Planning Board

Planning Board Staff Report September 10, 2024  AGENDA ROCKY MOUNT PLANNING BOARD MEETING SEPTEMBER 10, 2024, AT 5:30 P.M. GEORGE W. DUDLEY CITY COUNCIL CHAMBER, FREDERICK E. TURNAGE MUNICIPAL BUILDING Board Membership Rocky Mount: Bruce Berry, James Davis, Robert Hudkins, Johnnie Mayo Jr., Matthew Sperati (chair), and James Tharin, Vacant Edgecombe County: Vacant Nash County: Vacant 1. Call to Order 2. Approval of Agenda 3. Approval of Meeting Minutes: August 13, 2024 4. Development Review 5. Zoning Review 5.1 Rezoning Request # 20-06-24 Location: 1951 Old Wilson Road Current Zoning: A-1 (Agricultural District) Proposed Zoning R-6MFA (Medium-Density Multifamily Residential District) Property Size: +11.52 acres Applicant: Carmen Hykal Property Owner(s): Hykal Properties, LLC Case Manager: JoSeth Bocook, Deputy Director of Development Services Voting Representatives: City Members 5.2 Rezoning Request # 02-08-24 Location: Nicodemus Mile Rd [PIN 384119504694] Current Zoning: R-6CD (Conditional Medium Density Single-Family Residential) Proposed Zoning R-6MFA (Medium Density Multifamily Residential) Property Size: +10.66 acres Applicant: Doug Ledson; L & K Development of NC Property Owner(s): Richard Minor Case Manager: JoSeth Bocook, Deputy Director of Development Services Voting Representatives: City Members 6. Planning Review 7. Other 8. Items from the Planning Board 9. Items from the Secretary 10. Adjournment (Next regular meeting: October 8, 2024)  PLANNING BOARD t AGENDA MAP INDEX SEPTEMBER 10, 2024 N US 301 W BATTLEBORO AVE RO RD BATTLEBO RED OAK RED OAK US 30 1 CUM MIN G S RD DORTCHES DO RT KWAY T S PAR § ¦ ¨I95N CH ES RD RD TH O M A S A BET IN ST RU PEEL N HALIFAX RD M E EN TD BE R FOUNTAIN SCHO RD N OL RD IL LS VE NH GOLDROCK RD E N UE G RE RD FREER DR TANN HUN ER RD T ER H IL L R D 5.2 EN GL ISH R RD D VD BL LU B AN ROCKY MOUNT EY YC L ES TR W NASHVILLE UN SUNSET AVE N CO I-95 AVE LL FA S W INSTEAD COX AVE SRD ST URC S HALIFAX RD H E GR N CH AND US 6 A VE D US 64 ALT WEST HWY BLV 4 SUN SET GH AVE A LE I ST ER BETHLEHEM RD A NK TA R LIN RO NA BO S HV IL L S FR MEADOWBROO KR ST BEECHW OOD DR S WESLEYAN BLVD ER D CO RD BL KEY VD RD SPRINGFIELD GH O UNT DR LE WEST M I RA W H ST URC 5.1 S CH 0.0 Case Agenda No. Streets City Limits SHARPSBURG 7 0 ½ 1 2 Miles ETJ Tar River C9 EN  MINUTES OF THE ROCKY MOUNT PLANNING BOARD MEETING HELD AUGUST 13, 2024, AT 5:30 P.M. IN THE FREDERICK E. TURNAGE MUNICIPAL BUILDING, GEORGE W. DUDLEY CITY COUNCIL CHAMBER MEMBERS PRESENT Bruce Berry, vice-chair (via phone) Robert Hudkins Johnnie Mayo, Jr. Matthew Sperati, chair James Tharin MEMBERS ABSENT James Davis STAFF PRESENT Samantha Andelin, Administrative Assistant JoSeth Bocook, Development Services Deputy Director Gabrielle Bryson, Storm Water Engineer Stephanie Goodrich, Senior Planner Ramon Muckle, Traffic Engineer Emilie Pinkston, Development Services Director Jordan Reedy, Principal Transportation Planner  Page 2 of 8 Planning Board Minutes August 13, 2024 1. Call to Order The chair called the meeting to order at 5:32p.m. 2. Approval of the Agenda The chair presented the agenda and staff advised there were not any changes; the board approved the agenda as presented. 3. Approval of the Meeting Minutes: July 9, 2024 The chair presented the July 9, 2024, meeting minutes to the board. A motion was made by Mr. Tharin seconded by Mr. Mayo and unanimously carried to approve the minutes as presented. 4. Development Review There were no items for review. 5. Zoning Review 5.1 Rezoning Request #20-06-24 At the request of the chair, Development Services Deputy Director JoSeth Bocook, presented a memo requesting that rezoning petition #20-06-24 to be tabled and the public hearing continued until September 10, 2024. Mr. Bocook stated that it is city staff’s recommendation to table the request until the September 10, 2024, public hearing. The chair called for questions/comments from the Board for staff. There were none. A motion was made by Mr. Tharin seconded by Mr. Hudkins and carried unanimously to table the request to rezone the property at 1951 Old Wilson Road and continue the public hearing until September 10, 2024. 5.2 Rezoning Request #02-08-24 At the request of the chair, Development Services Deputy Director JoSeth Bocook, stated that the request for rezoning that was submitted by Doug Ledson; L & K Development of NC, representative of Richard Minor, property owner has requested that the petition be tabled until September 10, 2024. Mr. Bocook advised that the applicant conducted a neighborhood meeting with stakeholders on July 31, 2024. Minutes from that meeting were not available. The applicant stated that he needed more time to prepare as he had committed to provide the residents who attended the neighborhood meeting additional information in advance of the meeting and had not done so. Mr. Bocook stated that it is city staff’s recommendation to table the request until the September 10, 2024, public hearing. The chair called for questions/comments from the Board for staff. There were none. A motion was made by Mr. Tharin seconded by Mr. Mayo and carried unanimously to table the request to rezone the property on Nicodemus Mile Road [PIN 384119504694] and continue the public hearing until September 10, 2024. 5.3 Rezoning Request #03-08-24 At the request of the chair, Senior Planner Stephanie Goodrich, presented the request for rezoning submitted by RMNC Properties, LLC, representative of Barbara Haddon Nukols, property owner. Ms. Goodrich stated that the subject site consists of +5.28 acres, located at 2915 N Wesleyan Boulevard [PIN 386213233993]. The subject property is zoned R-10 (Low-Density Residential), and the request is to rezone to B-5 (Commercial Services).  