Durham Planning Commission · Regular Meeting · March 12, 2024

good evening to the Durham Planning Commission the members of the Durham Planning Commission are appointed by the city council and the County Board of Commissioners to make recommendations to elected officials we emphasize that the elected officials have the final say on any issue before us tonight while this meeting is being conducted in person it is also accessible using the zoom virtual platform in a virtual in the virtual meeting platform public participants do not have the ability to talk or be seen on video by default in order to maintain meeting decorum and a discernable record of the meeting the chat function has been disabled for those attending in person if you plan if you plan to speak on an agenda item tonight please go to the table to my left and sign up to speak when speaking please state your name and your address clearly when you come to the podium speak directly

directly into the microphone if you are attending the meeting virtually you will be given the ability to speak at the appropriate time if you have pre-registered your name will be called so you can make your comments just like an in-person meeting you may also call in during the meeting tonight by dialing 1301 715 8592 if you call in during the meeting you will need to wait until the particular public hearing you are interested starts after all of the pre-registered speakers have shared their comments I will ask if anyone else wishes to speak at that point you will need to digitally raise your hand by pressing star9 on your phone and when recognize please state your name and address before making your comments the applicant tonight has a total of 10 minutes for a presentation each speaker after the applicant has 2 minutes to speak Commissioners have five minutes for Q&A and will only be called upon to

speak a second time after all other Commissioners have chosen to speak for a first time Commissioners as a reminder after the public hearing is closed you obtain the floor by being recognized by the chair commission members please remember you share this time with your fellow Commissioners keep your comments and questions piy and please don't repeat topics that have already been discussed or questioned the time to make public statements is before motions are made once a motion is on the floor and further discussion regarding that motion must come after a second all motions are stated in the affirmative so if a motion fails or ties the recommendation is for denial finally I ask everyone here the commission members the staff and the public to conduct themselves in a courteous and respectful manner if someone fails to act in that manner the chair will ask the offending person or persons to leave the meeting until such

time they regain personal control if theorum fails to be restored the chair will recess the meeting until a genuine commitment to act respectfully and courteous has been observed thank you may we have the roll call please chair Cameron here Vice chair sharis here commissioner cut here commissioner Graves man's request an excused absence commissioner Gham here commissioner Johnson here commissioner copac here commissioner mckyer cease and trap requested an excused absence commissioner Valentine here commissioner Williams here commissioner woke here commissioner young here we have Quorum Yahoo thank you all righty um are there any adjustments to the the agenda no um thought we pulled something

yeah thank you uh so there was a case uh 1914 1916 East corn Wallace uh it was noticed appropriately according to local and state law um however the applicant re uh withdrew the case last night uh and notified us so if anybody is signed up to speak on that item it will not be heard tonight and is no longer an active case with the Department thank you all right next we have um the approval of the consistency statement the minutes I'm sorry and the consistency statement do we have a motion to approve so move second it's been moved by commissioner cutright and second it by commissioner Valentine um to approve the minutes and the consisteny statements all favor please say I I any opposed the motion carries eyes

haveit just one second I have too many papers up here all righty we are going to move into the public hearings the initial zoning map changes the first case we have is z23 0108 Kate's estate may we have the staff report please all right good evening Alexander Kaho at the planning department uh staff would like to note for the record that all items have been noticed in accordance with state and local law and affidavits are available upon request from the planning department Kates state is k z 2310a just a little bit of context and background we brought this to Planning Commission last month that going forward direct translations or initial zoning

map changes now come before the Planning Commission and this was uh the first three cases tonight are an example or our uh initial zoning map changes so what that means is an applicant is petitioning to Annex into the city limits uh in the zoning the base zoning is staying the same um so that is this first case this we received a from Patrick and Rebecca Kates uh for their property is located at 2625 East feral Road um they are currently in the county limits and they are seeking annexation into the city limits the existing zoning is residential Suburban 20 and the the proposed zoning will be residential Suburban 20 City Limits uh the place type is established residential staff are not recommending a change to the place type um the applicant is seeking to constru construct one single family home and connect to City Water and Sewer this site is in the Watershed overlay um

fjb so again this is a direct translation I'll try to be consistent in my language tonight but it's also known as an additional zoning map change uh you'll hear both used so you can see the site um relatively large site 5 Acres uh rs20 is the zoning and then you can see uh residential rural zoning to the slightly to the north and to the east the aerial map shows the general location of the site and the surrounding development which is existing single family homes and the place type shows this area as established residential with um neighborhood mixed residential neighborhood to the east or South um single family homes are consistent with the intent of the established residential neighborhood type and then lastly this map is probably new to y'all this shows where the parcel or property is in location to

the existing City Limits um there is because it's all white around you can see there's no existing city limit so this is not contiguous to the primary corporate brry as it is now so as this is a direct translation there is no mechanism to commit to any anything in excess of the ordinance um so what is allowed by the ordinance now is what will be allowed on this property in the future neighborhood meetings are not required for one or two single family annexation um projects and staff have determined this proposal is consistent with the place type map designation of established residential and the appical comprehensive plan policies found in attachment F of your packet comprehensive plan policy review um staff are ailable to answer any questions I'm not sure if Thea um applicants are here tonight are the applicants here or on the

zoom I see uh no Rebecca Kates is on the zoom all right we have oh Rebecca Kates is on the zoom if we could let her in you unmute yourself good evening everyone good evening go ahead um no you guys were just asking if any of the applicants were on the zoom call so I raised my hand so that it would be easier for you guys to be able to depict whether or not we were on the call or not do you have anything to say or present no I've been working very closely with growth and planning and I trust his presentation okay all right um we're going to close the public hearing right now and um we're going I'm sorry then there's nobody else signed up to speak I don't think um nope no anyone on Zoom wishing

to speak all right we're going to close the public hearing and now we're going to open it up for commissioner discussion and questions commissioner Johnson just a question for the Planning Group just for awareness uh have no problem with a project per se I just want to know if we do this and I'm this is out of ignorance do we open the door up for 10 or 20 more applicants in that general area to go on the city water and sewer and would that have future impact I can defer that down the road but I'm just more for awareness what kind of door does this open up if any yeah thank you commissioner Johnson great question so each uh annexations essentially in Durham and North Carolina General are voluntary so somebody has a petition in each time somebody petitions in uh they will go through this process which will also involve the operational

impact analysis that is done by uh reviewer departments and we also require them to go through the utility extension agreement process and that is where sewer and water capacity is analyzed for that specific project in site thank thank you very good explanation so we're not establishing any precedent that somebody can come back and challenge us we're just open the door for whatever future consideration thank you do we have any other commissioner go ahead yeah Alexander you said five acres on the site information it says like two and a half all right let me double check here yes you're right correct thank you two and a half acres any other question or comments

from the commissioners none all right let's go ahead and move this case forward please may I have a motion chair as it relates to case z231 0a uh bdg 23 quadruple 06 Kates State I make a recommendation that we send this case forward to city council and um County Commissioners with a favorable record recommendation second it's been moved by commissioner cutright and seconded by commissioner Valentine to move case z23 zp10 what is this number A1A forward to city council and County Commissioners with a favorable recommendation may I have the roll call vote please can we um can I make a request that we amend that motion uh as we it'll just go to the city council

okay as amended going for it just to the city council may I have a roll call vote please and I'm sorry I missed who the second was Valentine thank you all right commissioner Cameron yes commissioner sheras yes yes cutright yes commissioner Gham yes commissioner Johnson yes commissioner copac yes commissioner Valentine yes commissioner Williams yes commissioner woke yes commissioner young yes motion carries 10 Z thank you next up we have uh case z23 35 3 1324 Bungalow may we have the

staff report please yes good evening thank you thank you chair Cameron we see received an annexation petition and initial zoning map change for the address at 1324 Bungalow Avenue again this is a site that is zoned residential Suburban 20 and they are seeking to Annex into the city limits and keep the zoning at residential Suburban 20 in the city the existing Place type map establishes as areas established residential staff are not recommending a change to the place type map and this is again to connect one single family home to City Water and Sewer uh you can see by the zoning context map that it is rs20 surrounded by rs20 to the Northwest and East and rs 10 residential Suburban 10 to the South the aerial map shows the general location of the site along bungal Avenue to the west and the place type map establishes this area which is the orangish color uh

as established residential again single family homes and established areas are recommended for this area the annexation Maps shows in yellow where the existing City Limits are and the white is where the county would be and so you can see that this is an annexation that's slightly different it is contiguous to what's called a satellite area of the city uh but it is not contiguous to the primary corporate limits of the city a reminder that a direct translation means there's no mechanism to commit to anything in excess of the ordinance and what is allowed by the Udo for rs20 is what will be allowed on this property in the future no neighborhood meeting was required as this was a one or two single family annexation and overall The Proposal is consistent with the place Tye map designation of established residential and the applicable comprehensive plan policies found in attachment F comprehensive plan policy review uh staff and I believe the applicant are available to answer any questions thank

you if this time the chair is opening up the public hearing is the applicant here wishes to speak or on [Music] Zoom do we have any community members signed up to speak I believe Linda Davis is the applicant okay uh Linda Davis would you like to speak can unmute yourself yes yes we um yes uh this is Linda Davis uh good evening uh um how are you all um so um my request was that I was wondering whether you know we could have annexation basically for for SE we have

what on the property and we want to B build single family homes there okay this this was our our request that's your request got it thank you are there any um community members that wishes to speak anybody signed up Alexander no all right um the chair is going to close the public hearing at this time we are now open for commissioner discussion and questions none are we ready to move this case forward goad chair as a relat to case

z2300 35a bdg 23022 1324 Bungalow I make a recommendation that we move this case forward to city council with a favorable recommendation second it's been moved by commissioner cutright and seconded by commissioner CAC to move case z 2335 a BD g232 2 1324 Bungalow fort with a favorable recommendation to city council may I have the roll call vote please chair Cameron yes Vice chair sheras yes commissioner cutright yes commissioner Gham yes commissioner Johnson yes commissioner copac yes commissioner Valentine yes commissioner Williams yes commissioner woke yes commissioner young yes motion carries 10-0 thank you next week we have uh uh zoning initial zoning map change uh case z230

