1. Agenda Documents: 08 03 16 PB AGENDA.PDF 2. 1608-1 Documents: 1608-1 (CHARLOTTE SKI BOATS) STAFF REPORT.PDF 3. August Minutes Documents: 08 03 16 PB MINUTES.PDF
IREDELL COUNTY PLANNING BOARD Jeff McNeely Jerry Santoni Dennis Hutchens Harry Tsumas Doug Holland Mark Davis Kristi Pfeufer David Aman Joe Hudson August 3, 2016 Commissioners Meeting Room Iredell County Government Center Statesville, North Carolina 7:00 p.m. Call to Order A G E N D A Consideration of Rezoning Requests Case # 1608-1 Charlotte Ski Boats is requesting rezone approximately 6.52 acres at 1206 Brawley School Rd from Neighborhood Business Conditional Use District (NB CUD) to Highway Business Conditional District (HB CD). This request is conditional per the submitted site plan and will be limited to boat dealer sales, service, and repair, ATV sales and repair, and general office uses. Other Business Review of Existing Zoning Intersections Approval of the June 1, 2016 Meeting Minutes Committee Assignments Site Visit: Wednesday, August 24, 2016 Election of Officers Adjournment
Development Services PLANNING DIVISION PLANNING STAFF REPORT REZONING CASE # 1608-1 STAFF PROJECT CONTACT: Jake Lowman EXPLANATION OF THE REQUEST This is a request to rezone approximately 6.52 acres at 1206 Brawley School Rd from Neighborhood Business Conditional Use District (NB CUD) to Highway Business Conditional District (HB CD). This request is conditional per the submitted site plan and will be limited to boat dealer sales, service, and repair, ATV sales and repair, and general office uses. OWNER/APPLICANT OWNER: Charlotte Ski Boats APPLICANT: Lee and Amanda Levandowski (Charlotte Ski Boats) PROPERTY INFORMATION LOCATION: 1206 Brawley School Road; more specifically PINs 4636271199.000, 4636272284.000, 4636276113.000, 4636275273.000, 4636276219.000, 4636274561.000. DIRECTIONS: Brawley School Rd; Property on right past Blume Rd. SURROUNDING LAND USE: There are residences to the south, north and west, and existing commercial development to the south and east. SIZE: The acreage to be rezoned is approximately 6.52 acres. EXISTING LAND USE: The property is currently vacant. The site was originally John s Trading Post.
ZONING HISTORY: The property was zoned Neighborhood Business Conditional Use District in 2004 but was not developed. The adjoining Charlotte Ski Boat Property was rezoned HB CD in 2012. OTHER JURISDICTIONAL INFORMATION: future Urban Service Area boundary. This property is located within Mooresville s OTHER SITE CHARACTERISTICS: The property is located in the WS-IV Catawba/Lake Norman Critical Area Watershed. UTILITIES: This site is currently served by well and septic. IMPACTS ON LOCAL INFRASTRUCTURE AND/OR FACILITES TRAFFIC: The closest traffic count was 1500 East on Brawley School Road and had a traffic count of 29,000 vehicles per day in 2014. The capacity for this section of Brawley School Road is approximately 36,600 vehicles per day. SCHOOLS: This is a commercial rezoning and should have no implications on local schools. FIRE MARSHAL: This proposal has been reviewed by the Iredell County Fire Marshal s Office. The Fire Marshal s Office did not address any concerns on the request. EMS: This proposal has been reviewed by the EMS Department. EMS did not address any concerns on the request. REQUIRED REVIEWS BY OTHER AGENCIES LOCAL: The applicant must provide a site plan to the Planning Division for review to develop the property. Each site plan for any phase of the project must be in accordance with the submitted conditional site plan as attached to this application. Zoning requirements such as parking, landscaping, and buffering will be reviewed again at such time. Watershed calculations and erosion & sedimentation control standards will also be reviewed for compliance. STATE: Other than building code, there should be no formal state agency review at this time. FEDERAL: None at this time. STAFF AND BOARD COMMENTS STAFF COMMENTS: The 2030 Horizon Plan calls for this area to be Corridor Commercial, which includes existing commercial, office, and/or retail uses that exist along major thoroughfares and highways or areas that will include commercial development in the future. These areas are both within and outside the Iredell County
