Planning Commission - Regular Meeting

to the meeting that he was going to come to the meeting. Call this meeting to order. If we could stand for the pledge of allegiance. Algiance to the flag of the United States of America and to the republic for it stands. One nation under God, indivisible, with liberty and justice for all. Thank you. Okay. Uh, first item, um, the approval of the agenda. I move that we approve the agenda. I second. All in favor? I moved. Moving on. Item number two, um, approval of the minutes from March 18th, 2025 and April 15, 2025. I make a motion that we approve the minutes as presented. I second. All those in favor? Motion is carried. Uh, item number three, um, CZ25 uh.2.02 O2 cottage green and I will call him Matt Max, excuse me, too. Oh, you're fine. Um, explain for that. Wanted to show the agenda to All right. Thank you, planning board. Thank you, Jackie. So, um, so this is my staff report for conditional zoning application CZ250202 Cottage Green. Um the applicant HMF Americana submitted a a conditional zoning from CZ. So conditional zoning uh from MU2 to CZ conditional zoning mixeduse 2. Um so uh

there are multiple parcels but it's off of Matthews Weddington Road. And the the conditional zoning is a development for 222 mixed residential community. Um which is a there's a graph on the side just kind of showing you what kind of mix it is and I can come back to it later. And they're also integrating a commercial component at the frontage. Um before I get into the conditional zoning, I did want to um make sure we have some new members on planning board and there's people from the public that may not know what a conditional zoning is. So um it's a general resoning is a change from one zoning classification to another with those allowed uses. A conditional zoning though is a require is a site plan is required so you know exactly what's going to be located on the property. Um it keeps the bay zoning usually um but it is tied to a site plan and specific conditions. So that's what this is tonight. Um as part of the conditional zoning process there's a set of four meetings on for stallings. So we had the neighborhood meeting on April 8th. We had a full house here. Um, and a lot of the residents were concerned about traffic and storm water um, about the development. We also had a subcommittee meeting on April 28th, which is just a uh, in-person count like three council members. It's a smaller meeting. It's not open to the public usually. And then tonight is planning board. It town council meeting. The final meeting is expected to be on June 9th um, for this. Um, but that's I put TBD there because I don't know when the exact final decision. Council could ask for more information if they wanted to. So, um, for the site and if you need me to bring up a bigger aerial, I can. I have Google Maps as well, but this is in the southern most portion of Stallings, uh, adjacent to Weddington. And the site's currently vacant, as you can see in the in the pink. Um, well, the darker

pink is Stallings and then the light pink's Weddington. Anything not in color is usually is Union County or Meckllinmberg County. Um, and I can pull up a larger map if you need me to. Um, so Stellings Investor LLC is the property owner. The current zoning is mixed use 2, which is green. They're just requesting a conditional zoning over it, which is a vacant. The site's 36.81 acres in size. And as part of the development, they are required to do a TIA, a traffic impact analysis. they meet uh our threshold for the traffic impact analysis. Um so any questions about traffic or anything I will let the developer kind of defer to because they submitted that to engineering as well. Um so this is a uh illustrative site plan. The developer also has a updated site plan with their presentation but I didn't have it for my presentation. So they may show you something that's a little bit different but it's uh it's minor. So, it does not uh have to be go it doesn't have to go through the entire process again, but as you see, it has a mixture of a bunch of different units of uh residential uh which total 222 with commercial along the frontage. And I'll let the developer kind of go into a little more detail what they're proposing. Well, here is the more schematic site plan. Um I've kind of uh moved some things around. Um, so this is not the exact formal submitt, but um, I just wanted to make sure it was large enough for everybody to see on the presentation. And you can see different colors have different types of uh, units. So uh, different types of residential mixture and with the commercial up front as well. um for the future land use of this property. It's zone uh future land use as walkable activity center which is uh a walkable community and it has a mixture of uses like sitdown restaurants, offices, live shop units,

town homes, apartments and things like that. So it I believe that the overall development does comply with walkable activity center because it has a variety of uses. Additionally, we have a small area plan called Chestnut Lane small area plan and it shows um at the time we had um a grocery store tenant and some other residential developers interested in the pro property. So, it is showed as shown as commercial and single family. I think that over the years it's um the uses have evolved and um for this property because it's such a large property. Um, but it does show commercial and it does show residential. So, I do believe that it does comply as well with the small area plan. We also have a greenway master plan for this area which shows a uh multi-use uh concrete greenway path along the frontage and they are showing that on their site plan as well along the frontage. Um, so I did provide a list of comments to the developer. Um, so there are a large number of different comments that planning and zoning and other other departments have had. They have not yet completely submitted a new site plan or uh committed to a lot of the um comments, but they're not required to do so until council. So um I just wanted to provide a list of comments so that you know that planning staff is fully reviewing it. Um things like parking, uh the flood plane, EV charging stations were requiring it, landscaping, uh road connections, greenway and landscaping, um signage, restricted uses, um types of of building materials and um other minor modifications. So, I just wanted to make sure that it's a large list. I went

through really fast, but um they we haven't had a full concrete list uh fully agreed by planning staff and um the developer yet and that it was provided recently. So, we haven't fully developed that. So, I just wanted to make sure you guys were aware of the comments. What was provided recently? Oh, a response to my comments. Um I had a lot like you as this is very brief. I had a lot of comments. So, um, just wanted to make sure you guys were aware that we had them. Yeah. Had been completed yet. Yeah. So, the TIA was submitted to engineering and I'll I'll let them kind of propo let you let them let you all know in their they have it in their presentation what the TIA has. I didn't provide that as part of my presentation just because this is the planning and zoning presentation. So, they'll go over the engineering. Max, what specifically is not permitted under the current zoning? So, uh, mixed use 2 requires a conditional zoning for residential. Okay. So, um, in the past, mixed use 2 was a, uh, allowed town home. So, we have a lot of different town home developments that were mixed use to the council restricted those uses and made those all conditional zonings. That's why they have to go through the process now. Um so staff does recommend approval of the conditional zoning with the proposed staff conditions. Um because the plan is consistent with our future lane use plan walkable activity center. It's consistent with our small area plan for Chess Lane and it's consistent with our greenway master plan. Um you have any questions for me before I let the developer present? How does this align with council's goal in terms of having a balance of commercial versus residential in the town and working toward whatever those latest numbers are? Yeah, so I don't have a specific percentage number of uh residential versus commercial at the top of my head.

Maybe the developer has it, but I don't know if it meets that goal. and then put that uh economic development plan goal for uh the 80 20% mix um because they are providing such a large number of residential units and um not as much commercial. I think they're in the conditional zoning they have a a limit of 40,000 ft of commercial and then they have the 222 unit residential. So I I don't believe that's 8020. So I don't know if that meets the economic development plan. I know that we're the first image you showed us shows the border of our town in Weddington. Is there any overlap of this property into another municipality? No. No. So, it's just a budding. It's just a budding. And I'll I'll show you in the I have another map. So, um this is a little bit larger. So, the uh the brighter darker pink is in Stallings and then this is Weddington. lighter pink or purple. Um, and then there's a storage unit complex across the street from this development or this uh land that's in Stallings as well surrounded by Union County and this is Indian Trail. So, it's um in the very southernmost tip of our jurisdiction. Um, as you can see, if I zoom out, um, Stallings is like one mile wide by seven miles long. I describe it kind of like a beach town sometimes like county is the beach a beach or a canal or um and because it looks very similar to some of the beach towns. Yeah. Which school attendance zones will be impacted? So this is the uh Sun Valley. Sun Valley. Yeah. So it's uh all of all Sun Valley Elementary, Middle and High. I'm not 100% sure what those names are for those schools, but it'll be that that one. Uh I I noticed as you went through the list of comments and responses that

there was one about flood plane and that it doesn't that uh intersect with that at all. Can you tell us when in in doing your research you know what's the proximity of that? Yeah. So there uh according to the site plan the flood plane there's no flood plane in the lot. This is a creek and they have a buffer around the creek. Um I think I just I remember having a meeting with them a week a week ago and I misspoke in flood plan and I put it in my presentation again. It's a creek buffer. Um so I apologize uh about that but they are right on the creek buffer for the some of the single family homes but it's not in a flood plane at all. Um but the developers also here they have a robust presentation. I know that my presentation was really high level, but they included so much detail in their presentation. So, I'm going to let them kind of go into more depth and I'll still be here for questions about um anything you have. So, um are you comfortable letting the developer come up now? Okay. Thank you, members of the planning board. My name is John Carmichael and I'm represent the applicant HMF Americana LLC. With me tonight are Frank Warren with the applicant. Craig Berwick and Sean Hicks with Seaman Whitesides. Seaman Whitides is the engineering firm that's and landscape architectural firm that's prepared the plans that we'll share with you shortly. Randy Goddard with the design resource group. Randy is a traffic engineer. He prepared the traffic study that's been submitted and is currently under review. Ry's here to answer any questions you may have as are Sean and Craig. and then Aaron Hal who works with me at Robinson Bradshaw. So, as Max said, the site contains about 36.81 acres, is located on the west side of Matthews Weddington Road at its intersection with Antioch

