the community for
221 students to be able to walk to the school, and to provide safe access. The county's transportation
222 department is working with DOT on providing this access on the other side of the interstate, and
223 the site plan is an excellent opportunity to provide for the easement. Now, Orange County
224 Schools staff has been clear that the school board will need to approve any dedication of
225 easement, so exact location is to be determined, but the intention and which the conditions states
226 is that'll be a pedestrian connection from the intersection of New Gardy Brown School Road and
227 Orange Grove Road to a door at the high school. And with that,that is the intent of the
228 application. It is to bring it into conformance to create no new negative impacts to the surrounding
229 area and to provide for future access and future expansion consistent with the existing high school
230 use. I'm happy to answer any questions.
231
232 Meg Millard: I just had one question about there was some discussion in there about there were two streams,
233 one was fenced off and one was unfound. I don't understand that. Was it found ever?
234
235 Cy Stober: It was. The one stream is, is fenced off. It's essentially the western property boundary, and the
236 fence surrounds the entire buffer. So, the buffer is well protected. It's also pretty much left wild.
237 It's, not actively maintained, but Chris Hirni, from Department of Environment Agriculture, Parks
238 and Recreation toured the site with me and with the staff, and it's a healthy kind of successional
239 forest. There are some invasives. The other stream was formerly shown to go right under the
240 football field. Orange County Erosion Control provides for surface water identification. A surface
241 water identification was ordered and paid for by Orange County Schools, and the origin of the
242 stream is now shown to be immediately west of the football field. I could speculate on why it no
243 longer is at the blue line that was originally shown but suffice it to say its current head waters is
244 immediately west of the football field and drains to that tributary on the western perimeter.
245
246 Meg Millard: So, not near the pole barn?
247
248 Cy Stober: Not any longer. No.
249
250 Statler Gilfillen: Immediate property owners have all been notified of this?
251
252 Cy Stober: Of course.Well, per staff. Yes.
253
254 Statler Gilfillen: Any comments from any that you've heard?
255
256 Cy Stober: So, as the applicant,we hosted one neighborhood information meeting. We had two members of
257 the public attend, and that's in your packet, and there was no opposition registered to this
258 rezoning.
259
260 Chris Johnston: I apologize. Just to clarify, is the pole barn already there, and we're just putting it into conformity,
261 or is it not there and they're constructing it?
262
263 Cy Stober: It's not there. The site has been cleared and graded. But the pole barn has not yet been
264 constructed. But it is on the site plan as a shown structure.
265
266 Lamar Proctor: And I believe it's east of the bus parking lot.
267
268 Chris Johnston: I see here. I apologize. We're looking at a map here and trying to line it up.
269
270 Lamar Proctor: Any other questions?
271
272 Cy Stober: Thank you.
273
Approved 5.7.25
274 Lamar Proctor: Is there any public comment that was signed up for this item? I don't think there was. Any
275 discussion amongst board members about this item? And if not, I can entertain a motion?
276
277 Statler Gilfillen: Do you want a motion to approve?
278
279 Lamar Proctor: Yes, to approve the Statement of Consistency. How is that worded again?
280
281 Chris Johnston: It's Attachment 6.
282
283 Lamar Proctor: Thank you.
284
285 Charity Kirk: I make a motion to recommend the Statement of Consistency Attachment 6 and their proposed
286 ordinance Attachment 7.
287
288 Statler GiIfillen: I'll second it.
289
290 MOTION BY Charity Kirk to approve recommendation. Seconded by Statler GiIfillen.
291
292 MOTION PASSED UNANIMOUSLY
293
294 Lamar Proctor: Seeing none opposed the motion passes. All right.
295
296 AGENDA ITEM 8: ZONING ATLAS AMENDMENT(CONDITIONAL DISTRICT)-To review and make a recommendation to
297 the BOCC on applicant-initiated Zoning Atlas Amendment to rezone+/- 11.22 acres (PIN: 0910-
298 24-6642) located at 9900 NC 57, Rougemont,within the Little River Township of Orange County.
299 The proposed rezoning is from AR(Agricultural Residential)to REDA-CD-1 (NC Highway 57
300 Speedway Area Rural Economic Development Area Conditional District). The anticipated BOCC
301 public hearing date is June 3, 2025.
302
303 Lamar Proctor: Now we're moving to Agenda Item 8,which is a Zoning Atlas Amendment to review and make a
304 recommendation to the BOCC on an applicant initiated zoning atlas amendment to rezone PIN
305 number 0910-26-6642 from agricultural residential to rural economic development area conditional
306 district.
307
308 Ashley Moncado: Thank you. I'm just going to hop right into it. The 80.52-acre parcel that is related to this request
309 is located northwest of NC-57 in the Little River Township. The applicant has requested
310 amendment to the zoning atlas to rezone approximately 11.22 acres of the 80-acre tract to REDA-
311 CD-1. Following BOCC approval, the applicant shall proceed with a subdivision to divide the 11-
312 acre parcel from the existing 80-acre tract. This request is to allow for storage of goods land use
313 to locate a self-storage business on this site. This use is permitted in the REDA-CD-1 District.
314 Adjacent parcels to the north, south, and west are zoned as AR and EC-5,which is existing
315 commercial, and contain rural residential and non-residential uses including warehousing. Parcels
316 to the east of the site were rezoned to REDA-CD-1 in 2012 and 2021 and contain an existing self-
317 storage business. Parcels which are located north of the site in Person County are zoned as
318 residential. This parcel is also located in the Agricultural Residential future land use classification.
319 No amendments are proposed. In addition to a signed application, conditional zoning applications
320 require a site plan, environmental assessment, narrative, and landscape plan. Again, all these
321 items are contained in the application package in Attachment 1. The applicant has provided a
322 site-specific plan illustrating three development phases and a total of 41 storage buildings. The
323 first development phase shall include three storage buildings, including an office. This is probably
324 hard to see, but this building and then these two buildings are Phase 1. Upon approval of the
325 zoning request, the existing go-kart use,which is located north of the proposed 11.22-acre site will
326 be terminated, eliminating concerns related to noise, light, pollution, traffic and trash. The site
327 plan also identifies landscaping, parking,water and wastewater utilities which are in conformance
328 with the LIDO. In addition,the applicant is proposed an off-site easement, which will be located
Approved 5.7.25
329 along the perimeter of the 11.22-acre tract. This is to provide additional landscape buffering to
330 adjacent parcels. Access is provided via two paved driveways or entryways connecting to NC-57
331 meeting NCDOT design guidelines and North Carolina Fire Code regulations. The one main
332 access is located here, which is clear to see, and the second access actually goes off site north to
333 connect to NC-57 north. There is another page to your site plan that identifies that access point.
334 Mutually agreed upon conditions can be proposed as part of the conditional rezoning process and
335 are binding to the development permitted for the zoning district. As part of the process,the
336 applicant proposed 20 total conditions. These conditions were reviewed by staff and revisions
337 were recommended in order to provide clarity and consistency with the LIDO. The applicant
338 accepted the revisions and these are what are contained in your packets, specifically
339 Attachments 6 and 8. Again,following the applicant's presentation,we can go through these and
340 if you have any questions, staff or the applicant answer to them.At this time I am going to go
341 ahead and hand it over to the applicant,to allow him to introduce himself.
342
343 Justin Chandler: Hey there. My name is Justin Chandler. I have been a resident of Orange County now for about
344 20 years. I'm the landowner and I guess driving force with the development here. Back in 2007,
345 this small area task force was structured to kind of address some of the ongoing concerns with the
346 large speedway, rock quarry, asphalt plant, concrete plant, and go-kart track. At that time, I didn't
347 own the property, and to keep it short and sweet, I think Ashley covered most of the stuff here, but
348 the four main concerns were ongoing traffic, noise, odors, and then the additional non-residential
349 use to the land. All of this was taken into consideration. I've been a member of the community, as
350 1 said,for about 20 years. I know the neighbors pretty intimately and have spoken with them
351 throughout this project, and as of now it's going on about 3 years in this whole development
352 process, and took in a lot of consideration with what they said and not only have I had no
353 opposition, I have actually had support for it, and taking down some of these structures that have
354 been causing an eye sore and have been dilapidated, and well pending you guys'approval and
355 recommendation, I'd like to complete it and kind of get rid of the eye sore up there.
