Planning Board Meeting Belmont City Hall Council

Planning Board Meeting
Belmont City Hall
Council Chambers
Thursday, 18 February 2016
7 p. m.
Call to order
Set agenda
1. Approval of planning board minutes — 21 January 2016
2. ZA2016.01—Lineberger: a zoning map amendment submitted by applicant Andrew
Lineberger for owner James Travis Groner for a vacant parcel located at the corner of S.
Central Ave. and North Street. The parcel is currently zoned Rural Commercial (R-C) and
the proposed zoning is General Residential (G-R).
3. ZA2016.02—McCluskey: a zoning map amendment submitted by McCluskey LLC to rezone 29 small vacant parcels surrounding an industrial building at 101 Plum Street from
General Residential (G-R) to Business Campus Development (BC-D). The parcels range in
size from .1 acre to .4 acre. REQUEST WITHDRAWN ON 2/16/2016
4. TA2016.01—Multi-Use Path: a request to amend chapter 5 of the land development code
(LDC) related to minimum multi-use path width within the Highway Corridor Overlay (HCO) zoning district. Applicant: City
5. Other business
6. Adjourn
Planning and zoning board minutes
The Belmont planning and zoning board met Thursday, 21 January 2016, at city hall, 115 N. Main St.,
at 7:00 p. m.
Members present
☒ Neil Brennan
☒ Patricia Franks
☒ John Henriksen
☒ Beth Lloyd
☒ Alex Mullineaux
☒ David Baker
☒ Ken Taylor, chair
☒ Frank Traywick
Staff present
Shelley DeHart
Alex Robinson
Melissa Lockamy
Acronyms
G-R
LDC
LUP
TA
General Residential
Land development code
Comprehensive land use plan
Text Amendment
A quorum having been met, Chairman Taylor called the meeting to order at 7 p. m.
Set agenda: Chairman Taylor acknowledged resident Ken Dunn, who was present on a matter near
the end of the agenda (Item 6a.) After a brief discussion, Patricia Franks moved to adjust the agenda
by placing item 6a after item 1. Motion was seconded by Alex Mullineaux and passed by unanimous
vote.
Item 6a – Other business: Mr. Ken Dunn introduced himself as a resident of Eagle Park
neighborhood. He has taken the lead as a spokesperson for an Eagle Park volunteer group concerned
about traffic and parking problems within their neighborhood. They have studied the codes, listed
concerns, and evaluated other related codes found for TND-type developments. He believes the
problem is with compliance of local codes, not the code itself. A general discussion ensued regarding
private streets, signage, and enforcement. Senior Planner Alex Robinson discussed the municipal code
related to parking and streets; he pointed out, however, these codes would not apply to private alleys
or streets. The board continued its discussion regarding the municipal code, signage, and enforcement,
determining that this issue would best be addressed by public works and/or the police department.
Chairman Taylor thanked Mr. Dunn on behalf of the board for his time. John Henriksen moved to
send this issue to David Isenhour, public works director, to look at signage issues; Neil Brennan
seconded the motion. The motion passed by unanimous vote.
Approval of 19 November 2015 minutes: Neil Brennan made a motion to approve as presented,
and David Baker seconded the motion. The motion was approved by unanimous vote.
Election of chair and vice-chair for 2016 term: Chairman Taylor opened the floor to nominations
for chairman after a brief review of prior discussions and current membership terms. Patricia Franks
asked for clarification on terms. Neil Brennan nominated Ken Taylor as chairman, seconded by Alex
Mullineaux. The motion passed by unanimous vote. Chairman Taylor then nominated Neil Brennan
as vice-chairman, seconded by John Henriksen. Motion passed by unanimous vote.
Adoption of 2016 meeting schedule: The 2016 schedule was presented to the board for its
consideration. John Henriksen moved to adopt the schedule, second by Frank Traywick. Motion
passed by unanimous vote.
2015 planning review: Alex Robinson presented the information providing the board with a handout
of development data for commercial and residential developments. A general discussion ensued
regarding status of subdivisions. Neil Brennan asked about the timeline for Loftin Riverfront Park.
2015 North Carolina planning and development legislation update: Alex Robinson presented
adopted NC legislation focusing on topics that could affect Belmont. He discussed the changes in
protest petition legislation, architectural legislation limitation, and the new historic preservation tax
credit legislation. John Henriksen provided some information on the topic.