Page 3 of 8 Planning Board Minutes August 13, 2024 The site is an undeveloped wooded lot with no known geographical encumbrances. The site has minimal flood risk (Zone X, per FEMA Flood Insurance Rate Maps). To the north of the subject site, is property zoned R-6MFA (Medium-Density Multifamily) and I-2CD (Conditional Heavy Industrial) with land use listed as undeveloped; to the south it is zoned O-I (Office and Institutional) with land use listed as College (NCWU Advancement Bldg.); to the east it is zoned O-ICD, B-5, I-1 (Light Industrial) and I-2 (Heavy Industrial). Across Wesleyan, there are a variety of uses allowed, but the area is mainly undeveloped with one single-family dwelling on the I-1 site and a barber shop/beauty salon on O-ICD site; and to the west of the subject site it is zoned B-5CD (Conditional Commercial Services) with land use listed as landscaping service and indoor sports range. Ms. Goodrich stated that the intent of the existing R-10 district is intended to provide for urban residential development, which is designed to provide quiet, low-density areas for single-family living with related recreational facilities protected from intrusion of commercial and industrial activity. Permitted uses are designed to stabilize and protect the essential characteristics of the area and permit certain home occupations. She stated that the intent of the proposed B-5 zone is intended for business and warehouse support services that support the regular needs of the primary activities in the B-4 district, along rail sidings and primary streets. It is designed to support a wide variety of commercial uses in the adjacent rail sidings and primary streets adjacent to the traditional downtown central business district and related areas of mixed commercial enterprises. A list of uses permitted within this zoning district, as well as the uses allowed by special use permit was attached to the staff report given to the board for both zoning districts. Ms. Goodrich advised that there has only been one approved zoning map amendment in the immediate area since 2003: the site of the future gas station, approximately a third of a mile away, at 3079 N Wesleyan Blvd that was rezoned from I-2 to B-5. Ms. Goodrich advised that the following policies and goals, identified within the Together Tomorrow: Tier, I Smart Growth Comprehensive Plan apply to this request: This portion of the N Wesleyan Boulevard corridor is identified as an infill growth or developed area in the 2003 comprehensive plan. Over time, changes have shifted the area to commercial or industrial zoning for several years, with an emphasis on development of commercial land uses. Chapter 4, Land Use Section F recommends that support for commercial development is encouraged adjacent to existing concentrations of commerce. Ms. Goodrich advised that interdepartmental review from Environmental Services indicated that Commercial development has the option to be served by either the city or private hauler. The city has adequate capacity to serve the development should the owner(s) choose the city as their provider. Street Maintenance indicated that new public street construction is not anticipated with this rezoning. Improvements to the adjacent streets needed to adequately serve the property will be determined as part of the site plan review process and would be constructed by the developer. Public Works does not anticipate significant impacts on street maintenance activities or expenses as a result of this rezoning. Transportation indicated that subject property, located on N Wesleyan Blvd., is a singular parcel with 5.4 deeded acres. This parcel is located on the west side of N Wesleyan Blvd. and sits about half-way between Thomas A Betts Pkwy and Business Park Dr. The parcel has road frontage of approximately 622 feet on N Wesleyan Blvd. They indicated that the rezoning effect of the roadway capacity on N Wesleyan Blvd. is a two-way, four-lane median divided major arterial. It has an estimated practical capacity of 41,700 vehicles per day (VPD) and an estimated average annual daily travel (AADT) of about 19,500 VPD per NCDOT data (2023). According to the Institute of Transportation Engineers “Trip Generation Manual, 9th Edition” (Volume 3, page 1419), the development of a business such as a Building Materials and Lumber Store with 10 employees, could generate approximately 300 additional vehicle trips per day on an average weekday, with 50% of traffic entering and 50% of traffic exiting. The  Page 4 of 8 Planning Board Minutes August 13, 2024 Tar River Transit’s Route No 9 (Battleboro/Goldrock Shuttle) serves this location. The subject parcel does not have direct access to bicycle amenities and there are no sidewalks in this area. They stated that a NCDOT driveway permit will be required for any new access points on N Wesleyan Blvd. The driveway permit will be reviewed concurrently by NCDOT and the City of Rocky Mount. Any new developments at this site will require payment in lieu of installing a sidewalk along the frontage on N Wesleyan Blvd. A traffic impact analysis (TIA) will be required if the rezoning use adds 1,000 new trips per day or 100 new peak hour trips. Other mitigation measures may be required as site development plans are reviewed. Water and Sewer indicated that this zoning change, with the existing water [12” main] and sewer [15” main] infrastructure in the area, is set to positively impact Water