Church Road. Uh the site, of course, is outlined in red here. And then this is an arrow of the site. Once again, the site is outlined in red. You've got sort of a hammer head here next to Matthews Wington Road. And then the site proceeds to the west in a more linear a fashion. Uh you've got Chestnut Farms is located immediately to the north of the site here across Matthews Weddington Road you have the extra space self- storage facility and then the Marathon Gas. This is Antioch Church Road. And then to the south of the site you can see Union um Union uh day school. And then to the west you've got the Francis Betty Park Batty Park which is located in Meckllinburgg County. Uh the land to the south of the site is located in Weddington except for uh the day school site. That's located just in Union County. As Max stated, the site is zoned MU2. Chestnut Farms located to the north of the site is also zoned MU2. Uh the applicant is requesting that the site be reszoned to the uh conditional zoning mixuse to zoning district to accommodate a mixeduse project on the site that would contain residential and non-residential uses and the reason for the conditional resoning or the or is the desire to place residential units on this site. So what would be in this proposed mixeduse project? a maximum of 30,000 square feet of non-residential uses. Of the total of that total maximum, a maximum of 10,900 square feet of floor area could be devoted to restaurant uses. Drive-through lanes and drive-through windows would be prohibited on the site and the maximum size of a single building, commercial building on the site would be 7500 square ft. Other prohibited uses include a supermarket, a convenience store with gas pumps, a gas station, a pharmacy, a

florist, a butcher shop, unless it's part of a restaurant, a bakery unless it's part of a restaurant, a store selling alcohol for off- premises consumption, vape vape tobaca or CBD product store, smoke shop, and a hookah bar. And you may wonder the genesis of some of these prohibited uses. the site, a portion of the site is owned by Harris ter or their LLC. And so, and enter into a contract with the applicant, they don't want a supermarket there, and they don't want uses that would compete with another one of their nearby stores. And um although they don't have a hookah bar in a they didn't want that there either, at least I'm not I haven't seen one. You tell me if I'm wrong. Um the residential component would contain a maximum of 222 dwelling units. Of that total, 84 could be multif family dwelling units located in twostory sixplex and 8plex buildings. So under the current plan, 47 of the residential units would be detached cottages. And I'm going to before I'm going to go in some detail into the plan because I think it is a somewhat unique development. Uh the client calls it more of a horizontal development and we we ask everyone's patient. I'm patients. I'm gonna be as efficient as I can. After I go through the site plan, Frank's going to talk a little bit about the vision for the site. He's going to show you pictures of some of their other other product that would that this would be similar to and then renderings of the site. So just I meant to say that at the outset. So, 47 detached cottages, 21 detached terrace homes, terrace homes, 70 attached patio homes, which are duplexes, and then once again, the 84 multif family units located in twotory sixplex and 8plex buildings. As provided in the staff report, the MAX considers this request to be consistent with a comprehensive land use plan and with the

walkable activity center future land use plan as well as the small area plan. and then the the town's or the parks park and recreck greenway master plan. So this is our site plan here and Matthews Wellington Road is to the east of the site borders the west side of Matthews Wayneington Road and then it proceeds in a westerly fashion. There would be three access points into this development. A right in right out only uh access point here on the northern portion of the site. right in right out only and then a second right in right out only access point at the southern portion of the site and then this center access point would be a full movement signalized access point. Uh the applicant would uh install right-hand turn lanes on Matthews Weddington Road at each right in right out access point. And then of course once as I said there's already a traffic signal at the intersection of Matthews Weddington and Antioch Church Road. This access point would form the full movement access point would form the fourth leg of that intersection. And uh the full access into the site would be served by a right turn lane on Matthews Wedington Road and a left turn lane into the site on Matthews Weddington Road. Additionally, the applicant would install a dedicated right turn lane, northbound right turn lane on Matthews Weddington Road at the intersection of Matthews Weddington and Anarch Church Road. And there would also be a through lane, a northbound through lane on Matthews Weddington Road at that intersection. And then once again, the left turn lane into the site. Um, let me go back to this. For entitlement purposes and ease of reference when you're putting conditions on portions of the site, the resoning plan divides the site into three development areas. If you can see my cursor, development area A is this portion of the site. Development area B

is the residential portion of the site and development area C is the northern portion of the commercial portion of the site. Um and development to make it even more confusing development area A is divided into two subdevelopment areas. Development area A1 which is here and development area A2 which is the southern portion of uh development area A. At least 60% of the entire site would be pvious and there would be established along the southern boundary line of development area B and the western boundary line of development area B. a 40 foot wide type A buffer along the western portion of development area A2 here. U modified 10- foot wide type A buffer would be established once again on the western boundary of this portion of development area A2. In terms of streetscape, um Max did allude to this, but there would be a 12- foot wide multi-use path greenway trail installed along that portion of the site's frontage on Matthews Weddington Road located north of the full movement access point. So from the northern tip down to the full movement access point. South of the full movement access point the applicant would install a 5 foot wide sidewalk. Michael along the northern side. I know I noticed the buffer there. You mean uh next to the road? No. If you can go back to the previous Oh, yes. Yeah. Because it's there's not required a buffer is not required adjacent to other MU2 property and it's a a multifamily development. So you're that's Yes, sir. There's no there's no buffer along the northern edge. Thank you. Um so in terms of development area A, what what can go

there? Once again, it's a maximum of 25,000 square ft of commercial space and development area A. And then a maximum of 5,000 square feet of commercial space and development area C. So once again, development area C, development area A1, and development area A2. A maximum of 10,000 square feet of that 25,000 square feet allowed in development area A could go in development area A1, which is right here. Once again, the maximum size of any single building in the commercial component, 7,500 square f feet. And that's to ensure that the uses there are neighborhood serving uses rather than more regional uses, you know, larger draws. The port purpose of this commercial is to serve the adjacent community that the applicant would hopefully have the opportunity to develop as well as the nearby communities and all those soot wide path on the northern side going toward how far would that connect to the sidewalk from the other subdivision coming at North. So would it connect to Chestnut Farms? Right. Yes, sir. Um it would. Okay. Yeah. And they I did look and they do have a 12 foot wide multi-use path that goes down to their s southern terminus. Okay, good. Um, in those commercial spaces, are there any committed tenants that you're able to share with us? Not at this time. Um, and Frank Frank may able to speak more to that in terms of their vision, but I'm not aware that there are any tenants that have signed up, but they they do have a sincere interest in of course marketing it and if the resoning is approved and pushing that forward. And that thank you for that question because that leads me to something that I need to to address. So development area A1 okay which is this portion here would be the first part of the commercial component to be developed if the resonian is approved. Development area A2 would be developed in the future sometime and then development area C

would would at this point be undeveloped. And so 25,000 square feet of the 30,000 square feet for commercial would be located in A1 and A2. then 5,000 square feet of that 30,000 square feet could be located development area C. And you can see there's not a site plan for development area C. Um the resoning plan requires the developer of development area C to get site plan approval and building elevation approval from the development administrator prior to proceeding with the development. And then also building elevation approval would also come from the planning board for development area C and for uh development area A. So before a building permit was issued for any commercial building, they would have to get approval from Max and then this board. Why is A1 first? um that so um you want to come up and say your name and this is Frank Warren with HMF Americana. Hey there. Um so um I was going to try to let John go without uh interrupting but it's a good question. And so what we are uh saying is is that A1 we will uh start development of essentially with our residential as a condition of the resoning and the reason we're doing that is because we have to do the site work right for the residential behind it. So it just makes sense that we are agreeing to do that. Um and just to um carry that a step further. So we are agreeing to do all of those buildings in all brick on the commercial. So that's another condition. So So the the resoning plan has a commitment that says the developer would have to pull a vertical construction permit for a commercial building on A1 before the issuance of

