Planning Board Member Information

Transcription

1 Planning Board Member Information DATES TO REMEMBER: February 9, :30 P.M. Public Hearing February 20, :15 P.M. Sign Check February 23, :30 P.M. Work Session March 9, :30 P.M. Public Hearing March 23, :30 P.M. Work Session March 27, :15 P.M. Sign Check

2 MEETING INFORMATION CONTACT INFORMATION: 100 E. First Street- (336) 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 ( TTY).

3 AGENDA CITY-COUNTY PLANNING BOARD FEBRUARY 9, :30 P.M. FIFTH FLOOR BRYCE STUART MUNICIPAL BUILDING CALL TO ORDER PLEDGE OF ALLEGIANCE A. ACTION ON MINUTES January 12, 2017 Public Hearing January 23, 2017 Sign Check January 26, 2017 Work Session B. PUBLIC HEARING ITEMS 1. Zoning petition of Stratford Manor Neighborhood Association from RS9 and GO- S to RS9 NCO: property is located on the south side of Vest Mill Road along both sides of Hannaford Road and Fentriss Drive (Zoning Docket W-3310). a. Zoning Recommendation. 2. Zoning petition of JKS 1 Properties, LLC from GB-S to GB-L (Warehousing; Arts and Crafts Studio; Building Materials Supply; Nursery Lawn and Garden Supply Store, Retail; Wholesale Trade A; Building Contractors, General; Motor Vehicle Body or Paint Shop; Offices; Services, A; Services, B; Storage Services, Retail; Recreation Services, Indoor; Government Offices, Neighborhood Organization, or Post Office; Institutional Vocational Training Facility; Manufacturing A; and Terminal, Bus or Taxi): property is located on the southwest side of Kirk Road, north of Kester Mill Road (Zoning Docket W-3318). a. Zoning Recommendation. 3. Zoning petition of Palash Developers, LLC from RS9 to RM8-S (Residential Building, Multifamily; Residential Building, Townhouse; Residential Building, Duplex; Residential Building, Twin Home; Planned Residential Development; and Residential Building, Single Family: property is located on the southwest corner of Crosland Road and Myrtle Avenue (Zoning Docket W-3319). This is automatically continued to March 9, 2017 per the applicant's request and as per Planning Board's By-Laws.

4 4. Zoning petition of Sabrina Hinton and Victoria Frazier from HB and RS9 to LB: property is located on the south side of Indiana Avenue, across from Home Road (Zoning Docket W-3320). a. Zoning Recommendation. 5. Zoning petition of G Ricci Holding Corporation from RS9 to NB-S (Arts and Crafts Studio; Convenience Store; Furniture and Home Furnishings Store; Museum or Art Gallery; Offices; Residential Building, Single Family; Restaurant (without drive through service); Retail Store; and Services, A): property is located on the north side of Polo Road, across from Rosedale Circle (Zoning Docket W-3321). a. Zoning Recommendation. b. Site Plan Recommendation. 6. Zoning petition of CCC Gallery Lofts, LLC and CCC Gallery Lofts II, LLC from PB-S and PB to CI: property is located on the west side of Chestnut Street, between Sixth Street and Seventh Street (Zoning Docket W-3322). This is automatically continued to March 9, 2017 per the applicant's request and as per Planning Board's By-Laws. 7. Public Hearing to consider a proposal by the City of Winston-Salem to transfer a 0.5 acre parcel of City owned parkland (Paisley Tennis Courts) to Winston Salem/Forsyth County Schools. Property is located entirely within the boundaries of the Paisley IB Middle School campus. a. Park Land Transfer Recommendation. 8. Public hearing on the Northwest Winston-Salem Area Plan Update. The plan area is generally bounded on the north by Reynolda Village; on the east by the Arbor Acres retirement community and the Children s Home; on the south by Business 40 and West Northwest Boulevard; and on the west by Silas Creek Parkway. The plan area includes land in the City of Winston-Salem. a. Area Plan Recommendation. C. PRELIMINARY SUBDIVISION APPROVALS 1. # ; Allegro Investment Properties, LLC; west side of Meadowlark Drive, south of Robinhood Road; 46-lot single family subdivision in RS9 zoning; Forsyth County and City of Winston-Salem; acres.

5 D. PLANNING BOARD REVIEWS 1. PBR ; Weidl Properties, LLC; south side of Balsom Road, east of Transou Road; 12-lot PRD in RS9 zoning; City; 3 acres. This is automatically withdrawn per the applicant's request and as per Planning Board's By-Laws. 2. PBR ; JTM Investments, LLC; north side of Robinhood Road, west of Kearns Avenue; 22-lot PRD in RS12 zoning; City; acres. E. STAFF REPORT F. FOR THE GOOD OF THE ORDER

6 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 There have been no actions by the City Council on Planning Board matters since the printing of the last Agenda Book. FORSYTH COUNTY BOARD OF COMMISSIONERS 1. Zoning petition of Bill Katsis and Dina Katsis from RS30 to HB-L (Services, B): property is located on the west side of NC 66 South, south of Yorktown Road (Zoning Docket F-1564). APPROVED with Services, B being the only use allowed. Planning Board recommended approval of the amendment with Services, B being the only use allowed. Staff recommended denial of the amendment

7 A

8 MINUTES CITY-COUNTY PLANNING BOARD JANUARY 12, :30 P.M. FIFTH FLOOR BRYCE STUART MUNICIPAL BUILDING MEMBERS PRESENT: MEMBERS ABSENT: PRESIDING: George Bryan, Melynda Dunigan, Tommy Hicks, Arnold King, Clarence Lambe, Darryl Little, Paul Mullican, Allan Younger Brenda Smith Arnold King CALL TO ORDER PLEDGE OF ALLEGIANCE RECOGNITION OF COLIN G. FRANKLIN UPON HIS RETIREMENT Colin G. Franklin was recognized for his forty-three years of service with the City of Winston- Salem. A resolution of appreciation was presented to him. The Board wished him happiness and well-being in the future. Paul Norby expressed his appreciation for Colin during his tenure with the City. A. ACTION ON MINUTES December 8, 2016 Public Hearing December 23, 2016 Sign Check MOTION: Paul Mullican moved approval of the minutes. SECOND: Clarence Lambe VOTE: FOR: George Bryan, Melynda Dunigan, Arnold King, Clarence Lambe, Darryl Little, Paul Mullican, Allan Younger AGAINST: None EXCUSED: None B. PUBLIC HEARING ITEMS The actual order of cases considered by the Planning Board on January 12, 2017 is determined procedurally by taking consent agenda cases first, then cases for which there was a public hearing. Accordingly, the order of cases on January 12, 2017 was: B.1., B.2., B.4., C.1., D.1., D.2., D.3., E., and B.3.

9 1. Zoning petition of Israel Canseco and Frenicis Jimenez from RS7 to RM5-L (Residential Building, Single Family; and Residential Building, Duplex): property is located on the northwest corner of Ontario Street and Ogburn Avenue (Zoning Docket W-3314). PUBLIC HEARING FOR: None AGAINST: None WORK SESSION MOTION: Clarence Lambe moved approval of the zoning petition. SECOND: Paul Mullican VOTE: FOR: George Bryan, Melynda Dunigan, Tommy Hicks, Arnold King, Clarence Lambe, Darryl Little, Paul Mullican, Allan Younger AGAINST: None EXCUSED: None 2. Zoning petition of The City of Winston-Salem from RSQ and RM18 to IP: property is located on the northwest side of Alder Street and on the southwest side of Liberia Street; (Zoning Docket W-3315). PUBLIC HEARING FOR: None AGAINST: None WORK SESSION MOTION: Clarence Lambe moved approval of the zoning petition. SECOND: Paul Mullican VOTE: FOR: George Bryan, Melynda Dunigan, Tommy Hicks, Arnold King, Clarence Lambe, Darryl Little, Paul Mullican, Allan Younger AGAINST: None EXCUSED: None 3. Zoning petition of Levcor Inc. for property owned by others from RS9, PB-L, PB- S, and LB-S to GB-S (Shopping Center): property is located on the north side of Burke Mill Road between Stratford Road and Griffith Road; (Zoning Docket W- 3316). Gary Roberts presented the staff report.

10 PUBLIC HEARING FOR: Justin Levine, 1001 W. Loop S, #600, Houston, TX We are a family business which focuses on retail development. We will have significant ownership in this project and won t just build it and sell it off so this project is of quality. Regarding the design and facade of our anchor tenant: We are happy to accommodate the architectural wishes of the City for both our anchor store and the two out-parcels. We could also consider adding further landscaping to soften the impact of the facade. Regarding the mixed use concern, we are primarily retail developers. From a skill set perspective we aren t sure we could accommodate the wishes for residential or office or any other non-retail use. We believe there is a sufficient amount of mixture of uses in the immediate area, except for retail. The market for office uses has had some leasing difficulties. We believe that s because there s already too much office space currently on the market. Our anchor tenant, as other anchor tenants do, does not allow for residential in a shopping center. That is a strict parameter for them. We are amenable to discussing the restaurant with drive-through with City staff. In addition to our money we have put into this project, we will be investing upwards of $300,000 in off-site improvements. That is a significant chunk of money for off-site work but we are happy to do it to make this a more vibrant corridor. Scott Miller, 120 Club Oaks Court, Suite 100, Winston-Salem, NC Glad to answer any questions you may have. There are three public streets which will be closed, with the petitioner taking over from the City the responsibility for maintenance. The berm on the back of the site is to soften the back side of the building from Griffith Road. We have tried to retain as much vegetation as possible, including some large oaks around the perimeter. I don t think the dumpster locations will impact the apartments. They are a considerable distance away and there is a significant bufferyard. The majority of the building is blocking the majority of the apartments. William E. Hollan, Jr., 420 W. 4th St., Suite 202B, Winston-Salem, NC I understand the concept of having a mixed use area. Neither of the outparcels meet the scale that makes any sense for a residential development. Even if the units could be built, the sites afford no area for the amenities that people want and expect these days, such as a club house, a dog park, and a pool. If you require that I think you ll be creating something that can t be dealt with. There is an overabundance of office space in this area. If you say a parcel has to be used for office you are basically saying it can t be used.

11 This was part of a larger piece of land designated for mixed use. One third of it was built for apartments, one third for office, and if this third is developed as retail you ve met the overall concept. Dick Anderson, 3366 Nottingham Rd, Winston-Salem, NC We assembled 23 acres for the property immediately to the south of this development. It is zoned GO-L (General Office - Limited Use) which allows us to build 175,000 square feet of office space. The infrastructure is already in place. There just has been no interest in office space in this area. We have a development further down Stratford at Stratford Galleria in a much busier area. Despite worse traffic conditions, we have had no issues with access. AGAINST: Roger Tise, 2110 Griffith Road, Winston-Salem, NC The time had expired for proponents so I took the time for opponents to express my support for Levcor on this development. I went to their website. I looked at every development they have built in America. They are a class act and I would welcome them to the neighborhood. I would be opposed to the proposed mixed use. There are enough residential and office uses in this area. As for the dumpsters impacting the apartments, there s only one apartment building where the end is near Burke Mill. The rest of it is swimming pool and club house. Part of this site is currently low rent residential. Requiring residential in the area under consideration would be almost as bad and create as many problems as we currently have. These people can improve our city so I m opposing the conditions that the City wants to put on this company and supporting them 110%. Mark Chappell, 591 S. Stratford Road, Winston-Salem, NC My family and I own and operate the Honda store near Stratford Galleria. Stratford Road can t really fit that much more traffic. Railroad crossings are one of the more rare things on this side of Stratford Road. The intersection of Stratford and Burke Mill is one of the limited railroad crossings available. I feel the impact of the additional traffic at intersections which are already F rated reaches far beyond the people who were informed of this zoning request. I invite some of these out-of-town developers to try to navigate Stratford Road. I m not sure I would want to go to a drive-through located around all of these poor level of service intersections. I know there is other opposition here who does not wish to speak at this time. I feel this land could be used better. My recommendation would be to table this and explore it a little bit more to get all the involved parties opinions. The railroad track is a big hindrance to traffic on Stratford Road. I politely disagree with Mr. Anderson that there are no problems at the intersection at Stratford Galleria. That is a horrible intersection. Does anybody know where another crossing for that neighborhood would be other than Burke Mill southerly? As a native of Winston-Salem, I feel this kind of motion can t really be decided from outof-state. I think more people should be involved in this decision.