Urban Service Areas. According to the plan, uses within this area generally should include retail, restaurants, entertainment centers, automobile services, personal services, other commercial uses, and office developments. The proposed HB-CD district does fit into the Corridor Commercial designation. The property is limited in its impervious development due to the restrictions of the Critical Area Watershed. Planning Staff has suggested other possible conditions be considered to address neighboring property owner concerns. These suggestions include: Maintaining an undisturbed buffer at the rear portion of the lot behind the proposed buildings, implementing storm water best management practices to mitigate storm water impacts, and restricting lighting so that neighboring properties are not affected. The Planning staff can support the proposed rezoning request based on the following: the 2030 Horizon Plan calls for this area to be Corridor Commercial which allows for commercial businesses. This site adjoins commercially zoned property. There are limited uses proposed for the site and site plan conditions will be imposed. Potential traffic impacts should not exceed road capacity. PUBLIC INPUT MEETING: On June 21, 2016 a public input meeting was held on site. Five attendees from the community showed up to hear the proposal and voice their opinion. The main concerns voiced were light pollution and maintaining the buffer of trees at the rear of the property. Other concerns mentioned included storm water runoff and noise. SITE REVIEW COMMITTEE: David Aman and Dennis Hutchens visited the site with staff on July 20, 2016. PLANNING BOARD ACTION NEEDED: TO APPROVE: TO DENY: Motion to recommend in favor of the zoning map amendment and to make a finding that the approval is consistent with the adopted 2030 Horizon Plan and that said approval is reasonable and in the public interest and furthers the goals of the 2030 Horizon Plan because it is adjacent to commercially zoned property, only limited uses are allowed, and the traffic impacts will not exceed road capacity. Motion to recommend denial of the zoning map amendment and to make a finding that though the denial is inconsistent with the adopted 2030 Horizon Plan, said denial is reasonable and in the public interest and does not further the goals of the 2030 Horizon Plan because.
Attachments: Rezoning Application Site Plan Zoning Map Future Land Use Map Aerial View Map
IREDELL COUNTY PLANNING BOARD The Iredell County Planning Board met on Wednesday, August 3, 2016 at 7:00 p.m. in the Commissioners Meeting Room of the Iredell County Government Center (Old Courthouse) at 200 S. Center Street in Statesville, NC. MEMBERS PRESENT Jeff McNeely, Chairman Harry Tsumas, Vice Chairman David Aman Mark Davis Kristi Pfeufer Joe Hudson Jerry Santoni STAFF PRESENT Matthew Todd Jake Lowman Alex Swift Amy Anderson MEMBERS ABSENT Doug Holland Dennis Hutchens Chairman McNeely called the meeting to order. Jake Lowman presented the following case: REZONING REQUEST: 1608-1 CHARLOTTE SKI BOATS, OWNER/APPLICANT EXPLANATION OF THE REQUEST This is a request to rezone approximately 6.52 acres at 1206 Brawley School Rd from Neighborhood Business Conditional Use District (NB CUD) to Highway Business Conditional District (HB CD). This request is conditional per the submitted site plan and will be limited to boat dealer sales, service, and repair, ATV sales and repair, and general office uses. OWNER/APPLICANT OWNER: Charlotte Ski Boats APPLICANT: Lee and Amanda Levandowski (Charlotte Ski Boats) PROPERTY INFORMATION LOCATION: 1206 Brawley School Road; more specifically PINs 4636271199.000, Page 1