Resources. The water and sewer treatment plants are fully prepared and have adequate capacity to support this change. Ms. Goodrich advised that the applicant conducted a neighborhood meeting with stakeholders on July 16, 2024, and minutes from that meeting were attached to the staff report given to the board. Ms. Goodrich advised that notification of this public hearing was sent to property owners within 250’ of the subject site. A notification sign was posted on the subject property and the Planning Board agenda is listed on the City’s website. Ms. Goodrich stated that the following site conditions and other facts should be considered in the review of this rezoning request. Residential development is happening along tertiary streets off Thomas A. Betts Parkway. It is not appropriate to have single-family residential development along Wesleyan Boulevard, except for the adjacent R-6MFA property, there are no residentially zoned areas on Wesleyan Boulevard for at least a mile to the north, at Belmont Lake. There is no residential zoning on the west side of Wesleyan Boulevard until you pass Sunset Avenue, about five miles south. The Nash County tax record shows a single-family dwelling on the property to the north of the subject property, built in 1939, but there is no condition listed, and it does not appear to be in use. There do not appear to be any detriments to adjacent or nearby property owners. The character of adjoining and nearby properties is commercial in nature, so there would not be any inconsistencies created if this request is granted. This amendment provides for expansion of commerce in a predominantly commercial area that aligns with our economic development policies. Ms. Goodrich advised that staff recommends that the request be forwarded to the Rocky Mount City Council recommending approval on the basis that the proposed rezoning of the subject site can be considered consistent with the adopted Together Tomorrow: Tier I Smart Growth Comprehensive Plan and is reasonable and in the public interest as detailed in the foregoing staff analysis. The chair called for questions/comments from the Board for staff. Mr. Sperati stated that he was under the impression that they were seeking to rezone to B-5CD (Conditional Commercial Services). Mr. Bocook stated that at the neighborhood meeting, a stakeholder with interest in one of the adjoining properties shared the existing zoning conditions on those properties with the applicant, however the request is for B-5. Mr. Bocook stated that the stakeholder was present and that he could speak more on that. The chair called for questions/comments from the Board for the applicant. Mike Stocks with Stocks Engineering was present on behalf of the property owner, Barbara Haddon Nukols. Mr. Stocks stated that they advertised and conducted a neighborhood meeting on July 16, 2024, where Mr. Davis, one other resident, and two Realtors were in attendance. Mr. Stocks advised that during the neighborhood meeting Mr. Davis did notify them that in 1996, when the adjacent property was rezoned, there were zoning conditions placed on that property. Mr. Davis provided a copy of the zoning conditions to Mr. Stocks who shared them with the property owner. Mr. Stocks stated that after discussion with city staff they chose to proceed with requesting straight B-5, however the property owner granted Mr. Stocks permission to propose conditions that had been discussed and documented.  Page 5 of 8 Planning Board Minutes August 13, 2024 The chair called for questions/comments from the Board for the applicant. There were none. The chair called for questions/comments from the public in support of the request. There were none. The chair called for questions/comments from the public in opposition of the request. Mr. Robbie Davis (5598 Dortches Blvd. Rocky Mount, NC). Mr. Davis stated that he owned adjoining property with two entities, White Development Company and RBD Investments. He stated that in 1996 he rezoned approximately 100 acres of adjoining property. He stated that there are a lot of uses with just a B-5 zoning, therefore he attended the neighborhood meeting to speak about his concerns and discussed the possibility of coming to an agreement for a conditional B-5 district. He stated that the applicant agreed to remove 32 items. A list of the agreed upon conditions was provided. The chair called for questions/comments from the Board for Mr. Davis. Mr. Sperati asked Mr. Davis was he objecting to a straight B-5 rezoning. Mr. Davis stated that was correct. Mr. Sperati confirmed with Mr. Davis the list of conditions proposed. The chair asked if Mr. Stocks would like to readdress the board. Mr. Sperati asked if Mr. Stocks clients were willing to accept the conditions that were submitted. Mr. Stocks stated that they were, and presented a signed letter from the property owner consenting to allow Stocks Engineering, Mike Stocks, permission to accept the specific conditions. There being no further questions/comments from the public, the public portion of the hearing was closed. A motion was made by Mr. Tharin seconded by Mr. Hudkins and carried unanimously to recommend to the Rocky Mount City Council approval of the request to rezone the parcel totaling approximately 5.28 acres located at 2915 N Wesleyan Boulevard [PIN 386213233993] on the basis that the proposed rezoning of the subject site can be considered consistent with the adopted Together Tomorrow: Tier I Smart Growth Comprehensive Plan and is reasonable and in the public interest as detailed by staff’s analysis to B-5CD (Conditional Commercial