Planning Board/Board of Adjustment

Minutes TOWN OF CORNELIUS PLANNING BOARD MEETING Assembly Room January 13, 2025 6:30 p.m. Members Present Members Absent Staff Present Michael Buttner Phil Bechtold-Chair Rox Burhans, Planning Director Colin Furcht Bill Sykes David Cole, Assistant Planning Director Travis Jullian Ava Callender Aaron Tucker, Senior Planner Fred Westaway - Vice Chair Rachel Bernard Rechelle Ward, Administrative Assistant Mamie Lee VISITORS DETERMINATION OF QUORUM Vice-Chair Westaway called the Planning Board meeting to order at 6:35 p.m. and noted a quorum was present. All members will be voting. Vice-Chair Westaway identified the members voting tonight: Colin Furcht, Michael Buttner, Travis Jullian, Mamie Lee, and Fred Westaway. PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES Vice-Chair Westaway entertained a motion to approve November 13th, 2024 meeting minutes. Mr. Furcht made a motion to approve, and Ms. Lee seconded. All were in favor and the motion was approved. In Favor: Vice-Chair Westaway, Mr. Furcht, Mr. Jullian Opposed: None Mr. Buttner, and Ms. Lee CONSIDERATION OF APPROVAL Built Upon Area Averaging Certificate Application #1 Vice- Chair Westaway entertained a motion to suspend the Planning Board meeting and open as the Watershed Review Board. Ms. Lee made a motion to approve, and Mr. Jullian seconded. All were in favor and the motion was approved. In Favor: Vice-Chair Westaway, Mr. Furcht, Mr. Jullian Opposed: None Mr. Buttner, and Ms. Lee Vice-Chair Westaway recognized Mr. Tucker and asked if he was ready to present. Mr. Tucker presented a Build Upon Area Averaging Certificate for the property 16615 Flying Jib Road (Receiving 1,600 sq. ft.). Applicant supplied the required application and the required plat. Mr. Tucker provided a snapshot of the recipient lot which shows they are a little over their impervious for any improvements for the future. The donor lot is located on Nantz Rd. After this transfer, the donor lot will have 11,135 sq. ft. of impervious area remaining for future allocations. Mr. Tucked asked if there were any questions? No questions Vice-Chair Westaway made a motion to approve Built Upon Area Averaging Certificate Application #1. Mr. Furcht motioned to approve and Mr. Buttner seconded. All were in favor and the motion was approved. In Favor: Vice-Chair Westaway, Mr. Furcht, Mr. Jullian Opposed: None Mr. Buttner, and Ms. Lee Vice-Chair Westaway made a motion to move from the Watershed Review Board and open as the Planning Board. Ms. Lee motioned and Mr. Furcht seconded. All were in favor and the motion was approved. In Favor: Vice-Chair Westaway, Mr. Furcht, Mr. Jullian Opposed: None Mr. Buttner, and Ms. Lee OLD BUSINESS Mr. Burhans introduced David Cole as our new Assistant Planning Director. His position came about with the retirement of Becky Partin, Senior Planner. NEW BUSINESS Next month's agenda, we will have a Special Use Permit. This is to permit a shipping container that will be used for food and beverage services at the Trey North business park area. We have an entrepreneur who owns a building that is being upfitted as a meeting facility, golf and swinging analysis services, and other uses. This will expand into the parking lot where he could have food and beverage services out of this shipping container. A text amendment was done back in 2023 that is tailored to this site and is just coming around to getting the permit. Mr. Furcht asked to share some information about the proposed Barndominiums near that location. Mr. Burhans stated that we currently have an active rezoning application from Matt Greco, the owner of a property located off Statesville Road, behind Lakeside Mini Storage, just north of Boatyard. His plan includes developing part of the property into traditional flex space while the other part will feature a "Barndominium" concept. These buildings have a metal barn style and can be utilized for personal storage, along with a residential component, and will be sold as condominiums. This project received favorable feedback from the PDRC. Planning Board Meeting January 13, 2025 Page 2 of 5 This project will go before the Planning Board and you will have the opportunity to discuss the project in detail. Cornelius Downtown Master Plan Update: Kimley Horn conducted a workshop with the Town Board to get a deep dive into specific work products for the Downtown Master Plan on December 16th. Limited Market Analysis- They want to create an overall market assessment of Cornelius, the Downtown, and the surrounding area. They want to identify what’s the potential market for specific land uses in Downtown. Then later in the process that information will be funneled into the plan itself. The three geographies they looked at were Downtown, the Town of Cornelius, and the Charlotte MSA. The analysis examined how those geographies compared. Mr. Burhans shared additional data within these geographies. Cross Section Development- Mr. Burhans provided an overview of proposed road cross sections development by Kimley-Horn. He explained how the roads are designed not only for vehicles but also for pedestrians, and cyclists and helps determine the look and feel of those specific areas based on how the cross section is designed. Building a cross-section, especially in an urbanized area of downtown considers a variety of things such as how bicycles, pedestrians, and cars navigate through, and each facility takes a bit of space within the cross-section. General Staff Feedback  Scale cross sections west to east o 10-ft path throughout unnecessary  11-ft roadway travel lanes o 10-ft originally proposed  No separate bike lanes  Expand beyond existing ROW, if needed.  