interdepartmental site plan review committee

Transcription

Planning Board
Member
Information
______________________________________________________________________________
DATES TO REMEMBER:
March 12, 2015 -
4:30 P.M.
Public Hearing
March 23, 2015 -
2:15 P.M.
Sign Check
March 26, 2015 -
4:30 P.M.
Work Session
April 9, 2015 -
4:30 P.M.
Public Hearing
April 23, 2015 -
4:30 P.M.
Work Session
April 27, 2015 -
1:15 P.M.
Sign Check
MEETING
CONTACT INFORMATION:
100 E. First Street- (336) 747-7069
INFORMATION
EMAIL: mailto:[email protected]
Rules and Procedures
• Persons supporting the zoning request have up to 12 minutes total.
• Persons opposing the rezoning request have up to 12 minutes total.
• There are no rebuttals.
• During the work session, no one is permitted to speak unless the
Planning Board asks them a specific question.
• For general use zoning requests, the Planning Board must consider
the full range of uses allowed in the zoning district being requested.
The petitioner may not refer to a specific intended use of the
property.
• For special use district zoning requests, the petitioner must identify
the intended use or uses of the site and give specific details on how
the site will be developed.
• Most requests listed under agenda item “B” require final action by
an elected body (the City Council for cases within the City of
Winston-Salem zoning jurisdiction and the Board of Commissioners
for cases within Forsyth County zoning jurisdiction). As such,
votes taken by the Planning Board concerning these items are
recommendations which are considered by the elected bodies during
their review of the requests.
Please Turn Off All Cell Phones and
Two-Way Communication Devices.
This agenda is available in alternative media forms for people with disabilities.
Individuals with disabilities who require assistance or special arrangements to
participate in programs and activities of the Planning Department are encouraged to
contact the Department at least 72 hours in advance so that proper accommodations
can be arranged. For information, call 336-747-7069 (727-8319 TTY).
AGENDA
CITY-COUNTY PLANNING BOARD
MARCH 12, 2015
4:30 P.M.
FIFTH FLOOR
BRYCE STUART MUNICIPAL BUILDING
CALL TO ORDER
PLEDGE OF ALLEGIANCE
A.
ACTION ON MINUTES
• February 12, 2015 Public Hearing
• February 23, 2015 Sign Check
B.
PUBLIC HEARING ITEMS
1.
Zoning petition of Rural Hall, NC, FD, LLC from RS9 to LB-S (Retail Store):
property is located on the southeast corner of Bethania-Rural Hall Road and Angus
Street (Zoning Docket F-1550).
CONTINUANCE HISTORY: February 12, 2015 to March 12, 2015
a.
b.
2.
Zoning petition of Brookberry Farm, LLC from RS9 and MU-S to MU-S
(Residential Building, Single Family; and Planned Residential Development) and
Site Plan Amendment: property is located at the southern terminus of Summer Hill
Lane, west of Meadowlark Drive (Zoning Docket W-3246).
a.
b.
c.
3.
Zoning Recommendation.
Site Plan Recommendation.
Site Plan Amendment Recommendation.
Zoning petition of Mid Huf Ventures, Inc. from RS9 and HB to HB-L (Offices;
Retail Store; and Services A): property is located on the southeast corner of South
Main Street and Cassell Street (Zoning Docket W-3251).
a.
4.
Zoning petition of H Mack Charter School Consulting, LLC from LO to PB-L
[Adult Day Care Home; Arts and Crafts Studio; Banking and Financial Services;
Bed and Breakfast; Child Care, Drop-In; Child Day Care, Small Home; Church or
Religious Institution, Neighborhood; Club or Lodge; College or University;
Combined Use; Food or Drug Store; Fraternity or Sorority; Furniture and Home
Furnishings Store; Government Offices, Neighborhood Organization, or Post
Office; Museum or Art Gallery; Nursing Care Institution; Offices; Parking,
Commercial; Police or Fire Station; Recreation Services, Indoor; Recreation
Services, Outdoor; Residential Building, Duplex; Residential Building, Single
Family; Residential Building, Twin Home; Restaurant (without drive-through
service); Retail Store; School, Vocational or Professional; Services A; Services B;
Testing and Research Lab; Theater, Indoor; Utilities; Adult Day Care Center; Child
Care, Sick Children; Child Day Care Center; Life Care Community; Residential
Building, Multifamily; Residential Building, Townhouse; and School, Private]:
property is located on the west side of North Laura Wall Boulevard, south of Fifth
Street (Zoning Docket W-3252).
a.
5.
Zoning petition of Art Taylor for property owned by Janice Spainhour and Joyce
Bentubo from RS9 to LO-L (Veterinary Services; Offices; Residential Building,
Single Family; Residential Building, Duplex; and Residential Building, Twin
Home): property is located on the northwest side of Reidsville Road/U.S. 158,
across from Grover Street (Zoning Docket W-3253).
a.
6.
Zoning petition of Anchor Associates, LLC and the Allan Anthony Trust from GBS (Car Wash) to GB-S (Arts and Crafts Studio; Banking and Financial Services;
Building Contractors, General; Building Material Supply; Child Care, Drop-In;
Church or Religious Institution, Community; Church or Religious Institution,
Neighborhood; Club or Lodge; College or University; Convenience Store; Food or
Drug Store; Fuel Dealer; Funeral Home; Furniture and Home Furnishings Store;
Government Offices, Neighborhood Organization, or Post Office; Hospital or
Health Center; Hotel or Motel; Institutional Vocational Training Facility; Library,
Public; Motorcycle Dealer; Nursery, Lawn and Garden Supply Store, Retail;
Nursing Care Institution; Offices; Park and Shuttle Lot; Parking, Commercial;
Police or Fire Station; Recreation Facility, Public; Recreation Services, Indoor;
Recreation Services, Outdoor; Restaurant (with drive-through service); Restaurant
(without drive-through service); Retail Store; School, Vocational or Professional;
Services A; Services B; Shopping Center; Shopping Center, Small; Stadium,
Coliseum, or Exhibition Building; Storage Services, Retail; Testing and Research
Lab; Theater, Indoor; Utilities; Veterinary Services; Adult Day Care Center; Child
Care Institution; Child Care, Sick Children; Child Day Care Center; Life Care
Community; Residential Building, Multifamily; Residential Building, Townhouse;
School, Private; and School, Public): property is located on the southwest corner of
Hanes Mall Boulevard and Stratford Road (Zoning Docket W-3254).
a.
b.
7.
Zoning petition of Habitat for Humanity of Forsyth County, Inc. from LB-S
(Services A; and Residential Building, Multifamily) and RM18 to RM18: property
is located on the southwest corner of Cherry Street and Fourteenth Street (Zoning
Docket W-3255).
a.
8.
Zoning petition of Cleveland Avenue Christian Church from IP to LO-S (Funeral
Home; Offices; Adult Day Care Center; Child Care, Sick Children; Child Day Care
Center; Church or Religious Institution, Neighborhood; Government Offices,
Neighborhood Organization, or Post Office; Hospice and Palliative Care; Museum
or Art Gallery; Police or Fire Station; and Shelter for the Homeless): property is
located on the south side of Tenth Street between Cleveland Avenue and Mount
Zion Place (Zoning Docket W-3256).
This is automatically continued to April 9, 2015 per the applicant's request
and as per Planning Board's By-Laws.
9.
Zoning petition of The City of Winston-Salem for property owned by others from
County RS9 and MU-S to City RS9 and MU-S: property is located on the north and
south sides of Heron Ridge Road, west of Meadowlark Drive (Zoning Docket W3257).
a.
b.
10.
Zoning petition of The City of Winston-Salem for property owned by Kastania,
LLC from Davidson County HC to City LB: property is located on the southwest
corner of Old Salisbury Road and Friedburg Church Road (Zoning Docket W3258).
a.
11.
A UDO Text Amendment proposed by City-County Planning and Development
Services staff to amend Chapters A and B of the Unified Development Ordinances
to create regulations for urban agriculture (UDO-257).
a.
Text Amendment Recommendation.
C.
PRELIMINARY SUBDIVISION APPROVAL
1.
2015004; Dipak Soin Family, LLC; east side of Meadowlark Drive, north of Ashlyn
Drive; 10 lot Single Family Subdivision in RS9 zoning; City; 6.58 acres.
CONTINUANCE HISTORY: February 12, 2015 to March 12, 2015
D.
PLANNING BOARD REVIEWS
1.
PBR 2015-03; Mt. Tabor Methodist Church; northeast side of Robinhood Road,
across from Norman Road; Church, Community in IP zoning district; Section 25.21; City; 7.95 acres.
2.
PBR 2015-04; BSC Holdings, Inc. for property owned by E. V. Ferrell, Jr. and
Douglas Dillard; off the south side of Creekshire Way, south of Hanes Mall
Boulevard; Residential Building, Multifamily in RM18 zoning; Section 2-5.64;
City; 14.81 acres.
E.
COMMITTEE REPORTS
F.
STAFF REPORT
G.
FOR THE GOOD OF THE ORDER
RESULTS OF
CITY COUNCIL AND
BOARD OF COMMISSIONERS HEARINGS
REGARDING PLANNING MATTERS
The City Council and the Board of Commissioners made the following decisions on Planning
Board matters:
WINSTON-SALEM CITY COUNCIL
1.
Zoning Text Amendment proposed by the Community Development/Housing/General
Government Committee to amend Chapter B of the Unified Development Ordinances to
amend transmission tower regulations in residential zoning districts (UDO-254).
APPROVED.
Planning Board and staff recommended approval of the amendment.
2.
Zoning petition of Robert E. Pike and White Oak Vista, LLC from LB, LB-S, and RS9 to
LB-L (Arts and Crafts Studio; Food or Drug Store; Furniture and Home Furnishings
Store; Restaurant (without drive-through service); Retail Store; Banking and Financial
Services; Offices; Services A; Recreational Services, Indoor; Child Care, Drop-In;
Church or Religious Institution, Community; Church or Religious Institution,
Neighborhood; Government Offices, Neighborhood Organization, or Post Office;
Limited Campus Uses; Museum or Art Gallery; and Access Easement, Private Off-Site):
property is located on the north side of Country Club Road, east of Gordon Drive (Zoning
Docket W-3248).
APPROVED.
Planning Board and staff recommended approval of the amendment including staff
recommended conditions.
3.
Zoning petition of LeRoy T. and Carole E. Boviall for property owned by Robert S. and
Cynthia M. McNeely from LB-S to LB-L (Services A; Offices; and Retail Store):
property is located on the southwest side of Reynolda Road, southeast of Yadkinville
Road (Zoning Docket W-3249).
APPROVED with request from Council Member to initiate new rezoning to
include former uses.
recommended conditions
Results March 12, 2015
-1-
4.
Zoning petition of David and Ernestine Cooper from RS9 to PB-L (Residential Building,
Single Family; Services A; Offices; and Retail Store): property is located on the
southwest corner of Waughtown Street and Cline Street (Zoning Docket W-3250).
APPROVED.
recommended conditions.
FORSYTH COUNTY BOARD OF COMMISSIONERS
1.
A UDO Text Amendment proposed by Friendly People That Care to amend Table B.2-6
of the Unified Development Ordinances to allow the uses “Habilitation Facility A, B, and
C” in additional zoning districts (UDO-255).
APPROVED.
Planning Board and staff recommended approval of the amendment.
Results March 12, 2015
-2-
A
MINUTES
FEBRUARY 12, 2015
4:30 P.M.
FIFTH FLOOR
MEMBERS PRESENT:
MEMBERS ABSENT:
PRESIDING:
Melynda Dunigan, Arnold King, Clarence Lambe, Darryl Little,
Paul Mullican, Brenda Smith, Allan Younger
Tommy Hicks
Arnold King
CALL TO ORDER
PLEDGE OF ALLEGIANCE
GREAT PLACES IN NORTH CAROLINA
Paul Norby presented information about an initiative by the North Carolina Chapter of the
American Planning Association called “Great Places In North Carolina”. Last year our own
Fourth Street in downtown Winston-Salem won the Great Main Street in North Carolina. This
year the theme is Great Historic Rehabilitation and the Wake Forest Innovation Corridor is one
of six finalists. Although a panel of judges selected the six finalists the winner will now be
chosen through a “people’s choice voting.” Anyone can go online to greatplacesnc.org were you
can vote and you are encouraged to do so.
A.
ACTION ON MINUTES
• January 8, 2015 Public Hearing
• January 26, 2015 Sign Check
• January 22, 2015 Work Session
MOTION: Paul Mullican moved approval of the minutes.
SECOND: Clarence Lambe
VOTE:
FOR: Melynda Dunigan, Arnold King, Clarence Lambe, Darryl Little, Paul Mullican,
Brenda Smith, Allan Younger
AGAINST: None
EXCUSED: None
B.
PUBLIC HEARING ITEMS
The actual order of cases considered by the Planning Board on February 12, 2015 is determined
procedurally by taking consent agenda cases first, then cases for which there was a public
hearing. Accordingly, the order of cases on February 12, 2015 was: B.1., B.2., B.3., B.4., B.5.,
D.1., D.2., B.7., and B.8.
1.
Zoning petition of Arthur L. and Diane J. Kibler from RS40 to GI: property is
located on the west side of Belews Lake Drive, south of NC 65 (Zoning Docket F1549).
PUBLIC HEARING
FOR: None
AGAINST: None
WORK SESSION
MOTION: Clarence Lambe moved approval of the zoning petition.
SECOND: Paul Mullican
VOTE:
AGAINST: None
EXCUSED: None
2.
Zoning petition of Robert E. Pike and White Oak Vista, LLC from LB, LB-S, and
RS9 to LB-L (Arts and Crafts Studio; Food or Drug Store; Furniture and Home
Furnishings Store; Restaurant (without drive-through service); Retail Store;
Banking and Financial Services; Offices; Services A; Recreational Services,
Indoor; Child Care, Drop-In; Church or Religious Institution, Community; Church
or Religious Institution, Neighborhood; Government Offices, Neighborhood
Organization, or Post Office; Limited Campus Uses; Museum or Art Gallery; and
Access Easement, Private Off-Site): property is located on the north side of Country
Club Road, east of Gordon Drive (Zoning Docket W-3248).
PUBLIC HEARING
FOR: None
AGAINST: None
WORK SESSION
VOTE:
AGAINST: None
EXCUSED: None
3.
Final Development Plan of Eve Jean Taylor and Francesco Parascandolo for a MUS TWO PHASE zoned site for the use of Restaurant (without drive-through
service): property is located on the southeast corner of Hanes Mill Road and
Brassfield Drive (Zoning Docket W-2667).
PUBLIC HEARING
FOR: None
AGAINST: None
WORK SESSION
VOTE:
AGAINST: None
EXCUSED: None
4.
Zoning petition of LeRoy T. and Carole E. Boviall for property owned by Robert
S. and Cynthia M. McNeely from LB-S to LB-L (Services A; Offices; and Retail
Store): property is located on the southwest side of Reynolda Road, southeast of
Yadkinville Road (Zoning Docket W-3249).
PUBLIC HEARING
FOR: None
AGAINST: None
WORK SESSION
VOTE:
AGAINST: None
EXCUSED: None
5.
Zoning petition of David and Ernestine Cooper from RS9 to PB-L (Residential
Building, Single Family; Services A; Offices; and Retail Store): property is located
on the southwest corner of Waughtown Street and Cline Street (Zoning Docket W3250).
PUBLIC HEARING
FOR: None
AGAINST: None
WORK SESSION
During discussion by the Planning Board the following comments were made:
Melynda Dunigan: This is a very small lot with very little parking. The adjacent home is very
close and there does not seem to be room for a buffer. I appreciate the intent to keep the historic
property. Limited zoning seems too open-ended. Retail could be too intense for this. I would
like to see a special use district request with a site plan so we could know what is being
proposed.
VOTE:
FOR: Arnold King, Clarence Lambe, Darryl Little, Paul Mullican, Brenda Smith, Allan
Younger
AGAINST: Melynda Dunigan
EXCUSED: None
6.
Zoning petition of Rural Hall, NC, FD, LLC from RS9 to LB-S (Retail Store):
property is located on the southeast corner of Bethania-Rural Hall Road and Angus
Street (Zoning Docket F-1550).
This was automatically continued to March 12, 2015 per the applicant's
request and as per Planning Board's By-Laws.
7.
A UDO Text Amendment proposed by City-County Planning and Development
Services staff to amend Chapter D of the Unified Development Ordinances to revise
the regulations pertaining to Minor Subdivision Exceptions (UDO-256).
PUBLIC HEARING
FOR: None
AGAINST: None
WORK SESSION
VOTE:
AGAINST: None
EXCUSED: None
8.
Public hearing on North Central Winston-Salem Area Plan Update. The plan area
is bounded on the north by Reynolds Boulevard and Akron Drive; on the east by
US 52; on the south by Martin Luther King Jr. Drive, Eighth Street, and the
Southern Railway; and on the west by the Old Town Country Club.
Kelly Bennett presented the staff report.
PUBLIC HEARING
FOR:
Jeff MacIntosh, 129 Woodbriar Road, Winston-Salem, NC 27106
• I’m curious as to the Whitaker Park announcement and what is going to be happening
there. Would we go back again and look at that some more? That could potentially have
a huge impact on land use around it.
Staff explained that Whitaker Park was mostly covered by the North Suburban Winston-Salem
Area Plan Update. However a portion of the area is within the North Central Winston-Salem
Area Plan Update boundaries. The recommendation here is for offices and industrial. Chairman
King noted that as best we can tell it fits with what this plan proposes.
AGAINST: None
WORK SESSION
During discussion by the Planning Board the following points were made:
In light of the recent developments regarding two schools located within the boundaries of this
area plan and on land which could be contaminated, Paul Norby said that staff has developed
some additional language which could be incorporated into a couple places in the area plan if the
Board wished to address the concerns regarding potentially hazardous sites.
The Planning Board discussed the issue in depth. Among the points made by various Board
members were:
Arnold King: Each area plan covers a large section of the City/County. Beginning to single out
specific brownfield sites to indicate issues which may exist will set a precedent that realistically
can’t be done. It goes beyond the intent of what area plans are designed to do.
Melynda Dunigan: My concern is the cumulative impact of a concentration of sites and whether
there should be a public policy to remedy that. We won’t know to do that if we don’t do a wider
examination.
Clarence Lambe: You don’t discover the nature of the remediation requirement until you do
phase one or phase two. Some brownfield sites require a less extensive clean-up while others
may require millions of dollars. If you aren’t careful, you can stigmatize entire neighborhoods
with a site requiring only small remediation.
Brenda Smith: There are public agencies which deal with this and that information is publically
available. It is inappropriate to go to that much detail within our process. Recognizing the
historical uses is as much as would be appropriate to put in our planning process. There is
concern that people reading the area plan might think what they see there is all there is to be
considered. They need to go to the specific groups that manage these issues to get the
information.
The Board then decided to review the additional language staff developed for their consideration.
Various opinions were expressed, and the final consensus is noted in the motion below.
Board members noted their wish that the City Council be made aware that they have concern
about the Hanes/Lowrance situation but many do not feel the area plans are the appropriate place
to address the details of issues on specific sites. The Board supports efforts by responsible
parties to identify ways to remedy this and similar situations in the future. However, most Board
members feel that area plans should be limited to general references about potential
contamination and the places where interested parties can obtain more information about specific
sites.
Ms. Dunigan noted that she would be voting against adoption of the area plan because she feels
that reference to potentially contaminated sites such as the Hanes/Lowrance site should be
addressed in more detail in area plans. However, she supports the rest of the plan.
MOTION: Clarence Lambe moved approval of the area plan with edits and clarifications as
recommended by staff and with the following changes:
1)
Under the Existing Conditions section, “The Environment”, add a subsection
“Contaminated Sites” with the following:
Some sites in the planning area may have environmental contamination due to the
presence of a hazardous substance, pollutant, or other contaminant. Contamination is
often found on or near sites that were previously used for heavy industrial, dry cleaning,
or fuel sales uses. Often, contamination issues only surface as properties are more
closely examined as they are being developed or redeveloped. For more specific and upto-date information on contaminated sites, contact the North Carolina Department of
Environment and Natural Resources (NCDENR).
