Planning Board - Regular Meeting

Are you ready? Are you ready? Very well, Nolan. Hello everyone. It seems that we have the chorus. Please stand up for the sermon, please. I swear allegiance to the flag of the United States of America and the Republic that represents it. A nation under the legion of God. Indivisible, with freedom. Very well. The first point in order of the day is the approval of the verbal trial of the meeting of the planning committee of July 20, 2026. Everyone had the opportunity to examine the verbal trial of the last meeting. Comments, concerns?

I abstain because I was not there.

I would abstain because I was not there.

I propose to approve the procedural procedure of the meeting of the planning committee of July 25th.

Perfect. Who is for? The motion is agreed.

And press the motion.

Sorry. Very good. We move on to the public audience of today, point 4, RZ 2026-07. More information will be provided by you.

Thank you, Mr. President. Good evening, the council. I submit the summary of the agenda and the justification documents to the official archives of the city. The point at the agenda of the public audience tonight is the REZ-2026-06. This is a resumption requested by Josh Swindell of Envision Homes LLC at 7051 Sunset Lake Road. The cadastral reference number is 06777. This zoning concerns a total of 48.81 acres, ranging from the residential agricultural zone to the planned development zone. The staff recommends approving the proposed zoning amendment to the zoning map because it is reasonable and in public interest for the following reasons. First, the requested zone supports the 3.1 policy of the LUP, creating a complete, connected and continuous green space network. Secondly, the area in question supports the 5.2 policy of the land occupation plan to improve multimodal connectivity throughout the city. Thirdly, the area in question supports the 5.6 policy of the land occupation plan to improve cyclable and pedestrian installations throughout the planning area. Fourthly, the area in question supports the 7.1 policy of the land occupation plan to establish a discernible neighbourhood structure. Fifthly, the area requested supports policy 7.2 of the land occupation plan to encourage uses and transition intensities within and around the project's limits. And sixthly, the director's plan and the description included in the request guarantee that future uses will integrate into the context of development and demonstrate compliance with the proposed zoning conditions as well as many objectives of the land occupation plan 2014. The petitioner is present tonight and I am also available to answer any questions.

Merci beaucoup. Les membres du Conseil ont-ils des questions pour le personnel avant que nous nous voyions aujourd'hui? Très rapidement, tout le monde, merci d'être présent. Les audiences publiques sont le moment pour les pétitionnaires de présenter leurs demandes et pour le public d'exprimer ses préoccupations et ses avis favorables ou opposés à ses requêtes. Si vous souhaitez prendre la parole, veuillez vous approcher du micro et vous inscrire sur la feuille de présence. Veuillez indiquer clairement votre nom, votre adresse et si vous êtes pour ou contre la requête pour le procès verbal. Please limit your interventions to three minutes. There is a timer right here, you will hear a echoing sound. As soon as this echoing sound, we ask you to conclude and sit down to allow others to express themselves and use their time. Eva, do we have people registered?

We will start with Andy from Curie Engineering.

Andy Petit, Curie Engineering, 205 South Fuquay Avenue. It's still a little strange to be on this side here watching you. I'm not going to take too much of your time. I'm accompanied here by Josh Mandel of Envision Homes. If you have specific questions about the products or others. But we established this arrangement with three main objectives. The first was to avoid all ecologically sensitive areas as much as possible. There are floodplains, wetlands and streams on this site. The terrible cry that crosses, the finalization of egos that pass through there. We have therefore delimited all these streams and wet areas. We took into account the floodplains and the rest. It is therefore one of our major objectives to try to minimize any impact on these areas. This is why you do not see many passages on the streams or elements of this kind. Another thing we tried to do was to be attentive to the number of units due to the limited access since Sunset Lake. We have planned two more streets in the south. I think the property in the south is an activity center that will be linked to Judd Parkway. At the end, there will be more ways to enter and exit, but we want to remain sensitive to this number of units. And then on this point, I know that the personnel report indicates that we arrived before the requirement of the TIA, but we have indeed been able to obtain traffic counts before the departure of classes this year. So we plan to continue in this way, even if we have not done it yet, but we have obtained these traffic counts in May, just before the closure of the school, just before the closure of the school. And the third thing we tried to do is to offer a really open plan and adapted to pedestrians. But this also introduces a new type of product. I know you've probably seen the plan and you've noticed a product that seems a little different. It is classified as a city house but it will look more like an individual house. There is a connection, a shared technical space at the back. which connects the units, classifying them as city houses. But they will have the appearance and the appearance of a half-citizen individual house, which, as you have seen on the current market, is less popular for city houses. This also allows us to do a little more at the level of architectural variations. A few little things to add to the personnel point. We do not make any amendments to the plan of occupations of... It was, you know, a MRN and that's a bit what we propose with a PUD. If you look at the density for the note, we are at 2.05, 2.15. So it's quite low for PUDs. You know that PUDs go around 6. Even the surrounding districts that are in RMD are, you know, at 3 or 4 units per acre. So we're still below that. And another thing we're doing, as you can see on the screen, is the construction of a good part of Voie Verte for public interest. So with that, I'm happy to answer all your questions. And again, I also have Josh Mandel here.

A quick question for you. Regarding the traffic study you mentioned, has it been carried out or is it currently in progress?