93 or 3 acres uh the existing zoning is residential sub 20 again the applicants proposing to not change that zoning and keep it at residential Suburban 20 but in the city limits the existing Place type map shows this area identified as established residential this is again where single family homes would be appropriate and subdivisions um the applicant is proposing to construct up to um five potentially six single family units would be allowed and connect to City Water and Sewer and you can see that rs20 is the predominant zoning in this area um as far as you can see that's the yellow so

to the north south east and west the aerial map shows the general location of the site along Picket Road and the place Ty map shows that the established residential which is that oranges color are these properties along Picket Road uh and then just south of that would be the green color which is Recreation and open space the annexation map shows the existing city of Durham boundary which is the yellow uh and this would be contiguous to the existing primary corporate Lins um just a reminder that there's no mechanism to commit to anything excess of the ordinance on a direct translation and that because this was five or six single family homes a neighborhood meeting was held on August 31st 2023 and three people were in attendance um I will and then the applicant addressed all the questions within the scope of that meeting the proposal is consistent with

the play site map designation of established residential and the applicable comprehensive plan policies found in attachment F uh thank you and I think this applicant is definitely here to answer any questions all right thank you may we have the applicant to the podium please good evening Madam chair members of council or commission uh pamp Porter with tmla Associates with me tonight is Danny ESP spidia with Toledo Builders and Linda Davis who um spoke with the previous case is actually the owner for this one and hopefully she's still on the phone if you have any questions for her um our request is really simple it's just to Annex these two lots into the city limits um for the construction of up to 5 to six single detached it's in line with the place type map it fits in with the context of the area um and we're consistent with the comprehensive plan and that's all I have so if you

have any questions I'm happy to answer them for you and we thank you for your consideration thank you our request do we have any uh community members that would like to speak on this case no one on Zoom in in the galley all right I'm going to close the public hearing now uh we are now open for commissioner discussion and questions any yes commissioner Johnson just a couple questions one is there's a lot of trees there now and those two lots is there any plan to retain as many trees for the natural habitat or will they all be cleared I'm just wondering about we have to meet the Udo requirements for tree coverage time a site plan yeah if if a site plan submitted to develop homes I mean this is in the future so if a site plan submitted we have to meet the Udo requirements for 10% right is that correct am I right for residential it's

minimum 20% 20% sorry that's okay and one other question I noticed that if I read it correctly there was no change in anticipated student impact even though you're going from two to six has that been looked at just curious um I would defer to staff I think that change in density is probably low enough where that is likely the impact they they staff runs the numbers on that we don't run the numbers in our office that's a in the staff report that's what does okay but it does seem like that would be an appropriate adjustment yeah Alex yes thank you great question commissioner Johnson so because the base zoning is not changing the number of students generated by rs20 in the county would the same number as rs20 in the city thank you any other commission questions none are we ready to move this case forward can I have a motion please

chair as it relates to case z2300 036a bdg 23023 3411 and 3417 pick it Road I make a recommend recommendation that we move this case forward with a favorable recommendation to city council second it's been moved by commissioner cutright and seconded by commissioner Valentine to move case z230 36a bdg 2323 3411 and 3417 Picket Road forward with a favorable recommendation to the city council may I have a roll call vote please CH Cameron yes Vice chair sheras yes commissioner cutright yes commissioner Gham yes commissioner Johnson yes commissioner copac yes commissioner Valentine yes commissioner Williams yes commissioner woke yes

9 acres and located at 8310 8404 and 8613 fville Road the current zoning is residential rural the applicant proposes to change this designation to plan

10 zoning is consistent with the designated Place type there is an

Associated annexation petition with this case uh bdg 2310 the existing zoning is residental rural the site is surrounded by residential rural mixed use and PDR the aerial map shows the general location of the project within Southern Durham the place type map designation is mixed use neighborhood and the proposal is consistent with the place type uh the contiguous annexation would include two of the three site Parcels as shown uh here's a summary of the commitments within the within the textual development plan three site amenities would be included uh as I noted three multifam units would be considered affordable um contribution to the Durham dedicated housing fund and Durham public schools have been offered a shared use path path would be constructed along the

site's Frontage along with a high visibility crosswalk and the erosion control sediment Basin would be increased by 50% a neighborhood meeting was held in accordance with Udo requirements on February 22nd 2023 where 52 community members were present to conclude um The Proposal would allow 300 residential units consisting of at least two of uh multiple unit types um a Min with a minimum of 100 units being multifamily of which 3% would be affordable The Proposal would be for 2,000 square ft of non-residential use with 5,000 sare ft to be vertically integrated um additional commitments uh listed previously would contribute to improve pedestrian and bicycle connectivity and storm water management for the site in excess of Udo requirements um the information provided

5% suggesting a greater need for more affordable uh rental units in this part of Durham The Proposal is generally consistent with the place type map designation of mixed use neighborhood thank you staff and the applicant are available for any questions thank you at this time the chair is opening the public hearing is the applicant ready for their presentation there we go good evening again Madam chair members of the commission Pam Porter with Team tlaa Associates with me tonight with this for this case is

10 to facilitate the construction of a mixed use development we're also requesting annexation of 8404 and 8613 favil Road into the city limits 8310 favil road is already located within the city before we get into the details of our request I did want to note we did have two neighborhood meetings for this Brooke mentioned our first neighborhood meeting on February 22nd 2023 where we had 52 people attend and then we had a second neighborhood meeting on January 10th of this year where eight neighbors attended and for the second neighborhood meeting we noticed um people that lived and uh own land within a th000 ft of our property as staff noted in the presentation we are committing to a maximum of 300 dwelling units and as part of the residential portion of the

development at least two of the following will be required single family attached duplex Multiplex attached house townhouse and apartments and a minimum of 100 of those units will be multifam the development also commits to a non-residential development component which is up to 20,000 Square ft of building area for of the development will be non-residential and a minimum of 5,000 square ft of that will be vertically integrated the developer or the development prohibits certain non-residential uses such as electric gaming operations nightclub or bar are payday lender and adult establishment and additional prohibited uses are noted in our text commitment number eight other notable commitments include a minimum of 3% of the multif family units will be affordable at 60% at Ami for 30 years a donation to The dedicated housing Fund in the amount of $145,500 a donation to Durham public schools in the amount of $100,000 150% increase in size of the

erosion control sediment basin during construction a 20ft wide tree preservation area or a 20ft wide landscape buffer if sufficient vegetation does not exist along Reid 1 15691 which is the lot where the chancellor Ridge town homes are located will be included at site plan and this is a commitment that came from our neighborhood meeting our first neighborhood meeting as um some of the residents of the Chancellor's Ridge Town Homes were concerned with visibility so we offered that buffer or tree con obervation in that area pending ncdot approval build a high visibility crosswalk with push button signals to connect Future multi-use Path along the frontage of fville road with pedestrian facilities at Future entrance intersecting Swift Creek Crossing we have commitments to a varied varied front facade designed for any single family or town home unit which will create a quality neighborhood where houses don't all have the same appearance as you look down the road a minimum of three of the following open

space elements will be included dog park playground pocket Park Community Garden Pool Clubhouse or Playfield and with regard to traffic related items I'm going to have Andrew top with VHB discuss our roadway improvements good evening Andrew top traffic engineer with vhp engineering wanted to review uh some of the findings of our traffic impact study uh This was done in accordance with city of Durham and NCT doot guidance um using uh assumptions uh developed in terms of growth rate approved developments and other uh the number of intersections based on uh our memorandum of understanding and pres scoping meeting for the Tia So based on our our traditional um traffic engineering standards um this site will generate traffic and and in which case um ser of mitigation measures are are recommended

and required to help mitigate for that um traffic impact this includes uh a series of turn Lanes both left and right turn Lanes at uh each of the uh three primary driveways and a a fourth optional driveway uh that would be a right in right out so a right turn lane at each of those driveways and we uh lefts are accommodated inbound into the site uh uh a left turn lane would be required to help separate that traffic that's slowing down and turning into the site um there are some committed improvements already along the quarter specifically at the NC 751 and fville Road intersection is part of 751 South is accommodated that those um uh would be would be built um you know by that developer but based on the timing if if they were not built at the time of of this opening that will be looked at and improvements such as the westbound right turn lane would be incorporated and

built as part of this development uh and and Pam already mentioned the uh potential uh pedestrian uh Crossing measure that was uh recommended as well um uh but with that uh with the with the the the inclusion of each of those inter intersection improvements uh traffic is is mitigated fairly minimal delay increases at any of the intersections studied and uh feel that that this uh development does not um negatively impact safety or welfare from a traffic safety impacted any of these inter intersections that we reviewed but happy to answer any questions as well thank you Andrew in summary it's no secret that this part of durm is growing the adoption of the new comprehensive plan and place type map have set this area of Durham up for this type of mixed use development and we're excited about this this project and look forward to seeing it come to fruition and we are all available for questions thank you

thank you there any uh community members I'm I'm going to assume you're with okay uh anyone else that would like to speak I don't think there's anybody else that's signed up on the here okay we have Judy Thompson on the zoom uh yes can you hear me yes okay my name is Judy Thompson and I live at 8321 fville Road um I have a question for Mr top uh with traffic he kind of glossed over the intersection at 751 and F Road um in terms of which which just let let me make sure that everyone on the commission understands that that's a 270 degree turn from fa from 751 to fville

if you or from fatfield to 751 right now it's a substandard intersection and at any time it's probably rated level of service F according to the state of North Carolina um but I don't quote me on that I'm just saying I've been stuck in it so many times um so he I I don't maybe he needs to come back up and answer this for everybody because he said that the developer would not be required to improve that intersection is that am I misunderstanding what he said yes uh we'll we'll have a time at the end of all uh Community comments to answer your questions okay thank you I have a few more okay go ahead ask all your questions and the applicant will take note of them and we'll respond all at one time okay um the First Community