2)
Under the Recommendations section, “Environmental Recommendations”, subsection
“General Recommendations” add the following:
• Carefully evaluate potential sites for development and redevelopment that may
have been affected by environmental contamination in the planning area. This
would be especially appropriate for residential, institutional, and public
gathering uses on sites near current and former heavy industrial operations with
documented environmental hazards.
3)
In addition, a sentence will be added after the “Contaminated Sites” paragraph which
directs people to the agencies where the appropriate information is provided.
SECOND: Allan Younger
VOTE:
FOR: Arnold King, Clarence Lambe, Darryl Little, Paul Mullican, Brenda Smith, Allan
Younger
AGAINST: Melynda Dunigan
EXCUSED: None
C.
PRELIMINARY SUBDIVISION APPROVALS
1.
2015004; Dipak Soin Family, LLC; east side of Meadowlark Drive, north of
Ashlyn Drive; 10 lot Single Family Subdivision in RS9 zoning; City; 6.58 acres.
This was automatically continued to March 12, 2015 per the applicant's
request and as per Planning Board's By-Laws.
D.
PLANNING BOARD REVIEWS
1.
PBR 2015-01; Moravian Home Incorporated; northwest corner of Indiana Avenue
and University Parkway; Life Care Community in RM18 zoning; Section 2-5.44;
City; 14.66 acres.
MOTION: Clarence Lambe moved approval of the Planning Board Review.
VOTE:
AGAINST: None
EXCUSED: None
2.
PBR 2015-02; Germanton Solar, LLC for property owned by JD and Louise
Goldston; southeast side of Rural Hall-Germanton Road, southwest of Abshire
Road; Utility in AG zoning; Section 2-5.80; County; 65.59 acres.
MOTION: Clarence Lambe moved approval of the Planning Board Review.
VOTE:
AGAINST: None
EXCUSED: None
E.
COMMITTEE REPORTS
There are no committee reports.
F.
STAFF REPORT
Paul Norby presented the staff report:
For the March meeting there will be 10 zoning cases. Nine of those are new. There will also be
one text amendment, the continued Preliminary Subdivision Approval, and two Planning Board
Reviews.
George Bryan has been appointed to the Planning Board by the City Council and is awaiting
confirmation by the County Commissioners. We hope to have him on board by our March 12th
meeting.
Clarence Lambe has been reappointed by the County Commissioners and is awaiting
confirmation by the City Council.
We have a new GIS planner, Kevin Edwards. He will be introduced at your February 26th work
session.
We have created a Development Dashboard which will be posted on the web site on a quarterly
basis. It provides a summary of various types of development across Forsyth County and
indicates patterns of development.
G.
FOR THE GOOD OF THE ORDER
MINUTES
SIGN CHECK
FEBRUARY 23, 2015
8:15 A. M.
PLANNING BOARD OFFICES
Members Present:
Melynda Dunigan
Melynda Dunigan, met with Planning staff at the Planning Board Offices at the Bryce Stuart
Municipal Building and then visited each of the sites scheduled for public hearing at the March
12, 2015 Planning Board meeting.
No action taken.
KING
TOBACCOVILLE
RURAL
HALL
FORSYTH
COUNTY
F1550
WALKERTOWN
BETHANIA
W3257
WINSTON-SALEM
LEWISVILLE
W3253
W3255
KERNERSVILLE
W3256
W3246
W3252
W3254
W3251
CLEMMONS
City-County
Planning Board
Public Hearing
March 12, 2015
W3258
HIGH POINT
B
1
LI-S
RUNNINGBROOK LN
PROPOSED ZONING:
LB-S
RS9
EXISTING ZONING:
RS9
IA-RU
R
AL HA
LL RD
SOMMERDALE CT
PETITIONER:
Rural Hall, NC, FD, LLC
(Family Dollar)
GI-S
BETH
AN
RS9
CLEARBROOK DR
DR
OKE
CRO
UN R
D
HALLMARK DR
S
243'
S
Property included
in zoning request
ANGUS ST
500' mail notification
radius. Property not
in zoning request
198'
203'
200'
GB
GI
FORUM PW
UN
IN
CO
DOCKET #: F1550
(Continued from 2/12/2015)
NORVASA ST
Printed: 2/24/2015
S
WIN
LEM
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RT
HE
AS
TW
AR
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HB
LY RD
SUPP
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PR
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FO
OP
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OS
ED
YT
H
BE
CO
LT
WA
UN
Y
TY
SCALE:
1'' represents 400'
STAFF:
Roberts
GMA:
3
ACRES:
1.02
NEAREST
BLDG:
10' east
MAP(S):
6819.02
re
a
Pl
an
Pl
an
Rural Hall
Y DR
HLE
AS
W WALL ST
OMAR DR
PETR E E
FAR M L N
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BETH ALL RD
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BIT
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Unincorporated
BITTIN G
HALL D R
Tobaccoville
CANYON DR
Unincorporated
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MA RIONS
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Tobaccoville Area Plan
North Suburban Area Plan
SOMMERDALE CT
all
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BR
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HO
FF
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*n
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Mixed-Use Development
PW
LT
BE
Commercial
UM
NORTHSTAR DR
Industrial
MONTROYAL RD
SKYE Institutional
ABBEY LNPark / Open Space
Commercial Recreation
Special Land-use Condition Area
JAMMIE CT
SHORE R
D
OR
0
Feet
FL
500
MIZ
PAH 250
CHUR
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E
AV N CE
Mixed-use Opportunity Area
Printed: 2/17/2015
500
VESTAL R
D
Rural Hall
*
Unincorporated
Utilities
Activity Center
SUNSET
DR
O LD
Office / Low-Intensity Commercial
LY R D
ST
AN
Office / Moderate-Density Residential
FO
R
K
RE E
Manufactured Housing Park
SUPP
E
SID
RN
BU
Intermediate-Density
WEATHEREND D RResidential
C
SSY
Moderate-Density Residential
G RA
an
Pl
Urban Residential
Office
OPAL DR
lan
Ar
aP
Low-Density Residential
HALLMARK DR
re
an
rb
Agriculture / Large-Lot Residential
ll A
Su
Proposed Land Use
ANGUS ST
Ru
No
(Proposed land uses shown are generalized.
See area plan for specific recommendtations.)
Case
F1550
BE
TH
AN
HA IA-R
U
LL
RD RAL
Rural Hall Area Plan, 2011
CROO
K
RUN R E D
D
BALMORAL
HILL RD
re
a
CT
A
PINE TAG
al
lA
BUC KHAVEN
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al
*r
DRAFT STAFF REPORT
PETITION INFORMATION
Docket #
Staff
Petitioner(s)
Owner(s)
Subject Property
Address
Type of Request
Proposal
Continuance
History
Neighborhood
Contact/Meeting
Zoning District
Purpose
Statement
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
F-1550 March 2015
F-1550
Gary Roberts, Jr. AICP
Rural Hall, NC, FD, LLC
Same
PIN #s 6819-69-3740 (Formerly 6819-69-3635, 3755, and 4657)
949 Bethania-Rural Hall Road
Special use rezoning from RS9 to LB-S
The petitioner is requesting to amend the Official Zoning Maps for the
subject property from RS9 (Residential, Single Family; 9,000 sf
minimum lot size) to LB-S (Limited Business- special use zoning). The
petitioner is requesting the following use:
• Retail Store
The request was continued (at the request of the petitioner) from the
February 12, 2015 Planning Board meeting to the March 12 meeting.
The Town of Rural Hall sponsored a drop-in session to receive public
comment at the Rural Hall Town Hall on Thursday, January 22, 2015
from 6-8pm. Also, the following was included in an email received from
the petitioner’s legal representative, Don Nielson, on March 3, 2015:
“ Last night (Monday March 2) Joe Strickland and I had a second
community meeting about case F1550 at the Rural Hall Town Hall from 5
to 6:30. We shared the revised site plan as well as drawings of the
proposed building (all previously submitted to you). 17 people signed
in—there could have been a few who came and didn’t sign in but I don’t
know that. Discussion focused primarily on traffic and the propriety of a
retail store in this location and we shared information we had from the
February staff report and the Rural Hall Area Plan.”
The LB District is primarily intended to accommodate moderately intense
neighborhood shopping and service centers close to residential areas. The
district is established to provide locations for businesses which serve
nearby neighborhoods, including smaller business locations up to ten (10)
acres in size in rural areas. The district is typically located near the
intersection of a collector street or thoroughfare in areas which are
otherwise developed with residences. Standards are designed so that this
district, in some instances, may serve as a transition between residential
districts and other commercial districts. This district is intended for
application in GMAs 2, 3, 4, and 5.
(R)(1) - Is the proposal consistent with the purpose statement(s) of the
requested zoning district(s)?
Yes, the request is for a retail store on a relatively small corner lot
situated between a residential area and an intensely developed
commercial area within the Suburban Neighborhoods GMA.
1
Location
Jurisdiction
Site Acreage
Current
Land Use
Surrounding
Property Zoning
and Use
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
GENERAL SITE INFORMATION
Southeast corner of Bethania-Rural Hall Road and Angus Street
Forsyth County
± 1.02 acres
Currently a single family home is located on the property.
Direction
Zoning District
Use
North
RS9
Single family homes
East
RS9
Single family home
South
GB
Rite Aid
West
RS9
Single family homes
(R)(2) - Is/are the use(s) permitted under the proposed
classification/request compatible with uses permitted on other
properties in the vicinity?
The proposed use of Retail Store is compatible with the uses permitted on
the adjacent GB zoned property and less compatible with the low density,
residential uses permitted on the adjacent RS9 zoned properties. The
proposed building is located within close proximity to an adjacent home
to the east.
The site has a gentle slope downward to the west.
Physical
Characteristics
Public water and sewer are available to the site.
Proximity to
Water and Sewer
The site plan depicts a stormwater management area in the southeastern
Stormwater/
portion of the site.
Drainage
The site is not located within a water supply watershed.
Watershed and
Overlay Districts
The site appears to possess no development constraints such as steep
Analysis of
slopes, floodplains, or watersheds.
General Site
Information
SITE ACCESS AND TRANSPORTATION INFORMATION
Capacity/LOS D
Street Name
Classification
Frontage
ADT
Count
Bethania-Rural
Major
203’
9,300
15,800
Hall Road
Thoroughfare
Angus Street
Local Street
200’
N/A
N/A
The proposed site plan includes an off-site, shared access with the
Proposed Access
adjacent Rite Aid Pharmacy located directly south. Rite Aid has direct
Point(s)
access onto Bethania-Rural Hall Road. A second access is also proposed
onto Angus Street.
The Comprehensive Transportation Plan recommends a three lane crossPlanned Road
section with wide outside lanes, curb and gutter, and sidewalks for this
Improvements
section of Bethania-Rural Hall Road.
F-1550 March 2015
2
Trip Generation Existing/Proposed
Existing Zoning: RS9
1.02 x 43,560 / 9,000 = 4 units x 9.57 (SFR Trip Rate) = 38 Trips per Day
Sidewalks
Transit
Connectivity
Proposed Zoning: LB-S
8,320 / 1,000 x 53.13 (Free-Standing Discount Store Trip Rate) = 442
Trips per Day
Sidewalks are recommended along both street frontages.
Transit is not available.
The site will have an internal connection to the adjacent Rite Aid
Pharmacy site to the south which has access onto Bethania-Rural Hall
Road.
A TIS is not required.
Traffic Impact
Study (TIS)
Analysis of Site
Access and
Transportation
Information
Because the proposed retail building would not generate more than 150
vehicular trips during the peak hour, a Traffic Impact Study is not
required. While the proposed use would generate approximately 442 trips
per day, it appears that the three-lane, Bethania-Rural Hall Road, has
excess capacity.
The proposed site plan shows two points of access to the site. The first
would be an off-site shared access onto Bethania-Rural Hall Road with
the existing access for the adjacent Rite Aid Pharmacy to the south. The
second access point would be onto Angus Street. To minimize the visual
impact onto this otherwise residential portion of Angus Street, and to help
calm the traffic which would use this driveway, staff recommends
reducing the width of the proposed driveway which is currently proposed
for 40 feet.
CONFORMITY TO PLANS AND PLANNING ISSUES
Growth Management Area 3 - Suburban Neighborhoods
Legacy GMA
Relevant Legacy
 Increase density at activity centers and growth corridors at planned
Recommendations
locations
 Construct additional sidewalks
Rural Hall Area Plan (2011)
Relevant Area
Plan(s)
Specific recommendation for the subject property:
Area Plan
Recommendations  Office and low-intensity commercial land use are recommended for
the subject property.
Properties within the US 52/Bethania-Rural Hall Activity Center:
 Create a pedestrian-friendly character through the
development/redevelopment of properties by ensuring buildings and
streets are designed for pedestrian comfort.
 Locate new buildings and redevelop existing ones to be closer to the
street to create an interesting and inviting public/private streetscape
and locate parking to the side or rear of structures to de-emphasize
vehicles.
F-1550 March 2015
3
Site Located
Along Growth
Corridor?
Site Located
within Activity
Center?
Other Applicable
Plans and
Planning Issues
Addressing
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
Analysis of
Conformity to
Plans and
Planning Issues
General area plan recommendations:
 Protect residential areas from inappropriate residential, commercial,
institutional and industrial encroachment.
 Concentrate commercial services in designated areas and not allow
them to take the form of strip development along major roads in the
Planning Area.
 Facilitate walking, biking, use of public transportation, and rail, with
new development and redevelopment in the Planning Area.
 Commercial areas should be compact with limited access directly
onto major thoroughfares.
The site is not located along a growth corridor.
The site is located within the northern portion of the US 52/BethaniaRural Hall Road activity center (see area plan recommendations above).
The subject property is located within the corporate limits of the Town of
Rural Hall. As noted in the attached letter dated February 2, 2015
(Attachment B) the Town does not support the proposed rezoning.
The address assignment for this new building is 975 Bethania-Rural Hall
Road.
(R)(3) - Have changing conditions substantially affected the area in
the petition?
No
(R)(4) - Is the requested action in conformance with Legacy?
Yes
The subject request for LB-S zoning would permit the construction of an
8,320 square foot retail building. The site is currently zoned RS9 and
contains a single family residence.
The Rural Hall Area Plan recommends office and low-intensity
commercial use for the subject property which is located within the US
52/Bethania-Rural Hall Road activity center.
Although from a land use standpoint the subject request is reasonably
consistent with the area plan recommendation, Planning staff emphasizes
that the site forms the northern edge of said activity center and it is
adjacent to single family homes on three sides. These unique
characteristics of the site make the design of the proposed development
important, since a design which is insensitive to the adjacent residential
could have a negative effect on the neighborhood.
In order to achieve a more sensitive transition to the surrounding low
density residential areas, Planning staff recommends several conditions.
The proposed LB district allows for a thirty-five (35) foot tall sign with a
maximum copy area of seventy-five (75) square feet. Planning staff
recommends a maximum sign height of eight (8) feet and a maximum
F-1550 March 2015
4
copy area of fifty (50) square feet. To reduce the lighting impacts on said
adjacent properties and for motorists on the adjacent streets, staff
recommends a lighting condition. Additional recommended conditions
include: the provision of sidewalks along both street frontages; and
providing an opaque fence along the eastern property line. The developer
has agreed to these recommended conditions. Staff also recommends the
dumpster be relocated from the highly visible frontage along Angus
Street, to the south side of the building, and that the driveway width of the
proposed entrance onto Angus Street be reduced as noted previously. The
petitioner has volunteered the attached building elevations.
RELEVANT ZONING HISTORIES
There are no recent zoning histories in the vicinity of the subject property.
SITE PLAN COMPLIANCE WITH UDO REQUIREMENTS
Building
Square Footage
Placement on Site
Square Footage
8,320
Southeastern corner
Parking
Required
Proposed
Layout
28 spaces
28 spaces
In front of the building
Building Height
Maximum
Proposed
40’
35’
Impervious
Maximum
Proposed
Coverage
75%
62%
UDO Sections
 Chapter B, Article II, Section 2-1.3 (G) Limited Business District
Relevant to
Subject Request
(A) Legacy policies:
Yes
Complies with
Chapter B,
(B) Environmental Ord.
N/A
Article VII,
(C) Subdivision Regulations N/A
Section 7-5.3
The proposed site plan is for a 8,320 square foot retail store and
Analysis of Site
Plan Compliance associated parking. A stormwater management area is located in the
northeastern portion of the site and a 15’ Type III bufferyard is shown
with UDO
along the eastern property line adjacent to RS9 zoned property.
Requirements
CONCLUSIONS TO ASSIST WITH RECOMMENDATION
Positive Aspects of Proposal
Negative Aspects of Proposal
The request is consistent with the Rural
The request extends commercial zoning deeper
Hall Area Plan in regard to the proposed
into a single family residential area.
retail store use.
The site is adjacent to GB zoning to the
The proposed new retail store will increase traffic
south.
in the area.
The Town of Rural Hall does not support the
request.
SITE-SPECIFIC RECOMMENDED CONDITIONS OF APPROVAL
The following proposed conditions are from interdepartmental review comments and are
proposed in order to meet codes or established standards, or to reduce negative off-site impacts.
• PRIOR TO THE ISSUANCE OF BUILDING PERMITS:
a. Developer shall obtain a Land Disturbing Permit.
F-1550 March 2015
5
b. An engineered lighting plan shall be submitted to the Inspections Division for the
proposed lighting demonstrating the use of full-cut off fixtures, light height of 25' or
less and no more than 0.5 foot-candle along all property lines.
c. Developer shall dedicate 40’ of right-of-way from the centerline of Bethania-Rural
Hall Road.
d. The proposed building plans shall be in substantial conformance with the submitted
elevations as shown on “Exhibit A” as verified by Planning staff.
• PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
a. Lighting shall be installed per approved lighting plan and certified by an engineer.
b. Developer shall install sidewalks (minimum five feet (5’) in width) along both
street frontages.
c. Developer shall install an opaque fence along the entire length of the eastern
property line as shown on the site plan.
d. Building shall be constructed in substantial conformance with the approved
building elevations approved by Planning staff.
• OTHER REQUIREMENTS:
a. Freestanding signage shall be limited to one sign with a maximum height of eight
(8) feet and a maximum copy area of fifty (50) square feet.
STAFF RECOMMENDATION: Approval
NOTE: These are staff comments only; final recommendations on projects are made by the
City-County Planning Board, with final decisions being made by the appropriate Elected Body,
who may approve, deny, table or request modification for any project. THE APPLICANT OR
REPRESENTATIVE IS STRONGLY ENCOURAGED TO ATTEND THE PUBLIC
HEARINGS WHERE THE CASE WILL BE CONSIDERED BY THE PLANNING
BOARD AND THE ELECTED BODY.
F-1550 March 2015
6
F-1550 ATTACHMENT A
EXISTING RS9 USES ALLOWED
Forsyth County Jurisdiction Only
USES ALLOWED WITH A PERMIT FROM THE ZONING OFFICER (Z)
Adult Day Care Home
Agricultural Production, Crops
Agricultural Production, Livestock
Child Day Care, Small Home
Church or Religious Institution, Neighborhood
Family Group Home A
Police or Fire Station
Recreation Facility, Public
Residential Building, Single Family
Swimming Pool, Private
Transmission Tower (see UDO)
USES ALLOWED WITH REVIEW BY THE PLANNING BOARD (P)
Church or Religious Institution, Community
Golf Course
Library, Public
Limited Campus Uses
Planned Residential Development
School, Private
School, Public
Utilities
USES ALLOWED WITH SPECIAL USE PERMIT FROM ZONING
BOARD OF ADJUSTMENT (A)
Bed and Breakfast
Child Day Care, Large Home
Habilitation Facility A
Landfill, Land Clearing/Inert Debris, 2 acres or less
Manufactured Home, Class A
Park and Shuttle Lot
Transmission Tower
USES ALLOWED WITH SPECIAL USE PERMIT FROM ELECTED
BODY (E)
Access Easement, Private Off-Site
Parking, Off-Site, for Multifamily or Institutional Uses
Uses Allowed in RS9
Revised 4/28/2014
INTERDEPARTMENTAL SITE PLAN REVIEW COMMITTEE
Project Case Number: F-1550
PRELIMINARY COMMENTS AND/OR RECOMMENDED CONDITIONS
Note: City-County Planning staff is responsible for coordinating the Interdepartmental Review of Special Use Rezoning
Requests; please contact the appropriate Department at the phone # indicated below if you have any questions about the
comments or recommendations lists. Further, please note that additional information may be forthcoming from
Departments that indicate "See Emailed Comments" or other similar phrase. A list of recommended conditions from this
Interdepartmental Review will be sent to you via e-mail generally by the end of the business day on Friday the week prior to
the Planning Board Public Hearing.
