Planning Commission - Regular Meeting

[Music] Good evening. We will call our planning commission meeting for September 8th to order. Good evening, commissioners. I'll call the role. Shane Banks, present. Mariah Bishop, present. Ralph Carson, present. Philip Jefferson here. Jihen Hodgees here. Ben Mills here. Michael Voyand here. That's seven members present. Great. Thank you so much. Our invocation, Mr. Carson. Good. Our heavenly father, we come to you this evening in thanks. Thank you for the great town of Garner. We live in the great state of North Carolina and the United States of America. Please guide us in our thoughtful and thorough deliberations this evening as we make what we feel is the best decisions for the town of Garner to keep it on its current growth trajectory. On a personal note, thank you for my mother's successful surgery today. We ask these things in your name. Amen. Thank you so much. Um it is now time for the adoption of our agenda. Are there any items that we need to adjust? Seeing none, we are um have a motion to approve our agenda as written. I'll make a motion to approve the agenda as written. Thank you so much, Mr. Bland. Do we have a second? I'll second. Carson, we have a motion and a second. There's a motion on the floor to adopt the agenda. I'll call the vote. Uh Shane Banks, yes. Mariah Bishop, I. Ralph Carson, I. Philip Jefferson, I. Jihen Hodes, I. Ben Mills, I. Michael Boland, I. Seven eyes. The agenda is adopted.

Thank you so much. We've adopted our agenda. Um, our meeting minutes are also before you from our August 11th meeting. Are there any items that need to be adjusted or revised? Seeing none, do we have a motion to approve our meeting minutes? I'll make the motion to approve the meeting minutes of August 12th. Thank you so much, Mr. Carson. I'll second that motion. Thank you so much. There's a motion on the floor to approve the minutes. I'll call the vote. Uh, Mr. Banks, I. Miss Bishop, I. Mr. Carson, hi. Mr. Jefferson, hi. Miss Hodgeges, I. Mr. Mr. Mills I Mr. Voiland I seven I eyes's the minutes are approved. Thank you so much for approving our meeting minutes. We will now move on to our old and new business. Um CZMP 24005. Okay. Good evening commissioners and members of the public. My name is Aaron Joseph and I will present uh the staff report for this evening for uh uh the reasonzoning case before you this evening. This case CZMP24-00005 also known as Ardan subdivision is a tier 2 conditional resoning request. The applicant Sarah Van Evy of McAdams Group has submitted their request on behalf of the property owners to reszone approximately 54.4 acres from residential agricultural to residential for conditional for the development of 136 single family detached units. Uh this site is within the town's ETJ and

it's generally located on the northeast corner of 1010 road and old stage road. As stated the zoning existing zoning is rural agricultural. That zoning district is primarily intended for rural residential development as well as agricultural and civic cultural uses. Typically found outside of the town's corporate limits where water and sewer services are not readily available. And currently the site is predominantly vacant. You do have some single family homes that front on 1010 road. Um, and the surrounding zoning districts consists of a mix of R2, R4, conditional as well as RA. The site does not fall within a activity center or framework. Um, however, you do have a neighborhood activity center to the northwest at Fatville Road or US Highway 401. You also have a community activity center um, right at 1010 and Old Stage Road. This area of the community consists of a mixture of single family neighborhoods, of vacant tracks, and a few local businesses in the surrounding area. And 1010 Road is a two-lane arterial road that connects the southern end of town from NC50 to US Highway 401. [Applause] The proposed district residential 4 um the applicant has narrowed the potential uses to one out of a possible 14 which

would be single family detached. They are uh requesting 136 single family detached lots with a lot dimension at 53 feet in width and 120 ft in depth. They have conditioned the side interior setback at 6 ft and the side interior setback for a corner lot as 10 ft. The applicant has also profered conditions that address site design, architectural standards, as well as open space and recreational amenities. Um, pertaining to site design, a maximum density of 2.5 dwelling units per acre. There's pedestrian connectivity and also road frontage improvements. Now, this condition has been revised to reflect the pending development agreement with the town. Architectural standards, there's a minimum home living area square foot footage at 2400 square ft. Um, specific building materials, size of porches, as well as window and garage features. Also, floor plans uh have the option of a four first floor primary bedroom. The amenities for the open space include a playground, a dog park, and pickle ball courts as well as uh trails, a minimum of six foot paved trails. On the screen, you have the uh concept plan or master plan. I'll uh point out a few areas of note on the master plan. So, you do have uh access points. The main access point from 1010 Road. You

also have an access point uh through the Eagle Ridge subdivision at Seastone and also a one-way connection at the existing Hurst Drive. Uh there's one storm water control measure proposed for the site just adjacent to the main amenity area. There are also other open space areas as well. You have the open space area here. Uh the mailbox kiosk and the pave trails that uh traverse the site. This site is within the watershed protection area. So it is subject to water quality uh that's nitrogen as well as total suspended solids as well as quantity uh requirements for the 1 10 and 25 year storm events. Um and to address these storm water um storm events, uh one storm water control measure is proposed from utilities uh will be served by the city of Raleigh and water will connect from an existing 12-in line from 1010 road and the sewer will connect from an 8 in existing line uh from the Eagles Ridge subdivision. A traffic impact analysis was conducted in October of 2024. It was updated in uh July of this year to reflect the Hurst Drive connection. Um but the results of that uh TIA um anticipates to generate 1,340 trips on the average weekday. During the peak hour, uh, trips are expected at 25 trips in and 74 trips out. During PM peak hour, it's anticipated to have 84 trips in and 49 trips out. You'll see

the figure on the screen shows the future buildout lane configuration uh, with NC DOT's recommended right and left turn lanes from 1010 Road. So you'll see the uh right dedicated right turn lane with 50 ft of storage and then you have the left dedicated turn lane uh with 50 ft of storage. Also uh you'll note that there is a proposed signal at Seastone and Old Stage Road. This signal will be installed by another entity. However, the developer has agreed to contribute 15% of the cost of that installation. Now, during the public hearing, more information was requested concerning the Hurst Drive connection and more broadly the town standards for coordinating with existing streets. Um and so to summarize that information from um why that Hurst drive is necessary, number one, street stubs are designed for future connectivity. So they are not uh intended for permanent deadends. Um also connections improve neighborhood accessibility and supports emergency services as well as delivery services. uh the connection with uh the Hurst existing Hurst drive you see here the north on your screen there's an existing uh culde-sac there and then the connection in order to limit through traffic into uh the existing Whitefra Manor subdivision uh traffic from Hurst Drive would enter into the proposed Ardan subdivision but would not be able to uh enter it. So, it'll be a one-way

connection from Hurst Drive into the proposed subdivision. Also, uh the existing Hurst Drive is a nonconforming street. The length of the street exceeds the maximum lengths for both a temporary deadend and also a permanent dead end per the UDO standards. And not only the UDO standards uh are the uh street lengths in excess. Hurst drive is uh over 1,200 uh feet in length. Um the existing culdesac is undersized per the fire code. Um the current bulb is 68.94 ft in diameter. The minimum required for a fire code is 96 feet in diameter. And so when there is a a newly proposed subdivision, um it is the uh responsibility of that uh new proposed subdivision to correct those uh nonconformities. There were no significant environmental or cultural features of note at the site. Again, the site is within the lower Swift Creek management area. So the site is limited to a maximum of 70% imperous surface when the storm water control measure retains the first uh inch of rainfall. The applicant conducted two neighborhood meetings with adjacent property owners and occupants. The first meeting was held last year in July and the second meeting was held this year in May. Uh there were 13 attendees at the first meeting and 17 at the second meeting.

Just to review the uh framework for the uh Garner forward comprehensive plan, uh the site is not within an activity center. It is within the neighborhoods area character typology and the development intensity is a level two area to strengthen staff's analysis of the proposal with the comprehensive land use plan. There were 15 growth framework criteria that were evaluated. 13 received a strong support. one was a modest non-sup support and one strong non-sup support. The modest support was given uh due to the uh lack of road frontage um improvements and the existing transportation um on on 1010 road didn't receive the strongest because that is an existing condition. Um and one not strong nonsup support was given due to the small lot um single family detached home. The um the form uh does not match the small lot under 10,000 square feet roughly a quarter acre um lot for the home type that the comprehensive plan identifies with the land use and community character consistency. 28 criteria were determined applicable or possible to address meaningfully address. Um and in summary, the use of open space to create a strong central focal point to the neighborhood and connectivity of the internal trail network is a strength of the plan that speaks directly to the comprehensive plan. Um, however, a strong non-sup support rating was given to the lack of diversity in housing types and to the lack of a commitment to green street solutions.