Emerald Necklace should be separated  Retain on-street parking in some areas  Mirror NC-115 Corridor Study Cross Section Planning Board Meeting January 13, 2025 Page 3 of 5 Catalyst Sites: Certain sites in Downtown are significant catalysts for future development, and we included them in our scope of work. These areas were identified by specific parcels. In the central district (near town hall), many of these properties function more like subdistricts rather than developing independently. Key activity points include the Cain Center, Oak Street Mill, the future CATS station, parking facilities, and the Food Lion Shopping Center. The network of streets in this area makes it seem more like a cohesive district rather than just a collection of individual properties. Vice-Chair Westaway asked in reference to the CATS area, is that the same area where they are putting a train station, is that connected or are the two separate? Mr. Burhans stated that they are currently updating the Red Line plan, a process that dates to the late 1990s. Originally, the proposed location for the CATS station was where the Harris Teeter is now located in Antiquity. They are collaborating with the Towns of Cornelius, Davidson, Huntersville, and City of Charlotte to revise the lines, explore new station locations, and consider associated parking facilities. Since Antiquity is no longer a feasible option, town staff have determined that a better location would be off Railroad Street and Zion Avenue. There will be a platform for boarding and exiting the train, and adequate parking will also need to be provided. This project is a significant catalyst for downtown planning and coordination. Looking at the street network and the possibilities with the different facilities, one element we have been looking at is the Police Station. There has been some discussion about the long term potential repurposing of the current Cornelius Police Station. We have Cain, Mills Market, Oak Street Mill, Walgreens, and a collection of small businesses. The desire to look at things more district level than parcel by parcel to create a better opportunity. The Cornelius Elementary School is going to be replaced and have a different orientation. The new school will likely be oriented towards the rear, recreational component towards the front and the district owns several parcels that may have the opportunity for a park or future businesses. The draft central area plan also looks at how to deemphasize vehicular access in this area and reexamine the Catawba Ave entrance to Oak Street Mill, Police Station, and the rear of the Cain Center. The old Cashion grocery site with its gas station is a hard corner at NC-115 and Catawba Ave., it is an important area of the community. It is the Gateway to downtown, we really need to think about that property as well. The reason we put a Market Study in our Master Plan was that everyone wants commercial and employment- generating uses, and these uses can be “overplanned” within long range plans and on zoning maps. It can create a lot of underperforming real estate. We want to make sure there is a future market for what uses the Downtown Master Plan envisions. We want the market study to tell us the types of uses that have a gap in our Downtown. We will be receiving a final market study within two weeks and it will be available on our website. Planning Board Meeting January 13, 2025 Page 4 of 5 Consultants evaluated the Police Station and believed the lower level could be converted into commercial use. What they ultimately landed on is that this area and Oak Street Mill could function as one project. This may be an outdoor pavilion space programmed for music, an outdoor market, dining or just hang out space comparable to Camp North End in Charlotte. This would be a valuable community space. This is a big initiative, and staff wants to keep the Planning Board actively involved in the Downtown Master Plan. ADJOURNMENT Vice-Chair Westaway entertained a motion to be made to adjourn the meeting at 8:00 p.m. Mr. Furcht moved and Mr. Buttner seconded. All were in favor and the motion was approved. In Favor: Vice-Chair Westaway, Mr. Furcht, Mr. Jullian Opposed: None Mr. Buttner, and Ms. Lee NEXT MEETING February 10, 2025 Respectfully submitted: ___________________________ __________ _________________________ _________ Fred Westaway Date Rechelle Ward Date Vice Chairman Administrative Assistant Enc: Town Staff PowerPoint Presentation Cornelius Downtown Master Plan Planning Board Meeting January 13, 2025 Page 5 of 5 Planning Board February 10, 2025  Agenda 1. CALL TO ORDER 2. DETERMINATION OF QUORUM 3. PLEDGE OF ALLEGIANCE 4. APPROVAL OF MINUTES A. January 13, 2025 5. CONSIDERATION OF APPROVAL A. Built Upon Area Averaging Certificate Application #2 B. Built Upon Area Averaging Certificate Application #3 6. OLD BUSINESS 7. NEW BUSINESS 8. NEXT MEETING – March 10, 2025 9. ADJOURNMENT Built Upon Area (BUA) Averaging Certificate Application #2 20364 Enclave Oaks Court (Receiving 2,000 sq. ft.) BUA #2 Recipient Raymond and Janet Wilkins 20364 Enclave Oaks Ct. PID 00110825 Donor Deed • Staff recommends approval with conditions • Applicant to provide copy of recorded deed • After this transfer, the donor lot will have 187 sq. ft. of impervious area remaining for future allocations. Questions? Built Upon Area (BUA) Averaging Certificate Application #3 18210 Town Harbour Road (Receiving 1,500 sq. ft.) BUA #3 Recipient Levant and Muge Aygen 18210 Town Harbour Rd. PID 00181126 Donor Deed • After this transfer, the donor lot will have 9,635 sq. ft. of impervious area remaining for future allocations. Questions?  PLANNING BOARD/BOARD OF ADJUSTMENT January 13, 2025 Agenda 1. CALL TO ORDER- 6:30 p.m. 2. DETERMINATION OF QUORUM 3. PLEDGE OF ALLEGIANCE 4. APPROVAL OF MINUTES A. November 12, 2024 Minutes CONSIDERATION OF APPROVAL Built Upon Area Averaging Certificate Application #1 5. OLD BUSINESS 6. NEW BUSINESS 7. NEXT MEETING- February 10, 2025 8. ADJOURNMENT RULES FOR PUBLIC COMMENTS AND HEARINGS Please sign up to speak before the meeting on the sign-up sheet located near the entrance to the board room. Please be aware that all meetings of the Planning Board are recorded and streamed live on the internet. Provide your name and address before you begin your comments. Comments are limited to 4 minutes. Comments are to be directed to the entire Board and not to individuals. You may yield your comments to another speaker present at the meeting so that one speaker may address the board for up to 8 minutes. A designated spokesperson for a group of three or more may be allocated 10 minutes to speak. At least three members of the group must be present and names and addresses of those members present must be submitted to the Administrative Assistant before the meeting begins. Presentations by applicants seeking to rezone property are limited to 10 minutes. (Staff presentations and applicant time spent responding to questions from the Planning Board is not subject to the 10-minute limit). You must be civil in your language and presentation and act within reasonable standards of courtesy. Use of slander, name-calling, personal attacks or threatening speech or behavior is prohibited.  