Services) with the following uses not allowed: Assemblies (armory, assembly hall, coliseum, stadium); Auction sales (excluding livestock auctioning); Beauty shop/barber service; Beauty/Barber college instruction; Blacksmith services; Boardinghouse operation; Bus repair and storage terminal activities; Bus station activities; Candy or confectionery making, on- premises and retail only; Catalogue sales; Club or lodge; Curio and souvenir sales; Dairy product sales, on-premises retail sales only; Flea market; Fur sales (including cold storage); Mobile home sales (excluding any residential occupancy); Pawn shop; Pet sales (excluding kennel activities of outside storage); Private recreation club or swimming club activities not operated as a business for profit; Railroad station operations; Recreation or amusement enterprise (conducted outside a building and for a profit, and not otherwise listed herein); Reducing salon care; Salvage operation; Secondhand and swap shop sales; Tailoring (dressmaking); Dwelling (live/work); Dwelling (multi-family); Kennel operations (see note 16 of LDC, Sec 503, C); Recycling center; Storage (flammable) (see note 22 of LDC, Sec 503, C); Wireless communication tower 100 feet or greater in height (see note 23 of LDC, Sec 503 C); and Wireless communication tower 100 feet or greater in height (see note 23 – s/BOA or LDC, Sec 503 C). 5.4 Rezoning Request #04-08-24 At the request of the chair, Senior Planner Stephanie Goodrich, presented the request for rezoning submitted by Adrienne Copland, representative of Hola Aloha Group, LLC, property owner. Ms. Goodrich stated that the subject site consists of +0.24 acres, located at 1131 S Church Street. The subject property is zoned R-6MFA (Medium Density Multifamily Residential) and the request is to rezone to B- 5CD (Conditional Commercial Services). The proposed zoning conditions are as follows: Prohibited use of kennel, crematorium, and nightclub, bar or tavern and the hours of operation of a non-residential use shall be limited to 7:00 am to 10:00 pm.  Page 6 of 8 Planning Board Minutes August 13, 2024 The site is listed as a developed 50’ wide, 200’ deep lot with a single-story 2,188 square fort commercial building constructed in 1944. The site has minimal flood risk (Zone X, per FEMA Flood Insurance Rate Maps). To the north of the subject site, it is zoned R-6MFA with land use listed as single-family dwelling, detached; to the south it is zoned R-6MFA with land use listed as single-family dwelling, detached; to the east it is zoned R-6MFA with land use listed as single-family dwelling, detached; and to the west of the subject site it is zoned R-6MFA, B-5 with land use listed as single-family dwelling, detached; church/religious institution; automobile sales. Ms. Goodrich stated that the intent of the existing R-6MFA district is intended to provide for urban residential development, which is designed to provide for medium density areas for multifamily, triplex, duplex and single-family units with related recreational facilities protected from intrusion of commercial and industrial activity. Permitted uses are designed to stabilize and protect the essential characteristics of the area and permit certain home occupations. She stated that the intent of the proposed B-5 zone is intended for business and warehouse support services that support the regular needs of the primary activities in the B-4 district, along rail sidings and primary streets. It is designed to support a wide variety of commercial uses in the adjacent rail sidings and primary streets adjacent to the traditional downtown central business district and related areas of mixed commercial enterprises. A list of uses permitted within this zoning district, as well as the uses allowed by special use permit was attached to the staff report given to the board for both zoning districts. Ms. Goodrich advised that there has been no zoning map amendment approved within the vicinity of the subject site since the adoption of the current comprehensive plan, in 2003. Ms. Goodrich advised that the following policies and goals, identified within the Together Tomorrow: Tier, I Smart Growth Comprehensive Plan apply to this request: This area of Rocky Mount is identified as an Infill Growth area; Infill opportunities in the City’s existing city limits are the primary focus for development (C. Land Use); The request for a zoning map amendment aligns with the recommendation of the comprehensive plan’s goals for infill commercial growth. However, the area directly surrounding the subject property is developed and zoned as residential, and preservation of existing housing and neighborhoods should also be taken into consideration. Preserving housing stock and affordable housing is a major goal for the City of Rocky Mount. Although this site was developed for commercial and historically has been used as commercial, conditions were placed on the map amendment request that may alleviate some of the concerns that neighbors may have should this request be approved. Ms. Goodrich advised that interdepartmental review from Environmental Services indicated that commercial development has the option to be served by either the city or private hauler. The city has adequate capacity to serve the development should the owner(s) choose the city as their provider; Street Maintenance indicated that new public street construction is not anticipated with this rezoning. Improvements to the adjacent streets needed to adequately serve the property will be determined as part of the site plan review process and would be constructed by the