Planning Commission

TOWN OF FORT MILL PLANNING COMMISSION MEETING October 16, 2018 112 Confederate Street 6:30 PM AGENDA CALL TO ORDER APPROVAL OF MINUTES 1. Regular Meeting: August 21, 2018 [Pages 2-6] 2. Regular Meeting: September 18, 2018 [Pages 7-10] NEW BUSINESS ITEMS 1. Appearance Review: Sutton Road Commercial Project [Pages 11-19] A request for preliminary appearance review to discuss a proposed commercial project located on York County Tax Map Numbers 020-20-01-045 and 020-20-01-046 ADJOURN The following press was notified of the meeting by email or fax in accordance of the Freedom of Information Act: The Herald; CN2; WRHI; Fort Mill Times and WBTV. The agenda was also posted at the entrance to Town Hall the required length of time and on the Town website. The Town of Fort Mill is committed to assuring accessibility with reasonable accommodation, of Town services and facilities for all individuals, in compliance with federal law. Please contact the Town Manager’s Office at 803-547- 2116 if you need assistance. 1  MINUTES TOWN OF FORT MILL PLANNING COMMISSION MEETING August 21, 2018 112 Confederate Street 6:30 PM Present: Hynek Lettang, Zhengzheng Wiley, Ben Hudgins, Chris Wolfe, Tom Petty, Matt Lucarelli, Planning Director Chris Pettit, Senior Planner Alex Moore, Assistant Planner Nick Cauthen Absent: James Traynor Guests: Jennifer Baird, Shaw Kuester, Robb Bryan, Susan Rosenblatt, Russ Adkins, Wink Rea, Rusty Adkins, Polly Adkins Vice-Chairman Hudgins called the meeting to order at 6:30 pm. Mr. Lettang made a motion to approve the minutes from the July 31, 2018 meeting as submitted. Mr. Lucarelli seconded the motion. The minutes were approved by a vote of 4-0. OLD BUSINESS ITEMS Ms. Wiley and Mr. Petty arrived prior to the discussion of Old Business Item #1. 1. Annexation Request – Scibuola Property: Planning Director Pettit provided a brief overview of the request, which was to review and provide a recommendation on an ordinance to annex 4.74 +/- acres off Kimbrell Road for the purpose of developing a commercial site. The Planning Commission originally reviewed the request at their July 31, 2018 meeting, at which time the request was deferred to allow staff time to develop a text amendment to the LC Local Commercial District so as to allow for childcare centers. Planning Director Pettit provided an overview of the proposed text amendment to the LC District (New Business Item #1), which serves as a related companion to the annexation request. Discussions occurred related to the traffic impact of the proposed daycare use and the concerns with access being provided off Kimbrell Road as opposed to Tom Hall Street. Concerns were expressed regarding the location of a driveway off Kimbrell Road due to its location in proximity to Kimbrell Crossing Drive and the Tom Hall Street intersection. Planning Director Pettit noted that any access location would need to be reviewed and approved by the Town and SCDOT. Multiple Planning Commissioners voiced concerns over introducing a commercial land use and a commercial traffic generator in a residential context and onto a primarily residential street. The question was asked as to whether access could be provided off Tom Hall Street, to which Planning Director Pettit noted that the property did not have frontage on Tom Hall Street and that there were several 2 properties under different ownership that were between the subject property and Tom Hall Street. A discussion occurred related to the properties current zoning in York County and whether it would allow for a daycare site. Planning Director Pettit reviewed the county zoning designation but noted that the site would have to be annexed into the Town in order to connect to the Town’s water and sewer utilities. A discussion occurred related to the original zoning request of HC Highway Commercial and the subsequent discussions of alternate zoning designations, such as LC and TC, that would allow for daycares while having other, less intensive by right uses. Further discussions occurred related to other uses being allowed by right in the LC district that could introduce higher impacts in the residential context. Additional discussions occurred related to all zoning districts that currently allow for daycare uses as well as those proposed in the UDO that would allow for daycare uses. Robb Bryan, a representative of a potential commercial user, spoke to the request, the requirements of a traffic study and required mitigation, as well as other commercial within the project’s vicinity. Mr. Bryan acknowledged the residential nature of the area and noted that project buffers would be Commissioners Wiley and Lucarelli noted that further information on the project plan would help