REQUEST FOR BOARD ACTION Date of Meeting: January 13, 2025 4.A. November 12, 2024 Minutes To: Chair Bechtold and Planning Board Members From: Rechelle Ward. Administrative Assistant Action Requested: Approve minutes Manager's Recommendation: Review and approve November 12, 2024 Minutes ATTACHMENTS: November 12, 2024 Minutes  Minutes TOWN OF CORNELIUS PLANNING BOARD MEETING Assembly Room November 12, 2024 6:30 p.m. Members Present Staff Present Phil Bechtold-Chair Rox Burhans, Planning Director Bill Sykes Heather Barfield, Planner Michael Buttner Rechelle Ward, Administrative Assistant Colin Furcht Ava Callender Travis Jullian Fred Westaway Mamie Lee Rachel Bernard VISITORS Will Garrison Laronda Cothern Alli Turbeville Natalie Harrison DETERMINATION OF QUORUM Chair Bechtold called the Planning Board meeting to order at 6:30 p.m. and noted a quorum was present. All members will be voting. Chair Bechtold identified the members voting tonight: Phil Bechtold, Colin Furcht, Bill Sykes, Ava Callender, Michael Buttner, Travis Jullian, Mamie Lee, Rachel Bernard and Fred Westaway. PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES Chair Bechtold entertained a motion to approve October 14th, meeting minutes. Mr. Westaway made a motion to approve, and Mr. Furcht seconded. All were in favor and the motion was approved. In Favor: Chair Bechtold, Mr. Furcht, Mr. Sykes, Ms. Bernard Opposed: None Ms. Callender, Mr. Buttner, Mr. Jullian, Ms. Lee, and Mr. Westaway CONSIDERATION OF APPROVAL VAR 10-24 Atrium Health Monument and Directional Signs Variance Chair Bechtold entertained a motion to suspend the Planning Board meeting and open as the Board of Adjustment. Mr. Westaway made a motion to approve, and Mr. Buttner seconded. All were in favor and the motion was approved. In Favor: Chair Bechtold, Mr. Furcht, Mr. Sykes, Ms. Bernard Opposed: None Ms. Callender, Mr. Buttner, Mr. Jullian, Ms. Lee and Mr. Westaway Chair Bechtold read the definition of a variance and the procedural process for the quasi-judicial hearing. (See attachment) Chair Bechtold called forward those wishing to testify. The oath was administered to Heather Barfield, Planner, Will Garrison, and Laronda Cothern. Chair Bechtold entertained a motion to open the public hearing for VAR 10-24 Atrium Health Monument and Directional Signs Variance. Mr. Furcht made the motion, and Mr. Westaway seconded. All were in favor and the motion was approved. In Favor: Chair Bechtold, Mr. Furcht, Mr. Sykes, Ms. Bernard Opposed: None Ms. Callender, Mr. Buttner, Mr. Jullian, Ms. Lee and Mr. Westaway Chair Bechtold asked if any Board members visited the property or had a conflict of interest in this case? There were none. Chair Bechtold recognized Ms. Barfield and asked if she was ready to present VAR 10-24 Atrium Health Monument and Directional Signs Variance. Ms. Barfield stated her name and presented VAR 10-24 Atrium Health Monument and Directional Signs Variance request with its associated exhibits. • The applicant Alli Turbeville, Senior Project Manager of Southwood Corp., on behalf of Atrium Health is requesting a Variance (VAR) to exceed the maximum allowable sign height and sq ft. for the proposed monuments and directional signs. And to exceed the maximum allowable directional signs per site and illumination requirements. The site is located at 18341 Statesville Rd. and is approximately 96.835 +/- acres. • Atrium Health’s Timeline: • Hospital and Phase 1 Medical Office Building to open Q2 2025 • Production 12 weeks, Installation 4 weeks. Need to be installed by March 2025 Planning Board Meeting November 12, 2024 Page 2 of 12 Exhibit A- The applicant provided the sign location map, which has all the signs requested in this variance. At the top you can see the two perimeter signs off Statesville Rd. Two directional signs, one will be off the Bailey Rd extension and one behind the sidewalk off Statesville Rd. The parking and the large directionals will be internal to the site. Exhibit B- Proposed Sign Elevations for each of the proposed signs. The first is the perimeter signs, the two are by the Statesville Rd Right-of-Way. These are aluminum cabinet signs. They are illuminated through the translucent push-through facing. This sign is 14 ft tall x 8 ft wide for a total of 104 sq ft. The second signs are aluminum angle frame cabinet signs, which will be internal directional signs. They are 10 ft tall, and are 5.8 ft wide, which is a total of 56.4 sq ft, these are also illuminated through push through acrylic. We have the non-lit internal directional signs, locations 15 & 18 on our location map. These are delivery signs that are internal to the site. They are also aluminum angled signs, and they are 6 ft tall x 4.42 wide total of 26.5 sq ft wide. Also internal to the site are Atrium’s parking signs, these are 22 sq ft illuminated cabinet signs with vinyl letters, non-lit, and are 5 ft tall by 4.4 ft wide, a total of 22 sq ft. Atriums last directional sign internal to the site is a 10 ft x 5.83 ft wide total of 56.4 sq ft which will be illuminated. Atrium’s requested two decorative monument signs are larger in stature. This will be the sign facing Bailey Rd. It is 12 ft tall x 34.3 ft wide this is a total of 333 sq ft and it will be illuminated. Atrium’s sign facing Statesville Rd will be 7 ft tall x 20.5 ft wide, totaling 120 sq ft and will be illuminated as well. Exhibit C- Zoning Map – This property is zoned Conditional Zoning (CZ). The surrounding properties to the North are HC, to the West are NMX, NR, and BC, East are HC, CZ, TN, and NR and to the South is CZ. Land Use: Corporate Mixed Use which does allow hospital and medical office use. Exhibit D & E- Vicinity Map & Property Map. Directly to the north of the subject property is PDQ Tenders at the intersection of