PROJECT CASE NUMBER: F-1550 PROJECT TITLE: Family Dollar DATE: January 28, 2015
PROJECT DESCRIPTION: Southeast corner of Bethania-Road and Angus Street
NCDOT- Phone # - 336.747.7900 Email: [email protected]
No Comments
WSDOT- Phone # - 336.747.6872 Email: [email protected]
Bethania Rural Hall Road is a major thoroughfare with a future cross-section of 3-B with sidewalk and bike
accommodations. Dedicate right-of-way 40’ from center. Why is the drive aisle 40’? Connection to shared
drive should not have a left turn movement as this would flow against the Rite Aid drive thru circulation.
Dumpster angle will be difficult to service.
City Engineer- Phone # - 336.747.6846 Email: [email protected]
1. No comments
Inspections (Zoning)- Phone # - 336.747.7455 Email: [email protected]
-Need copy of recorded shared access easement or reference book and page number
-Show interior Motor Vehicle Surface Area (MVSA) plantings
-Change Angus St on left side of plan to Hallmark Drive
-Label dumpster enclosure height/type
-Air handling machinery/condenser must be 50’ from residentially zone property
-Remove density calculations
-Show turning template for dumper and loading space
Erosion Control - Phone # - 336.747.7453 Email: [email protected]
An Environmental Grading and Erosion Control Permit will be required if more than 10,000 square feet is to
be disturbed during any potential construction. An Erosion and Sedimentation Control plan must be
submitted and approved before the permit can be issued. Please submit this plan at least 30 days prior to the
intended start date of construction.
Stormwater Division- Phone # - 336.747.6961 Email: [email protected]
No comment
Project Case Number: F-1550
Fire (County)- Phone # - 336.703-2550 Email: [email protected]
No comments needed at this time based from the site plan provided.
Utilities- Phone # - 336.747.7309 Email: [email protected]
Any existing water and/or sewer connections will require evaluation for compliance with backflow preventer
requirements, connection serviceability, and/or termination at the main.
Sanitation- Phone # - 336.748.3080 Email: [email protected]
No comments
Planning- Phone # - 336.747.7043/747.7068 Email: [email protected]
Staff recommends a sign condition of 8’ in height/50sf of copy area; staff recommends sidewalk on BRH
Road and Angus; recommend reducing the driveway width onto Angus; can the dumpster be moved to the
south side of the building? Recommend opaque fence along boundary with residential zoning; recommend a
lighting condition.
Street Names/Addresses -336.747.7048 Email: [email protected]
The address assignment for this new building is 975 Bethania-Rural Hall Rd.
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DRAFT STAFF REPORT
Docket #
Staff
Petitioner(s)
Owner(s)
Subject Property
Address
Type of Request
Proposal
W-3246
Aaron King
Brookberry Farm, LLC
Same
PIN#s 5896-50-4386, 5896-60-1534, 5896-61-2054, and 5896-61-3322
No existing addresses for the subject property
Special use rezoning and site plan amendment
The petitioner is requesting a site plan amendment to reconfigure the
lotting pattern on the existing MU-S zoned land and to amend the Official
Zoning Maps for the subject property from RS9 (Residential Single
Family; 9,000sf lot size) to MU-S (Mixed Use – Special use zoning). The
petitioner is requesting the following uses:
Residential Building, Single Family; and Planned Residential
Development
Neighborhood
Contact/Meeting
Zoning District
Purpose
Statement
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
Location
Jurisdiction
Ward(s)
Site Acreage
Current
Land Use
Surrounding
W-3246 March 2015
NOTE: General, special use limited, and special use district zoning were
discussed with the petitioner(s) who decided to pursue the rezoning as
presented.
The petitioner has reached out to the residents of Brookberry Farm and
the adjacent property owners. See attached documents for additional
details.
The MU-S District is intended to accommodate a comprehensively
planned, pedestrian oriented mix of three (3) or more distinct land uses.
This district has applications in a broad range of urban to suburban
locations. The size and intensity of MU-S developments may vary based
on their physical context and location. The MU-S District provides
greater development flexibility in exchange for certain planning and
design considerations.
Yes, the site is partially zoned MU-S and is part of the larger Brookberry
Farm development.
Southern terminus of Summer Hill Lane, west of Meadowlark Drive
City of Winston-Salem
West
± 25.12 acres
Undeveloped land
Direction
Zoning District
1
Use
Property Zoning
and Use
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
Physical
Characteristics
Proximity to
Water and Sewer
Stormwater/
Drainage
Watershed and
Overlay Districts
Analysis of
General Site
Information
North
MU-S
Single family homes
East
RS9
Single family homes
South
RS9
Single family homes
West
MU-S
Single family homes
Yes, the proposed uses are residential in nature and would be consistent
with the surrounding development pattern.
The site contains a varying topography with a small creek located on the
western edge of the site.
The site has access to public water and sewer.
A stormwater study will be required.
The subject property contains 25.12 acres and is located along the eastern
edge of the Brookberry Farm development. The proposed site plan
depicts a continuation of the single family development in this area. The
site appears suitable for the proposed improvements.
Capacity/LOS D
Street Name
Classification
Frontage
ADT
Count
Summer Hill Lane
Local Street
50’
NA
NA
The site would have one access point onto the existing stub street of
Proposed Access
Summer Hill Lane. The site also provides a stub connection to the south
Point(s)
that could lead to a future connection with Wallridge Drive.
In November of 2014, Winston-Salem voters approved a bond package to
Planned Road
fund numerous projects throughout the City. One of those projects is to
Improvements
widen Meadowlark Drive to a three lane section with pedestrian and
bicycle facilities. The City Engineering Department is currently in the
process of hiring a Transportation consultant to design this widening
project. The tentative timeline has construction starting in the summer of
2016.
Trip Generation - Existing Zoning: RS9 Portion
Existing/Proposed 14.30 acres @ 9,000sf lots = 69 lots x 9.57 (SFR Trip Rate) = 660 Trips
per day
Sidewalks
Transit
Connectivity
W-3246 March 2015
Proposed Zoning: Total Site
39 lots x 9.57 = 373 Trips per day
Sidewalks are required on one side of the proposed streets.
No routes available in this area.
The proposed site plan has a connectivity index of 1.5 which exceeds the
minimum UDO requirement of 1.2
2
Traffic Impact
Study (TIS)
Analysis of Site
Access and
Transportation
Information
No TIS required for this request.
The proposed site plan indicates that the 39 lots in this portion of the
Brookberry Farm development would gain access via an extension of
Summer Hill Lane. The site plan also includes a stub street to the south
that lines up with Wallridge Drive. Overall, this portion of the site has
good connectivity and would appear to produce nearly 300 less trips per
day than what could be developed under existing zoning conditions.
GMA 3 (Suburban Neighborhoods)
Legacy GMA
Relevant Legacy
 The mix, type, density and design of development should facilitate
Recommendations
walking, bicycling, and the use of transit, where available.
 Neighborhoods should be protected from inappropriate residential,
commercial, industrial, and institutional encroachment.
 Clustering of residential development is recommended for large
undeveloped parcels identified for residential use to protect
natural features, natural vegetation, and historic resources and
open space.
West Suburban Area Plan (2012)
Relevant Area
Plan(s)
The West Suburban Area Plan (2012) identified the area that includes the
Area Plan
Recommendations subject property as having potential to be a mixed-use area for singlefamily, multifamily, office, and commercial uses. The subject property is
located within a Special Land Use Area (SLUCA) of varied uses between
the Robinhood Village Community Activity Center to the north and the
Country Club Road/ Shallowford Road Metro Activity Center to the
south. Low-density residential is recommended for this central portion of
the SLUCA. The site plan of this new phase of the development is
provided, as required of the SLUCA in the area plan. The site plan is
consistent with the area plan’s land use recommendations.
No
Site Located
Along Growth
Corridor?
No
Site Located
within Activity
Center?
Applicable
Rezoning
the petition?
Consideration
No
from Chapter B,
Article VI,
Yes
Section 6-2.1(R)
The subject request includes 25.12 acres zoned both RS9 and MU-S. The
Analysis of
MU-S portion of the site was approved and included in the original
Conformity to
Brookberry Farm rezoning in 2003. The site plan at that time showed the
Plans and
MU-S portion of this request as open space. The subject request would
Planning Issues
combine the 14.30 acres of RS9 zoned land with the existing MU-S
W-3246 March 2015
3
portion of Brookberry to create 39 single family residential lots. The
request continues the same general development pattern that is seen in the
adjacent portion of Brookberry. Staff is supportive of this rezoning and
site plan amendment request.
Case
Request
Decision & Direction Acreage
Recommendation
Date
from Site
Staff
CCPB
F-1392 RS9 & RS9-S Approved
Includes
795
Approval
Approval
to MU-S
11/10/03
portion of
the site
39 single family lots at an overall density of 1.55 dwelling units per acre
Units (by type)
and Density
UDO Sections
 Section 2-1.5 (C) MU-S District
Relevant to
Subject Request
Yes
Complies with
Chapter B,
Yes
Article VII,
(C) Subdivision Regulations Yes
Section 7-5.3
The proposed site plan depicts a subdivision layout with lots ranging in
Analysis of Site
Plan Compliance size from around 10,000sf to 55,000sf. The site plan meets UDO
requirements.
with UDO
Requirements
The site is adjacent to existing MU-S
The request would remove some common open
zoning.
space shown on the original master plan.
The request appears to generate less traffic
than what could be developed under
existing zoning.
The request is consistent with the
development pattern within the existing
portion of Brookberry Farm.
Even with the loss of some open space
associated with this request, there is still a
substantial amount located within the
existing Brookberry Farm development.
recommendations of Legacy and the West
Suburban Area Plan.
•
PRIOR TO ISSUANCE OF GRADING PERMITS:
a. Developer shall have a stormwater management study submitted for review by the
W-3246 March 2015
4
Public Works Department of the City of Winston-Salem. If required, an engineered
stormwater management plan shall be submitted and approved by the Public Works
Department. Plan may include the establishment of a Homeowners Association and
a funded escrow account for maintenance and repair of stormwater controls.
Relocation or installation of any stormwater treatment device into any buffer areas,
vegetation designated to remain, or close proximity to adjacent residentially zoned
land shall require a Staff Change approval at minimum, and may require a Site Plan
Amendment.
b. Existing trees to remain shall be cordoned off as shown on the site plan.
c. No trees shall be cut prior to erosion control devices being installed and approved.
Limits of creek disturbance shall not exceed 150 linear feet. If disturbance exceeds
150 linear feet, a state water quality permit will be required.
•
PRIOR TO ISSUANCE OF BUILDING PERMITS:
a. A maximum of ten percent (10%) of the residential units shall have garages which
open toward the front yard street. No more than half of those may protrude in front
of the front façade of the unit.
•
OTHER REQUIREMENTS:
a. The subject property shall be considered part of Land Bay I as shown on the original
master plan (F-1392).
W-3246 March 2015
5
W-3246 ATTACHMENT A
Winston-Salem Jurisdiction Only
Adult Day Care Home
Family Group Home A
Golf Course
Library, Public
Limited Campus Uses
School, Private
School, Public
Utilities
Bed and Breakfast
Landfill, Land Clearing/Inert Debris
BODY (E)
Transmission Tower
Uses Allowed in RS9
Revised 4/28/2014
Project Case Number: W-3246
PROJECT CASE NUMBER: W-3246 PROJECT TITLE: Brookberry Farms Phase V
DATE: February 25, 2015
PROJECT DESCRIPTION: Southern terminus of Summer Hill Lane, west of Meadowlark Drive
No comments
Sidewalk around the cul-de-sac. How are lots affected if property to the west is acquired? Show how the
connection between Summer Hill Way and Wallridge Drive can be made with the existing topography.
1. Roadway design to be approved by City Engineering.
2. Sidewalk shall extend to the back of the cul-de-sac.
 Show and label tree protection fencing and provide a detail
 Remove setback lines, density calculations, and lot requirements
 Include connectivity ratio
Stormwater Study Required
Fire (City)- Phone # - 336. 734.1290 Email: [email protected]
Hydrants are required within 700’ measure the way in which the Fire Apparatus Travels.
Submit water and sewer extension plans to Utilities Plan Review for permitting and approval
Include connectivity ratio on site plan.
No addressing or street naming concerns.
3
DOCKET #: W3251
RM12-S
LB
T
CHAMPLAIN ST
HB
SM
AIN
ST
I
M
HE
STOCKTON ST
KONNOAK DR
ST
'
L
4
31
'
Printed: 2/24/2015
SOUTHEAST WARD
RS9
Property included
in zoning request
L
SE
HB
S
YS
WA
G
N
T
in zoning request
LI
SOUTH WARD
ANDERSON DR
HAVERHILL ST
PETITIONER:
Mid Huf Ventures Inc.
'
2
25
SUNDOWN ST
EXISTING ZONING:
RS9 and HB
S
CA
S
4
39
250'
LUTHER ST
EMERSON ST
LOMOND ST
S
ON
KT
OC
ST
ST
LB
PATRIA ST
S
RD
WA
ED
BARBER ST
RMU-S
WEISNER ST
PROPOSED ZONING:
HB-L
RS9
T
BORG RD
ST
ION
UN
S
GH
LEI
OD
WO
RS9
SCALE:
1'' represents 400'
STAFF:
Roberts
GMA:
2
ACRES:
2.13
NEAREST
BLDG:
7' southwest
MAP(S):
6834.03
NTRA
L
STRICKLAND AV
PALMER LN
D
UTICA ST
N
O
M
M
C
LE
ER
ILL
SV
MINEOLA ST
O
TH
ROCK ST
E
POTOMAC
ST
500
E RHYN E AV
R
L
ROSEMONT
AV
DP
ELMWOOD DR
E HARSON ST
HARMON RD
W RHYNE
AV
pages 42 - 46)
Special Land Use Condition Areas
(see text page 47)
STOCKTON ST
RENON
Utilities
Activity Center
FOXWOO
(see text and maps
CASSELL ST
OLD
N RD
GTO
Industrial
W HARSON ST
BARNEY
AV
LEXIN
Mixed-Use (see text page 42)
RD
KONNOAK DR
MER RELL DR
Office/Low-Intensity Commercial
(see text page 41)
Commercial
Printed: 2/20/2015
DACIA
N ST
ra
lA
re
Ar
a
Pl
ea
an
Pl
an
Ce
nt
th
DR
Case
W3251
ST
AR
LIG
HT
OOD CT
W
Office
BRI C K
Office/Moderate-Density Residential
(see text page 41)
0
ut
So
u
WAY S T
I NG
M
OFT S T
CH
S M AI
N ST
ST
ANDERSON D
L
EL
SS
R
LUTHER ST
Feet
So
EMERSON ST
LOMOND ST
STOCKTON ST
G RD
BOR
CA
CR
HE
HAVERHILL ST
Park/Open Space
250
as
t
S MAIN ST
T
CRAVEN ST
ATLANTIC ST
HS
PATRIA ST
TRENT ST
COCKERHAM ST
EIG
DL
PLAIN
AM
ST
Institutional
500
DR
RIGHT E WRIGHT
W WST
ST
O
WO
MCLEAN AV
*
n
MIDDLETON
ST
T
SS
T
ST
C
SE
WI
up to 8 du/ac (see text page 40)
8-12 du/ac (see text page 40)
12+ du/ac (see text page 40)
ETHEL
DR
re a Pla
BARBER
ST
N
MARMIO
RUSSELL
WAY LN
Proposed Land Use
rba n A
STARLIGHT
WO O D
WEISNER ST
Subu
OLD
D
TON R
RD
WA
ED
DR
BUCHANAN ST
AK
South
V A LE D R
South Suburban Area Plan, 2011
AUR
E OL
ST E
LEXING
O
NN
AV
BE
E LEMLY
ST
W LEMLY ST
BETH AV
FLEET ST
EDG EW OOD
V I EW L N
KO
ELLER
ANNE
AV
HARTMAN ST
OO D
DR
EDGE
W
ER
LY
CT
CL
OI
ST
CLOISTER
OAKS CR
BUCHANAN CT
CR
UBUR
BAN
he
H CE
TH S
L EM
SOUT
SOU
DRAFT STAFF REPORT
Docket #
Staff
Petitioner(s)
Owner(s)
Subject Property
Address
Type of Request
Proposal
Neighborhood
Contact/Meeting
Zoning District
Purpose
Statement
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
Location
Jurisdiction
Ward(s)
Site Acreage
Current
Land Use
W-3251 March 2015
W-3251
Mid Huf Ventures, Inc.
Same
PIN #6834-31-9704
There is no address assignment for the subject property which is
undeveloped.
Special use limited rezoning from RS9 and HB to HB-L
subject property from RS9 (Residential, Single Family district – 9,000 sf
minimum lot size) and HB (Highway Business district) to HB-L
(Highway Business - special use limited zoning). The petitioner is
requesting the following uses:
• Offices; Retail Store; and Services A
presented.
In coordination with Council Member James Taylor for the Southeast
Ward, a neighborhood meeting has been scheduled for Tuesday, March
24, 2015. The time and location are being finalized.
The HB District is primarily intended to accommodate retail service and
distributive uses. The district is established to provide locations for
establishments which require high visibility and good road access, or
which cater primarily to passing motorists. However, the district is not
intended to encourage or accommodate strip commercial development.
Developments in this district generally have substantial front setbacks.
This district is intended for application in GMAs 2, 3 and 4.
Yes, the western portion of the site is already zoned HB. The site is also
adjacent to other commercially zoned properties, located within GMA 3,
and has frontage on two minor thoroughfares.
Southeast corner of South Main Street and Cassell Street
Southeast
± 2.13 acres
The site is currently undeveloped.
1
Surrounding
Property Zoning
and Use
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
Physical
Characteristics
Proximity to
Water and Sewer
Stormwater/
Drainage
Watershed and
Overlay Districts
Analysis of
General Site
Information
Direction
North
Zoning District
LB & RS9
Use
Unoccupied commercial
building and a single family
home
East
RS9
Single family homes
South
RS9
Single family homes
West
HB
Dixon Animal Hospital
The three requested uses within the proposed HB-L district are
compatible with the uses permitted on the adjacent HB and LB zoned
properties. These uses are potentially less compatible with the low density
residential uses permitted on the adjacent RS9 zoned properties.
The partially wooded site has a gentle to steep slope downward toward a
stream that traverses the center of the site.
Public water and sewer are available to the site. A public sewer line runs
generally parallel with the above mentioned stream through the site.
No known issues.
The entire depth of the site is traversed by a small stream and a sanitary
sewer line. There is a steep slope along either side of said stream. The
southwestern portion of the lot has been cleared and appears to be readily
suitable for development. Staff notes that as per the water quality section
of the Winston-Salem Stormwater Management Ordinance, if more than
one acre of the site is disturbed in preparation for development, a 30 foot
stream buffer is required on each side of said stream as measured from the
top of the bank.
Capacity/LOS D
Street Name
Classification
Frontage
ADT
Count
Main Street
Minor
250’
8,400
13,800
Thoroughfare
Cassell Street
Minor
394’
3,400
13,800
Thoroughfare
Because this is a special use limited request with no site plan, the exact
Proposed Access
location of access points is unknown. The site is currently accessed from
Point(s)
Main Street.
The Comprehensive Transportation Plan recommends a two-lane cross
Planned Road
section for Main Street with bike lanes and sidewalks.
Improvements
Trip Generation - No trip generation is available for the existing general use or the proposed
Existing/Proposed special use limited zoning districts which have no site plan.
Sidewalks are located along Cassell Street. The construction of any
Sidewalks
buildings on this site will likely require the installation of sidewalk along
the frontage of Main Street.
W-3251 March 2015
2
Route 14 runs along Main Street.
The site has frontage along two minor thoroughfares; however, the
current driveway entrance into the site is from Main Street. The area is
served by transit and sidewalks. Staff does not foresee any transportation
related issues associated with this request.