in making a recommendation. Commissioner Wiley questioned whether any research was completed to determine the area that daycare users might come from as it may affect traffic impacts, to which Mr. Bryan noted that some research had been completed. Commissioner Lucarelli questioned how the UDO would affect the property, to which Planning Director Pettit outlined the proposed commercial districts and requirements in the UDO. Commissioner Lucarelli questioned the intent of the LC Local Commercial district, to which Planning Director Pettit noted that the district was intended for small, neighborhood scale commercial. Jeff Scibuola, the property owner, spoke in favor of the request and noted that there was a need for daycare uses within the area. Commissioner Lettang acknowledged the need for additional daycares but noted that the corridors were already experiencing a low level of service and that any additional commercial traffic generators would only increase the inefficiency of the system. Planning Director Pettit stated that procedurally, the request at hand would be for the annexation and zoning only and that any future commercial would be required to come back before the Planning Commission for appearance review. Vice-Chairman Hudgins asked if there were any others in attendance that wished to speak to the request. There being no further speakers or questions, Vice-Chairman Hudgins called for a motion. Mr. Wolfe made the motion to recommend in favor of denial of the annexation request. Mr. Lettang seconded the motion. The motion was approved by a 3  vote of 4-2, with Ms. Wiley and Mr. Petty opposed. NEW BUSINESS ITEMS 1. Text Amendment: LC Local Commercial District: Planning Director Pettit provided a brief overview of the request, the purpose of which was to review and provide a recommendation on an ordinance adding childcare centers as a conditional use in the LC Local Commercial District and adding other requirements as found in the recommended Unified Development Ordinance. There being no questions, Vice-Chairman Hudgins called for a motion. Mr. Petty made the motion to recommend in favor of approval of the text amendment. Mr. Lucarelli seconded the motion. The motion was approved by a vote of 6-0. 2. Rezoning Request: FMSD Property (FM Parkway): Planning Director Pettit provided an overview for the request, the purpose of which was to review and provide a recommendation on an ordinance to rezone three properties, containing approximately 34.17 +/- acres, owned by the Fort Mill School District. Planning Director Pettit noted that the request would bring the multiple properties under a common zoning designation and that the requested zoning designation was consistent with most other schools currently and in the proposed new Zoning Map for the UDO. There being no questions, Vice-Chairman Hudgins called for a motion. Mr. Wolfe made the motion to recommend in favor of approval of the rezoning request. Mr. Petty seconded the motion. The motion was approved by a vote of 6-0. 3. Annexation Request: Adkins Property (Pleasant / Whitley Project): Planning Director Pettit provided a brief overview of the request, the purpose of which was to review and provide a recommendation on an ordinance annexing 7.30 +/- acres at the corner of Pleasant and Whitley Roads. Planning Director Pettit provided an overview of the proposed MXU Concept Plan and Development Conditions for the site (see discussion under New Business Item #4), which serves as a related companion to the annexation request. Following the discussions noted under New Business Item #4, Vice-Chairman Hudgins called for a motion. Mr. Lucarelli made the motion to recommend in favor of approval of the annexation request. Mr. Petty seconded the motion. The motion was approved by a vote of 6-0. 4. MXU Concept Plan & Dev. Conditions: Pleasant / Whitley Project: Planning Director Pettit provided a brief overview of the request, the purpose of which was to review and provide a recommendation on an ordinance adopting an MXU Concept Plan and Development Conditions for the Pleasant / Whitley MXU Project. 