uh meeting that we had it was made very clear that there would be no bus service to any of these projects um has that changed okay next question uhhuh and um there is an addition project on 751 that's I I believe that's being proposed so um my question is are is the traffic aggregated between the projects or is each project evaluated separately okay that's really for staff but yes we'll note that okay not for the applicant right I'm I'm this is for staff yes okay and and you have and your time is up Miss Thompson thank you thank you is there let's see is there Bill Barefoot uh you signed up to speak on this I see

you on the zoom can we let him in um I'm supposed to speak on the uh 1414 West NY 54 okay all right yep you are right I can't see I don't have my reading glasses on sorry um I think that is it uh for pre-registrants and who I see on the zoom just anyone else on Zoom nope Al righty um the applicant you want to come back up and respond to those questions so we'll have Andy top um if I believe the question was related to the intersection of 751 and fville I know we've looked at that extensively and I'll let you explain it as I recall

there's some sort of realignment of that intersection that is going to happen in the future you want to address that absolutely absolutely um uh the caller is completely correct as part of our existing conditions analysis uh that intersection does operate at a at a level of service F and and then we also look into the future for the no build condition before our site is um add stps to the intersection and then a build condition that does add our trips and between existing and our future year there are a series of turn lane improvements that will substantially uh improve operations at that location uh to the point that uh By the time our build traffic all of the traffic that's projected from our development impacts that intersection with the planned improvements in place uh the level of service at that intersection in 2027 will actually be better than it is today with the addition of those turn Lanes so uh whether 751 South comes in first puts

those in or we do uh the old the end Improvement is a reduction in delay over over no build conditions but even even over existing conditions so there'll be a benefit out there uh and also there there aren't there is not any uh go Durham does not have any playing bus service in this area that I'm I'm aware of it was it was hard to hear your last comment uh yes as I understand go Durham has not extended their bus service out to this area yeah I believe there was a question asked from the uh U Community speaker about bus service to this area we've not been made aware of any uh plans for transit to be extended to this area of course there it's not terribly far from uh South Point mall where there is Transit so but as far as we know there there is no plan to extend bus service down here from go Durham um and I believe the last question was for staff related to TI oh Erlene is here okay

perfect um early Thomas Transportation so while each development is looked at individually when traffic studies are done we do um account for the cumulative impact of other developments that are nearby that haven't been constructed so for this particular Tia there were two or three additional developments that were included in the traffic analysis so that we have a a cumulative um picture and also just wanted to confirm you know what Mr top said about the turn lane improvements um that are required for this development as well as others at that intersection thank you all right I believe there are no other um questions Miss Thompson you've already had your two minutes I'm sorry I can't um give you an additional two minutes to

speak um there any other questions all right I'm going to close the public hearing at this time and now we are open for commissioner discussion and questions commissioner cutright thanks chair uh just quick question on um affordability you I think you all have some good profits here uh generally good profits uh about 1% of your units are affordable any chance to increase that well I I just want to be clear it's 3% of the multif family units right the profer as it's written um requires a minimum of 100 multif family units ultimately I think we think there there will likely be more than 100 multif family units built here uh out of the total 300 um that are that are built so I don't know if it's going to be 1% but it's 3% of the multifam is we decided to so we also have a profer that we're giving um a monetary contribution to the

dedicated housing fund the the reason we did it this way um we were trying to Target a deeper Ami which we were able to do with the rental product as opposed to the for sale product so that's so we're doing both well we're not we're doing a monetary contribution to the dedicated housing fund and then having you know a 3% this is all this this is all you know unsubsidized be directly from the developer 3% of the multi family units affordable at the 60% Ami level which I think is actually pretty pretty good for this type of development considering that one of the other commitments is that this this project will include vertically integrated mixed use so we're talking about a fully mixed use area which is I think a lot of the guidance and the comprehensive plan suggest that that's what they would like to see um is difficult to do and we are doing it with affordable housing unsubsidized at the same time so I don't know that we're in a position to do more of the multi family units uh as

affordable but just to explain our thinking on it it was so that we could Target that 60% Ami we don't see a lot of necessarily what's the plan for the 20,000 um commercial generally um there I mean there isn't a plan for that uh as I understand it 751 South has a uh non-residential component across fville it's across fville right yeah across fville from this location so I think a lot of it will depend on what goes there so that it could complement that right but I mean generally speaking I think this would be well I think 751 South ultimately will drive what the interest is here but this could be an area where you would have you know like small restaurant type of thing appreciate it y thank you commiss Johnson thank you

chair I'm going to make a statement and then I'm G to ask some specific questions uh not withstanding the traffic information there's a lot of developments going on in this quadrant we had uh one a couple months ago we had one deferred recently the total composition of This concerns me in terms of impact on the area I do commend you for some of your profit I mean providing money to the housing fund providing money to school but I don't think we have a broad enough view about the overall impact in this area as the speaker talked about faville and 751 coming together is a is a a neck it's a problem and then you're adding more vment on 751 you're adding more development on fville um it's it's creating major concerns for me on infrastructure impact it's maing concerns on water pressure environmental so that's where I'm coming into this I'm just being honest I'm looking at the zoning impact related to the total scope with that said I do have

a couple questions I want to add to the question I heard before um I don't understand the 3% multif family unit I understand three and 100 I just don't think that really meets the character of what we're trying to do based on previous project so I don't need an answer I'm just giving you some feedback there number two the profer for $100,000 versus the potential impact of a half a million with students seems a little bit I mean it's good but it seems a little bit short to the overall impact if those numbers are correct based on the potential student impact why a restaurant that's one question you have the mall you've got lots of facilities literally a m two miles down the road why add retail and restaurant which isn't consistent with fville road today I mean we're taking guidance directly from the comprehensive plan Place type map yeah I did say that I think it would be a good spot for a restaurant in this mix use development we're not requiring a restaurant that's one of the uses that would be allowed But ultimately I think I mean to answer

your question we are doing a mix use development because that is what the comer plan calls for here that's what that's why we have envisioned the project in this man whether it ends up being a restaurant I think is a fair question I mean if if you're suggesting that you think a restaurant should be eliminated as a possible use that's something we can look at but ultimately it should be a mixed use development based on the place Ty M so would you profer to take off the restaurant of retail tonight or is that still to be disc I'd have to speak with the client about that that like I said something we can look at but I don't I mean I don't really understand what why why a restaurant wouldn't work here um but if that's your if that's your opinion I mean I'm certainly willing to to listen to it yeah it's more of the compostition of composition of the area generally that's there today so one other a couple other quick questions uh within my time uh the traffic assumptions mitigation are all the turn Lanes going to be on faville I I wasn't clear on that are some of the exit

points going to be on 751 for this development so um I'll have Andy top come speak about that but I did did want to make one thing clear I don't know if it's possible to pull up a map of the area that we can point to but currently and I think the previous or Community speakers mentioned that fville and 751 come to a pretty sharp intersection and the turn there is very difficult um as it is today there there is a project or plan to realign that intersection um to straighten it out and make that turn easier ultimately right so I think the the statement that the speaker made is correct I think in the future and this is consistent with what Andy mentioned earlier um that intersection is going to improve I think whether this project gets built or not and then with the improvements that are uh associated with this project uh it is going to that intersection will improve over what it is right now even with all

the development uh being built based on the improvements that are slated for that intersection Andy could you speak to like our access points I think that was the ultimate question we have one minute left on this yeah before answer the question I have one more question I'd like you to C couple with that one is would you be willing to fund a turn lane on the right side of faville that would turn into 751 reduce the traffic FL going from fails down 751 thank you yes um to answer a question uh in terms of the turn lanes that we're building they'll and if it's the driveway is on 751 or fville those turn lanes are included in terms of at that intersection yes there's a a westbound right turn lane from uh fville on to 751 that's that's part of the recommended improvements at that location that will help improve level

service if I if I could that map was up for a second I just wanted to explain there's a little triangle parcel directly south of this assemblage and the plans that we've seen uh talk about kind of curving uh fville Road through that triangle parcel to straighten it out where it comes at an intersection with um 751 so that's the the reconfiguration of that intersection that I was discussing uh previously or that I mentioned previously thank you commissioner Valentine yes I just want to follow up on the question with regards to the the improvements I'm still not clear you because you had stated that uh the 751 project could come later and do the improvements and so is developer going to do the improvements or oh I I I see I think I think maybe

correct me if I'm wrong both projects are responsible for a some of the road improvements overlap between both projects whoever gets there first is responsible to do it okay I see correct yeah any other questions hold on not not you yet Vice chair she gares yes I'm just uh as far as commissioner Johnson's not liking a mixed jued neighborhood I like it I think it's a good idea especially with this improved connection to Swift Creek Crossing and then whatever the retail space is going to be there um that really helps even if there's going to be retail space over on 751 I don't know that that would be close enough for the Swift Creek people to walk all the way through and meet Durham's 15minute neighborhood requirement so this is a central

location and if you guys I mean I'm sure you'll coordinate so you don't have repeat and as far as yeah there's a lot of restaurants right down the road but you can't walk there you have to drive so this would just help dur meet that 15minute neighborhood anyone else anybody else uh yes so uh commissioner Vice chair has beat me to it the comprehensive plan does call for 15minute neighborhoods and to get out of people's cars this is where I live and I would love to be able to walk to get a bite to eat and not have to get in my car and fight the traffic over at South Point so uh that would be awesome commissioner Johnson chair I had a couple questions if I could jump in line back sorry thank you so much um yeah I would also Echo the interest in um um mix use U project at this location for