356
357 Lamar Proctor: Any questions? Okay. We'll start down here and move this way.
358
359 Meg Millard: I have a few questions.
360
361 Justin Chandler: Yes, ma'am.
362
363 Meg Millard: So, I'm curious why you chose to put the storage units on the 11 acres that's currently wooded as
364 opposed to where the, the go-kart track was, is?
365
366 Justin Chandler: It's due to the ease of grading. That patch of vegetation is relatively new. If you actually look
367 back in the aerial GIS data,the vegetation there is relatively young. It's probably under about
368 15 years old at this point, and it's for constructability purposes mainly.
369
370 Meg Millard: Okay. Just provide a buffer for the neighbors on the other side as opposed to a very narrow
371 buffer. That's what I was wondering about.
372
373 Justin Chandler: Yes, ma'am.
374
375 Meg Millard: And then the other questions I had, the wildlife resources commission had some suggestions, and
376 1 didn't see that addressed that you were accepting them. It said for the vegetative buffers that
377 you said you were going to use native species, but the ones you listed were not native, and then
378 they gave some suggestions. Had you considered switching to native species?
379
380 Justin Chandler: In regard to the grasses,yes. That is consistent, or that would be an issue in terms of the actual
381 buffers themselves. Just, again, for being able to maintain it, and the heartiness of the soil there,
382 or the lack of heartiness of the soil, it is next to impossible to. I mean it grows brooms hedge and
383 junk pretty good, but anything else is relatively difficult to maintain.
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384
385 Meg Millard: But not, not for the larger trees and things.
386
387 Justin Chandler: Yeah,just isn't feasible unless you, I mean you'd have to transplant quite a bit of soil to maintain
388 that. As you can see the buffers there, I mean they're pretty long. The north, if you're looking at it,
389 1 guess northwest buffer is almost 900 feet as it is, and then the other sides are about 500, 600
390 feet. So, in each of those settings it would be a pretty big economic feat to bring in that much
391 topsoil in there to address that.
392
393 Meg Millard: Well, the native species should do better in the native soil than other things, but they also had the
394 question why would you cut down threes when there's open space right next to it.And then they
395 did have a concern about the lighting and whether or not you had made any accommodations for
396 the possibility of tri-colored bats being there, and not cutting down trees during their breeding
397 season.
398
399 Justin Chandler: the lighting is in compliance as far at the UDO goes. I went a step further and am only putting
400 security lighting downward facing attached to the building, which the UDO actually allows poles
401 and structures set to a timer. I don't want to cause any light pollution. I only have what's
402 necessary, and they're going to be on during business hours and off afterwards. So, it will be
403 completely isolated unless there is movement within the facility per the security guidelines and
404 what not with the UDO.
405
406 Meg Millard: Okay, thank you.
407
408 Beth Bronson: You said you're a new property owner? Or you were before?
409
410 Justin Chandler: I purchased the property in March of 2021.
411
412 Beth Bronson: Okay, and that's the full 80 acres that happens to include the inactive go-kart track existing?
413
414 Justin Chandler: Yes, ma'am.
415
416 Beth Bronson: And when you're talking about one of the conditions for approval for the Bully Storage, this is the
417 only Bully's, like this is the only storage facility that exists? Is it like a one off, or is it part of a
418 franchise?
419
420 Justin Chandler: Yes, it'll be the only, it's not a franchise.
421
422 Beth Bronson: A one off. Okay, and one of the conditions, number 2 for the existing go-kart use and track
423 contained on the existing 80 acres shall be terminated and no longer operate on site. I wanted to
424 clarify that it is not actively being used, correct?
425
426 Justin Chandler: Not at this time.
427
428 Beth Bronson: Okay, and so does this condition include that it would be removed or that it just wouldn't be
429 reactivated?
430
431 Justin Chandler: It will no longer operate. It shall no longer operate on site. My plan is to completely rid all of the
432 structures related to it, or all of the infrastructure there. As of now, some of the buildings have
433 actually been removed as it stands. But,yes, in its entirety it will be removed.
434
435 Beth Bronson: You're talking about the track itself. The asphalt will be removed?
436
437 Justin Chandler: Yes.
438
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439 Beth Bronson: So that land is already going to be disturbed?
440
441 Justin Chandler: Yes.
442
443 Beth Bronson: Okay. And then as far as the elevation change it didn't look super significant. Is there a place in
444 the report where you were talking about like the ease of grading?
445
446 Justin Chandler: No, not in the report. Directly to the northeast of that parcel there, or actually on the 80-acre
447 parcel there's a house, too. So,the more you move it over the more it's sitting right in front of the
448 house. So, that's a factor of why it's placement to it as well.
449
450 Beth Bronson: You're saying that the house is closer to the go-kart?
451
452 Justin Chandler: Correct. Yeah.
453
454 Ashley Moncado: You've gone too far down. I don't think we have an aerial, unfortunately.
455
456 Beth Bronson: You can put it on Google Maps. It's no problem.
457
458 Ashley Moncado: I think the house,you're probably going to say is about here?
459
460 Justin Chandler: Yeah, a little to the south, right there.
461
462 Beth Bronson: Yeah, so your problem is that it's in the dead middle of what, 80 acres? It's like in the almost the
463 middle?
464
465 Justin Chandler: Approximately, yeah.
466
467 Beth Bronson: Okay. And then the 11 acres, being south, right, and then northeast you're saying that it'll be too
468 close to the residence.
469
470 Justin Chandler: Correct.
471
472 Beth Bronson: Now, is this going to be a completely separated parcel?
473
474 Justin Chandler: Correct.
475
476 Beth Bronson: By the time this, pending approval, it would be its own parcel, but not just rezoned within the 80
477 acres?
478
479 Justin Chandler: Correct.
480
481 Beth Bronson: Okay.
482
483 Whitney Watson: I didn't think you understood the question. So, the parcel is going remain as a single parcel,
484 portion of it's going to be rezoned. Correct?
485
486 Justin Chandler: Correct. It's a subdivision of the 80 acres. So, it will be 11.22 and then the remainder.
487
488 Beth Bronson: I think that for condition Number 10,the property owner shall record a final plot dividing the 11.22-
489 acre parcel from the existing 80-acre park tract within 120 days of the commissioner's approval of
490 the rezoning application. So, that said,the facilities that would be on that property and used for
491 that property, utilities for that parcel would be completely separate from the other 80 acres?
492
493 Meg Millard: The wells are outside of that 11 acres.
Approved 5.7.25
494
495 Ashley Moncado: I believe there's also a condition to record off-site easements for wastewater utilities.
496
497 Beth Bronson: Okay. So, it's not like its own well, or septic.
498
499 Ashley Moncado: And that could be for just the applicant, but yes, and then as part of the subdivision process, most
500 likely we're going to have a conversation with Environmental Health, because they will also require
501 easements for those utilities, and whether that will be through the subdivision process or a
502 separate plat that the applicant has to get those easements for the well and for the septic system.
503
504 Beth Bronson: If he's required.
505
506 Ashley Moncado: He will be required.They will possibly require new permits to be issued, I believe due to the new
507 parcel line splitting the utilities.
508
509 Beth Bronson: Now, has there been a survey of that land where there's any abandoned wells or septic, or is it
510 just not at that point?
511
512 Ashley Moncado: I, again, if the applicant wants to answer, but this did go through DAC. At that time is usually
513 when we receive comments from Environmental Health. This was presented to them.At that time,
514 1 think it was more of a 10 acres parcel when it went through DAC. I don't believe that we
515 received any comments from them. Again,that would be a process that the applicant would have
516 to follow through whether it's through the subdivision, prior to the subdivision approval, or
517 immediately following the subdivision approval. Environmental Health will work with him.
518
519 Justin Chandler: So,we have the GIS pulled up here.And you can kind of get a little bit better picture of it. Of the
520 location.And the offset, and the purpose for the offset.