Westmoreland & Statesville. To the west, we have the Westmoreland Athletic Center and the Alexander Chase subdivision. To the east is the Waterman Fish Bar in the Oakhurst subdivision and directly to the south is the Grace Covenant Church. The property itself is very large, the subject location is primarily in the green circle here and that is roughly 31.5 acres. Exhibit F- LDC Regulations 10.6 Single Tenant Monuments and Directional Signs Exhibit G- Property Photos Exhibit H- Huntersville, Novant Health Signs Directional Signs Exhibit I- Atrium Health Union West Stallings signs, Monument Planning Board Meeting November 12, 2024 Page 3 of 12 Ms. Barfield asked if the Board had any questions for staff? Ms. Bernard asked if the signage proposed within the campus are non-lit signs? Ms. Barfield stated some lit signs are in the campus, what you will primarily see as non-lit signs are the parking signs and directional signs. The large directional signs are lit. Atrium has 12 internal signs are lit. Mr. Westaway asked if Ms. Barfield could show the overall location map to see which ones are lit or not lit? Ms. Barfield stated that the large directionals and the Monument signs are lit. The parking and delivery signs are not lit. Ms. Lee asked if there were any other lit signs in Cornelius? Ms. Barfield stated that there are other lit signs in Cornelius. However, I don’t believe there are many nearby. Mr. Furcht asked if signs 1 & 2 along Statesville are both 14 ft tall signs. Do we know how far back they will be off Statesville? I’m looking at this more as a traffic issue. Will you be able to pull out of the parking lot with a 14 ft sign and not see traffic? I realize the first entrance (#2) is a right turn only, so you are not concerned about traffic coming North as you are left and that does not apply but the entrance and exit at location 1 will be both in and out? Ms. Barfield stated she was not sure if the second entrance was in and out but we do not allow a signage that is in the sight triangle and signs are required to be at minimum 5 ft back from the right-of-way. Mr. Furcht asked just to clarify is that a right turn-only exit? As long as the sign doesn’t block visibility, that was my biggest concern. Mr. Burhans stated that will go through a separate permitting process as soon as the variance is approved. There will be a separate permitting process where that specific location will be examined for sight distance/triangle. Ms. Lee asked for her clarity, if this is an approval for all the signs and not picking out individual signs? Mr. Burhans stated they will have to go through a separate sign permitting process where they will submit more detailed drawings showing where particularly on the free-standing signs along the road signs where these signs exactly are going to be. We will be looking at sight triangles and sight distances to make sure an issue of visibility does not come up when the sign is installed regardless if its big or small. Mr. Buttner asked if a sight triangle can be different depending on the size of the sign? Mr. Burhans stated that the sign could intrude into that sight triangle area depending on its size. If it is a very big sign and placement, it could create a sight distance issue. Mr. Buttner asked if the sight triangles are always set? Planning Board Meeting November 12, 2024 Page 4 of 12 Mr. Burhans stated yes, they are already set 35 x 35 ft area. Mr. Buttner asked about the decision on these signs and these size, how did that come about. Why did you pick 14 ft vs 12 ft or 16 ft? Ms. Barfield stated that a part of their hardship was the visibility off of Statesville Rd and Bailey’s extension, making sure there is enough visibility to make sure people can get into the hospital and know exactly where to turn. We did discuss with them about reducing the size and I will let them speak to why they need a sign bigger than 6 ft tall, which typically the hospitals do have larger signage. Chair Bechtold asked the applicant to come forward to state your name and address for the record. Will Garrison introduced himself as the CEO of SouthWood Corporation, a turnkey commercial signage business representing Atrium Healthcare. Heather did an excellent job talking through the package and we developed a package for Atrium our primary focus is develop, patient safety, and easy access through the property. A lot of what you will hear us talk about is ensuring that we are creating ease of access, visibility is really high. We are going to talk through some comparable examples and talk through a study they did around visibility 14 ft on Statesville. Shared presentation (see attached) This was a very comparable facility; you can see there is a side-by-side comparison in their natural environment. This is a 14ft tall sign on the CMC main campus, one of the things I want to draw attention to is you can see emergency is at the top, as you can see the typography gets small on this 14-footer, and want to point out what ultimately will happen for demands of different typography that might be added over time. Here is a 10-footer that is adjacent to the CMC main campus at the Urgent Care facility, comparable in size. This is a 12 ft sign outside of the Cabarrus facility and 14-footer outside the Pineville location. A site study that Atrium completed several years ago, at the time they had a 3rd party to come in to consult and help them develop. Some challenges around what should they be describing in font size for different monuments. All focus on creating high visibility in an emergency situation. The study produced and suggested that at a speed of 45 per hour, which is what Statesville is, we need to provide at least three full seconds for passing motorists and distance starting at 198 ft (required for time to read, know where to turn, and to slow down and turn without causing traffic hazard issues). Ultimate that study resulted in recommendations of a minimum height of 7.92 inches in that scenario. We are proposing 14 ft lettering of 7 inches in height and 10 ft lettering of 5 ¼ inches. Mr. Furcht asked why if the minimum was set at almost 8, why are we at 7? Ms. Cothern stated that the study was done by three different consultants, and they would take