developer. Public Works does not anticipate significant impacts on street maintenance activities or expenses as a result of this rezoning. Transportation indicated that the subject property, located at 1131 S Church St., is in Nash County. It is a singular parcel with 0.25 calculated acres. This parcel is located on the east side of S Church St. and sits near the intersection where Paul St. meets S Church St. The parcel has road frontage of approximately 50.5 feet (+-) on S Church St. They indicated that the rezoning effect of the roadway capacity on the 2- lane minor arterial with a center left turn lane. It has an estimated practical capacity of 16,000 vehicles per day (VPD) and an estimated average annual daily travel (AADT) of about 4,600 VPD per NCDOT data (2021). According to the Institute of Transportation Engineers “Trip Generation Manual, 9th Edition” (Volume 3, page 1623), the development of a 2000 square foot tire store could generate approximately 60 additional vehicle trips per day on an average weekday, with 65% of traffic entering and 35% of traffic exiting. The subject parcel does have access to the Tar River Transit’s Route No 3 (South Rocky Mount)  Page 7 of 8 Planning Board Minutes August 13, 2024 which is accessible one block west on S Franklin Street. The subject parcel does not have direct access to bicycle amenities and there are sidewalks at this location. Their recommendation is that an NCDOT driveway permit will be required for any new access points on S Church St. The driveway permit will be reviewed concurrently by NCDOT and the City of Rocky Mount. A traffic impact analysis (TIA) will be required if the rezoning use adds 1,000 new trips per day or 100 new peak hour trips. Other mitigation measures may be required as site development plans are reviewed. Water and Sewer Services indicated that this zoning change, with the existing water [6” main] and sewer [8” main] infrastructure in the area, is set to positively impact Water Resources. The water and sewer treatment plants are fully prepared and have adequate capacity to support this change. Ms. Goodrich advised that notification of this public hearing was sent to property owners within 250’ of the subject site. A notification sign was posted on the subject property and the Planning Board agenda is listed on the City’s website. Ms. Goodrich stated that the following site conditions and other facts should be considered in the review of this rezoning request. The proposed map amendment does not change or alter the site or what has already been developed and in use. Surrounding properties are zoned residential, but there are clusters of B-5 zoned properties on the same block to the north and south. The subject property is already in use as commercial (warehouse storage). This amendment improves consistency with the existing use. Many properties in this general area have been in use as commercial (B-5) for several years, as has this property. Conditions placed upon the map amendment request are intended to protect the surrounding residences from activities that may be considered a nuisance. This amendment provides for expansion of commerce in a predominantly commercial area that aligns with our economic development policies. Ms. Goodrich advised that staff recommends that the request be forwarded to the Rocky Mount City Council recommending approval on the basis that the proposed rezoning of the subject site can be considered consistent with the adopted Together Tomorrow: Tier I Smart Growth Comprehensive Plan and is reasonable and in the public interest as detailed in the foregoing staff analysis. The chair called for questions/comments from the Board for staff. There were none. The chair called for questions/comments from the Board for the applicant. Adrienne Copland with Hola Aloha Group, LLC, property owner was present. Ms. Copland stated that this request is not to allow something new, but to correct and oversight that occurred when the building was constructed in 1944. She stated that it is a commercial building even being described as a commercial building, specifically a solid warehouse in the city records, but using the building as a storage warehouse is not allowed with the current zoning. She stated that the building has been continually used for commercial purposes in a residential zone for the last 80 years. Ms. Copland stated that the past uses have been art craft glass, which is a glass factory; Pierce’s Body Shop, which was auto repair, body work and wrecker service; the Sawdust Barn, which was a woodshop and contractor storage warehouse and a shop that repaired windows and awnings. She stated that ever business that has occupied that building would fall under the B-5 zoning. Ms. Copland stated that she was allowed a certificate of occupancy because there was no change of use between the last occupant and herself, as she repairs and rebuilds windows. She stated that with the commercial form and function of the building, it could never be used as a dwelling, a home or a shelter with the current zone, the only new businesses that could come to this location to enrich and revitalize the neighborhood is a fortune teller or a health club, and that would not be a good outlook for the neighborhood. This parcel is very doomed, no one could ever legally use it as it is. Ms. Copland stated that she is just seeking zoning which allows business that would enrich and blend with the neighborhood, but also prohibit uses that will have a negative impact on those living there. She stated that she would like to see it used for something that would benefit and revitalize the Little Raleigh and South Rocky Mount community. She stated that she had reached out to the presidents of both communities, and they were supportive of it.  