521
522 Beth Bronson: The offset of?
523
524 Justin Chandler: Of where the proposed 11-acre subdivision will be.
525
526 Beth Bronson: So, like the offset from the cleared area is what you're saying?
527
528 Justin Chandler: Exactly.
529
530 Beth Bronson: That makes sense. Because that 11 acres is towards the bottom. Correct?
531
532 Justin Chandler: Yes, it's in this area. Right here. Probably half of it, or roughly half of it is already cleared.
533
534 Beth Bronson: You're saying it slopes down to the west?
535
536 Justin Chandler: Yeah, in the center of the track. So, the way it was,the way the track was graded, you would
537 think it's flat.The center of the track is significantly sloped down, and it's got a drainage pipe that
538 runs through the center, right here.And comes out on the pond side. So, it actually travels about
539 100-foot underground. So,filling that in would obviously disrupt a lot of the drainage.
540
541 Beth Bronson: That makes a lot of sense.And then, eventually,the 11 acres will be completely separated from
542 the go-kart track parcel? Like the parcel that it'd be located on,the go-kart track will be completely
543 separate from the 11 acres?
544
545 Ashley Moncado: That will remain as AR,yes.
546
547 Beth Bronson: Okay.
548
Approved 5.7.25
549 Ashley Moncado: The single-family home and then the track will remain separate and zoned as AR.
550
551 Beth Bronson: I guess that was my confusion, I think. Thank you. No more questions right now.
552
553 Whitney Watson: Sure. It's great that you have this GIS aerial pulled up. It looks like there's a road that runs
554 through the property to a structure off to the north. What is the structure to the north of the
555 property line, and will that road be continued, will they have continued easement through there?
556
557 Justin Chandler: In regard to this structure that you're mentioning?These are old houses. I mean they've probably
558 been there from the 1800's. Most of them are dilapidated and falling down, but they cut hay in
559 that. They'll continue to have access to it, as it stands, and that road will stay in place because
560 there's, again that is the same access to the single-family residence there.
561
562 Whitney Watson: So, does that access for cutting hay or agricultural purposes, does that need to be somehow put
563 into the conditions for this change?
564
565 Ashley Moncado: That part of the property is not part of this rezoning request. I might have to refer to either Cy or
566 Pat, but it's not part of it,we're focusing on the 11.22 acres that's going through the rezoning.
567
568 Whitney Watson: That's just the storage facility area, right?
569
570 Ashley Moncado: Yes.
571
572 Whitney Watson: Okay. So,the balance will then remain zoned as AR?
573
574 Ashley Moncado: Correct.
575
576 Whitney Watson: Okay.
577
578 Ashley Moncado: And whether there are recorded documents or recorded easements or plats that have the access
579 documented, again,when he comes to the subdivision review process,the surveyor putting the
580 plat together would have those items highlighted and documented on the plat to make sure that
581 the easement and the access is still legally there for them.
582
583 Whitney Watson: Okay.
584
585 Cy Stober: I just want to be clear that, I hope I'm not muddying the waters, but what the board is being asked
586 to review is enabling split-zoning on a single property. There is a proposed subdivision of the
587 property, but that is not part of the discussion tonight, but the split zoning would distinctly separate
588 the storage use from the pre-existing residential and as Justin mentioned some kind of light
589 agricultural uses in that area.
590
591 Beth Bronson: Any future use for the other one?
592
593 Cy Stober: Yeah, there is no action being taken on the larger portion of the property,just that 11 acres.
594
595 Lamar Proctor: Just following up with that. Split zoning can exist within the same parcel.
596
597 Cy Stober: Yes.
598
599 Lamar Proctor: It doesn't require a separate plat.
600
601 Cy Stober: Correct.
602
603 Lamar Proctor: Okay.
Approved 5.7.25
604
605 Meg Millard: The one connection is the impervious surface transfer?
606
607 Cy Stober: Yes, but that's a civil matter between property owners, and we do administer that, and we provide
608 it as an option, but ultimately it does need to be recorded as an obligation between two property
609 owners in this case, or between properties and that, essentially it would function similar to a
610 conservation easement that that area would be dedicated for non-development because it is
611 serving as the impervious transfer.
612
613 Whitney Watson: I also found that there were some places where the paving for the storage facility wasn't clear.
614 There are some places where it says it all needs to be asphalt, and some in your application,talk
615 about number, Size 57 washed stone. So, I'm wondering if that's just an oversight in a
616 documentation.
617
618 Ashley Moncado: The UDO requires parking to be paved, but the applicant has issued a condition to allow for that
619 not to be the situation, and that's where the 57 stone has been proposed. As a condition,we will
620 require the access ways connecting to NC-57 to be paved.
621
622 Whitney Watson: Right.
623
624 Whitney Watson: Okay. And last question has to do with the sizing for the septic system. I think you proposed
625 perhaps as many as 20 people working there part time.
626
627 Justin Chandler: No, it will be a single employee.
628
629 Whitney Watson: Okay, you might want to look at the application, because it clearly says you expect as many as 20
630 people there. For when they did the environmental health calculations it was based on 20.
631
632 Justin Chandler: I think that that's in regard to a minimum. So, in the site plan in the notes, I don't have it right in
633 front of me, but in the note section on general notes, it speaks to the employee and in regard to
634 the parking situation, specifically, and it's one employee.And then what five additional parking
635 spaces, or four additional parking spaces for a total of five. I think for environmental health
636 concerns, or environmental health calculations, it's kind of similar to traffic where there's a
637 minimum required proposed. Even if the anecdotal side of it,there's,five people going in and out
638 a day,there's a minimum per building and what not. I think it's along those lines for that. So, the
639 existing septic on the facility has been approved for over 400 people.400 spectators for that
640 facility.
641
642 Beth Bronson: The existing one?
643
644 Justin Chandler: The existing one.
645
646 Whitney Watson: Okay.
647
648 Beth Bronson: It is not currently on the parcel under review, but you would potentially use.
649
650 Justin Chandler: Correct.
651
652 Beth Bronson: If it wasn't irreparable?
653
654 Justin Chandler: Correct. That portion of it has been maintained around that track.
655
656 Beth Bronson: It's technically already there.
657
Approved 5.7.25
658 Justin Chandler: Yeah. It's been upkept and maintained. So, there shouldn't be any issue with that, but obviously,
659 we would have to get Environmental Health to come out.
660
661 Beth Bronson: And I guess that goes back to that question that I had if there is an existing well and septic close
662 enough.
663
664 Justin Chandler: Correct.
665
666 Beth Bronson: But you're not using the residential well and septic?
667
668 Justin Chandler: Yeah, exactly.
669
670 Beth Bronson: Because there's a separate one, but not being incorporated into the 11 acres?
671
672 Justin Chandler: No, it will not be encompassed in the parcel boundaries.
673
674 Beth Bronson: And I'm just trying to understand why you wouldn't do that because it's being used for it. You'd
675 rather do the easement than include it into the parcel.
676
677 Justin Chandler: Correct.
678
679 Statler Gilfillen: Okay. So, practical matter then, they go across the street to the existing toilets if they need to use
680 the toilet for this facility? And it is a storage facility. Is that what you're saying?
681
682 Justin Chandler: The toilets would be obviously located on site,within the storage buildings, they wouldn't be
683 leaving off site to access that. This would be something that is connected by way of an easement.
684
685 Whitney Watson: All right. I, 1 think you should just go back and look in the packet, it's Page 127.
686
687 Ashley Moncado: It says in the ground water assessment that 20 is being the maximum. For the total number of
688 employees.
689
690 Justin Chandler: Okay.
691
692 Whitney Watson: If it's going to be made that certainly seems like a lot of folks for a storage facility.
693
694 Justin Chandler: Yeah.
695
696 Whitney Watson: But if you're only anticipating two or three,then perhaps Environmental Health should know that
697 so they can adjust their calculations.
698
699 Ashley Moncado: When this comes back approved,the next step in the process would be to come back through and
700 to review as a site plan. It would come through the non-residential zoning compliance permit
701 process. At that point is where all these permits and everything kind of come more into play.
702 Environmental Health would be having these conversations with them. They would need to know
703 the employee counts and be going out there to do site visits.
704
705 Whitney Watson: Okay. That's all.
706
707 Statler Gilfillen: I have several technical questions. How many individual different units do you plan on having. I'm
708 just looking at the plan. I can't tell any square footages or spaces. How many units are in here?
709
710 Justin Chandler: I believe the proposed building dividers are actually being quoted and finalized now. The current
711 configuration, I believe, is 226.