about an inch in each consultant's results. For this particular average, it is 7.92 inches which is the minimum readable letter size. It also depends on if it is dark, or daylight. At nighttime it is hard to read, but during the day its appropriate. The illumination at night is what will help the 7 inches that we’re asking for to be lighted at night. Planning Board Meeting November 12, 2024 Page 5 of 12 Mr. Garrison pointed out the photos from last week of Lake Norman and stated that 14 feet is not going to be significantly taller than some of the cars in the photo and ensuring there is great visibility starting at least 198 feet is what the study suggested. Mr. Garrison stated he wanted to call attention to the 14 ft emergency letter set is 7 inches. One of the primary focuses is that we create the fastest possible time to the emergency room. The emergency room as you look at the photo on the left you can see once the buffer is put in you will not be able to see the emergency letters placed on the building from these angles that is why we request the 14-footers. Mr. Westaway asked if the fastest way into the emergency room would be off the Bailey Rd extension entrance? Mr. Garrision stated it depends on what direction you will be coming. Mr. Garrisons stated he wanted to share some situations that have occurred with other facilities. One of our priorities is all about ensuring how to access the emergency room. Ms. Cothern stated that from the information presented, it would be our Levine Children’s Hospital, that we did have an infant that unfortunately passed away in the waiting room in the hospital lobby versus being able to find the children’s emergency. At our Mercy campus, there was a man actively having a heart attack and could not figure out from the signage which entrance to go into to get to the emergency area, it was after dark and he was confused. There was another incident very similar where a spouse was trying to locate the emergency room and couldn’t locate it and unfortunately, did not make it in time. Those are the things we look at to take into consideration into what we need to ask for. Chair Bechtold asked if those examples did not have any of these signs? Ms. Cothern stated they did not. We did go back and add them after the fact. Ms. Bernard asked how do you determine which signs are lit and which ones are not? Ms. Cothern stated that we have an Atrium standard. We make all the major signs illuminated so if someone comes at 3:00 in the morning they get the same visibility as if they come at 12 noon. Deliveries, parking, and others like that, are not as urgent and don’t need to be illuminated. For any non-24-hour facilities, we do not have luminated lighting or directional. Mr. Burhans stated he wanted to clarify to the applicant, that we are just looking at concepts and pictures. It looks like some of your signs appear to be in the public right of way, not on the Atrium campus and wanted to make you aware of that and that it needs to be on the private campus site and not the right-of-way. Again, we are at concept level, but I wanted to make sure it is clear for this discussion. Any signs that get constructed have to be on the private property owned by Atrium and not the NCDOT right-of-way. Mr. Westaway asked if we are only looking at the heights of the signs and not the placement? Planning Board Meeting November 12, 2024 Page 6 of 12 Mr. Burhans stated you are looking at quantity, height area, and illumination for the directionals. They are showing where they are generally placing them but if they show a sign that may be technically in the right of way, we are not approving that. This is at concept level, there will be a detailed permitting review process where we would verify location, etc. Chair Bechtold asked if any citizens would like to speak? There were none Chair Bechtold entertained a motion to close the Public Hearing for VAR 10-24 Atrium Health Monument and Directional Signs Variance. Mr. Westaway motioned, and Ms. Lee seconded. All were in favor and the motion was approved. In Favor: Chair Bechtold, Mr. Furcht, Mr. Sykes, Ms. Bernard Opposed: None Ms. Callender, Mr. Buttner, Mr. Jullian, Ms. Lee and Mr. Westaway Chair Bechtold asked if there were any other deliberations from the Board? Mr. Furcht stated he does not have any concerns, the height was concerning but once we saw established signs across the area, its no longer concerning. As long as it is place in the proper location according to Rox, I don’t see an issue. Mr. Jullian stated it’s a really large sign on 77, fast traffic, but will the homes there will they be able to see, they will seem to be the most impacted. Ms. Barfield stated the internal signs would not be seen. Atrium has done a great job with a buffer of trees and shrubs. From I-77 you will see the decorative monument and you will be able to see the perimeter signs off of Statesville Rd, however they will not be visible to the residence. There is a small buffer for the subdivisions surrounding as well as the Hospital. Mr. Jullian asked if we have had any communities to reach out about this project? Ms. Barfield stated that we sent out letters to all the abutting residences and we have not received oppositions for this variance. Chair Bechtold asked from I-77 when you go to Northcross and you see the emergency sign on the top of that building. Is that going to be done at that facility as well? Ms. Barfield stated that there is going to be a wall sign and there is going to be one internally facing Statesville and on the other side as well. Mr. Garrison stated the canopy emergency on the opposite side at the lower level and not up high. Planning Board Meeting November 12, 2024 Page 7 of 12 Chair Becthold stated that may be something they need to consider because you do have trees and a buffer but if you saw emergency there, it might be beneficial for you to consider that. Mr. Sykes stated the campus is beautiful, it's wide open with no obstructions now, but in the future will there be any directional signs and landscaping. Will it all remain open, like its pictured now? Ms. Cothern stated it currently plans for a medical plaza and plans for a phase 2 as well to the hospital. They are all coming up on