Other business: Chairman Taylor called for the update on the land development code. Alex
Robinson reported staff is currently reviewing the draft, possible adoption in the third quarter of the
year. Other updates:



City council planning retreat has been rescheduled for this January 29th & 30th.
The city is soliciting residents to serve on the board of adjustment. There are four open seats.
Barry Webb is retiring at the end of January. Adrian Miller has been appointed as interim city
manager.
Chairman Taylor spoke to the letter received from a property owner in Belmont Reserve. The board
discussed the parking issue related to a private alley and determined this is an issue they should not get
involved in.
With no other business identified, Alex Mullineaux moved to adjourn. Beth Lloyd seconded the
motion, and it was unanimously approved. The meeting adjourned at 8:00 p. m.
Adopted this 18th day of February, 2016
__________________________________________
Ken Taylor, Chairman
Zoning map amendment request: ZA-2016.001
Applicant: Andrew Lineberger
Current zoning: Rural Commercial (R-C)
Proposed zoning: General Residential (G-R)
Property location: Northwest corner of North Street and S. Central Avenue
Gaston County tax parcel identification number: 187337
Acreage: .694 acres
Background: Andrew Lineberger has applied to re-zone an undeveloped property in the city limits.
The property is located on the western side of S. Central Avenue, north of North Street. Mr.
Lineberger is seeking a re-zoning to G-R (General Residential) zoning district.
Map 1. Location of subject property (highlighted in teal)
ZA-2016.001 — Zoning map amendment – Lineberger
Belmont planning board
18 February 2016
Page 1 of 8
The applicant requests a base (straight) re-zoning for this property from R-C to G-R.
The introduction of the R-C district provisions says, “Rural Commercial is coded for commercial
clusters along primary rural corridors within the extraterritorial jurisdiction of the city and for existing
commercial clusters within the City which are less pedestrian oriented in design than NC-C
development.”
The introduction to the G-R zoning district provisions says, “The General Residential district is coded
to permit the health of the city’s historical neighborhoods as well as providing for the city’s expansion
with new development along the same traditional lines under which they were established. This
district is intended to be the predominant residential district for the city and represents the largest
land area on the zoning map.”
Map 2. Current zoning. R-C in light green, G-R in buff.
Zoning and uses of the adjacent properties: Single family houses are located adjacent
to the subject property. While there are commercial uses with the R-C zoning
designation across S. Central Avenue, the predominant zoning district in this area is
General Residential (G-R), particularly on the west side of S. Central Avenue surrounding
the subject property.
ZA-2016.001 — Zoning map amendment – Lineberger
Belmont planning board
18 February 2016
Page 2 of 8
Map 3. Comprehensive land use map of the area
Comprehensive land use plan (LUP): The parcel is located in a neighborhood conservation district
according to the comprehensive land use plan indicated in blue above. Page 91 of the comp plan
(LUP) states, “In Belmont, neighborhood conservation plans would generally be applied to
neighborhoods which are at least 15 years old. Newer subdivisions and current development
typically have covenants or restrictions overseen by a homeowners’ association or formalized deed
restrictions. The intent of this district in the plan is to protect the intrinsic neighborhood structure
which has given the city much of its unique character…” Also, “Land use in the Neighborhood
Conservation District is overwhelmingly, if not exclusively, residential. In most neighborhoods, the
typical residential use is single family detached housing.”
Staff analysis: The subject parcel abuts a G-R zoning district and the predominant zoning district
within a quarter mile of this property is G-R. The area fits well into the comprehensive plan’s
description of a neighborhood conservation district. The G-R zoning district allows up to six dwelling
units per acre. At 30,245 sq. ft. with sufficient width and depth, this property is of sufficient size to
be subdivided into additional parcels. Please see the attached application for further information.
Staff recommendation: Staff believes the zoning change is consistent with the intent of the LUP.
No residential uses are permitted in the R-C district and the owner/applicant wishes to develop this
parcel for residential use(s) or other permitted uses in the G-R District. As you have been advised in
the past, all uses allowed in the base zoning district should be considered when changing a zoning
designation. Should the applicant’s representative make reference to a proposed use during the
public hearing, you should disregard the comment and make your decision independent of the
remark.