712
Approved 5.7.25
713 Statler Gilfillen: Okay. And are some of these insulated? Some of them not insulated.
714
715 Justin Chandler: Non-insulated.
716
717 Statler Gilfillen: Basically, metal building storage facilities we're used to seeing.
718
719 Justin Chandler: Correct.
720
721 Statler Gilfillen: Okay. Have you discussed this with the Fire Marshall?
722
723 Justin Chandler: The Fire Marshall, in the initial DAC review,was asked for comment. I actually spoke with him
724 outside, or post the comment phase about the drive access, and asked him were there any
725 additional concerns that he had, at which point I addressed the secondary drive access.
726
727 Statler Gilfillen: All right. My background, in the 1980's, I did well over$20 million with the design for major
728 storage facilities just like this. This is not about my work or any conflict here, but I have some
729 experience dealing with this.And your question somewhat avoids one of the major issues that 1
730 ran up against. When you have these many facilities, and they are individual citizens putting their
731 items in storage, many of those items can be flammable. It's very hard to control whether
732 somebody puts 20 cans of paint or even gasoline in some of these facilities. So,therefore fire can
733 be a serious issue. Therefore, the ability of fire trucks to come on and quickly maneuver around
734 the property, as well as having enough outlets for the hoses for the fire trucks to connect into are
735 major issues. I'm looking at this plan, and I'm concerned that the safety, and a Fire Marshall,
736 locally, if he's not dealt with this before, may not raise that question. I'm concerned,from a public
737 safety standpoint, and the safety of innocent individuals that could lose their life's possessions,
738 what protection you have given in this facility to that.
739
740 Justin Chandler: Yeah, absolutely. I guess give full encompass to the background. If you look at the GIS and you
741 look across the street,there's another storage facility there. I took a part in that. That's my
742 family's.That was the process that she was talking about in 2012 and 2021. We received
743 comment from the Fire Marshall with those. They are very happy with us, and we have put items
744 in the leasing contract that specifically forbid the storage of anything flammable, explosive, and
745 you can't store any dangerous items on there that would void the lease. I understand people may
746 or may not listen to that, and I completely, a hundred percent acknowledge that. They asked us to
747 increase our aisle size and turn radii,which we have done and incorporated in both facilities. In
748 this one and the other one. I've also included, if you look at the very back of the site plan that's up
749 there now, it's a spot for a hammerhead turn section, so fire trucks can come in and easily
750 maneuver back and forth. It followed the 30-foot radii and 210-foot in length, to address these
751 concerns for any first responders.
752
753 Statler Gilfillen: Thank you. Good luck.
754
755 Lamar Proctor: Justin, so you said your family owns the ones across the street.
756
757 Justin Chandler: That's correct.
758
759 Lamar Proctor: Do you foresee enough business to go through all the phases and complete this project?
760
761 Justin Chandler: I hope so.
762
763 Lamar Proctor: I guess my question is, did you see an increasing need that this community and the population
764 around it need more storage areas, and is that why you chose to do this?
765
766 Justin Chandler: That is correct.
767
Approved 5.7.25
768 Lamar Proctor: Back to Meg's question about the non-native species. I'm just trying to understand. There's listed
769 specific non-native species in their recommendations like crown veg, centipede and Bermuda. 1
770 assume those are grasses.Are those ones that you plan to plant, or can you tell me about how
771 that works. Like in terms of choosing plants for buffer zones and setbacks and things?
772
773 Justin Chandler: Yes, that's correct. It's going to be on the out, if you see the site plan here, kind of where these
774 buffer areas, the landscaping buffers there for the buildings. It would be in kind of that white space
775 around that, encompassing that. Again,to go back to the 2012, 2021,we got recommendations in
776 regard to those as well. We tried to put some of those in and it did not take. It's the same soil
777 across the road. We ended up chasing our thumb, and tried to implement those, and then
778 basically had to talk and get something else in there that would take off and take root a little bit
779 better.
780
781 Lamar Proctor: Okay. And does Planning have anything to do with the choice of species?
782
783 Ashley Moncado: There is a condition related to landscaping I think might help answer some of this question.The
784 final landscape plan will be reviewed and will be approved as part of the zoning compliance
785 process. We do have a recommended plant list, or recommended plantings. We list,when it
786 comes to like street trees, this is what's recommended, and when it comes to landscape buffers,
787 this is what's recommended. We do have a list, and we work with applicants as we're going
788 through that process to get their landscape plan finalized. Also,with the existing vegetation out
789 there, that's why we also have these conditions, as he moves through the subdivision, he'll be
790 working with staff to determine what's out there,what is needed. If things are not meeting our
791 standards or not meeting the planting schedule requirements, then we would be working with the
792 applicant based on that plantings list.
793
794 Lamar Proctor: Okay. So, Planning works with the applicant and developers to get native species or non-invasive
795 species planted?
796
797 Ashley Moncado: Pat put the list together and I actually think Charity had something to do with it, and those are
798 going to be native. We're not going to want non-native plants.
799
800 Lamar Proctor: I think Meg's concern, I know it's my concern on my property. There are all sorts of invasive
801 species, and it just becomes a problem that starts, but it, as long as it's being addressed.
802
803 Ashley Moncado: There's condition number 15,which is specifically calling out that their final landscape plan would
804 be during the zoning compliance process, and then there's also a condition that if it's determined
805 that the plantings do not meet UDO standards, additional plantings may be required.
806
807 Lamar Proctor: Great,thank you. Chris?
808
809 Chris Johnston: I don't really have any questions. I think it looks fine, and I appreciate the time and effort you've
810 put into this. I also just wanted to call out, I haven't seen many Neighborhood Information Meeting
811 sign-in sheets that have no one sign up. That was pretty impressive. Although it does look like it
812 was December 30th at 10:00 a.m. So, maybe everyone was just out of town.Thank you for your
813 time.
814
815 Charity Kirk: Can you clarify where the amendments are?
816
817 Ashley Moncado: The conditions?
818
819 Charity Kirk: Yes, the conditions?
820
821 Ashley Moncado: It's in the attachment to the staff report.
822
Approved 5.7.25
823 Charity Kirk: What page.
824
825 Ashley Moncado: Page 145.
826
827 Charity Kirk: 145. Thank you.You have a lot of language in your, purpose and intent of leaving a sustainable
828 footprint, and eco-friendly practices, and I'm a little concerned about the non-native invasive plants
829 that you seem so intent on doing,which is not sustainable really. There's nice language and then
830 there's reality. So, I feel like I need to check a few things. Where are your photovoltaics that you
831 say you're going to have? Where are your photovoltaic systems? Are they on all the buildings?
832
833 Justin Chandler: We're going to incorporate that with some of the drive aisle lighting. It's going to be the security
834 lighting system that will be on during the wintertime after, let's say 5:30, depending on the time of
835 year and time change. They will be attached there, and act as access lights for lockers during
836 those times. Again, they're low lumen outputs. You can barely see them from 200 yards away. 1
837 mean if you're on the other side of the property, it would be virtually impossible to see it. It's not
838 like a flashlight. Like a 500, 600, 700, 800 lumen flashlight that you can see. Those will be
839 attached to the buildings themselves and in the office as well.
840
841 Charity Kirk: The photovoltaics are just associated with the lighting?
842
843 Justin Chandler: Correct.
844
845 Charity Kirk: Okay. And the eco-friendly materials you're going to design the units with,what are those
846 materials?
847
848 Justin Chandler: In regard to that, obviously this is a protected watershed in that whole area there. A lot of that
849 verbiage speaks to the non-permeable stone. However, using 57 stone and some of the studies
850 that have come out with it,that talks about the permeability being,for the land to be able to soak it
851 back up. Although in Orange County it is not considered it, it helps mitigate some of the runoff.
852 Again, I just want to go back and harp on the fact that it was a racetrack. It still can be a
853 racetrack. It's still there. The infrastructure's there to do it. It has oils, gases, loud noises, giant
854 lights on them that run until 10:00. It's permitted to run until 10:00 or 11:00 at night. We don't
855 want any of that.
856
857 Charity Kirk: You're comparing yourself as more sustainable than a racetrack?
858
859 Justin Chandler: Significantly, yes.
860
861 Charity Kirk: Okay, but you use a lot of sustainable language here to impress, I think, and I'm wondering where
862 that is.