Page 8 of 8 Planning Board Minutes August 13, 2024 There were no questions from the Board for the applicant. The chair called for questions/comments from the public. There were no questions or comments in support of or in opposition to the request. There being no further questions/comments from the public, the public portion of the hearing was closed. A motion was made by Mr. Mayo seconded by Mr. Tharin and carried unanimously to recommend to the Rocky Mount City Council approval of the request to rezone the parcel totaling approximately .24 acres located at 1131 S Church Street from R-6MFA to B-5CD with the following conditions, prohibited use of Kennel, Crematorium, Nightclub, bar or tavern and the hours of operation of a non-residential use will be limited to 7am to 10pm, on the basis that the proposed rezoning of the subject site can be considered consistent with the adopted Together Tomorrow: Tier I Smart Growth Comprehensive Plan and is reasonable and in the public interest as detailed by staff’s analysis. 6. Planning Review There were no items for review. 7. Other There were no items for review. 8. Items from the Planning Board There were no items for review. 9. Items from the Secretary There were no items for review. 10. Adjournment (Next regular meeting September 10, 2024) There being no further business, the meeting was adjourned at 6:19 p.m. Respectfully submitted, ____________________________ Rocky Mount Planning Board JoSeth Bocook, Secretary Zoning Review To: City of Rocky Mount Planning Board From: JoSeth Bocook, Deputy Director of Development Services Date: September 5, 2024 Re: Rezoning Request # 20-06-24 – 1951 Old Wilson Road This memo is intended to inform the Planning Board of the intent to table the request to rezone the property at 1951 Old Wilson Road, indefinitely. Background and Discussion: Rezoning petition #20-06-24 was submitted by Carmen Hykal [Hykal Properties, LLC] to rezone an approximately 11.52 acre site at 1951 Old Wilson Road, from A-1 (Agricultural Residential District) to R-6MFA (Medium-Density Multifamily Residential District). A neighborhood meeting was conducted on behalf of the applicants by Mack Gay Associates on March 26, 2024 to gather stakeholder feedback and satisfy the prerequisite for rezoning a property having an area of five acres or more that connects to an existing subdivision. Also, the subject property was annexed into the city’s municipal limits on May 13, 2024. During the annexation public hearing it was requested further outreach be conducted with the surrounding community prior to consideration of any development proposal. As a result, an additional neighborhood meeting was arranged and hosted by Ward 3 Councilmember Richard Joyner on June 4, 2024. Development Services proposes to table the request until the time the applicant has notified the department of individualized development conditions, or restrictions, on the range of allowable uses, use standards, development intensities, development standards, and other regulations applicable to the parallel base conventional zoning district. Requested Action: Development Services recommends the request to amend the city’s zoning map be tabled. Written notices and reposting of the site will occur in accord with NC General Statutes and LDC procedure prior to the scheduled public hearing. Please let me know if you have questions, concerns, or need additional information. 5.2 Rezoning Request # 02-08-24 Planning Board Staff Report Location: Nicodemus Mile Rd [PIN 384119504694] Current Zoning: R-6CD (Conditional Medium Density Single-Family District) Proposed Zoning: R-6MFA (Medium Density Multifamily District) Property Size: +10.66 acres Applicant: Doug Ledson; L & K Development of NC Property Owner(s): Richard Minor Case Manager: JoSeth Bocook, Deputy Director Voting Representatives: City Members CURRENT PROPERTY INFORMATION Land Use: Wireless Communications Tower; Undeveloped Site Features: The site is mostly forested with mature evergreen trees adjacent to US-64. At the eastern extent of the subject site exists a 199’ monopole wireless communications tower that was erected after a Special Use Permit was granted, in 2010. Flood Hazards: Minimal Flood Risk (Zone X) SURROUNDING ZONING AND LAND USES Zoning: Land Use: North: R-10 (Low Density Residential) Single-Family Dwellings, Detached South: N/A Controlled Access Freeway East: R-6CD; Undeveloped; R-15 (Very Low Density Residential) Single-Family Dwellings, Detached West: R-6MFACD (Conditional Medium Single-Family Dwellings, Detached Density Multifamily Residential) ZONING DISTRICT SUMMARY Existing Zoning: R-6CD Proposed Zoning: R-6MFA Zoning District The R-6 district is intended to The R-6MFA district is Intent: provide for urban residential intended to provide for urban development, which is designed residential development, which to provide a medium density is designed to provide for area containing single-family medium density areas for dwellings along with related multifamily, triplex, duplex and Page 1 of 4  5.2 Rezoning Request # 02-08-24 recreational facilities protected single-family units with related from intrusion of commercial recreational facilities protected and industrial activity. Permitted from intrusion of commercial uses are designed to stabilize and industrial activity. Permitted and protect the essential uses are designed to stabilize characteristics of the area