the comprehensive plan um I had a couple questions regarding affordability and some of the the bike ped uh infrastructure uh improvements um you know you talk about centering the affordability only in the multif family aspect of the project which could be 100 it could be more um you know why not consider the applying the affordability to some of the other uh types of housing that will be uh in this uh you know on this site I think I heard reference the single family you know duplex maybe was in there as well as the multif family I may have misunderstood that but what was the rationale for not applying that outside of the multif family so our rationale is because we are able to Target a deeper Ami through the rental um I I guess what I'm saying is we felt we could achieve a lower Ami provide housing for a lower Ami level through the rental product than we could with with affordable housing uh if we were to do it on the for sale

side so everything outside the the the multif family is all going to be for sale and the multif family will be rental I yeah I mean I don't I don't know if that's necessarily true I I guess I'll put it this way the Udo doesn't um regulate ownership in that way so the multif family units or I think what we traditionally call apartments that will be where the rent um sorry the affordable units exists it's possible that someone would build a townhouse and rent it out supp that's possible okay uh I mean I see the benefit of of you know of the of the units of the of the mixed use um you know I have uh you know some questions about the level of commitment when looking at the overall percentage of the units versus just looking at a percentage of part of the units and so that definitely stands out uh uh to me in in reviewing the case um you know in terms of the the bike pedestrian the comprehensive Transportation plan for

this area depicts uh bike Lanes on Highway uh on on 751 uh and fville and they even pick up on each Road not too far from the site uh you know I see that there was the commitment to the high Vis viability crosswalk and then the applicant's going to review other recommendations of the bpac uh at the time of site plan but you know what was the rationale for not uh being able to to make additional commitments for the site when you have a you know pretty good idea what the development is going to look like you know there are bike Lanes just down the road we're trying to make this more connected you know to other parts of the residential and the commercial uh you know why not include those sorts of commitments at this stage in the project I I mean I think they they are included um this project will be providing is it 10 foot multi-use on fville and yeah and on 751 so I the direction that we've been getting from the city is and maybe the city is getting from dot I'm not exactly sure that the onroad

bike lane is not favored any longer the the 10ft multi-use path so that will serve that purpose yeah would serve that purpose exactly um and so I I believe we have that profer as part of this commit okay all right thanks for clarifying that um and then I'm just curious you know we heard from one resident this evening uh you had the 52 attendees at that first meeting 8 at second I'm just curious what other sorts of feedback you heard uh from from the residents of this area about the project well I'm glad you asked the question I mean I I would say the first neighborhood meeting we had we had a lot of interest in it um we had taken direction from those from what we had heard there um related to like buffers related to there were a lot of questions about traffic uh but as far as items that were added to the development plan I would say the buffers were there were some uses we knocked out of the

equation um and uh the the connectivity generally The Pedestrian connectivity those items were added to our project and I think as a result when we had the second neighborhood meeting we didn't have nearly as many people uh that were that that attended I hope that's because I can't necessarily say because we had tried to address those uh the issues that we were aware of and I think even from the second neighborhood meeting to this public hearing we see even fewer people that have expressed concerns about the project yes there are concerns that have been expressed the traffic one uh which I think is primarily what was expressed here we have addressed it through our Tia and have made every commitment we have committed to every recommended improvement from the Tia so ultimately I think we have addressed the uh the traffic concern to the extent we're able to I'm not sure that that um we could you know that is the way that development happens it's not to suggest

that traffic isn't an issue today but at the same time we are doing our part to mitigate that thank you chair a question and then a couple comments too multi-use I have no problem with multi-use what I have a issue with is restaurants where there's a tobacco Trail the means to get there no bus service that we're not even talking about so that's a perspective I have going back to fville and 751 to the triangle that's owned by Culvert Farms if I'm understanding would they uh provide you the access to make those changes oh so the realignment is not something that we have committed to the real correct the realignment of that intersection is is going to occur outside the scope of this project the turn lanes are something we have

committed to and and which are also part of they they overlap with 751 South project as well so one of those projects is going to build those okay thank you thank you chair we have a motion to move this project forward chair as it relates to case zor oh no as it relates to case z23 0017 fa Road I move that we uh send this case forward with a fa favorable recommendation to city council second it's been moved by commissioner cut Wright and seconded by commissioner Williams to move case z230 17 fville Road forward with a favorable recommendation to city council may I have the roll call vote please chair Cameron yes Vice chair sheras yes commissioner cutright yes

commissioner Gham yes commissioner Johnson no commissioner copac yes commissioner Valentine yes commissioner Williams yes commissioner woke yes commissioner young yes motion passes 91 thank you all right now we have KC 23p 23414 Highway 54 okay we have the staff report please good evening roer City County Planning just going to allow Alexander a moment to pull up the slides KY Caren of 54 friends LLC proposes to change the zoning designation of one parcel of land

582 acres and located at 1414 NC Highway 54 the current zoning is residential Suburban 20 the applicant proposes to change this designation to office and in in in institutional apologies uh with a textual development plan to allow up to 6,000 square ft of building space the properties are currently designated Neighborhood Services on the place type map the proposed oid zoning is consistent with the designated Place type the aerial map shows the general location of the project in Southwestern Durham the existing zoning is residential Suburban 20 the site is surrounded by residential Suburban 20 residental Suburban multifam an office and institutional the place type is Neighborhood Services which uh the proposal is consistent with the applicant has included textual

commitments uh including storm water control measures and right of way dedication a neighborhood meeting was held in accordance with udia requirements on May 9th 2022 and June 9th 2022 three and one Community member were attended each meeting the proposal would allow all uses under um office and institutional District except Schools elementary middle and high drive-through facilities and multi family residential The Proposal commits to a building footprint consisting of no more than 6,000 square fet The Proposal is generally consistent with the place type map uh designation of Neighborhood Services and and staff recommend prohibiting all residential uses on site including group living to better align with the neighborhood services placed type thank you staff and the applicant are available to answer

questions thank you at this time the chair is opening the public hearing is the applicant available thank you good evening Cameron Vice chair shearis and members of the planning board my name is Planning Commission sorry about that my name is Neil G I'm an attorney at the Morning Star Law Group at 700 West Main Street here in Durham uh I'm representing the owners and applicant of this particular piece of property um I'd like to just kind of tell you the story about this property this is property that was acquired by a small business that is looking to establish their office here um now when they acquired the property there was I believe there was structure on the property and it was subject to some notices of violation from neighborhood Improvement Services uh because it was not being kept up with and this owner uh resolved all of those um essentially by

cutting the grass and demolishing the structure the structure was quite old and so there had to be asvestas remediation when they did that so they went through that entire process to get the site ready um to be developed for an office I think the resoning is fairly straightforward in that it's a small I think less than half an acre or about half an acre site um that uh that they would be putting one building on ultimately that's what will fit um and the designation on the place site map is interesting because it that designation follows the 54 Corridor about one parcel deep for uh neighbor services so this parcel has always been accessed directly I'm sorry from Dresden not Highway 54 but the way I think that playsight map U works is that the building would kind of address Highway 54 uh however we do have a zoning condition that the property

would still be accessed from dresen Drive um so as not to provide another driveway cut on 54 But ultimately I think that's kind of the the goal or vision of having that neighborhood services Corridor down 50 4 um is to have those kind of smaller businesses face 54 if you are familiar with this area it's kind of close to Jordan High School and um there are exactly this same type of thing right adjacent to this property on 54 I think there's a small real estate office I think they're maybe there a laundromat I think um don't quote me on that it's cross street from the old Right Aid um so it's kind of an interesting area it's one of the well the uh 75154 intersection is one of the busiest intersections in city of Durham this is just just beyond that intersection um and yet there are residential homes right there so this will be a small scale uh office type use adjacent to

existing established residential and I think it will fit in quite well um we did have two neighborhood meetings I think the gentleman Mr Barefoot who was on uh who you called earlier who was speaking about this we spoke with him a couple times he's the direct neighbor to the north and um yeah we've had a few conversations with him uh and you know I think this project is going to to be a a good use of this property certainly better than a delapidated home that was there previously thank you thank you do we have the signup sheet is there anyone in person that would like to speak no okay all right on on Zoom I do know we have Bill Barefoot that would like to speak on this go ahead sir unmute yourself yes yes Bill Barefoot here um I appreciate I have had a couple conversations with Mr

go been very uh forthcoming provided a lot of information uh he is correct there was a very dilapidated house uh up on um that property uh that they have removed and they did do the asbestos remediation and it is now just a cleared lot um my only concern is um with with the Tex development plan and not a site plan is um and I had a discussion I I sent an email to to miss Roper the Planning Commission I know it does it qualify as a steep slope uh off the back to uh back third of the property it's about 6 of an acre but the the slope that comes down from the um North End of the property does AB butt my property and it drains to like a little mini Wetlands between my house and uh the back end of that property there I know that the uh the zoning map Change Report

mentions potential stream on the northeastern Edge I don't think it's really a stream it's just where it drains and there's a gully there so my only concern would be um how the drainage is handled um and I know that the uh right next door New Hope Court they've been good citizens to The Dresden and biscane Hope Valley Heights neighborhood and I would expect I don't have any opposition to the plan for an office um I just would be concerned about how it would affect my property I told Mr go I didn't want him to build a giant retaining wall yeah you've reached your time thank you let me see if there's anybody else is there Elisha Elisha goloff she signed up I don't see her on the zoom anyone else no one else all right going to respond to those

questions so I just want to respond to Mr Barefoot um and he has made us aware of his this exact concern this something we've taken a look at um and I mean it's a Tex only development plan so he's correct there's no uh s plan associated with right now we do have a commitment to handle the 25e storm which I know we've seen a lot of commitments saying a 100e storm this is a one building very small piece of property very hard to accomplish the 100y year but we are acutely aware of his uh concern and uh are doing our best we will do our best to to address it make sure we're not inundating his property with water so just want to make that clear all right anyone last last call for uh Community