the last CO for a residential use on development area B. That was what Frank was alluding to uh right there. Even though there's not a site plan for development area C, once again, it have to come back for approval before you can move forward. But it's also development area C is also subject to the same use restrictions and design restrictions as development area A. And there are plazas between the buildings. You can see the green spaces. And then there are there's open space at the south of development area A. The maximum height of any building on development area A and development area C would be 32 feet. They'd be one-story buildings. As Frank said, the primary exterior material for each side of a commercial building would be would be brick. And then this is once again that's development area A1. You can see the plazas between the buildings. And then that's development area A2. You can see once again the plaza and the southern space at the southern tip. And then this is development area C. There would be a vehicular stub from development area A2 to development area C as you can see here. So, in terms of the residential component, right here is the edge of development area A and you would enter the residential um portion of the site through development area A, those three access points that I mentioned, and then there would be two access points from development area A uh into development area B. And both of those entrances would be gated. So, this would be a gated community. So, you would enter the site and uh the front the uh amenity center and the swimming pool would be located near those entrances. And then as you pull into the site, you'd have sort of a main street feel. You'd have twostory, sixplex, and 8plex residential flat buildings here. So, that's 12 buildings. These would be two stories in height once again, and they'd be flats.

There'll be a plan clock tower and an obelisk at the front part of the site to contribute to a sense of place. And then you'd have this center green or center lawn here that also contribute to that sense of place. Um the sixplex and 8plex buildings, each unit would have a covered usable porch with a minimum depth of 8 feet. As you move past the um the sixplex and 8plex buildings, you then enter uh an area that would be devoted to the patio homes, which I described as duplex buildings earlier. Uh these are one-story um homes, patio homes. Each patio home would have a private fenced in yard and a usable porch with a minimum minimum depth of 8 ft. The units here are what are the cottages and those are detached units. One story and each cottage home would have a private fenced in yard and a usable porch with a minimum depth of 8 ft. These units here are what are called the terrace the terrace homes and those are detached uh units that are two stories in height at the front and then are three stories at the rear because of the topography. And you'd have a rear deck that face and the rear faces the stream buffer. And each unit would have a rear deck that overlooks the stream buffer. And each unit would have um a onecar garage and a driveway that could accommodate uh a single car. And then this is a dog park. And then these are a series of carports and garages that folks can rent. And then the um residential portion continues to the west. And these are the two streams and

stream buffers. And between those two areas, we have more terrace homes here, which remember are two stories in the front and three stories in the rear. Rear decks that face the stream buffer, single car garages, and single car driveways. And then the more patio homes uh that are located here. Um, once again, they have the private yard, private fencing yard, usable eight foot porch, and then you've got some garages here and carports here. Uh, the rear portion of the site would contain open space as you can see. Um, this residential portion of the site would contain or include landscaping and outdoor amenities, which amenities would include walking trails and a pocket park in the open space area. The specific locations of those items would be worked through with Max during um permitting. Yes, sir. Question. Are the six and eightlex rentals? The every unit in this development is a rental. Yes, sir. And once again, so this is the leasing office and the pool as you enter the site. I did want to point out, it's hard to see on this scale, but let me go to this. So, you can see the sidewalks throughout the site. So, this would be a very walkable community within the residential component and then to be walkable um to the commercial component as well. In terms of architectural standards for the residential units, uh the maximum building height would be 36 feet and that's really for the terrace homes because remember the sixplex and aplex buildings are two-story buildings. The the uh cottages and patio homes are one-story buildings. Vinyl siding would be prohibited, but you could have vinyl um windows, doors, uh garage doors, sophets, trim and railings, things of that nature, but vinyl siding would be prohibited. In terms of the color

pallets of any building on the residential portion of the site, the color would have to be reviewed and approved by the development administrator and the planning board trying to get a permit for any building. Um, what's the current planned exterior material? It's it's symmetric siding or or Hardy Plank is of course a brand name, but it' be centime siding. And then just looking at the number of parking spots, how many parking spots are allocated per unit? That's what I'm working. Can I get Craig Burwick in? Let's go to the bullpen if you need to. Yeah, I need bring it in by hand. Yeah. So, for the res, this is Craig Burick, Semon Whiteside. Um, the residential area, there's 222 spaces required per code and we are providing [Music] 400 we're providing 462 spaces. So about twice as so if I'm renting I'm allocated one parking spot or the parking on the ground is free that I'm seeing with the the diagonal lines, right? But then there's also the covered parking that's that's you have to pay for that. Yeah, I would assume that'd be a rental. Yeah. So is there a scenario in which you have people who don't want to pay for parking, but then there aren't enough parking spots because people won't take you up on that offer? Yeah, the parking right now is two per unit. Um, so 462 spaces, 222 units. So, but that includes paid spots. That includes paid spots. Yes. Um, not to cut either one of you off. Frank is going to tell you a little bit about the because they have other projects like this in different locations and he's going I think this is pretty helpful information. he'll have some demographic information on the folks that are u living in these developments and it it it speaks to the parking need as well. Um but but anyway, he's going to address that in part at least.

Sure. Thank you. Frank, you want to come up? Um sure. get you to and and I will say if if you want more information on HMF Americana, they have a good website and you can see their their other their other projects. Mr. Carmouth, I know I've in interrupted you a couple times. Were you complete with your portion of the presentation? Okay. Thank you. Thank you. I'll hang around. Good evening. Um let me make sure I understand the mouse. Okay. So, that's the arrow for to go forward. Yeah. Okay. Great. Um, thank you for your time. Uh, this has been a long time coming for us. Uh, we've had this site under contract for a while and we've been going through different planning iterations for quite a while. Um, so we're glad to be here tonight. Uh Tim Crawford uh he is the founder of HMF Americana and the cottage green was really um his brainchild if you will. Um I just want to say before I run through the slides um Tim worked on this for probably 5 years before he ever put a shovel in the ground. He knew that there was something missing in the marketplace uh particularly with multif family that just didn't create that sense of community. Uh also married with a sense of privacy and security. So uh I actually worked with him and we flew around the country and looked at different comps and worked with a bunch of engineers and architects. So just want you to understand this uh concept that we're showing you has come with a lot of thought and we've implemented it and the market is responding incredibly well to

it. Um I'll just go ahead and say we are generating 20 to 25% rent premiums over any class A apartments around us because people just fall in love with it when they come in. So, um, all that being said, uh, that's enough on that. And Tim will be here. He couldn't come here tonight. He had a previous commitment with his son, but he will be here on June the 9th, uh, to speak to council. Um, so I think I'm going to just going to walk you through these slides with our product. Um, but just so you understand, it is a new, we call it horizontal multifamily housing. That's because a lot of it's on one level or just two levels. We are not single family rental, so individually owned lots and homes. We are centrally leased and managed, which we think is a huge plus uh because we're on the site. We're also not traditional apartments. We're not three and fourtory apartments like next door at uh Chestnut Farm. Uh John alluded to the whole Main Street concept, which is really important for us. When you pull in, we want you to feel like you are pulling into a small southern town. It has that vernacular, and I'll show you here in a few minutes. Um, a lot of the community is built around greens and community spaces. Um, we have the four building types, which John covered, and I'll show you some images of, and we have the covered usable porches. Uh, our residents love that. So, our residents can be as communal as they want, as private or communal as they want. and the cottages and patio homes do have the private yards. Um, we always get asked about demographics, so I was just going to go ahead and um just tell you about that. Uh, this is what we've learned from places we've already built that uh 60%