and and protect the essential permit certain home characteristics of the area and occupations as set forth in the permit certain home LDC. occupations as set forth in the LDC. Permitted Uses: See the attached list of uses See the attached list of uses permitted within this zoning permitted within this zoning district, as well as the uses district, as well as the uses allowed by special use permit. allowed by special use permit. Minimum Lot 6,000 square feet 6,000 square feet (Single-Family); and/or Density 7,000 square feet (Two-Family); Requirements: 7,000 for the first 2 dwelling units and 1,800 for each additional dwelling unit (Multifamily) Minimum Yard Front Yard Setback: 25’ Front Yard Setback: 25’ Regulations: Side Yard Width: 10’ Side Yard Width: 10’ Rear Yard Depth: 20’ Rear Yard Depth: 20’ Height 35’ 35’ Single-family and two-to Limitations: four-family dwellings; 60’ Multifamily dwellings Minimum Lot 60’ 60’ Width at MBL: Minimum Lot 35’ 35’ Single-family and two-to Frontage: four-family dwellings; 20’ Multifamily dwellings ZONING HISTORY OF THIS LOCATION There have been two zoning map amendments approved within the vicinity of the subject site since the adoption of the current comprehensive plan, in 2003.  In 2007, the subject site was rezoned from R-15 to R-6CD. The conditions permit all land uses normally allowed in the underlying district and require a 10-foot vegetative buffer with a six-foot fence at the time of development along the eastern property line [on the property adjacent to the east]. Page 2 of 4  5.2 Rezoning Request # 02-08-24  The property across Nicodemus Mile Road to the north was rezoned from R-15 to R-10, in 2005. It has been partially developed as Windstone Subdivision. INTERDEPARTMENTAL REVIEW Environmental Services New residential units will be serviced by the City and there is adequate capacity to serve the additional units. Street Maintenance & Transportation Services Development of the rezoned property is likely to include construction of new public streets. Upon acceptance of the streets for public maintenance, the streets will be added to the Powell Bill map for the city to receive its proportionate share of Powell Bill revenue. The additional public street mileage will not have an immediate significant impact on street maintenance expenses, and the city has the available resources to absorb the additional routine maintenance activities into its current workload. Improvements to the adjacent streets needed to adequately serve the property will be determined as part of the site plan review process and would be constructed by the developer. See attached Transportation report. Water and Sewer Services This zoning change, with the existing water [12” main] and sewer [8” main] infrastructure in the area, is set to positively impact Water Resources. The water and sewer treatment plants are fully prepared and have adequate capacity to support this change. PUBLIC NOTICE The applicant conducted a neighborhood meeting with area stakeholders on July 31, 2024. Written notice of this public hearing was mailed to property owners within 250 feet of the subject site (see attachments). A notification sign was posted on the subject property, and the Planning Board agenda and staff report was published on the City’s website. COMPREHENSIVE PLAN CONSIDERATIONS The following policies and goals identified within the Together Tomorrow: Tier I Smart Growth Comprehensive Plan are consistent with and advanced by this request:  Encourage new residential development to locate adjacent to existing residential development, where utilities are available to build stronger neighborhoods by connecting roads and sidewalks;  Continue to promote a diverse housing stock throughout the entire city and ensure affordable housing opportunities are available for qualifying residents throughout the city. Continue to foster the expansion of affordable housing options  Establish “Neighborhoods of Choice” that provide residents with a wide range of quality housing options. Page 3 of 4  5.2 Rezoning Request # 02-08-24  The future land use map identifies the subject site as being in a “Planned Infill Growth” area. REASONABLENESS CONSIDERATIONS The following site considerations and other facts should be considered in the review of this rezoning request:  The proposed rezoning maintains the current potential density of the subject site, while introducing the possibility for multifamily development in a location that is accessible to commercial and essential services in the surrounding area.  The proposed rezoning, if developed with multifamily dwellings, will increase the population of the immediate area. There would likely be an increase in traffic volumes; however, Nicodemus Mile Road has documented capacity and access to Tar River Transit.  