Growth Management Area 2 - Urban Neighborhoods
Legacy GMA
Relevant Legacy
 Increase quality infill development in the serviceable land area.
Recommendations  Neighborhood-serving retail and community services should be
encouraged near where people live and work.
 Promote a system of vegetative buffers along streams.
South Suburban Area Plan (2011)
Relevant Area
Plan(s)
Area Plan
 The recommended land use for the subject property is commercial.
Recommendations  New commercial opportunities and the improvement of existing
commercial areas should blend with existing development and not
infringe on nearby neighborhoods.
 The reuse of vacant buildings and the redevelopment of existing
vacant and underutilized sites are recommended.
Site Located
Along Growth
Corridor?
The site is not located within an activity center.
Site Located
within Activity
Center?
There are no addressing or street naming issues.
Addressing
Applicable
Rezoning
the petition?
Consideration
No
from Chapter B,
Article VI,
Yes
Section 6-2.1(R)
The subject property has HB zoning on the majority of the site and RS9
Analysis of
zoning on the remaining portion. The South Suburban Area Plan
Conformity to
recommends commercial land use for the entire 2.13 acre site. The
Plans and
proposed HB-L district would permit only the uses of Retail Store;
Planning Issues
Offices; and Services A. The more impactful land uses (currently
permitted on the HB zoned portion of the site) are not included in the
current request. In order to minimize the potential impact to the single
family homes located directly north and east of the site, the petitioner has
agreed to a condition whereby no buildings could be built on the north
side of the stream which runs through the site. Planning staff supports the
request which is consistent with the adopted area plan, would result in a
single zoning classification for the site, and significantly limits the
potential land uses.
Transit
Analysis of Site
Access and
Transportation
Information
W-3251 March 2015
3
Case
Request
Recommendation
Date
from Site
Staff
CCPB
W-2850 RS9 & LB to
Approved 300’ north
3.26
Approval
Approval
RMU-S
5-1-06
The request would extend commercial zoning
commercial land use recommendation of
deeper into a single family neighborhood.
the area plan.
The request does not include the more
intense uses permitted within the HB
district.
The request would place a single zoning
district on the subject property which now
has dual zoning.
The request is consistent with the HB
purpose statement.
No buildings could be built on the north
side of the stream.
The site is adjacent to HB and LB zoned
land.
•
OTHER REQUIREMENTS:
a. No buildings shall be constructed on the north side of the stream which traverses the
subject property.
W-3251 March 2015
4
W-3251 ATTACHMENT A
EXISTING RS9 and HB USES ALLOWED
City of Winston-Salem Jurisdiction Only
RS9 Uses:
Adult Day Care Home
Family Group Home A
Golf Course
Library, Public
Limited Campus Uses
School, Private
School, Public
Utilities
Bed and Breakfast
BODY (E)
Transmission Tower
HB Uses:
Academic Biomedical Research Facility
Academic Medical Center
Animal Shelter, Public
Arts and Crafts Studio
Banking and Financial Services
Bed and Breakfast
Boarding or Rooming House
Building Contractors, General
Building Materials Supply
Car Wash
Cemetery
Child Care, Drop-In
Club or Lodge
College or University
Convenience Store
Correctional Institution
Electronic Sweepstakes Operation
Food or Drug Store
Fuel Dealer
Funeral Home
Furniture and Home Furnishings Store
Golf Course
Government Offices, Neighborhood Organization, or Post Office
Habilitation Facility B
Habilitation Facility C
Hospital or Health Center
Hotel or Motel
Institutional Vocational Training Facility
Kennel, Indoor
Library, Public
Motor Vehicle, Body or Paint Shop
Motor Vehicle, Rental and Leasing
Motor Vehicle, Repair and Maintenance
Motor Vehicle, Storage Yard
Motorcycle Dealer
Museum or Art Gallery
Nursery, Lawn and Garden Supply Store, Retail
Offices
Outdoor Display Retail
HB Uses Continued:
Parking, Commercial
Recreation Services, Indoor
Recreation Services, Outdoor
Recreational Vehicle Park
Restaurant (with drive-through service)
Restaurant (without drive-through service)
Retail Store
School, Vocational or Professional
Services A
Services B
Shopping Center
Shopping Center, Small
Signs, Off-Premises
Stadium, Coliseum, or Exhibition Building
Storage and Salvage Yard
Storage Services, Retail
Terminal, Bus or Taxi
Testing and Research Lab
Theater, Drive-In
Theater, Indoor
Transmission Tower
Utilities
Veterinary Services
Warehousing
Adult Day Care Center
Child Care, Sick Children
Child Day Care Center
Landfill, Construction and Demolition
School, Private
School, Public
Borrow Site
Dirt Storage
Helistop
BODY (E)
Chris Frye
From:
Sent:
To:
Cc:
Subject:
[email protected]
Tuesday, March 03, 2015 9:42 AM
Chris Frye
[email protected]
Re-zoning
To Whom this may concern:
So...when does it end --the devaluating of our property values??
It seems when decisions are made at your level, the homeowner loses more value in their
property, more safety in community, gain more negative changes in environment.
First, the Clemmonsville Rd devastation of trees, and property, causing visual beauty, and natural
settings with squirrels/birds and floral and yards to be replaced with concrete---and the end results
have not made an improvement was not necessary and instead has increased hazards by replacing
stoplight with "yield" that most often ignored and traffic has decreased making it less
necessary ...and an increase in questionable foot traffic now this rezoning...
We OPPOSE STRONGLY to re-zoning for the purpose of changing our neighborhood from one of
residential and scenic beauty in community setting where we go to church and have playgrounds
relatively safe for our children, and we can take walks, walk our pets have our children wait on
school bus in a somewhat safe environment, enjoy our yards :
In exchange for a busy and noisy commercial setting with traffic woes, more danger in just crossing
the street, putting out trash, walking pets or riding our bikes -- hazardous, more opportunity for
criminal activity, increase in noise, less safe and an invitation to decrease the quality of life we
have worked for, most have retired to enjoy-- Where the word "neighborhood" had real meaning!
PLEASE hear the hearts cry of citizens who are tax payers and are the substance on which clean
and wholesome living is based. Businesses like this zone affords, often change and many vacate
leaving ugly scars on our streets that we must pass everyday and often replaced with even less
desirable establishments.
VOTE NO ON W3251
Respectfully,
Paul & Patricia Slaga
Konnoak Drive
W-S
1
Chris Frye
From:
Sent:
To:
Cc:
Subject:
Merle Lambeth <[email protected]>
Wednesday, March 04, 2015 1:39 PM
Chris Frye; James Taylor Jr; molly l
carolyn h
Re-Zoning Case
To Whom It May Concern: Concerning the possibility of rezoning the area around the Nitty Gritty property, at the corner of Cassell Street and S. Main Street: Many of the residents in, and around, the SE Ward feel the same as I do ~ that this community is ready for a facelift! The Konnoak area and surrounding areas, such as Cassell Street, Main Street toward Clemmonsville Road, west toward Buchannan Street, then north toward Parkway Plaza Shopping Center, was a thriving residential area with some of the nicest houses in Winston‐Salem. I, personally, have lived in this general area for 64 years and have watched this once‐blue‐ribbon area suffer at the hands of poor city planning and greed of those that have no interest, other than financial gain. Do you, the planners and architects of the Winston‐Salem Planning Board, really and truly feel that adding possible rezonings to bring into a mostly‐residential area, businesses that may include alcohol, gambling, tattoo parlors, night clubs, and anything else that may "fester" and one day erupt in violence or worse is good for our area? I don't know who Mid‐Huf Ventures, Inc. are, but I dare say they wouldn't be in the Buena Vista area or some other prominent area of our city. I think it is shameless that you pick areas that have the least financial "clout" and inject it with the poison of business that only exploit for financial and personal gain. If you feel that I am not worth listening to, pretend you live beside me; and then tell me how you would feel! DO NOT REZONE for HB‐L. All of us vote, and we have good memories at election time! Edward "Max" Lambeth 2925 Trent Street / 785‐9676 Co‐Chair of Trent St. NW Group #344 /2900 Block Captain 1
Good morning Carolyn, Attached is the location map for the site you are referring to on Main Street. They are only asking for the uses of Retail Store, Services A, and Offices. Bob Middleton is the petitioner and he also agreed to a condition that no buildings be built north of the creek toward Cassell Street. Our staff report will be posted this Friday afternoon. His phone number is 345‐4761. I hope this helps, Gary From: Carolyn A. Highsmith [mailto:[email protected]] Sent: Tuesday, March 03, 2015 12:40 AM To: Gary Roberts Cc: Chris Murphy; [email protected]; James Taylor Jr; Molly Leight; Paul Norby Subject: RE: W3251 Zoning Case??? Clarification: In the Email below when I referred to Limited Business Zoning for the former Nitty Gritty site at 3003 S. Main St., I meant "Limited Business Zoning with restrictions" (since this site is already zoned as Limited Business). Thanks, Carolyn A. Highsmith President, Konnoak Hills Community Association, [email protected] Vice President, New South Community Coalition, [email protected] 336‐788‐9461; [email protected] From: [email protected] To: [email protected] CC: [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: W3251 Zoning Case??? Date: Tue, 3 Mar 2015 00:09:42 ‐0500 Dear Gary: I didn't think I'd be emailing you so soon again. But on my way to tonight's City Council Meeting (3/2/15), I saw a RED ZONING SIGN at the corner of Cassell St. and S. Main St in South Winston‐Salem that's popped up for Zoning Case W3251 where the Petitioner‐‐Mid‐Huff Ventures, Inc. wants to rezone this corner lot to HB‐L including a large section on Cassell St. that's RS‐9 and a section bordering S. Main St. that's HB. I'm writing to ask if you know anything about Mid‐Huff Ventures, Inc. and has this business entity given you any idea why they want to re‐zone this vacant property and what they want to build? Also, since I haven't been notified about this Zoning Case‐‐Has a neighborhood meeting been held yet? Such a meeting would need to include not only Cassell St. residents but also residents on S. Main St. and Anderson Dr., because this property is located at the beginning of the Konnoak Hills Community area at the intersection of S. Main St. and Anderson Drive. The Konnoak Hills Community Association has a major issue with this zoning case and will definitely be opposing it at the March 12th City‐County Planning Board. Why? Because any type of HB zoning is out of character for the neighborhood area after everything we've had to endure with the former Nitty Gritty establishment at 3003 S. Main St. directly across from this establishment. We need neighborhood friendly zoning that will prohibit another night club, tattoo parlor, massage parlor, strip club, etc.‐‐any such business that would sell alcohol and promote further crime. I'm also hypothesizing that the former Nitty Gritty site is not being considered because this site lost its ABC permit and has been flagged by the ABC Board as a potential problem. Therefore, the proposed site across the street without any prior history would be eligible for such an ABC permit. The Konnoak Hills Community Association had just recently met in February 2015 and discussed consulting with SE Ward Council Member James Taylor and South Ward Council Member Molly Leight about seeing if we could get the site of the former Nitty Gritty re‐zoned to a more appropriate Limited Business District or at most a Neighborhood Business District Zoning with restrictions or something comparable or even designated for Special Use Permit zoning. And, now we see we have a zoning case across the street that wants to continue this inappropriate HB zoning. This neighborhood area is not a high traffic highway since Hwy 52 cannot be accessed at Cassell St. So, any information that you can provide about this new zoning case will be appreciated. And, when your W3251 Staff Report is completed, I would so appreciate receiving a copy via Email. Sincerely yours, Carolyn A. Highsmith President, Konnoak Hills Community Association, [email protected] Vice President, New South Community Coalition, [email protected] 336‐788‐9461; [email protected] 4
DOCKET #: W3252
GO
PB-S MLKO
ND AV
EXISTING ZONING:
LO
HB MLKO
LO-S
RMU
50'
S
RS7 MLKO
LO
RS7
N LAURA WALL BV
WOODLAND AV
E FOURTH ST
RM18
RS7
E THIRD ST
LO
RM5
RM18 MLKO
E FIFTH ST
50'
129'
130'
PETITIONER:
H Mack Charter School
Consulting LLC
N MARTIN LUTHER KING JR DR
N CLE
VELA
RM12
PROPOSED ZONING:
PB-L
HB-S
HB-S MLKO
Property included
in zoning request
in zoning request
RS7
SCALE:
1'' represents 200'
STAFF:
Roberts
GMA:
2
ACRES:
0.15
NEAREST
BLDG:
5' south
MAP(S):
Printed: 2/26/2015
6835.02
Case
W3247
Retail/Residential
Mixed-Use PROGRESSIVE
Area
*a
H ST
Case
W3252
ST
N LAURA WALL BV
*d
VIRGINIA
NEWELL
LN
WOODLAND AV
VIRGINIA
NEWELL
LN
MAPLE ST
E
EXC
250
0
500
ra
nt
lA
Feet
S CLEVELAND AV
Ce
500
h
ut
So
Vacant
ST
ER KING JR DR
OR
LSI
Industrial
N
Institutional
RESEARCH
PW S
Park / Open Space
R ESEAR
C H PW
Utility
ERY
Urban Residential
Intermediate Density Residential
ST
re
t-No
rthe
ast
Sou
Are
the
aP
ast
lan
Are
CR
aP
OM
lan
ART
IE
ST
S
JACKSON
AV
S LAURA
WALL BV
Proposed Land Use Changes
S
Eas
N LAURA WALL BV
GA
OM
E
N CAMERON AV
LOW
E FIRS T ST
DR
AY
Residential Opportunity Areas GR
(See text page 30) C E
Low Density (up to 5 du/ac)
Urban (Single-Family to Quadraplex)
Moderate Density (up to 8 du/ac)
Intermediate Density (up to 12 du/ac)
Union Station
Mixed-Use Area
Office
(See text pages 40-41)
Commercial
Mixed Use Opportunity Areas
(See text page 60)
(See text page 36)
Activity Center (AC)
(See text page 40)
REIndustrial
SEAR C H
P
Institutional W
Open Space / Park
500
250
0
Feet
500
LOW
ERY
S CAMERON AV
Commercial
S GRAHAM AV
Office
LUTH
RTIN
Multifamily Residential
*c
East/Northeast Winston-Salem Area Plan, 2008
MARYLAND AV
S CAMERON AV
DR
S GRAHAM AV
RAY
S MA
Triplex/Quadraplex Residential
N DUNLEITH AV
E FIRS T ST
G
CE
Single-Family/Duplex Residential
E SECOND ST
CT
S
JACKSON
AV
S
CLEVELAND
AV
S LAURA
WALL BV
Existing Land Uses
WHEELER ST
GA
OM
E
LAWRENCE
ST
East/Northeast
Winston-Salem Area Plan, 2008
(Existing land uses shown are generalized.
E THIRD ST
N DUNLEITH AV
N CLEVE
WOODLAND AV
METROPOLITAN
DR
E FOURTH
E THIRD ST
GREYHOUND CT
*b
E FIFTH ST
UNIVERSITY CT
E SECOND ST
CT
NEW WALKERTOWN RD
N CAMERON AV
E SEVEN T
LOCUST AV
GRAY AV
GRAHAM
CT
Case
W3252
E FIFTH ST
E FOURTH ST
MOUNT ZION PL
WHEELER ST
LAND AV
NEW WALKERTOWN RD
East
Winston
MAC
E NINTH
ST
N GRAHAM AV
ST
LE
FI
GRAHAM
CT
H ST
E TENTH ST
N JACKSON AV
GRAY AV
N GRAHAM AV
MOUNT ZION PL
E EIGHTH
ST
HIGHLAND AV
N JACKSON AV
ST
FI
LE
HIGHLAND AV
Downtoan Plan
CARL RUSSELL AV
E NINTH
ST
Martin Luther KIng Jr Dr/
Cleaveland Ave /
New Hope Ln
Mixed-Use Area
East-Northeast Area Plan
Downtown Plan
E EIGHTH
ST
E SEVEN T
MAPLE ST
E TENTH ST
V
TA
M ON
NN MARTIN LUTHER KING JR DR
RESEARCH
PW
Y
RT
North Central Area Plan
E
CLAR
East-Nort heast Area Plan
HIGHLAND CT
N
E ELEVENTH ST
BE
Adopted
Plan:
LI ST
LN
Adopted Plan: Existing Land UsesE ELEVENTH ST
CARL RUSSELL AV
Y
LINDEN STN RT
BE
LI ST
ST
*e
Eas
t-No
rthe
ast
Sou
Are
the
aP
ast
lan
CR
Are
OM
aP
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an
IE
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a
an
Pl
DRAFT STAFF REPORT
Docket #
Staff
Petitioner(s)
Owner(s)
Subject Property
Address
Type of Request
Proposal
Neighborhood
Contact/Meeting
Zoning District
Purpose
Statement
W-3252 March 2015
W-3252
Gary Roberts, AICP
H Mack Charter School Consulting, LLC
Same
PIN #6835-67-4597
414 North Laura Wall Boulevard
Special use limited rezoning from LO to PB-L
subject property from LO (Limited Office district) to PB-L (Pedestrian
Business – special use limited zoning). The petitioner is requesting the
following uses:
• Adult Day Care Home; Arts and Crafts Studio; Banking and Financial
Services; Bed and Breakfast; Child Care, Drop-In; Child Day Care,
Small Home; Church or Religious Institution, Neighborhood; Club or
Lodge; College or University; Combined Use; Food or Drug Store;
Fraternity or Sorority; Furniture and Home Furnishings Store;
Government Offices, Neighborhood Organization, or Post Office;
Museum or Art Gallery; Nursing Care Institution; Offices; Parking,
Commercial; Police or Fire Station; Recreation Services, Indoor;
Recreation Services, Outdoor; Residential Building, Duplex;
Residential Building, Single Family; Residential Building, Twin
Home; Restaurant (without drive-through service); Retail Store;
School, Vocational or Professional; Services A; Services B; Testing
and Research Lab; Theater, Indoor; Utilities; Adult Day Care Center;
Child Care, Sick Children; Child Day Care Center; Life Care
Community; Residential Building, Multifamily; Residential Building,
Townhouse; and School, Private
presented.
The application indicates that no neighborhood meeting has been held.
The PB District is primarily intended to accommodate office, retail,
service, institutional and high density residential uses which customarily
serve community and convenience business needs of smaller communities
and urban nodes in the city and county. The district is intended to
encourage the development of attractive, identifiable small towns, and to
accommodate the pattern of building in the business concentrations
surrounding the central core of Winston-Salem, and the central core of
other municipalities in the County. The district should demonstrate
pedestrian oriented design through elements such as buildings pulled up
to the street, on-street parking, street trees, covered arcades, awnings,
storefront display windows, public/private outdoor spaces, wide
1
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
Location
Jurisdiction
Ward(s)
Site Acreage
Current
Land Use
Surrounding
Property Zoning
and Use
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
Physical
Characteristics
Proximity to
Water and Sewer
Stormwater/
Drainage
Watershed and
Overlay Districts
Analysis of
General Site
Information
sidewalks, and building entrances facing the street. This district is
intended for application in GMAs 1, 2 and 3.
Yes, the subject property is located within GMA 2 and within an activity
center which is pedestrian oriented. Sidewalks and transit are available in
the area.
West side of North Laura Wall Boulevard, south of Fifth Street
East
± .15 acre
Currently, a 1,394 square foot structure is located on the subject property.
The structure was originally constructed as a single family residence but
was most recently used as an office. It is currently vacant.
Direction
Zoning District
Use
North
LO
Undeveloped property
East
LO-S
Bank of America
South
LO
Single family home
West
LO
Medical office
Yes, the proposed office, service, and commercial uses are generally
compatible with the permitted uses on the adjacent LO-S and LO zoned
properties.
The developed site has a gentle slope downward toward the southwest.
Public water and sewer are available to the site.
No known issues.
The site appears to possess no development constraints such as steep
slopes, floodplains, or watersheds. Due to the relatively small size of the
lot and the placement of the structure thereon, it does not appear to
accommodate any off-street parking.
Capacity/LOS D
Street Name
Classification
Frontage
ADT
Count
North Laura Wall
Local Street
50’
N/A
N/A
Boulevard
Proposed Access
Point(s)
North Laura Wall Boulevard.