of the residents already live in the area. So, it's a pretty local market. Um, 75% uh of our residents are single. So in answer to your question about uh parking, so what we have found is is that we are less than uh one resident per bedroom. So um parking has just never been an issue for us uh in our units. And in fact, we usually have a lot of parking left over that we don't need. Um, so, uh, when Tim designed this and I started working with him, we didn't design it for single women, but single women love our communities. Um, so that's kind of an interesting uh piece for us. It speaks to the quality of the design. We uh, unlike a lot of apartments, we uh are very broadly aged, 45% over the age of 40. So we have uh anywhere from young professionals to baby chasers um you know chasing the grandkids. Um we also have a very low turnover rate uh which speaks to the whole renters by choice. A lot of these people could afford to buy a home uh but they just choose not to. They would rather rent. Um and uh so came up about schools. Uh somebody asked about that. Uh we have very few school children. Part of that is driven by our unit mix. We don't have typically a lot of three-bedroom units, so we just don't get many kids. Um, Warren, as you share these numbers with us, I think it will be helpful to know like sample size and the other locations of these properties. I'm aware of one in the Woodlands, Texas. Um, what else is there out there? Yeah. Right. So, we've

got two that are completely uh completed and leased up. We have a third that is under construction. We have uh that's actually vertical construction. We have another one horizontal construction in Texas. Uh I have one under construction in Simpsonville outside of Greenville, South Carolina. And we have another site going through entitlement there. So I live in Charlotte. So I'm handling the Carolinas. Tim handles Texas. um he asked me to uh he came to me and asked me to handle the Carolinas for him. So I don't have a completed one uh in the Carolinas yet. So everything that I'm telling you in terms of our demographics is based on those Texas communities, but since it's the same product and the same target, uh same general types of locations, we don't think that we would veer too much from this. And I'll give you some idea of our rents. uh the whole uh renters by choice piece. Um if you're uh living here, you're making a pretty big financial commitment um to live there. So So the completed ones are Houston area. That's correct. Okay. That's correct. Yes. Suburban Houston. Yeah. Can I ask before I move on? Yeah. Yeah. Um back I'm sorry to get off the parking thing, but um I've noticed some of the other developments around here have a single car garage and a single car driveway. And what ends up is people are driving larger and larger vehicles and can't fit in the garage. And then if they have two cars just say

because some people like to have two cars even though they're one person. Maybe somebody wants a pickup truck for hauling stuff or whatever. How is that gonna play in? Because I I do know that there are some neighborhoods around here in stallings that are just a mess because the roads ways number one isn't wide enough to park on the street. They had to add extra parking and and it was supposed to be for visitors, but it's always residents there and you can't people are parked everywhere and they had to like some people would just pave over the whole front lawn to park their vehicle. So my point is like I guess being leased you could control parking better. That's right. Exactly. So um that's how we handle it. So, if if you sign a lease, first of all, uh you can't live there if you haven't signed a lease. So, if you've signed a lease, you get a parking pass and you get one. So, you can have one car uh per adult in the community. Um our uh leasing and management, uh the head of that, um I would never want to mess with her. So, um, she is a very strict enforcer of anything like that, but she has told me that she's never really had any problem. She's had people ask about doing that. Um, and you know, the answer is just no. Um, so one vehicle per person. Okay. Second question. Yeah. Um if they had say uh it was a single person and their mother came to visit, is there like a place that you could have guest overnight parking? Absolutely. Yeah. Yeah. Yeah. So um you

know and on the site plan so our parking is technically open. So So the open spaces are not reserved. If you want reserved you would get a carport or a detached garage. Um so so there would be a place for them to stay. Um but again uh that's kind of closely monitored. Yeah. So um the maintenance people or the leasing people start seeing a car that doesn't isn't registered with us, they're going to um they're going to find out about that. Yeah. Yes, sir. you don't have like designated spots assigned to each unit then like we just haven't done that because um we it hasn't been an issue for us again um small enough it's small enough and um we have enough single people with one car like it just hasn't been a complaint but nobody's really asked uh we again we've responded to the market with the garages and the carports um and those usually stay pretty full. Yeah. Um and surprisingly they do use it for their car as opposed to storage. But those are good questions. Thank you. Okay. Anything else? Okay. All right. So, uh now I'm going to go through a series of images uh with you. Uh this is uh one of our main streets as we call it. uh you will see the um the two-story buildings framing that. In this situation, we do have parallel parking not uh diagonal and we usually try to put the leasing center uh and amenity centers one building uh in along that main street to help create

the feel. And then as we move out, as John explained, uh the density sort of I I say that it feathers out, right? It gets less with the patio homes and the cottages as you move away from the main street. Uh here is a view of a one of our main actually it's the same one uh main street and we like to do these uh overhead lights at our entrances. It helps just create part of the appeal. Um again you'll see that southern vernacular in the architecture. Um, if you look in the background, you can see the clock tower, which John alluded to. Tim uh loves to do a clock tower with his amenity centers. And I want you to see this. So, this is from the porch of the the leasing center. So, you can get a sense of the u the twotory buildings. And again, these are either six plexes or eight plexes um just depending. And you'll notice there are no exterior stairwells at all. Uh and I have a better image uh coming up, but they really kind of look like big houses. And every unit has that 8-ft uh usable porch, even in the uh two-story buildings. So here you go. Um so you can see that uh again, no exterior stairwells. Everything you see outside is uh a covered porch. And uh if you'll notice sort of upper left the um like the curtain uh for shielding the sun. Um that was allowed. Somebody asked about that in one of my presentations. Um so that was allowed by our manager because um that person is been there for a few years and it's their home. So that was allowed. Um, but technically it's not,

but uh that was something that was allowed. What is the door in the middle? Yeah. So, the door in the middle uh sorry, how do I go back? You go down to previous on that menu. Yeah, okay. Um, there you go. So, that's the central corridor leading to the upstairs units. So, the way these are designed is um there's always four units down and there are either two units up or four, just depends. So, that's that's taking you to the upstairs units. All right. Now, what do I do? I'll use this. Can you help me? Okay. Technology is not my friend. Um, all right. So, um, here's one of our greens, uh, with the patio homes on the right and left, and those are cottages in the back. Um, so again, all of these units have private enclosed uh, yards. Our tenants love that. Uh, they can let their dogs out. um they can hang out on the porch with their neighbors. So um this gives you a good sense of a green. Yes, sir. Warren, what type of lighting, street lighting schematic do you have for this? Very good question. So that um is something that's you know very sight specific that we would figure out, but it's generally going to be in the parking areas behind it. Um, but we will do um lower level lighting for the greens in the fronts uh of the units.

So, I'm seeing if you can see any there. Um, I don't. Um, Craig may be able to to talk to that because there has to be a lighting plan like a 12oot decorative light type. Yes. Yes. To get very specific. Yes. Okay. So, here's one of our cottages uh again with the porch. Uh and in the cottages, the the porches uh or the yards are on the side. And uh so this is you'll notice this is all Hardy Plank, right? Including the trim. Um and so there was something uh there is something in your ordinance about 18 in of bricker stone at the base. um we would prefer not to do that um because we feel like it just takes away from the design of the units. Um it is something that we would consider, but to be honest with you, like after two or three years, the landscaping is probably going to cover that anyway. So, we just really like the the look of that architecture and exterior. Uh here's some patio homes facing the green. And there's one of your lights. Thank you. Um, at the end of the green, uh, here's a one of our porches and private yards, the cottage, front porch, and then here's the pool and clock tower. Yes, sir. The use of the Hardy board is for the southern accent. Is that why use it just it it fits our vernacular better. like we just we like the look and appeal of that. Um our tenants like it. Um again we would like do the 18 in of brick or stone uh brick in this part

of the world but it just we feel like it it just cuts that vertical sort of symmetry of of all the architecture and what we're trying to to accomplish. So that's good question. Thank you. Anything else before I move on to Okay. Uh and then this is um our leasing office uh amenity center would be in the back. So this is what people see when they come in. And I do have a couple of uh renderings for you uh for this particular development. And um so Aaron had asked me after the last presentation, he's like, "Well, can you show them some insights?" So, uh, this is the inside of our amenity center for the clubhouse. Uh, it's one of our gathering areas. You can see a dining table back there. This is our gym. Uh, this is our demonstration kitchen. You'll see there's plenty of room. Our residents can rent that out. They will have like catering events, cooking classes. Uh, they can invite their friends. Um, and here's a patio outside of the clubhouse. Um okay. Um so this is a rendering of u what one of our iterations but it it is the rendering of what our entrance would look like. Um because our commercial has changed in the front of that. We no longer have room for the pickup ball court and the uh putting green is a good idea. Um, we would have liked to have had those, but uh the fence is now going to be closer to the leasing center. But the main thing is for you to see uh the gate uh how the entrance works and the main street uh feel when you pull in. You're automatically drawn to the leasing center and amenity center. And then the