The analysis is being done now. We took the lead to get the counts, because when this new ordinance was adopted, it was in May, and to make an impact study on the traffic, they must be obtained before the exit of the classes or after. And we did not want to wait until now, where you have 30 days, to take them up. We have therefore obtained all the counts by the end of May, and they are compiling these elements. And we wanted to see how this would happen here, before we all gather to organize a framing meeting with the Department of Transport. Thank you for your comments.

Other questions?

Do you anticipate, once you have submitted the study to the Department of Transport of North Carolina, changes concerning the entry and exit of the site?

I expect the addition of a turnstile. I expect the city to impose a turnstile road to our right, because it is a street of type 8 or higher. And I expect the Department of Transport to force us to create access to the left. This is what we are waiting for.

Thank you very much. Thank you very much.

Yes, we have M. James David.

James David Elwell. Glidewell. Glidewell. Sorry, it's the resemblance.

I would like to make sure that I do not comment on this subject. This is a question that comes back to the past. So I did not understand this. I do not know if it is appropriate for me to say this. This is not the case.

This would be done during the meeting of the municipal council, during the comments of the public, if it is not specific to this file. Tomorrow evening,

Perfect. Thank you, James. Thank you, James. Eva, do we have anyone else?

Yes. Kim Belser.

Good evening. I live at 7055 Sunset Lake Road. This real estate project will be built right behind my house. I have a lot of questions about the infrastructure because at rush hour, I already need 15 minutes without any house there to go from my house to the grocery store. The city has done all sorts of interesting things with the traffic patterns where Sunset Lake joins the 401. And the problem is that there is simply not enough space for too many cars. So I have a lot of questions about these infrastructures. The other real concern I have is that currently this land behind is not wet because we are in the middle of drought. In 16 years of residence here on a plot that is part of my land, I have a pond every winter that sometimes reaches close to a meter deep, although generally smaller. Nous ne l'avons pas eu l'année dernière, mais c'est une zone très humide à l'arrière. Et quand tout cela sera construit, mon inquiétude concerne ces eaux et ce qui arrivera à ma propriété. 1. I am located where the rainwater canals come down from Sunset Lake and I am very worried because with the masonry and all its constructions, the water will have nowhere to go. And as I said, for the moment, everything is fine because it's very, very dry. By the way, someone told me that the mulch seems to have dried up, but I don't think it will last. So I have a lot of concerns about this project, its infrastructure needs and, of course, the impact on my property. So that's my concern.

Thank you very much. I appreciate it.

Thank you for your time. We have no one else.

Very good. Does anyone else have any questions for the members of the board? Does anyone have any comments or concerns?

Have we already examined the rainwater?

I suppose it was for me.

Yes, we have examined the rainwater. We have three basins planned in a preliminary way for the moment. We will also start, you know, we will have to carry out a flood study, especially here, because it is a terrible creek that already has an inundable area. We will therefore have to do it and prove that there is no rise of water on this stream of water, where it leaves our property. We have not yet done the flood study, because it is not required before the lot.

Yes, I was not sure you had done it.

But we have started to study, to dimension these areas and to place them where we think the low point is. You're right.

There was something else. Something else. The engineer. It's just a quick question for the city regarding Sunset Lake and the infrastructure that will be available in terms of transport, I presume.

The road. Do traffic studies also receive this information? It's up to them to determine what they might want to improve on this road. Exactly.

Before approving the construction plans, they will have to obtain an access permit from the NCDOT. It is therefore submitted to the city. The engineering service signs it, sends it to them, and then transmits it to the NCDOT.

The DOT will therefore determine whether it would like to improve the infrastructure.

Obviously, there are challenges here because of the narrowness of the access point and we will not necessarily be able to demand improvements outside of this.

A question concerning public services. I know that the personnel report indicates that running water and sewage are currently available. I know that there have been discussions, you know, on the rarity of water, its use and the permit process. Even if it is available, are there any concerns about the availability of water? If we prove an allocation with this number of houses, I know that the personnel reports are usually silent on the real availability. I suppose it is available, but the use, the quantity that will be consumed.

So currently, they must generally make an allocation request during the preliminary phase of the allocation. And given that we are still in the process where they get 75 lots to start with, and then they have to build, I think, 60, before the remaining lots are allocated. Okay, that's what I'm supposed to be the first and second phases.

And I know that there are a lot of changes with the new break line and all that. I just want to make sure that we don't put the load ahead of the people. As far as being able to provide laws to everyone, I think that this phase

Good question.

Other questions or comments from the council?

Very good. Well, I'm going to close the public hearing now. We are waiting for a motion from the council.

No comments, questions, anything.

For the staff?

Je propose de recommander l'approbation du REZ 26007, un amendement à la carte de zonage pour le 7151 Sunset Lake Road passant de la zone agricole résidentielle à la zone d'aménagement concerté car c'est raisonnable et dans l'intérêt du public pour les raisons identifiées par le personnel.

Y a-t-il un second ?

Second.

Tous en faveur ? Tous contre ? La motion est adoptée. Très bien. Passons au rapport du service de planification. Everyone had the opportunity to take a look at it.

Very good.

To second us in favor. Very good.