This property is currently zoned R-6, which allows for a similar scale of development as the proposed R-6MFA district. While the adjoining property to the west is zoned R-6MFACD with conditions that limit residential development to single-family and two-family dwellings, there are existing townhomes ¼ mile west on property zoned R-6MFA.  this amendment [improves consistency with the long-range plan, by facilitating the needed and desired variety of housing at a site designated for infill growth, and will improve the tax base upon development. STAFF RECOMMENDATION Staff recommends that the request be forwarded to the Rocky Mount City Council recommending approval on the basis that the proposed rezoning of the subject site can be considered consistent with the adopted Together Tomorrow: Tier I Smart Growth Comprehensive Plan and is reasonable and in the public interest as detailed in the foregoing staff analysis. Page 4 of 4 Rezoning Request # 02-08-24 5.2 Comparison of Permited Land Uses from Land Development Code Sec. 503 Uses permitted in R-6CD and R-6MFA districts: • Accessory dwelling • Accessory structure • Accessory use • Adult day care center in CED (s/BOA) • Adult day care center in an institutional structure (s(BOA) • Adult day home occupation • Cemetery/Columbarium (s/BOA) • Childcare center in CED (s(CC) • Childcare center in an institutional structure (s/CC) • Childcare home occupation • Church/religious institution (s/BOA) • Dwelling, modular home • Dwelling, single-family detached • Family care home • Fire station operation • Fortune Telling • Government operation • Group home for developmentally disabled adults • Historical preservation commercial use (s/CC) • Home occupation • Library (s/BOA) • Modular/manufactured office for office and/or exhibition (s/BOA) • Open/passive space • Private recreation club or swimming club (s/BOA) • Public recreation, such as community center building, parks, museum, playgrounds, and similar facilities operated on a nonprofit basis • Residential Cluster Development • School: elementary, junior high, and high school (s/CC) • Shelter home for women, families, and/or children • Temporary use • Tiny home • Utility station or substation (s/BOA) • Wireless communication tower less than 100 feet in height (s/BOA) • Wireless communication tower 100 feet or greater in height (s/BOA) • Yard sale Additional uses permitted in R-6MFA district but not R-6CD district: + Boardinghouse operation + Dwelling, multifamily + Dwelling, multistory high density, Central City area and adaptive reuse of historic properties + Dwelling, single-family attached + Dwelling, two-to-four family + Health club/gym spa + Home for the aged (s/BOA) + Nursing home (s/BOA) + Shelter for women, families, and/or children Prohibited uses in R-6MFA district that are permitted in R-6CD district: - Automobile off street parking (s/BOA) Rezoning Request # 02-08-24 5.2 Transportation Comments Prepared by CRM Public Works Department, Engineering/Traffic Division General Parcel Information: The subject property, located on Nicodemus Mile Rd., is a singular parcel with 10.65 deeded acres. This parcel is located on the south side of Nicodemus Mile Rd. and sits just north of US 64. The parcel has road frontage of approximately 1,278 feet on Nicodemus Mile Rd. Rezoning Effect on Roadway Capacity: Nicodemus Mile Rd. is a two-way, two-lane minor arterial. It has an estimated practical capacity of 11,500 vehicles per day (VPD) and an estimated average annual daily travel (AADT) of about 3,500 VPD per NCDOT data (2021). According to the Institute of Transportation Engineers “Trip Generation Manual, 9th Edition” (Volume 2, page 388), the development of a mid-rise apartment containing 100 units could generate approximately 650 additional vehicle trips, or 60 new peak hour trips per day, on an average weekday, with 58% of traffic entering and 42% of traffic exiting. Access information:  Tar River Transit’s Route No 5 (Golden East) serves this location.  The subject parcel does NOT have direct access to bicycle amenities.  There are no sidewalks in this area. RECOMMENDATIONS: Street/driveway access to Nicodemus Mile Road will be reviewed upon submittal of a site development plan. Any new developments at this site will require payment in lieu of installing sidewalk along the frontage on Nicodemus Mile Rd. A traffic impact analysis (TIA) will be required if the development adds 1,000 new trips per day or 100 new peak hour trips. Other mitigation measures may be required as site development plans are reviewed. 5.2 – Rezoning Request # 02-08-24 R-6CD to R- 6MFA Zoning Map [Ward 5] 5.2 – Rezoning Request # 02-08-24 R-6CD to R- 6MFA Aerial Image & Adjacent Owners Notice Map [Ward 5] Subject Property Property Owners Mailed Notice  Adjacent Property Owners No�fied – Nicodemus Mile Rd [PIN 384119504694] 5.2 Marshall L Sr & Leona Pridgen Richard H Minor Helen H Raynor 2030 Nicodemus Mile Rd 1444 Jeffreys Rd 2421 Nicodemus Mile Rd Rocky Mount NC 27804 Rocky Mount NC 27804 Rocky Mount NC 27804 David A & Peggy J German Kelton N & Patricia A Drewery Bernard L Helm 2413 Sexton Rd 2404 Sexton Rd 2005 Nicodemus Mile Rd Rocky Mount NC 27804 Rocky Mount NC 27804 Rocky Mount NC 27804 Dennis Joe Price Michelie Silver Windstone Building Company Llc 2120 Nicodemus Mile Rd 127 Old Village Ln 1701 Sunset Ave Ste 500 Rocky Mount NC 27804 N Topsail Beach NC 28460-8133 Rocky Mount NC 27804 Whw Llc Susan R Battle Amy S Weede Po Box 8693 2408 Sexton Rd 14 Wildberry Dr Rocky Mount NC 27804 Rocky Mount NC 27804 Rocky Mount NC 27804 Jeffrey E & Larvonia Judkins William T & Jeannette Williams Linda V & Lindburgh Williams 2405 Sexton Rd 2413 B P Ln 2412 Sexton Rd Rocky Mount NC 27804 Rocky Mount NC 27804 Mail Returned Steve Henderson Jr Morgan Sheenagh Nguyen Windstone Building Company Llc 2420 Sexton Rd 11260 Avocet Ln Apt 101 1701 Sunset Ave Ste 500 Rocky Mount NC 27804 Raleigh NC 27617-8474 Rocky Mount NC 27804 Kenneth Earl & Erdie M Farmer Alexis Cooper Bernard L & Carla L Helm 2416 Sexton Rd 2401 Sexton Rd 2005 Nicodemus Mile Rd Rocky Mount NC 27804 Rocky Mount NC 27804 Rocky Mount NC 27804 Windstone Building Company Llc Jerry C Williams 1701 Sunset Ave Ste 500 2417 B P Ln Rocky Mount NC 27804 Rocky Mount NC 27804  ATTENTION: The next regular meeting of the City of Rocky Mount Planning Board is scheduled for Tuesday, October 8, 2024 at 5:30 p.m.