Now, overall, the proposed development has strengths, but greater home options, improve access management for the corridor, and incorporating green street solutions could improve consistency. and do have the full detail uh attached to the staff report. The public hearing was held on a on August 19th. Some of the areas of concern address traffic and roadway connectivity and access. Um there were questions uh clarifying questions on what exactly an acceptable level of service for traffic means. Um there is also concern expressed with the level of service F at 1010 road and US highway 401. Um there is a question about the turn lanes and whether NC DOT um is involved with installing those turn lanes and also the timing of the installation of the track traffic signal at Seastone and Old Stage. Um, there was a question about the Hurst Drive roundabout direction and town street standards regarding that that connection and why it's there. Um, there was a question about street lighting again uh site access points and also what was the feedback from the community um in the Eagles Ridge subdivision. Citizens from the White Croft Manor subdivision um expressed concerns again about that Hurst Drive connection and there was a request uh for um clarification or ev further evaluation um pertaining to the UDO standards for connectivity. Um there was a a request to attenuate uh for the 100year storm and not just the 10 and 25. Um, appreciation was given for the selection of the zoning district

of R4 versus the R8 district. Um, but there was also concerns about the proximity to the Vance Elementary School and the uh challenge of acquiring future rightway for road frontage improvements. So, staff has uh drafted a consistency statement for your review. It's in your staff report. Um, highlighted on the screen is the uh results of staff's analysis. It's consistent and recommend approval. And there is also a draft motion uh for your consideration to recommend approval. And the next steps this evening would be for planning commission uh to determine findings of plan consistency and to make a recommendation to council whether to recommend approval or denial of this case and back to town council for findings of reasonleness and ultimately a decision to approve or deny the case. Um so that concludes my presentation. The applicant has also prepared a presentation for you all this evening and we are both here to answer any questions you may have. Thank you. Thank you so much, M. Joseph. Um, at this time, are there any questions for staff at the moment? Yeah. Yes. Mr. Um, you mentioned that it's not in a activity center. Yes. But I think you'll admit it's very close to a mixed activity center according to the new plan. Correct. Correct. It is very close to the uh 1010 and old stage road activity center which is just the intersection just at uh just down the road from from the site. Did we

not discuss in formulating the newest uh long range plan how this entire area u from 1010 all the way down to 540 is going to be an area of development interest? Did we not do that in this current plan? The new plan. Um I'm I'm not aware of any new plans. I'm not sure if I understand the the question correctly. Um if if there's another plan that's outside of our current Garner forward comprehensive plan that has discussed the development the 20 24 Garner forward plan. I thought we'd discuss this card or if you will as an area that will have a lot of growth and interest because of the 540. Um I don't believe this is one of the areas that uh were identified there. There is a section in um in the comp plan that has sort of hot spots. um that area for close to the 540 was closer to the Benson Road 540 interchange and and primarily the the the land south of 1010 between 1010 and 540 has some different um intensity on some of the Garner Forward uh future land use maps. Um but this corner is not included in that. um to to kind of piggy back off what Erin has said. So there I'm trying to understand the ingress egress. So there's one main entrance would be one main entrance off of 1010 for this development.

Correct. and then kind of a secondary off to seaste which is part of the Eagle Ridge community which would ultimately take cars out to Old Stage also. Yes. And then there would be an ingress only from Hurst Drive. Correct. That's correct. Okay. Um there are on the maps there are two I don't know what you want to call them dead ends or stubs. Does that they will remain as that or three actually. So the are if you're referring to this stub here and this stub here the they are those the two that you are referring to? Well yeah three actually. Are they just going to be dead ends? Yeah temporary. Um if any development changes for those adjacent properties, then those um those stubs would um will ultimately connect to any um proposed development on the from those properties. But right now there are no development plans for those properties. So they can remain as uh temporary uh deadends. Um maybe this is a question for the developer. I don't know. But were any of the properties on 1010 approached about selling and becoming part of this? I don't want to speak for the applicants. I'll let them answer that question. Um I believe they have, but I don't want to make any assertion about those conversations. Yeah. The reason why I asked was just looking at it, it seems as if this development is is kind of squeezed in between a whole bunch of private property and subdivisions all around it with one access point, main access

point. Um, I also have a question about um some of the numbers. I'm not your my my wife will tell you I'm not good at math, but but But it talks about a minimum of 53 by 120 size lots, foot size lots. And that comes out to over 6,000 square feet per lot. Yet during the meetings, they were the people in the neighborhood were told that the lots would be 2,000 to 4,000 square feet. So, I'm just kind of confused. Um, I'll let also let the applicant speak to, you know, their changes throughout the the process. They may have um had different lot sizes, different intentions. Uh, plans oftent times when they have their first neighborhood meeting can change significantly from the second neighborhood meeting. Um, and so that could have been a factor, but I I didn't see that figure changed between the two meetings. That's why I'm asking the question, but we can ask the developer during their presentation. That's fine. Yes, sir. Okay. Uh, I'm done, Philip. Okay. For the moment. Anyone else? I have a question. Erin, do we have an idea of how these lot sizes in uh this proposed neighborhood compare to Eagle Ridge and White Cross Manor in terms of lot sizes? Um, yes. the e I know the Eagle Ridge uh lots are slightly bigger than these um these proposed um lots within the subdivision. Oh, Jeff was saying just not by a lot. Okay, thank you. Y yeah, there's different there's different sections of Eagle Ridge, so there's a variety of of lot sizes. So, I actually think they're they're comparable to some. And then, of course, it just depends on what section. Thank you.

Yep. You're welcome. Uh, Miss Joseph, I a couple questions. Um, so the two deadend streets to be south and west, are they going to have temporary turnarounds on it for emergency vehicles? because there's looking at the surrounding properties it doesn't look like anything is going to be developed there in the near future possibly quite some time. So is I'm just curious why there's no turnarounds. Is it just the length of the stub correct requiring Yes. No turn around. If the street the street length determines if there is a temporary turnaround whether it's a culde-sac or a uh tea or hammerhead turnaround. Um so any street length that's greater than 150 ft in length would require that emergency uh turnaround. Okay. Um I'll hold my other questions until the developer speaks. Okay. Thank you. All right. Anyone else have any questions? I just have one. Um, has the, uh, town I know there's a nearby step project uh, DOT project at the intersection of Old Stage and 1010. Uh, did the town make the state of aware of this potential project. Um, so if they could try to tie in any type of design or anything like that. Um, I'm not sure. I know NC DOT of course they review the traffic impact analysis but any direct conversation I don't know if I can do it right no I don't think there's been any direct conversation but like she said that the TIA is scoped through the district office and they kind of manage the

connection between you know the high you know between the the folks that are doing development and then the step projects themselves. Okay. So, I know that so they'd be aware of it, but yeah, I think that project has been ongoing for a while, so it probably won't have picked up. I don't know how long this has been worked, so I don't know if it would have picked this up, I guess. Um I guess on DOT's side, but um I'm sure the developer had plans for uh DOT's widening and intersection improvement. Yeah. Thank you, David. Any other questions besides Okay. So, I guess you're I'm ready to hear from the applicant. All right. Okay. Thank you. Um, thank you so much, Miss Joseph. Please state your name, your um address, and your affiliation for our record. That would be Yes, sir. Uh, good evening, Mr. Chair and members of the planning commission. Jason Baron with Morning Star Law Group. Uh, 434 Fable Street, Sweet 2200 Raleigh, North Carolina 27601. here on behalf of the applicant and uh Homes who's the proposed developer of this site. Uh joining me this evening uh from the McAdams company who is the providing planning and engineering for this project are Sarah Van Evy and Nick Williamson. And so if you've got detailed plan questions I'll probably defer to them because they're the experts and the land use attorney certainly is not. And then additionally, Tyler Blang from Exalt Engineering. Uh they have performed the traffic study that is before you all tonight that has been reviewed by DOT that you've touched on briefly. Uh Tyler's going to come up and and talk a little bit about the traffic study that's in the analysis that's been performed and then can answer any questions related to that. Um and I'm going to see make sure this is working. All right, good deal. Thank you.