12 Emmet Pittman, 3854 Old Hollow Road, Kernersville, NC I m a manager at HH Gregg. You ve addressed a lot of the concerns, but from someone who sits at that intersection of Frontis and Griffith Road, traffic is difficult here. Whenever there is a delivery for a restaurant, a semi-truck parks on Frontis and it is impossible to cross Frontis Road. Most of the US Airways employees use Frontis Road. Most people trying to access this proposed development will come through Frontis rather than drive further down Griffith to where the main entrance is supposed to be off Burke Mill Road. The increased traffic could negatively impact existing stores and small businesses in this immediate area. WORK SESSION During discussion by the Planning Board, the following points were made: Melynda Dunigan: Growth corridors established recently say there shall be no canopies on properties fronting on South Stratford Road. Does that apply to canopies over fast food drivethroughs? Staff stated that it would depend on the size of the canopy. Melynda Dunigan: What are the expectations for recommendation for mixed uses? Does it only need to be two uses? Paul Norby responded that we re not talking about a pure MU-S district (which requires three types of uses) but for property this large, at this location, near Atwood Acres we would say it needs to be at least two uses. The pedestrian oriented component does apply here and also relates to the design component since a blank facade doesn t make it inviting for pedestrians. George Bryan asked that Connie James, WSDOT, discuss traffic. She discussed existing conditions and how this project will impact traffic at nearby intersections. Some intersections currently operate at Level of Service F and cannot be improved due to space and right-of-way constraints. Other intersections can handle the additional traffic adequately. She also discussed proposed timing of improvements. Melynda Dunigan: There was an argument made that because there are different parcels with different uses, that satisfies the mixed use recommendation. Could staff explain that? Paul Norby: I think the concern that comes out of the currently adopted plan is that the area including these parcels should not be 100% commercial. The Hanes Mall Boulevard/Stratford Road area has lots of commercial already. What is needed is other uses that are mixed in. Another particular concern is the impact of 100% commercial coming down to Burke Mill Road and how that s going to affect development pressure on the other side of Stratford Road in the Atwood Acres area and start building commercial there that s going to go down Stratford. The area plan tried to be careful to say this needs to be mixed use not 100% commercial in order to help with that transition. There had already been some pressure on that west side of Stratford Road with development happening on the south side of Hanes Mall Boulevard and those issues came

13 up at previous rezoning meetings. There are people close to Stratford Road on the west side who would love to sell their property for commercial and there are a lot of people in Atwood Acres further back that are very scared about that happening and what that s going to do with the integrity of their neighborhood. That was some of the reason in the latest area plan for why there needed to be a limit as to how much more commercial south of Hanes Mall Boulevard was allowed. That is the reason this called for mixed use in this area. Clarence Lambe: Don t you find it compelling that even as many as 150 apartments are not financial viable? Paul Norby: When we are doing planning and we are doing zoning, we try to keep in mind the long-range future. I understand people who are doing development are thinking about the short term market, but this is a request for significant upzoning in this area. There are long range implications that have to be thought of beyond what is feasible in the next few years. I understand the concern about the market right now, but in planning, the short term market might be a concern but it can t be the only concern. Clarence Lambe: It doesn t appear there s much assemblage opportunity to make this parcel viable as a mixed use development. George Bryan: When you re planning you don t know if it s going to be a big box or three fast food restaurants. It s somewhat ironic that we just approved an office building a bit further out. There are obviously services that people want, need, and can access. My understanding about this mixed use back when the apartments were being done, was that this area would be a buffer so I was a little bit surprised that we were seeing more of a plan for a big box here rather than on Hanes Mall Boulevard where there is still plenty of opportunity for that. I keep wondering where is this buffer that we had hoped for? Paul Norby: Unfortunately the area plan doesn t talk about scale but obviously with a big box store it s hard to work in mixed use. If there were smaller scale commercial that would probably make it fit in more easily with other small scale office and residential. It s hard when you re trying to fit 90,000 square feet of commercial there, but we are concerned with how that transition works on Burke Mill Road as it points toward the other side of Stratford. That s why, as staff, we can t support commercial going all the way down to Burke Mill Road. Clarence Lambe: If a developer came to you with 7,500 square feet of apartment and 10,000 square feet of office instead of retail in those two outparcels and they agreed to make the facade improvements, you would have recommended approval? Paul Norby: Ideally it would be smaller scale commercial. What they were trying to do here is get the commercial, so while it s not ideal, what we want to see is another use put in that area. Clarence Lambe: I ve got big issues with the traffic but the logic behind trying to get them to build 7,500 square feet of apartment and 10,000 square feet of office or vice versa doesn t make any sense to me. Paul Norby: If you add in the right-of-ways that would be closed too, and cut down on the commercial parking (they re over parked from the minimum requirements), there could be more of a footprint for other uses than what the site plan suggests. The area plan was updated in 2015.

14 Clarence Lambe: One of the speakers mentioned Frontis becoming one of the major thoroughfares to get to this place and that s going to turn the south access into another main entrance. What is staff s opinion on that? Does that argument carry much weight? Paul Norby: I think what we find along Hanes Mall Boulevard is that people are trying to find back door short cuts to get into places because it s so difficult to get into places on Hanes Mall Boulevard so I suspect Frontis would be an attractive back door entry if it s not gridlocked. Going all the way down Stratford Road to get in there from Burke Mill Road is going out of your way when most people are trying to deal with the Hanes Mall Boulevard corridor. Melynda Dunigan: One of my concerns is how this is going to impact traffic on Burke Mill Road going down towards Silas Creek. I know a lot of people, and I myself, use this as a shortcut to avoid that intersection at Hanes Mall Boulevard and Stratford. Connie James told me that 12% is what they re projecting would be the additional traffic that would go that way. I m a little skeptical of that because I know people do use that as a shortcut. If a higher percentage than that were to use it that may push traffic counts on Burke Mill Road up, even close to capacity. Paul Mullican: Will this office and residential have less traffic than the shopping center? Paul Norby: It should be less and it also will have a different peak hour characteristic. It helps when it s not all happening at the same time. Paul Mullican: I think this should all be developed at one time. They re going to clean all that area up and it is a blight looking area now. It s just not feasible to put apartments on the two outparcels. It s the same for office. You ve got all the apartments across the street and you ve got a lot of office space really all over town with a 25-30% vacancy rate. I think what the developer is proposing here is a good plan. I m not talking about the traffic issue, because you re going to have the traffic issue no matter what you put on here. We can t just let this land sit here and not develop it. With the land improvements the developer would make, this would be a nice looking area. I would like to see some more restaurants come in on these outparcels. I appreciate what staff is saying about across the road, but that s so far away that I don t think it will influence Atwood Acres at all. Arnold King: I m inclined to agree. I looked at the large acreage there and the acreage for multifamily. If this were all retail you re still going to fulfill the objective of the mixed use in the larger area when you put it all together. Paul Mullican: I think it s been mentioned if it s an area plan calling for multifamily and mixed use, we have that already. Let s look at the whole big picture of it and they re coming in proposing the shopping center and it all fits. As much as I appreciate the plans that we do, times change. We have to look at the overall picture. This is really filling in this area. Melynda Dunigan: I thought mixed use was intended to be on one piece of land. I think this concept of separate parcels meeting separate aspects of mixed use development is a misconception of how we re viewing it. I thought one of the goals of mixed use was to allow people to live close to where they work and where they have services and you have to have them all together in one parcel. Paul Norby: I don t think a large store at that scale is compatible with a mixed use development concept. That was part of the thinking that was in the area plan when

15 it was saying let s do mixed use. I think mixed use is the best use of this parcel given that we are trying to make a transition down from the intense uses along Hanes Mall Boulevard. If commercial of this scale won t allow that, perhaps it s best to look for a smaller scale mixture of uses that will allow that. We certainly don t have a shortage of big box retail in this area. Paul Mullican: No, but evidently there s somebody else is wanting to come in. It s just like anytime you do a development. If you leave off this piece here, what are we going to do with it? Clarence Lambe: To your comment Paul (Norby), respectfully the market says we don t have enough retail here. When you compare the rents per square foot, the net yields are going to be the highest and the vacancy rates are going to be the lowest on retail. That s a fact. It s unbelievable with as much retail as we have, but it s true. Multifamily comes next and office comes dead last. That s the reality of our real estate market. Paul Norby: I understand. I think the question is, are you going to concentrate almost all your commercial for this larger region in this one area of town or try to disperse it and move beyond there? The idea of the area plan was to try to draw some limits as to how far this commercial area was going to go and you try to transition it into some mixed uses in order to shift into a lower intensity suburban pattern. Paul Mullican: I understand what you re saying but I still think you have these two small tracts where it s not feasible to put office or multifamily on. Charlie Fulk, 147 S. Cherry Street, Suite 200, Winston-Salem, NC The area in question is already zoned PB. You could put a restaurant here. If the concern is about creeping down Stratford, the area in question is already zoned PB. Arnold King: It could also be residential. Paul Norby: Correct. And the scale of development that district allows is much lower intensity than what is being asked for. Allan Younger asked Scott Miller what specific concerns were raised from residents at the neighborhood meeting about the types of organizations that might be moving in? Scott Miller responded that we probably had folks. We didn t feel we had any opposition. The questions we had were more about clarification. We reached out to the neighbors and tried to get their concerns. We weren t getting any negative feedback. Roger Tise was the only neighbor who was at the neighborhood meeting and is also here today. Roger Tise: When I went to this neighborhood meeting, I was apprehensive because when Burke Ridge Properties was rezoned, I was the only one in the neighborhood who opposed that. As soon they got their rezoning they changed their plans from the promised condominiums to apartments. That s why I like Levcor. They do what they say they ll do. The areas these people will improve are the areas drawing vagrants to our neighborhood. There was no opposition to the plan from anyone who lived in the area. They only concern was from the man who owns the small store on the corner. He didn t want anyone who sold cigarettes or gas. These people don t develop that type of property. Melynda Dunigan: I feel this project has quite a few very significant impacts one of which is traffic. I don t think we talked much about the impact across the street near Atwood Acres, but if you look at those little properties that have started going NO and LO, that s what happens when

16 areas get somewhat under stress. That may be why there s a concern about what will happen. Those people probably want to sell their properties and likely this would give them a good argument for something pretty intense. That s really not what we want and that s not envisioned in the concept of the growth corridor. That s the opposite of what we re looking for. And then there s the impact on these business owners about the traffic they already have to deal with which is a problem for getting their customers in and out of their stores. Arnold King: If eight of the ten acres are already retail, I don t see how those two acres impact Atwood Acres. George Bryan: Knowing what planning was there, this is a big disappointment to me. Putting a large square footage building in there isn t appropriate when you need a buffer area as you change zonings. We have some wonderful places to put this further south in this area. This is a large square footage building where what we had envisioned was beginning to scale down and here we are pushing right up to the edge with a large scale building again. Add that on to the traffic and those are the two reasons I m opposing it. Paul Norby: If I could just clarify, we do not have a proposed zoning condition saying that the facade needs to have some design work done on it. It was a stated concern so if your motion passes it would be incumbent on the petitioner to come up with a revised design for the facade of the building that would then go forward to City Council as part of their application package. MOTION: Clarence Lambe moved approval of the zoning petition and certified that the site plan (including staff recommended conditions) meets all code requirements if the petition is approved with the following: A revised design for facade improvement be submitted to staff by January 23, The petitioner volunteered a condition that no drive-through restaurant shall be allowed. A condition for mixed use development on the two outparcels would not be required. SECOND: Paul Mullican VOTE: FOR: Tommy Hicks, Arnold King, Clarence Lambe, Darryl Little, Paul Mullican, Allan Younger AGAINST: George Bryan, Melynda Dunigan EXCUSED: None 4. Site Plan Amendment of Hillcrest Property Development, LLC of a MU-S zoned site for a Hospital or Health Center use: property is located on the east side of Hillcrest Center Circle, between Hillcrest Center Drive and Winterhaven Lane; (Zoning Docket W-3317). PUBLIC HEARING FOR: None AGAINST: None

17 WORK SESSION During discussion by the Planning Board, the following points were made: In response to a question, staff stated that the remaining lots will access Winterhaven Lane. Melynda Dunigan: I see the need for this so I m not opposed to it, but I know there was neighborhood opposition when the zoning was approved and it was approved under a certain set of expectations which will now not be met. That should be kept in mind as we move forward. Arnold King: Just for disclosure, Novant is one of the petitioners. I do some work for Novant in Kernersville but have been told there is no reason I cannot vote on this. MOTION: Clarence Lambe moved approval of the zoning petition and certified that the site plan (including staff recommended conditions) meets all code requirements if the petition is approved. SECOND: Paul Mullican VOTE: FOR: George Bryan, Melynda Dunigan, Tommy Hicks, Arnold King, Clarence Lambe, Darryl Little, Paul Mullican, Allan Younger AGAINST: None EXCUSED: None C. PRELIMINARY SUBDIVISION APPROVAL ; Polo Road Subdivision for property owned by Alex Zendah ; south side of Polo Road, west of North Cherry Street; 32 lot Single Family Subdivision in RS9 zoning; 9.88 acres. MOTION: Clarence Lambe moved approval of the Preliminary Subdivision Approval. SECOND: Paul Mullican SECOND: Paul Mullican VOTE: FOR: George Bryan, Melynda Dunigan, Tommy Hicks, Arnold King, Clarence Lambe, Darryl Little, Paul Mullican, Allan Younger AGAINST: None EXCUSED: None D. PLANNING BOARD REVIEWS 1. PBR ; Winston-Salem/Forsyth County Schools (Konnoak Elementary School); west side of Renon Road, north of Clemmonsville Road; School, Public in IP zoning; 22.3 acres. MOTION: Clarence Lambe moved approval of the Planning Board Review. SECOND: Paul Mullican

