December 7, 2000

Planning Board

Town of Emerald Isle Planning Board Minutes

Rescheduled Regular Meeting

Thursday, December 07, 2000

 

The meeting was called to order by Chairman, Cary Harrison, at 4:00 P.M.

Members in attendance: Cary Harrison, Ceil Saunders, Phil Almeida, George McLaughlin, Ed Dowling and David Schock. Also in attendance, Carol Angus, Secretary; and Pete Allen, Town Manager.

Minutes of the regular meeting of November 13, 2000 were approved. Motion was made by Ed Dowling to approve the minutes with second by Frank Vance. The vote was unanimous in favor of the motion.

Report from Town Manager – Mr. Allen gave the members a brief summary of the Town Board of Commissioner’s decisions from their meeting on November 14, 2000.

Report from Building Inspector – The Building Inspector’s Report was submitted to the members. There were no questions for the department.

Chairman Harrison advised the board members that Item B Emerald Motel, 46 room Commercial Review, on the agenda has been withdrawn until a future date.

  1. Osprey Bluff 12-lot S/D, Block 43 North, Preliminary Plat – Mr. McLaughlin had some concerns about the access of emergency vehicles, especially the large fire trucks. The ladder truck cannot be used on a slope of more than 6° . His specific concern was for lots 1, 2, 11, and 12. After discussion about this concern with Mr. Larry Spell, developer, said he would be willing to meet with Mr. McLaughlin, Fire Chief Wm. Walker, John McLean, Engineer, before the Town Board meeting to address these concerns. (This meeting was held on Monday, December 11, at 2:00 P.M.). It was also discussed to review the placement and number of fire hydrants on Christina Drive at this same meeting.

    Mr. Dowling was concerned about the insurance coverage of a residence that may not be accessible by fire department equipment. Mr. McLaughlin said this instance would be listed as "no fire protection".

    Mr. Harrison asked about changing the radius of the entry so there would be no concern about a vehicle entering from the wrong way. Mr. Spell said this would be discussed at the meeting with Chief Walker and he would do whatever necessary to make these lots accessible.

    From this point for a period of time Mr. Spell went over the maps at the board table with each of the members. Mr. McLean, engineer, added other comments that the grade could be adjusted for the street to make it more accommodating. Mr. Spell said he would also like to have the fire department bring the equipment over to the site when it is rocked to be sure the grade is not too steep. If it should prove to be too steep, the road will graded the road to make it accessible. It would not be paved until it suits the fire chief.

    Mr. Harrison then asked that Chief Walker approve all the radii of all the drives and cul-de-sac, as well as hydrants, for this subdivision during the meeting to be held later.

    Mr. Almeida asked Mr. McLean and Mr. Spell to approach the table and discussed the radius of the entrance to Christina Drive as well as the retaining walls on the slope of the property on the east side of the subdivision. The issues that Mr. Almeida had were resolved. In addition, the comps are to be revised for the piping for runoff. Mr. McLean agreed that he will define the depth and engineering for the deadmen being used for support for the retaining wall.

    Mr. Almeida asked that the 18" pipe that is referred to for runoff to the pond on the east be noted on the plat.

     

    Motion was made by David Schock, second by Ceil Saunders, to refer Osprey Bluff S/D to the Town Board of Commissioners with the condition that there be a meeting held with Fire Chief, William Walker, that he is satisfied with the slope of the road, satisfied with the radii of the road and cul-de-sac and the placement of any hydrant(s). The motion was approved unanimously.
  1. JTW, Inc., Commercial Final Plat Approval – (This project was previously reviewed and held for a detailed stormwater plan to be submitted).

    Mr. Larry LaVecchia represented this project for Oceanside Engineering. The only real concern the board had regarding this subdivision was the buffering that is required for B-3 zoning, that is not on the property. This property has an engineered plan that has the stormwater along the entire south portion of the properties. This would preclude a vegetated buffer other than some landscaping. In the subdivision to the south for the nine lots for residential construction, one of the items added to that plat was that each of those nine lots is to have a buffer installed by the developer, subsequently maintained by the owner of each property as the ownership changes. The developer of these nine lots, and the 4-lot commercial subdivision is the same party. However, should the buffer not be maintained by the residential owners, the B-3 owners may have to do the buffer.

    This was originally done because the residential lots looked as though they would be sold and developed prior to any subdivision of this commercial property. This residential buffer was then implemented to assure a buffer for this residential section.

     

    Ceil Saunders made motion, second by Phil Almeida, to recommend final approval to JTW, Inc. Commercial Plat to the Town Board of Commissioners for their approval. There was unanimous approval in favor of the motion.