Since the majority of the surrounding land use is residential and since this proposal is consistent with
the comprehensive land use plan, staff recommends approval of this proposed zoning map
amendment. City council will hold a public hearing to consider this re-zoning request at 7 p. m. on
Monday, 7 March 2016.
ZA-2016.001 — Zoning map amendment – Lineberger
Belmont planning board
18 February 2016
Page 3 of 8
Exhibit A – Uses allowed in G-R
3. Permitted Uses (General Residential GR)
Residential
Limited Residential: The number of dwellings is limited by the required lot
dimensions and the provision of public water and sewer service.
Permitted Uses: Single Family Homes, Duplexes, and Townhouses (in new developments
only, no townhouses are permitted on infill lots in the GR District)
Lodging
Limited Lodging: The number of bedrooms available for lodging is limited by the
requirement of one assigned parking space for each bedroom, in addition to the parking
requirement for each dwelling. Food service may only be provided to guests.
Permitted Uses: Rental Cottages (in Ancillary Buildings) 1 and Bed and Breakfast Inns1
Office
Restricted Office: Customary home occupation uses are permitted only provided the
office use is restricted to the first floor or ancillary building and by the requirement of
one assigned parking space for each 400 sq ft, in addition to the parking requirement
for each dwelling.
Permitted Uses : Home Occupations1
Commercial
Limited Commercial: The area permitted for retail is limited to the first story at
corner locations. Parking shall be negotiated on a site-by-site basis.
Permitted Uses: Day Care Centers and Day Care Homes1; Events Facility1,2,
Temporary Amusements1,2
Manufacturing
Restricted Manufacturing: Manufacturing uses are not permitted.
Civic
Open Civic: Civic uses shall be permitted, except those uses that exceed 25,000 square
feet shall be subject to the issuance of a Conditional Use Permit.
Other
Cemetery1, Essential Services-Class 1 & 21, Recreational Facilities1, Water-related
Structures1, Temporary Family Health Care Structure1
1See Additional Conditions in Chapter 6
Subject to the issuance of a Conditional Use Permit
2
ZA-2016.001 — Zoning map amendment – Lineberger
Belmont planning board
18 February 2016
Page 4 of 8
Exhibit B – Uses allowed in R-C
2. USES PERMITTED
Commercial Uses (Including Commercial, Business, Service, Office, and Wholesaling) up to 20,000 square feet
Exclusions: Uses listed above which involve on-site manufacturing, outdoor storage of hazardous materials,
warehousing and/or storage necessitating daily truck travel (not including servicing of establishments located
within the district or mini-storage facilities), machine shops, auto parts and supply stores, mining, adult retail, pool
halls and gaming rooms, and gambling facilities.
3. USES PERMITTED WITH CONDITIONS
Essential Services, Class 1, 2, & 3 (Class 3 is allowed as a conditional use only)
Commercial uses exceeding 20,000 square feet in area
Indoor storage of hazardous material (*Fireworks sales shall not be permitted except as a minor stock item)
Service Stations and Garages
Drive In Theaters
Water-related Structures1
ZA-2016.001 — Zoning map amendment – Lineberger
Belmont planning board
18 February 2016
Page 5 of 8
City of Belmont
115 North Main St.
P. O. Box 431
Belmont, NC 28012
704 825 5586
Fax: 704 825 0514
Statement of consistency
In considering the zoning map amendment associated with petition ZA.2016.001, the Belmont
planning and zoning board finds the map amendment to be consistent/inconsistent with the
Belmont comprehensive land use plan and all other adopted plans for the City of Belmont.
This finding is supported by a
18 February 2016 meeting.
Ken Taylor, chairman
vote by the Belmont planning and zoning board during its
Date
Zoning map amendment request: ZA-2016.02
Applicant: McCluskey LLC
Current zoning: General Residential (G-R)
Proposed zoning: Business Campus Development (BC-D)
Properties location: 29 small vacant parcels surrounding industrial building at 101 Plum St.
in east Belmont, southeast of the city’s soccer fields
Gaston County tax parcel identification numbers: 126479 through 126506, and 126477
Acreage: Approx. 4.79 acres (excluding land in the Norfolk Southern railroad right-of-way).
The parcels range in approximate size from .1 acre to .4 acre.