18 VOTE: FOR: George Bryan, Melynda Dunigan, Tommy Hicks, Arnold King, Clarence Lambe, Darryl Little, Paul Mullican, Allan Younger AGAINST: None EXCUSED: None 2. PBR ; Shugart Management, Inc. (Pope Farm); south side of Sedge Garden Road, east of Oak Garden Drive; 110 lot PRD in RS9 zoning; acres. MOTION: Clarence Lambe moved approval of the Planning Board Review. SECOND: Paul Mullican VOTE: FOR: George Bryan, Melynda Dunigan, Tommy Hicks, Arnold King, Clarence Lambe, Darryl Little, Paul Mullican, Allan Younger AGAINST: None EXCUSED: None 3. PBR ; Ken Capron Building Company, Inc. (Windsor Ridge Phase II); western terminus of Windsbury Ridge Road, west of Loop Road; 19 lot PRD in RS9 zoning; 9.8 acres. MOTION: Clarence Lambe moved approval of the Planning Board Review. SECOND: Paul Mullican VOTE: FOR: George Bryan, Melynda Dunigan, Tommy Hicks, Arnold King, Clarence Lambe, Darryl Little, Paul Mullican, Allan Younger AGAINST: None EXCUSED: None E. PROPOSED STRATFORD MANOR NEIGHBORHOOD CONSERVATION OVERLAY DISTRICT DETERMINATION OF ELIGIBILITY MOTION: Clarence Lambe moved that the request is eligible for consideration as a Neighborhood Conservation Overlay District. SECOND: Paul Mullican VOTE: FOR: George Bryan, Melynda Dunigan, Tommy Hicks, Arnold King, Clarence Lambe, Darryl Little, Paul Mullican, Allan Younger AGAINST: None EXCUSED: None

19 F. STAFF REPORT Paul Norby presented the staff report: Five new zoning cases have been filed for February. Also, the Neighborhood Conservation Overlay and three subdivisions will be on the agenda for February s meeting. The new Development Dashboard for 2016 will be ready by the end of the month. It was a record breaking year for non-residential development. Residential development also went up. Downtown development continues to be strong. The South Suburban Area Plan Update kick-off and the next Northeast Suburban Area Plan Update meeting are coming up. The bi-monthly newsletter was in Board members packets. It is also available online. Work Session will be held January 26th. G. FOR THE GOOD OF THE ORDER

20 MINUTES CITY-COUNTY PLANNING BOARD SIGN CHECK JANUARY 23, :15 P. M. PLANNING BOARD OFFICES BRYCE STUART MUNICIPAL BUILDING Members Present: George Bryan, Melynda Dunigan Board members met at the Planning Board Offices at the Bryce Stuart Municipal Building and then visited each of the sites scheduled for public hearing at the February 9, 2017 Planning Board meeting. No action taken.

21 MINUTES CITY-COUNTY PLANNING BOARD WORK SESSION JANUARY 26, :30 P.M. PLANNING BOARD CONFERENCE ROOM BRYCE STUART MUNICIPAL BUILDING MEMBERS PRESENT: MEMBERS ABSENT: PRESIDING: George Bryan, Melynda Dunigan, Arnold King, Clarence Lambe, Paul Mullican, Brenda Smith, Allan Younger Tommy Hicks, Darryl Little Arnold King I. NORTHWEST WINSTON-SALEM AREA PLAN UPDATE BRIEFING Kelly Bennett briefed the Board on the Northwest Winston-Salem Area Plan Update meetings and the recommendations to be included in the update. A public hearing is scheduled for the February 9, 2017 Planning Board meeting. II. STUDY IDENTIFYING POTENTIAL TALL BUILDING SITES IN DOWNTOWN Steve Smotherman presented a review of the Study. The study identified sites in the downtown core that may be suitable for development of high rise buildings. There is a trend toward building high-rise buildings in the downtowns of many cities, including high rises for mixed use and residential. Part of the purpose of this study is to be ahead of the curve regarding that trend. There are benefits from having them grouped together rather than spread out. This would be a helpful guide for developers. III. AGE FRIENDLY COMMUNITIES REPORT Walter Farabee reported on the Age Friendly Communities Report. While people think of senior adults when they hear Age Friendly, the concept really applies to meeting the needs of all ages, including children. The goal is that as people age they can continue to live where they are and not have to move. Age Friendly Communities for senior adults are also age friendly for children and families. For instance, providing an environment where it is safe to walk serves both groups. Providing such things as schools and grocery stores is important. The Board also discussed single family homes which could be appropriate for senior adults who need minimal care but could not live alone.

22 IV. URBAN LIVESTOCK REPORT Tiffany White explained that Urban Livestock are regulated under the City Code rather than the Unified Development Ordinances. She explained what restrictions other municipalities, both in North Carolina and in other States, currently have. She suggested that we do not need to change our regulations as they are in line with other municipalities and seem to allow people to have appropriate livestock in the City. However, creating some educational materials, similar to what we have for Urban Agriculture, would assist residents in knowing what the regulations are. V. WORK PROGRAM MID-YEAR STATUS REPORT Margaret Bessette presented the Work Program Mid-Year Status Report and updated the Board on significant work items. The electronic plan review function is now available for some types of plan submittals and is already proving to be beneficial. Paul Norby explained that although the goal was to have the new City Works Permitting and Permitting Management System on line by February 1, getting the kinks worked out has proven to be more challenging than expected. As a result, that system won t be up and running by the beginning of February but we hope to have it ready during February. The move of Planning to the third floor is projected to cost a higher amount than anticipated so it is likely to be delayed until another budget year. VI. DEBRIEFING PUBLIC HEARING MEETING OF JANUARY 12, 2017 In response to a question about stormwater ponds in residential subdivisions, staff suggested that it might be best to have a staff person from Stormwater come to talk with the Board at the next Planning Board work session. Paul Norby explained that the comments on the traffic issues around the site of the Levcor rezoning were received right before the staff report went to the Print Shop, so Planning staff did not have that information prior to making its recommendation. If it had been received earlier, the staff recommendation may have been different. Paul met with the Transportation Director and Deputy Director to ask that in the future when there is a significant rezoning case in an area already having significant traffic congestion issues, traffic comments be received earlier so that Planning staff can take that into consideration as the recommendation is developed. VII. STAFF REPORT The South Suburban Area Plan Update kick-off was really good. There were people there representing a variety of interests. They were engaged, cordial, and focused on commonalities. There were many positive interactions. The Northeast Suburban Area Plan Update meeting was better attended than the first one which is encouraging.

23 City Council has a retreat next Monday and Tuesday. They will be trying to filter out Council s priorities for the next four years. The Development Dashboard Report for 2016 was distributed. It was a record breaking year for non-residential development. Residential development went up. Downtown development continues to be strong. VIII. FOR THE GOOD OF THE ORDER

24 KING TOBACCOVILLE I Ay RURAL HALL Ax Aï KÃ FORSYTH COUNTY Ax?z Ay BETHANIA WALKERTOWN K² W3319! W3320! W3321! KÃ LEWISVILLE KÈ WINSTON-SALEM W3318!?z 3l6 W3310! Park Land! W3322! 3l6 KERNERSVILLE!"_$ KÈ City-County Planning Board!"_$ CLEMMONS K² Aã I AÅ!"a$ Ay KÃ HIGH POINT Public Hearing February 9, 2017

25 B

26 1

27 787' 1,960' RS9 RMU GO-S GO-S GO-S GO-S GO-S WESTGATE CENTER DR GO ASHLEYBROOK LN OLD MILL CR GO-S GO-S!( S 960'!( S FENTRISS DR HANNAFORD RD!( S PLAZA WEST RD GO-S GB-S GB-S VEST MILL RD PLAZA DR GO GO-S HEALY DR GB S STRATFORD RD SAMUEL ST DOCKET #: W3310 (Stratford Manor NCO) PROPOSED ZONING: RS9 NCO EXISTING ZONING: RS9 and GO-S PETITIONER: Stratford Manor Neighborhood Association GO-S RMU-S WESTGATE CENTER CR 230' 1,095' RS9!( S RS9 GO-S GENIA DR NORFOLK SOUTHERN R.R. Property included in request. 500' mail notification radius. Property not in zoning request. GO-S GO-S GO-S GO-S GO-S GO-S GB-S!"_$ GB-S RMU GB-S 310' LO-S!( S 325' WESTBROOK PLAZA DR GO-S GB-S HB-S GB HANES MALL CR SCALE: 1'' represents 500' STAFF: GMA: 3 Roberts ACRES: NEAREST BLDG: 10' west MAP(S): F Printed: 1/12/2017

28 RYMCO DR FORTUNE ST LDE O ARD C T VINEY West Suburban Southwest Suburban LITTLE CREEK OLD VINEYARD RD UÈ JOHNSBOROUGH CT 34l6 PROFESSIONAL PARK DR MAUREEN RD CHELSEA MANOR DR ASHLEYBROOK LN MILL CR POLLARD DR OLD PLAZA WEST RD PLAZA DR HEALY DR EMORY DR ARLINGTON DR OLD VINEYARD RD COLLIER ST CREEK PW SILAS Southwest Suburban Southwest *d TRENWEST DR MAPLEWOOD AV S HAWTHORNE RD HANES MALL BV Southwest Suburban Area Plan, 2015 (Proposed land uses shown are generalized. See area plan for specific recommendtations.) Proposed Land Use Large-Lot Residential (over 5 Ac) Single-Family Residential (0-8 Du/Ac) Low-Density Attached Residential (0-8 DU/Ac) Hanes Mall Boulevard Intermediate-Density Residential ( DU/Ac) High-Density Residential (over 18 DU/Ac) Office Office/Low-Intensity Commercial Commercial Mixed-Use Development Industrial Institutional Park CR EEKSHIRE CT Open space WESTBROOK DR MILL CR MILLGATE DR VEST FORRESTGATE DR!"_$ WESTGATE CENTER DR WESTGATE VEST MILL RD CENTER CR FENTRISS DR HANNAFORD RD WESTBROOK PLAZA DR Case W3310 GENIA DR STRATFO RD COMMON S CT S STRATFORD RD HANES M ALL ACCES S SAMUEL ST MOONEY ST South Stratford Road?z HANES MALL BV BURKE CREEK TRULIANT WY * Commercial Recreation MARRIOTT CROSSING WY Utilities Activity Center BECKWOOD DR HA N ES E CR SQUAR Special Land Use Condition Area Growth Corridors Rural Form - Large-Lot Residential Suburban Form - Commercial/Office/Multifamily Feet HANES MALL BV K² GRIFFITH RD HAMPTON INN CT HANES MALL CR HANES MALL BV Plotted: 1/16/2017

29 CITY-COUNTY PLANNING BOARD DRAFT STAFF REPORT PETITION INFORMATION Docket # W-3310 Staff Gary Roberts, Jr. AICP Petitioner(s) Stratford Manor Neighborhood Homeowners Association Owner(s) Multiple property owners Subject Property PIN #s ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; and Type of Request Rezoning from RS9 and GO-S to RS9 NCO Proposal 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) and GO-S (General Office special use Residential Building, Single Family and Offices) to RS9 NCO (Residential, Single Family 9,000 sf minimum lot size Neighborhood Conservation Overlay). Neighborhood Contact/Meeting Zoning District Purpose Statement NOTE: General, special use limited, and special use district zoning were discussed with the petitioner(s) who decided to pursue the rezoning as presented. With a General use, all uses in the District must be considered. The residents within the Stratford Manor neighborhood have had extensive internal communications over the last several months. No neighborhood meetings have taken place with the surrounding property owners. The RS9 District is primarily intended to accommodate relatively high density single family detached dwellings in urban areas. This district is intended for application in GMAs 2 and 3 and may be suitable in Metro Activity Centers where public facilities, including public water and sewer, public roads, parks, and other governmental support services, are available. W-3310 February

30 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 Historic, Natural Heritage and/or Farmland Inventories Analysis of General Site Information (R)(1) - Is the proposal consistent with the purpose statement(s) of the requested zoning district(s)? Yes, the proposed rezoning would retain the underlying RS9 zoning. The site is developed with a single family residential subdivision which is located within Growth Management Area 3. GENERAL SITE INFORMATION South side of Vest Mill Road along both sides of Hannaford Road City of Winston-Salem Southwest ± 30 acres The site is currently developed with 41 single family homes located along two public streets. There are approximately eight undeveloped lots within the subject area. Direction Zoning District Use North GO and GO-S Offices East GO-S Residential, office, and undeveloped property South LO-S and RS9 Office West RS9, RMU, and GO Undeveloped property, multifamily residential, and office uses (R)(2) - Is/are the use(s) permitted under the proposed classification/request compatible with uses permitted on other properties in the vicinity? Yes, the subject request does not change the permitted uses within the underlying RS9 zoning. The site is developed predominantly with house lots and public streets. Portions of the site are heavily wooded and the topography ranges from gentle to steep. The site is traversed by multiple ravines with an overall grade change of approximately 50 feet. Public water and sewer are available to the site. The site is developed with public streets which have curb and gutter with storm drainage. The site is not located within a water supply watershed. The UDO requires the Historic Resources Commission to review all requests for Neighborhood Conservation Overlays. On December 7, 2016 the Commission determined that the Stratford Manor neighborhood does not appear to be eligible to become a Historic or Historic Overlay District and that it would be eligible to become a NCO (see Attachment B). The subject property is developed as a single family residential neighborhood known as Stratford Manor. The 41 existing single family homes are located along a total of three public streets and are all served with public water and sewer service. There are currently eight W-3310 February