     

  2. Emerald Plantation Homeowners, Special Use Request to allow boat storage within the subdivision, and to make it an appurtenant use. Mr. Harrison, chairman, advised the members that Ms. Angus had referred this item to the board because she could not issue a permit for such use without having the use reviewed by the Planning Board. Mr. Tom Ross represented this proposal. The boat storage area is to be located on the East side of the property in the area of the boat ramp. Vegetation will be planted on the roadside of the storage area to buffer the boats from the residents.

     

    Motion was made by George McLaughlin, second by Phil Almeida, to recommend this special use request for boat storage within the subdivision, as an appurtenant use, to the Town Board of Commissioners for their approval. The motion was unanimously approved.

     

  3. Possible Recommendation of Traffic Study Regarding Hwy 58, Coast Guard Rd. and Reed Drive.

    Mr. Almeida and Mr. Dowling had walked the property and found that some of the ponds had been filled. Before Mr. Almeida wants to proceed, he wants an updated drawing showing the size of the ponds and how far they are from the property lines. He also wants a stormwater plan. People at Osprey Ridge are complaining they are subject to flooding. The ponds have been filled and there is no retention capacity, and the result is flooding.

    Mr. Almeida said he saw conflicting views on the traffic studies that were done. Rezoning of the property would not be fair to the owner. On the other hand, if the project is developed in its entirety, the community would suffer further added traffic problems.

    Mr. Harrison brought the audience up to date on the studies that were done by Kimley-Horn and Benchmark, Inc. on the traffic situation at Coast Guard Rd., Hwy 58 and Reed Drive. He said there was some differing information, but other information was much in line with what the other firm recommended.

    The most seemingly logical idea was a right turn lane off Hwy 58 to the south to access the McLean property and on to Coast Guard Road near the Pebble Beach entrance. However, NC DOT will not permit such an exit off Hwy 58.

    Mr. Harrison went on to read the recommendations that were discussed by the board;

    1. That improvements to Coast Guard Rd. from approximately Pebble Beach To NC 58, as described in the reports from Kimley-Horn and BenchmarkEngineering, be considered by the BOC, and that these recommendations for improvements be implemented as soon as possible.
    2. That the Town contact NC DOT regarding lengthening the right turn lane onto Coast Guard Road, and other improvements to this intersection, and the light signal in general.
    3. That the Town enter discussions with Mr. Ronnie Watson for the purposes of considering re-routing the camper trailer traffic flow from Coast Guard Rd to Islander Dr.
    4. That BOC require the PB to examine the potential stormwater problems and solutions associated with the potential development in this area in general.
    5. That the Town require any development in this general area to be in compliance with the State of North Carolina’s Phase II 2001 Environmental Standards.
    6. That the Town consider immediately adopting the proposed ordinance written by Benchmark Engineering which would require that large commercial developments greater than a defined square footage be considered as a Special Use.
    7. That the Town consider designating a specific, and as yet undefined region of the Town’s entryway from the West as a "Gateway Area" subject to certain density, visual and screening standards. This area would roughly include both sides of NC 58 from the Town’s western limit on to an, as yet, undefined point, possibly Islander Drive.
    8. The Planning Board does not approve the request of the owners of this parcel to subdivide the 1.73 acre portion on the NC 58 side of Reed Drive Extension.

    Mr. McLaughlin said he felt the future development could only be done in conjunction with infrastructure development of the road. Rather than to let it be developed then try to figure out the road system. He went on to say that if traffic were to have a negative impact on real estate values on Coast Guard Road, it should be downzoned.

    David Schock supported the issue of the "Gateway Area" for the trees and flora on both sides of Hwy 58. The work on Coast Guard road must be planned and approved prior to any future development. He does not consider the LOS-D (Level of Service – D) an acceptable level for that intersection. (A being best with descending level of service.)

    Mr. Harrison said the traffic volume of Coast Guard Road would largely increase by approximately 6,600 cars per day.

    Ceil Saunders said she felt that there should be a budget item for the improvement of Coast Guard Road before they look at any development. Also, to keep in mind that the jogging and bike trails must be maintained.

    Mr. Harrison went on to recommend that the property immediately adjacent to Hwy 58 on both the North and South side remain B-3; but to rezone the interior portion to RMH (residential motel-hotel). This would abut RMH to RMH at the townhouses at Osprey Ridge. Reed Drive would separate the business zone from the RMH.