W-3252 March 2015
2
Sidewalks
Transit
Analysis of Site
Access and
Transportation
Information
No trip generation is available for the existing general use or the proposed
special use limited zoning districts which have no site plan.
Sidewalks are located along both sides of all the streets in the general
area.
Route 17 runs along Highland Avenue approximately 970’ to the west.
Staff does not anticipate any transportation related issues associated with
this request. The general area is characterized by an urban network of
well-connected streets with sidewalks. Transit is located nearby.
Growth Management Area 2 - Urban Neighborhoods
Legacy GMA
Relevant Legacy
 Encourage quality infill development, neighborhood businesses, and
Recommendations
community services.
 Historic preservation, rehabilitation, and the reuse of existing
structures should be encouraged.
East-Northeast Area Plan (2008)
Relevant Area
Plan(s)
Area Plan
 The East-Northeast Area Plan recommends office/low-intensity
Recommendations
commercial for the subject property. The reuse of vacant buildings
and the redevelopment of existing vacant and underutilized sites are
recommended as an alternative to rezoning land for additional
commercial development. The Plan recommends the consolidation of
commercial and office uses in designated activity areas, such as the
East Winston #2 Activity Center where the subject property is located
within. The conversion and retention of existing single-family
structures to office use is recommended for those residential
structures located next to commercial uses or along major
thoroughfares impacted by high traffic volumes.
Site Located
Along Growth
Corridor?
The site is located within the East Winston #2 Activity Center.
Site Located
within Activity
Center?
There are no addressing or street naming issues.
Addressing
Applicable
Rezoning
the petition?
Consideration
No
from Chapter B,
Article VI,
Yes
Section 6-2.1(R)
The subject request is to rezone a modest size property from LO to PB –
Analysis of
L. The structure on the site was originally developed as a single family
Conformity to
home and most recently has been used as an office. The site is adjacent to
Plans and
LO and LO-S zoned properties on all sides.
Planning Issues
The East-Northeast Area Plan identifies the site as being with the East
W-3252 March 2015
3
Winston #2 Activity Center and the recommended land uses are office
and low-intensity commercial. The latter category excludes auto-related
uses and Convenience Stores. The petitioner has agreed to remove these
uses along with several other PB district uses which either would not be
feasible on this site or would have negative impacts on the adjacent
properties. Planning staff supports the request.
Case
Request
Recommendation
Date
from Site
Staff
CCPB
W-2155
RS7 to LO
Approved
Included
.58
Approval
Approval
6-2-97
current
site
W-1963 LO-S to LO-S
Approved
Directly
.91
Approval
Approval
6-5-95
east
The request may facilitate the re-use of this There is no other PB zoning adjacent to the site.
site.
recommendations of the area plan for
office/low-intensity commercial use.
The site is located within an activity center
which is pedestrian oriented.
The request is consistent with the PB
purpose statement.
W-3252 March 2015
4
W-3252 ATTACHMENT A
EXISTING LO USES ALLOWED
Banking and Financial Services
Bed and Breakfast
Combined Use
Family Group Home A
Family Group Home B
Funeral Home
Government Offices, Neighborhood Organization, or Post Office
Hospice and Palliative Care
Library, Public
Limited Campus Uses
Museum or Art Gallery
Offices
Residential Building, Duplex
Residential Building, Twin Home
Utilities
Group Care Facility A
Residential Building, Multifamily
Residential Building, Townhouse
Veterinary Services
BODY (E)
Kennel, Indoor
Shelter for Homeless
Uses Allowed in LO
Revised 4/28/2014
5
RS9
TURRET CT
Printed: 2/24/2015
WS
CR
RD
Property included
in zoning request
ST
R
G
RO
VE
'
22
5
DR
S
VI
LL
E
'
RE
ID
S
32
7
A
ST
N
RA
G
BY
ST
D
G
AR NIN
W
T
ZO
M
AS
HE ALE
RT
-S
NO TON
S
IN
W
MU-S
EXISTING ZONING:
RS9
'
28
7
'
IP
LD
HI
NO-L
PROPOSED ZONING:
LO-L
PETITIONER:
Art Taylor
AV
CH
UR
CH
LA
ND
DOCKET #: W3253
9
32
D
AN
EL
K
LA
ELE
CT
RS9
OL
DB
GLA
SM
ERE
GAUNTLET DR
R
TD
R
MOAT D
NE
SIG
SIGNET DR
RS9
in zoning request
RS9
SCALE:
1'' represents 400'
STAFF:
Roberts
GMA:
3
ACRES:
1.94
NEAREST
BLDG:
0' southwest
MAP(S):
6856.03
SILVER
CHALICE DR
ER
AIZ
FR K R D
E
E
CR
STIL
ST
ILL
M
CT ER E
GLA
SM
E
CT R E
KITTERING LN
ID
S
Winston-Salem
RD DR
R RD
DONNA AV
HUBBARD RD
SHAFTESBURY LN
TURRET CT
Case
W3253
Northeast Suburban Area Plan, 2011
K
LA
Proposed Land Use
AN
EL
D
CH
AV
UR
CH
DR
T
CR
E
EK
Moderate-Density FResidential
RA
up to 8 du/ac (see textZpage
I E R 48)
GR
OV
ST E R
LA
ND
Unincorporated
TAMRA LN
PARRISH RD
GAITH
E
R
MOAT D
CHELMSFO
SIG NET DR
RICKARD DR
VI
LL
E
LME
RE
DR
CRUSA DE DR
GAUNTLET
DR
SELKIRK DR
*h
ROBERTSON DR
N
ESO
BE ES RD
R
AC
OL
D
CR BELE
EE
K R WS
D
RD
FOLIAGE DR
RE
ANDREA LN
Old Belews Creek
US 158
A
CH UT
AS UM
E N
DR
NE
F O S TO DR
R EST
ST
O
CREEKMOORE DR
KE
SD
AL
E
AV
MORNING RIDGE LN
250
0
Feet
Printed: 2/17/2015
A
IL
D
H
M IL
LC
R
ER
Y
W
LO
n
Pl a
rea
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nA
LIFE DR
ubu
rba
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ubu
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ort
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E
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RD ILNLE orthea
RE
EN OL
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OR
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500
EEK
AV
rba
Park/Open Space
Utilities
Activity Centers
(see text and maps page 31)
TONUse Conditions
WINSLand
Special
RK 34)
(see textPA
page
DR
S
LEM
SA ING DR
ND
*
EDREM
BY
LA
Institutional / Moderate-Density Residential
(see text page 54)
Industrial
G
AN
R
Y
JO Y
W
R
Institutional
FE LICITY
LN
Commercial
ST
SD
IE
FR
Office/Low-Density Commercial
(see text page 49)
ST DR
BLAINE
Office
HARVE
ST
EARL ST
IL D
Unincorpora ted
Winston-Sale m
OLD GREENSBORO RD
DRAFT STAFF REPORT
Docket #
Staff
Petitioner(s)
Owner(s)
Subject Property
Address
Type of Request
Proposal
Neighborhood
Contact/Meeting
Zoning District
Purpose
Statement
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
Location
Jurisdiction
Ward(s)
Site Acreage
Current
Land Use
Surrounding
Property Zoning
and Use
W-3253 March 2015
W-3253
Art Taylor
Janice Spainhour and Joyce Bentubo
PIN #6856-04-2389
4103 Reidsville Road
Special use limited rezoning from RS9 to LO-L
subject property from RS9 (Residential, Single Family district – 9,000 sf
minimum lot size) to LO-L (Limited Office – special use limited zoning).
The petitioner is requesting the following uses:
• Veterinary Services; Offices; Residential Building, Single Family;
Residential Building, Duplex; and Residential Building, Twin Home
presented.
See Attachment B letter dated March 2, 2015 from the petitioner along
with a petition of support from the neighbors.
The LO District is primarily intended to accommodate moderately intense
medical, professional, administrative, and government office uses on
small to mid-sized sites, in a suburban setting. The district is typically
located near the intersection of a collector street or thoroughfare in areas
which are otherwise developed with residences. Standards are designed so
this district may serve as a transition between residential districts and
commercial districts. This district is intended for application in GMAs 2
and 3.
The site is located within GMA 3, along an expressway and it serves as a
transitional area between IP and RS9 zoning.
Northwest side of Reidsville Road/U.S. 158, across from Grover Street
Northeast
± 1.94 acres
A single family home is currently located on the site.
Direction
North
Zoning District
IP & RS9
1
Use
Edgewood Baptist Church
and undeveloped property
East
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
Physical
Characteristics
Proximity to
Water and Sewer
RS9
Single family homes across
Reidsville Road
South
IP & RS9
and single family homes
West
IP
Yes, considering the modest scale of the site and the surrounding
development pattern, the proposed uses should be compatible with the
adjacent land uses.
The partially developed site has a gentle to steep slope downward toward
the northeast. Several mature trees are located on the site.
Public water is available to the site. The closest public sewer manhole is
located approximately 150’ southwest of the site within the right-of-way
of Reidsville Road/U.S. 158.
No known issues.
Stormwater/
Drainage
Watershed and
Overlay Districts
A single family home is currently located on the site along with several
Analysis of
mature oak trees. The northeastern edge of the site slopes downward
General Site
towards an off-site stream.
Information
Capacity/LOS D
Street Name
Classification
Frontage
ADT
Count
Reidsville
Expressway
225’
19,000
23,600
Road/U.S. 158
Proposed Access
Point(s)
Reidsville Road and from the adjacent church.
The Comprehensive Transportation Plan recommends a four-lane median
Planned Road
divided facility for Reidsville Road.
Improvements
Trip Generation - Existing Zoning: RS9
Existing/Proposed 1.94 x 43,560 / 9,000 = 9 dwelling units x 9.57 (SFR Trip Rate) 86 Trips
per Day
Sidewalks
Transit
Connectivity
W-3253 March 2015
Proposed Zoning: LO-L
2,649 sf / 1,000 x 11.57 (Single Tenant Office Trip Rate) = 31 Trips per
Day
There are no sidewalks located in the general area.
Route 25 runs along Old Greensboro Road located approximately 1,100’
to the south.
Staff recommends a condition for cross access to be provided to the
adjacent property to the south owned by Edgewood Baptist Church.
2
Because of the modest size of the subject property and the low intensity
of the requested uses, the proposed rezoning should have a minimal
impact on the traffic levels in the general area. However, because
Reidsville Road is a busy highway, a cross access easement to the
adjacent church site is recommended. The church parking lot and the rear
yard parking area of the subject property are already connected with
asphalt paving. A Winston-Salem DOT and NCDOT driveway permit
will be required due to the proposed change of use.
Growth Management Area 3 - Suburban Neighborhoods
Legacy GMA
Relevant Legacy
 It is recommended that new commercial opportunities and the
Recommendations
improvement of existing commercial areas shall blend with existing
development.
 Commercial development should have limited access onto major
thoroughfares and strip development should not be promoted.
Northeast Suburban Area Plan (2011)
Relevant Area
Plan(s)
Area Plan
 The Northeast Suburban Area Plan recommends low-density
Recommendations
residential for the subject property. The Plan recommends directing
new commercial services to activity centers. The Old Belews Creek/
US 158 activity center is located further up Reidsville Road to the
northeast of the subject area. This activity center includes a mixture
of single-family residential and nonresidential service uses catering to
the nearby neighborhoods.
Site Located
Along Growth
Corridor?
The site is not located within an activity center.
Site Located
within Activity
Center?
There are no addressing or street naming concerns.
Addressing
Applicable
Rezoning
the petition?
Consideration
No
from Chapter B,
Article VI,
See comments below
Section 6-2.1(R)
Analysis of Site
Access and
Transportation
Information
Analysis of
Conformity to
Plans and
Planning Issues
The subject request is to rezone a 1.94 acre site which fronts on Reidsville
Road/US 158 from RS9 to LO-L. In addition to Offices and low-density
residential uses, the petitioner is requesting the use of Veterinary
Services.
The Northeast Suburban Area Plan does not recommend a change in
zoning for the subject property. However, the site is unique because it is
adjacent to a larger IP zoned site on two sides. Along the northeastern
side, there is a considerable ravine with a small stream which separates
this site from the adjacent single family home located on the same side of
W-3253 March 2015
3
Reidsville Road.
In addition to including a very limited number of proposed uses (none of
which are commercial in nature) the request includes the following
additional conditions: that any new structure constructed on the site be
residential in character; that the four willow oak trees in the front yard be
retained; that the parking shall be located to the side or rear; and a cross
access easement to the adjacent church site be provided.
Case
W-3245
W-3003
While Planning staff would be less likely to support commercial zoning at
this general location, the subject request would permit an adaptive reuse
of the existing residential structure on the site for veterinarian use.
Particularly in light of the above mentioned conditions, the request should
have little impact on the development pattern of the surrounding area.
Request
Recommendation
Date
from Site
Staff
CCPB
RS9 to NO-L
Approved
1,100’
1.25
Approval
Approval
1-20-15
southwest
RS9 and MUS to MU-S
Denied
1-5-09
1,400’
southwest
16.75
Approval
Approval
The site is adjacent to IP zoning on two
The area plan recommends low density
sides and is adjacent to a wooded ravine
residential use for the subject property.
with a stream on the third side.
The request includes a limited number of
The request may establish a precedent for other
uses.
office rezonings in the area.
The principal structure on site will be
residential in character.
The oak trees in the front yard will be
retained.
Trip generation should be low.
•
PRIOR TO ISSUANCE OF ANY PERMITS:
a. The developer shall obtain a driveway permit (due to the change of use) from the
City of Winston-Salem Public Works Department and NCDOT.
•
PRIOR TO ISSUANCE OF OCCUPANCY PERMITS:
a. Developer shall install all the improvements of the driveway permit.
b. Developer shall record a reciprocal cross access easement to allow ingress/egress to
PIN# 6856-04-1246.
W-3253 March 2015
4
•
OTHER REQUIREMENTS:
a. Any new construction on the subject property shall be residential in character and
shall have at a minimum the following design elements: front door and windows
facing Reidsville Road, pitched roof, and shall not contain metal siding.
b. The four oak trees in the front yard shall be retained.
c. All parking (with the exception of any handicapped parking) shall be located to the
side or rear of the principal structure.
W-3253 March 2015
5
W-3253 ATTACHMENT A
Adult Day Care Home
Family Group Home A
Golf Course
Library, Public
Limited Campus Uses
School, Private
School, Public
Utilities
Bed and Breakfast
BODY (E)
Transmission Tower
Uses Allowed in RS9
Revised 4/28/2014
6
DR
TE
R
TG
AT
E
CE
N
GB-S
RS9
PROPOSED ZONING:
GB-S
W
ES
GB-S
GB-S
GB-S
Printed: 2/24/2015
FREDERICK DR
.
.R
SO
U
TH
ER
N
R
T
W
AR
D
OR
D
RA
TF
ST
S
'
GB-S
FRO
N TI
S ST
LB-S
VAN BUREN ST
LO-S
NO-S
RS9
in zoning request
GB
S
PB-S
PB-S
GRIFFITH RD
LASHMIT DR
SUMMERLIN ST
Property included
in zoning request
GRIFFITH RD
6'
10
5
GB-S
170
'
GB
-S
13
76'
192
'
S
PETITIONER:
Anchor Associates LLC and
the Allan Anthony Trust
(Proposed Retail Store)
RD
GB-S
GB-S
UT
H
GB-S
SO
BV
U
TH
W
ES
GB-S
MA
LL
SO
GB-S
EXISTING ZONING:
GB-S
W
A
R
D
GB-S
HA
NE
S
DOCKET #: W3254
SCALE:
1'' represents 300'
STAFF:
King
GMA:
3
ACRES:
0.66
NEAREST
BLDG:
142' north
MAP(S):
6814.03
T RA
TF O
RD R
D
NIA
SS
TG R
WE S T E
CEN
GE
AT
E
CR
HANN
AFOR
D
DR
RD
WESTBROOK
DR
ase
3204
M HA
AL N
L C ES
R
HA
NE
S
S
FARMBROOK RD
*r
Feet
500
WES ST
HE
U
A D R KE
O WS R
D
0
IL
E STEAD
L S DR
HOMESTEAD
HILLS CR
MI
LL
T UT
RD
WALNUT
FOREST C
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WALNU
T
VIEW C
T
W
WA N
L
F OR S
E
RD
D
KIMEL
PARK DR
KI
M
RE EL
ST DR
FO
M
HO
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BU
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HOMESTEAD
RIDGE DR
D
R
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ST
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AT
FO
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E
AG
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AD WA
BU
WINFIELD
RIDGE DR
GRIFFITH RD
LASHMIT DR
BROO
HILLS
VAN BUREN ST
EDDYSTONE LN
ATWOOD RD
*l
Activity Centers
Special Land Use Conditions
(see text page 41)
250
EEK
BURKE CR
WINTERLIN
FALLS
SUMME
RIDG
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KVIEW
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BRIDGEPORTIntermediate-Density Residential
DR
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Park/Open Space
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Office/Low-Density Commercial
(see text page 33)
Office/High-Density Residential
(see text page 33)
Commercial
BURLWOOD
DR
Industrial
Utilities
Case
W3254
IN
RL DR
E
AUTU
VALL M N
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DR
HAMPT
INN ON
CT
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(Proposed land uses shown
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BV
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South
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MAC
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Low-Density Attached Residential (0-8 DU/Ac)
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Intermediate-Density Residential (8.1-18 DU/Ac)
Large-Lot/Rural Residential
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500
WES ST
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Hillcrest
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Single-Family Residential (0-8 Du/Ac)
INCA LN
IN
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VAN BUREN ST
Large-Lot Residential
(overKWOO
5 Ac) D
CREE
Case
W3254
SUMME
RIDG
Proposed
LAGU
NA AVLand Use
WINTERLIN
FALLS
(ProposedSCIO
land TO
uses shown are generalized.
See area plan
STfor specific recommendtations.)
O
BECKWOOD
DR
Southwest Suburban Area Plan, DRAFT
NAVAJO AV
ase
3204
2015 Draft
Recommendations
DRAFT STAFF REPORT
Docket #
Staff
Petitioner(s)
Owner(s)
Subject Property
Address
Type of Request
Proposal
W-3254
Aaron King
Anchor Associates, LLC and the Allan Anthony Trust
Same
PIN# 6814-24-4527
No existing address
Special use rezoning
subject property from GB-S (General Business – Special use zoning: Car
Wash) to GB-S (General Business – Special use zoning). The petitioner
is requesting the following uses:
Arts and Crafts Studio; Banking and Financial Services; Building
Contractors, General; Building Material Supply; Child Care, Drop-In;
Church or Religious Institution, Community; Church or Religious
Institution, Neighborhood; Club or Lodge; College or University;
Convenience Store; Food or Drug Store; Fuel Dealer; Funeral Home;
Furniture and Home Furnishings Store; Government Offices,
Neighborhood Organization, or Post Office; Hospital or Health Center;
Hotel or Motel; Institutional Vocational Training Facility; Library,
Public; Motorcycle Dealer; Nursery, Lawn and Garden Supply Store,
Retail; Nursing Care Institution; Offices; Park and Shuttle Lot; Parking,
Commercial; Police or Fire Station; Recreation Facility, Public;
Recreation Services, Indoor; Recreation Services, Outdoor; Restaurant
(with drive-through service); Restaurant (without drive-through service);
Retail Store; School, Vocational or Professional; Services A; Services B;
Shopping Center; Shopping Center, Small; Stadium, Coliseum, or
Exhibition Building; Storage Services, Retail; Testing and Research Lab;
Theater, Indoor; Utilities; Veterinary Services; Adult Day Care Center;
Child Care Institution; Child Care, Sick Children; Child Day Care Center;
Life Care Community; Residential Building, Multifamily; Residential
Building, Townhouse; School, Private; and School, Public
Neighborhood
Contact/Meeting
Zoning District
Purpose
Statement
W-3254 March 2015
presented.
The application did not indicate that a neighborhood meeting had been
held.
The GB District is primarily intended to accommodate a wide range of
retail, service, and office uses located along thoroughfares in areas which
have developed with minimal front setbacks. However, the district is not
intended to encourage or accommodate strip commercial development.