ZA-2016.02 — Zoning map amendment – McCluskey LLC
Belmont planning board
18 February 2016
Page 1 of 6
Map 1. Location of subject properties, outlined in red
Background: McCluskey LLC of Charlotte has applied to re-zone 29 parcels that it
owns located around a large industrial building in east Belmont. The parcels and what
were to be future streets were platted in 1991 and were intended to become an
extension of the adjacent Cottonwood neighborhood of former mill houses.
The zoning is currently G-R (General Residential), mirroring the zoning of the
Cottonwood subdivision. The applicant is requesting BC-D (Business Campus
Development), which is the zoning designation of most of our current and former
textile mills, including the industrial plant adjacent to these parcels.
The applicant requests a base (straight) zoning for these specific areas from
G-R to BC-D. The introduction to the BC-D zoning district provisions says, “In order to
maintain an attractive and viable environment in which to locate workplaces, the City
of Belmont has created this district to promote the existing academic campus setting in
the city and the southern piedmont region.
ZA-2016.02 — Zoning map amendment – McCluskey LLC
Belmont planning board
18 February 2016
Page 2 of 6
Business campus developments are coded to permit the development of corporate
office campus, light industrial uses and heavy industrial uses. Such developments are
typically too large in scale to fit within a neighborhood environment and must be
designed in a manner that is more appropriate to their technology, production
methods, and/or operations.”
As you have been advised in the past, all uses allowed in the base zoning district
should be considered when changing a zoning designation. Should the applicant’s
representative make reference to a proposed use during the public hearing, you
should disregard the comment and make your decision independent of the remark.
Exhibits A and B list the permitted uses in G-R and BC-D.
Zoning and uses of the adjacent properties: The applicant is requesting BC-D
zoning, which reflects the zoning for the soccer park and the mill building to the north
of this site. There are single-family houses to the north and east of the parcels in
question, and railroad tracks are to the south. The street rights-of-way shown coming
off the southeast corner of the BC-D mill site over toward Tenth Street exist on paper
only and are now wooded.
Map 2. Zoning designation of surrounding properties
G-R
ZA-2016.02 — Zoning map amendment – McCluskey LLC
Belmont planning board
18 February 2016
Page 3 of 6
Comprehensive land use plan (LUP): On the map below, the red circle represents the east
Belmont village center, and the purple area to the south and southeast is coded as “Industrial.”
The heavy black line to the west of the village center is Park St./Keener Blvd. Pages 107 through
109, beginning with the heading Light Industry at the bottom of page 107, are included in this
staff report and generally support the re-use of former textile mill sites as office uses and light
industry or warehousing.
Map 3. Future land use map of the area
Staff analysis
The subject parcels are contiguous with an existing BC-D district, and this would be considered to
be an expansion of a conforming BC-D district. If the building, parking, or other expansion were
to be proposed by the owner(s), a plan would need to be submitted to the city for review,
comment, and approval. The adjacent residential properties would have to be considered and
any type of required landscape buffering and/or noise (if any) mitigation would be part of our
planning review.
Staff recommendation
The original owner of the mill platted the lots and streets in anticipation of building single family
houses, but, for whatever reason, elected not to complete the project. Seventeen of the lots are
immediately next to the railroad tracks, and some appear to be marginally buildable lots.
Staff believes the zoning change is consistent with the intent of the LUP.
Please see the attached application and related documents for further information.
Staff recommends approval of this proposed zoning map amendment as an expansion of a
BC-D zoning district. The city council will hold a public hearing to consider this re-zoning request
at its regular meeting on 7 March 2016 at 7 p. m.
ZA-2016.02 — Zoning map amendment – McCluskey LLC
Belmont planning board
18 February 2016
Page 4 of 6
Exhibit A – Uses allowed in G-R
ZA-2016.02 — Zoning map amendment – McCluskey LLC
Belmont planning board
18 February 2016
Page 5 of 6
Exhibit B – Uses allowed in BC-D
ZA-2016.02 — Zoning map amendment – McCluskey LLC
Belmont planning board
18 February 2016
Page 6 of 6
4
Section
LAND USE PLAN
Belmont Business Park
Plant Allen
13th Street
k.