So, we we have a presentation. Before I get into it, I do want to um touch on one question, Mr. Boland, that you had relative to to the properties and and were the property owners up along 1010 approached about possibly selling. As it turns out, the configuration of this site is actually portions of property that run all the way up to 1010. This is property that's been in this family for generations and a number of the uh members of the family have gotten together and have decided to sell part of their property but not not all of their property. And so what you see is essentially a lot of property that they no longer want to own. They no longer want to maintain. They don't want to move. Um there are some uh cemeteries, some you know kind of sacred portions of the property that are between the development site and 1010 road that they want to be able to maintain and retain. Um but the the portion that you see is actually a reflection of people who currently live along 1010 who have decided that they're not ready to move but they're don't want to continue to own and maintain all of the land that they own. Gotcha. Yep. Um and I'll touch briefly on the zoning. Uh Aeron's done a great job. The staff report does a great job of talking about the existing zoning, the proposed zoning as well as the comprehensive plan. Um we're requesting R4 uh with conditions associated with setbacks and lot size. And I'll talk Mr. Bolan about the lot size question that you had uh in just a moment. The future land use uh map recommendations as is touched on in the staff report have you know it's designated the neighborhoods. It's a lever two area to strengthen tier 2 to our infill investment area and it's adjacent to a community activity center as was noted and we've got kind of a comprehensive map that shows this a little bit better. Um as you can see we've got the Ardans uh the development kind of inset adjacent to that community center uh community activity center that's located at 1010 and Old Stage. You can see the regional employment

center at 540 and uh Old Stage. Additionally, to the west of the site, if you move down 1010 Road and out to 401, obviously you've got a community activity center there with which is where the Costco is, and then you've got a neighborhood activity center to the north of the site. Uh the concept plan, I want to talk a little bit about some of the features that have been incorporated into this concept plan. As was mentioned, uh and as is noted in the staff report, this is for approximately two and a half dwelling units per acre. It's exclusively single family detached. Uh the the benefit that my client had when they got into this project was and you all I don't believe saw this application before, but there was a previous zoning proposal that was made for this site a couple of years ago. That zoning proposal ended up not moving forward after the public hearing as I understand it. The good news was is that we had the benefit, my client had the benefit of hearing the feedback that the council had at that time relative to things like density, traffic, connectivity of Hurst, as well as setbacks between the units. And so the the application that you see before you tonight had the the benefit of hearing uh feedback from another proposal, another developer. And so we were able to incorporate those comments that we heard prior to us making this application. We've been working closely with the town staff. The town has been great as they always are. The staff is in in in working together to really come up with a plan that we believe not only is consistent with the comprehensive plan. It has the right density, it's, you know, kind of homogeneous with the built environment that is already there, but it's going to be the type of highquality development that town of Garner really wants to see in these communities. As you're probably familiar, Homes um has developed a number of developments in the in Garner. Most recently, George's Landing um which has been a great success for them. And this the the product type that you will be seeing in this community, assuming we're successful with this resoning, uh is kind of the largest product that they

that they have in Georgia's Landing. That's the the vision behind this. And again, it's designed to make sure that the product that's being put here is generally speaking complementaryary to Eagle Ridge. Uh the the community to our east, Whiteststone Manor, u that is a that's a county subdivision. And so those lots are much much larger. And so no surprise there that the lots we're proposing are smaller than those because we are not a county subdivision. But from a overall lot size standpoint in our community, we believe that the lots are highly consistent with and complementaryary to what has been developed at Eagle Ridge. A couple of things that I want I do want to point out. Hurst Drive, there was a lot of discussion at the previous zoning hearing uh for the prior application back in 2022. Um we worked closely with the staff on on on what were the options. The UDO requires a connection. There is no doubt about it. We've been crystal clear with the community that unfortunately and I say unfortunately because we don't need the access given the number of units that we have. We don't need a third point of access. Um but the UDO certainly requires this connection and so that's what we are showing. However, u thoughtful creativity on behalf of the staff as well as my client has come up with this modified design which is essentially as you know Mr. bowling is an ingress into our site and not an egress from the site. You know, as a county subdivision, there's not a whole lot of maintenance that's going on at the state level of the roads in Whiteststone Manor. We've had that conversation with those folks. I'm certainly sympathetic to it. I lived in that situation for several years and and certainly we wouldn't want to my client doesn't want to be in a situation where we're pouring a lot of our traffic into their community. This one way in option allows us to be able to develop the community to provide a connection that's consistent with the UDO. It gives those folks another way out. It gives those folks another way to tantan road, but our traffic won't be going into

their community. Another aspect of this case that uh may not be abundantly clear, uh we have had conversations with the folks in Eagle Ridge relative to a number of things, not only the the Seastone intersection at Old Stage and the future signalization of that, which you'll hear from Mr. Blank momentarily on, but also the connectivity between the two developments. And um there was a member of Eagle Ridge who attended the public hearing. He didn't speak, but he approached us after the public hearing concerned about construction traffic. And we have added a condition to the case that essentially prohibits construction traffic from using Eagle Ridge until we get to the 90th CO. And I say prohibits construction, what we have included in there is basically a barrier is going to be put up as development occurs in our community. A barrier is going to be put up at that connection. And when we hit the 90th CO, that's when that barrier comes down. The idea is that the vast majority of the development activity certainly for streets, sewer infrastructure and things of those nature will occur prior to that 90 and it will significantly limit the amount of construction traffic that will be using Seastone to access our site for development. Uh just a little bit more information on in proximity to services and you can see Ardan is is kind of pinpointed at the bottom there. These are just things that my client uses as they're informing their future buyers about what's in the area. And and again, real close to the site is Costco, Starbucks, Chick-fil-A. A lot of services are are not far from the site. They're certainly a drive, but not far from the site. Uh and we have a multitude of zoning conditions. I won't run through all of them. They're identified in your staff report. I think the highlights are, and I'm going to talk a little bit I'm going to invite Mr. blanging up momentarily to talk about the traffic side of the equation and then I'm going to come back up talk a little bit about open space and address some of the other questions that you all had. But I think the highlight is this is a robust set of conditions that's been developed really over the

course of a year and working with the town staff working closely to ensure that the open spaces are strong. The the the the walkability is very very strong. There's, you know, sidewalks and paths throughout the community. Um, as you can see on the comp concept plan, if I go back here, there's this, you know, kind of primary open space in the center of the site. We've got trails kind of weaving their way in and out of the site. Um, a couple things on the on the the future connections as I mentioned between the site that we're developing in 1010 Road. Our sellers are going to continue to live there. It's not really related to the zoning, but I think it's an important part to note that those sellers demanded that this be a single family detached community um because they're going to be living next to it. They're going to be the folks who are going to be most impacted by this site. Um and so they were picky about who was going to be the builder and picky about the style of development going on. Uh with respect to the stubs that we're going to have, those are really just setting up for future development. Uh we don't know when that's going to occur. We don't know when our current sellers are going to decide that it's time to sell the remainder of their property, but we're setting those sites up for future development that we believe will be consistent with what we are doing here. And so with that, I'm going to ask Mr. Blank to come up and talk about traffic and then I will be right back up to talk open space and answer the rest of the questions you may have. Thank you. Thank you. Hey, good evening. Thank you for uh allowing me the opportunity to speak here tonight. My name is Tyler Blang with Exalt Engineering. We're located at 203 West Milbrook Road, Sweet 200, Raleigh, North Carolina 27609. Um Exalt Engineering performed the traffic impact analysis for this development. The original TIA was submitted in October of 2024. that TIA was fully reviewed by North Carolina DOT

and they agreed with all of our results and recommendations from the TA the TIA. Uh just to touch on some of those improvements, uh we have a eastbound and westbound turn lane into the the site driveway along 1010 road. Um at the intersection of Old Stage Road and 1010 Road, uh this kind of goes back to the the TIP project that was mentioned previously. Um there is a separate uh NC DOT project going in at that intersection and that includes a eastbound right turn lane and a northbound right turn lane. So those are improvements to be made through a separate DOT project. Um also at the intersection of Seastone Street in Old Stage Road, there is a signal going in at that intersection. Um originally the developer, you know, agreed to contributing 15% to that signal. However, after some coordination with NC DOT, they informed us that a signal is already being put in place at that intersection and it's to be put in place by the end of this year. So, that that signal will as well be put in by a separate NC DOT project. A revised traffic impact analysis was submitted in July of this year. Uh the revision to that TIA was the Hurst um the Hurst drive connection which was talked about previously. vehicles will be able to enter the development from Hurst Drive, but will not be able to exit out onto Hurst Drive. Um, that TIA is currently still under review by NC DOT. However, all of our results and recommendations were very similar to the previous TIA. Um, the recommended improvements do mitigate the impact of the proposed site. At all these signalized intersections, they are projected to operate at an acceptable level of service, which is a level of service D or better is considered acceptable. And all of the delay impacts at the unsalized intersections are within the allowable limits or operate acceptably. Uh going to the next slide here. So this