comment none all right the public hearing is now closed and we are now open for commissioner discussion and questions anyone commissioner Johnson uh chair I just want to clarify is this 0 582 Acres did I have that right based on my reading yes right yeah I heard it different when the presentation was made on the acreage my question is just curious did you because there is residential areas around there did you consider because we're always focused on housing did you consider a residential approach rather than a building so yes and I believe staff mentioned that their recommendation in this area would be to eliminate all residential uses from this zoning including group living which

uh I have asked my client about to be completely transparent I thought we had done that I see that we did not I'm just talking to Brooke so I did ask my client to clarify and I haven't heard back from them but yes we did discuss a residential approach here um and because of the place type map designation staff I think has been pretty clear with us that a residential use here would not match that and also I should say and my client is very specific that they want to open their office here so that I mean that's what they want to do thank you thank you chair there any other questions commissioner copac thank you madam chair you know just to you know I've been out to this this site I I know the location um seems like a a good place to establish small small business I'm curious what you thought about the recommendations for for additional

pedestrian infrastructure to help with people who are traversing uh the the the road there in front of uh where the business will be and and and whether there's additional uh safety improvements that could be installed there for rais crosswalk um I think was uh was the one in particular um I'm not sure quite how the you know question of ADA fits in you know but maybe that is about the the the road you said the folks were coming in on but I I'm most curious about about the crosswalk improvements so to my knowledge there there I I assume you're talk on a raised crosswalk across dresen drive at 54 um as opposed to a mid block Crossing on 54 which I don't think would be approved anyway that's right um so the direction that we've gotten generally I'm not saying specifically the site because I don't know that I had this conversation what the direction that we got generally is that a race crosswalk is going to be a facility that

is used in a high traffic High pedestrian traffic area um which I'm not sure that this area is also the rais crosswalks do interfere with emergency vehicle access and Dresden is is a residential I mean everything else on there is a residence um in an established community so I'm not sure that a rais crosswalk would be approved in this location um I wonder if erene has any thoughts on that since she's here and I'm happy to repeat the question this was just related to whether a raised crosswalk facility would make sense at this location so earling Thomas Transportation I was just reading um the specific comment um from BAC um regarding the RIS crosswalk and it looks like they have requested those at the across the driveway so for your access point to Dresden Where the

Sidewalk remains constant across the driveway um but specific to your question about a crosswalk on nc54 that is not likely to be approved at that specific location at an unsignalized high hi traffic um volume roadway um there what I think what I heard Mr G asking was about Dresden right applicability to Dresden versus Highway 54 do I have that right that that is what I was asking but I think you're saying the comment was about having a raised crosswalk across across our driveway yes okay and and did you have any thoughts on whether that would be oh that's certainly a design detail that we see often at site plan Where the Sidewalk remains constant yes so to answer your question I didn't have this level of conversation with my client and I'm Happ too

y your cut right any other comments questions commissioner Valentine no are you ready to move this case forward let's go chair as it relates to case z23 00231 1414 NC Highway 54 I move that we send this case forward to city council with a favorable recommendation second it's been moved by and uh by commissioner cutright and seconded by commissioner Valentine to move case C230 231414 Highway 54 forward with a favorable recommendation to it city council may I have the roll call vote please let get chair Cameron yes Vice chair shagar yes

52 acres and located at 5005

and 4917 chin Page Road the current zoning is industrial Light and residential rural the applicant proposes to change this designation to Industrial light with a textual development plan to to allow the development of light industrial facility The Proposal um uh the proposed development plan limits the uses allowed within the site the properties are currently designated General industrial and Recreation and open space on the place type map the proposed IL D zoning is consistent with the general industrial designated Place type however it is not consistent with the recreation and Open Space Place type the proposed zoning if the proposed zoning is approved staff recommends a change to the PTM to designate the entirety of the site as general industrial the aerial map shows the general location of the project in Southeastern [Music] Durham the existing zoning is

residential Rural and industrial Light the site is surrounded by residential Rural and industrial Light the place type map is shown here um it's General Industrial and Recreation in open space the applicant has included textual commitments including uh 12% tree coverage a neighborhood meeting was held in accordance with Udo requirements on August 16th 2023 zero community members were in attendance The Proposal would allow the development of any use allowed within the iil district not prohibited by the proposed textual development plan the site is near Research Triangle Park and is near other industrial land the applicant commits to several Transportation improvements to mitigate impacts from the dev from the development excuse me the proposal is generally consistent with the place type designation of General industrial um uh

with the exception of the recreation and open space area due to potential flood plane and is not consistent with that portion since there are no commitments in the proposal um to protect the portion of that site should this zoning map change request be approved staff recommends changing the entirety of the site to General industrial thank you staff and the applicant are available to answer questions thank you we will now open the public hearing is the applicant here thank you good evening Madam chair members of the commission H Porter with tmla Associates with me tonight is Warren Mitchell who is the developer of this project thank you Brooke for the overview um our request is simple we're just trying to clean up the zoning so the entire entirety of these two Parcels is zoned for industrial um the north area of chimp road is predominantly

light industrial with neighbors such as wolf speed and the Trucking terminal that is currently under construction and we decided to go with this rezoning as opposed to just a straight rezoning because we thought it was important to attach certain conditions restricting certain uses to this which is why we decided to go this route and as Brooke mentioned we did have a neighborhood meeting and nobody attended um there's a lot of industrial out there so we didn't anticipate and we would get a lot of neighbors but um nobody called in and um at the end of the day it's just to clean up a a zoning line that runs through the parcel for um future development of industrial like Flex bace type uses so thank you for your consideration and I'm here as well as Moren with any questions thank you thank you do we have anyone uh present that would like to speak in the galley none I see uh Mimi Kesler is pre-registered and she has her hand

raised on the zoom good evening can you hear me yes my name is Mimi my address is on record I live in Durham um I I always worry when no one attends um Community meetings and uh in looking at what surrounds this uh parcel it is true that it it it it's sort of an continuation of the um industrial uh zoning but it it also has a house right next next to it and I'm not and I guess that my concern is that the 600 feet or whatever number of feet it is that they were required to notice um whether that included the um house next door and uh and the uh Farm across the street that's my question thank

you thank you is there anyone else that would like to speak on this on the zoom if not um we'll have the applicant come back up and answer that question thank you so to get to um the question from Mimi um the land across the street is owned by Goodwill and that's actually another project you will be seeing in several months that has a rezoning tied to it um but there were no residents within 600 feet which was the notification boundary for when we had our neighborhood meeting um the two lots that the partial are are zoning there's houses on that exist on those lots I don't know if that's what she's referring to but um there was no House of the resident that lived within or that was in within 600 ft so um it was mainly the industrial lots and the vacant Lots were around and I hope that clears that up

thank you all right just checking to make sure nobody else wants to talk all right I'm going to close the public hearing at this time and we are now open for commissioner discussion and questions commissioner copat yes thank you chair just one clarifying point so the there's a there's a house right single family home right now which is next door to this property uh that with this rezoning will be kind of taken over and presumably demolished and replaced by the industrial purposes by you know as you said sort of applying this more contiguous zoning am I if I'm if I'm correct on that so was that house is it is it a vacant house you said there's no residents living in any homes that were within the notification Zone um good evening my name is Warren Mitchell I live at a 104 Amberwood run in chadam County um the uh purchased the

property in June of last year from um ex actually the Paige family some of the original um page uh descendants from the area so you are the resident uh I have uh I'm renting their house to somebody got it so I'm the landlord now but there was a a double wide mobile home and the and the brick Farmhouse that Mrs paig grew up in the the double wide is now now uh been moved off there just exists one brick ranch house that's part of this pro project I believe the caller might have thought there was an adjacent property but there's actually two properties as part of this request and that's why they're their uh the house is part of the request all right thank you yeah welcome it was interesting question from the caller about what do you do in these sorts of areas where the notification Zone doesn't actually touch on people do live in the area it's just the

notification Zone isn't very probably appropriately sized to the context um but it sounds like you did reach out to everybody who was within the required notification Zone but that's something that that I learned this evening so thank you thank you commissioner Johnson just a couple follow-ups if I'm looking at the map correctly you've got the global Mission Church down the road um and you had the structure that's there today that's randor will be taken away what I also heard was across the street there's a garden that you've already or somebody's already purchased and that's going to be zoned later so just a couple follow-ups and then I have one about the um flood plane so is there residential from that property down to the Mission church and Beyond Today there um good evening there's nothing between our resoning request and

the church uh it goes down to the creek and then back up to the church so really other than wolf speed which is behind us um which is the industrial building there is no residential out here and then across the street is um owned by Goodwill did I hear correctly that's being purchased and will be rezoning request coming forward my second question is not withstanding what you're going to build there um what I read in the document was the flood plane and Wildlife corridors identified have been identified on the site but I didn't see any provisions in the development plan to to work around those or address those is that planed to be included in the final uh proposal um at this time I do not have plans yet for the property uh I have a few light

industrial buildings uh the idea would be to build um maybe like a single user building uh office and a little warehouse space and and have and rent it out to that tenant and let them uh use it for their business uh regarding the flood plane uh I saw the comments uh uh from staff and went back and looked uh the tree save area and and I can see why this might help clear it up the tree save area would be in the flood plane so the flood plane is right at 19% of the site I'm proposing to dedicate 12% the 10% is minimum for um for non-residential so the the the the issue is I haven't

committed to putting the tree save in the flood plane so by doing that if if that's agreeable that would that would preserve most of the flood plane and that's exactly where I would put it which because that's where the that's where the trees are the nicest and that's also the flood plane it's near the it's next to the creek it's a stream buffer so that's where the tree save would go it's not 100% of the flood plane but it is probably 2third of the flood plane and I think that would alleviate the concern if there were some need to go into it in the future it would still have to follow the Udo guidelines but it would I think that commitment would uh maybe solve the concern about the flood plane and because there is no drawing that we're doing it with text first of all thank thank you for thinking ahead I think that's uh a good