4 The Planning Commission questioned how the request could come in as MXU without containing a mixture of uses, to which Planning Director Pettit noted that there were several examples throughout Town where MXU projects were allowed without a mixture of uses when they adjoined and were planned to be developed in coordination with an existing MXU project. For information and discussion, the requirements of the draft UDO were discussed as they would relate to the proposed project if the request were to come in after the UDO was adopted. Discussions occurred related to Planning Commissioner concerns with the project density. It was noted that the project density, as proposed, exceeded the recommendation of the Town’s Comprehensive Plan. Discussions occurred as to whether there was a public benefit in the project that would serve to mitigate the requested density being over the Comprehensive Plan’s designation. Planning Director Pettit explained the proposed development conditions that were above the base MXU requirements and further explained staff’s recommendation of approval, detailing the benefits of having the proposed project coordinated with the development of the Pleasant / Vista MXU project to the south and specifically noting that the overall project density (combined w/ parcel to the south) would be much closer to the Comprehensive Plan’s designation. Concerns expressed on the project’s density led to discussions regarding usable open space and to a potential modification to the Development Conditions to require additional area for public gathering and/or recreational space. Planning Director Pettit discussed the project’s proximity to the Nation Ford Land Trust and explained how the neighboring Pleasant / Vista MXU project planned to incorporate their trail system into the overall development. Concerns related to the traffic impact were discussed and the timing for when a TIA would be required. Additional discussion occurred related to the phasing of the Pleasant / Vista MXU project, which had requirements as to when particular portions of the property could be developed based on various off-site transportation improvements being completed. Rusty Adkins, property owner/applicant, spoke in favor of the request. Questions arose as to the differences in how the project might be developed in York County versus in the Town, to which Planning Director Pettit outline some potential differences from the perspective of the Town. Further discussion related to the density occurred as to whether the project could be reduced in density to strictly meet the Comprehensive Plan designation of 3-5 dwelling units per acre. The applicant / developer spoke to the implications of further reducing the unit count. 5  There being no further questions, Vice-Chairman Hudgins called for a motion. Mr. Petty made the motion to recommend in favor of approval of the ordinance with the following modification: • Language shall be added requiring that the property south of the power line easement on the adjacent property be donated to the Nation Ford Land Trust as such time that the adjacent property and the subject property were recombined for the purpose of the proposed development. In the event that the Nation Ford Land Trust did not accept the donation, the developer shall provide an enhanced amenity in that area of open space with the intent of providing a usable gathering or recreational space for the residents of the community. Mr. Lettang seconded the motion. The motion was approved by a vote of 6-0. 5. Unified Development Ordinance (UDO) and New Zoning Map: Planning Director Pettit provided a brief overview of the request, the purpose of which was to review and provide a recommendation on an ordinance adopting a Unified Development Ordinance and new Zoning Map; repealing the current Zoning Ordinance; repealing conflicting provisions within the Code of Ordinances; and other matters relating thereto. Planning Director Pettit outlined the changes since the Planning Commission’s prior review at their July 31, 2018 meeting, which primarily addressed the comments from the Planning Commissioners. The Planning Commission had no further comments and noted that the document should be a living document, with amendments and reviews completed on a regular basis so that the document was always up to date. There being no further questions or discussion, Vice-Chairman Hudgins called for a motion. Mr. Wolfe made the motion to recommend in favor of approval of the ordinance. Mr. Petty seconded the motion. The motion was approved by a vote of 6-0. There being no further business, the meeting was adjourned at 8:43. Respectfully submitted, Chris Pettit, AICP Planning Director September 12, 2018 6  MINUTES TOWN OF FORT MILL PLANNING COMMISSION MEETING September 18, 2018 112 Confederate Street 6:30 PM Present: Hynek Lettang, Zhengzheng Wiley, Ben Hudgins, James Traynor, Chris Wolfe, Matt Lucarelli, Planning Director Chris Pettit Absent: Tom Petty Guests: Brian Upton, Kevin Caldwell, Rob Heffner, Julie D’Orso, Bruce Marshman, Andre’ Lennon, Bill Strickland Chairman Traynor called the meeting to order at 6:30 pm. Mr. Wolfe made a motion to defer consideration of the August 21, 2018 minutes until the October Planning Commission meeting to allow staff time to add further detail within the minutes. Mr. Hudgins seconded the motion. The