kind of touches on some of the level of service and delay numbers. Um, again, a level of service isn't necessarily like a school grade where you need to get an A for it to be acceptable. Um, in fact, sometimes an A means an intersection can be too built out. Um, level of service D is considered acceptable in transportation engineering. Um, so this table here shows all five of our study intersections and it compares the level of service and delay in the no build AM compared to the buildout AM with improvements as well as the no build PM and the buildout PM with improvements. So if you look at the buildout AM with improvements column, you can see that all of the inter intersections there operate with an acceptable level of service, which is D or better. Um, same thing with the buildout PM with improvements. The only exception to that is intersection 2, Old Stage Road at White Craftoft Drive. Um, but in the no build PM, the no build model, it will be operating at a level of service E. So in the builder with improvements, it still operates at a level of service E. So we did not we did not worsen the level of service there. Um, and then if you look at intersection 4 at the elementary school bus loop, um, it goes from a C to a D. However, if you look at the um the delay numbers, the delay only decreased by 1.4 seconds. So, it's within the allowable limits of delay and still considered an acceptable level of service at level of service D. Uh there were some previous um questions, comments about queuing on 1010 road and how it might affect the bus loop driveway. So, we did look into that from a traffic perspective. Um, in our synchro no build model, the average Q during the peak hour was 553 ft and the buildout model average Q during the peak hour was 564T. So that's a Q impact of 11 foot

difference from the the no build to the buildout. Um, the 95th percentile Q, we also looked at that, which means only 5% of the time will the queue be at that length um of queuing. And during the no build model, the 95% Q length for the PR was 775 feet and the buildout 95% Q for the PR was 788 ft. So a 13T difference um for the 95% Q. Um both of those differences are less than one car length. Um 11 feet and 13 feet. So no huge impact to to queuing along 1010 road from this development. Oops. Next slide here. Uh there was also some some conversations about the the bus driveway, the loop at the elementary school and we looked into that as well. Uh overall the queuing on 1010 road was not um a result of the amount of traffic using the bus loop driveway. Um and buses never queued in that driveway and queued out onto 1010 road. That didn't that didn't happen in our models. Um, during the AM peak period, there were at most three buses queued at one given time in the internal loop, and there was only one instance where a westbound vehicle or bus waited for a gap in opposing traffic to turn left into the bus loop driveway. During the PM peak period, there were at most two buses queued in the internal loop at any given time, and there were five instances where a westbound vehicle or bus waited for a gap in opposing traffic. Uh if you look at the picture in the top right corner, that is one of the instances where a westbound bus had to wait to turn into the bus loop driveway because a bus exiting the bus loop was kind of situated over a little too far and prevented the other bus from turning in. So that was one of the instances where the the bus had to wait for that bus to exit. Um there was also one eastbound bus from another school shown in the

picture in the bottom there. Uh they they pulled up at the the bus loop and dropped some kids off at that loop there and they were stopped for about 14 seconds and then they continued along 1010 road. Lastly, we looked at some estimated emergency response travel times. Uh this was brought up at at a previous meeting as well. Um and it kind of compares the difference um just estimated difference in time for emergency response vehicles from the Caddy Road uh public safety building over off US 401 and their travel time from 1010 taking US 401 to 1010 road to get to different points around this development. Um the first two rows in there compare the travel time to uh point number one that's on the development the image there and that's at the Kascus Road connection. Um so if you look at the the first row in the table, it says to Canascus Road uh via Old Stage Road. So if emergency response vehicles were to take 1010 road all the way to Old Stage, take Old Stage North, turn left on White and go into development there. um by using our development instead, they could save about 1.54 minutes for standard travel time and they could save about 1.23 minutes if we assumed that emergency response vehicles can travel about 10 miles an hour over the speed limit was kind of an estimate number that we used for the emergency vehicle travel times. Um we also looked at going to Canascus Road via the South Mountain Drive roadway, which is kind of off to the west. You can't see it in this image, but it connects up into the Eagle Ridge development. Um, and they have a saving of about 1.43 minutes using standard speed limits and savings of 0.94 minutes um going 10 miles an hour over the speed limit, the assumption for emergency response vehicles. We also looked at

some other points. Uh point number two in the image um is kind of like a break even point where if vehicles were to take old stage road or if they took the route through our development, that's kind of a point in the middle where they could go either way and the time difference is minimal. Um however, it does just provide an alternate route. Say if there's congestion or something happening at the old stage road signal there, they're able to bypass the signal and cut through our our intersection to provide some connectivity and an alternate route there. Uh we also looked at the Hurst Drive connection where vehicles aren't going to be able to exit onto Hurst Drive. However, we made an exception in our estimates for emergency response vehicles and there's also some travel time savings there as well. So overall just provides some some alternate routes for emergency response vehicles and some some connectivity and uh some possible time travel uh savings for emergency response situations. That's all I had for traffic. Uh, I'll be happy to answer any other traffic related questions at the at the end of our presentation. Thank you. Thank you so much. Thanks, Tyler. Uh, just briefly again, as I mentioned, open space programming is something that's been a big part of the design of this site. As you can see on this screen, uh, the UDO would require 5.44 acres. What's being provided is nearly four times the UDO requirement. Uh, one of the things that has been really honed in on as part of this planning process through coordination with the staff is really what are what are those open space areas? What are those um common areas that are being provided in the community? And so the site commitments include a pickle ball court, fenced in playground, shade structure, dog park, and private trails. And and um at the the proximity of the private trails to each of the individual homes, we believe will be a big selling point. Uh not only to you all, not only to the council, but also the folks that will be living in this community. Um just some examples. This is uh the architecture that we'll be seeing. Um and we're showing the sixoot side

setback. And the reason why we're doing that is at George's Landing, um, it's the same style of unit, but they're a lot closer to each other. They're 3 feet apart. And one of the thing, one of the, uh, pieces of feedback that, as I mentioned before that we had heard from the prior public hearing, one of the things that we had worked with staff on is increasing the the the setback size. So, as you can see, kind of just comparing and contrasting how the view will be of the product type and the differences uh, between what has been done at George's Landing uh, and what will be done here. And again the product style very very similar just set further apart from each other. Uh and again this is some more conceptual elevations associated with the style of home. And then um couple of things I do want to mention. Uh first with respect to 1010 road. You don't see it very well on this particular screen, but the concept plan shows, and as was noted in the staff report, uh when we went to public hearing, we had a robust condition number seven, which talked about making improvements to the 1010 road uh frontage. We included a lot of things in there, not only that we would um you know, make efforts to acquire it, but then the town may exercise condemnation and all of these things. We've taken most of that out at the suggestion of the town attorney, reduced that to a development agreement that has been submitted to the town and that's currently under review. But 1010 road uh improvements essentially along the frontage of our site for lack of a better way to put it. So from kind of east to west as you see along the screen are part of the overall kind of public good that we think is being provided here. So even though um those portions of the property aren't being provided as part of the development itself, uh we'll be able to provide the 1010 road improvements as part of the case. Uh and then additionally, uh Mr. Bolan, you asked about the lot sizes. The lot sizes have not changed during this process. That 2 to 2 to 4,000 square foot, that's the size of the homes. So if if that's not clear in the notes, I apologize for that. But yeah, that that's the size of

the homes, not the size of the lots. Yes, sir. Uh but again, so with that, we're here to answer any questions that you all may have. We believe this is consistent with the comprehensive plan. We believe it's the type of development that Garner uh is looking forward to seeing. We think it's highly complimentary to what's around it. It will provide additional connectivity as um as Tyler noted, it will reduce some emergency response times for folks who live in Eagle Ridge, uh which we think is a net benefit to having that connectivity out to 1010 Road. Um, and we we just think you're going to be real proud of it. And so with that, happy to answer any further questions that y'all may have. And as as Tyler mentioned, he's here as well. Hey, thank you so much. Do I have any questions for applicant? Um, I'm going to hold most of my questions until perhaps some other people here speak. Um, just wanted to clarify the the lot size versus home size. In the neighborhood meeting under item three, participant asked, "What size lots are anticipated?" Response approximately 2,000 to 4,000 square ft. That's lots. And going back to Mr. Boland's comments about lot size was 53 by 120, I believe, which is 6,300 square feet. You're saying now that that references the homes, but that's not what these multiple pages repeat over and over again. It's referring to lot size. And that's that's an error. I apologize for that. That we were clear. I mean, we wouldn't be able to fit any homes really on a 2,000 foot lot. Um, and we we certainly were clear about that and have been clear about that about the style of the homes um as part of this process. And I apologize for any confusion on that front that the uh neighborhood meeting report may have created. Mr. Carson. Okay, that's all the questions I have at this