4636272284.000, 4636276113.000, 4636275273.000, 4636276219.000, 4636274561.000. DIRECTIONS: Brawley School Rd; Property on right past Blume Rd. SURROUNDING LAND USE: There are residences to the south, north and west, and existing commercial development to the south and east. SIZE: The acreage to be rezoned is approximately 6.52 acres. EXISTING LAND USE: The property is currently vacant. The site was originally John s Trading Post. ZONING HISTORY: The property was zoned Neighborhood Business Conditional Use District in 2004 but was not developed. The adjoining Charlotte Ski Boat Property was rezoned HB CD in 2012. OTHER JURISDICTIONAL INFORMATION: This property is located within Mooresville s future Urban Service Area boundary. OTHER SITE CHARACTERISTICS: The property is located in the WS-IV Catawba/Lake Norman Critical Area Watershed. UTILITIES: This site is currently served by well and septic. IMPACTS ON LOCAL INFRASTRUCTURE AND/OR FACILITES TRAFFIC: The closest traffic count was 1500 East on Brawley School Road and had a traffic count of 29,000 vehicles per day in 2014. The capacity for this section of Brawley School Road is approximately 36,600 vehicles per day. SCHOOLS: This is a commercial rezoning and should have no implications on local schools. FIRE MARSHAL: This proposal has been reviewed by the Iredell County Fire Marshal s Office. The Fire Marshal s Office did not address any concerns on the request. EMS: This proposal has been reviewed by the EMS Department. EMS did not address any concerns on the request. REQUIRED REVIEWS BY OTHER AGENCIES LOCAL: The applicant must provide a site plan to the Planning Division for review to develop the property. Each site plan for any phase of the project must be in accordance with the submitted conditional site plan as attached to this application. Zoning requirements such as parking, landscaping, and buffering will be reviewed again at such Page 2
time. Watershed calculations and erosion & sedimentation control standards will also be reviewed for compliance. STATE: Other than building code, there should be no formal state agency review at this time. FEDERAL: None at this time. STAFF AND BOARD COMMENTS STAFF COMMENTS: The 2030 Horizon Plan calls for this area to be Corridor Commercial, which includes existing commercial, office, and/or retail uses that exist along major thoroughfares and highways or areas that will include commercial development in the future. These areas are both within and outside the Iredell County Urban Service Areas. According to the plan, uses within this area generally should include retail, restaurants, entertainment centers, automobile services, personal services, other commercial uses, and office developments. The proposed HB-CD district does fit into the Corridor Commercial designation. The property is limited in its impervious development due to the restrictions of the Critical Area Watershed. Planning Staff has suggested other possible conditions be considered to address neighboring property owner concerns. These suggestions include: Maintaining an undisturbed buffer at the rear portion of the lot behind the proposed buildings, implementing storm water best management practices to mitigate storm water impacts, and restricting lighting so that neighboring properties are not affected. The Planning staff can support the proposed rezoning request based on the following: the 2030 Horizon Plan calls for this area to be Corridor Commercial which allows for commercial businesses. This site adjoins commercially zoned property. There are limited uses proposed for the site and site plan conditions will be imposed. Potential traffic impacts should not exceed road capacity. PUBLIC INPUT MEETING: On June 21, 2016 a public input meeting was held on site. Five attendees from the community showed up to hear the proposal and voice their opinion. The main concerns voiced were light pollution and maintaining the buffer of trees at the rear of the property. Other concerns mentioned included storm water runoff and noise. SITE REVIEW COMMITTEE: David Aman and Dennis Hutchens visited the site with staff on July 20, 2016. Page 3