contingency to be evaluated uh to preserve the flood planes so I look forward to that as part of The Proposal thank you yes sir thanks so I'm so I have a question for staff I'm wondering if um when we have cases like this where there's very little uh residential around when you put the package together if it's possible to kind of show the 600t radius around the the pinpoint because there's a lot of questions about this and that I think would clear and save a lot of time and make it clear that um yeah there was notification but there's just businesses and not a lot of other people that could have gotten notified correct around there certainly we can provide the notification area map um to help alleviate those concerns okay yeah chair I couldn't hear that I'm sorry I couldn't hear from her from Brook sorry yeah yes we can show the notification map um and it's currently a th000 ft now with the Omnibus 18 changes

as okay um I also just wanted to clarify too um this site is not within a wildlife Corridor um but if the applicant were to profer also uh on the flip side for the flood plane um if you were to profer the location of the tree coverage area within that flood plane that would uh help to meet the rec creation an Open Space Place type map designation thank you are there any other questions from Commissioners chair shares yeah I don't know if I'm guessing this is for Brooke and the applicant is that a commitment to uh this the recreation and open space which is where the flood plane is 100% of that Recreation and open space the

flood plane being preserved as the tree preservation area not just a portion of it and what would that number be because you said it would be a little bit above 12% I don't think there's a recreation open space for non-residential correct so we're talking about the place type I think is what you're getting at so the Eastern portion of the site is not consistent with the place type designation Recreation open space because of the floodway on site one potential way to make it consistent would be to um create a building and parking envelope outside of that or make a commitment that there is no impervious surface that will intrude into it um but the trees already have to be allowed in the the flood plane I think that's a distinction we need to clarify that makes sense so I I'm I'm going to commit to 100% of the 12 of the tree save area uh will be in the flood plane which is on the Eastern side so therefore because of

that it it that in itself will preserve most of the flood plane because the flood plane is about it's about 19% I looked at it earlier and I'm preserving 12% tree safe area so just a simple and that's a separate issue than what what the staff has mentioned regarding the place Type M app um and I guess they could shoot that back on the screen but those are those are two separate issues I I believe thank you any other questions are we ready to move this case forward may I have a motion please chair as it relates to case z23 0032 505 and 49 9917 10 Page Road I make a motion that we move this case forward with a favorable recommendation to city council

second it's been moved by commissioner cutright and seconded by commissioner Valentine to move case z23 32 5005 and 4917 chin Page Road Fort with a favorable recommendation to the city council may I have a roll call vote please can I clarify that on the motion to incorporate additional profer with the additional propers thank you with the additional propers may I have the roll call vote please uh chair Cameron yes I chair sheris no commissioner cutright yes commissioner Gham yes commissioner Johnson yes commissioner copac yes commissioner Valentine yes commissioner Williams yes commissioner woke yes commissioner young

yes motion carries 91 thank you see we can get through this one all right we're going to move forward to case z 24 quadrio 04 trellis Durham RTP may we have the staff report please yes thank you chair Cameron uh staff received an application from to uh Toby Coleman on behalf of Smith Anderson Law Firm on behalf of their client uh trellis to rezone the property located at 2011 residence in Boulevard this is an existing Hotel the current the property is currently within the city limits the entire site is about 20 3 acres though the developable acreage is much lower and most of the property is already developed um as a hotel out on the site the existing zoning is office and institutional with a graphic development plan the applicant proposes

to re Zone this to office and institutional with a textual development plan to allow the conversion of the hotel uh from a hotel use into residential units the existing Place type map shows the area split between Transit opportunity area and Recreation and open space uh staff are not recommending a change to the place type map there is an existing Watershed overlay The Falls district um Jord Falls Jordan District B and again this is to convert 122 hotel rooms into multif family residential units you can see on the zoning map uh this area shows um that the existing oi zoning uh is matched with oi zoning to the north and east um there's also PDR or residential zoning to the West um and to the Northwest resal residential zoning as well and then to the southeast there is a commercial neighborhood zoning this site uh this map shows the general location of the site along the

highway and along 2011 residence in Boulevard and along NC 54 uh the place type map shows that this site Falls across both the transit opportunity area and the recreation Open Space Place types um it's slightly unique in that the site is already developed out in the transit opportunity area and most of the site is uh within flood plane is not developable to the West the applicant has proposed to limit the total number of units to 122 multi family units to construct two points of vehicular access via resident in Boulevard to the site to dedicate 5T additional RightWay along the property street fundage with NC Highway 54 uh and to construct a cre pad bus shelter subject to go Durham determination or specifications a neighborhood meeting was held in accordance with Udo requirements on January 29th 2024 uh I'll just want to confirm with the applicant when they speak but I think only one Community member was in

attendance uh the proposal is generally consistent with the place type map designation of Transit opportun but generally inconsistent with the place type map designation of recreation in open space however we feel this is a unique situation where the site is already built out and that Western portion of the site within the recreation and open space is already protected uh staff and the applicant team are available to answer any questions this evening thank you at this time the chair is opening the public hearing maybe we have the applicant come forward please good evening uh chair Cameron uh members of the Planning Commission my name is Toby Coleman uh I'm an attorney with the Smith Anderson law firm uh my address is 2702 Stewart Drive here in Durham um I am here today with the applicant for

this resoning and the owner of the property uh blue ocean real estate uh Evan gallant and Ethan Frey uh with blue ocean are here with me today um we do have a PowerPoint because we thought it might be useful to illustrate this is a bit of a unique situation um and so I'm going to pull this up and hopefully this pops up on the screen all right is this so can y'all see this or oh there we go all right um so as as Alexander said this is an existing residents in um for those of you who may be familiar this is at the intersection of 54 and 55 in my life uh this is best known as uh the the extended state hotel right across the street from the Chick-fil-A um I think I don't maybe most people know it is that uh at least in my life that's how I know it um so there's a map you'd seen it a little bit earlier there's currently 122 extended

stay hotel units when I say extended stay hotel I mean it's got a k they've got kitchens sort of already sort of mini Apartments um and uh it was built in 1990 um it's zoned over oi uh development plan the base oi zoning District permits the conversion by right from hotel to Apartments the issue um is whether or not the development plan which was first enacted in 1988 somehow restricted the uses in a way that doesn't allow Apartments um there's the development plan as you can see it's a real old school one um it describes the site as a proposed Hotel Site but there's no specific uh uh restrictions and the reason I mentioned that uh I'll show you so um anyway this this sort of gives you an overlay of sort of what this site is um it's about 34 years old so when blue ocean took came uh took a look at it

starting in late 2022 and early 2023 when the property came on the market it became clear that this was probably a prime candidate for conversion both because of the housing needs as well as the fact that it just needed a lot of capital upgrades um and what happened was is when they decided to to put in a bid for this and start looking at this we went to the city uh and we went to uh we had a development review concept meeting which is what the city tells you to do and you go in and you're you meet with a planning uh Department member and they they're supposed to tell you what is allowable and what you what would be required to accomplish the goals expressed by those in attendance and what we what we came to the city and asked was do we need to rezone this property in order to convert so we had the meeting in February 2023 there are the written minutes they will need no rezoning as the hotels are not committed elements for uses in the plan so on the strength

of that blue ocean purchased the property for millions of dollars they obtained a mortgage uh they got Equity financing and started the process of um of working towards a conversion then in December 2023 January 2024 the brakes were put on it staff said wait a minute we've made an error uh you uh and and so uh what happened was is blue ocean reached out to City staff and said um we'd like to go ahead and start pulling permits and at that point somebody else on City staff so we heard from one planning staff member another planning staff member said wait we think we've gave we we have another interpretation here from some some else from another planning member and so uh they told they might need to reone so we went in we met with Alexander who's work we really appreciate everything Alexander's done met with the uh with Sarah Young um and they said no it's our interpretation you have to rezone what you the interpretation you got was an error now that could be the basis for

legal legal challenges and other things we don't really want to go that route blue ocean just wants to convert right they've already they they've already had you know they've already purchased the property they already have money sunk they've got costs that are ongoing they want to get started with this conversion um and so we've tailored this resoning really to facilitate the the conversion of this hotel so we Capa the units at 122 Apartments which is the exact number of units that are in the building um as you've heard it's consistent with the transit opportunity area Place type the uh other portions of the property that are Z for recreational and open space or Wetlands that are already protected and um it's um consistent with a number of the neighboring properties around there um so um I'm going to hand it over to Evan for the last five minutes he's going to give you a little bit more of the context of uh why and also talk a little bit about uh rental um rental rates and things like

that thank you Toby good evening uh Evan Gallant 702 West tonium Road in Lutherville Maryland um as Toby mentioned um I'll try to be brief it's a a nuanced conversion uh process in a sense and very simple in other sense 122 Extended Stay units um Extended Stay full kitchens full bathrooms full living rooms full bedrooms they're built to a federal code of a dwelling unit um this one in particular is 34 years old um it as Toby mentioned needs significant Capital Improvements um this is a specialty of our firms uh we've been in business 20 years this is our seventh of these conversions majority are residents in originally some Homewood Suites typically the larger format Extended Stays you get Extended State Americas you get some home suites little bit smaller to 300 fet these are four 5 6 7 800 sare ft so they much much more line up with a traditional dwelling unit in terms of size skewed slightly smaller but not materially smaller so um this is a specialty of our uh our group again this is our seventh um we have others in Charlotte to in Dallas Northern Virginia