units start uh as you turn left. The clock tower provides a r a nice defining element for the project. In the background, you can see the um that's the mail kiosk back here and then there's a dog park behind that. So, um out of that and then so this is uh a new rendering of our commercial just to show you what it would look like along Matthews Weddington Road. Um again, so this piece up here is A1 and then this is A2 down here. U total of 25,000 square ft here. Somewhere between 2500 7500 square ft per building and those would be all brick buildings. Would the intention of the uh development area C be like to build to suit to a future for a future tenant or Yeah. So, exactly like uh and it is very possible that we would sell that off to someone else. Um and you know it it's just such an oddly shaped site. uh we just feel like we'll uh provide access up to it and maybe let somebody else figure it out. Uh it's also possible that nothing would go there. Um so we feel like we've got plenty of commercial here. Um and we addressed comment comments that we got from council max and others uh that you know they don't want to see another test farm with a vacant parcel sitting on the traffic circle uh the roundabout. So we are agreeing to to build that first

phase with our residential um and uh oh about the tax um question. So, so we would have uh 25,000 square ft of retail which would be commercial. So, because we are all rental in one multif family community, Union County considers that commercial tax base. So, even though it's residential residential use, so they would be taxing us as a commercial use um the whole development, whole trash pickup work. So, uh, we do we do have, um, Craig, do you wanna just ask talk about that, um, on the site plan? Not that I don't know where it is, but, uh, Craig is the engineer. Speak to that. So, you can see it there. Yeah. So, for the residential units, we would have a couple eight cubic yard dumpsters here. um kind of tucked away in the back. Um and then for the commercial aspects, they would be tucked away in the parking lot for use um in this location and this location and that would be the main. So there's one area in the residential. Yeah. Is there any like uh I guess you would have is it like where you drive up in there and then you could throw your trash away. Is there going to be like recycling in there as well? Yeah, we always do that. Yep. Okay. Y would that require because the number of residents more than pick up once a week would it be tw have to be a twice a week

pickup? I am not sure on the exact trash couchs for this um for this I feel certain would be and that but that's on the north side abudding the the apartments. Yes, correct there. That's right. Yeah. And that just allows the dumpster easy access doesn't have to drive through the site as well. Yeah. What's the total built square footage of the units and the commercial property? Um I am not exactly sure on the total square footage. Um so uh I'll jump in um and tell you you can run some numbers I think from this on the residential piece. Uh, and I was going to tell you this after Craig spoke, so you sort of led me to it. Um, our average unit is 924 square ft for 222 units. Um, I have not done that math, but I know how to do it. 30,000 for commercial and up to 30 up to 30. Um, we are essentially committing to 25,000. Yeah. Um, so now you can just stay up here. Um, the uh I always get asked about the unit mix and rents. Um, did that answer your question? I sort of kept moving. Um, so uh we uh would be 51% onebedrooms, 35% two bedrooms, and 14% 3bedrooms. Uh units uh will range in size from 624

square ft for our smallest onebedroom to 1,872 ft for the terrace homes. Uh they would be our largest and our rents would range from 1,650 a month before extra for parking um for the smallest onebedroom to 37.25 25 for the terrace homes. And um in my world, that all equates to $242 a foot right on the market. So, you know, we found that uh 2 to 210 is um kind of a standard. There are uh the Ray Farms apartments. Uh they are they're close to this uh but not quite. So um and the two constructed ones in Texas, what are your occupancy rates there? Oh uh like 95 97% they they stay leased. They stay leased. So um and uh so we've started pre-leasing the third one. Um, and like she's already getting a ton of activity. Um, they can't take people on tours yet. So, but, uh, really strong activity there. Okay. Um, all right. Any other site plan questions while that's up? Uh, or uh, you had mentioned the pickle ball court and the putting green. What changed to eliminate those? So what happened was do you see the um the fence is now too close to the uh the leasing and amenity center. So it's Craig could

speak to the the commercial the way that was designed but getting that 12t path with the adequate uh space on either side of that and the rightway for the road it just started really pushing that line back. So, unfortunately, we don't have room for that there. Um, there may be room for a small putting green between the fence and the the leasing center. And Stallings Park has wonderful pickle ball courts. And you have pickle ball courts. Yes. Across the street, which um we don't want to compete with. So, uh and I see the bridge there. That's the single form of vehicular traffic. Yes. So to the back. That's right. That's right. To the back is just the one. And um we've met with fire twice about that and the number of units back there and um so they have given the thumbs up on that. That was our one concern right to um for fire access. How does that work in in an emergency situation? Police ambulance fired. Mhm. So uh they it varies by jurisdiction. uh like the one I've got in Simpsonville, they're requiring us to do a whole separate entrance that's um that's basically turfed that no one else can use um that that's gated. But in this case, they can come through the main gate or the secondary one. Um a lot of times they have their own code or their own card access. So we didn't make that ultimate decision in meeting with them, but they know we'll do one or the other with them. So they can always get in, always get in. And like the turning radi, we had to make sure that the trucks um can maneuver the site without any

issue. Our streets actually uh are wider. We went ahead and made them wider than is currently required because they're anticipating a change in that uh to be wider. So, we're accommodating the new new ordinance which hasn't been really implemented yet. Did I represent that correctly? Yeah, the new building code. Yeah. Everything's ordinance in my world. Um, what about, you know, with the proliferation of I live on a culde-sac with three houses and we probably get the Amazon truck four times a day. How many uh I guess this is another question for the next part when we talk about traffic, but uh so pardon me if I'm jumping ahead, but as far as trucks coming in and out, deliveries um so all of our units are uh assigned an address. So they will be able to um treat it like a neighborhood in terms of delivering the packages. I can't stand here and say like how many trips a day um they'd be coming in or how many trucks would be coming in, but um that's handled again through the the management office. So I guess like when you know I can put in my phone, hey, my code to my neighborhood is 1 2 3 4. Is that what they'd have to do or would each delivery company have a code they can scan? They So, uh, I'd have to confirm this, but I think they have to come up to the gate and, um, call the the leasing center to get in. Now, it they when you order something, you probably have to, uh, because, you know, there's somebody there only so many hours of the day. So, you probably have to request like daytime delivery. Um, you know, you have like an Amazon or kiosk for delivers.

We've we've Yes. So, we've thought about that. Um that may be an option in the future. Kind of safe as far as your So, um yes, it's possible, but so far it's been fine with the the individual units. And part of that is is that, you know, everybody sort of has their own door and porch. Um, so, uh, it just hasn't been an issue for us. How did they deliver if you're if you're upstairs? They come in through that door. Is that door open? So, they, uh, they would have to call the leasing center and then they would get them in the door. Okay. To go upstairs. I know that in some cases the leasing center just accepts the packages. That's what I was getting ready to ask you because and so we have a package room where they can keep them. Um but I know that she doesn't want that filling up. So, you know, she tries to get it to the unit. Yeah. If possible. Yes, sir. The mailbox is located. What's that? Mailboxes. Right. So, they're uh right up here. Uh the kiosk is right there. Oh, the track. Yeah. Yeah. Yeah. Okay. our engineers here. So, okay. Right. Um, y'all have been very patient. I've gone over my time. Um, but,

um, I'm going to take more of your time. I just want to I'm going to close. I promise. Um but there are several reasons why we um hope you'll support our plan. Um we've gone to a lot of effort to become um part of walkable activity center for you. We've talked to Max about this a number of times and your comprehensive plan with our mix of commercial and residential that uh is connected. Um, we know that we are providing a type of housing that just is in installings and it's really kind of nowhere in the surrounding area and we know that there's a market for it. We know the market will respond to it. Um, our density is 7.3 units an acre which is less than a lot of town houses. It's also less than uh the your MU2 which is uh a threshold of 10 units per per acre. Um we are providing the extension of the stalling spine trail uh which we feel like is a big plus. Um it's implementing your greenway master plan and we have exceeded open space requirement. We've exceeded tree save area. Um we uh John mentioned we will be over 60% pvious. That really helps when you're uh planning storm water and recreation both. We will do those trails. We will do a pocket park. We can't say where those will be exactly because we got to get into the the details of the site plan and master planning um and the engineering, but we will do those. And uh and then finally, uh we have sewer um available there. And not many places in Western Union County do. We are in a very little tiny niche of the world that flows into