time. So, you have according to the map at least, you have some lots that are pretty much the same size and but then you have several lots maybe a dozen or more that are much bigger than that. Correct. Yes, sir. Just given the way the property lays out, the configuration of the site. Yes, sir. That's right. Um yeah, one more question. Um on the big map here, yes, sir. It says 1010 road shall be widened to half of the Garner major thorough affairs sections. Note contingent on offsite property owner approval. Explain that. Yep. So, we are working with the owners um and we're optimistic that we'll have options before the zoning process is done to acquire that right of way. As I mentioned, we have a development agreement that's been submitted to the town that essentially includes as a commitment that we will go do that and if we're not able to secure it, then the town um can exercise condemnation authority. We are very optimistic that before this zoning case is concluded that we will be able to resolve any any concerns about that future right of way because we understand what a huge what a huge item that is for the town and making sure that those improvements get accelerated as much as they can recognizing that 1010 will be widened at some point but we don't know when. So we are actively working on that Mr. Doyle. So the offsite property owners are in fact the same owners who are Yes sir. developing this want to develop this. the vast majority of them are. Yes, sir. Okay. Well, I'll piggyback on Mr. Boland's question about that. So, if that if that is the case, is there was there a reason why that isn't already agreed upon for that expansion? It's just something my client is is working on. When when they went under

contract to buy the what you see before you as the bulk of the development, it didn't include that right ofway. And so they're working on getting the right of way along 1010 resolved as well. It's just it's going to be a separate agreement, I guess, is the is the best way to put it. So, just to clarify also the access point the access off of 1010 road um that is a rideway or this is a part of the sale of that portion of property. It's it's part of the sale that's being that's being acquired just a roadway. Yep. And that's being buil built out to town standards, be dedicated to the town. And so ultimately that'll be owned by the town as a town street because it's a public street. I'm I'm sure I have more questions, but um we're not going anywhere. Uhuh. Any other specific questions for the Afghan at this point when we go to public? Um yeah, I had a question. Um well, first I guess for clarification, so the um asterric and the main amenity, that's where the park and everything will go. Yes, ma'am. That's correct. Yep. Thanks. And then the other question, so I see in the um neighborhood notes uh someone mentioned the 100year um storm water I guess like uh treatment as far as that goes cuz I know right now it's looking at the 110 and 25ear storm events. Is there any way to include 100year storm just given how much the recent floods just in North Carolina I guess? Yeah. So, a couple of points on that, and we are we are working to see if we have the ability to make the commitment to do the hundred-year storm. The concern we have right now is it could

result in significant retaining walls. Um, and so we're looking at that. Right now, it's looking like the 50-year storm is more attainable than the 100red-year storm, just given site engineering. I would note that from an impervious surface standpoint. Uh, you know, this is an area that the the storm water regulations would allow up to 70% impervious surface. And given our current site design, we're closer to like 50. And so we think the combination of those two things, you the the manner in which storm water is being treated as well as the fact that we're providing on our current design far less impervious surface than would otherwise be um permitted on the site, we think is going to be an effective way to manage storm water to and from the site. Yep. Yeah. I piggyback off that. I would, you know, I would double check with uh Eagle Ridge to see if they have any flooding issues of their golf course. Maybe they'll be willing to pay a little bit extra to help uh because the site directly flows in there, help out with that. Um, that's just a thought for um, so I've I've lived around here and commuted through here for probably eight years and I just want to say I've seen traffic in some instances back up from old stage all the way back up to 401 and limiting traffic flow on 401 through here. Um, typically I'll see traffic back up from old stage past uh, street B and also past the turn lane that was put in. Um, so people coming into the neighborhood would have to kind of wait their turn just to get to the turn lane to uh, go into 3B. Um, the one thing I was looking at when I was looking at this tip for the inter intersection improvement and I believe they may even start construction here soon by the end of the year. Um, most of the issue of traffic is going eastbound on 1010

and as it looks like we have enough dedication to do um, you know, almost three lanes I guess. So you could almost have two lanes going eastbound instead of having one of the lanes dedicated now and just crossed off you know used once we hit full dedication. Um so all the traffic issues I think you know it would be better if we had two lanes going eastbound and also tying into the the step project. It looks like there's about a 500 foot gap between street B and to where the um stip has the school I guess the right turn lane put in for the school. Mhm. Um so just kind of connecting that I think uh you know would be a huge help going through there. Um I know there may be a little bit of offset so I don't know if DOT would be okay of that. Um, but that's just kind of uh where I'm leaning at for uh the traffic issues going through here. Gotcha. That's all. And that that is not a question that's been raised to date and that was the rightway width in that location, but that's something we'll take a look at. Okay. Other questions will one more question. Um your existing sanitary sewer services uh sewer service uh is 8 in diameter connecting over to Seastone Street has the capacity of the surrounding communities along with this proposed new development been studied and is is 8 in going to be

sufficient or will the current 8 in line take this additional capacity? Gotcha. I'm going to ask Mr. Williamson who's the project engineer to answer that question. Nick Williamson with McAdams Company, 2905 Meridian Parkway Drive, uh Durham, North Carolina 27713. Um, this this project site would not overwhelm a uh an 8 inch line on its own, but in order for us to get plan approval through the construction drawing process, we'll have to work with Raleigh Water to get a sewer permit. And if we do trigger any um uh upsizing downstream, that'll be part of our construction drawings that uh we'll be required to do for the for the permit for for development to happen. So if the existing sanitary line on Seastone is 8 in and you're tying in another 134 136 homes, that has not been determined yet. So, you're asking for reszoning before they've actually done the study to see if it's going to work with the existing infrastructure. The um our project site alone um will not trigger an upsize to where we tie in at um the detail of the entire basin downstream. Uh that detail hasn't been worked out yet, but um generally speaking um uh you're it's it's probably closer to 500 or 600 units where you have to upsize an 8 inch line. So um with the the demand that we're putting on the system, uh we we'll be fine at the uh the exact tiein. Okay. I I So you're saying and I

understand what you're saying. They're saying for your 134 homes 8 in line is sufficient at the tie-in point. But no study, no determination has been made if the existing infrastructure beyond that is at capacity, near capacity if it can handle this additional input from another 134 homes. That has not been studied yet. Um that's correct. But in order for us to get um the ultimate approval to make the uh you know to build the 134 homes, we'll have to go through the construction drawing uh permit process. And if it's determined that we would trigger an upsizing, then we would we would do the upsizing in order for for uh uh for getting the permit. So if so if Seastone was determined that they need to upsize that line, you're going to replace the upsize the sanitary line on Sea Stone. Yeah, that would be required for us to even to even start construction. Uh we we won't be able to start construction without having a a permit from from Raleigh Water. So um I can say with confidence that the first uh a good bit of of sewer run, we won't be triggering any upsizing. um just knowing that uh we're 1010 road is a is a ridge line and so we're uh on the upstream end of the basin. So it'll if we are triggering any upsizing needs it would happen much further downstream which requires a a pretty substantial um basin study that at this point in time we haven't done. Um but if if if it is triggered then that'll be uh it will be non-negotiable. It will be something that uh would have to be done as part of the project. Okay, one other question. Um I is this going to be a phase development? Um because it has here Kakus Road is future road that looks to be a pretty

significant street uh to the west of the stormwater basin. So it leads one to believe that this is going to be a phase development, but it that's the only street that is shown as future. So right now our anticipation is that this will be two separate phases. And you know, as I mentioned, given the conditions that we have associated with the case, we'll be coming off of 1010 road. And so the first phases will be closest to 1010 road as you make your way back. And um where that split falls we we don't know yet but it would be generally speaking two phases of development. Okay. Thank you. Okay. If there are no other questions at the moment um we have um opportunity for the public that's if there are any comments or against Thank you. that you'd like to speak. Um, this is the time for us to have that conversation and limit our time to our 10-minute time frame. So, if there is there anyone that like to speak for the project, against the project, feedback. Okay. Okay. So, do we have additional questions for staff and or for the applicants? Yeah, I have a question for staff. I'm I'm just trying to understand the language. Um, in in our staff report under land use and community character criteria, there's a sentence to address the non-sup support ratings, the proposal should consider integrating green street solutions and seeking improved access management

for the corridor. I don't understand the last phrasing. Seeking improved access management for the corridor. What corridor? What's the corridor or microphone? Okay, there we go. Um the corridor that was referenced um to the 1010 um corridor and regarding the uh lack of road frontage improvements and how you know with those improvements it could um impact the access on that corridor from the site in and out of the site. Okay. So, it reads to me like it's a qualification that the the 1010 improvements and widening and so on and and access and all of that stuff needs to be done so that so that the staff still finds this consistent. Correct. Is that what that language more or less means? It's it's one aspect of it of the consistency that um and that's a criteria from the comprehensive plan um that corridor access um and improving that if they are and they are addressing the um the corridor improvements through their condition and now through a development agreement that that would improve uh their scoring if that were to occur. Um and so right it didn't score as well because that isn't something that is um for certain at this time. So it didn't get a a a positive rating um because there are still questions about that. Okay. Uh great answers. So there is that contingency that that will all get done or agreed to legally. Right now there are steps to address it.