motion to defer was approved by a vote of 6-0. NEW BUSINESS ITEMS 1. Annexation Request – Martin Property (Nims Lake Road): Planning Director Pettit provided a brief overview of the request, which was to review and provide a recommendation on an ordinance to annex York County Tax Map Number 709-00-00-011, located at 762 Nims Lake Road and containing approximately 0.89 +/- acres. Staff noted that the property was surrounded by Town jurisdiction and that the primary reasoning for the applicant’s request was in order to be eligible for Town utility services. Chairman Traynor questioned whether the R-15 zoning designation would allow for the property to be subdivided, to which Planning Director Pettit noted that it would not be able to be subdivided. Mr. Wolfe made a motion to recommend in favor of approval. Mr. Lucarelli seconded the motion. The motion was approved by a vote of 6-0. 2. Road Name Approval: Vintage Fort Mill (Pleasant / Vista MXU): Planning Director Pettit provided a brief overview of the request, which was to review and approve the road name for the Vintage Fort Mill apartment project off Pleasant Road. Planning Director Pettit noted that the project was a portion of the larger Pleasant / Vista MXU project and that the proposed road, “Ridgeline Drive”, would provide the apartment site with access off Pleasant Road. Mr. Hudgins made a motion to approve the road name as submitted. Mr. Lettang 7  seconded the motion. The motion was approved by a vote of 6-0. INFORMATION/ DISCUSSION ITEMS 1. Preliminary Appearance Review: Sutton Road Commercial Project: Planning Director Pettit provided a brief overview of the request, the purpose of which was to provide a preliminary review of a commercial project along Sutton Road. The various applicants and representatives for the request provided an overview of the project, specifically noting that due to the requirements of the COD/COD-N overlay and the TCP Transportation Corridor Preservation overlay, there was a desire to come before the Planning Commission for an initial discussion prior to their formal submittal. Discussions occurred related to the proposed widening project for Sutton Road and the setback implications due to the TCP overlay district. The applicant provided pictures and options for the Planning Commission to review as far as locations for the stormwater drainage features in the front setback, which is allowed in the COD/COD-N overlay when designed to mimic the natural environment. Commissioner Wolfe noted that the proposed location is a key entrance/gateway into the Town, referencing the work that was put into the design requirements in the draft UDO that are intended to provide applicants with direction for materials and architecture for new commercial projects. The applicant’s architect provided an overview of the proposed building architecture and materials, which was based on a modern, high-tech design inspiration. Chairman Traynor questioned the primary building material, which the architect noted would be pre-cast concrete panels. Discussions occurred related to the parapet walls, rooftop screening for mechanical equipment. The applicant noted that the front façade would have the highest level of treatment, however all four sides would be treated similarly since they would all be visible. Commissioner Wolfe provided the applicant with common considerations of the Planning Commission such as deviations in vertical and horizontal building depths and heights, inspirational features from the Town’s history, with the intent so that everything has common features and that no building stands out amongst the others. Commissioner Wolfe stated a desire to see the building have a more traditional, but still modern, look. Commissioner Lucarelli provided ideas related to building materials and colors that could be used to provide a historic feel with a similar design. Commissioner Lucarelli questioned whether there would be any fencing / screening around the stormwater pond at the front, to which the applicant noted that it would depend on the depth of the pond. Commissioner Wiley questioned whether an underground storage system was considered for stormwater rather than the upfront pond, to which the applicant noted that the underground systems have their own challenges. 