31 undeveloped lots within this neighborhood. Portions of the site are heavily wooded and the topography ranges from gentle to steep. Otherwise, the site appears to have no development constraints such as watersheds or designated floodplains. The small portion of the subject property which is zoned GO-S, originated when the adjacent property to the northeast was rezoned to GO-S in Portions of a 20 foot wide bufferyard shown on that approved site plan, were eventually sold to some of the homeowners along Hannaford Road, as additions to their backyards. SITE ACCESS AND TRANSPORTATION INFORMATION Street Name Classification Frontage Average Daily Trip Count Vest Mill Road Collector Street ±960 4,500 (east of Genia Drive) W-3310 February Capacity at Level of Service D Hannaford Road Local Street ±3,700 NA NA Fentriss Drive Local Street ±1,200 NA NA Proposed Access Point(s) Because this request does not have a site plan, the exact location of access points is unknown. The site is currently accessed from Vest Mill Road, Trip Generation - Existing/Proposed Sidewalks Transit Connectivity Analysis of Site Access and Transportation Information Legacy 2030 Growth Management Area Relevant Legacy 2030 Recommendations NA Hannaford Road, and Fentriss Drive. Staff does not anticipate an appreciable difference in trip generation between the existing zoning and the proposed zoning. The current estimated trip generation is: 41 single family homes x 9.57 (SFR Trip Rate) = 392 Trips per Day There are no sidewalks located in the general area. Route 103 runs along Stratford Road located approximately 1,000 feet to the east and Route 81 runs along Healy Drive located approximately 530 feet to the north. The plat for Stratford Manor originally included the possibility for street connectivity to the east and to the west through Fentriss Drive and to the south with Hannaford Road. However, those potential connections have been closed. Staff does not foresee any transportation related issues associated with this request. CONFORMITY TO PLANS AND PLANNING ISSUES Growth Management Area 3 - Suburban Neighborhoods Conserve and protect older neighborhoods that have unique character that are not protected by a Historic or Historic Overlay District. Support the maintenance, revitalization, and rehabilitation of existing housing stock contributing to neighborhood character. Reinforce neighborhood stability by encouraging more homeownership and a sense of neighborhood identity.

32 Relevant Area Plan(s) Area Plan Recommendations Site Located Along Growth Corridor? Site Located 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 Southwest Suburban Area Plan Update (2015) The Proposed Land Use Map shows the property for single family residential use. The site is not located along a growth corridor. The site is not located within an activity center. There are no street naming or addressing issues. (R)(3) - Have changing conditions substantially affected the area in the petition? While there have been no substantial changes in the general area since the adoption of the area plan, the properties surrounding Stratford Manor have undergone dramatic change in the form of new office, multifamily residential, and commercial development since the inception of this neighborhood. (R)(4) - Is the requested action in conformance with Legacy 2030? Yes The request is to rezone the Stratford Manor neighborhood from RS9 and GO-S to RS9 NCO. The Neighborhood Conservation Overlay (NCO) is one of the tools included in the UDO for protecting neighborhood character. The primary purpose of NCOs is to preserve and enhance the appearance and special character of certain older neighborhoods by encouraging reuse of existing buildings and new infill development which respects the context of the existing built and natural characteristics NCOs achieve this goal through the use of neighborhood developed conservation standards. Conservation standards may be either more stringent or less stringent than the regulations of the underlying zoning district but may only regulate the following: Dimensional requirements, parking requirements, signage, lighting, vehicular access, location of exterior entrances and stairways, roof shape, building orientation and scale, outdoor storage, location and screening of utilities. Because the subject property is located within the Suburban Neighborhoods Growth Management Area 3, the urban infill requirements adopted in 2008 for the Urban Neighborhoods Growth Management Area 2, are not applicable. To date, two NCOs have been established within the City of Winston- Salem. Both the Country Club Estates and Mallard Lakes NCOs were established through the rezoning process in The proposed Stratford Manor NCO represents the third such request. The UDO includes specific criteria such as minimum acreage, age of the neighborhood, and the existence of a neighborhood association, that must be met prior to staff accepting the request. This required Determination of W-3310 February

33 Eligibility was made by the Planning Board on January 12, The criteria also require that at least sixty-five percent (65%) of the property owners within the proposed district have signed the application. The application has been signed by seventy-five percent (75%). The remaining property owners who have not signed the application have been mailed a certified notice of the application by said neighborhood association. The Historic Resources Commission must also determine that the proposed overlay area would not be eligible to become a Historic or Historic Overlay District and that it would be eligible to become a NCO. This determination took place on December 7, The subdivision plat for Stratford Manor was recorded in 1959 and most of the Ranch, Split-Level, and Two Story style homes were constructed in the early and middle 1960 s. The narrative submitted by the neighborhood association states: Stratford Manor is bordered by Vest Mill Road and Westbook Plaza Drive and it is also strategically located near Hanes Mall, Hanes Mall Boulevard, and Forsyth Hospital. Stratford Manor is an oasis of green that is tucked away and filled with young families who are professionals, business owners, and a few retirees. The Stratford Manor Neighborhood was instrumental in stunting the development of corporation freeway. The net result was the development of I-40 around Winston-Salem instead of a corporation freeway that was designed to serve Hanes Mall. The petitioners have also submitted a further description of the history of Stratford Manor (see Attachment C). The petitioners are requesting that the proposed NCO consist of four dimensional standards. These standards are intended to minimize future minor subdivision activity within the development and to ensure that new infill single family homes will be compatible with the existing streetscape character. Initially, some of these standards would have resulted in a much larger number of properties becoming nonconforming. After working with staff and analyzing the current conditions of the neighborhood, the petitioners amended the proposed standards which are as follows: (1) The minimum lot size shall be 19,000 square feet. (2) The minimum lot width and public street frontage shall be seventyfive (75) feet. (3) The minimum front yard setback shall thirty-five (35) feet. (4) The minimum rear yard setback shall be thirty-five (35) feet. Following is a brief analysis of these four proposed standards. Standard (1) states that the minimum lot size shall be 19,000 square feet. The current RS9 zoning district has a minimum lot size of 9,000 square feet. Currently, the average lot size is around 24,800 square feet with some even larger. Therefore under the current zoning, many of the existing lots (with and without homes on them) could theoretically be subdivided into multiple lots. This could also include flag lots where a house could be built behind another house. According to Forsyth County Tax records, until a recent minor subdivision was approved for a lot which fronted on Vest Mill W-3310 February

34 Road, the smallest lot was approximately 19,166 square feet. This recent subdivision resulted in the creation of two lots which are approximately 11,000 square feet each. These are the only two lots which do not comply with the proposed minimum lot size. Standard (2) states that the minimum lot width and public street frontage shall be seventy-five (75) feet. All lots with the exception of one of the newly created lots in the above mentioned minor subdivision, comply with this standard. This minimum width along with the minimum amount of public street frontage would essentially prevent the creation of new flag lots within this neighborhood. Standard (3) states that the minimum front yard setback shall be thirty-five (35) feet. As per measurements taken from Geo Data, it appears that only two lots do not currently comply with this proposed setback but do comply with the current RS9 minimum front yard setback of twenty (20) feet. Standard (4) states that the minimum rear yard setback shall be thirty-five (35) feet. All existing homes comply with this proposed standard. In evaluating these criteria, Planning staff believes the proposed dimensional standards would achieve the goals of the neighborhood to preserve its existing character. Staff also believes that these standards would result in only four properties (with a total of five instances) which would be made nonconforming. Specifically, the proposal would result in two lots which would not meet the proposed 19,000 square foot minimum lot size; one lot which does not meet the minimum 75 feet of public road frontage; and two lots which do not meet the proposed front yard setback of 35 feet. Staff therefore supports the proposed NCO. RELEVANT ZONING HISTORIES Case Request Decision & Direction Acreage Recommendation W-3152 GO-S Two Phase to GO Two Phase (Transmission Tower) Date Withdrawn at Planning Board W-2627 RS9 to LO-S Approved W-2360 RS9 to GO-S Approved W-1980 RS9 to NO-S Denied W-1613 GO-S Site Plan Amendment Approved from Site Directly east Directly south Directly east Portion of subject property Directly east and included portion of W-3310 February Staff CCPB 3.09 Withdrawal Withdrawal.59 Denial Approval Approval Approval.48 Denial Denial 4.22 Approval Approval

35 subject property CONCLUSIONS TO ASSIST WITH RECOMMENDATION Positive Aspects of Proposal The request would help to maintain the existing residential character of the Stratford Manor neighborhood. The request is consistent with the recommendations of Legacy 2030 and the Southwest Suburban Area Plan Update. Negative Aspects of Proposal Approximately 25% of the subject property owners have not signed the rezoning request. The request, if approved, would create four different nonconforming lots. The request should have no impact on traffic in the general area. The request appears to have a significant amount of support from the Stratford Manor property owners. The proposed NCO standards would only result in five properties becoming nonconforming. 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. OTHER REQUIREMENTS: a. The minimum lot size shall be 19,000 square feet. b. The minimum lot width and public street frontage shall be seventy-five (75) feet. c. The minimum front yard setback shall thirty-five (35) feet. d. The minimum rear yard setback shall be thirty-five (35) 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. W-3310 February

36

37 W-3310 ATTACHMENT A EXISTING RS9 USES ALLOWED City of Winston-Salem Jurisdiction Only USES ALLOWED WITH A PERMIT FROM THE ZONING OFFICER (Z) Adult Day Care Home 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 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 Manufactured Home, Class A Park and Shuttle Lot Urban Agriculture USES ALLOWED WITH SPECIAL USE PERMIT FROM ELECTED BODY (E) Access Easement, Private Off-Site Parking, Off-Site, for Multifamily or Institutional Uses Transmission Tower Uses Allowed in RS9 Revised 10/19/2015

38

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40

41

42

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44

45

46 Inventory of Existing Conditions for Stratford Manor NCO (W-3310)* Parcel ID (PIN) Lot # Property Address Lot Size Width Front Rear Sides Setback Setback Vest Mill RD , Vest Mill RD , Vest Mill RD , Vest Mill RD , Vest Mill RD vacant Vest Mill RD , Hannaford RD , Hannaford RD , Hannaford RD , Hannaford RD , Hannaford RD , Hannaford RD , Hannaford RD , Hannaford RD , Hannaford RD , Hannaford RD , Hannaford RD , Hannaford RD , Hannaford RD , Hannaford RD , Hannaford RD , Hannaford RD , Hannaford RD lot is undeveloped Hannaford RD lot is undeveloped Hannaford RD , Hannaford RD , Hannaford RD lot is undeveloped Hannaford RD , Hannaford RD , 8 174

47 Hannaford RD , Hannaford RD , Hannaford RD , Hannaford RD Hannaford RD , Hannaford RD Hannaford RD Hannaford RD , Hannaford RD , Hannaford RD , Hannaford RD , Hannaford RD , Fentriss DR , Fentriss DR , Fentriss DR , Fentriss DR , Fentriss DR , Fentriss DR , Fentriss DR Fentriss DR , * Based upon GeoData

48 2

49 KIRK RD RM18 BENTON RD DOCKET #: W3318 KÈ HB COMMERCIAL PLAZA ST LI HB PROPOSED ZONING: GB-L EXISTING ZONING: GB-S GI RS9 PETITIONER: JKS 1 Properties LLC MH GI-S 229' 378' GB-S 233'!( S GB JONESTOWN RD Property included in zoning request. 500' mail notification radius. Property not in zoning request. TATTON PARK CR RM8-S HB TATTON PARK DR KESTER MILL RD LB-S HB SCALE: 1'' represents 300' STAFF: Roberts GMA: 3 ACRES: 0.83 NEAREST BLDG: 32' south F RMU-S MAP(S): Printed: 1/12/2017

50 OUGH RD TAT MICA CT PL BARR INGTON POINTE CT NEW PLANTATION RD HAVEN VILLAS DR RIDGE CT KESTER MILL RD S PEACE HAVEN RD HAVEN RIDGE DR BRAEHILL BV WEXFORD RD WELLESBOR MEADOWS CR Southwest Suburban Area Plan, 2015 (Proposed land uses shown are generalized. See area plan for specific recommendtations.) Proposed Land Use * Plotted: 1/16/2017 Large-Lot Residential (over 5 Ac) Single-Family Residential (0-8 Du/Ac) Low-Density Attached Residential (0-8 DU/Ac) Intermediate-Density Residential ( DU/Ac) High-Density Residential (over 18 DU/Ac) Office Office/Low-Intensity Commercial Commercial Mixed-Use Development Industrial Institutional Park Open space Commercial Recreation Utilities Activity Center Special Land Use Condition Area Growth Corridors Rural Form - Large-Lot Residential Suburban Form - Commercial/Office/Multifamily Feet CHIPPENDALE WY WE STW GLEN EAGLES DR SILAS CREEK GLADWYN DR LN IN DR LOMBARDY CT KILLARNEY HARROW CR BRAEHI LL DR TERRAC E KESTER MILL CT BLUE ROCK CT STONINGTON RD COESSEX LN UNTRY HAWKWOOD TL SELWYN DR PAR Case W3318 TON K CR STERLING BROOKE CT TATTON TAM-O-SHANTER TL PARK DR BENTON CT LANCASTER PAR K DR BENTON RD KIRK RD COMMERCIAL PLAZA ST WESTCHESTER RD ROMARA DR EASTWIN DR SOUTHWIN DR JONESTOWN RD UÈ WES TMEADOWS DR RANDALL ST CHAR-LOU LN HAZELWOOD DR West Suburban BEN JAMINS WY JONESTOWN RD FRANDALE DR LAHOMA LN Southwest Suburban KESTER MILL RD MAR-DON DR CAPISTRANO DR SAINT GEORGE ARAMINTA DR!"_$ BENATHO N CT SQU ARE CT *a MAR-DON HILLS C R FOXCROFT DR DALEWOOD DR GARDEN PATH HONDO DR OAK SHADOWS CT CLENDARE CT LITTLE CREEK INCA LN DR GLENDARE HANES MALL BV MAYAN CT