863
864 Justin Chandler: When we do the erosion control measures, as you can see in the northwest side, all of the roll
865 outs, netting, are biodegradable. They're not plastic. They're not nylon. They will degrade over
866 time. We plan on using straw and grass coverings from the area to go back there to prevent more
867 non-invasive species coming in there and overtaking it. During this whole process, a lot of the
868 runoff with nylon, now seems to be, that's what gets in the rivers systems, and obviously the
869 netting stuff is a huge concern, not only in our river systems, but our oceans in general, which by
870 way of, go down to the coast of North Carolina. None of this will be a factor with the materials that
871 I'm using for erosion control. So that more of what I'm pointing towards when I'm saying
872 sustainable and eco-friendly practices.
873
874 Charity Kirk: So,you're sentence,the storage units are designed with eco-friendly materials, you've pointed at
875 gravel.And you've pointed at the water runoff, but I have yet to hear storage units are designed
876 with eco-friendly materials. That is your language. What does that mean?
877
Approved 5.7.25
878 Justin Chandler: It's more the construction process. I was speaking to the construction process as a whole. 1
879 wasn't trying to inherently say that like steel was inherently eco-friendly.
880
881 Charity Kirk: Okay.
882
883 Statler Gilfillen: You're using basically metal building construction, right?
884
885 Justin Chandler: Correct.
886
887 Statler Gilfillen: Standard framing.
888
889 Justin Chandler: Correct.
890
891 Beth Bronson: And there's no solar plans for the lighting system?
892
893 Justin Chandler: It's basic solar lighting that you can get from any type of supply store.
894
895 Charity Kirk: And your green building materials? That would just be the gravel.
896
897 Justin Chandler: That's part of the erosion control process as well. That's part of the construction process, and
898 that's, again,what I was pointing to.
899
900 Charity Kirk: Okay. That's landscaping. I would consider that more landscaping than building.
901
902 Justin Chandler: Yes, ma'am.
903
904 Charity Kirk: And how are you a benchmark for sustainable and environmentally conscious storage facilities?
905 Just the use of pervious pavement.
906
907 Justin Chandler: Generally speaking,when you see a lot of these storage facilities go up, they're vertical storage.
908 They're multiple level. They include a significant amount more infrastructure compared to these
909 single level storage units. They use weight-rated I-beams, all sorts of fire suppression systems
910 that have harmful chemicals in them. Some obviously have various systems in it that are not
911 great. Basically,what I'm getting at is there is so much more because of multi-level development
912 with these storage units. There's a lot more material. There's a lot more waste. All of these kits
913 that I buy, they have no waste. When you go out there on the job site afterwards, you can load up
914 the trash from the construction in a small 10 by 20, or 8 1/2 by 20 dumpster, for this entire facility.
915 If you go to somewhere like off of Guess Road, Public Storage just built their unit. You go look at
916 their dumpsters. They're hauling off five, six, seven, eight loads of trash to go into the landfill.
917 What I'm doing right now is retaining almost 70 acres of land that I will own in perpetuity with this
918 and intend to not develop it and keep it completely as it is to promote wildlife. Obviously have low
919 lighting to not disturb any type of nocturnal animals. I'm not doing anything that would have
920 significant run off type inferences with this, and I guess that's what I'm pointing to.
921
922 Charity Kirk: And how are you going to serve as an inspiration for other businesses to adopt sustainable
923 practices?
924
925 Chris Johnston: Just to confirm, I want to make sure that we're not necessarily digging in at anyone's writing style
926 or anything along those lines. I want to make sure we're focused.
927
928 Charity Kirk: I'm wanting to sort of go towards the, you know,there's non-native plants and invasive plants
929 even, and there is a hesitation to do much more, to amend the soil,to do sort of sustainability stuff
930 to be an inspiration of pollinators and rainwater and all of that.And how can we, as a Planning
931 Board say that we can add to this? That we want certain practices that are being stated as they're
932 going to happen. Can we make sure that the stormwater stays on site and there's retention ponds
Approved 5.7.25
933 and a rainwater garden and more sustainable practices than what I'm seeing as actually
934 implemented.What can we do?
935
936 Cy Stober: Just a reminder, and Ashley covered this in her initial slides that conditional zoning is, any
937 conditions that are imposed upon the property and any approval are those that are mutually
938 agreed upon by the applicant and the County ultimately. This is a negotiation, and between
939 Mr. Chandler and the Planning Board on behalf of the County and eventually the Commissioners.
940 This is an active discussion and dialog, and any concerns that the Board may have would be
941 appropriate to bring up as a point of negotiation and discussion. I think the other thing is if there is
942 a condition that any Board member feels is fundamental to the nature of the project, if it is a
943 reasonable land use consideration it could be grounds for a recommendation of denial, or a
944 recommendation to continue the matter.
945
946 Chris Johnston: I'm not here to make excuses or anything for Mr. Chandler. I just want to make sure that 1
947 understand,you're experience across the street where your family has a lot that did this self-
948 storage thing and you attempted to follow the statute and attempted to do the non-invasive
949 grasses or whatever the case may be, and that didn't work out and eventually you had to fall back
950 to something else. Is that how I understood your take on this previously and your hesitation?
951
952 Justin Chandler: The grass is not an issue.
953
954 Chris Johnston: Not an issue. Okay.
955
956 Justin Chandler: Yeah, that's not an issue at all. Some of the plantings, again,fall within the schedule of the UDO
957 and what has been provided.And we've made those picks based on that.
958
959 Chris Johnston: And again,that comes from your experience in the area next door.
960
961 Justin Chandler: Correct.
962
963 Chris Johnston: I'm just making sure I understand,from your point of view where this is coming from, because on
964 this Board,the non-invasive species thing is very important, and I want to make sure that we're
965 answering that and go from there. I'm going to defer because I started talking over your spot, and
966 I'm so sorry.
967
968 Charity Kirk: It's okay. So, I mean, the North Carolina Wildlife Resources Commission, in their letter talking
969 about bio retention structures and rain gardens,what do you feel about, I mean you have pervious
970 gravel, but what is your vision of the landscaping? Can you clarify that again? It sounds like you
971 want really easy landscaping that you don't have to take care of that just you set it and forget it
972 and it kind of spreads a little bit on its own.
973
974 Justin Chandler: Again,the facility across the road has been in for 13 years now. We have not had any issue with
975 non-invasive spreading. The entire site is visible from Mile Branch Road and Highway 57. It's
976 been compared to what was there before. We maintain a high standard of cleanliness. You can
977 drive through the parking lot. There's not a bit of trash. Once a week we go out there and clean
978 up the trash, anything that's left behind from any renters. We also have done the adopt a highway
979 program and clean up that area from the Person County line all the way down to the big
980 Speedway,which during racing season has quite bit of trash, and just from commercial traffic
981 comes out of the back of trucks off 18 wheelers,what have you, wherever it comes from. We go
982 out there and we clean it up to, obviously to be a pillar for the community here of sustainable
983 practices. This is something that we live around the area, and we're from the community, and we
984 plan on keeping it nice, and I don't want to put anything out there just because it's easy per se. 1
985 know that that may be how it came across. That's not it at all. I just don't want it to die.
986
987 Meg Millard: What are the trees that you have planted at the other storage unit? Across the street.
Approved 5.7.25
988
989 Justin Chandler: I can't speak to the scientific name.
990
991 Meg Millard: You don't need the scientific.
992
993 Justin Chandler: I would have to refer to my site plan. I'm sorry about that.
994
995 Meg Millard: Are they dogwoods?
996
997 Charity Kirk: Can we recommend with a condition that like the plantings be non-invasive at least?
998
999 Cy Stober: That is a standard in the UDO, landscaping, and we do have a planting guide. Mr. Chandler
1000 would have to indicate whether he's agreeable to that condition or not. The Planning Board could
1001 still make the recommendation if he's not agreeable, and we would just reflect that in the abstract
1002 to the Commissioners.
1003
1004 Charity Kirk: I mean I'd like a minimum to be non-invasive species, preferably native species, but I understand
1005 the difficulties.