Statesville west. That part of the hospital will block the medical office building and it will not block the signage on the hospital. Ms. Callender stated the emergency room scenarios are alarming and all three were addressed after the fact with approved signage? Ms. Cothern, yes, that is correct. Mr. Buttner asked about the lettering size, you did a study which was 8 inches and it was recommended for 7 inches. Are all the signs now using 7-inch lettering? Ms. Cothern stated it was just the emergency, the internal one doesn’t have to be as high. Chair Bechtold asked if there were any more questions. Chair Bechtold stated we will read each finding of facts. I will entertain a motion to approve or deny each finding of fact. Chair Bechtold announced who will be voting for the Planning Board of Adjustments: Mr. Travis, Mr. Furcht, Ms. Callender, Ms. Bernard, Mr. Buttner, Mr. Westaway, and Chair Bechtold Ms. Callender- Read Finding #1 FINDING #1 • Unnecessary hardship would result from the strict application of the ordinance. It shall not be necessary to demonstrate that, in the absence of the variance, no reasonable use can be made of the property. I move that the finding has been met, based on the evidence submitted and hardship does exist and Mr. Westaway seconded the motion. All were in favor and the finding was approved. In Favor: Chair Bechtold, Mr. Furcht, Ms. Bernard Opposed: None Ms. Callender, Mr. Buttner, Mr. Travis and Mr. Westaway Planning Board Meeting November 12, 2024 Page 8 of 12 Mr. Westaway- Read Finding #2 FINDING #2 • The hardship results from conditions that are peculiar to the property, such as location, size, or topography. Hardships resulting from personal circumstances, as well as hardships resulting from conditions that are common to the neighborhood or the general public, may not be the basis for granting a variance. I move that the finding has been met due to the location, property, and nature of their business, and Ms. Bernard seconded. All were in favor and the finding was approved. In Favor: Chair Bechtold, Mr. Furcht, Ms. Bernard Opposed: None Ms. Callender, Mr. Buttner, Mr. Travis and Mr. Westaway Ms. Bernard- Read Finding #3 FINDING #3 • The hardship did not result from actions taken by the applicant or the property owner. The act of purchasing property with knowledge that circumstances exist that may justify the granting of a variance shall not be regarded as a self-created hardship. I move the finding has been met because the hardship was not created by the applicant, and Mr. Westaway seconded. All were in favor and the finding was approved. In Favor: Chair Bechtold, Mr. Furcht, Ms. Bernard Opposed: None Ms. Callender, Mr. Buttner, Mr. Travis and Mr. Westaway Mr. Jullian- Read Finding #4 FINDING • The requested variance is consistent with the spirit, purpose, and intent of the ordinance, such that public safety is secured, and substantial justice is achieved. I move that finding has been met because of traffic studies and the safety, and Mr. Westaway seconded. All were in favor and the motion was approved. In Favor: Chair Bechtold, Mr. Furcht, Ms. Bernard Opposed: None Ms. Callender, Mr. Buttner, Mr. Travis and Mr. Westaway Planning Board Meeting November 12, 2024 Page 9 of 12 Chair Bechtold entertained a motion to approve VAR 10-24 Atrium Health Monument and Directional Signs Variance. Mr. Westaway and Mr. Buttner seconded. All were in favor and the motion was approved. Variance is approved. In Favor: Chair Bechtold, Mr. Furcht, Mr. Sykes, Ms. Bernard Opposed: None Ms. Callender, Mr. Buttner, Mr. Jullian, Ms. Lee and Mr. Westaway Chair Bechtold entertained a motion to suspend the Board of Adjustment and open the Planning Board. Mr. Westaway motioned, and Ms. Lee seconded. All were in favor and the motion was approved. In Favor: Chair Bechtold, Mr. Furcht, Mr. Sykes, Ms. Bernard Opposed: None Ms. Callender, Mr. Buttner, Mr. Jullian, Ms. Lee and Mr. Westaway OLD BUSINESS The project Gantt chart has been updated and will be sent out later this week Update to Town Board on the Cornelius Downtown Master Plan by Kimley-Horn. • Still moving toward the Spring/Summer 2025 completion on the project. • Lots of Stakeholder engagement and have wrapped up those o More Wayfinding o More Density o Consistent Development Requirement o Mobility o Parking o Town Vibrancy (Visually & Activities) o Keep mature tree o Keep the small-town feel o Connecting greenways o More Commercial o Walkability • Online survey ended last week and we are still organizing those results, but had a great participation rate. Here are a few results: o Traffic is unsafe in several locations o Can’t get to downtown o “No Parking” zones don’t work o Buildings too close to the street o Loosing downtown character • Going to start working on a Logo and Brand. What do we call Downtown? Downtown? Old Town Cornelius? The Art District. That’s what we are going to lean into relatively soon to get that solidified. Planning Board Meeting November 12, 2024 Page 10 of 12 Ms. Calender asked if Cornelius could qualify for that federal grant, that Davidson got to install the plate glass windows for the businesses? Mr. Burhans stated that he has not looked into it, so I can't say. We don’t have a lot of our older buildings left. Many of our buildings are older homes and have been converted to businesses or used as residences. We still have Brick Row is dwindling. Mr. Burhans stated he will look for the side grants but a part of the implementation piece. Ms. Barfield later shared information with Ms. Calendar on the Davidson grant program (façade rehabilitation). November Schedule • End of Online Survey #1 November 7th • Pop up Event o Light up Cornelius • Ongoing Tasks o Logo and Brand Development o Typical Cross Section Development o Catalyst Site Development o High Level Parking Analysis/Recommendations o Limited Market Study o Streetscape Design Standards Development o Programming and Placemaking Development December Schedule • Town Board Work Session #3 o Gather input on streetscape cross sections and design standards • Upcoming Tasks o Refine Cross Sections once feedback is received from the Town Board o Graphics/Illustrative Development o Begin Overall Master Plan Development