QUESTIONS FROM BOARD TO STAFF Mr. Tsumas asked Mr. Lowman where the outdoor storage would be permissible. Mr. Lowman said boats could only be stored outside within the hash line on the site plan. Chairman McNeely asked if the proposed rezoning would correct a current problem. Mr. Lowman said yes. The property is currently in violation because of the outdoor storage on the property. THOSE SPEAKING ABOUT THE REQUEST Lee and Amanda Levandowski, applicant/owner spoke in favor of the rezoning. The property was rezoned several years ago but the business is growing and is need of an expansion. The expansion will happen in three different phases. Ms. Levandowski said approving the rezoning would allow the business to expand and fulfill a need in the Lake Norman Community. Chairman McNeely asked the applicants if they are aware of the conditions proposed. Both applicants agreed. Mr. Aman asked about the concerns that adjoining owners brought up during the public input meeting. Ms. Levandowski said that the light pollution was an issue for some of the adjoining property owners, but those concerns have since been addressed. Guy Gulickson, project manager for Charlotte Ski Boats, said the outdoor lights now have shields on them to prevent any light pollution on adjoining owners. He further stated that there have been no complaints since the shields have been put in place. Mr. Santoni asked about storm water runoff. Mr. Levandowski said the company is willing to take steps to prevent any run off. Mr. Gulickson said the new buildings would be characteristic of others in the area and would be surrounded by nice landscaping. Some landscaping has already been done to the back of the property. Mr. Aman said it appears an adjoining owner has a nice pond and would not want that to become a detention pond. Don Horton Jr., representing ROE Ltd, owner of the property, spoke in favor of the rezoning. Mr. Horton stated that there is a small retention pond on the property. Nathan Morgan, representing Ross Adams an adjoining property owner, shared Mr. Adams concerns with the proposed rezoning. Mr. Adams has lived on his property for 30 years. Mr. Adams supported the initial rezoning of the property, but does believe that Highway Business is a good fit for this area of Brawley School Road. Page 4
Mr. Morgan shared that Mr. Adams is an architect in the area and does not believe that a metal corrugated building would not adhere to standards of the area. Brawley School Road is currently four lanes with a nice median and metal buildings would be an eye sore. Mr. Morgan said that at the public input meeting the owners only agreed to minimum landscaping requirements. Mr. Tsumas explained that Highway Business zoning district allows for outdoor storage. The Board discussed potential conditions regarding storm water and detention ponds. Mr. Lowman explained the requirements for an Erosion Control Plan. Mr. Aman said the concerns of erosion would be handled if an Erosional Control Plan is required before construction begins. Mr. Tsumas made a Motion to recommend in favor of the zoning map amendment and to make a finding that the approval is consistent with the adopted 2030 Horizon Plan and that said approval is reasonable and in the public interest and furthers the goals of the 2030 Horizon Plan because it is adjacent to commercially zoned property, only limited uses are allowed, and the traffic impacts will not exceed road capacity. Mr. Davis seconded said motion and all agreed. VOTE: 7-0 Review of Existing Zoning Intersections Mr. Todd told the board that planning staff evaluated rural commercial zoning nodes and, many of which came from countywide zoning in 1990. Mr. Swift presented the following intersections: Highway 64 & Barry Oak Road Highway 115 & Damascus Church Road Highway 115 & Sullivan Farm Road Shinnville Road & Withrow Creek Road The board discussed ways to address the current issues. Mr. Swift said there are other intersections with the same issue. The board asked staff to provide them with maps of the remaining intersections. UNFINISHED BUSINESS: None at this time. MINUTES: Mr. Santoni made a motion to approve the June 1, 2016 meeting minutes. Mr. Hudson seconded said motion and all were in favor. MONTHLY COMMITTEE ASSIGNMENTS: Site Visit: Wednesday, August 24, 2016 Page 5
ELECTION OF OFFICERS: At this time the floor was made open for nominations for Vice Chair. Mr. Tsumas nominated Kristi Pfeufer and all were in favor. Ms. Pfeufer nominated David Aman as Chairman. All were in favor. ADJOURNMENT: There being no further business, Chairman McNeely declared the meeting adjourned at 8:45 p.m. Amy B. Anderson Administrative Assistant Date Read and/or Approved Page 6