51 CITY-COUNTY PLANNING BOARD DRAFT STAFF REPORT PETITION INFORMATION Docket # W-3318 Staff Gary Roberts, Jr. AICP Petitioner(s) JKS 1 Properties, LLC Owner(s) Same Subject Property PIN # Address 4775 Kirk Road Type of Request Special use limited rezoning from GB-S to GB-L Proposal The petitioner is requesting to amend the Official Zoning Maps for the subject property from GB-S (General Business special use zoning Warehousing) to GB-L (General Business special use limited zoning). The petitioner is requesting the following uses: Warehousing; Arts and Crafts Studio; Building Materials Supply; Nursery Lawn and Garden Supply Store, Retail; Wholesale Trade A; Building Contractors, General; Offices; Services, A; Services, B; Storage Services, Retail; Recreation Services, Indoor; Government Offices, Neighborhood Organization, or Post Office; Institutional Vocational Training Facility; Manufacturing A; and Terminal, Bus or Taxi Neighborhood Contact/Meeting Zoning District Purpose Statement Applicable Rezoning Consideration from Chapter B, Article VI, Section 6-2.1(R) Location Jurisdiction Ward(s) 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 petitioners sent out a letter to the neighboring property owners apprising them of the proposed rezoning, see Attachment A. 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 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. (R)(1) - Is the proposal consistent with the purpose statement(s) of the requested zoning district(s)? Yes, the site is currently GB-S and is adjacent to other commercially zoned properties. The site is located within GMA 3. GENERAL SITE INFORMATION Southwest side of Kirk Road, north of Kester Mill Road City of Winston-Salem Southwest W-3318 February

52 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 ±.83 acre Currently located on the site is a one story 9,720 square foot warehouse. Direction Zoning District Use North HB Undeveloped property and Kirk Road East HB Undeveloped property South HB Commercial building West MH Manufactured housing development (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 commercial uses are compatible with the commercial uses permitted on the adjacent HB zoned properties and less compatible with the low density residential uses permitted on the adjacent MH zoned property. The developed site has a gentle slope downward toward the southwest. Public water and sewer are not located directly adjacent to the subject property but are located ±170 to the north along Kirk Road. No known issues. The site is not located within a water supply watershed. The site is currently developed with a one story warehouse which is currently not connected to public water and sewer service. Otherwise, it appears to have no development constraints such as steep slopes, water supply watersheds, or designated floodplains. SITE ACCESS AND TRANSPORTATION INFORMATION Street Name Classification Frontage Average Daily Trip Count Proposed Access Point(s) Capacity at Level of Service D Kirk Road Local Street 378 NA NA Because this is a special use limited request with no access conditions, the exact location of access points is unknown. The site is currently accessed from Kirk Road. Trip Generation - Existing/Proposed Existing Zoning: GB-S 9,720 sf / 1,000 x 3.56 (Warehousing Trip Rate) = 35 Trips per Day Sidewalks Proposed Zoning: GB-L No trip generation is available for the proposed special use limited zoning which has no site plan. There are no sidewalks located along Kirk Road. There is a sidewalk along a portion of the south side of Kester Mill Road. W-3318 February

53 Transit Analysis of Site Access and Transportation Information Legacy 2030 Growth Management Area Relevant Legacy 2030 Recommendations Relevant Area Plan(s) Area Plan Recommendations Site Located Along Growth Corridor? Site Located within Activity Center? Applicable Rezoning Consideration from Chapter B, Article VI, Section 6-2.1(R) Analysis of Conformity to Plans and Planning Issues Route 81 runs along Kester Mill Road located approximately 420 feet to the south. Staff does not foresee any transportation related issues associated with this request. CONFORMITY TO PLANS AND PLANNING ISSUES Growth Management Area 3 - Suburban Neighborhoods Encourage the reuse of vacant and underutilized commercial and industrial sites. Recycle and reuse land and buildings. Southwest Suburban (2015) The Proposed Land Use Map shows the property for industrial use. Continue revitalization of vacant or underutilized industrial sites in the planning area. Existing industrial sites could be converted to other uses compatible with surrounding residential areas. The site is not located along a growth corridor. The site is not located within an activity center. (R)(3) - Have changing conditions substantially affected the area in the petition? No (R)(4) - Is the requested action in conformance with Legacy 2030? Yes The subject property is currently zoned GB-S with Warehousing as the only approved use. The proposed GB-L zoning would allow for a wider array of permitted uses which would aid in the marketing and ultimate occupancy of the existing structure which is currently vacant. The area plan recommends industrial land use for the subject property. Planning staff does not see an inconsistency between this recommendation and said proposed rezoning because the site is already zoned GB-S and the GB district does accommodate some uses which are generally more industrial in character than other commercial districts. The request is consistent with Legacy 2030 in that it would encourage the reuse of a vacant, underutilized commercial site. In sensitivity to the adjacent residential uses located directly to the west, the petitioners have agreed to retain the existing row of mature evergreen trees along this property line and to a condition which would prohibit any outdoor storage W-3318 February

54 of inoperable vehicles. The previously approved monument signage condition has also been carried forward. RELEVANT ZONING HISTORIES Case Request Decision & Direction Acreage Recommendation Date from Site Staff CCPB W-2028 RS9 to GB-S Approved Current.83 Approval Approval site W-1931 RS9 to B3 (HB) Approved Directly south.42 Approval Approval CONCLUSIONS TO ASSIST WITH RECOMMENDATION Positive Aspects of Proposal The broader list of requested uses would provide more occupancy options for the subject property. Negative Aspects of Proposal The proposed commercial rezoning is adjacent to a residentially zoned area located directly to the west. The site is currently zoned GB-S for the use of warehousing. The site is adjacent to HB zoned property on three sides. The request is consistent with the GB district purpose statement. 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. OTHER REQUIREMENTS: a. The existing row of evergreen trees along the western property line shall be retained. b. There shall be no outside storage of inoperable motor vehicles. c. Freestanding signage shall be limited to one (1) monument sign with a maximum height of six (6) feet and a maximum copy area of thirty-six (36) 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. W-3318 February

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57 ANDREWS DR 190' NORTH WARD DOCKET #: W3319 WABASH BV RS9 TIM RD RM18-S HB-S RM18 HB YARBROUGH AV REYNOLDA RD NORTHWEST WARD PROPOSED ZONING: RM8-S EXISTING ZONING: RS9 CHA NT ILL Y LN CROSLAND RD UV DS PETITIONER: Palash Developers, LLC (Myrtle Grove at Mill Creek) 1182' 550' RS9 224' 189'!( S Property included in zoning request. IP 785' MYRTLE AV JUNE AV 500' mail notification radius. Property not in zoning request. SCALE: 1'' represents 400' STAFF: Roberts GMA: 3 F YADKINVILLE RD ACRES: 9.66 RS9 NEAREST BLDG: 0' southeast RS9 GREENBRIER FARM RD MAP(S): Printed: 1/10/2017

58 DOCKET: W-3319 STAFF: Gary Roberts, Jr. AICP Petitioner(s): Palash Developers, LLC Ownership: Same REQUEST ZONING STAFF REPORT From: To: RS9 RM8-S Acreage: ± 9.66 LOCATION: Street: Jurisdiction: Southwest corner of Crosland Road and Myrtle Avenue Winston-Salem CONTINUANCE REQUEST: Because this request was received prior to 5pm on Monday February 6, 2017, this case is automatically continued to the March 9, 2017 Planning Board meeting. W-3319 February

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60 747' UNIVERSITY PW HB RS9 HOME RD DELAND ST WILKES DR RS9 MITCHELL DR IP DOCKET #: W3320 PROPOSED ZONING: LB EXISTING ZONING: HB and RS9 HB-L INDIANA AV!( S 376' UV DS PETITIONER: Sabrina Hinton and Victoria Frazier HB 526' RS9 SUMMERS ST GROVE GARDEN DR Property included in zoning request. LI 125' 500' mail notification radius. Property not in zoning request. 229' 454' SOUTHERN RAILROAD SCALE: 1'' represents 300' STAFF: Roberts GMA: 3 F GB GROVE GARDEN DR LI ACRES: 6.58 NEAREST BLDG: 9' east MAP(S): Printed: 1/12/2017

61 WAYCROSS DR SUMMERS ST *b MERELEDGE CT MORAVIAN WAY DR BRESLAU CR MEREHU NT COVENANT LN LN BE CHLE R CT HUNT DR OLD OAK D R BRANDEMERE HUNT PARK CT LN SPLI RAILT BETHABARA PARK BV CR BRANDEMERE CT UNIVERSITY PW HOME RD BRITT RD BLAZE ST WILKES DR CHERRYVIEW LN ELM DR SUNRISE TR STYERS RD OTIS DR GRANADA JOEL AV C T GERMANTON RD Aï TRIANGLE DR Mz EDGEBROOK DR SALEMTOW NE DR NORTHPOINT DR NORTH HAGEN CT North Suburban Area Plan, 2014 (Proposed land uses shown are generalized. See area plan for specific recommendtations.) Proposed Land Use Single-Family Residential LowDensity Attached Residential Intermediate-Density Residential High-Density Residential Manufactured Housing Park Office Office / Low-Intensity Commercial PHOENIX RD NORTHPOINT CT SILAS CREEK PW * Commercial Mixed-Use Development Industrial Institutional Park Open Space NORTHCLIFFE DR POINT BV Commercial Recreation Utilities Activity Centers CROWNE OAKS CR UNIVERSITY PLAZA DR Special Land Use Condition Area Feet NISBET CT NORTHWO TIMBERLINE RIDGE CT BETHABARA RD LYNCH CT INDIANA AV MONARCAS CREEK BABCOCK DR ODDR D EACON RID GE DR TR COLLEGI A N ACADEM DR IC CT SCHOLASTIC UNIVERSITY PW RANCH DR Case W3320 NORTH POINT BV DELAND LINN STATION RD ST SUGARCREEK DR TRACE VIEW DR MITCHELL DR ENTERPRISE DR GARDEN DR INDIANA AV GROVE DESHLER ST PROVIDENCE LN BROWNSBORO RD WALCOTT ST NORTHGATE PARK DR SUPERIOR DR TOBACCO ST PROGRESS LN NORTH POINT BV N CHERRY ST PROG RESS CT CHILDRESS ST ST N CHERRY ATHENS DR MELODY LN LODGE ST INDIANA AV RETNUH DR METHODIST DR *d Plotted: 1/16/2017

62 CITY-COUNTY PLANNING BOARD DRAFT STAFF REPORT PETITION INFORMATION Docket # W-3320 Staff Gary Roberts, Jr. AICP Petitioner(s) Sabrina Hinton and Victoria Frazier Owner(s) Same Subject Property PIN# Address 4950 Indiana Avenue Type of Request General use rezoning from HB and RS9 to LB Proposal The petitioner is requesting to amend the Official Zoning Maps for the subject property from HB (Highway Business) and RS9 (Residential, Single Family 9,000 sf minimum lot size) to LB (Limited Business). 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 NOTE: General, special use limited, and special use district zoning were discussed with the petitioner(s) who decided to pursue the rezoning as presented. With a General use, all uses in the District must be considered. The application does not indicate if a neighborhood meeting has been held. 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 subject property is located between commercially and residentially zoned properties and it is located along a minor thoroughfare within Growth Management Area 3. GENERAL SITE INFORMATION South side of Indiana Avenue, across from Home Road City of Winston-Salem North ± 6.58 acres The front portion of the site which fronts along Indiana Avenue is currently used as a Child Day Care Center (North Point Academy). The majority of the site, which is zoned RS9, is undeveloped. Direction Zoning District Use North HB Warehousing East RS9 Single family homes W-3320 February