8  Commissioner Wolfe noted that any dumpster enclosures would need to incorporate similar building materials as the principal structure. Commissioner Hudgins questioned whether any of the existing significant trees could be retained, to which the applicant noted that the trees were generally located in the middle of the building pad and that those trees would be mitigated per the code as required. Chairman Traynor questioned whether the parking met the COD/COD-N overlay district requirements, to which Planning Director Pettit noted that the design did meet the requirements. Commissioner Lettang provided a concern related to the modern design as it can clash with other traditional buildings. Commissioner Lucarelli provided some ideas for traditionalizing the existing design, particularly related to the white material color as shown on the drawing. Discussions occurred related to the submittal materials for the next, formal commercial appearance review, which included elevations drawings for all sides of the building, building material samples, and color samples. 2. Preliminary Appearance Review: Fort Mill Parkway Commercial Project: Planning Director Pettit provided a brief overview of the request, the purpose of which was to provide a preliminary review of a commercial project along Fort Mill Parkway. Planning Director Pettit provided the Planning Commission with more detail related to the specific location that is proposed for the project. The various applicants and representatives for the request provided an overview of the project, with a desire to come before the Planning Commission for an initial discussion prior to their formal submittal. Discussions occurred related to the general design of the site plan, including the need for a traffic impact analysis and further permitting for a septic drain field due to the distance away from a Town sewer line. Commissioner Wiley questioned whether the Town would allow a septic field, to which Planning Director Pettit noted that connections to public utilities were required when they were within a certain distance of a project. Commissioner Wolfe questioned what the student capacity of the facility would be, to which the applicant noted that the target would be 150 students with the actual capacity being set by the state. Further discussions occurred related to whether the parking counts were appropriate for the number of students, to which it was discussed that parking would be an issue for school events, but it would be not unlike other schools from that standpoint. Commissioner Hudgins questioned whether there would be any opportunity to preserve existing tree coverage, specifically significant trees, to which the applicant noted that they would attempt to keep as much tree coverage as possible without completely hiding the school from the roadway. The applicant noted that the design inspiration would come from Catawba Ridge High 9  School. Discussions occurred related to awnings on all doors, the proposed use of brick, and the proposed metal roof. Commissioner Wolfe referred to the discussion from the previous agenda item as it related to materials, design, and other desired architectural elements. Discussions occurred related to the submittal materials for the next, formal commercial appearance review, which included elevations drawings for all sides of the building, building material samples, and color samples. There being no further business, the meeting was adjourned at 7:34. Respectfully submitted, Chris Pettit, AICP Planning Director October 13, 2018 10  Meeting Information Meeting Type Planning Commission Meeting Date October 16, 2018 Request Summary Action (Old Bus.) X Action (New Bus.) Info/Discussion Request Type Public Hearing Executive Session Other Case Summary Annexation Rezoning Text Amendment Case Type Subdivision Plat X Appearance Review Other Property Information Applicant CEENTA Property Owner CEENTA Fairview Properties LLC Property Location 601 South Sutton Road Tax Map Numbers 020-20-01-045, 020-20-01-046 Acreage 3.4 +/- acres Current Zoning HC Highway Commercial, COD-N Existing Use Vacant Title Request from CEENTA to grant commercial appearance review approval for a proposed medical office building located at 601 South Sutton Road. Background Information Site Characteristics The property is located on the southern side of South Sutton Road near the intersection of Smythe Road. It consists of 3.4 +/- acres and contains a vacant house. The property has approximately 500 linear feet of road frontage on South Sutton Road. The applicant is proposing a medical office building. 11 Neighboring Uses Direction Zoning Existing Use North LI Vacant (County) South RC-I Single Family Residential (County) East GR, RC-I The Belle Crane Inn, Single Family Residential (County) West LI Vacant (County) Zoning Summary The site is currently zoned HC Highway Commercial, COD-N Corridor Overlay District. Minimum Building Height: 20’ Maximum Building Height: 45’ Minimum lot area: 10,000 square feet Minimum lot width: 75’ at building line Minimum front yard setback: 35’ Minimum side yard setback: 10’ Minimum rear yard setback: 35’ Architectural features/façade treatments: 1. Materials a. Buildings shall be designed to use building materials such as rock, stone, brick, stucco, concrete, wood or Hardiplank. b. No mirrored glass shall be permitted on any façades in COD-N. c. Corrugated metal shall not be used on any façade. 