NEW BUSINESS None ADJOURNMENT Chair Bechtold entertained a motion to be made to adjourn the meeting at 7:42 p.m. Ms. Lee moved and Mr. Westaway seconded. All were in favor and the motion was approved. In Favor: Chair Bechtold, Mr. Furcht, Mr. Sykes, Ms. Bernard Opposed: None Ms. Callender, Mr. Buttner, Mr. Jullian, Ms. Lee and Mr. Westaway Planning Board Meeting November 12, 2024 Page 11 of 12 NEXT MEETING December 9, 2024 Respectfully submitted: ___________________________ __________ _________________________ _________ Phil Bechtold Date Rechelle Ward Date Chairman Administrative Assistant Enc: Town Staff PowerPoint Presentation Variance Overview Planning Board Meeting November 12, 2024 Page 12 of 12  Variance Narrative What is a Variance? A variance is a request to deviate from current zoning requirements. If granted, it permits the owner to use his land in a way that is ordinarily not permitted by the zoning ordinance. It is not a change in the zoning law, but a waiver from the requirements of the zoning ordinance. This hearing is a quasi-judicial evidentiary hearing. That means it is like a court hearing. State law sets specific procedures and rules concerning how this board must make its decision. These rules are different from other types of land use decisions like rezoning cases. The board’s discretion is limited. The board must base its decision upon competent, relevant, and substantial evidence in the record. A quasi-judicial decision is not a popularity contest. It is a decision constrained by the standards in the ordinance and based on the facts presented. If you will be speaking as a witness, please focus on the facts and standards, not personal preference or opinion. Participation is limited. This meeting is open to the public. Everyone is welcome to watch. Parties with standing have rights to participate fully. Parties may present evidence, call witnesses, and make legal arguments. Parties are limited to the applicant, the local government, and individuals who can show they will suffer special damages. Other individuals may serve as witnesses when called by the board. General witness testimony is limited to facts, not opinions. For certain topics, this board needs to hear opinion testimony from expert witnesses. These topics include projections about impacts on property values and projections about impacts of increased traffic. Individuals providing expert opinion must be qualified as experts and provide the factual evidence upon which they base their expert opinion. Witnesses must swear or affirm their testimony. At this time, we will administer the oath for all individuals who intend to provide witness testimony. How Voting Works State law requires a four-fifths majority of the board to grant a variance. Planning Board 11.12.2024 Agenda  VAR 10-24 Exhibit A – Atrium Health Monuments and Directional Signs • Applicant: Alli Turbeville, Senior Project Manager of SouthWood Corp. on behalf of Atrium Health • Variance (VAR) to exceed the maximum allowable sign height and sq ft. for the proposed monuments and directional signs. And to exceed the maximum allowable directional signs per site and illumination requirements. • 18341 Statesville Rd • Approximately 96.835 +/- acres • Atrium Health’s Timeline: • Hospital and Phase 1 Medical Office Building to open Q2 2025 • Production 12 weeks, Installation 4 weeks. Need to be installed by March 2025 VAR 10-24 Exhibit B – Sign Location Map  VAR 10-24 Exhibit B – Sign Elevations, Perimeter Directional Signs 104 sq ft  VAR 10-24 Exhibit B – Sign Elevations, Internal Directional Signs 56.4 sq ft  VAR 10-24 Exhibit B – Sign Elevations, Non-lit Internal Directional Signs 26.5 sq ft  VAR 10-24 Exhibit B – Sign Elevations, Internal Non lit Directional Signs 22 sq ft  VAR 10-24 Exhibit B – Sign Elevations Large Internal Directional Sign 56.4 sq ft  VAR 10-24 Exhibit B – Sign Elevations Monument Sign  VAR 10-24 Exhibit B – Sign Elevations Monument Sign  VAR 10-24 Exhibit C - Zoning Map Zoning Map Variance Number: VAR 10-24 Applicant: Alli Turbeville, Atrium Health • Conditional Zoning 18341 Statesville Rd (CZ) • Surrounding properties to the North are HC, to the West are NMX, NR, and BC, East are HC, CZ, TN and NR and to the South is CZ. • Land Use: Corporate Mixed Use  VAR 10-24 Exhibit D & E – Vicinity & Property Map Property Map Variance Number: VAR 10-24 Vicinity Map Applicant: Alli Turbeville, Atrium Health Variance Number: VAR 10-24 18341 Statesville Rd Applicant: Alli Turbeville, Atrium Health 18341 Statesville Rd  VAR 10-24 Exhibit F – LDC Regulations 10.6  VAR 10-24 Exhibit G – Property Photos  VAR 10-24 Exhibit G – Perimeter Sign  VAR 10-24 Exhibit G – Internal Directionals  VAR 10-24 Exhibit H – Huntersville Novant Health Signs, Large Directional Large Directional off Reese Dr (Entrance) • 7 ft Tall • 4.75 ft Wide • 33.25 sq. ft. Proposed Variance Perimeter Directionals  Height: 14 feet  Width: 8 feet  Area: 104 square feet each  VAR 10-24 Exhibit H – Huntersville Novant Health Signs, Directional Large Directional Sign (Internal to Site) • 5.83 ft • 4 ft • 23.32 sq ft Proposed Variance Internal Directionals  Height: 5 feet  Width: 4.4 feet  Area: 22 square feet each  VAR 10-24 Exhibit H – Huntersville Novant Health Signs, Directional Small Directional Sign (Internal to Site) • 4 ft tall • 3.33 ft wide • 13.32 sq ft Proposed Variance Small Directionals  Height: 5 feet  Width: 4.4 feet  Area: 22 square feet each  Height: 6 feet  Width: 4.42 feet  Area: 26.5 square feet each  VAR 10-24 Exhibit H – Huntersville Novant Health Signs, Large Monument Large Monument Sign off Gilead Rd • 8 ft tall • 11.3 wide • 90.4 sq ft Proposed Variance Monument Sign  Height: 7 feet  Width: 20.5 feet  Area: 120 square feet  VAR 10-24 Exhibit I – Atrium Health Union West Stallings Signs, Monument Large Monument off Stallings Rd • 5.6 ft tall • 46.08 ft wide • Approximately 258.05 sq ft (staff calculated) Proposed Variance Large Monument Sign • 12 ft tall • 33 ft wide • 333 sq ft  VAR 10-24 Exhibit I – Atrium Health Union West Stallings Signs, Monument Large Monument off Healing Way • 5 ft tall • 23.77 ft wide • Approximately 118.85 sq ft (staff calculated)  VAR 10-24 Exhibit I – Atrium Health Union West Stallings