The district would accommodate destination retail and service uses,
characterized by either a larger single business use or the consolidation of
1
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
Location
Jurisdiction
Ward(s)
Site Acreage
Current
Land Use
Surrounding
Property Zoning
and Use
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
Physical
Characteristics
Proximity to
Water and Sewer
Stormwater/
Drainage
Watershed and
Overlay Districts
Analysis of
General Site
Information
numerous uses in a building or planned development, with consolidated
access. This district is intended for application in GMAs 1, 2 and 3 and
Metro Activity Centers.
Yes, the site is already zoned GB-S and located within a commercial
corridor.
Southwest corner of Hanes Mall Boulevard and Stratford Road
Southwest
± 0.66 acres
Vacant land
Direction
North
Zoning District
Use
Verizon Store and Jared
Jewelers
East
Stratford Road and Village
GB-S
Tavern
South
Lowe’s
West
Lowe’s
Yes, the site is located within the Hanes Mall Boulevard commercial
corridor.
The subject property sits well below the road grade for Hanes Mall
Boulevard and Stratford Road.
No known issues
The subject property is located at the corner of Hanes Mall Boulevard and
Stratford Road. Due to the existing topography of the site, the proposed
building would sit approximately 15-20’ below the average road grade of
Hanes Mall Boulevard and Stratford Road. The site is also located in
close proximity to a Duke Power (overheard electric) transmission tower.
The site plan submitted with this request appears to function in light of
the challenging topography and Duke Power easement.
Capacity/LOS D
Street Name
Classification
Frontage
ADT
Count
W-3254 March 2015
2
Hanes Mall
Boulevard
Stratford Road
Proposed Access
Point(s)
Planned Road
Improvements
Boulevard
136’
28,000
65,300
Boulevard
105’
26,000
43,500
The site will have access via an easement through the adjacent Lowe’s
property. No access onto Hanes Mall Boulevard or Stratford Road is
permitted.
The Comprehensive Transportation Plan recommends a four lane,
median-divided cross section with sidewalks and bike lanes for Hanes
Mall Boulevard and Stratford Road.
Existing Zoning: GB-S
No trip generation numbers available for Car Wash.
Proposed Zoning: GB-S
4,512 / 1,000 x 5.06 (Furniture Store Trip Rate) = 22 Trips per day
Sidewalks
Transit
Traffic Impact
Study (TIS)
Analysis of Site
Access and
Transportation
Information
Sidewalks currently exist along the frontage of Hanes Mall Boulevard but
not along this portion of Stratford Road.
Routes 43 and 19 run adjacent to the subject property.
Not required
Due to the site’s existing topography, there will be no direct access onto
Hanes Mall Boulevard or Stratford Road. In lieu of constructing the
required sidewalk along the frontage of Stratford Road, WSDOT has
requested that the developer construct the sidewalk along the Lowe’s
driveway into the subject property. Staff does not anticipate any negative
transportation impacts from this request.
GMA 3 (Suburban Neighborhoods)
Legacy GMA
Relevant Legacy
 Promote compact, mixed-use development along major roads and
Recommendations
corridors.
 Encourage appropriate infill development and redevelopment in
areas where there is existing infrastructure.
Southwest Suburban Area Plan (2009)
Relevant Area
Plan(s)
The Southwest Suburban Area Plan identified the subject property as
Area Plan
Recommendations appropriate for Mixed-Use development. The property is located within
the Hanes Mall Retail/Residential Mixed-Use Area. The area currently
consists primarily of big-box commercial development, strip centers and
outparcel development. The plan recommends redeveloping surface
parking lots and incorporating vertically-oriented, mixed-use
developments. Pedestrian-scaled architectural detailing should be
incorporated to allow for a visual connection between the public realm
and activity inside buildings.
Yes, Stratford Road.
Site Located
Along Growth
Corridor?
No
Site Located
W-3254 March 2015
3
within Activity
Center?
Addressing
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
Analysis of
Conformity to
Plans and
Planning Issues
The address assignment for the proposed building shown on this site plan
is 911 Hanes Mall Blvd.
the petition?
No
Yes
The proposed request would allow a wider range of commercial uses for
the subject property than the existing zoning which only allows a car
wash. Given that the subject property is located at such a heavily traveled
intersection, staff is supportive of placing a retail building here rather than
a car wash. Staff views the subject request as being consistent with the
recommendations of Legacy and the Southwest Suburban Area Plan.
Case
Request
Recommendation
Date
from Site
Staff
CCPB
W-2742 GB-S to GB-S Approved
Subject
0.66
Approval
Approval
1/3/05
property
Building
Square Footage
Placement on Site
Square Footage
4,512 sf
Northern half
Parking
Required
Proposed
14 spaces
22 spaces
Building Height
Maximum
Proposed
Unlimited
22’ 4”
Impervious
Maximum
Proposed
Coverage
100%
52.2%
UDO Sections
 Section 2-1.3(J) GB District
Relevant to
Subject Request
Yes
Complies with
Chapter B,
Yes
Article VII,
(C) Subdivision Regulations NA
Section 7-5.3
Analysis of Site
Plan Compliance
with UDO
Requirements
W-3254 March 2015
The proposed site plan depicts a 4,512sf building located on the northern
half of the site with parking located in front of the building. Staff does
have a concern about rooftop HVAC equipment being visible from the
adjacent public roads. Staff recommends that rooftop HVAC equipment
be adequately screened from view along Hanes Mall Boulevard and
Stratford Road or that all HVAC equipment be located on the ground.
The petitioner has submitted building elevations and parapet wall details
for the roof, however this information does not demonstrate whether or
not rooftop HVAC equipment will be visible from the adjacent roadways.
As of this writing, the petitioner has also failed to resubmit a site plan that
4
has addressed the comments provided at the Interdepartmental Meeting.
The subject property is already zoned GB- The proposed building will likely not have any
S.
presence on Hanes Mall Boulevard or Stratford
Road.
This request would allow a retail building
at this location rather than a car wash.
recommendations of Legacy and the
Southwest Suburban Area Plan.
The request is consistent with the GB
purpose statement.
•
a. Developer shall obtain an encroachment agreement for any site work within the
Duke Power easement/ROW.
•
a. All HVAC equipment located on the subject property shall: (1) be completely
screened from view along Hanes Mall Boulevard and Stratford Road; or (2) be
entirely ground mounted.
b. The proposed building plans shall be in substantial conformance with the submitted
•
a. Developer shall construct a minimum five foot (5’) wide sidewalk along the Lowe’s
driveway located on PIN# 6814-24-2488.
b. Building shall be constructed in substantial conformance with the approved building
elevations as approved by Planning staff.
•
OTHER REQUIREMENTS:
a. Freestanding signage shall be limited to one (1) monument sign with a maximum
height of six feet (6’) and a maximum copy area of thirty-six (36) square feet.
STAFF RECOMMENDATION: Approval if the petitioner demonstrates rooftop HVAC
equipment will be screened from view and a revised site plan is submitted that addresses all
Interdepartmental comments
W-3254 March 2015
5
W-3254 March 2015
6
PROJECT CASE NUMBER: W-3254 PROJECT TITLE: Proposed Retail Store
PROJECT DESCRIPTION: Southwest corner of Hanes Mall Boulevard and Stratford Road
No comments
In lieu of required sidewalk along Stratford Road, requesting the construction of sidewalk along Lowes
driveway into the property.
No comments
 Label dumpster screening type and height
 Show required MVSA plantings, demonstrating compliance with size, distance, and planting area
requirements
 Tree save area summary and calculations are required
 List of proposed uses should use UDO terminology
 Obtain an encroachment agreement from Duke Energy to build in the right-of-way
 Proposed sign height shown at 6”
 If existing, reference (book and page) the cross-access easement across the Lowes property
 Show and label the required streetyard along Stratford Road
NOTE: The proposed site plan does not include enough parking to accommodate the use with the highest
minimum parking standards
No comments
Approved Turnaround is required.
Show hydrants within 500’ of the most remote section of the building measured the way in which the Fire
Apparatus Travels.
NCDOT Encroachment Agreement will be required for water connection. Water Meter placed at right-ofway. Water connection will require a backflow preventer. Make sure you are showing the 12” water main on
your plans and not the 30” transmission main. 6” sanitary sewer clean-out placed at edge of easement and
will connect into invert of manhole. Traffic rated sewer clean-out required.
Staff recommends providing elevations/roof detail and cross sections to demonstrate the view of rooftop
HVAC equipment from HMB; sign condition of 6’/36sf; Duke Power consent prior to grading permits.
The address assignment for the proposed building shown on this site plan is 911 Hanes Mall Blvd.
7
T
PB-L
W FOURTEENTH ST
Property included
in zoning request
'
139
TY
261'
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RM8
RM18
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PETITIONER:
Habitat for Humanity of
Forsyth County Inc.
LB-S
140'
RS7
216'
RS9
EXISTING ZONING:
LB-S and RM18
GARFIELD AV
HB-S
S
PROPOSED ZONING:
RM18
KIMBERLY RD
GARFIELD
CT
PW
HARRISON AV
MCDANIEL ST
RSQ
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DOCKET #: W3255
RM5
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STAFF:
King
GMA:
2
ACRES:
0.77
NEAREST
BLDG:
30' south
R
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W TWELF
RUNDELL ST
W THIRTEENTH ST
W THIRTEENTH ST
AR
NP
THURMOND ST
KNOX
ST
BOHANN O
Printed: 2/26/2015
ST
WOODRUFF GLEN DR
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in zoning request
HB
MAP(S):
6826.04
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Urban Residential Infill
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Printed: 2/16/2015
0
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T ROSE AV
GREENWAY AV
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OAK ST
Case
W3255
TYNDA
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Low-Density Attached Residential (0-8 DU/Ac)
JAZER
Single-Family Residential (0-8 Du/Ac)
PEAC
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UNDERWOOD AV
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Northwest Area Plan
North Central Area Plan, DRAFT
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Glenn
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L 12 du/ac)
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(See text page 42)
H
Commercial
RT
Industrial
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(See text page 50)
W
Institutional
(See text page 45)
No
Open Space / Park
MANLY ST
ST
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CT
UNDERWOOD AV
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R
N NO N
North Central Area Plan, 2007
OAD
N BR
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WILSON TR
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HARRISON AV
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A
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Case
W3255
TYN
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ST
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Residential
H
RS
MA
Park / Open Space
MCDANIEL ST
KIMBERLY
RD
(Proposed land use changes shown are generalized.
N
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SIT Y
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L
W FOURTEENTH ST
W TWELFT
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W
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GILLETE ST
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Single-Family Residential
Commercial
Northwest Area Plan
ST
N NO N
L
AL
A
ST
W
Existing Land Uses
ELEVENTH ST
RD
P
PW
W OODR U FF
GLEN DR
W THIRTEENTH ST
North Central Winston-Salem
W TWELFT
Area Plan, 2007
H
FO
RD
MCDANIEL ST
Case
W3255
TYN
D
W
RA
FO
L
C
W
RA
ROOSEVELT ST
TAFT ST
KIMBERLY
RD
NORTHW
ES
T
V
W FOURTEENTH ST
Office
CANNON AV
W TWENTIETH ST
C
SIT Y
U NIVE R
Northwest Area Plan
PITTSBURG CT
TAFT ST
RO W S T
K COURT A
V
SM CAESAR DR
THURMOND ST
NORTHW
ES
T
V
A
PITTSBURG AV
CANNON AV
W TWENTY-THIRD ST
YS
DA V
TO AN A
OM
W
W TWENTIETH ST
ROOSEVELT ST
O N E -H A
PITTSBURG AV
YS
DA V
TO AN A
OM
W
K COURT A
V
W TWENTY-THIRD ST
AN D
TH
T WE
W TWENTY-FOURTH ST
OUR ST Proposed Land Use
N T Y-FPlan:
Adopted
Changes
LF
BURTON ST
O N E -H A
COLLINS ST
COLLINS ST
AN D
TH
T WE
W TWENTY-FOURTH ST
OUR ST Existing Land Uses
N T Y-FPlan:
Adopted
LF
DRAFT STAFF REPORT
Docket #
Staff
Petitioner(s)
Owner(s)
Subject Property
Address
Type of Request
Proposal
Neighborhood
Contact/Meeting
Zoning District
Purpose
Statement
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
Location
Jurisdiction
Ward(s)
Site Acreage
Current
Land Use
Surrounding
Property Zoning
and Use
W-3255 March 2015
W-3255
Aaron King
Habitat for Humanity of Forsyth County, Inc.
Same
PIN# 6826-92-4143
1006 14th Street
General use rezoning
subject property from RM18 (Residential Multifamily; 18 units/acre) and
LB-S (Limited Business – Special use zoning: Services A; and
Residential Building, Multifamily) to RM18 (Residential Multifamily; 18
units/acre).
presented. With a General use, all uses in the District must be
considered.
The petitioner has indicated that they intend to meet with the Boston
Thurmond Neighborhood Association on March 9th.
The RM18 District is primarily intended to accommodate multifamily
uses at a maximum overall density of eighteen (18) units per acre. This
district is appropriate for GMAs 1 and 2 and may be suitable for GMA 3
and Metro Activity Centers where public facilities, including public water
and sewer, public roads, parks, and other governmental support services,
are available and the site has direct access to a minor or major
thoroughfare.
Yes, the site is located within GMA 2 and is currently partially zoned
RM18.
Southwest corner of Cherry Street and Fourteenth Street
North
± 0.77 acres
Vacant land
Direction
North
Zoning District
PB-L
East
RM18
1
Use
Neighborhood scale
commercial building
Multifamily residential
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
Physical
Characteristics
Proximity to
Water and Sewer
Stormwater/
Drainage
Watershed and
Overlay Districts
Analysis of
General Site
Information
development
South
RM18
Multifamily residential
development/Gateway
Commons Park
West
RM18
Gateway Commons Park
Yes, the site is adjacent to a significant amount of existing RM18 zoning.
The site slopes down gently from Fourteenth Street.
No known issues.
The subject property consists of 0.77 acres of undeveloped land. The site
previously contained a multifamily residential building and a single
family home; however, both structures have been demolished. The site
appears suitable for development under the proposed RM18 zoning
district.
Capacity/LOS D
Street Name
Classification
Frontage
ADT
Count
Fourteenth Street
Local Street
216’
NA
NA
Cherry Street
Local Street
139’
NA
NA
Since this is a general use request, the exact location of access points is
Proposed Access
unknown. The site does have frontage on two public streets.
Point(s)
Trip Generation - No trip generation is available for the proposed general use zoning.
Existing/Proposed
Sidewalks exist along both street frontages.
Sidewalks
Route 5 runs along Cherry Street adjacent to the subject property.
Transit
Although staff cannot provide accurate trip generation estimates for a
Analysis of Site
general use request, it is unlikely (given the small size of the site) that this
Access and
request would generate any negative transportation issues. The site is
Transportation
located in an area with adequate pedestrian accommodations including,
Information
sidewalks, transit, and a nearby greenway.
GMA 2 (Urban Neighborhoods)
Legacy GMA
Relevant Legacy
 Encourage quality infill development in the serviceable land area.
Recommendations
 Smaller lots, houses set close to the street, sidewalks,
interconnected streets and the mixture of residential, commercial
and institutional uses promotes an urban feel.
 Consider more flexible conditions for locating accessory
W-3255 March 2015
2
apartments and other varied housing within residential
neighborhoods.

North Central Area Plan Update (2015)
Relevant Area
Plan(s)
Area Plan
 The North Central Area Plan Update recommends low-density
Recommendations
attached residential use for the subject property. The mix/ type and
design of development should facilitate walking and bicycling where
feasible. Neighborhoods should be protected from inappropriate
residential, commercial, industrial and institutional encroachment.
No
Site Located
Along Growth
Corridor?
No
Site Located
within Activity
Center?
Gateway Commons greenway is adjacent to the subject property.
Greenway Plan
Information
Applicable
Rezoning
the petition?
Consideration
No
from Chapter B,
Article VI,
Yes
Section 6-2.1(R)
The subject request would consolidate the existing RM18 and LB-S
Analysis of
zoning classifications on the site into one singular RM18 designation.
Conformity to
The site is located on the south side of Fourteenth Street which consists
Plans and
primarily of multifamily residential development zoned RM18. Although
Planning Issues
the area plan recommends low density attached residential for the subject
property, staff is supportive of RM18 zoning at this location.
Case
Request
Recommendation
Date
from Site
Staff
CCPB
W-982 R2 to B2-S
Approved
Portion of 0.45
Denial
Approval
1/3/83
subject
property
W-3226 RS7, RM18,
Approved
North
2.5
Approval
Approval
RSQ, & HB-S 7/21/14
to HB-S
UDO Sections
 Section 2-1.2 (N) RM18 District
Relevant to
Subject Request
Yes
Complies with
Chapter B,
NA
Article VII,
(C) Subdivision Regulations NA
Section 7-5.3
W-3255 March 2015
3
The site is already partially zoned RM18.
The area plan recommends low density
residential.
RM18 zoning surrounds the site on three
sides.
The request will consolidate the two
existing zoning designations on the site.
The request may facilitate the
redevelopment of the property.
The request is consistent with the RM18
district purpose statement.
W-3255 March 2015
4
W-3255 ATTACHMENT A
EXISTING & PROPOSED RM18 USES ALLOWED
Adult Day Care Home
Bed and Breakfast
Boarding or Rooming House
Family Group Home A
Habilitation Facility A (W)
Habilitation Facility B (W)
Library, Public
Nursing Care Institution
Residential Building, Duplex
Residential Building, Twin Home
Family Group Home B
Family Group Home C
Fraternity or Sorority
Golf Course
Life Care Community
Limited Campus Uses
Residential Building, Multifamily
Residential Building, Townhouse
School, Private
School, Public
Utilities
Group Care Facility A
Habilitation Facility C
Uses Allowed in LO
Revised 4/28/2014
W-3255 ATTACHMENT A
EXISTING & PROPOSED RM18 USES ALLOWED
Landfill, Land Clearing/Inert Debris (W)
BODY (E)
Transmission Tower (W)
Uses Allowed in LO
Revised 4/28/2014
8
DOCKET #: W3256
PROPOSED ZONING:
LO-S
WE
ET
HS
LFT
RM18
GO-L
T
EXISTING ZONING:
IP
IP
144'
137'
S
56'
260'
S
CLAREMONT AV
E TENTH ST
Property included
in zoning request
in zoning request
FI
LE
GO
E EIGHTH ST
RM18
N
M
AR
TI
N
RSQ
E TENTH ST
ST
GO
40' 28
'
RS9
MOUNT ZION PL
35'
RM18
80'
IP
HIGHLAND AV
HIGHLAND CT
RMU-L
IP
RMU
LU
TH
ER
KI
N
G
JR
PETITIONER:
Cleveland Avenue Christian
Church (Salvation Army)
238'
JOHNSON CR
E ELEVENTH ST
DR
IP MLKO
SCALE:
1'' represents 300'
STAFF:
Roberts
GMA:
2
ACRES:
1.11
NEAREST
BLDG:
8' northwest
MAP(S):
Printed: 3/4/2015
HB MLKO
HB-S
6835.02
E SECOND ST
N JACKSON AV
HATTIE AV
LOCUST AV
N DUNLEITH AV
GEORGE
BLACK LN
DUBLIN DR
HIGHLAND AV
BYRON ST
Open Space / Park
*d
500
HIGHLAND AV
GREYHOUND CT
250
0
Feet
OMEGA
CT
GRAY AV
LOCUST AV
(See text page 60)
(See text page 36)
(See text page 40)
UNIVERSITY CT
E THIRD
ST
500
*c
WHEELER
ST
E SECOND ST
N JACKSON
AV
N CAMERON AV
LAN D AV
N CLEVE
E FOURTH ST
N GRAHAM AV
N JACKSON AV
ST
FI
LE
Industrial
Institutional
*b
VIRGINIA
NEWELL
LN
GRAY AV
N GRAHAM AV
N JACKSON AV
ST
FI
LE
ST
METROPOLITAN
DR
MAPLE ST
Office
(See text pages 40-41)
Commercial
E NINTH
ST
NEW WALKERTOWN RD
N DUNLEITH AV
Feet
E THIRD ST
500
E ELEVENTH ST
GRAHA M
CT
*a
N LAURA WALL BV
0
N CAMERON AV
E FOURTH ST
Vacant
N DUNLEITH AV
VIRGINIA
NEWELL
LN
Park / Open Space
N LAURA WALL BV
WOODLAND AV
Institutional
250
CT
AV
N
CLE V
ELAND
CT
CARL RUSS ELL AV
METROPOLITAN
DR
MAPLE ST
Industrial
PROGRESSIVE
QUINCY LN
CALDWELL
CR
M OUNT ZION PL
Residential Opportunity Areas
(See text page 30)
Low Density (up to 5 du/ac)
Intermediate Density (up to 12 du/ac)
E FIFTH ST
E FIFTH ST
E
TWELFTH AND
ONE-HALF ST
AV
Office
Commercial
CT
E TENTH ST
East
Winston
MAC
Urban Residential
500
E
EIGHTH
ST
Triplex/Quadraplex Residential
Utility
Case
W3256
ST
E SEV
E N TH
See area plan for specific
recommendtations.)