2. Variations in rooflines and facades of adjacent buildings shall be encouraged to avoid monotony. 3. Any nonresidential façade facing the corridor or any other street shall be articulated with architectural features and treatments, such as windows, awnings, scoring, trim, and changes in materials (i.e., stone "water table" base with stucco above), to enhance the quality of pedestrian environment of the public street, particularly in the absence of a primary entrance. Applicant Proposal The applicant is proposing a 30,000 square ft. medical office building with 150 parking spaces. The applicant has provided a site plan showing the proposed layout of the project. The building will be two stories and there will be two entrances provided. One entrance will be aligned with Smythe Road off South Sutton Road and the other will be accessed from Frank Carter Lane. The proposed building elevations have been provided (attached). They include masonry block, precast concrete panels, and an aluminum canopy. Staff The two subject parcels must be combined prior to final site plan approval. Recommendation The site plan is pending review and approval by the town’s Fire Marshal 12  and Building Official. Should the Planning Commission wish to grant commercial appearance review approval, staff would request including language in the approval motion to allow for minor modifications to be made to the site plan to accommodate comments or concerns made by the Fire Marshal and/or Building Official. The site plan and landscape plan generally comply with all zoning requirements. The proposed building elevations meet the requirements of the zoning ordinance and feature high quality building materials, with variations in vertical and horizontal depth. Staff recommends in favor of approval, with a condition allowing staff to approve minor adjustments to the site plan, landscape plan, signage plan, and lighting plan to satisfy the comments and requirements of the town’s Fire Marshal, SCDOT, and/or the town’s Utilities and Planning Departments. Alternatives 1. Grant commercial appearance review approval with conditions. 2. Grant commercial appearance review approval. 3. Deny commercial appearance review approval. Staff Recommendation Staff recommends in favor of APPROVAL for the request, conditioned upon allowing staff to administratively approve minor adjustments to the Recommendation site plan, landscape plan, signage plan, and lighting plan to satisfy the comments and requirements of the town’s Fire Marshal, SCDOT, and/or the town’s Utilities and Planning Departments. Name & Title Chris Pettit, Planning Director Department Planning Department Date of Request October 16, 2018 Legislative History Town Council 4/25/16: Annexation Approved Planning Commission 10/16/18: Scheduled Attachments • Aerial Map • Zoning Map • Photos from South Sutton Road • Proposed Plans and Building Elevations 13  Aerial Map Zoning Map HC HC 14 Photo from Sutton Road (adjacent property) Photo of Subject Property from Sutton Road 15 16 77 o 21 o ISSUED FOR ISSUED FOR ISSUED FOR PRELIMINARY NOT 500-K Clanton Road Charlotte, NC 28217 PERMIT BIDDING Phone: 704.525.2003 Fax: 704.525.2051 CONSTRUCTION www.geosciencegroup.com F0R CONSTRUCTION Drawing Status  ZONING CODE SUMMARY PROJECT NAME: CEENTA PROJECT ADDRESS: NOT ASSIGNED o 77 OWNER: CEENTA PHONE: 704.295.3429 PLANS PREPARED BY: GEOSCIENCE GROUP, INC. o 21 PHONE: 704.525.2003 TAX PARCELS: 661-00-00-015 ZONING: COD-N, HC EXISTING USE: VACANT PROPOSED USE: MEDICAL OFFICE SITE AREA: 3.4 AC SETBACKS: FRONT: 35' (SUTTON ROAD) I 77: 35' SIDE:10' REAR: 35' 500-K Clanton Road Charlotte, NC 28217 PARKING PROVIDED 150 SPACES Phone: 704.525.2003 Fax: 704.525.2051 www.geosciencegroup.com PRELIMINARY NOT F0R CONSTRUCTION Drawing Status ISSUED FOR BIDDING ISSUED FOR PERMIT ISSUED FOR CONSTRUCTION 30.0' 18.0' R46.0' R4 .5' 9.0' 9.0' R50.0 R4 24.0' .5' ' R1 5.0 24.0 .0' 26.0' ' ' R15 R2 0.0 R10.0' ' 0.0 ' 8.0' R1 R3 8.0' 5.0' 2.0 R2.0' 8.0' 8.0' 8.0' ' 8.0' 8.0' 5.0' ' 5.0 R4 R1 R6. .5' 0' .0 R15 .0' .0' R3 ' R3 9.0' .5' R4 26.0' 18.0' ' 18.0 9.0' 9.0' ' 24.0 18.0' 24.0' 36.0' 9.0' 20.0' .9' R8 .0' R1 0 0' 24' 3. R R1 5. 0' R4.5' R1 9.0' ' 18' 5.0 R3 .0 ' 17  spandrel glass vision glass aluminum panels patient dropoff precast canopy concrete main aluminum panels entry masonry canopy CEENTA MOB - north elevation 18  spandrel glass vision glass precast aluminum concrete canopy masonry panels CEENTA MOB - east elevation 19