Um, so it's still, you know, it's contingent upon right-of-way acquisition. As the applicant has stated, they're in in communication with the uh property owners as well as the uh uh the uh development agreement and the talks with the town and entering into a development agreement. So, there are efforts to address it. It's just not 100% given at the time that this was proposed. Okay. Thank you. Yes, sir. got a couple uh comments here. Um I like the proposed development being single family as opposed to the previous iteration that was town homes. Um I appreciate the amenity center and the different amenities you're going to have there. Um the I like the proposed facads and the concept elevations and and increasing the setback uh substantially I guess but I I still find 6 ft is very narrow. Um but it's better than 3 ft. Having said that, I've got a lot of concerns. Um 1010 Road under the zoning context here is a major east west connector and they're going to be putting on there on average anticipated another 1340 vehicles per day on a road that's already congested that leads to a road at 1010 and 401 that is a type F uh rated intersection. by DOT. That's only going to make it worse. Um, I appreciate what your modeling says

that on old stage road you're going to have 11T difference in the queue length and 10 10 13 ft. Modeling can tell you wonderful things. Common sense is telling me that um this is being designed to a minimum and adding 1340 vehicles a day is going to have a much greater difference on the queue length than what your modeling is showing. That's just common sense, but your model shows what it shows. Um there is and this frustrates me on a lot of different projects. This is being developed to meet minimum standards. So you got your level of service is basically D or better. That that's the minimum level of service. Nobody seems to want to go we're going to make this better than the minimum. We've got 1010 road where you're proposing to do a 50-foot storage lane right and left which I don't feel sufficient but it is the minimum again uh the fact that this property is converting rural current rural zoning to our four uh we're losing a good amount of rural land here. Uh you've got current developments on two sides that are somewhat compatible, I believe, to this proposed development, but you have development on the other two sides that I don't feel are compatible. And you have only one access point to and from 1010 Road. I I just most of your traffic in there.

I know they could go out through Seastone Street and then go on over to Old Stage Road, but I think most of your traffic is going to flow to come out of 1010, which is my point of exacerbating the the traffic that's already there on two-lane road. Um I just a lot of this is to the minimums. And you know, we've got the design for the detention system at 110 and 25 again, the minimum. And I know 100 might be a stretch and you said you're looking at 50, but that hasn't been determined yet. Um I'm concerned that again going back to this very irregular piece of property um that it is squeezed in there as as Mr. Voyand had stated earlier um it's it's infill. It's it's just an odd odd dimension. It's an odd plan, I think, in in my [Applause] in my thoughts. um the fact that there hasn't been a study yet offsite. There has been on site to the tie-in point, but nothing after that. That there hasn't been an official determination on compatibility uh with the existing infrastructure offsite. And yet we're being asked to resone this piece of rural property and we don't have all the answers. Um the lack of the rightway acquisition

that we're working on it may happen. It's got to happen but it's not part of this. Um I I just feel that it's it's there's a lot of unanswered questions. Um, I'm just looking through my notes here because I've been writing notes down. Um, and I've been going back to the uh item seven that is being worked on. Um I I think that's kind of the the basis of my concern is just the the one access on 1010, the kind of landlock development. um everything being designed to the minimum and and lack of really knowing what is downstream. Um and that that's a pretty intensive study if they go to look at that. Um, I just I'm concerned about putting that much more traffic on 1010 road, taking from a level D, level of service D as designed and putting it over to a level F that's already down the road. I I I have issues with that. But that's all my comments at this time and I'll let somebody else talk the bank. Yeah, I think the the traffic is a big concern uh for me as well driving up and down 1010 road at times in the morning or late in the afternoon. It's the space is is not there. Uh but I do applaud the open space, the amenities in the community for the residents for sure. I think that's missing in a lot of the neighborhoods.

Yeah, I'll just make one last comment. Um, I thought the uh trail system around the SEM having that as amenity is a cool design. I applaud you for that and even the you know board walk over the stream um to as well. Um but uh I'll just keep echoing for me was the for me it's the traffic that's hard to overcome putting that on there. Um the extra cars and the way it's configured now on uh this concept plan for 1010, it's I don't think it's going to improve anything. I think it could be a better design on 1010. Um but um I'll just I'll just leave it at that. Um similar thoughts. I mean I like some of the like the homes I like the setback. Six feet is definitely I mean they're still close together but definitely an improvement from three. Um the active space my again I piggyback on what the others have commented about the traffic. I've lived near that area and both old stage and 1010 are terrible. Um especially if you are trying to turn into Eagle Ridge going turning left same on 1010 or trying to turn out of there. Um it's not safe at best. Um, and yeah, I don't and I would like my concern too is with the acquisition for the rideway in the future that this is not part of the plan now. Um, and I think that leads into this odd configuration for the neighborhood. Um, I think if there were different access points, different layout, um, may be better suited and maybe if there were additional conversations in the future

about what the, um, owners would like to do with the remaining property and what that would look like. Maybe have different thoughts about it. Um, but right now just have some concerns with how this is configured and what that might mean down the road too about acquiring the needed land or additional roadway. And I'll just say one thing. So, you know, to echo off of what been said, I do like the elevations. I do like um the amenities and um the way everything is structured here. Um and I do understand everyone's concerns. I do just want to say just because I say it think about every time it seems like um the common concern is traffic. Um whether it's us or from what we're hearing from the community. So I really really think that Garner should you know we should all be trying to work together to either have public transportation or build um more walkable communities. Um, just want to say that again for the record. Um, but I definitely understand the traffic concerns. Um, thank you, Miss Bishop. Uh, I I have a few comments and then probably a couple questions, probably one question for staff. May maybe I'll ask that question to staff first. Um the culac at Hurst Drive that you mentioned is currently not in um conformity, right? And that that would have to be improved um to a 9 foot diameter, right? So um it's it's non-conform conforming on several levels. the fire

code um it the diameter is less than the minimum of what um would be required um for today and so that culde-sac was always intended to be a temporary um dead end. It never was intended for a permanent dead end. So um this so that it needs to be rectified that nonconformity when there is an opportunity uh with a proposed subdivision to rectify that that nonconformity. So with um with existing house near that called the sack how would that so it actually exists in a temporary easement on those two properties. Um, so it actually the the pavement you see goes outside of the ride ofway. So if if this had developed under the county, it would work the same way where the developer who comes in on the adjacent property, who the stub is, it's there for their benefit. That's why it was provided. um they have to go back in then and take that pavement out, put whatever finish back um to create the regular street cross-section. Um and then the temporary easement goes away and the folks get their property back in fault. Okay. Um and then so the so the new cult the new uh um um roundabout that's very adjacent to that. H how how would that really work? I mean no one's turning around in the culde sack and then going into the new development and then turning back around since it's all one way

in. Right. So it's essentially you have one leg of a roundabout that is only accessible from one direction. It's channelized. So there's an effect of pork chop kind of effect. Um so that if you're, you know, if you're coming out of um Waterfield, you can actually get into the circle. But if you're coming from this subdivision and you're going into the circle, you would not be able to exit. Right. There have been very few there have been very few um products that I've seen that kind of that that type of um connected. So, we've we've it's something that staff has had to come up with um in response to several projects around town um as a way to meet partially meet um concerns of citizens about cut through traffic um but also maintaining uh meeting the UDO for that connection to be made. um and therefore you know emergency services and to a certain degree other other delivery services that in today's day and age so many of us depend on. So here's a random question. I don't even know if this may not make any make any difference. Like would a fire truck would would a fire truck potentially not turn around in that culde-sac and turn around at the in the roundabout and then go back in for an emergency the wrong way in the case of an emergency. Yeah. And it's and it's it's designed to allow for that. Yeah. Okay. Good. whether it's they might use a mountable curb or something to that effect. So, but that's yeah, it's not

supposed to be for everybody. Um, but for the vehicles that have to, they can. Okay. Um, okay. So, this question is for the applicant. The existing mail kiosk is located on the more northern side, north eastern side of the site and not centralized. Not really centralized perhaps at the main amenity area. Is that right? There's only one mail kiosk. Yes. For all. That's right. That's Yeah, that's right. That's located in the northeastern section of the site. Is there a reason why it's not more centrally located and have uh just had better success in the design of their communities in separating the two just in terms of who is using what and parking for the amenity for people who happen to be driving to the amenity. And so they've had just they've had better success kind of divorcing those two concepts, the mail kiosk versus the primary amenity. So if someone was driving to the main amenity, where would they park? Just a small parking. Yeah, there's going to be some small a small parking field kind of and we haven't that's that'll be a separate site plan associated with that. So that's not before you tonight, but there will be some guest parking associated with that at the time. and and the design of this, as you can see where the where the kiosk is, recognizing that we believe the primary um most people will be coming to the site kind of off of 1010 road, they'll be able to duck in, get their get their mail, and if they live in this portion of the community, it's it's it's basically like driving by the kiosk. That's that's why it is situated there is that is to capture people as they're coming off of 1010 road, but they have to turn back. They have they have to turn around and come back in back onto their street. So it's not really driving by. Yeah. I mean, as you can see, there's there's kind of a drive in. So the idea is to kind of create this loop. Yeah. Yeah, I see that. But it's not like I'm I'm I'm driving by the kiosk