Signs, Directional Campus Directional (internal to Site) • 10 ft tall • 5.83 ft width • 58.3 sq. ft. Proposed Variance Internal Directionals  Height: 10 feet  Width: 5.83 feet  Area: 58.3 square feet each  VAR 10-24 Exhibit I – Atrium Health Union West Stallings Signs, Directional Non-lit Parking Directional Signs (Internal to Site) • 5 ft tall • 4.4 ft width • 22 sq. ft. Proposed Variance Small Directionals  Height: 5 feet  Width: 4.4 feet  Area: 22 square feet each  Height: 6 feet  Width: 4.42 feet  Area: 26.5 square feet each  VAR 10-24 Exhibit I – Atrium Health Union West Stallings Signs, Directional Non-lit Parking ID/Directional Signs • 6 ft tall • 4.42 ft width • 26.5 sq. ft. Proposed Variance Small Directionals  Height: 5 feet  Width: 4.4 feet  Area: 22 square feet each  Height: 6 feet  Width: 4.42 feet  Area: 26.5 square feet each  VAR 10-24 Large Signs in Town 12.5 ft 12 ft 20 ft 16 ft Approx 18.5 ft 16.5 ft  VAR 10-24 Questions for Staff?  VAR 10-24 Hear From the Applicant Lake Norman Exterior Sign Package Supplemental Detail November 12, 2024 Union West Comparison 30 Union West – Primary Decorative Monument 31 Union West – Secondary Decorative Monument 32 Union West 33 Additional Campus Monuments 34 Carolinas Medical Center Height: 14 ft. 3535 CMC Urgent Care Height: 10 ft. 3636 Cabarrus Height: 12 ft. 3737 Pineville Height: 14 ft. 3 38  Current Lake Norman Site 39 Site Study for Sign Size and Speed Formula: Speed on Road: 45 Readable timeframe: 3 full seconds by passing motorists Viewing Distance: 198 Feet (required for time to read, know where to turn, and to slow down and turn without causing traffic hazard issues) Recommended Emergency Letter Height: - Minimum Readable Letter Size: 7.92” - Recommended size for Readability: 19.8” - Height for Maximum Impact: 39.6” 14’ Sign Emergency Letter Size: 7” 10’ Sign Emergency Letter Size: 5 ¼” 4 40 Lake Norman 4 41 Lake Norman 4 42 2 Lake Norman 4 43 3 Emergency Scenarios 44 Emergecny Scenarios 1. LCH- Infant taken to incorrect waiting room. 2. Mercy- Man actively having heart attack. 3. CMC- Spouse of a man was trying to locate the Emergency Room and didn’t make it in time. 4 45 5  VAR 10-24 Facts of Finding – Finding #1 • Unnecessary hardship would result from the strict application of the ordinance. It shall not be necessary to demonstrate that, in the absence of the variance, no reasonable use can be made of the property. • The Board Members shall make statements as to whether the evidence supports or does not support this finding. A motion, second and vote as to whether this finding has been met. 4/5thmajority will apply.  VAR 10-24 Facts of Finding – Finding #2 • The hardship results from conditions that are peculiar to the property, such as location, size, or topography. Hardships resulting from personal circumstances, as well as hardships resulting from conditions that are common to the neighborhood or the general public, may not be the basis for granting a variance. • The Board Members shall make statements as to whether the evidence supports or does not support this finding. A motion, second and vote as to whether this finding has been met. 4/5thmajority will apply.  VAR 10-24 Facts of Finding – Finding #3 • The hardship did not result from actions taken by the applicant or the property owner. The act of purchasing property with knowledge that circumstances exist that may justify the granting of a variance shall not be regarded as a self-created hardship. • The Board Members shall make statements as to whether the evidence supports or does not support this finding. A motion, second and vote as to whether this finding has been met. 4/5thmajority will apply.  VAR 10-24 Facts of Finding – Finding #4 • The requested variance is consistent with the spirit, purpose, and intent of the ordinance, such that public safety is secured, and substantial justice is achieved. • The Board Members shall make statements as to whether the evidence supports or does not support this finding. A motion, second and vote as to whether this finding has been met. 4/5thmajority will apply.  VAR 10-24 Final Vote to Grant/Deny Variance • Were all findings of fact met or not met? • Five positive votes are required to grant variance. CORNELIUS DOWNTOWN MASTER PLAN UPDATE KIMLEY-HORN 11.04.2024 OVERALL PROJECT SCHEDULE (DRAFT) SUMMER 2024 STAKEHOLDER ENGAGEMENT Consistent Themes • More Wayfinding • More Density • Consistent Development Requirements • Mobility • Parking • Town Vibrancy COMMUNITY ENGAGEMENT Consistent Themes • Keep mature trees • Keep the small-town feel • Connecting greenways • More commercial • Walkability ONLINE SURVEY RESULTS ONLINE SURVEY RESULTS Traffic is unsafe in several locations Can’t get to downtown “No parking” zones don’t work Buildings too close to the street Losing downtown character NOVEMBER SCHEDULE End of Online Survey #1 November 7th Pop-Up Event #2 • Light Up Cornelius Ongoing Tasks • Logo and Brand Development • Typical Cross Section Development • Catalyst Site Development • High Level Parking Analysis/Recommendations • Limited Market Study • Streetscape Design Standards Development • Programming and Placemaking Development DECEMBER SCHEDULE Town Board Work Session #3 • Gather input on streetscape cross sections and design standards Upcoming Tasks • Refine Cross Sections once feedback is received from Town Board • Graphics/Illustrative Development • Begin Overall Master Plan Development Last week of the online survey SPREAD THE WORD!  REQUEST FOR BOARD ACTION Date of Meeting: January 13, 2025 . Built Upon Area Averaging Certificate Application #1 To: Chair Bechtold and Watershed Review Board Members From: Aaron Tucker - Senior Planner Action Requested: Review and approve Built Upon Area (BUA) Averaging Certificate application and associated plat for BUA #1 at 16615 Flying Jib Road (recipient). Manager's Recommendation: Approve BUA Averaging Certificate ATTACHMENTS: Application Plat Recipient Lot Donor Lot Donor Deed Docusign Envelope ID: C0B6C2F1-C7A7-4484-B306-61A79EBC397B Recipient: 16615 Flying Jib Rd. N 0 12.5 25 50 Feet  Donor: 18632 Nantz Road Se r We ren D ity r e st a d Po zR u int S q Ca Ln nt e g taw Na i d b r ba am C Av Ya c htm an Dr Si lv er Q ua y D r N 0 50 100 200 Feet