Meckllinburgg County. The sewer is existing. Um they have told us there's capacity and um we can apply for a permit as soon as we have our uh zoning from stallings and the county pays Meckllinburgg County as y'all might know uh to treat that that sewage. So, we had the ability to get going pretty quickly. Um, and bring some commercial tax base to stallings. So, um, now I'm really done. Well, thank you. Unless you have questions. Um, are we going to hear from someone else about traffic? Yes. So, uh, Randy Goddard, uh, is here. Um, and do you want me to go ahead and pull up? Sure. Uh, let's see. Is that the Thank you, Mr. War. Appreciate it. Sure. Start with that one. Is it just which way is Yeah. Yeah. Yeah. So, just scroll right and left. Here you go. I think Oh, no. There you go. That's your first one. Thank you. Um, so thank you for allowing me to be here. I'm Randy Goddard, Design Resource Group, 1111 Hawthorne, Charlotte. Uh, we prepared the traffic study for this project. It's currently under review by the town and NC DOT. So, we're expecting to get comments back shortly on it. I can take you through it and there's probably more specific questions, but this plan, what you see up on the screen is the area of influence. It's a study area. So, the sites in the middle, the main access opposite Antioch Church Road where the signal is. It's bookended by the two roundabouts where we're study intersections at Chestnut and at Tilly Morris where Union Day is. We also analyzed the ride in ride outs. So that's the scope of the traffic study that we went ahead and prepared. The scope was reviewed and approved. We met and talked with the town and NC DOT. All the requirements and the assumptions on the traffic study were approved at that

time and then we move forward with the traffic study. So the results of the traffic study basically are the improvements that you see up on the screen. We've got the ride in ride out. That's nearest Chestnut. It's been shifted from where the existing turnout is right now because where it is right now, there's three turnouts that were paved that were going to go to the Harris ter site. So, this one's shifted down a little bit with the revised site plan because the amount of square footage has been reduced for the retail commercial site. So, it's right in right out. Is proposing a new median that would be right here on Matthews Weddington. As John had touched on it, we have a right turn lane into that ride in right out access point. As you move down from there, here's the main access opposite Antioch Church. We have a right turn lane into it. So, kind of like basically westbound into the site. Let's see. Okay. And then a left turn lane into the site. We're also, as part of what came out of the analysis for the intersection, we're adding a northbound right turn lane on Matthews Weddington right here. Um, the southern access, we're adding a right turn lane into it. It's right in, right out. Also, there's already an existing median at this location to limit that movement to right in, right out. And then outbound, we actually ended up needing three exit lanes. So we wanted to make sure we had enough room for stacking. So there's a separate left through and right aligning with existing Antioch Church. Because Anak is a T intersection. We're creating the fourth leg to the intersection. It has one inbound lane. So that provides us the storage internally before we get back to the first intersection that then

parallels uh Matthews Weddington for the backside of all the commercial retail. That's the results of the study. Those are the improvements that came out of it. I can answer any other specific questions you may have. Yes, certainly. Stop light proposed for that intersection. Stoplight there's an existing signal there. So we'll be upgrading the signal. So Anniac feeds right into Right. Right. So it's an existing signaliz. We're adding the fourth leg. So there'll be an updated improved signal plan to for the fourth leg to make sure we have the signal heads for that side. Yes. When was the study conducted? Uh the study was conducted earlier this year. Um traffic counts were actually taken while school was in session. It covered the times for both Union Day and Antioch Church Elementary. So it got extended out some in the morning but extended way out in the afternoon. And when we do a traffic study, we take counts. This one here ended up being probably six hours worth of counts. And then we narrow it down to the peak hour in the morning, which is the high highest four consecutive 15-minute periods. And then the same thing in the afternoon. And then what we did is we had that base traffic count. We added the trip generation for this site on top of it. added the growth rate based on the buildout year and then analyzed the intersections and we had to mitigate the delta the increase the impact of our additional trips on the overall network. So it was done while school was in session and the counts were taken and when you look forward what type of occupancy do you take into account when you project it assumes 100%. Okay. Yeah. It doesn't have any variable where it's 90 something percent. It's based on national standards on the various types of individual land uses as part of this project approaching that turn coming up to the intersection and and making that new left in there. Is there going to be

a left uh like a green only arrow going in? So that's really up to NC DOT deciding. Most of the time I'm not sure if it's going to have its own phase. is probably going to have a short green and then you're going to have the flashing yellow so you'll be able to pick the gaps and that's not always been around, right? NC DOT never used to allow that and now they've decided where the intersections there's enough enough sight distance and it could even be depending on the peak hour when they allow that to happen. So that's kind of their when they get to the point of signal design, they'll determine that part of it. So, can you explain? You said we weren't fully done with the process of the of the TIA. So, we finished the traffic study, right? It got submitted. It's under review. We expect comments back from both NC DOT and the town shortly. The town actually contracts with the third party reviewer to look at this traffic study. And once we get those comments, we'll address any comments that they may have and then we'll finalize the traffic study. So, we're kind of right at the end of that initial review of the document. Based on your experience, are you able to project what kind of feedback you might get? I'm I I can tell you almost literally every time we send in traffic, so there's always a few minor comments. So, I expect comments to come back and we'll address those. And the idea is like in any resoning case, there might be additional mitigation. I just don't have any idea till we get the comments back and find out what they're looking for. They may even say we want 50 more feet of storage on a turn lane. And then it's just final agreement on that. Those would go in the development standards for the final resoning. So there's an agreement on the final mitigation that meshes up with the reszoning plan. Yep. Welcome. Any other questions? Thank you very much. Thank you.

our presentation, but we're happy to come back and answer questions later. Thank you. One additional question. It might be better for Max. Uh what are the zonings of the adjacent property south? So, the south portion is in Weddington. I'm not there residential, but um let me turn make sure they're map layers. I'm not 100% sure what their zoning designations mean, but they're residential. Um so I can't tell you what the densities are specifically, but I can find that out um for council. Actually, I have two other follow-up questions before we hear public comment. Um, uh, regarding the, um, 18 inch, for lack of a better term, since I'm not a developer, stone base on the bottom of structures before it goes into, uh, whatever the siding that they wanted to have was, what's the purpose of that 18 in? Thank you for bringing that up. Um, so that's actually not a development ordinance requirement. It is something that was uh provided in multiple conditional zonings and development agreements of the past that our previous planning director recommended and we got those adopted in probably six different town home or multif family um type of developments. So I made that recommendation to them to also keep that consistent with the town um goal design. So it's not a requirement. So, it's just a it was just a recommendation based on staff. I want to keep that design aesthetic going. That makes sense. Um and then is it accurate to say given the uh requested zoning designation um that the entire parcel is taxed at a commercial rate? That's correct. And what is that relative to residential?