1006
1007 Patrick Mallett: I would discourage any condition that would specifically states like these three species.
1008
1009 Charity Kirk: No. I don't want to list species.
1010
1011 Patrick Mallett: I would point towards the recommended plant list that we spent a lot of time working on. It has a
1012 large variety of native drought tolerant, non-invasive species. If you're going to point to
1013 something, I'm not saying that's where they're headed, but use that as your plant list, because it is
1014 easy to maintain. I could also say across the street, a lot of those materials are not on that list. 1
1015 would not use the same plantings.
1016
1017 Charity Kirk: Is that amenable to you, to do some other plantings?
1018
1019 Justin Chandler: Absolutely.
1020
1021 Charity Kirk: Okay.And trying to be an inspiration to your community,which you list as a value,would you be
1022 willing to consider trying to move away from lawns and grass and toward rain gardens or sort of
1023 landscaping that is more inspirational?
1024
1025 Justin Chandler: We are implementing what's not included in this packet but is under review with the County now.
1026 We have an entire erosion control packet that I'm happy to provide to you to refer that is signed
1027 and sealed by a licensed civil engineer that has worked with the county with countless projects. 1
1028 think Pat and Ashley both have experience with him. He has recommended all of the erosion
1029 control measures that keep in mind some of these eco-friendly practices.
1030
1031 Lamar Proctor: What would the condition that you're looking for look like?The applicant is committed to using
1032 non-invasive, native species as from the recommended Planning department list?
1033
1034 Charity Kirk: Most native species aren't invasive. So, it would we either allow non-native species that are not
1035 invasive, or we encourage just native species. One is a bit more rigid than the other one.
1036
1037 Lamar Proctor: The native is more invasive.
1038
1039 Charity Kirk: A little more rigid.
1040
1041 Statler Gilfillen: Let me ask this question. Would it make sense,with what I think you're talking about,with the
1042 exception,from the North Carolina Wildlife Resource Commission, their letter here, outlines some
Approved 5.7.25
1043 pretty specific things, including, I think a lot of details of the plants. Perhaps the only exception of
1044 what we're talking about here is they have suggested it should be back across the street. That's a
1045 separate issue, but I think they outline pretty closely what plants should be used and I'm
1046 wondering if we can commit that.
1047
1048 Charity Kirk: I don't want to specify plants though.
1049
1050 Statler Gilfillen: That doesn't specifically say it has to be this, but it will give them some say in following those
1051 guidelines of what I think you're talking about.
1052
1053 Charity Kirk: Are you willing to try just native plants? Or plants from the recommended plant list for Orange
1054 County?
1055
1056 Cy Stober: What's on our website is called the Orange County preferred plant list for the record.
1057
1058 Justin Chandler: Absolutely. That's where the landscaping plan comes from as it stands right now. The species
1059 that are chosen come from that list.
1060
1061 Lamar Proctor: Do we need to do that as a separate condition that the applicant would agree to plantings from the
1062 Orange County preferred plant list?Or does that automatically happen because of the UDO?
1063
1064 Cy Stober: No. It's not a standard so we would need a condition to that effect.
1065
1066 Lamar Proctor: Okay. Is that something you're willing to do?
1067
1068 Cy Stober: And staff to enforce.
1069
1070 Chris Johnston: But just to confirm,that's already what this list is?
1071
1072 Cy Stober: Correct.
1073
1074 Chris Johnston: Okay. I believe what the applicant is saying is that they've worked with county on their plan and
1075 that this list of plantings is from the list of county-approved plants.
1076
1077 Lamar Proctor: The Orange County preferred plant list?
1078
1079 Chris Johnston: Thank you.Yes, that one.
1080
1081 Lamar Proctor: So, it's already in there?
1082
1083 Chris Johnston: Well, it's not a stipulation.
1084
1085 Patrick Mallett: Now splitting hairs here, but I'm pointing to the Orange County plant list, our plant list,which was
1086 specific to Orange County and what we felt had the best, depending on what you're using it for,
1087 the best selection of native, non-invasive, drought-tolerant materials. They're pointing to a
1088 different list. I would prefer to use our list.
1089
1090 Meg Millard: Can't we just put that in number 15? Just add it? Final landscape plan will include plants from the
1091 Orange County list?
1092
1093 Lamar Proctor: Which condition are you looking at?
1094
1095 Chris Johnston: 15 on Page 145.
1096
1097 Charity Kirk: Do you already feel, Patrick and Ashley, do you already feel that that's already done.
Approved 5.7.25
1098
1099 Ashley Moncado: As I stated before. When he would come through the zoning compliance process, that's when the
1100 final landscape plan would be reviewed,working with him, and we would be referring to that list.
1101
1102 Charity Kirk: Is it helpful if we make it a condition?
1103
1104 Ashley Moncado: I don't know if I can answer that, again, it's between the Board and the applicant.
1105
1106 Beth Bronson: It's your preference. That's,why you're on the Board though. Like,we can.
1107
1108 Charity Kirk: Okay. I would like to make that a condition.
1109
1110 Lamar Proctor: How would you phrase that?
1111
1112 Charity Kirk: All landscaping needs to be selected from the Orange County preferred plant list.
1113
1114 Lamar Proctor: Okay. As an amendment to Condition 15, essentially?
1115
1116 Charity Kirk: Yes.
1117
1118 Chris Johnston: But this is helpful to know that our plant list, if an applicant is adhering to it, may still run afoul.
1119 They may have more specific requirements than we list out.
1120
1121 Lamar Proctor: Who,the Wildlife Commission?
1122
1123 Chris Johnston: Yeah, the Wildlife Commission.
1124
1125 Patrick Mallett: Well, because,they just have a different list. There is so many lists. This is why we spend a lot of
1126 time methodically thinking about as it applies to Orange County and North Carolina.
1127
1128 Charity Kirk: I don't believe the lespedeza is on the list. Like you said, I mean I'm looking at what the Wildlife
1129 Commission is saying. I haven't actually seen the plants you've selected because it's too small.
1130
1131 Patrick Mallett: My point is,we spent a lot of time and effort developing a list and it did give thought to not every
1132 tree is appropriate in every situation. Some are not well suited for vehicular areas, and so on and
1133 so forth. So, all I would add is that if you're going to do a condition,we have a recommended
1134 plant list, and there's nothing in the ordinance that would obligate any applicant to rigidly adhere to
1135 that plant list for selection of their materials. It's a recommended plant list.When they came in
1136 with a landscape plan,without any condition we would point to that say and we,we really prefer
1137 you use these materials. Or something from this list.
1138
1139 Statler Gilfillen: Can we put that proposal to require it though for this approval?
1140
1141 Lamar Proctor: Well, if Justin agrees to it.
1142
1143 Patrick Mallett: It's not for me to say, it's for the Board to discuss with the applicant.
1144
1145 Justin Chandler: With consideration with my landscape plan, I'd use the list as my reference for what I put on the
1146 property. I'm happy to adhere to it. I'm happy to put it in my site plan notes. I'm happy to put it as
1147 a condition. Whatever you guys want.
1148
1149 Charity Kirk: I don't have a list. I haven't seen it. Okay. I can continue poking, but I think I've spent enough
1150 time. I'm ready to move on.
1151
Approved 5.7.25
1152 Venkat Yendapalli: I just have one quick question.About the impervious surface. Did you get chance to work with the
1153 Planning team and also the Environmental Health team to see the amount of impervious surface
1154 you're creating with all the structures? Is it permitted with 11 point something acres you are asking
1155 for rezoning or you're using the overall parcel to get the impervious surface limit?
1156
1157 Justin Chandler: Correct. And we're going to borrow from the other existing parcel, and that will be recorded in the
1158 deed, or recorded once the subdivision is recorded as well.
1159
1160 Venkat Yendapalli: Okay. Good deal. Thank you.
1161
1162 Ashley Moncado: Just to add,the impervious surface transfer, I think you'll be working with our erosion control
1163 stormwater and county engineer. They'll be working with the erosion control plan, storm water
1164 plan, and then impervious surface transfer is something that staff would be reviewing before it's
1165 recorded.
1166
1167 Venkat Yendapalli: Okay. Thank you.
1168
1169 Lamar Proctor: Mr. Chandler,thank you for your time.
1170
1171 Justin Chandler: Thank you.
1172
1173 Beth Bronson: You got two more.
1174
1175 Steve Kaufmann: I don't have any questions. But I've been listening, and it sounds like, sounds like a worthwhile
1176 project. Sounds like you're very integrated into the community so I wish you luck with it.