Industrial Districts
Industrial uses serve as economic generators within the local economy. The
added value is captured within the local economy, multiplying into office jobs,
retail goods and services, and residential investment. The Industrial districts
provide much of the city’s opportunities for manufacturing, assembly, and
warehouse uses. Industrial uses are dependent on reliable transportation, and
function better with the rest of the community if they are located along and
near major regional access points, such as I-85 and Wilkinson Boulevard. Some
of the existing industries have access to existing railroad lines.
Land Use
There are three predominant types of industrial land use provided:
• Duke Energy’s Plant Allen,
• Light industrial, and
• Remaining textile mills and related industries
Plant Allen
Plant Allen is a regional electric generation facility that will remain
operational into the foreseeable future. The Allen Steam Station is the
third largest Duke Power coal-fired plant. With five generating units,
Allen is capable of producing over a million kilowatts of electricity,
enough to power approximately 54,000 residences, 8,600 businesses or
300 industries. The plant employs approximately 145 people. It is not
anticipated to expand beyond the existing land area, though facilities
and operations could expand within its current boundaries. Other than
industrial and ancillary uses, there are some small public recreation
facilities on Duke Energy land: a small baseball field on Boat Club Road
and the Allen Access Fishing Area on the canal near the South Fork of the
Catawba River. If compatible with Duke’s facilities and operations, and its
future land needs, some additional relatively small recreational facilities
might be located on the periphery of Plant Allen land.
There are numerous electric transmission lines throughout Belmont
associated with Plant Allen, some on property owned by Duke and others
on easements. As discussed further in Section 4.4.3 Greenways and Trail
Systems, some of these might be used as locations for greenway trails.
Light industry
Light industry, office showroom/office warehouse, storage and similar
“clean” industrial uses are located primarily in a Small Area Plan district
north of I-85. This district is described in more detail in section 4.2.4.a
Montcross North Small Area Plan.
The Oaks
107
Some additional light industry is currently located in other parts of
Belmont. Future light industry will be most desirable and most compatible
if it is located in a planned, coordinated district.
City of Belmont Comprehensive Land Use Plan
4
Section
LAND USE PLAN
Existing mills and related industries
There are a number of textile and related mills still operating to some
extent in Belmont. The City is strongly supportive of these industries, and
they remain as designated industrial land uses within the Comprehensive
Plan.
Due to the evolving nature of the textile industry, it is possible that some
of these mills may no longer be operational in the future. If that occurs, any
redevelopment or reuse should be undertaken only as part of a plan that
ensures compatibility with the surrounding area., whether that happens
to be residential, commercial, industrial or some other use.
Related uses
Industrial districts provide for a combination of uses that support industrial
activities. Office uses provide the administrative and management support
industrial activities need, and are often desirable in close proximity to
them. Retail uses within the module provide convenient goods and
services to those employed in the industries and office. The industrial
uses are anticipated to dictate the amount of support type uses. To some
degree the market will also dictate the location of the uses if in keeping
with the overall development pattern.
Community Form
The form of the built environment for industrial uses often features large
structures with large floor plates used for manufacturing, shipping, and
storing materials and products. These buildings are typically of a single floor
with taller than average ceiling heights.
Industrial form includes storage in covered or semi-enclosed structures.
Support structures and facilities are common and provide backup electricity,
reserve equipment, and maintenance systems. Shipping facilities and docks
are frequently required for the loading and unloading of trucks or rail cars.
Facilities may be secured through fencing and screening walls, and significant
lighting may be required to secure the grounds and equipment at night.
Industrial districts are most compatible with the rest of the community when
they are internally organized, with visually attractive edges and buffering from
adjacent non-industrial uses and major public roadways.
Location Criteria
Each module defines a set of locational criteria for the components that
comprise that set of land uses. The locational criteria are recommendations for
siting these specific land uses together. This list of criteria is further developed
and defined in the City of Belmont’s codes and ordinances that regulate land
development and construction. The goal of the locational criteria is to achieve
high-quality employment areas, commercial villages, and civic centers while
responding sensitively to the natural environment.
City of Belmont Comprehensive Land Use Plan
108
4
Section
LAND USE PLAN
The following location criteria apply to the Industrial module:
LC1. The impact of potential industrial uses on adjacent existing residential uses
and environmentally sensitive areas should be considered when determining
the appropriate intensity of uses for particular areas.