Sorry, I don't know that information off the top of my head. Presumably higher. Correct. Yeah. Um well, there are public comments portions if you want to call on them. Yeah. Um the first uh person to sign in was Brian. Yeah. Did you want to did you have any comments that you do? Um Okay. You could if you could come up if you could come up and state your name and your address. Sure. For the record. Thank you. Uh, my name is Brian McCamat. I live at 2141 Climbing Rose Lane. And my house is exactly where that arrow is right there. Um, right next door to um, Sue Patton, which is the large space in the yellow. So, this this right here is is my house right here. Got it. Okay. So about 19 years ago, I came down here um and expressed my displeasure with the outcome of actually reszoning the property as it exists today. It was residential and I read right off your website that you were going to basically at all costs eliminate multiuse and commercial use for property or reszoning. The reason I bring that up is because my wife and I did our due diligence before we bought the property almost 20 years ago and all of a sudden, boom, we have this new thing that you're doing that you said you weren't going to do it right on your website. Read it off right in the meetings, right in the minutes. So you fast forward, Larry had that all that property and I had Larry in my house and we had talked about buffers and how we could kind of shield off whatever was

going to go in there. And what he had envisioned was uh 8 to 10 single family homes up there, which you know I fully expected when I bought the property because it was all wooded back there. And so now we fast forward and we have a 222 unit apartment complex, cottage homes, whatever. And if you've spent any time going down Weddington Road and then go past Union Day School and continue on down Tilly Morris, it is rough. I mean it it's rough for those residents to turn left onto Telly Morris to head north to go south. You're still waiting. And there's a reason why there's three traffic circles within a mile and a half of each other on the same road and we've got three schools within a half a mile of each other. So to pretend that that 220 unit fast numbers say there's 500 cars. What that's going to do to Tilly Morris is gonna really shake up the neighborhood. I mean, it really is. I mean, all the way down to where it reaches McKe. It's going to be a nightmare. It's already a nightmare at 8:00 in the morning. Now, I didn't hear anything on the traffic study on what the new 485 exit's going to do. I assume that the reason that that was built was to relieve the pressure off John Street and Providence Road. Well, where are those cars going to go when they get off there at Weddington Matthews Road? Half of them are going to go left, half of them are going right. So, not only are you going to have the highway traffic coming in, but you're going to have all the residents there either making a right or making a left coming out of this apartment complex. So, really, my question is, does anyone have the guts to say no to this amount of building? I mean, this is a lot of building. That's

a that space is maximized. They've done a wonderful job. I mean, that's maximized, but you've got 220 units. And then right next door, you've got another apartment complex. So, when is enough enough is really my question. Thank you. Thank you. Um, you hear comments from Sue Patton. Okay. Okay. Noted. Um, go ahead. If you could come up to the podium and just state your name and your address, that'd be nice. Thank you. Evans, the daughter of Sue Patton, and she lives in this large parcel here. Um, been there, we've been there since 1977. I grew up there and we've seen so much development coming around. We've got horses there. My childhood horse was shot after some of the development, you know, bled out overnight. I mean, we've seen a lot of problems from all this growth. And we just we would prefer to not have any more. And I know we can't stop everything from coming, but the additional traffic. I question um I I wonder what the the minimum credit rating would be needed for these rental units. Um, and so I just question what what we're going to have back there and the renters and the addition. Thank you very much. And our next speaker, Daniel

John. I'm Daniel John. I live at 2825 Forest Lawn Drive and I drive up um Forest Lawn every day to Antioch. I'm going left on McKe and there have been times when it's traffic has been backed up from Union Day all the way to the intersection and then in the afternoon Socrates Academy all the way down to the the newest Rotary at Chestnut. So I can't imagine adding this much traffic area. And my question is was Weddington do they have any say in this at all or with the traffic? Weddington I guess. Okay. But they don't have any final decision making. Thank you. Thank you. That's um any more questions from us? Buddy, I have a question for Max. Is it correct, Max, that whether u the intended project is for people to have individual ownership or leasing is not to be considered in a I wouldn't do not Yeah, you can't make that decision in the resoning. Um, you have to make your decision based on our adopted plans for planning board, but you can provide you can provide recommendations about the development as well if you'd like. Anybody want to make a motion? Well, I think just for the purpose of discussion is given that the fact that there has not been feedback from NC do or that's been given back to the town from as we were heard told the contractor that my inclination and based off the concerns of the people who live in adjacent properties is to defer any decision on

this until what the full TIA will tell us. I feel the same way that I think we're a you know we're a step ahead of where we should be. So I think we need to have that information to inform a proper decision. Um I would say uh not sure Max if we can do this to approve the plan providing the traffic um study is approved. I apologize. I said is there if we decide to do a motion to approve the plan as is providing the traffic plan study is approved. You can make that motion if you'd like to contingent on the bright. So approve it contingent upon the the traffic study being favorable. Favorable. Well, that's I think that's very ambiguous. Yeah. I think we'd want to hear what it says rather than thumbs up or a thumbs down to understand what the full impact would be. So okay, I agree. Makes sense. Uh in that vein, then I make a motion to to defer the request uh until a time where we know what the full impact uh and reports are from the TIA. Second. A second. All in favor? I I when it has to be coming come back to you, but I I don't have that information at the top of my head. Um since [Music] um I would have to do a little bit of research. It may have to go um before you the next meeting directly or if it it's a certain time frame. I think it's 30 days. I just I just have to do the calculations. Sure. And then if it's if the no decisions made, I think it has to go to town council. But I will confirm that with you. I just don't have that

information on the top of my head. That's that's by state statute. So, um, I have to figure that out. So, if it okay doesn't come back before you, that's why. But I we'll make sure we'll make sure to get you that information. So, I apologize. I don't have a filed answer on that. Amend the motion. Um, accurate because I I left it vague because I know we don't. Yeah, I would have I need I need actually some time to look that up and I don't know if I have the time tonight to do that. Okay. In front of everybody here. You got a computer? Yeah. Um, I would say maybe we can defer, we can hold off. We can hear the text amendment that we have next and then I can bring back some more additional information and then we can uh add this at the end of the agenda again. So, you have to amend the agenda to bring it back as the next item so I can give you that information while Katie presents. Okay. So, do I need to amend the agenda first? Amen. The agenda so that we you'll make the um well, withdraw your motion or you have to withdraw your recommendation and then pause it to add it at the end of the meeting. Hear the text amendment and then I'll bring that back the information first because I wasn't prepared to bring that. Um Okay. So, if he withdraws his motion, you can bring it back. You can say it again. I don't need to. Do I need still need to do we still need to make a motion to to amend the agenda? Okay. Okay. So, I'd like to withdraw my motion. Yeah. Yeah. Second. I'll second. Second. All those in favor? I and then amend the agenda and Okay. Now, we need to amend the agenda to bring this back after we have our text amendment. Yes. So, I can give you some time so I can have a motion for that. Second.

I guess I made it. So, I'd like to make a motion to revisit CD CZ25.02.02 uh following number four on the agenda. I second. Are those in favor? I So then that has you can uh give me some time. I'll be right back. Yeah. Thank you. Next, Katie will present This is TX25.05.01. One second for it to load. You're fine. Okay. Um and I also printed this out um in front of y'all if you just want to follow that one. and it might be a little easier. I highlighted the sections I'm going to talk about. Okay. All right. So, this is um uh text amendment for TX 25 uh 0501 where staff is proposing an update to the table of uses in article 8 of the stylings development ordinance. Um this update was developed at the direction of town council and also the evolving needs of our community. Um we began researching regulations for um vape, tobacco, and other similar uses and that led us to identify several uh large gaps and inconsistencies in our ordinance. Um especially considering that the last major update was in December of 2021. The goals of this review were to eliminate redundancies, consolidate similar and overlapping uses and also to

introduce new uses to better reflect today's development patterns and uh recent zoning requests. To support these changes, we've also revised and expanded several definitions in article 3 to ensure consistency throughout the ordinance. And then within this amendment, there are 44 line changes um and eight new or updated definitions. So I'm not going to go through each one individually, but I'm going to go over the new uses or changes that affect the table. Um all the other changes are either duplicates I'm getting rid of or combined with other uses to make it more concise. All right. So um numbers three through five um involve auto supply sales, auto sales and uh auto repair. All of these are going to be combined with boat, RV and motorcycle of the same uses um because they all have the same listed standards. So we're just consolidating those. And then number eight um is to remove bingo games from all districts and add it into industrial. Um number nine we are the only difference in the auto repair use was that boat repair was allowed in business center which it doesn't really fit with the uses that are allowed in business center. So we're going to remove it from there. Uh number 11, um we're creating a whole new row for brew pub, which is a definition that we recently added to the ordinance, and so we're making a use for that. Number 14 is to create a new row for cigar lounge, which was a use that