1177
1178 Justin Chandler: Thank you, sir.
1179
1180 Elizabeth Kalies: Same, no comments.
1181
1182 Justin Chandler: Thank you.
1183
1184 Lamar Proctor: All right, any discussion? And there's no public comments signed up for this, right? No? All right.
1185 Any discussion?
1186
1187 Beth Bronson: Just to clarify the impervious surface, because it's going to be an easement into the existing 80
1188 acres, because this gets back to that original discussion of the 11 acres is going to be completely
1189 subdivided off of the 80 acres.
1190
1191 Ashley Moncado: Correct. He will be subdividing and following that action is where the applicant will be coming back
1192 and under impervious surfaces, it's a form that's on our website. You fill out, and like I said, staff
1193 reviews it,works with them. Since he will be having erosion control and stormwater plans, making
1194 sure everything goes together and everything checks out, our county engineer works with
1195 applicants through that process, and then it's a document that's recorded with the impervious
1196 surface transfer between these two parcels. It's a recorded document.
1197
1198 Beth Bronson: And this is all to say that it has already been calculated that there is enough land available.
1199
1200 Ashley Moncado: I would imagine yes.The erosion control plans, and storm water plans have been submitted and
1201 these calculations have been completed by the applicant and are under review.The erosion
1202 control plans are a separate review process that is not part of the conditional rezoning application.
1203
1204 Beth Bronson: So,theoretically the size of this project could change? If it doesn't meet the impervious surface?
1205
Approved 5.7.25
1206 Ashley Moncado: He's providing a condition, because we know there is enough impervious for the 11.22-acre
1207 parcel.
1208
1209 Beth Bronson: Okay.
1210
1211 Ashley Moncado: Acknowledging that the impervious will be addressed with the impervious surface transfer.
1212 Separately there's other erosion control and stormwater plans that are going on as well that are
1213 not part of the conditional rezoning application. Those are just a separate process that they follow
1214 through for the zoning compliance permit.
1215
1216 Beth Bronson: Okay. Thank you for answering all the questions.
1217
1218 Justin Chandler: Yeah, absolutely. And again, to reiterate exactly what she said, basically we've already submitted
1219 the erosion control and stormwater plans and they're being currently reviewed by the county. And
1220 again it's 11.22 acres, not all of that's impervious.
1221
1222 Beth Bronson: Nine of it is.
1223
1224 Justin Chandler: A lot of it is, yes.
1225
1226 Beth Bronson: 9.25, acres of impervious surface. On an 11-acre parcel.
1227
1228 Justin Chandler: But it's enough within the 80-acre parcel, between the entirety of the 80.52 acres.
1229
1230 Beth Bronson: That is understandable. But in that sense why would it be subdivided then. And that's just a
1231 completely philosophical question.
1232
1233 Justin Chandler: Oh, okay.
1234
1235 Beth Bronson: Yeah, it has nothing to do with this. And that's understandable. And again,there was another
1236 one, a case sometime last year or the year before where there was an impervious surface
1237 easement and there was some kind of development. The acreage that is over by Waterstone,
1238 they wanted to develop it into multi-use and there was some agreement that was 20 years old that
1239 said that they weren't going to develop on that land, and I think that's why I'm having questions
1240 about it, is because now in 20 years if you say, okay,well I'm actually ready to make townhomes
1241 or something like that, how are we going to know that that impervious surface is tied, or that
1242 pervious surface is,you know,tied to the 11 acres.
1243
1244 Ashley Moncado: That's why it's a recorded document. With anything, it's our go to look at the Register of Deeds.
1245
1246 Beth Bronson: Exactly.
1247
1248 Chris Johnston: I believe Charity has an amendment.
1249
1250 Charity Kirk: Yeah, I would like to amend Condition 15 to clearly state that all landscaping needs to come from
1251 the Orange County preferred plant list.
1252
1253 Lamar Proctor: You cool with that?
1254
1255 Justin Chandler: Absolutely.
1256
1257 Lamar Proctor: All right. Do I have a motion with Charity's amendment to approve the Statement of Consistency
1258 with the amendment to Condition 15?
1259
1260 Whitney Watson: So moved.
Approved 5.7.25
1261
1262 Statler Gilfillen: I'll second.
1263
1264 Lamar Proctor: All right. All in favor.
1265
1266 MOTION BY Whitney Watson to approve the Statement of Consistency with the amendment to Condition 15. Seconded
1267 by Statler Gilfillen
1268
1269 MOTION PASSED 10-1: Jonah Garson Opposed.
1270
1271 Lamar Proctor: One in opposition, remainder of the Board is approving, so it's approved to the Board of County
1272 Commissioners.
1273
1274 Justin Chandler: Thank you.
1275
1276 AGENDA ITEM 9: MAJOR SUBDIVISION PRELIMINARY PLAT: MAJOR SUBDIVISION PRELIMINARY PLAT: To
1277 review and make a recommendation to the BOCC on a Preliminary Plat application for a Major
1278 Subdivision named Eden View Acres. The Plat is consistent with the Concept Plan reviewed
1279 and approved by the BOCC as the site-specific plan of a Residential Conditional District(R-CD)
1280 rezoning application on May 2, 2023. The proposal is for a 38-lot subdivision on approximately
1281 190.6 acres with 40% (76.27 acres)of dedicated open space. The parcel is located at 4801 and
1282 4901 Dairyland Road in the Bingham Township, PINs 9841-52-7281 and 9840-79-5091.
1283 Lamar Proctor: All right. Number 9, major subdivision preliminary plat. Ashley, again.
1284
1285 Ashley Moncado: This is the last item for tonight. It's for the Board to review a preliminary plat for a major
1286 subdivision on approximately 190 acres in the Bingham Township, also known as Eden View
1287 Acres. The subdivision's concept plan was previously reviewed and recommended for approval
1288 by the Planning Board in April 2023 as part of the site-specific plan of a Residential Conditional
1289 District rezoning application. The rezoning and concept plan was approved by the Board of
1290 County Commissioners on May 2nd, 2023. The parcel is zoned as R-CD which allows for the
1291 residential development. The parcel is located within the Cane Creek Protected Watershed north
1292 of Dairyland Road and east of Orange Grove Road. Surrounding parcels are zoned as AR and
1293 include undeveloped parcels and single-family homes. The majority of the site is undeveloped.
1294 Based on the future land use map,this parcel is classified as Agricultural Residential. The
1295 applicant is proposing a flexible major subdivision including 38 lots to be developed over the
1296 course of four phases. The average lot size is 2.75 acres. Based on the conservation cluster
1297 flexible development option, applicants are required to provide a minimum of 33 percent open
1298 space. The applicant is proposing 40 percent open space which is about 76.7 acres. The primary
1299 open space totals 25.29 acres and includes environmental features including streams and
1300 required buffers. Secondary open space totals 50.98 acres. Here is the preliminary plat in front of
1301 you. I know again,this probably is really hard to see. The site does include a couple steams.
1302 They are indicated here as well as their buffers and these other primary open space areas. A 50-
1303 feet landscape buffer is provided along the perimeter of the subdivision. Access to the site is
1304 proposed with a 50-foot public right of way. It comes up and then splits and ends into cul-de-sacs.
1305 The final roadway design will be determined at final plat stage with the approval of Planning,
1306 NCDOT, and the Fire Marshall. There is also an existing dirt road or access way along the
1307 northern portion of the parcel, which will connect back to Orange Grove Road and provide access
1308 for emergency vehicles. Lots are to be served by private well and septic. The required NIM for
1309 this project was held as part of the rezoning and concept plan process in March 2023. The
1310 concept plan was approved as part of the rezoning application by the BOCC in May of 2023.
1311 Tonight,the Planning Board shall review the preliminary plat and make a recommendation to the
1312 BOCC who will review and consider it at their June 3rd meeting. The Planning Director
Approved 5.7.25
1313 recommends the Board receive the preliminary plan application and recommend its approval of
1314 the preliminary plat as submitted.