    Ms. Paxon Holz, trustee for McLean Residuary Trust, made the statement that she appreciated the hours of study given to topic. However, she wanted to say that the survey that was sent out some months ago, regarding business zoning, that the response was overwhelming to remain as it is. You are proposing to down zone when your own citizens say to let it remain the same.

    Ceil Saunders said she is concerned with the location of the property. Ms. Holz replied that this property would be included within this survey.

    Ms. Holz said she was opposed to any down zoning. She feels it is spot zoning.

    Mr. Gus Farmakidis rebutted with another survey and rephrase the question.

    Ms. Georgia Murray, owner of Bridgeview Campground, asked that no down zoning be done. She wants to be notified if there should ever be any such consideration.

    Mr. Bill Reist is concerned that only the southern portion of this intersection is being considered, and that both sides of Hwy 58 should be considered.

    Ms. Dorothy Marks said she had written some time ago requesting that the bike and jogging trail be installed and that there was a problem with the width of right-of-way.

    Mr. Allen, Town Manager, said that is correct, the right-of-way is 60’ wide after the intersection of Reed Drive. To do additional lanes, an additional portion of land would have to be purchased from the north or south side of the road. Ms. Marks asked what the width of the road is, and that measurement is not known.

    Mr. Farmakidis then recommended that if and when additional surveys are to be provided for these properties that the developer not be the one to pay for the survey. He said you may as well concede to whatever they want, and you know that. Those people have enough money to get any answer they want. The surveyors will represent anyone who pays the money.

    Rick Farrington asked that someone approach the crews at Hwy 24 and 58 to see if they will come over when they finish that intersection and work on the Town’s situation since they are this close.

    Mr. Tony Brilakis asked if there was a specific plan to develop these properties? The response was that there is not, only for subdivision of the property.

    Commissioner Wootten asked for elaboration of the Special Use recommended by Benchmark, Inc.

    Mr. Harrison said it would take into account the disruption of pedestrian flow, exceeding capacity of traffic, visual impacts.

    Commissioner Wootten responded that the Special Use at some point as the property was incrementally developed it could reach a maximum traffic impact on the town to the point that is was not satisfactory. At that point we could say "No" as a means of controlling how the property is developed. Mr. Harrison agreed in a manner of speaking that is correct; however, there are a number of other factors that would enter into it.

    Louis Hernandez addressed the board to say that he is a Marine at Camp Lejeune who chose to live in Emerald Isle and not in Jacksonville because what makes it all worthwhile is the first thing he sees when he comes over the bridge is the trees. He doesn’t want to see Subways and T-shirt shops.

    Mr. McLaughlin said he felt that an up to date survey be submitted with the wet lands being delineated.

    Motions was made by David Schock, second by Ed Dowling to recommend to the Town Board, based on the traffic studies, the list of considerations for their approval;
    1. That improvements to Coast Guard Rd. from approximately Pebble Beach to NC 58, as described in the reports from Kimley-Horn and Benchmark Engineering, be considered by the BOC, and that these recommendations for improvements be implemented as soon as possible.
    2. That the Town contact NC DOT regarding lengthening the right turn lane onto Coast Guard Road, and other improvements to this intersection, and the light signal in general.
    3. That the Town enter discussions with Mr. Ronnie Watson for the purposes of considering re-routing the camper trailer traffic flow from Coast Guard Rd to Islander Dr.
    4. That BOC require the PB to examine the potential stormwater problems and solutions associated with the potential development in this area in general.
    5. That the Town require any development in this general area to be in compliance with the State of North Carolina’s Phase II 2001 Environmental Standards.
    6. That the Town consider immediately adopting the proposed ordinance written by Benchmark Engineering which would require that large commercial developments greater than a defined square footage be considered as a Special Use.
    7. That the Town consider designating a specific, and as yet undefined region of the Town’s entryway from the West as a "Gateway Area" subject to certain density, visual and screening standards. This area would roughly include both sides of NC 58 from the Town’s western limit on to an, as yet, undefined point, possibly Islander Drive.
    8. The Planning Board does not approve the request of the owners of this parcel to subdivide the 1.73 acre portion on the NC 58 side of Reed Drive Extension.

    The motion was unanimously approved in favor of the motion.

     

    Sign Ordinance Revision, Section 19-132 through 19-150. –

    Due to the volume of this ordinance, Chairman Harrison felt that the Board should have more time to review this ordinance. The members were asked to review the recommendations from the committee for discussion at the next meeting.

    Motion to adjourn made by Ed Dowling, second by George McLaughlin, with unanimous approval in favor of the motion.

Posted by The Town of Emerald Isle 12/07/2000

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