Single-Family/Duplex Residential
LIUS
East/Northeast Winston-Salem Area Plan, 2008
NEW WALKERTOWN RD
Existing Land Uses
ANDORA
ST
NT
GRAHA M
CT
ST
E SEVE N T H
NE
CLEVELAND CT
CAMDEN
STATION
CAMDEN
WY STATION LN
CLAR EM O
M OUNT ZION PL
East/Northeast
Winston-Salem Area Plan, 2008
E THIRTEENTH
AND
ONE-HALF ST
N MARTIN LUTHER KING JR DR
Downtoan Plan
E EIGH TH
ST
DUBLIN
CT
HIGHLAN D
East-Northeast Area Plan
AV
Case
W3256
E NINTH
ST
E FIFTEENTH ST
Martin Luther KIng Jr Dr/
Cleaveland Ave /
New Hope Ln
Mixed-Use Area
Y
RT
BE
LI
LINDENNST
E TENTH ST
NT
Downtown Plan
East-Nort heast Area Plan
CLAR EM O
HIGHLAND AV
E ELEVENTH ST
HIGHLAN D
WOODLAND
AV
EDM
E
HATTIE AV
E THIRTEENTH
ST
GEORGE
BLACK LN
DUBLIN DR
N DUNLEITH AV
LOCUST AV
EDM
BYRON ST
ST
Retail/Residential
Mixed-Use Area
Y
RT
BE
BV
E
TWELFTH AND ONE-HALF
ST
E TWELFTH ST
Case
W3247
GOLDEN
LAMB CT
E FOURTEEN
TH ST
N
CLEVELAND
AV
*i
CT
DR
R
R
N
LIUS
N
SIXTEENTH
AND
ONE-HALF ST
CLAREMONT
AV
CO
CO
NE
E TWELFTH ST
LI
Liberty
BV
T Street
ES OLD
W
NAC
TH NORTHWEST
OR
AN CT
TH ST
CT
E
BV
IN
BL
HW
E FOURTEEN
DU
RT
NO
T
ES
F
E FIFTEENTH ST
AN CT
E
FIFTEENTH
ST
E FIFTEENTH
ST
WOODLAND AV
WILLIE DAVIS DR
Adopted
*j Plan: Proposed Land Use Changes
WILLIE DAVIS
CARL RUSSELL AV
Adopted Plan: Existing Land Uses
MAPLE
ST E ENTH ST
*d E SIXT
N JACKSON AV
E SIXTEENTH ST
E FOURTH ST
DRAFT ZONING STAFF REPORT
DOCKET:
STAFF:
W-3256
Petitioner(s): Cleveland Avenue Christian Church
Ownership: Same
REQUEST
From:
To:
IP
LO-S
Acreage:
± 1.11
LOCATION:
Street:
Jurisdiction:
South side of Tenth Street between Cleveland Avenue and Mount Zion Place
CONTINUANCE REQUEST:
The petitioner requests a one month continuance in order to have more neighborhood contact.
STAFF RECOMMENDATION:
Continuance as requested.
Because this is the petitioner’s first continuance request and it was submitted to Planning
staff prior to March 9, 2015, CCPB will automatically continue this request to the April 9,
2015, Planning Board meeting.
W-3256 March 2015
-1-
PROJECT CASE NUMBER: W-3256 PROJECT TITLE: Salvation Army DATE: February 25, 2015
PROJECT DESCRIPTION: South side of Tenth Street between Cleveland Avenue and Mount Zion Place
No comments
Explain vehicle circulation. Minimum commercial drive aisle is 20’.
1. Driveway permits req’d.
2. Concrete aprons req’d.
3. Sight triangles on both sides of both drives.
4. Sidewalk easement may be req’d along Mt Zion Pl. and Cleveland Ave.
Include the number of residents at a proposed shelter for the homeless
No comments
Show Fire Hydrant within 500’ of the most remote section of the building measured the way in which the
Fire Apparatus travels.
Fire sprinkler system will be required.
Show FDC within 100’ of a public hydrant.
Staff recommends keeping the existing large trees on site and providing a lateral sidewalk connection; any
opportunity for the barbed-wire to be removed from the fence?
9
ET
IV
OL
CH
UR
CH
RD
IP
INH
OO
DR
D
LB-S
RS9 LB-S
DO
W
LA
RK
EXISTING ZONING:
County MU-S and RS9
DR
T
ES
W
RS9
D
R
A
W
783'
462'
8
80
LYNNDALE DR
'
203'
'
55
0
'
4
38
G
NIN
659'
S
855'
EY
PR
OS
GE R
RID
D
348'
S
146'
WI
NS
TO
NFO
SA
RS
LE
18
YT
M
0'
ZO
HC
NI
OU
NG
NT
YZ
ON
ING
RID
GE
RD
ON
HE
R
LN
ILL
RR
YH
220'
460'
'
BE
CENTURY
in zoning request
OAKS LN
243'
6
11
Printed: 2/26/2015
Property included
in zoning request
SHADY MAPLE LN
D
WEST WAR
R LN
LIE
WINDA
DR
PETITIONER:
The City of Winston-Salem
Y
UR T
NT C
CE AKS
O
'
CT
CEDA
RMER
E
MU-S
RM8-S
RS9
203'
MU-S
433
EK
SB
845'
E
CR
S
MO
N
KL
AN
410'
W
DO
'
'
235
237'
21
7
PROPOSED ZONING:
City MU-S and RS9
ROBINHO OD R D
M
EA
RS9
RS9
N
NA L
VIEN
LB-L
DOCKET #: W3257
MU-S
WINSTON-SALEM ZONING
RO
B
253'
RS9
RS9
SCALE:
1'' represents 600'
STAFF:
King
GMA:
3
ACRES:
64.49
NEAREST
BLDG:
10' southeast
MAP(S):
5896.03, 5896.04
DR
FLEETWOOD CR
NN
IE D
R
ROBINHOOD RD
KN
HAV IGHT
EN
C
S
M
EA
T
CE
DR
PO
TI
N
ILL
M CT
ND
PO
R
FA
TOMBE
R M RD E
LN
D N
AI L
M ON
ty
I
M
un
R
HA
Co
MA
m
G
le
th
y
s
Sa
or
nF
o
T
t
NO
s
N
EE NE LN
RI
CAT QU
HE
RK
MILL
ND
D
W
LA
PL
A
DO
HOOTSDALE DR
Northern Bel
RO
DR
R
LE D
DA
R
OD
GO
tway (West)
VI
L I LL A GE
N K RD
Robinhood
Village
LY N N
ALL
D
ROBINHOOD
VILLAGE DR
CA
STL
E
O
U
CH
L
RC IV E
H T
RD
AT TA NOOK
RD
ROBINHOOD RD
THORNBUR
Y
RIDGE RD
HA RDWOOD
VIR
DA GIN IA
RE
LN
CR
HILL
TO
DR P
LO
M AL RY
W
in
LA
S
N
TOW
G LE
N
D
EN R
C
P
LN
ASHL
YN D
BROOKBE
R
FARM RY
RD
FR
FIEL ES
D
N RD
O
E
G
R
JANSU LN
G
PA ARD
RK E
LN N
Case
W3246
YC
DD
MU
MEA
D
500
RE
EK
R
KD
OW
LAR
HE
RID R
LN
TIMOTHY LN
IN
DA
LI
ER
SUM
HILL MER
LN
W
RR
YH
ILL
LN
CR
BE
W
W IL
O D
OD
UT
TN
ES L N
H
C I LL
H
BEVLON
CT
Y
RE N
E
*j
Feet
Printed: 2/17/2015
DY MAPLE L
N
G
EY
OSPR
E RD
RIDG
DO
0
S HA
POPLAR
GROVE RD
250
N
ASHTO
LACE CR
RY
TU LN
EN S
C AK
O
500
Winston-Salem
ale m
H N
L
*
ton -S
DS
OL K
E CR
RY
B R OO KBER
R
FA R M C
Industrial
Institutional
Moderate-Density Residential / Institutional
Park
Utilities
Activity Centers
ty
Case
W3257
AC
C
OA E
K
unty
RE
Urban
YN Residential
O
Moderate-Density
L DS CREEResidential
K
Office / High-Density Residential
Office
Commercial
Intermediate-Density Residential / Industrial
Cou n
Sale m
Wins
Winston-
Fo rsy
th
Proposed Land Use
Fo rsyth Co
Forsyth County
West Suburban Area Plan, 2012
LN
Y
UR
NT S CT
K
AN
ING
WN CT
DO EEK
CR
MO
B
SS
ON
HT
A S E DR
PL
LYNNDALE CT
BR
O
ND OKS
ING
DR
DRAFT STAFF REPORT
Docket #
Staff
Petitioner(s)
Owner(s)
Subject Property
Type of Request
Proposal
Location
Ward(s)
Site Acreage
Analysis of
General Site
Information
W-3257
Aaron King
Multiple property owners
Entire portion of Brookberry Farm Phase 4 Map 2 (plat book 63 page 16)
that is not already inside the City limits and PIN #s 5896-63-7613, 589654-4115, 5896-64-6233, and the entire portion of 5896-53-5820 that is
not already inside the City limits as shown on the Forsyth County Tax
Maps
Zoning jurisdiction conversion
subject property from County RS9 (Residential Single Family; 9,000sf
lot size) and County MU-S (Mixed Use – Special use zoning) to City RS9
(Residential Single Family; 9,000sf lot size) and City MU-S (Mixed Use
– Special use zoning).
North and south sides of Heron Ridge Road, west of Meadowlark Drive
Closest to West ward
± 64.49 acres
The review for this case focuses on the zoning conversion from County
zoning jurisdiction to Winston-Salem zoning jurisdiction triggered by the
pending annexation of the subject property. The Planning Board’s role in
reviewing this petition pertains only to the zoning jurisdiction. The
decision to annex the property is pending approval by the Winston-Salem
City Council with agreement by the property owners.
This proposal will not change the permitted uses of the subject property,
but will reclassify the pending incorporated property from its Forsyth
County zoning classification to the equivalent City of Winston-Salem
zoning classification.
W-3257 March 2015
1
10
RS30
E
DB
IE
R
F
LB
DAVIDSON COUNTY ZONING
in zoning request
LI
U
LISB
PD-H
D
RY R
HC
Printed: 2/24/2015
S
SA
OLD
411'
LI
Property included
in zoning request
HB-L
332'
PD-HC
PETITIONER:
The City of Winston-Salem
326'
RA-3
324'
DAVIDSON COUNTY
GB-L
PW
CU-RC
FRIEDBERG CHURCH RD
EXISTING ZONING:
Davidson County HC
HB-S
EK
FORSYTH COUNTY
GB
PROPOSED ZONING:
City LB
HB-S
ER
SC
RE
RD
RS9
RS9
HB-S
PE
T
SOUTH WARD
RG
CH
UR
CH
SOUTH WARD
RS9
DOCKET #: W3258
RA-3
SCALE:
1'' represents 300'
STAFF:
King
GMA:
3
ACRES:
2.20
NEAREST
BLDG:
38' east
MAP(S):
HI
CK
OR
Y
TR
EE
RD
South of 6822.03
Winston
-Salem
Unincor
porated
O U SE R D
GREENH
CRE
EK P
E RS
PET
E
R
G S
DR
OL
I
O VE
CR SSIN RS
G
CR
O LI V IN
CROSS
ted
ra m
po
or Sale
inc
Un ston
in
W
SAL OLD
ISBU
RY
W
RD
RID G EM EADOW
DR
HA
RS D R
VE
H A AR K
P
M
FISHEL RD
ROCKWOOD
CROSSING DR
JUNE LN
JUDY LN
OL
STA T I
IV
O N ER
LN
Unincorporated
Winston-Salem
Proposed Land Use
LENORA DR
IEDBERG
FR RCH RD
U
H
C
FORSYTH COUNTY
South Suburban Area Plan
DAVIDSON COUNTY
Institutional
Park/Open Space
Office
(see text page 41)
(see text page 41)
Commercial
Industrial
*
Utilities
Activity Center
(see text and maps pages 42 - 46)
(see text page 47)
500
250
0
Feet
Printed: 2/17/2015
HART
M
PLAZ AN
AD
R
500
Case
W3258
Winston
-Salem
Unincorpo
rated
O U SE R D
GREENH
W
CRE
EK P
E RS
PET
S
R
OL
I
O VE
CR SSIN RS
G
CR
O
ER
C R LI V N G D
O SS I
ted
ra
m
po
or
ale
-S
inc
Un ston
in
W
SAL OLD
ISBU
RY
RD
RID G EM EADOW
DR
HA
RS D R
VE
H A AR K
P
M
Oliver's Crossing CAC
FISHE L R
ROCKWOOD
CROSSING DR
JUNE LN
JUDY LN
OL
STA T
I
IO VER
N LN
Unincorporated
Winston-Salem
Proposed Land Use
LENORA DR
HART
M
PLAZ AN
AD
R
FORSYTH COUNTY
South Suburban Area Plan
DAVIDSON COUNTY
Institutional
Park/Open Space
Office
(see text page 41)
(see text page 41)
Commercial
FRIEDBERG CHURCH R D
Industrial
*
Utilities
Activity Center
(see text and maps pages 42 - 46)
(see text page 47)
500
250
0
Feet
Printed: 2/17/2015
500
Case
W3258
HIC KORY TREE RD
D
DRAFT STAFF REPORT
Docket #
Staff
Petitioner(s)
Owner(s)
Subject Property
Type of Request
Proposal
Location
Ward(s)
Site Acreage
Analysis of
General Site
Information
W-3258
Aaron King
Kastania, LLC
PIN# 6821-01-49-4877 as shown on the Davidson County tax records
Zoning jurisdiction conversion
subject property from Davidson County HC (Highway Commercial) to
City of Winston-Salem LB (Limited Business).
Southwest corner of Old Salisbury Road and Friedburg Church Road
Closest to South ward
± 2.20 acres
The review for this case focuses on the zoning conversion from Davidson
County zoning jurisdiction to Winston-Salem zoning jurisdiction
triggered by the pending annexation of the subject property. The
Planning Board’s role in reviewing this petition pertains only to the
zoning jurisdiction. The decision to annex the property is pending
approval by the Winston-Salem City Council with agreement by the
property owners.
This proposal will establish the initial zoning within the City of WinstonSalem as Limited Business (LB). There is one item worth noting
regarding the existing freestanding sign located on the subject property.
The LB district allows for a maximum sign height of eight feet (8’) and a
maximum copy area of fifty (50) square feet. Since the existing sign was
not permitted through the City-County Inspections Division, the size of
the sign is unknown. If the sign exceeds either the height or copy area
requirements, the sign will become legally nonconforming through the
annexation process. If the sign becomes nonconforming it will then
follow the amortization schedule currently in place for the City of
Winston-Salem.
W-3258 March 2015
1
11
STAFF REPORT
DOCKET # UDO-257
STAFF:
Kirk Ericson
REQUEST
This text amendment is proposed by Planning and Development Services staff to amend chapters
A and B of the Unified Development Ordinances (UDO) to create regulations for urban
agriculture in Winston-Salem.
BACKGROUND
In recent years, there has been increased interest in allowing urban agriculture in the City of
Winston-Salem. This need has been identified by members of the Forsyth County Local Foods
Consortium as well as others interested in being able to grow food in urban and suburban areas.
The need for urban agriculture was also highlighted in Legacy 2030. Legacy recommends
encouraging healthy food production in urban as well as rural areas. It also calls for removing
barriers to using urban land and buildings for various forms of urban agriculture production.
Currently, agriculture as a stand-alone use (the use “Agricultural Production, Crop”) is only
allowed in Winston-Salem in large-lot residential zoning districts (YR, AG, RS-40, RS-30, RS20 and RS-15), and only with Board of Adjustment (BOA) approval. However, very few lots in
Winston-Salem have large-lot zoning (most are zoned RS-9 or RS-12). A minimum of three
acres in agricultural production is also required for stand-alone agriculture (smaller, stand-alone
agriculture is not currently allowed at all). As a result, stand-alone agriculture is effectively
prohibited from most residential areas of the City.
Smaller-scale agriculture can only be accommodated as an accessory use currently. Agriculture
is considered an accessory use if it is in association with a principal residence, institution or
business on the same zoning lot.
ANALYSIS
In addition to the currently allowed small accessory gardens (which would continue to be
allowed as they currently are) and larger, commercially-oriented agricultural crop production
uses, the proposed ordinance will also allow the smaller, stand-alone agricultural uses which are
currently prohibited in neighborhoods. The potential impacts of agriculture in residential areas
should be minimized through the proposed ordinance standards.
The proposed ordinance deletes the use “Agricultural Production, Crop” and replaces it with a
new use “Urban Agriculture”. The ordinance defines urban agriculture as “the growing,
processing, and distribution of food and other agricultural products through plant cultivation. It
may include plant cultivation and the growing of non-food crops such as herbs and ornamentals.
The use may include accessory structures and buildings used for agriculture-related storage or
field packing”.
NOTE: Items to be deleted are indicated with a strikeout; items to be added are indicated with an underscore.
UDO-257 March 2015
-1-
The amendment proposes allowing Urban Agriculture in all single family and multifamily
zoning districts through the BOA special use permit process (Urban Agriculture in the AG
district would be allowed with a staff-issued zoning permit). Holding a public hearing where
citizens could speak regarding the proposed agricultural use and meeting findings of fact would
be required as part of the BOA review process. Agricultural cultivation is also proposed to be set
back at least 5’ from adjoining property. Unlike the current “Agricultural Production, Crop” use,
no minimum acreage requirements are proposed. This will allow agriculture to be located within
neighborhoods on smaller lots. While no formalized parking requirements are proposed by the
ordinance, parking areas would be required on a case-by-case basis as determined through the
BOA review process.
In addition to residential districts, the ordinance would also allow outdoor urban agriculture with
a zoning permit issued by staff in several non-residential zoning districts (LB, PB, HB, GB, LI,
GI, IP, C, and MU-S). One parking space per 20,000 square feet of lot area would be required
for all nonresidential urban agriculture operations. Additionally, indoor agricultural uses such as
hydroponics (growing plants in water) and food processing would be allowed in “Manufacturing
A” and “Manufacturing B” uses, which are allowed in industrial zoning districts and certain
commercial districts which permit light manufacturing (GB, CPO, E, MU-S).
Staff is proposing a unique Special Use Permit review fee for urban agriculture requiring a SUP
from the Board of Adjustment. The current permit fee for all uses requiring BOA review is
$100. However, during the ordinance development process, several citizens were concerned that
a fee that high may unfairly burden low-income individuals and limit their access to urban
agriculture. To address this concern, staff is recommending a BOA permit fee of $25 for review
of urban agriculture.
No changes are proposed to existing City Code provisions for the keeping of chickens and other
animals, which were recently modified by City Council in response to increased interest in
keeping backyard livestock (backyard chickens are allowed with a $25 zoning permit from staff).
Overall, staff believes the proposed ordinance will help facilitate urban agriculture as desired by
citizens and supported in Legacy 2030, while protecting the residential character of urban and
suburban neighborhoods, and providing concerned citizens an opportunity to voice their opinions
on proposed urban agriculture sites.
RECOMMENDATION
APPROVAL
UDO-257 March 2015
-2-
UDO-257
AN ORDINANCE REVISING
CHAPTERS A AND B OF THE UNIFIED DEVELOPMENT ORDINANCES
TO CREATE REGULATIONS FOR URBAN AGRICULTURE.