1315
1316 Dan Jewell: Thank you,Ashley. Good evening, Chair Proctor and members of the Planning Board. I'm Dan
1317 Jewell, a landscape architect with Thomas and Hutton. We are the land planners, landscape
1318 architects on this project. I don't have a presentation. I'd simply like to remind you all that you're
1319 looking tonight at the exact same project that you recommended consistency of 2 years ago. The
1320 difference is today that the process required additional refinement of road widths and storm water
1321 management which we will be doing things of that nature. We've been dealing with the state
1322 DEQ. We've been dealing with the U.S.Army Corps of Engineers. We've had a lot of meetings
1323 with NCDOT to get the roadways worked out,with the Fire Marshall to make sure that we meet all
1324 the requirements for gradient and turn around and things of that nature. Again, as Ashley said,
1325 40 percent open space we think is rather exemplary. I think this will be a good benchmark for
1326 similar projects in the future to try and hit in terms of doing a conservation subdivision. Other than
1327 that here to answer any questions you might have and looking forward to a positive
1328 recommendation to the commissioners. Thank you.
1329
1330 Lamar Proctor: Thank you, and one preliminary questions for, I guess for Cy or Perdita is,this review of the
1331 preliminary plat, we talked about taking that out of the review process. Right?
1332
1333 Cy Stober: We've actually been directed by the commissioners to make this an administrative process.
1334
1335 Lamar Proctor: Okay.And then will there be another review of a final plat that will come before us on the same
1336 project.
1337
1338 Cy Stober: Very likely unless the LIDO is amended to make that an administrative approval.
1339
1340 Ashley Moncado: Staff review the final plat.
1341
1342 Cy Stober: Unless there's any dedications associated with the final plat. Thank you,Ashley.
1343
1344 Lamar Proctor: Okay. Just to give everyone the background about previous discussions.
1345
1346 Ashley Moncado: Just to clarify too,when the preliminary plat goes to the BOCC,they do have resolution of
1347 approval. Things are in there that's what we use for the final plat review. It references
1348 landscaping, impervious surface.
1349
1350 Lamar Proctor: All right. Meg any discussion or questions from the applicant?
1351
1352 Meg Millard: I did. I was curious about the phasing in plan. How the road would sort of expand. It wasn't very
1353 clear.
1354
1355 Dan Jewell: Could you explain that in a little more detail?
1356
1357 Meg Millard: Well, it seemed like that there were some conditions within NCDOT about, I guess you were going
1358 to build part of it first and then another part and then so would it eventually be an NCDOT road?
1359
1360 Dan Jewell: Yes, I understand now. Thank you. Yes, the roads will all be designed to NCDOT standards with
1361 the intent of once there are enough people living on these roads that they would be submitted to
1362 NCDOT for roadway maintenance. The detail I think that you're responding to is there's some
1363 fairly new guidance to NCDOT about turn arounds at the end of each phase. In other words we
1364 don't anticipate building all of the roads at one time, and if we stop, say the main road, a third of
1365 the way in, half way in, DOT will require us to build a temporary turnaround of some kind so that
1366 cars and emergency vehicles had turn around. Does that help answer the question?
1367
Approved 5.7.25
1368 Meg Millard: Oh, okay.
1369
1370 Dan Jewel: Yes, thank you.
1371
1372 Lamar Proctor: All right. Beth?
1373
1374 Beth Bronson: I think that was pretty much the only questions I had as far as like there's only one entrance and
1375 exit for the actual residence of the parcel.
1376
1377 Ashley Moncado: Yes, you're correct. The public would be using the main access up Dairyland Road. The
1378 secondary access to Orange Grove Road is just for emergency services, and I believe it will be
1379 gated.
1380
1381 Beth Bronson: Yeah, and it's not going to be paved. Right?
1382
1383 Ashley Moncado: Correct. No, it will not be paved.
1384
1385 Beth Bronson: Okay.
1386
1387 Ashley Moncado: But it will,working with the Fire Marshall to make sure that it's meeting NC Fire Code standards.
1388
1389 Beth Bronson: I'm just trying to understand why the discussion with the review committee didn't,why the
1390 entrance wouldn't be on Orange Grove Church Road versus Dairyland Road just given, and this is
1391 not official language, but it's a better road, it's a more usable road than Dairyland. Dairyland being
1392 like a rural road.
1393
1394 Dan Jewell: Great question. Because you look at it and say well this is maybe a better road, but if you go out
1395 there and drive it, Orange Grove goes up and down and up and down. There's something called
1396 sight distance. If that was the regular driveway, other cars on the road might not be able to see
1397 far enough ahead that somebody was pulling out or vice a versa. It's a safety issue.
1398
1399 Lamar Proctor: All right. Whitney?
1400
1401 Whitney Watson: No question.
1402
1403 Lamar Proctor: Statler?
1404
1405 Statler Gilfillen: Quick question. What is the estimated given per unit per property, value range of the real estate?
1406
1407 Dan Jewell: That's a good question. I do not know. These will not be inexpensive houses on large lots, but
1408 you know if somebody can tell me what lumber will cost and asphalt will cost and that sort of thing
1409 as it gets built, I'll probably have a better estimation. One of the things that we have done though,
1410 and this is a condition that was made with the County Commissioners is that we have impervious
1411 surface limitations, but we have said that we will assign additional impervious surface to those lots
1412 where people want to do an accessory dwelling unit,which we think is also a good gesture to get
1413 a little mixed housing in the neighborhood.
1414
1415 Statler Gilfillen: What is a rough range? Half a million to a million and a half range? Somewhere in that? No
1416 idea?
1417
1418 Dan Jewell: No, no idea.
1419
1420 Whitney Watson: I do have one question.
1421
1422 Lamar Proctor: All right.
Approved 5.7.25
1423
1424 Whitney Watson: When you did the initial presentation at the Neighborhood Information Meeting there was quite an
1425 extensive architectural review packet. Is that still in place for this?
1426
1427 Dan Jewell: Yes, sir. Yeah, that,that's a requirement that we have those documents in place as part of this
1428 process.
1429
1430 Cy Stober: I need to intervene just to say state law prohibits the county for regulating the architecture of any
1431 dwelling that is subject to the residential building code. The architectural standards apply to all the
1432 non-residential components, the amenities essentially, and that will be shared by the community.
1433 The HOA may have architectural standards, but the county doesn't impose those on the home
1434 themselves.
1435
1436 Lamar Proctor: All right. Thank you. I don't have any questions. I mean just to remind myself and the other
1437 Board members. We already went through the conditional zoning process for this, so this is just
1438 an administrative approval of preliminary plat.
1439
1440 Chris Johnston: No questions.
1441
1442 Charity Kirk: No questions.
1443
1444 Venkat Yendapalli: Me neither.
1445
1446 Jonah Garson: No.
1447
1448 Beth Bronson: I have one, sorry. I have one last question, because it reminded me of what we talked about last
1449 time. I know we have no control over the land management, but in the covenants,you had
1450 described that it would be the onus of the property owners to maintain that 40 percent open
1451 space, and I didn't know if that had been updated or added to or clarified at any point.
1452
1453 Dan Jewell: That is correct. The open space will be maintained through the homeowner's association.
1454 Correct.
1455
1456 Beth Bronson: Okay.
1457
1458 Lamar Proctor: All right. Any other questions, comments, discussion? All right. I'll entertain a motion to approve
1459 the preliminary plat as recommended to the Board of County Commissioners.
1460
1461 Chris Johnston: So motioned.
1462
1463 Statler Gilfillen: I'll second.
1464
1465 MOTION BY Chris Johnston to approve the preliminary plat. Seconded by Statler Gilfillen
1466
1467 MOTION PASSED UNANIMOUSLY
1468
1469 Lamar Proctor: All right. All in favor? Any opposed? Seeing none opposed it shall be recommended to the
1470 Board of County Commissioners.
1471
1472 AGENDA ITEM 11: ADJOURNMENT
1473
1474 Lamar Proctor: Do I have a motion to adjourn?
1475
1476 Statler Gilfillen: I'll so move.
1477
Approved 5.7.25
1478 Beth Bronson: Second.
1479
1480 MOTION BY Statler Gilfillen to adjourn. Seconded by Beth Bronson
1481
1482 MOTION PASSED UNANIMOUSLY
1483
1484 Lamar Proctor: Any opposed? Seeing none apposed we are adjourned.
1485
1486 The meeting adjourned at 8:48 PM