Maryland Pittsburgh Pennsylvania um and as you can see in these pictures full kitchens not Boutique kind of tight kitchens full living rooms fireplaces in certain units um this has the bones and it has the look and feel when you're on the campus of a garden style community so um what we do our value proposition to municipalities is we come in take these bones that are we think still salvageable and good they no longer function profitably as a hotel once they hit 25 years old traditionally this is 34 years old so it's at an even longer run than most that we see in great communities um as a multif family community we can Finance this through and Fanny May and Freddy Mack and aike where Hotel operators simply don't have those options so we can come in and do a proper renovation um and what we've done is create a brand that has continuity in Durham or in Charlotte or in Dallas wherever we package it and it's called trellis um we created this intentionally so that when we have meetings like this we can explain um what we do and how we do it and how we do it really well so trellis as a kind of simplified messaging um we want to create beautiful

spaces that have great quality to our renters beautiful finishes uh and then we want to create value it's very very important this will not work unless we can create value for our renters and so what we've done and again we've done this across all trellises and we have the data uh to back it up um we professionally designed the Interiors so that when renters walk in it looks and feels like they're at a gyar property or brand new property near the park and what we can do is provide these at a price point that's significantly below so we're traditionally 20 to 30% below the class A's but we look darn close to a class A when you tour so we often get our residents to come in and said hey I really love the look and feel of a beautiful brand new apartment but I just can't afford it and so we're able to put our rents materially lower typically in line with the unrenovated B product in the market and we'd go one step further um most departments nowadays do your base rent plus about a thousand fees on top we do an all-inclusive rent so our rent includes all the water heat electric uh cable internet trash plus

parking so renters show up they write one check we even mount a 50-in flat screen TV on the wall for them that's a part of the appliance package just like a microwave or refrigerator but it's all pre-mounted it's a very convenient very um unique offering that none of the other competitors can do um we wanted to uh attainable housing is not only important to the city of Durham but it's important part of our business plan um for this project as you can see the the mix of units is a mix of Studios some ones and two bedroom two bath units units that exist today this is built you go over there today you will see this exact floor plan this exact mix we are keeping it one to one we will not move walls we're not moving lines we are keeping things in place as they've already been built as they've been approved and what we're doing is basically recycling a good building in a good location with a lot of capital so what we'll come in and do is um make these units completely feel beautiful brand new refreshed completely top to bottom all the hallways all the common areas are professionally designed they get the The Works um and then at the end

of the day our renters are going to have rents that are 20 to 30% below the class A's and you can see these rents here they include all the utilities so you can basically in our minds we back out about $200 for that benefit each month so it's uh naturally lining up actually just shy of an 80% Ami Mark um as I mentioned we have seven of these um the top four on here are either fully leased stabilized uh in lease up close to stabilization um and you can see every single one of them ticks just in the same route as the projections for Duram um that's intentional it will not work if we push rents the spaces again are skewed slightly smaller and it's a 34y old building you can do a lot of work to try to make a 34y old building look new feel new but there's limitations to real estate so we understand that and again our value proposition is uh this is only you all reached your time oh okay thank you all right I'm going to open up now for um I'm sorry we are open for the can

call call the community do we so there's nobody else in the galley that signed up besides the applicant to speak um I do see Jeff V I'm sorry if I butchered your name you can unmute and state your name and your address sure um Jeff VOA um live 8385 wake Rogue technically chadam County residents I own a property 1712 East in c54 which is within 1,000 square feet um I attended the public hearing and just came away very impressed and very excited by this development in the area and I have relatives that affordable apartment and rental units are very tough and think this is a nice amenity and as well as for my company employees I just want to speak in support and favor of the reone thank

you hard it's hard to hear all right Mimi Kesler good evening again my name is Mimi C I live in Dura my address is on file um I just want to support this proposal because I think this is a very clever um way to uh to to as as he said sort of reuse the space and um based on the rental prices that he's uh indicated it would be significantly lower than most rents in Durham and I think that this is a location where um the the majority of the people are probably not a affluent and I think this is a really fantastic proposal thank you thank you is there anyone else wishing to speak before I close the public hearing seeing that I'm going to close the public hearing and that open it up for commissioner discussion and

questions commissioner cut right real quick um great great project I think this is a good use of uh an existing building like the uh current rent structure that you proposed I would normally ask about affordability um I think you've been put between sort of a rock and a hard place having to buy something prior to knowing that you had to come before us um so I'll ask planning for some affordability later in the future just note that you owe me some affordability for this uh good job I like it thanks commissioner copac yeah sure also want to thank the applicant for bringing this project forward um you know I I I love the ReUse of the existing structure bringing these 122 units uh online and an area where uh you know renters are cost burdened uh and so I think this will help with that if I understand correct correctly The Proposal is that 100% of the units would be um um

affordable or retainable for folks below 80% Ami um and so while we like to push uh for um are you beeping me that wasn't for you okay no I'm just kidding uh you know pushed even lower than that I appreciate that the project is sort of structured to to try and offer some of that more naturally occurring affordable housing uh also like that it's close to transit in a Transit opportunity area uh and so just u a lot to like about this project and appreciate bringing it forward thank you commissioner Johnson did you have your hand up no yeah um I echo my commissioner's comments but I do have a couple specific questions one is how long will the rent hold is it going to stay for a year two years is what's the commitment for that that's one question um I'll follow up with by others there was something in the notes about evictions uh 65 cents 21 County uh maybe

you know about that or the the planning staff but that was my other question I'm getting all my questions out so within my five minutes my third question is uh from your other projects I'm kind of interested on the turnover rate where people come in and leave and open up other slots and then my last point is about oh School impact if I read correctly there's 46 potential new students to the school but no profer for covering any impact of that and my last question is green building techniques giving your building a new within the current structure are you using just curious uh Green Building which is uh opportunity for cleaner uh effect um I'll address um School uh Ethan fry who's our chief operating office handles all the property management we we self-manage the property so I think he's best to answer some of the other pieces um School impact is an important one we get this often um uh so folks are able to live at

these Extended State Properties now um they're allowed to have children there now um what's typically understood by some but not all is if a child lives at this property they can attend Local Schools um so I actually personally called Pearson Elementary spoke with their admissions person and said I have an 8-year-old son if I move to this property is he able to enroll for the fall 100% absolutely we have to admit them even if we're at capacity we make room um it's a federal law that we've encountered across the country um so there's a natural impact today whether this is approved or not um what we're simply uh saying is um it exists but once we renovate and we've seen this across the six others that we have uh out of I think 600 units that have been available for lease I think we've had two children practically partly because the units are smaller it's a lot of Studios as an example this is 78 Studio units um I have two little children um if I lived in a studio unit that was 400 square feet it would be a challenge um typically we don't see children it's typically singles and couples um obviously there's a math equation for uh student impact uh we understand that

this is just a unique circumstance it's not new construction it's skewed smaller in terms of square footage so that's that I'll let Ethan answer uh the balance of the questions thank you commissioner I'm gonna go by memory if I uh neglect answer one of your questions please remind me um so the the turnover question uh I'd say on average um our um we we have a portfolio of I would call more traditional multif family and we've seen um um turnover rates of around um anywhere between 30 and 34% um the two years that we have the experience of stabilized we've seen um about about a 35 to 36% uh turnover rate so not significantly higher and we do track and and want to understand the reasons of turnover to make sure that it's not something that we've done that we have customers that are unhappy happy with their experiences and um most of the case that's not the case it's people who are either buying uh a house or moving out of an air moving out of the area are the primary reasons of

relocation um our our rents are we don't have teaser rents our business model is not try to get somebody in um and then and and try to smack him with uh massive renewals um we we try to stay at um CPI or below whenever possible um the cost to turn over a unit if I'm just putting in my business hat on and not in my human hat on of wanting to retain residence it's it's costly because you go through uh a downtime of not collecting rent for anywhere between two weeks to 30 days at the very least you have your turnover costs so um the increasing rent to the point where you're making somebody who made a rental commitment uncomfortable with the new rent rates is is counter kind of counter the bottom line if I'm putting hat on putting our other hat on is um word of mouth and and a sense of community really is what sells these um locations to incoming people if you go to our

trellis Hunt Valley um Google page and um I think their results speak for themselves we are the highest rated community in Northern Baltimore County um there's over 10,000 units and we have a 96 unit travist there and people absolutely love the convenience the affordability they don't have utility bills that Spike up high or low they're locked in for a 12-month lease at that rent with as Evan mentioned everything is included including cable um and and not just your basic channels but the more you know all the sports channels and entertainment channels high-speed internet um that convenience is just hard for a lot of people um to get anywhere else it just it's not afforded to them um the um green materials so my Minute Timer good sorry just two seconds on that we use um no vocc paints we use um we we don't go in with carpets um that just get ripped up um we we try we go with all LEDs um um and air Raiders

lower flow fixtures for water conservation um we don't have any toilets that are above um 1 um 8 gallons per flush um so um we try to be stores of the environment it's one of our personal missions so hopefully that answers that thank you yes thank you chair Cameron we really appreciate the commitment to naturally occurring affordable housing whatever terminology we're using and uh commend it we do want to make sure it's clear though because we have a lot of community members that watch this and later on I'll ask some questions there are no commitments to it being income restricted or affordable um so well these great gentlemen are going to be doing this if it ever sold or there's a different owner there's nothing tied to the zoning District itself so we just want to make sure that's clear and transparent for everybody listening okay um we're are we ready to move this forward because we got to go in break

okay go ahead otherwise we're going to go on break and then come back I have one quick question having actually attended a business seminar here decades ago there are large meeting rooms and I'm I'm sure there are in some of your previous projects what do you all do with those I don't know if um this deck is actually able to be turned back on Alexander but I have a I'll show you a visual um often those meeting spaces are way overbuilt for what we need um and uh let me show you a picture um here's an example this is a residence in in the Pittsburgh suburbs um same thing it's exactly what you've seen at one of those conferences it's obviously not an amenity that an Apartment renter would necessarily want or care for we recapture that space for fitness and and all the typical bells and whistles for cardio um it's the right size uh paired with the number of units um most hotels have very small fitness centers that just don't serve the community properly so that's a traditional conversion are we ready to move this case forward one

more just one clarification for planning uh traffic impact this is a high traffic volume are there any factors for walking uh today because you're adding a lot more people in that area that would be walking across say 54 has that been looked at so I I would I would assume no and maybe earlan can speak to that um but because this is an existing site and yeah I don't I don't think so okay I didn't think I didn't see it and to your point about Commitment if the applicant were to commit to at least a year holding those rates that would be part of the package it it could be a profer commitment if they would like to do a tenure absolutely um would the applicant like to do that if I could clarify did you say 10 years or one year what what was the question I'm saying one year see a