and then continuing and turning into my street. That's right. You have to go back in, turn back around, and come back in and turn to um that uh street C. Um, and so the I know we don't have a site plan and we're not looking at that, but the potential parking at the main amenity area that would be at max. What would that any idea? And you're saying it's also guest and amenity parking. Yeah, it would be visitor parking like eight spaces. And so the crosssection for the street is including for parallel parking or no parallel parking on the street. So it's a two-lane. Yeah. And and and the details associated with how parking is going to work for the for the amenity, you know, haven't been worked out at this time. I mean, the they won't be teeing into there won't be a parking field coming off the street. It's, you know, it's a it's a public street. And so that'll be accommodated kind of on that parcel that you see there in the middle. So I'm assuming that the driveways for the units for the houses would have enough storage for more than two cars in the driveway outside of the car. Outside of the garage Oh, yeah. Yeah. So there'll be two-car garages. So there'll be a two-car garage plus a two-cart, you know, cars can park in front of the garage. So, and then some car some uh some of the units will have threec car garages as well, but the guests to someone's house would you would ostensibly would be parking in the parking apron in front of the garage. Yeah. And would that potentially impact the sidewalk? No, no, no, no. That's designed to be outside of the sidewalk. So, there's no parking kind of parallel parking besides the eight spots that may

be used for the Right. Yeah. This is, you know, as a single family detached community, you have a lot less of that kind of curbside parking than you would on say like a town home with onecar garages. Yeah, that's true. That's true. You do have gu I mean, you have guests you have guests that come to Sure. Absolutely. And so by the time the guests are in the eight spaces, there are no more guest spaces, but the Yeah. And you can't park in someone else's driveway unless they give you permission to do so. It's frowned upon. Um, so that that's kind of a that's somewhat problematic for me to, you know, provide guests the ability to do that. And then if you know, you should be able to park in a driveway hopefully. Um, so you mentioned a lot of the similarities to Georgia's Landing from a architectural standpoint, but what about the similarities to Eagle Eagle Ridge? Eagle Ridge. Yeah, similar. I mean, Eagle Ridge was built a while ago. U and so from a architectural standpoint, this community will will be distinct from Eagle Ridge. I mean, not vastly distinct, but this is newer architecture. It's a newer design. Uh when I said, you know, complimentary to Eagle Ridge, it was really just kind of designed around lot size and the sizes of the homes themselves. Less about architecture. this architecture will be different than what's in Eagle Ridge. Just recognizing the times of change with respect to people's interest and appetite in the style of homes that are being built. It seems all very monotone uh to me, but I'm not getting into like the design elements and color patterns, but it I think some of the the kind of the um housing unit sizes and types definitely doesn't seem like it's giving us enough range. That does kind of problematic for me in a way. Gotcha. Um the last thing, well, two last things. I also have a a concern about the traffic and I have a real concern

about this one entry access point from from 1010 road and the potential for um the oneway in from Old Stage Road through um White Croft. And I know that you mentioned the traffic count, but knowing what that knowing the traffic looks like on Old Stage Road Mhm. at peak times, I mean, it's backed up a good amount um going north, I mean, coming south on old stage at the end of the day. And then, um, as Mr. Neil's mentioned, you know, turning in and I think also I think everybody's kind of something similar to that. Thanks. Um turning in from a old stage into a oneway in is to me feeling that there are going to be additional pass through traffic. One way getting into the new neighborhood I mean do we not additional pass through traffic from from old stage? Yeah. I mean and and we can't control again this you talk about the connection to Hurst. Uh I am Yes. Yes. Coming into White and then turning on to Hurst Drive and then going into one way in. Yes. And again as a as a UDO required connection we have to make the connection that that you know what we've done is what we have the ability to control you know we obviously can't control folks who are going to hop off old stage and are going to drive through that community to come through our development. Um, and you know, and I I it's unfortunate for that community, but that's you know, that is stubbed there. It's contemplated for future connection. It's always been contemplated for future connection. I would point out that we're at the re, you know, the far low end of the density recommendation for this neighborhood recommend. I mean, two and a half units

to the acre is pretty low all things considered given the style. You know, I I understand very very well the concerns associated with traffic. We actually think by providing the connection we have out to 1010 as well as the connection to Eagle Ridge and Mr. Jefferson the one way that you point out it's actually it stands to be able to alleviate some of the burdens that folks were in Eagle Ridge for instance right now if they want to be able to make their way out to 401 and 1010. They've got to go out to old stage take a right hit the old stage and 1010 road and then take a right they'll have an alternative now. They'll be able to go directly out to 1010. So it cuts off traffic on old stage as well as traffic at that intersection. The same is true as you note for people who are going to be cutting through that um the the the the whitest stone neighborhood. Again, that's unfortunate from a cutthrough standpoint, but that's why those that's why the code requirements exist. It's not only for emergency access. It's providing multiple points. And so we believe it will in in some small respect. There's a there's a lot of traffic volume out there, right? I mean our 138 homes we recognize will make an impact. you know, it's over a thousand homes a day. In the peak hour, it's significantly less than that, right? There's a lot of traffic and there's always traffic out there. I'm not disputing that at all whatsoever. But we think with the additional connectivity that this community is providing, it will help in some ways to provide alternatives that people don't have right now. People who live in Eagle Ridge, the traffic is already bad. They've got no choice right now. They've got to go out to old stage. They got to go down to I agree with that. I completely agree with that assessment. So you're So you potentially are bringing more traffic into this development. So yes, I thought that there was another is South Mountain Drive not go from Eagle Ridge onto 1010. It's it's further to the west and it's it's a for folks who still connected to Eagle Ridge. It is. Yes. Um and it's not on this screen and I would show you but for folks who live kind of on Seastone it would be it's a very ciruitous path to make your way out to 10. this this 1010.

This will provide a much more direct path. And I would I would guess that folks who currently live on Seastone who are trying to get out to 401 and 1010 at this point are going out to Old Stage taking a right just because even with all the traffic, it's still the fastest way to be able to get there. Okay. Yeah. Um Okay. And then the layout I I think I think I think there's I think another one more level or pass I think at the layout of the lot and even some of the street organization for me in this. I think also with the unknown potential not purchased property along the 1010 road, the potential access for the connector not knowing exactly what if there were two access points it would be it would it would feel a little bit better. Um but um I I do have a concern about that. But you really think that our storm water is not going to impact the the new units with the stream that runs through currently. We really think that the location of the storm water control measure is actually in the best location to support that. I'm going to let the engineer answer that. I'd love to kind of hear a little bit more about that. Um so that we have these two kind of major north south streams and then some small fishes that connect off of that. Yeah. So the existing drainage pattern I mean just naturally all the existing topo you know from from the screen goes right to left. So from south to north um cardinal direction speaking. Uh, and so we we have tried to do a good job of locating the proposed pond away from

being basically on the the doorstep of of those existing homes. So I think I think we've best located it based on the the existing topo there is. And um yeah, like like Jason said, we're still working on calculations of um all the detailed calculations of of the pond itself, but um we're we're held to to uh requirements of detaining to you know pre and post development to to help with uh mitigating any any impact. So Okay. Okay. Are there any other um questions or comments? Questions for staff, questions for the applicant. I have one more question. Um, you were saying that this would be a two-phase development with the main amenity being um, off of the future road. Is that main amenity not going to be part of the first phase? The amenity will be part of the first phase. And so what how would you access it if it if that road is not part is that road gonna be part of the first phase? It's gonna have to be again because so just the buildings. That's right. Okay. Yep. Yeah. Cuz they're coming off 1010 coming down and hitting the amenity. Yep. Okay. And so it's, you know, just kind of looking at it, it's the bulk of the development kind of west of that primary road. how much of that ends up and we don't know the exact breakdown in the numbers between phase one and phase two but as you work your way west that's that's the way that's working but that that amenity and that kind of spine street will be part of that first phase of the development is that's the anticipation okay I think definitely is that in parenthesis that says future so it makes it seem like it's not part of that understood okay