63 Applicable Rezoning Consideration from Chapter B, Article VI, Section 6-2.1(R) Physical Characteristics South GB Warehousing and a railroad West HB, RS9, & LI Wilco Hess, LLC and industrial uses (R)(2) - Is/are the use(s) permitted under the proposed classification/request compatible with uses permitted on other properties in the vicinity? The uses allowed in the proposed LB district are compatible with the commercial and industrial uses permitted on the adjacent HB, GB, and LI zoned properties. They are less compatible with the low density residential uses permitted on the adjacent RS9 zoned properties located to the east. The northern portion of the site along Indiana Avenue is developed with a day care center. The remaining majority of the site is heavily wooded and generally has a moderate to steep slope downward toward the southwestern corner of the site which abuts a railroad. Public water and sewer are available to the site. Proximity to Water and Sewer Stormwater/ No known issues. Drainage Watershed and The site is not located within a water supply watershed. Overlay Districts Analysis of The front portion of the site is currently developed with a day care center. General Site The undeveloped portion is heavily wooded and includes some areas of Information steep topography. The southern boundary of the site abuts a railroad. SITE ACCESS AND TRANSPORTATION INFORMATION Street Name Classification Frontage Average Capacity at Level of Daily Trip Service D Count Indiana Avenue Proposed Access Point(s) Trip Generation - Existing/Proposed Sidewalks Transit Analysis of Site Access and Transportation Information Legacy 2030 Growth Management Area Minor 376 6,900 15,800 Thoroughfare Because this is a general use request, the exact location of access points is unknown. The site is currently accessed from Indiana Avenue. Staff is unable to provide an accurate trip generation for either the existing or proposed general use zonings because there is no site plan. A sidewalk is located along the subject property side of Indiana Avenue. Route 89 runs along University Parkway located approximately 950 feet to the west. Staff does not foresee any transportation related issues associated with this request. CONFORMITY TO PLANS AND PLANNING ISSUES Growth Management Area 3 - Suburban Neighborhoods W-3320 February

64 Relevant Legacy 2030 Recommendations Relevant Area Plan(s) Area Plan Recommendations Site Located Along Growth Corridor? Site Located within Activity Center? Applicable Rezoning Consideration from Chapter B, Article VI, Section 6-2.1(R) Analysis of Conformity to Plans and Planning Issues Encourage reuse of vacant and underutilized commercial and industrial sites. Encourage redevelopment and reuse of existing sites and buildings that is compatible and complementary with the surrounding area. Discourage inappropriate commercial encroachment into neighborhoods. North Suburban (2014) The Proposed Land Use Map shows the property for commercial use. The site is not located along a growth corridor. The site is not located within an activity center. (R)(3) - Have changing conditions substantially affected the area in the petition? No (R)(4) - Is the requested action in conformance with Legacy 2030? Yes The request is to rezone the subject property from HB and RS9 to LB. The front portion of the site, which is currently developed with a day care center, is zoned HB and the remaining undeveloped portion is zoned RS9. The North Suburban Area Plan recommends commercial land use for the entire site. On the southern, western, and northern sides, the site is primarily adjacent to commercial and industrial zoning. However, the properties to the east of the site are zoned RS9 (although most of this abutting property is undeveloped). Any future buildings constructed on the subject property would have to be located at least 40 feet from the residential zoning to the east. A Type II bufferyard would also have to be installed adjacent to the residentially zoned land. Based upon the commercial land use recommendation of the area plan, and that the existing HB zoning would be exchanged for the less intensive LB district, Planning staff is supportive of the subject request. RELEVANT ZONING HISTORIES Case Request Decision & Direction Acreage Recommendation Date W-2776 HB to GI-S Withdrawn at Planning Board from Site Staff CCPB 400 north 2.69 Withdrawal Withdrawal W-3320 February

65 CONCLUSIONS TO ASSIST WITH RECOMMENDATION Positive Aspects of Proposal Negative Aspects of Proposal The request is consistent with the The request extends general use commercial commercial land use recommendation of zoning adjacent to RS9 zoned properties. the area plan. The request is consistent with the purpose statement of the proposed LB district. The request would consolidate the existing HB and RS9 zoning into one zoning district. The subject property is adjacent to LI, GB, and HB zoned properties. A portion of the site is currently zoned HB. 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. W-3320 February

66 W-3320 ATTACHMENT A EXISTING RS9 AND HB USES ALLOWED City of Winston-Salem Jurisdiction Only RS9 Uses: USES ALLOWED WITH A PERMIT FROM THE ZONING OFFICER (Z) Adult Day Care Home 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 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 Manufactured Home, Class A Park and Shuttle Lot Urban Agriculture USES ALLOWED WITH SPECIAL USE PERMIT FROM ELECTED BODY (E) Access Easement, Private Off-Site Parking, Off-Site, for Multifamily or Institutional Uses Transmission Tower Uses Allowed in RS9 and HB Revised 10/19/2015

67 W-3320 ATTACHMENT A EXISTING RS9 AND HB USES ALLOWED City of Winston-Salem Jurisdiction Only HB Uses: USES ALLOWED WITH A PERMIT FROM THE ZONING OFFICER (Z) 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 Church or Religious Institution, Community Church or Religious Institution, Neighborhood Club or Lodge College or University Convenience Store 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 A 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 Park and Shuttle Lot Parking, Commercial Police or Fire Station Uses Allowed in RS9 and HB Revised 10/19/2015

68 W-3320 ATTACHMENT A EXISTING RS9 AND HB USES ALLOWED City of Winston-Salem Jurisdiction Only HB Uses Continued: Recreation Facility, Public 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 Services, Retail Terminal, Bus or Taxi Testing and Research Lab Theater, Drive-In Theater, Indoor Transmission Tower Urban Agriculture Utilities Veterinary Services Warehousing USES ALLOWED WITH REVIEW BY THE PLANNING BOARD (P) Adult Day Care Center Child Care, Sick Children Child Day Care Center Landfill, Construction and Demolition Landfill, Land Clearing/Inert Debris School, Private School, Public USES ALLOWED WITH SPECIAL USE PERMIT FROM ZONING BOARD OF ADJUSTMENT (A) Borrow Site Dirt Storage Helistop USES ALLOWED WITH SPECIAL USE PERMIT FROM ELECTED BODY (E) Access Easement, Private Off-Site Entertainment Facility, Large Correctional Institution Uses Allowed in RS9 and HB Revised 10/19/2015

69 W-3320 ATTACHMENT B PROPOSED LB USES ALLOWED City of Winston-Salem Jurisdiction Only USES ALLOWED WITH A PERMIT FROM THE ZONING OFFICER (Z) Animal Shelter, Public Arts and Crafts Studio Banking and Financial Services Bed and Breakfast Car Wash Child Care, Drop-In Church or Religious Institution, Community Church or Religious Institution, Neighborhood Club or Lodge Combined Use Convenience Store Food or Drug Store Funeral Home Furniture and Home Furnishings Store Government Offices, Neighborhood Organization, or Post Office Habilitation Facility A Habilitation Facility B Habilitation Facility C Kennel, Indoor Library, Public Limited Campus Uses Motor Vehicle, Rental and Leasing Motor Vehicle, Repair and Maintenance Motorcycle Dealer Museum or Art Gallery Nursery, Lawn and Garden Supply Store, Retail Offices Outdoor Display Retail Park and Shuttle Lot Parking, Commercial Police or Fire Station Recreation Facility, Public Recreation Services, Indoor Restaurant (without drive-through service) Retail Store School, Vocational or Professional Services A Shopping Center Shopping Center, Small Transmission Tower (see UDO) Urban Agriculture Utilities Veterinary Services Uses Allowed in LB Revised 10/19/2015

70 W-3320 ATTACHMENT B PROPOSED LB USES ALLOWED City of Winston-Salem Jurisdiction Only USES ALLOWED WITH REVIEW BY THE PLANNING BOARD (P) Adult Day Care Center Child Care, Sick Children Child Day Care Center School, Private School, Public USES ALLOWED WITH SPECIAL USE PERMIT FROM ZONING BOARD OF ADJUSTMENT (A) Transmission Tower USES ALLOWED WITH SPECIAL USE PERMIT FROM ELECTED BODY (E) Access Easement, Private Off-Site Uses Allowed in LB Revised 10/19/2015

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72 DOCKET #: W3321 FREDS RD RS9 PROPOSED ZONING: NB-S IDLEWILDE DR RS9 EXISTING ZONING: RS9 RM12-S FRIENDSHIP CR PETITIONER: G Ricci Holding Corporation (Campus Gas) UV DS 194' 280' 279' Property included in zoning request.!( S 184' POLO RD 500' mail notification radius. Property not in zoning request. CREPE MYRTLE CR NORTH WARD NORTHWEST WARD RS9 HARMON AV HOBART ST ROSEDALE CR RS9 ROSEDALE CR ALLEN EASLEY ST C SCALE: 1'' represents 300' STAFF: Roberts GMA: 3 ACRES: 1.25 NEAREST BLDG: 2' north F MAP(S): Printed: 1/12/2017

73 WAYCROSS DR COLUMBINE DR WOODS RD?z Reynolda / Fairlawn WYMAN CT YATES RD WYMAN RD POLO OAKS DR *c WAKE DR OLDTOWN RD FAIRLAWN DR REYNOLDA RD SAINT JOHNS PL RANSOM POLO RD RD *d QUANTUM CT OWEN DR CROWNE CT CREST DR GREEN FERN CLIFFE DR North Suburban Area Plan, 2014 (Proposed land uses shown are generalized. See area plan for specific recommendtations.) Proposed Land Use Single-Family Residential LowDensity Attached Residential Intermediate-Density Residential High-Density Residential Manufactured Housing Park Office Office / Low-Intensity Commercial Commercial Mixed-Use Development Industrial Institutional * Park Open Space Commercial Recreation Utilities Activity Centers QUANTUM Special Land Use Condition Area Feet QUINCY DR L N FAIRLAWN CT SUNNYNOLL DR SUNNYNOLL CT SILAS CREEK PW CROWNE PARK DR EDGEBROOK DR CROWNE FOREST DR North Suburban West Suburban HENNING DR VI EW DR CROW NE CREST POLO RIDGE C T SILAS CREEK PW C ROWNE DR *d OR RD TAYL MYRTLE REYNOLDA RD E RIDG CREP E CR TALWOOD CT FREDS RD FRIENDSHIP CR POLO RD HARMON AV HARMON WOODBERRY DR CT HAYES FORESTDR HOBART ST H AY ES FORES T CT *a NISBET CT IDLEWILDE DR LYNCH CT Case W3321 CR R OSEDA LE BELLE VISTA CT AHETH IDLEWILDE DR IDLEWILDE CT EASLEY ST AARON LN BETHABARA RD ALLEN DR FACULTY SCHOLASTIC DR CYPRESS CR STUDENT DR BARCLAY TR MCNEILL MEADOWRN CREEK TR SAUNDERS WAKE FOREST RD RANCH DR KRESS DR PLACE CT WAKE POLO RD WINGATE RD MACON DR PASCHAL DR CARROLL WEATHERS DR GULLEY DR LONG DR UNIVERSITY PW JASPER MEMORY LN EWING ST SUGARCREEK DR M ONARCAS CREEK YELLOWSTONE LN PALM DR BR OOKWOOD DR Plotted: 1/16/2017

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75 CITY-COUNTY PLANNING BOARD DRAFT STAFF REPORT PETITION INFORMATION Docket # W-3321 Staff Gary Roberts, Jr. AICP Petitioner(s) G Ricci Holding Corporation Owner(s) Same Subject Property PIN# Address 1231 Polo Road Type of Request Special use rezoning from RS9 to NB-S Proposal 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 NB-S (Neighborhood Business special use zoning). The petitioner is requesting the following uses: Arts and Crafts Studio; Convenience Store; Furniture and Home Furnishings Store; Museum or Art Gallery; Offices; Residential Building, Single Family; Restaurant (without drive through service); Retail Store; and Services, A Neighborhood The petitioners have scheduled a drop in session for Thursday February 2, Contact/Meeting 2017, from 6:00-7:30 pm at the Wake Forest Pro Humanities Institute 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 located at 2599 Reynolda Road. The NB District is primarily intended to accommodate low intensity office, retail, and personal service uses close to or within residential areas. The district is established to provide convenient locations for businesses which serve the everyday household needs of nearby residents without disrupting the character of the neighborhood. The district should demonstrate pedestrian oriented design through elements such as on-street parking, façade articulation, storefront display windows, awnings and building entrances facing the street. The district is not intended to accommodate retail uses which attract customers from outside the neighborhood or which primarily cater to motorists. 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 would allow an existing, modest size commercial building, which is oriented to the street, to be used for a wider array of uses which would serve the adjacent residential area. The site is also located in Growth Management Area 3 along a minor thoroughfare. GENERAL SITE INFORMATION North side of Polo Road, across from Rosedale Circle City of Winston-Salem North ± 1.25 acres An automotive service station (Campus Gas) is currently located on the site. W-3321 February