was requested by town council, and we also created a new definition for that. Um 15 is uh just to update coffee shop and roaster and allow it in more districts. Um 17 is to allow garden center in agriculture but without the outdoor storage that the other districts allow. 19 is to create a row for hookah lounges. um also requested by council and we have a new definition for that. 20 is to create a new row for HVAC, electricity, plumbing, sales, and services. Um it's just a use that we didn't have that surrounding jurisdictions did. Uh 23 and 24 are multi-tenant uses. Um, we have retail and light industrial and I'll explain the differences between those in the definitions portion. Uh, 25. We're expanding all office uses to be allowed in industrial um, just because council's goal is to improve the look of those areas and adding low impact uses like office spaces will help towards that. And 27 is to remove the outdoor storage uses not otherwise classified. Um, council passed the new regulations for outdoor storage that you recommended and so this no longer fits with those regulations. And then 28, we're just updating where parking lots and structures will be allowed without buildings. Uh 29 is a combination of two different uses and to expand where they're

allowed. And 34 is a new use for live work units, which I do have a new definition for as well. And those will require a conditional zoning um since they are similar to like the town houses that require conditional zonings. Um 35 is a new row for secondhand thrift and consignment, and I combined that with antique shops. Um there's a new definition for that as well. Uh there's a new row for self- storage, which used to be classified as warehouse self storage. Um this just makes it a little easier to find. Um 37, we're adding preK to the list of allowed schools. um because we do currently have a preschool and it's not in our use table. 41 uh expanding where tutoring and mentoring services are allowed that aligns with the surrounding jurisdictions as well. And then 42 is a new row for vape, CBD, and/or tobacco sales is only going to be allowed in industrial and that was requested by council. And then in the second section of table 8.1, um, we only had one change was to remove bakery products from TNDO, which is a type of residential district. And we didn't want any manufacturing or industrial in residential areas. And then for the definitions, um, cigar lounge is basically just an on-site location for the smoking of cigars. and they might sell some for off-site use, but it's mainly an on-site establishment. Um, for family care home and group care facility, these are just updates. These definitions already existed um but they just needed some

minor changes. Uh, we had some questions about sober living um houses in the town from different residents and we didn't have a clear definition of where those were supposed to be located. Um, so this updates the general statutes from the 16821 that was repealed in 2020 with the new 168-9 and says that sober living homes will fall under family care homes. Um, meaning they can have six or fewer residents. And a group care facility is going to be a licensed facility that is up to 30 residents and does not include those small sober living homes. Um, hookah lounge is uh very similar to a cigar lounge. Um, just a different type of smoking that they allow there. Um, it also allows like on-site consumption of food, beverages, and some entertainment services. And then for the multi-tenant retail and light industrial um they both are commercial buildings that allow multiple tenants um of different uses. Retail means that uh the retail uses of that building are over 50%. Industrial means that the retail uses are under 50% and the rest would be some type of light industrial uses. And then the live work units, um, those combine residential dwellings with commercial. Sometimes commercial is on the first floor with residential above. Sometimes it's behind it on the lot. It just depends. Um, secondhand thrift and consignment is just sells used um, clothes, goods, uh, anything that can be given through donation or consignment. And that does not apply to pawn shops.

um we have a separate use for that. And then vape CBD or andor tobacco sales is the retail sale of tobacco or CBD related products. Um but overall this update responds directly to council's request to research certain uses but goes goes even farther to make the table of uses a more accurate useful tool for the planning future and development installings. Um staff does recommend approval of TX2501 and we believe these updates will serve our community and make it easier for residents, developers, and staff to understand what's allowed and where. Thank you. Do you have any questions? What was the conversation for like a cigar shop? Um it started off with like uh vape and tobacco stores. Um because we had one come to town and council received some questions about it since we didn't have it in our use table. It fell under retail sales not otherwise classified and so they wanted something definite in the use table to say where it's allowed and not just in that general category. Got it. And kind of branched off from there to a couple other questions they've gotten. Is that the one that came in next to the UPS store over in the Steven in that shopping center? Yes. Yeah. Questions? Any other questions? Do we have a motion? Move that we approve the requests as presented and find that they're consistent and reasonable with the development plans. Have a second. I second. All those in favor? I I

carried. Okay. So now they got to come back okay. Thank you. Just bear with us a moment, please. Thanks for your patience. the biggest. Okay. So, um our ordinance is extremely vague. It says eight days. days you have to make a decision within 8 days I think our state statute says 30 days um the next count the next planning board meeting is 27 days from now um I did talk to I I cannot get legal advice tonight and then I also um did talk to developer um they have some contractual agreements so we I'm not quite sure what our next steps we could do we call a special meeting once we have the result you can but you would I'm just asking if that's Oh, it is possible to have a special meeting. Council have to request that or No, you can you can hold a special meeting. You have to have a quorum. Um and that has to be probably I mean it has to be within the next two weeks, but we have um

I can't give you a date right now. What's the uh time frame on the TIA review? I know. No sense in meeting before I would let I don't know. Well, the only reason would be is if we had to have a special meeting to then say we need to have another special meeting. That's because if our window is eight days I mean that's just my off the top of my head guess but I don't know. So to be honest I'm expecting comments this week but NC DOT and I believe the town have to get together. So I'm really after the comments right to right. So after I mean so after I get the comments depending on the law I think it can be turned around in a few days and resubmitted. So within a week or less than two but the question is once I resubmit I how quickly do I have approval. I can't sit here and guarantee you because it's out of my control once I turn it in. So if you have to make any changes you'd resubmit and then we have to wait for it to come back again depending on the level of the comments. So, I don't know, Max, how close are you to getting comments back from the third party review? Um, I I don't have the information because Kevin Parker's in charge of that. So, So, Max, so what you're saying is that if the window for this board to act on this expires, it's the same as if we approved it. Correct. Um, it goes straight to council. It bypasses us. Yes. I would say the ordinance is vague. I think it's intent is for you to make a decision within 8 days. And if we didn't approve it, it still doesn't really matter to council. I mean, they could approve it if they if it went straight to council. I mean, I would just describe the situation that we had. Yeah. Um and let them know what a default recommendation would be. I would have to talk to our you know legal but um you

are just a recommendation board for planning board. Um so um we can reconvene within 8 days if you guys want to come up with a date and we can hold a special meeting. Uh it wouldn't really I don't know if it would be advertised. I'd have to look up all this stuff. I don't think it would go back to the public go to the public or anything. It would just advertise online. But even if we approve it, council can based on the d the analysis of the TIA can say no still. So or they can defer it and we tell it yeah that they have the last I apologize. Yeah. You would have to make a decision by the 28th. Today's the 20th. John, it sounds like you have an idea of how to proceed though. Well, yeah. I mean, since we are recommend other than were there other concerns on this board other than the potential traffic impact? No. The overall project I thought was well well planned, a beautiful project, a different concept than an apartment building that I think would be beautiful in our town. The only question is, you know, on the uh potential traffic mainly, it sounds like on the concern from the public is on the Weddington side of this. Oh, yeah. That that that whole area has been a nightmare for 20 years. I mean, yeah, it's been a while. I mean, they just have a lot going on over there and that road is very small up up to it. But right where this is at, it's it's better. I I won't say that that makes any It sounds like we want to craft a motion to say we approve the project, comma, advise you to wait for further

action pending the response from the TIA. That's correct. And before this gets to council, the the data should be available on the Yes. Okay. Anyone want to make a motion like that? Make that motion. Yeah. Go at it. So So Max, as a question here, I have options one, two, and three. Um I'm approving it as requested with our uh consideration for council to await the results of the TIA. Yeah. So, I'd like to make a motion to uh approve the request as requested for CZ25.02.02 Cottage Green uh with the planning board's recommendation to town council to uh await further action pending the results and response from all parties involved with the TIA. That works. And we find it consistent and reasonable. And I also would like to say that uh we find it uh consistent and reasonable. The statement of consistency. Yeah, I will second. He needs to do more. Okay. Second. All those in favor? I um so that that will move forward to town council to June 9th and they have the ability to defer their their items if they want to. So, thanks Bill. Thank you. Uh, all those in favor of Somebody want to make a motion to adjurnn. I make a motion to adjurnn. Second. All those in favor? I adjourn. [Music]