Um there any other discussion in order for us to have more discussion to make some decisions? Is there any motion for us to review? In your packet, there's a recommendation of a motion. And if that motion does not fit where you all feel, you can amend that and adjust it or we can review the proposed amendment and vote and discuss that um in either way. Um here's where I'm at. I don't feel I can say it's consistent because there are some contingencies I like to see resolved first. And the same way I I can't say it's inconsistent because I know that those in those consistent contingencies are being worked on. So that that tells me that this is a temporal matter. We're just not ready. And if we're not ready, is there a way, Jeff, to table this for a later meeting? Maybe some of the legalities involving the 1010 card will be resolved by then and we'll all feel more comfortable about it. just a question as um as a legislative matter um it is always within your purview to do a continuence. The only thing that is in the statutes that I'm aware of and town attorney can correct me if I'm wrong, but I believe I have this right. um is that if the petitioner were to go to the council, um there is a 60-day time period where if the council wanted to, and it would be up to them, um that they

could pull the case from you without a recommendation, but there is that 60-day clock um within which you have to operate. Okay. Um, is I would make a motion that we have a continuence of this. That we, if there's no better word for it, table it and wait for some of these issues to be resolved and then reconsider. I don't know how to word that, Jeff. Uh, motionwise, you could just make a make a motion to uh continue this matter to your next uh meeting in October. I'll make a motion that we continue to consider this matter at the next meeting in October. Okay. We have a motion to um uh to continue this case to the October meeting uh per some of the undecided and non-completed items. some of the contingencies might be resolved by that point in time. So we should All right. So that's our motion on the floor. Is there a second from that motion? So wait, I'm sorry. Are the contingencies are the access points mainly related to the 1010 car to work whether a agreement can reach with the property owners. That's my concern. I I have a few other concerns that on top of what Mr. Vilan said was a lot of the level of service being designed to the minimum, the detention system

not exceeding a 25-y year flood, and the unknown status of off-site sewer. So, I think there's a few more things that concern me on top of what Mr. voiced. So, this motion would more than likely include those things, those items that are not finalized at this point, correct? Or do we need to specify? The only thing that I will say about some of those items is that some of them are not under our control. Um, you know, level of service D is a DOT standard. Um the UDO specifically only says the 25ear storm. Um so unless there's specific really reasons, you know, you can you can cite those, but there may or may not be any change to those. Well, I'm not sure the developer will be able to get the rightway property within 30 days for next meeting. I don't know if that's feasible or not. Um, just because that's a long process to close on the deal and stuff like that. So, I'm not sure we'll actually see the rightway in hand or dedicated by the next meeting. So, I don't know if that's feasible. So, I think personally we may have to uh kind of also keep that in mind, make a decision. Sorry, I had to look up a few things, but it's actually 30 days. 30 days. Thank you. Not 60 days. So, it's um likely that you're already going to be past that time. So, um town council could take it up without your recommendation.

Now, whether they're likely to do that, we don't know. Mr. Chair and members of the commission, um we wouldn't press for the council to do anything with the case without you all's recommendation. And having heard this feedback, I think, um we would be inclined to have the case tabled for 30 days to work on some of those things. And while we might not be able to acquire the property within 30 days, I think there are other things that we may be able to do between now and then to help provide better predictability associated with those frontage improvements, uh we think we can uh take a look at storm water as well as the sewer side of the equation. And and I think Mr. Carson, you raised good questions uh and we could talk to the city of Raleigh. As uh Mr. Williamson noted, City of Raleigh kind of controls that that that side of the equation, but we're happy to have that conversation. So, I do think there are things that you all have questions to that we've heard for the first time tonight that um I think we can work on for the next 30 days if you're inclined to table the case. We we would be happy to accept a table and work on those items with you. Okay. So, the motion is on the floor to um continue this case to our October meeting. I'll second. We have a motion and a second. All right. There's a motion on the floor to um consider this at the next meeting in October for contingencies to be addressed. Um and I will call the vote. Um Mr. Banks, I Miss Bishop, I. Mr. Carson, no. Mr. Jefferson, I. Miss Hodes, I. Mr. Mills, I Mr. Boland I. That's six eyes. The motion to continue passes. Thank you so much. We have approved that motion. Thank you so much commission. Thank you applicants for the information you provided for us. We look forward to seeing what you might be able to share

with us at our next meeting and we will look at it with fresh eyes again. Thank you so much. [Applause] We are now okay at the time for reports from our plane director. Okay. Yes. Um activity since your last meeting in August which was on the 11th. Um not a lot of things moving through uh the system right now. Mostly just some annexations of past projects and a couple for um a few individual lots. Um one on Vanessa Drive and a couple on Buffalo Road uh were approved by the council. Uh the Bennett assemblage project out on 401 uh was the bigger of the annexations that uh took place. That's a project that was probably went through um planning commission maybe two years ago already. Um so it's it's been a while. Uh the Creek Road Homes project uh went back to council and that was approved. um would encourage you if you did not have the opportunity to either attend or listen to um either the August 26th work session or the September 2 uh council meeting. Um at the work session on October 26th um there were presentations on uh the wake transit plan and where we are uh right now kind of a status update um with the plan. So, if you're interested in transit, definitely encourage you to uh listen into that presentation from u from Campo. Uh then

staff from Wake Med were also here that night to give a an update to the council on the Wake Medalth campus. Um coming up at Timber Drive and 70 there across from White Oak Shopping Center. Uh also there was also a presentation uh related to affordable housing uh from Central Pines Regional Council. They had been uh putting together some data uh for the town. Uh so if any of those topics interest you, would encourage you to tune in to the August 26th meeting. And then on September 2nd, uh we also received an update uh from the Turnpike Authority on the 540 project, the completion from Garner up to Nightdale. Let's see the text amendment package um that I've mentioned before. This will be our second package uh addressing um trying to help implement some of the things in the comprehensive plan related to residential development like projects that you debated about tonight. Um that will be going to the council. We'll be opening the public hearing uh next week at the uh council's regular meeting. At this point, staff is anticipating asking for that to be continued just because we need some additional time to finalize the graphics. Um, if you're familiar with the UDO and you've looked at article 5 where you have the drawings of how the buildings are laid out to the streets and where the driveways are and all that, um, we will be impacting those drawings with the changes to the text. Um, but we do want to go ahead and have the public hearing, see if there's any uh public input and any additional council input before we go through that final effort to get those um drawings

finalized. Um, so it's anticipated that we will be coming to you all in November with that if things proceed as as planned. Uh and then we are also targeting the uh September work session uh to hopefully have a draft contract um for the transportation element uh for council to react to and give us any feedback uh hopefully getting that uh approved by council hopefully sometime in October. Uh we do in talking with the consulting team there is a lot of data collection um particularly related to traffic. Um we are talking with them about using street light. Um if you've heard of them uh they are a big data company um that taps into all the data that is updating your traffic maps on your GPS. Um and uh so very very current real uh timely data. Uh so they're going to be doing a lot of number crunching um on the front end once they are given the green light to go. And then we're looking at really ramping up the kind of the public involvement and all the committee work um probably after the holidays um just so that we can get through get through those times and hopefully be able to engage everybody first thing come January. Um, so if you do have any questions, concerns about where we are with that process, feel free to either send me or Julian um Griffy a an email um or leave us a message. We'll be glad to talk to you about it. Um, do be thinking about um I may send an email to

y'all. Um, for those of you that were here for the clue process, uh, that led to our new comp plan, uh, we did have a kind of committee of the whole, um, where planning commission works side by side with council. Staff feels like that went pretty well. Um, about as well as any kind of steering committee uh, that I've that I've had and worked with before. Um, so we're kind of inclined to go that see about going that route again if council is also interested. Um, but may pull you on that to see if that's something that you know if if you all feel that you can commit the time uh to it. I don't think it was too ownorous um last time. This may be a little more compressed, but again I wouldn't think it would probably be more than once a month maybe. Um, but just just be thinking about that or whether you'd like to just have uh appoint some representatives. That would be kind of the other option. Um, and then the representatives could help bring the message back to the full board. So, that is all that I have for y'all. Thank you so much, Mr. Trezenberg. Um, any any any planning commission? Um just uh to advise the planning commission. So, the affordable housing task force had turned in their report to council earlier this year and uh recently we've been asked to or staff has been asked to reconvene I guess the uh affordable housing task force to look at some questions and ideas I guess that uh council has put forth. and uh our town manager and

assistant town manager and legal have uh we're waiting on schedule on how that's going to come together, but there's been a request for more input from the task force. That's wonderful to see that is not ended. We still have work to do and I appreciate your support on that and your representation commission. Any other? Well, I want to thank any everyone that came out for the celebrate garner event and recognized our um former commission members. It was great to see them there. So, that was a wonderful event. I agree. It was nice. My only complaint was I didn't get more time with the food, but was very good. Good spread. Yeah, you had to be you had to be kind of time. Yeah, I'm tired of that one. I missed that. Well, yeah, you I at least got to eat. That was one. Next time we'll just bring Tupperware. Well, if there is no other um commentary, then we will call our meeting ajourned. [Music]