76 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 Historic, Natural Heritage and/or Farmland Inventories Analysis of General Site Information Direction Zoning District Use North RS9 Single family homes East RS9 Single family homes South RS9 Single family homes 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 nonresidential uses may pose some degree of incompatibility with the surrounding low density residential uses. However, the site is of a modest scale and it has historically been used for Motor Vehicle, Repair and Maintenance which is an intense use that is not included in the current request. The partially developed site has some mature trees and vegetation located in the northern portion of the site. The site has a gentle to moderate slope downward toward the northeast. Public water and sewer are available to the site. No known issues. The site is not located within a water supply watershed. The subject property, known as the College 66 Service Station, is a contributing structure within the recently established Oak Crest National Register Historic District. The building was constructed in 1965 and is described in the National Register Nomination as an excellent and highly intact example of a mid-20 th century, modernist style gas station. With a strikingly modern design, the dominant feature of the one-story, concreteblock building is the soaring winged canopy that shelters the gas tanks. Its long, triangular roof slopes upward from the flat roof of the office behind it. Paired round metal posts with zigzag metal ties between them, support the roof. From the 1940s through the early 1960s, the site was the location of Paul Hauser s grocery store. It was replaced by the College 66 Service Station, which displayed the new style of Phillips 66 gas stations designed by architect Clarence Reinhardt and named the Harlequin. The site is no longer a Phillips 66 station and has been called Campus Gas and Service for many years. The site currently contains a contributing, nonresidential structure located within the Oak Crest National Register Historic District. The Campus Gas and Service Station currently has two driveway connections onto Polo Road with parking and circulation areas located in front of the building and to the side. The site also includes some mature vegetation around the northern perimeter which is shown to remain on the proposed site plan. SITE ACCESS AND TRANSPORTATION INFORMATION Street Name Classification Frontage Average Daily Trip Count W-3321 February Capacity at Level of Service D

77 Polo Road Proposed Access Point(s) Planned Road Improvements Trip Generation - Existing/Proposed Minor ,000 15,800 Thoroughfare The site will continue to be accessed from Polo Road. One of the existing driveways will be removed. The Comprehensive Transportation Plan recommends sidewalks along both sides of Polo Road. Existing Zoning: RS9 (Based upon the current use) trips per fueling position (Gasoline Service Station trip rate) x 2 = 337 Trips per Day. Sidewalks Transit Analysis of Site Access and Transportation Information Legacy 2030 Growth Management Area Relevant Legacy 2030 Recommendations Relevant Area Plan(s) Area Plan Recommendations Site Located Along Growth Corridor? Site Located within Activity Center? Proposed Zoning: NB-S 2,400 sf / 1,000 x [Hi-Turnover (Sit Down) Restaurant trip rate] = 305 Trips per Day. Sidewalks are located along the south side of Polo Road and a sidewalk will be installed along the frontage of the subject property. Routes 88, 99, and 109 run along University Parkway located approximately 1,800 feet to the west. The site plan shows the removal of one of the two existing driveway cuts onto Polo Road and the installation of sidewalk along the street frontage. The site is located within a residential setting with some degree of sidewalks and it is within 600 of the Wake Forest University Campus. Therefore, staff anticipates that if the request is approved, much of the patronage to the site would be in the form of pedestrians. CONFORMITY TO PLANS AND PLANNING ISSUES Growth Management Area 3 - Suburban Neighborhoods Encourage convenient services at designated areas to support neighborhoods consistent with the Growth Management Plan. Discourage inappropriate commercial encroachment into neighborhoods. Promote quality design so that infill does not negatively impact surrounding development. Encourage retention over replacement of historic structures. North Suburban Area Plan Update (2014) This property is suitable to be rezoned to the least intense commercial zoning district available that would accommodate the existing use. Any expansion of commercial zoning beyond the present property should not be permitted. The site is not located along a growth corridor. The site is not located within an activity center. W-3321 February

78 Applicable Rezoning Consideration from Chapter B, Article VI, Section 6-2.1(R) Analysis of Conformity to Plans and Planning Issues (R)(3) - Have changing conditions substantially affected the area in the petition? No (R)(4) - Is the requested action in conformance with Legacy 2030? Yes The subject request is to rezone the site from RS9 to NB-S in order to accommodate the adaptive reuse of a historic service station into a restaurant, along with several other potential uses which are listed above. The North Suburban Area Plan Update recommends rezoning the site to the least intensive district which would allow for the existing automotive use to remain. Within the Suburban Neighborhoods Growth Management Area, the use of Motor Vehicle, Repair and Maintenance is allowed only in the more intensive commercial districts. Because the petitioners are not requesting this use, the proposal is for the more appropriate and less intense NB-S zoning which is intended to accommodate low intensity office, retail, and personal service uses close to or within residential areas. The district requirements for NB are intended to to provide convenient locations for businesses which serve the everyday household needs of nearby residents without disrupting the character of the neighborhood. These requirements pertain to scale, building orientation, lighting, signage, landscaping and the location of parking. As stated previously, the proposed request would remove the existing auto related use from the site. It would also improve the appearance of the property by removing the vehicular parking and circulation area now located in front of the building and installing a streetyard in this area. Staff welcomes the proposed reinvestment into this historic property that the subject request would bring and sees the request, along with the proposed site plan, as being consistent with the recommendation of the area plan and Legacy RELEVANT ZONING HISTORIES There have been no recent rezoning requests in the vicinity of the subject property. SITE PLAN COMPLIANCE WITH UDO REQUIREMENTS Building Square Footage Placement on Site Square Footage 2,400 Fronting on Polo Road Parking Required Proposed Layout 33 spaces 34 spaces Located to the front/side and rear of the existing structure Building Height Maximum Proposed 40 One story Impervious Maximum Proposed Coverage NA 37.6% UDO Sections Relevant to Chapter B, Article II, Section (E) Neighborhood Business W-3321 February

79 Subject Request District Complies with (A) Legacy 2030 policies: Yes Chapter B, (B) Environmental Ord. NA Article VII, Section (C) Subdivision Regulations NA Analysis of Site Plan Compliance with UDO Requirements The site plan shows the conversion of an existing service station into a restaurant. The parking area, which is currently located between the front of the building and Polo Road, would be converted into an outdoor dining area. Additional parking would be added to the rear of the building while much of the existing vegetation located around the perimeter would be retained. The retention of this vegetation will help to soften any potential impacts from the proposed uses on the adjacent residential properties. In order to improve the appearance of the site along the street frontage, staff recommends the installation of a streetyard along the Polo Road frontage where the existing driveway is shown for closure and where the outdoor dining area is proposed. The site plan meets UDO requirements. CONCLUSIONS TO ASSIST WITH RECOMMENDATION Positive Aspects of Proposal The request is consistent with low intensity commercial land use recommendation of the area plan. Negative Aspects of Proposal The request would establish commercial zoning adjacent to single family homes. The NB district has inherent requirements regarding scale, location of parking, lighting, signage, and landscaping designed to allow convenient commercial services close to and within residential areas. The request is consistent with the proposed NB purpose statement. The site has historically been used for nonresidential purposes. The proposal retains much of the existing mature vegetation along the northern portion of the site. 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 GRADING PERMITS: a. Developer shall obtain a driveway permit from the City of Winston-Salem; additional improvements may be required prior to issuance of driveway permit. Required improvements include: Sidewalk along the frontage of Polo Road. 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, W-3321 February

80 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. W-3321 February

81 INTERDEPARTMENTAL SITE PLAN REVIEW COMMITTEE Project Case Number: W-3321 PRELIMINARY COMMENTS AND/OR RECOMMENDED CONDITIONS Note: City-County Planning staff is responsible for coordinating the Interdepartmental Review of Special Use Rezoning Requests, Subdivisions, and Planning Board Review items; please contact the appropriate Department at the phone # indicated below if you have any questions about the comments or recommendations lists. A list of recommended conditions from this Interdepartmental Review will be sent to you via generally by the end of the business day on Friday the week prior to the Planning Board Public Hearing. PROJECT CASE NUMBER: W-3321 PROJECT TITLE: Campus Gas DATE: 1/25/17 PROJECT DESCRIPTION: North side of Polo Road, across from Rosedale Circle (North Ward) NCDOT (Wright Archer)- Phone # warcher@ncdot.gov No Comments WSDOT (Connie James)- Phone # conniej@cityofws.org S/W on Polo rd. along frontage with connection to building entrance. 10x70 Sight triangles starting from side of the Driveway. Will the dining area be screened from the street, if so, with what? Engineering (Al Gaskill)- Phone # albertcg@cityofws.org 1. Driveway permit and concrete apron req d. 2. Fire Dept. turn-around req d. Inspections - Phone # - Aaron King aaronk@cityofws.org Erosion Control (Matt Osborne)- Phone # matthewo@cityofws.org 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 (Joe Fogarty)- Phone # josephf@cityofws.org No Comment City Fire- (Doug Coble) - Phone # douglasc@cityofwsfire.org Show hydrant within 500 of the most remote portion of the building measured the way in which the Fire Apparatus would travel. Utilities (Jack Fitzgerald)- Phone # jackf@cityofws.org

82 INTERDEPARTMENTAL SITE PLAN REVIEW COMMITTEE Project Case Number: W-3321 Any existing water and/or sewer connections will require evaluation for compliance with backflow preventer requirements, connection serviceability, and/or termination at the main. All water connections will require a backflow preventer. Water meters purchased through COWS. Grease Interceptor required and size will be based of Kitchen Fixture Schedule. Sanitation (Johnnie Taylor)- Phone # johnniet@cityofws.org Approved Planning (Aaron King)- Phone # aaronk@cityofws.org Label Tree Save area on plan; Staff recommends installing a streetyard along the frontage where the driveway is being closed; Dumpster screening has to be 8 height; 26 spaces required for outdoor dining area. Street Names/Addresses (Matt Hamby) hambyme@mapforsyth.org Address is 1231 Polo Rd.

83 W-3321 ATTACHMENT A EXISTING RS9 USES ALLOWED City of Winston-Salem Jurisdiction Only USES ALLOWED WITH A PERMIT FROM THE ZONING OFFICER (Z) Adult Day Care Home 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 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 Manufactured Home, Class A Park and Shuttle Lot Urban Agriculture USES ALLOWED WITH SPECIAL USE PERMIT FROM ELECTED BODY (E) Access Easement, Private Off-Site Parking, Off-Site, for Multifamily or Institutional Uses Transmission Tower Uses Allowed in RS9 Revised 10/19/2015

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85 N CHESTNUT ST LI E N LIBERTY ST GB DOCKET #: W3322 N MARTIN LUTHER KING JR DR PROPOSED ZONING: CI CB NORTH WARD EAST WARD W SEVENTH ST N LIBERTY ST PB LI LI PB-S PB N MAIN ST NORFOLK SOUTHERN R.R. PB WO GB GB-L 288' PB-S 425'!( S 346'!( S 122' PB LI PB-S!( S N CHESTNUT ST PB E SEVENTH ST E SIXTH ST N PATTERSON AV CI VINE ST EXISTING ZONING: PB-S and PB PETITIONER: CCC Gallery Lofts LLC and CCC Gallery Lofts II LLC Property included in zoning request. 500' mail notification radius. Property not in zoning request. W SIXTH ST N TRADE ST CB WO W FIFTH ST N CHURCH ST CI WO CI E FIFTH ST SCALE: 1'' represents 300' STAFF: Roberts GMA: 1 ACRES: 1.68 NEAREST BLDG: 41' west F MAP(S): Printed: 1/12/2017

86 DOCKET: W-3322 STAFF: Gary Roberts, Jr. AICP ZONING STAFF REPORT Petitioner(s): CCC Gallery Lofts, LLC and CCC Gallery Lofts II, LLC Ownership: Same REQUEST From: To: PB-S and PB CI Acreage: ± 1.68 LOCATION: Street: Jurisdiction: West side of Chestnut Street, between Sixth Street and Seventh Street Winston-Salem CONTINUANCE REQUEST: Because this request was received prior to 5pm on Monday February 6, 2017, this case is automatically continued to the March 9, 2017 Planning Board meeting. W-3322 February

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88 ROOSEVELT ST TAFT ST GILLETE ST CANNON AV GRANT AV GRANT AV HARRISON AV LINCOLN AV W SEVENTEENTH ST N CHERRY ST Proposed Disposition of City Park Land City of Winston-Salem (Paisley Tennis Courts surrounded by Paisley IB Middle School) PIN: Tennis Courts!( S UV DS UNIVERSITY PW Paisley IB Middle School THURMOND ST W FOURTEENTH ST Plotted: 1/24/2017 MANLY ST WOODRUFF GLEN DR KNOX ST W THIRTEENTH ST W TWELFTH ST TYNDALL ST W ELEVENTH ST RUNDELL ST. Scale: 1" represents 400' February 9, 2017 \planning\zoning\docket_maps\2017\january\parkdisposition_paisley_tenniscourts.mxd

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90 CITY-COUNTY PLANNING BOARD DRAFT STAFF REPORT STAFF: David Reed, AICP REQUEST: Proposed exchange of City park land consisting of a 0.50 acre tract of land within the campus of Paisley IB Middle School off the west side of Thurmond Street. The site is developed with three tennis courts and is located where the replacement school will be constructed. A resolution by the Winston-Salem City Council dated November 19, 2001 requires that a public hearing be held by the City-County Planning Board and the City Council prior to the sale or transfer of any City owned park property. Accordingly, the Planning Board has been asked to review a request by the City to transfer a 0.50 acre parcel to the Winston-Salem/Forsyth County School System. Winston-Salem/Forsyth County Schools needs the land to develop the replacement school. The school system is in the position to offer an easement across some of their other property located southwest of the subject property. The easement is needed to complete the Reynolda Road Outfall Relocation project. The tennis courts are in the City s North Ward. The Winston-Salem Recreation and Parks Commission, which is an 11 member advisory board, will discuss the sale of the land on February 7, The Recreation and Parks Director will be at the Planning Board meeting to report on the recommendation of the Recreation and Parks Commission and answer any other questions. Planning staff is of the opinion that the proposed exchange will benefit the City which has been actively expanding park development; most recently with the Second Street Park. Staff generally recommends no net loss of parkland; however, in this case the 0.50 acre stand-alone tennis courts are completely within the boundaries of the school campus with no direct access to the public right-of-way and would impede the redevelopment of the school. STAFF RECOMMENDATION: APPROVAL