LC2. Buffers and screens are important components in industrial development
patterns. They are used to minimize the adverse impacts of light, noise, and
views of truck traffic, storage yards, movement of freight, and manufacturing
processes. They should be used in the planning for industrial development as
needed.
LC3. Transportation networks should be well planned to ensure adequate/
appropriate levels of service.
LC4. Public facilities can be planned as an amenity for industrial districts.
These areas can be the focus for planning and site organization. This planning
will allow pedestrian linkages to and from public facilities and the adjacent
development.
LC5. Open space should be used as an amenity for surrounding
development.
Many times the open space takes the form of a floodplain, wetlands, or stands
of existing trees. This integration can occur in many ways; a common method
is to have a road front the open space providing a public view, access or “frontdoor” to the amenity.
109
City of Belmont Comprehensive Land Use Plan
City of Belmont
115 North Main St.
P. O. Box 431
Belmont, NC 28012
704 825 5586
Fax: 704 825 0514
Statement of consistency
In considering the zoning map amendment associated with petition ZA.2016.02, the Belmont
planning and zoning board finds the map amendment to be consistent with the Belmont
comprehensive land use plan and all other adopted plans for the City of Belmont.
This finding is supported by a ________ vote by the Belmont planning and zoning board during its
18 February 2016 meeting.
______________________________
Ken Taylor, chairman
___________________
Date
Amendment of Chapter 5 of the land development code
Application number: TA-2016.01 Multi-Use Path in Highway Corridor Overlay
Request: City staff requests that the planning and zoning board review and make a
recommendation to the city council on the following amendment to chapter 5, of the land
development code (LDC), modifying the minimum width of required multi-use paths from 12 feet
to 10 feet within the Highway Corridor Overlay (HC-O) zoning district.
Background: The Highway Corridor Overlay (HC-O) zoning district was established to preserve
and improve the transportation efficiency, non-motorized mobility, and aesthetics of the Wilkinson
Boulevard corridor. This section of chapter 5 addresses aesthetics and non-motorized mobility
within the streetscape requirements and transportation efficiencies within the general provisions and
access management requirements.
The city’s non-motorized mobility requirement, specifically the required 12-foot wide multi-use
path, is consistently discussed at length with developers and property owners. The discussions are
not focused on the need for a multi-use path, allowing pedestrian and cycling mobility, but on the
minimum width required.
Section 5.15 (1) – Streetscape Diagram
Multi-Use Path
Staff Analysis:
Staff researched the issue using our own adopted documents, AASHTO guidelines, and the Best
Practices Design Guide by the U.S. Department of Transportation.
•
•
•
City adopted documents:
o The city’s adopted comprehensive plans provides a six-lane boulevard typology
which identifies a minimum of a 6 to 8-ft wide shared use path.
o The recently adopted “Build a Better Boulevard” study identifies a minimum of a 10foot wide multi-use path to accommodate walking and cycling on Wilkinson Blvd.
AASHTO Guide (American Association of State Highway and Transportation Officials)
identifies a minimum paved width of 10-feet for a two-directional shared use path.
The Best Practices Design Guide for the Federal Highway Administration identifies a
minimum of 10-feet in width for a shared-use path.
Based on our research, staff recommends Section 5.15 (1) of the LDC be amended reducing the
minimum multi-use path width to ten feet. The extra two feet saved in pavement can be transferred
to the required landscaping behind the multi-use path, balancing out the 30-foot area.
Proposed text revision pg. 5-30 of the LDC
1.
Streetscape
Requirements
All development shall provide the following improvements across the
frontage:
• 10 foot landscape strip between the curb and multi-use path
• 10 foot wide multi-use path
• 10 foot (minimum) landscape strip behind the sidewalk
• Canopy Trees planted 40 feet on-center on both sides of the
multi-use path staggered every 20 feet (Where aerial utility lines
prohibit the installation of Canopy Trees, Small Maturing
Trees may be substituted with permission of the Planning
Director)
10′
10′
Recommendation: Staff finds the amendment to be consistent with the comprehensive land use
plan (LUP), by exceeding the minimum shared path width for the six-lane bouelevard, and
consistent with the adopted “Build a Better Bouelevard” study.
Staff recommends the Planning Board receive this report, public comment, and recommend
approval to the City Council.
Exhibit A – Proposed Amendment pg. 5-30 of the LDC
ATTACHMENT A
10'
10'