commitment and then it will show your business model so the hesitant see in in my response is we have a loan with Wells Fargo that was based upon the information on resoning necess necessity it would be a material default on that language I I couldn't make that call Independent of Wells Fargo Council it's a complicated matter obviously we'd love to be able to be ahead of the purchase and be able to work with everyone it's a challenge I think the benefit is these units are there we can add 122 units into the supply that are not there today which is always a great thing for the affordability thank you chair thank you chair as it relates to case Z24 4 00004 trellis Durham RTP I make a motion that we move this case forward to city council with a favorable recommendation second it's been moved by commissioner cutright and seconded by commissioner Valentine to move case Z24 um 00004 trellis Durham RTP forward with a

favorable recommendation to city council may I have the roll call vote please chair Cameron yes that's chair GIS yes commissioner cutright yes commissioner Gham yes commissioner Johnson yes commissioner copac yes commissioner Valentine yes commissioner Williams yes commissioner woke yes commissioner young yes motion carries 10 Z thank you we're going to go into a uh 10minute recess be back at well a little over 10 minutes uh 7:55 please that good it's your call we don't have any public hearing items left after this I don't think okay but don't the need a break yeah all right

gov careers we the people we the people hold these truths to be self-evident that all men and women are created equal and shall be afforded the inalienable right to fair housing the city of Durham and HUD are

committed to ensuring that everyone is treated equitably when searching for a place to call [Music] home [Music] heyy [Music]

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we're going to call the meeting back to order do we have any committee updates I don't think we have any committee updates do we Alexander nope all right moving on to new business the rules of procedure who's presenting that CH so so yeah let me clarify chair Cameron so this was brought before y'all and per the the rules of procedure uh the rules of procedure actually has to go uh one session before the current meeting to be considered and then the session after is to be voted on so today is the night you would vote on it um I haven't received any comments or edits from anyone based on what was presented in last month but that doesn't mean y'all don't have any so I don't know if you just want to defer to Vice chair shagara see if there's anything to add and if there's any comments anybody wanted to make on it you don't no I have no comments I read the cleaned up version beautiful and the introductory

letter by Sarah Young pretty much summarizes everything on it and I'm good to go move to move oh we move to have a vote approve the rules of procedure does somebody have to make a motion yeah you you're making the motion okay I make a motion that we approve the rules of procedure is there a second second it's been moved by Vice chair sharis and seconded by commissioner Williams to approve the rules of procedure may we have the roll call vote please CH Cameron yes ice chair sheras yes commissioner cutright yes commissioner Gham yes commissioner Johnson abstain I'm sorry okay okay just voting commissioner copac abstentions are

permitted Grace it really doesn't cic on asking me a question yeah abstentions and voting um it's the rules of procedure the the current rules of procedure say that you have to vote if you're in the room and if you don't then your vote is a yes so if you don't vote your vote's a yes yes so and you know that yes a yes okay um yeah that's what the C so we have a motion on the floor everyone we need to vote Yes or no um we need to vote Yes or no there's no discussion um is voting yes or no thank you commissioner Johnson I will say yes with the same caveo commissioner Valentine uh yes also with that same caveat commissioner Williams yes

commissioner woke yes commissioner young yes motion carries 10 Z good Lord thank you next we have the fiscal year 25 work plan program sorry sry I have to bring my mouse because all of the sudden my computer doesn't want to work and let me not use my mouse so here I am so good evening I'm Grace Smith um one of the assistant directors with the planning department I'm covering the war program this evening I'm item this evening and I'm tired so I apologize that I'm rambling um as you may have seen from the planning director's memo included with this item the department work program focuses mainly on three areas ongoing projects and processes that reflect legal requirements such as site plan zoning map changes use permits certificates of appropriateness zoning enforcement actions and so on um also ongoing

projects and processes that relate to the city and county um relate to city and county policies prefer for providing timely public information uh support for boards and commissions and Department management so that's kind of the second group the third would be projects and processes that are somewhat discretionary like long range planning activities um to Implement action items from like our new comprehensive plan and another large project that you've heard about that's underway the unified development ordinance rewrite so the majority of the plan Department's work is dictated by state and local law the main area of variability in our work program is work that's completed by the community planning and strategic support work groups for this coming fiscal year the main policy planning emphasis and resource allocation will shift from completion of our new comprehensive plan which was adopted last fall to its implementation and the reite of the Udo which is underway um we anticipate a variety of projects as an outward growth of the new comprehensive plan including but not limited to small area planning

environmental plans open space plans Corridor plans and other studies um the next step for the proposed work program is to be re reviewed by The Joint City County planning committee and then it will be presented to both city council and board of County Commissioners for final action so tonight we're asking for the Planning Commission to make a recommendation on this item this evening so that we can move it forward thank you and we're available for any questions I guess I should say uh chair for and and vice chair for um the rest of the commission um if this is your first time seeing our work program I know some of you have seen one before maybe um others of you have KNX we have new members but this is something that we bring annually to the commission and um then it again it's sent upward to our um governing bodies for final action there questions before we yes oh you're going for your [Laughter] snack I thought he had a

question so you you need us to vote for approval for we just you just need to recommend approval um you also can when you do your written comments um you can provide any comments if you if you you know think of something after the fact that you want to make a comment on or if you have any questions you can reach out to me or the other assistant director Bo de brinsky who's here um we're happy to help or answer any of your questions but it's um something we do every year and it and we do this so that it's it's clear what we will work on outside of those things that we have to work on so any discretionary items that are in here if the governing bodies put those on the work program through the final action those are the things we work on throughout the year so chair one comment uh commissioner Johnson um I didn't get a chance to read it in detail but I commend the effort I will look for any written comments as you suggest as I dig through it hopefully tomorrow the next day okay but I commend the effort to both bring the state and local aspect but also the immediate needs of Durham so thank you for that oh well thank you

very much we we um this one was a little different this year because we're fresh off the new comp plan so we had to think a little different differently about how we'll allocate our resources so this should be an interesting and very busy year for everyone commissioner cut right just a quick question on specifically on small area planning for at least a couple years people have been asking about Southeast Durham small area plans how does that get prioritized in this right now sitting in here as hey well look at small area plans and think about doing a small area plan like has there been any thought to that area specifically and how does that get prioritized in here as a specific plan as opposed to saying we'll think about doing small area plans at some point right so so um in the memo there's a list of things that we would that are new this year and one of those things is the small area um plans and then prioritization of those plans so um one thing we're going to do is look at what is a small area plan what should be

in the small area plan and then what areas need a small area plan and then prioritize those areas and um it's I I'm I don't want to answer to any specific areas this evening because again this is all going to be scoped out that's part of the work for next year um but I'm sure that if that's an area that could potentially be on the radar we'll look at how to to um deal with that particular area yeah so that I'm clear when I'm looking at this um the scoping is to be completed by end of 25 it's fair to say as people think about this and they look at this we won't see a small area plan on a specific area until at least 26 based on it depends on the scoping how what we scope what's going to go into these plans and how many we can get done with the Staffing Resources we have but the prioritization is another thing that it's twofold it's scoping and then prioritization yes you're welcome thank you for the question Comm Vice [Music] chair what is well along with that small

4 page seven small area planning are you actually in the memo or the attachment I mean the are you are you under a number you can give me I think you said something and I didn't hear you because I was looking 24 okay page five of 24 first sentence right so um we would look for so a small area plan obviously is limited in scope meaning it's not a comprehensive plan or a large plan so

that's the one this part of the scoping we have to look at like what the areas would be like what areas um how many areas um and then we would prioritize how many of those we could do and and what order depending on the prioritization and it um the prioritization could come back through JCC PC it could you know it could come back through here I'm not really sure what that looks like but it's it's that just means that it's limited Geographic scope means that they're small they're they're not large areas but there's no actual number attached to the word small or anything that be okay it's just a general I think it's just a reference to that um people read this and they know that it's not a large plan so yeah I know this uh uh I know this wasn't intended to be small area planning 101 but on commissioner car's question so I guess and both Vice dress question like Southeast Durham is that a small area plan or is that a large plan I don't I don't know that I can answer that on the spot but I will say this

about Southeast Durham um we we approached it as a small area at the time that we worked on the goals and objectives for that area and they were wrapped into the comprehensive plan so in essence that one's kind of been done to be honest um we there was a what we call the SFA plan which is a Southeast Durham Focus area so um that was based on that larger it is a little bit larger I think than most small area plans because it was based on utility services and what service um what the service area was because of the impacts of um seeing that the sewer lift station installed in that area and and how that drove some development and what not um but yeah so um I don't have like a geographic number I can give y'all but it really depends on the the area and the need and and what what the focus is of the plan and that's why we have to do the scoping because we don't really have that done we we don't have any of that done yet so yeah good question thank you any other

questions are we ready to move this forward with a recommendation it's just a recommendation like you would normally do and but it moves forward to the um city council and board of County Commissioners chair as it relates to the uh fiscal year 25 work program I move that we send this forward with a favorable recommendation to both city council and uh County Board of Commissioners second it's been moved by commissioner cutri and seconded by commissioner copac to move the fiscal year 25 work program forward with a favorable recommendation to city council and the County Board of Commissioners may I have the roll call vote please chair Cameron yes Vice chair sharis yes commissioner cutright yes commissioner

Gham yes commissioner Johnson yes with opportunity for written comments thank you commissioner copac yes commissioner Valentine yes commissioner Williams yes commissioner woke yes commissioner young yes motion carries 10 Z thank you staff announcements just uh thank you for handling initial zoning map changes tonight uh if you have questions about them please reach out to staff ahead of time so we can try to answer those questions as best we can and then next month there are just five cases five items which will be probably nice to hear I'm sorry Alex I didn't hear you next month in April there're just five public hearing cases five cases all right we are turn

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