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92 PUBLIC HEARING ON PROPOSED NORTHWEST WINSTON-SALEM AREA PLAN UPDATE Kelly Bennett of Planning and Development Services staff briefed the Planning Board on the recommendations of the Northwest Winston-Salem Area Plan Update at the January 2017 Planning Board work session. The plan document is available for review on Planning s web page,

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95 LB LB-L VILLAGE LINK RD ROBINHOOD VILLAGE DR MU-S FLEETWOOD CR VIENNA LN RS9 PRELIMINARY SUBDIVISION APPROVAL (The Arbors at Meadowlark) IP LB-S RS9 LB-S ROBINHOOD RD CASE: PIN: MEADOWLARK DR RS9 RM8-S MU-S MU-S KING R USTY LN RS9 WEST WARD WINSTON-SALEM ZONING FORSYTH COUNTY ZONING FRIAR LN SWEETGRASS TL RS9 FORSYTH COUNTY ZONING AUTUMN PARK CR DOWNING CREEK CT WINSTON-SALEM ZONING WEST WARD TRENT CR EEK LN ADDLESTONE RD STABLE MU-S HERON RIDGE RD VILLAGE SQUARE AL CENTURY OAKS LN RS9 SCALE: 1'' represents 500' STAFF: Reed GMA: 3 ACRES: F Printed: 1/12/2017 BEND L N MAP(S): ,

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97 SITE PLAN REVIEW RECORD February 9, 2017, Planning Board Meeting 1) SITE PLAN TITLE AND NUMBER: The Arbors at Meadowlark # ) TYPE OF DEVELOPMENT: single family subdivision 3) ACREAGE: ) ZONING: Existing: RS9 and MU-S 5) # UNITS/LOTS: 46 lots DENSITY: 1.98 units per acre 6) SITE PLAN PREPARER: Stimmel Associates PA 601 North Trade St, Suite 200 Winston-Salem, NC PHONE: FAX: ldickey@stimmelpa.com 7) OWNER AND/OR AGENT: Lyons Gray Realty, LLC 200 S. Pine Valley Road Winston-Salem, NC PHONE: arpllc@aol.com 8) CONDITIONS: (These conditions are additional requirements for development. All other city or county code regulations still apply.) PRIOR TO THE ISSUANCE OF GRADING PERMITS: a. 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. b. Developer shall obtain driveway permits from City of Winston-Salem Public Works Department. PRIOR TO THE SIGNING OF FINAL PLATS: a. Developer must build or bond public streets to City of Winston-Salem public street standards. b. This development will not connect directly to the State maintained road network and will instead connect to roads maintained by the City of Winston-Salem. Therefore, in order to provide for public maintenance of the streets, the developer has volunteered to annex the development into the City of Winston-Salem prior to the recording of final plats. PRIOR TO THE ISSUANCE OF BUILDING PERMITS: a. Developer shall record a final plat in the Office of the Register of Deeds.

98 INTERDEPARTMENTAL SITE PLAN REVIEW COMMITTEE Project Case Number: # PRELIMINARY COMMENTS AND/OR RECOMMENDED CONDITIONS Note: City-County Planning staff is responsible for coordinating the Interdepartmental Review of Special Use Rezoning Requests, Subdivisions, and Planning Board Review items; please contact the appropriate Department at the phone # indicated below if you have any questions about the comments or recommendations lists. A list of recommended conditions from this Interdepartmental Review will be sent to you via generally by the end of the business day on Friday the week prior to the Planning Board Public Hearing. PROJECT CASE NUMBER: # PROJECT TITLE: The Arbors at Meadowlark DATE: 1/25/17 PROJECT DESCRIPTION: West side of Meadowlark Drive, south of Robinhood Road (West Ward) NCDOT (Wright Archer)- Phone # warcher@ncdot.gov No Comments WSDOT (Connie James)- Phone # conniej@cityofws.org NAE along Meadowlark Dr. Install ADA ramps and mats at all intersections. Locate Driveways as far away from the intersections as possible. Fee in lieu of S/W construction along the frontage of Meadowlark unless the city project comes in prior to request for D/W permit. Show CMU on plan. Engineering (Al Gaskill)- Phone # albertcg@cityofws.org 1. Coordinate with Engineering to provide C&G, sidewalks and ROW as required for Meadowlark improvements. R/W is req d- see attached plan and dedicate R/W as shown. 2. Payment in lieu of construction is required for C&G and sidewalk along Meadowlark Dr. from PL to PL. Inspections - Phone # - Aaron King aaronk@cityofws.org Erosion Control (Matt Osborne)- Phone # matthewo@cityofws.org 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 (Joe Fogarty)- Phone # josephf@cityofws.org No Comment City Fire- (Doug Coble) - Phone # douglasc@cityofwsfire.org

99 No Comment INTERDEPARTMENTAL SITE PLAN REVIEW COMMITTEE Project Case Number: # Utilities (Jack Fitzgerald)- Phone # jackf@cityofws.org Submit water/sewer extension plans to Utilities Plan Review for approval/permitting. Please tie water with Addleston Road. Sanitation (Johnnie Taylor)- Phone # johnniet@cityofws.org Approved Planning (Aaron King)- Phone # aaronk@cityofws.org Contact Assistant City Manager Greg Turner regarding the future acceptance of the streets prior to the site plan resubmittal deadline of Thursday February 2 nd. Remove proposed zoning from plan; Contact USPS for mailbox info; Label width of perimeter Tree Save area; Staff recommends providing some combination of landscaping/berming/fencing along Meadowlark to screen the backs of these homes; Staff recommends that the portion of the site zoned MU-S be rezoned back to RS9 before platting to clear up split zoning issue; Clarify if the subdivision will be annexed into the City- staff does not want to create a situation where public roads are proposed but are ultimately not picked up for maintenance. Street Names/Addresses (Matt Hamby) hambyme@mapforsyth.org Arbor Way is not approved as a street name. Needs to be replaced. another street name to tolbersy@forsyth.cc or hambyme@forsyth.cc. Addresses will be issued during platting process.

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102 AG FORSYTH COUNTY ZONING WINSTON-SALEM ZONING NORTHWEST WARD RS9 PLANNING BOARD REVIEW 12-lot Planned Residential Development in RS9 Zoning CASE: PBR PIN: (part) TRANSOU RD BALSOM RD MH SKYLARK RD RS9 RS9 CAMPTON RIDGE RD PEBBLE LAKE DR SCALE: 1'' represents 200' STAFF: Reed GMA: 3 ACRES: 3.00 F Printed: 1/12/2017 MAP(S):

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105 AUSTIN LN KEARNS AV VERNON AV PLANNING BOARD REVIEW CHATHAM FARM RD 22-lot Planned Residential Development in RS12 Zoning RS12 IP RS12 CASE: PBR IP DEARBORN ST C PIN: FIELDWOOD LN RAINTREE CT RS12 RM5-S RS12 RS9-S CALUMET ST BUENA VISTA RD FIELDWOOD CT ROBINHOOD RD RSQ-S N AVALON RD SCALE: 1'' represents 400' RSQ-S RM8 STAFF: Reed GMA: 2 F Printed: 1/12/2017 RS12 GREENBRIER RD ACRES: MAP(S):

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107 SITE PLAN REVIEW RECORD February 9, 2017, Planning Board Meeting 1) SITE PLAN TITLE AND NUMBER: Chatham Farm PBR ) TYPE OF DEVELOPMENT: 22 lot Planned Residential Development (PRD) in a RS12 zoning district. 3) ACREAGE: ) ZONING: Existing: RS-12 5) # UNITS/LOTS: 22 lots DENSITY:.95 lots per acre 6) SITE PLAN PREPARER: Stimmel Associates PA 601 North Trade St, Suite 200 Winston-Salem, NC PHONE: FAX: sowen@stimmelpa.com 7) OWNER AND/OR AGENT: JTM Investment, LLC 110 Oakwood Drive, Suite 110 Winston-Salem, NC PHONE: FAX: mmcchesney@taylormcchesney.com 8) CONDITIONS: (These conditions are additional requirements for development. All other city or county code regulations still apply.) PRIOR TO THE ISSUANCE OF GRADING PERMITS: a. Developer shall obtain a driveway permit from the City of Winston-Salem. b. 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. 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. c. 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. PRIOR TO THE SIGNING OF FINAL PLATS:

108 a. All documents including covenants, restrictions, and homeowners association agreements shall be recorded in the office of the Register of Deeds. Final plats must show common open space declarations. Covenants relating to stormwater must be approved by the City of Winston-Salem Stormwater Division. b. Developer must build or bond public streets to City of Winston-Salem public street standards. c. Final Plat shall show lots, common areas, streets, and utilities. PRIOR TO THE ISSUANCE OF BUILDING PERMITS: a. Developer shall record a final plat in the Office of the Register of Deeds.

109 INTERDEPARTMENTAL SITE PLAN REVIEW COMMITTEE Project Case Number: PBR PRELIMINARY COMMENTS AND/OR RECOMMENDED CONDITIONS Note: City-County Planning staff is responsible for coordinating the Interdepartmental Review of Special Use Rezoning Requests, Subdivisions, and Planning Board Review items; please contact the appropriate Department at the phone # indicated below if you have any questions about the comments or recommendations lists. A list of recommended conditions from this Interdepartmental Review will be sent to you via generally by the end of the business day on Friday the week prior to the Planning Board Public Hearing. PROJECT CASE NUMBER: PBR PROJECT TITLE: Chatham Farm DATE: 1/25/17 PROJECT DESCRIPTION: North side of Robinhood Road, west of Kearns Avenue (West Ward) NCDOT (Wright Archer)- Phone # warcher@ncdot.gov No Comments WSDOT (Connie James)- Phone # conniej@cityofws.org See standard T-Turnaround detail (section V-5 of the IDS) Engineering (Al Gaskill)- Phone # albertcg@cityofws.org 1. Engineering to review/approve private road design. 2. Install 8 concrete strip (8 conc-4000 psi over 6 ABC at PL. 3. Minimum road width is Provide easement where new road is not within property limits. Drives may need to be a minimum of 13. See Fire Dept. for requirements. 5. Permanent Tee Turn-around is 35 X 70 (not 20 X 70 as shown). Inspections - Phone # - Aaron King aaronk@cityofws.org Erosion Control (Matt Osborne)- Phone # matthewo@cityofws.org 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 (Joe Fogarty)- Phone # josephf@cityofws.org Stormwater Study Required City Fire- (Doug Coble) - Phone # douglasc@cityofwsfire.org Need agreement to use drive or an approved turnaround

110 INTERDEPARTMENTAL SITE PLAN REVIEW COMMITTEE Project Case Number: PBR Utilities (Jack Fitzgerald)- Phone # jackf@cityofws.org Submit water/sewer extension plans to Utilities Plan Review for approval/permitting Sanitation (Johnnie Taylor)- Phone # johnniet@cityofws.org Approved Planning (Aaron King)- Phone # aaronk@cityofws.org How will project signage work? Indicate how active open space will be utilized; Tree save area doesn t add up; Contact USPS for mailbox info. Street Names/Addresses (Matt Hamby) hambyme@mapforsyth.org Chatham Farm Court and Chatham Farm Lane cannot be used together. One or the other must be replaced. another street name to tolbersy@forsyth.cc or hambyme@forsyth.cc and please specify which street is to be replaced. If Chatham Farm Lane remains, clear signage must be present to minimize emergency response delays. Once street names are approved, addresses will be issued during platting process.

111 Planning Board Members: Arnold G. King, Chairman Allan Younger, Vice Chair George Bryan Melynda Dunigan Tommy Hicks Clarence Lambe, Jr. Darryl Little Paul Mullican Brenda Smith The mission of the City-County Planning Board of Forsyth County and Winston-Salem is to assert visionary leadership in the comprehensive, creative planning for our urban and rural community and responsible stewardship of the natural environment. We value a beautiful, livable, harmonious, and economically successful community. CITY OF WINSTON-SALEM Mayor: Allen Joines City Council: Vivian H. Burke, Mayor Pro Tempore, Northeast Ward Dan Besse, Southwest Ward Robert C. Clark, West Ward Derwin L. Montgomery, East Ward John Larson, South Ward Denise D. Adams, North Ward Jeff MacIntosh, Northwest Ward James Taylor, Jr., Southeast Ward City Manager: Lee Garrity FORSYTH COUNTY COMMISSIONERS David R. Plyler, Chairman Don Martin, Vice Chair Ted Kaplan Richard V. Linville Walter Marshall Gloria D. Whisenhunt Everette Witherspoon County Manager: Dudley Watts, Jr.