Be it ordained by the ______________________, North Carolina, that the Unified Development
Ordinances is hereby amended as follows:
Section 1. Chapter A, Article II of the UDO is amended as follows:
Chapter A - Definitions Ordinance
Article II – Definitions
AGRICULTURAL PRODUCTION, CROP (W). The use of land for the primary purpose of raising and
harvesting row, field, or tree crops on a commercial basis on a tract of land consisting of a minimum of
three (3) acres. The growing and sale of agricultural crops on the premises shall not constitute agricultural
crop production.
MANUFACTURING A. A manufacturing establishment engaged in the fabrication or assembly of
products from prestructured materials or components whose operations, including storage of materials;
indoor agriculture; processing, fabrication or assembly of products; and loading and unloading of new
materials and finished products occurs completely within an enclosed building. Because of the nature of
its operations and products, Manufacturing A produces little or no noise, odor, vibration, glare, and/or air
and water pollution, and, therefore, has minimal impact on surrounding properties. Not- withstanding the
previous requirements, NAICS groups only permitted in Manufacturing C shall not be permitted in
Manufacturing A.
MANUFACTURING B. A manufacturing establishment whose operations, including storage of
materials; indoor agriculture; processing, fabrication or assembly of products; and loading and unloading
of new materials and finished products occurs completely within an enclosed building. Noise, odor, dust,
or vibration from the manufacturing process may result in only minor impacts on adjacent properties.
Notwithstanding the previous requirements, NAICS groups only permitted in Manufacturing C shall not
be permitted in Manufacturing B.
URBAN AGRICULTURE (W). The growing, processing, and distribution of food and other agricultural
products through plant cultivation. It may include plant cultivation and the growing of non-food crops
such as herbs and ornamentals. This use may include accessory structures and buildings used for
agriculture-related storage or field packing. Urban Agriculture as defined here does not include the
accessory cultivation of plants on residential lots solely for the use and/or consumption of the occupants
of said lots, or on-site accessory sales as authorized in Section B 2-6.5(B) of the UDO.
UDO-257 March 2015
-1-
Section 2. Chapter B – Zoning Ordinance, Article II – Zoning Districts, Official Zoning Maps
and Uses is amended as follows:
Chapter B – Zoning Ordinance
Article II – Zoning Districts, Official Zoning Maps and
Uses
2-4
PERMITTED USES
MU-S
A A A A A A
Z A A A A A A A A A A A A A A
Z = Permit From Zoning Officer
P = Planning Board Review
Z Z
Z Z
Z Z
A = Board of Adjustment Special Use Permit
E= Elected Body Special Use Permit
1
See Section B.2-1.3(E)(3)
See Section B.21.3(G)(3)
3
See Section B.2-5.67
4
Per Section B.2-1.3(L), Major
Retail & Business District (MRB-S)
5
SUP not required if requirements
of Section B.2-5.2(A) are met
6
See Section B.2-5.65.
2
The number in the CONDS column references the subsection of
Section B.2-5 (i.e., 23 refers to Section B.2-5.23)
This Table should be used in conjunction with Sections B.2-4.1 through B.2-4.6.
UDO-257 March 2015
-2-
Z Z Z
CONDS
C
IP
CI
LI
GI
E
CB
MRB-S4 (W)
GB
HB
NSB
PB
LB
NB
GO
CPO
LO
NO
MH
RMU
RM18
RM8
RM12
RM5
RS7
RSQ
RS9
RS12
RS15
RS20
RS30
RS40
YR
Agricultural
Production,
Crops
(W)(Lo)
Urban
Agriculture
(W) (Lo)
AG
AGRICULTURAL USES
3-1
DIMENSIONAL REQUIREMENTS
3-1.2
SUPPLEMENTARY DIMENSIONAL REQUIREMENTS
The following supplementary dimensional requirements shall apply to all buildings and structures
not subject to the general dimensional requirements of Section B.3-1.1.
(X)
Urban Agriculture
Land being used for agricultural cultivation shall be set back a minimum of five (5) feet
from all adjoining parcels or rights-of-way.
3-3
PARKING, STACKING, AND LOADING AREAS
3-3.2
OFF-STREET PARKING REQUIREMENTS
(A)
Number of Spaces
Table B.3.8 contains the parking requirements for motor vehicles. Special requirements,
including maximum allowed spaces applicable to new uses constructed after the effective
date of this Ordinance, are provided under the Notes column where appropriate.
Table B.3.8
PARKING REQUIREMENTS
PRINCIPAL USE
MINIMUM REQUIREMENTS
NOTES
AGRICULTURAL USES
Agricultural Production, Crops (W)
None
Urban Agriculture (W)
1 space per 20,000 square feet of lot
area for sites in nonresidential districts
Parking requirements shall be
determined on a case-by-case basis for
sites in residential districts through the
Board of Adjustment Special Use Permit
process
Section 3. A new Special Use Permit fee for Urban Agriculture for the Zoning Board of
Adjustment shall be set at $25 and added to the adopted fee schedule.
Section 4. This ordinance shall be effective upon adoption.
UDO-257 March 2015
-3-
C
1
RM8-S
RM8-S
RS9
UN
IN
FO COR
RS
YTH PORA
CO TED
UN
TY
W
EST
WIN
WA
STO
R
N-S
ALE D
M
MU-S
MAJOR
SUBDIVISION APPROVAL
CASE:
2015004
PIN:
5896-72-4532 and
5896-72-4830
SCALE:
1'' represents 600'
STAFF:
Reed
GMA:
3
ACRES:
6.58
MAP(S):
5896.04
N PLACE CR
HTO
AS
SHADY MAPLE LN
WIL
MEADOWLARK DR
DD
N
CE
O
TU
GW
O
RY
WI
NS
T
WE ONUN
SA
ST
INC
WA LEM
OR
RD
PO
RA
TE
DF
OR
SY
TH
CO
UN
TY
LN
RS20
CR
EE
K
TIMOTHY LN
LN
D
BEVLON CT
ASHLYN DR
RS9
Printed: 2/12/2015
ST N
U T HILL
JANSU LN
D
R
E
G
ID
R
RE
Y
SP
O
LL
HI
FARM
R
LN
ER
M
BERRY
LN
S
RS9
BROOK
D
AK
O
HE
C
M
SU
MU-S
O
MU
DD
Y
MU-S
RM8-S
RM8-S
RS9
UN
IN
FO COR
RS
YTH PORA
CO TED
UN
TY
W
EST
WIN
WA
STO
R
N-S
ALE D
M
MU-S
MAJOR
SUBDIVISION APPROVAL
CASE:
2015004
PIN:
5896-72-4532 and
5896-72-4830
SCALE:
1'' represents 600'
STAFF:
Reed
GMA:
3
ACRES:
6.58
MAP(S):
5896.04
N PLACE CR
HTO
AS
SHADY MAPLE LN
WIL
MEADOWLARK DR
DD
N
CE
O
TU
GW
O
RY
WI
NS
T
WE ONUN
SA
ST
INC
WA LEM
OR
RD
PO
RA
TE
DF
OR
SY
TH
CO
UN
TY
LN
RS20
CR
EE
K
TIMOTHY LN
LN
D
BEVLON CT
ASHLYN DR
RS9
Printed: 2/12/2015
ST N
U T HILL
JANSU LN
D
R
E
G
ID
R
RE
Y
SP
O
LL
HI
FARM
R
LN
ER
M
BERRY
LN
S
RS9
BROOK
D
AK
O
HE
C
M
SU
MU-S
O
MU
DD
Y
MU-S
SITE PLAN REVIEW RECORD
March 12, 2015, Planning Board Meeting
1)
SITE PLAN TITLE AND NUMBER: Meadowlark Estate (2015004)
2)
TYPE OF DEVELOPMENT: Major Subdivision – Single Family
3)
ACREAGE: 6.582 Acres
4)
ZONING: Existing: RS-9
5)
# UNITS/LOTS: 10 Lots
6)
DENSITY, IF RESIDENTIAL: 1.519 Lots/Acre
7)
LOCATION OF DEVELOPMENT: East side of Meadowlark Drive, north of Ashlyn Drive
8)
SITE PLAN PREPARER:
Kale Engineering/Randall G. Kale
3550 Vest Mill Road
Winston-Salem, NC 27103
PHONE: 336.768.0250
FAX: 336.768.0251
E-MAIL: [email protected]
9)
OWNER AND/OR AGENT:
Dipak Soin Family, LLC/Mr. Dipak Soin
4220 Willow Knoll Lane
PHONE: 336.924.6674
FAX: N/A
10)
CONDITIONS: (These conditions are additional requirements for development. All other city or
county code regulations still apply.)
Proposed: N/A
•
a.
An Environmental Grading and Erosion Control Permit will be required if more than
10,000 square feet is to be disturbed during construction. An Erosion and
Sedimentation Control plan must be submitted and approved before the permit can be
issued.
b.
Obtain a NCDOT driveway permit. Dedicate 40 feet from cemterline on Meadowlark
Drive and provide a 100 foot right slip lane.
c.
Developer shall have a stormwater management study submitted for review by the
Public Works Department of the City of Winston-Salem. If required, an engineered
stormwater management plan shall be submitted and approved by the Public Works
Department.
•
PRIOR TO THE SIGNING OF FINAL PLATS:
a.
Developer shall build public streets to UDO street standards.
b.
Developer shall install all requirements of the driveway permit.
•
PRIOR TO THE ISSUANCE OF BUILDING PERMITS:
a.
Developer shall record a final plat in the Office of the Register of Deeds.
Project Case Number: 2015004
PROJECT CASE NUMBER: 2015004 PROJECT TITLE: Meadowlark Estate DATE: January 28,
2015
PROJECT DESCRIPTION: East side of Meadowlark Drive, north of Ashlyn Drive
100 ft. right slip
-Match active construction project with their widening
Dedicate right-of-way 40’ from centerline or as needed by city bond project, negative access easement on lots
1 and 10, fee in lieu of sidewalk construction along Meadowlark Drive, extend sidewalk half way around culde-sac.
1. NCDOT driveway permit req’d. (thru City).
2. Extend sidewalk on site to rear of cul-de-sac and to R/W line.
3. City Engineering to review/approve road design.
4. Provide R=10’ fillets on Soin Dr. R/W at Meadowlark Dr.
5. Show 10 X 70 sight triangles on plans.
6. Look at 860 contours on Lot 4 and correct as needed.
7. Correct typical Section for b-b dimension lines and grass dimension. Are you using std. C&G?
-Tree Save Legend is wrong; only one side @ the top needs to be filled out; 12% required for Tree Save, not
10%
-Clearly identify the Tree Save Area limitations
-Lots must be 65’ wide at building setback line
-Show/label proposed ground sign and sight triangles
Project Case Number: 2015004
No Comments
Submit Water & Sewer extension plans to Utilities Plan review for approval/permitting. A NCDOT
Encroachment Agreement will be required.
This is a 10 lot single family residential unit project that is eligible for curbside cart collection services
Place a note on the site plan explaining why the connectivity index cannot be met.
How will the stormwater pond be accessed and will it be on a separate lot or easement?
Planning staff recommends the sidewalk on the internal street be placed at the back of the right-of-way.
Forsyth County Health Department - 336.703-3110 Email: [email protected]
Vegetation Management -336.748.3020 Email: [email protected]
Although Soin Dr was approved in the past, the street name reservation expired, and when resubmitted, E911
did not approve Soin as the street name for this subdivision. A new street name must be submitted for
approval.
D
1
B
NH
O
O
RD
D
CASE: PBR 2015-03
PIN:
RS9
6806-95-7709,
6806-95-9565
CV
E E N LN
ER
Church, Community,
in IP Zoning
Y
WILLOWLAKE RD
NO-S
RD
W
ES
RS9
SALLY KIRK RD
EY
HL
C
EN
W
TING
R
HUN
VANDAR DR
ROBIN AV
HERCHEL LN
PLANNING BOARD REVIEW
RM18
RD
CORAVAN DR
DO
N
-L
NO O-S
N
RO
NO
TALLISON DR
DR
RM18
ROCKAWAY
LN
RS9
DR
PET
REE
CRE
EK
RS7
AN
RM
Printed: 2/12/2015
EAM
ALL
SH
ELT
BI
BR
AN
CH
OD
ST
R
COLTRANE SMITH CT
NO
RT
HW
ES
TW
AR
WE
D
ST
WA
RD
RS9-S
IN
G
FOX
H
WO
PH
EA
SA
NT
AB
BR
I AR
PA
TC
HL
N
WOODVIEW DR
RM12
IP
GO-S
LO
PO
RD
LB-L
HB
LE
E
TG
ST
RM12
AT
E
CR
HB-S
HB-S
HB-S
HB
STAFF:
Reed
GMA:
3
ACRES:
7.95
MAP(S):
6806.02, 6816.01
1)
SITE PLAN TITLE AND NUMBER: PBR 2015-03 Mt. Tabor United Methodist Church
2)
TYPE OF DEVELOPMENT: Expansion of an existing Church or Religious Institution,
Community in an IP zoning district
3)
ACREAGE: 7.95
4)
ZONING: Existing: IP
5)
# UNITS/LOTS: N/A
6)
DENSITY, IF RESIDENTIAL: N/A
7)
LOCATION OF DEVELOPMENT: Northeast side of Robinhood Road, across from Norman
Road
8)
SITE PLAN PREPARER:
Landmark Builders
3520 Triad Court
PHONE: 336-784-2000
FAX: 336-784-2014
9)
OWNER AND/OR AGENT:
Mt. Tabor United Methodist Church
3543 Robinhood Road
PHONE: 336-286-4257
FAX: 336-768-4300
10)
Proposed: N/A
•
a. An Environmental Grading and Erosion Control Permit will be required if more than 10,000
square feet is to be disturbed during construction. An Erosion and Sedimentation Control
plan must be submitted and approved before the permit can be issued.
b. An engineered stormwater management plan shall be submitted and approved by the Public
Works Department.
•
a. Developer shall install sidewalk along Robinhood Road from the eastern property line to the
driveway located across from Norman Road. Developer shall also dedicate right-of-way on
Robinhood Road in accordance with City DOT requirements.
Project Case Number: PBR 2015-03
PROJECT CASE NUMBER: PBR 2015-03 PROJECT TITLE: Mt. Tabor United Methodist Church
PROJECT DESCRIPTION: Northeast side of Robinhood Road, across from Norman Road
No comments
Sidewalk along Robinhood Road from eastern property line to end of curb and gutter. Dedicate 55’ of ROW
from centerline of Robinhood Road. Parking is currently shown in the streetyard. Explain traffic circulation
on the west side of the proposed education building.
No comments
 Show and label tree protection fencing and provide a detail
 Use UDO terminology for the proposed use
 Include adjacent property information to the west
 Show new required MVSA plantings, including the streetyard along Robinhood Road
 How will the current sanctuary be used after construction? Parking calculations will need to reflect two
(2) sanctuaries, unless they will not be used at the same time for the same purpose
Show Fire Hydrants within 500’ of the most remote section of the building measured the way in which the
Fire Apparatus travels.
Approved FD turnaround is required on the right side of the building.
FD Access to within 150’ of all portions of the building is required. This is measured from the FD Access
Road.
Label Norman Road on the site plan. Wherever parking spaces abut sidewalks, provide either wheel stops or
seven foot wide sidewalks.
2
GB
RS9
LI
PLANNING BOARD REVIEW
Residential Building,
Mulitifamily, in RM18 Zoning
CASE: PBR 2015-04
HB-S
GB-S
GB-S
PIN:
GB-S
6804-85-4247
GB-S
FOX TROT CT
HANES MALL BV
GB-S
CREEKSHIRE WY
GB-S
GB-S
RM18
LAGUNA AV
SPRINGHAVEN DR
BRIDGEPORT DR
INCA LN
CARROLLWOOD DR
AZTEC CT
CREEKWOOD DR
NAVAJO AV
RS9
Printed: 2/12/2015
BECKWOOD DR
SCIOTO ST
RM18-S
HONDO
DR
LIT
TLE
CRE
EK
GB-S
SCALE:
1'' represents 600'
STAFF:
Reed
GMA:
3
ACRES:
14.81
MAP(S):
6804.02
1)
SITE PLAN TITLE AND NUMBER: PBR 2015-04 Hillside at Little Creek
2)
TYPE OF DEVELOPMENT: 170 unit Multifamily Residential development in an RM18 zoning
district
3)
ACREAGE: 14.81
4)
ZONING: Existing: RM18
5)
# UNITS/LOTS: 170 units
6)
DENSITY, IF RESIDENTIAL: 11.5 units per acre
7)
LOCATION OF DEVELOPMENT: Off the south side of Creekshire Way, south of Hanes Mall
Boulevard
8)
SITE PLAN PREPARER:
CPT Engineering and Surveying, Inc.
4400 Tyning Street
High Point, NC 27265
PHONE: 336-812-8800
FAX: 336-812-8780
9)
OWNER AND/OR AGENT:
BSC Holdings, Inc.
P.O. Box 8306
Greensboro, NC 27419
PHONE: 336-292-9010
FAX: 336-632-0207
10)
•
Proposed: N/A
a. An Environmental Grading and Erosion Control Permit will be required if more than 10,000
square feet is to be disturbed during construction. An Erosion and Sedimentation Control
plan must be submitted and approved before the permit can be issued.
b. An engineered stormwater management plan shall be submitted and approved by the Public
Works Department.
c. Submit water extension plans to Utilities Plan Review for permitting and approval. Master
meter and backflow required.
•
a. The proposed building plans shall be in substantial conformance with the submitted
•
a. Building shall be constructed in substantial conformance with the approved building
elevations approved by Planning staff.
b. All required fire hydrants shall be installed in accordance with the City Fire Department.
PROJECT CASE NUMBER: PBR 2015-04 PROJECT TITLE: Hillside at Little Creek
PROJECT DESCRIPTION: Off the south side of Creekshire Way, south of Hanes Mall Boulevard
No comments
Continue sidewalk north along Vista View Drive around utility box and tie into existing sidewalk to provide a
continuous connection to the Little Creek Greenway. Strongly recommend another access point considering
the number of units proposed.
1. Private roadway design to be reviewed/approved by City Engineering.
 Label recreation and courtyard square footage
 Show and label proposed site fencing
 Label tree planting areas for required MVSA trees
 Show tree protection fencing at Tree Save Areas 1 and 2, including details
 Label retaining wall heights
 Where bufferyards include any part of a cut slope geater than ten (10) feet in length, grading for such cut
slope cannot be closer than ten (10) feet to the property line
 Provide building heights in feet, as well as stories
 Use UDO terminology for the proposed use
Show fire hydrants within 500’ of the most remote section of the building. This is measured the way in which
the Fire Apparatus travels.
FDC shall be within 100’ of a public hydrant.
Need approved turnaround.
Submit water extension plans to Utilities Plan Review for permitting and approval. Master meter and
backflow required.
A bulk container(s) or dumpster is required for this project. The container(s) shall be located so as to provide
easy ingress and egress by a container tender truck to render trash removal service. The location of the
container shall be free from any overhanging wires or other obstructions which have less than 35 feet of
vertical clearance and 40 feet linear clearance of overhead obstruction in the dumping area. All screens or
enclosures shall be open on one side for easy access and provide a three-foot clearance on all sides from the
bulk container.
Please consider a Commercial Recycling Program, especially for corrugated cardboard as recycling in
Winston-Salem is voluntary. Planning- Phone # - 336.747.7043/747.7068 Email: [email protected]
Planning staff will recommend a condition of approval that the final building design will substantially comply
with the elevations submitted with the application. Provide a crosswalk from the 82 unit building to the west
side of Vista View Drive. Show how pedestrians will access other sidewalks after leaving the site.
The street names, Vista View Dr and Ln were approved by E911, however the labels are in the wrong
locations on the site plan.

interdepartmental site plan review committee

Transcription

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What does “Commercial/Industrial Mean to NAHBA Today?

(910) 893-7525 or [email protected]

1. Choose Land Records 2. Check disclaimer, pick Public Access 3

GROWTH AND PLANNING FOR THE FUTURE IN CORNELIUS, NC

NOTICE OF INTENT TO CONDUCT A ZONING ADMINISTOR

MLK - Landcroc

What is the planning commission? 

Zoning Board of Review - North Kingstown Government