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HomeMy WebLinkAbout200511 Nov PBM MINUTES OF THE NEW HANOVER COUNTY PLANNING BOARD MEETING November 3, 2005 The New Hanover County Planning Board met Thursday, November 3, 2005 at 7:00 p.m. in the County Court House, 24 North Third Street, Wilmington, NC to hold a public meeting. Members Present: Staff Present: Walter Conlogue, Chairman Dexter Hayes, Planning Director David Adams Sam Burgess, Planner Sue Hayes Linda Keough, Administrative Secretary Robin Robinson Holt Moore, Assistant County Attorney Sandy Spiers Frank Smith Kenneth Wrangell Chairman Conlogue opened the meeting by welcoming those present to the public hearing. Sam Burgess led the reciting of the Pledge of Allegiance to the Flag. Chairman Conlogue proceeded with the approval of the minutes. David Adams made a motion to approve the October minutes. Robin Robinson seconded the motion. The Board approved October 6, 2005 minutes by a vote of 7-0. Item 1: Special Use Permit (Cont'd Oct 6 PB Mtg) - Request Cellco Partnership d/b/a Verizon Wireless to consider a Special Use Permit to locate a telecommunications facility (130' monopole) in a R-20 Residential District located at 1219 Middle Sound Loop Road. (S-541,10/05). Sam Burgess gave a brief review of the request, agency comments and related information. Gary Pennington, representing Cellco d/b/a Verizon Wireless, provided information regarding the site and the location of the tower. He stated that the height of the tower has been lowered from 150' to 130'. He added that they have amended the application by reducing the number of antennas to three flush mounted antennas rather than six antennas hanging off the tower. Mr. Pennington provided the view of the balloon test seen from various locations. He also provided photo simulations showing what the monopole would look like at 130' and at different angles. He stated that the proposed project meets all laws and public safety and health standards. He emphasized that this is a public necessity adding that he had an appraisal from Bill McKenzie stating that this structure will not decrease property values in the area. Teresa Stark 1305 Middle Sound Loop Road, stated that there was a legal question regarding whether or not this was a necessity and questioned access availability. She added her concerns regarding spot zoning and the use of an easement for commercial use. 1 Chairman Conlogue explained that this is not a rezoning application but is a special use permit request. Keith Stark stated that he is not opposed to cellular towers but is concerned about the placement and impact on neighboring properties. Gail Hartell, on behalf of her mother, expressed her concerns regarding the affects of the tower if the property does not stay wooded. She stated that she felt that it would depreciate the value of her mother's property and limit future development. Dexter Hayes stated the if the Board plans to move forward with the project, conditions that were discussed at the last meeting were that the pole will be light gray in color with flush mounted antennas. He added that there has been some discussion on the impact of the surrounding properties which will also have to be resolved. PRELIMINARY STAFF FINDINGS: 1 The Board must find that the use will not materially endanger the public health or safety where proposed and developed according to the plan as submitted and approved. A No water and sewer will be needed by this communication facility. B The subject property is not located within a 100-year flood area. C Access to the facility will be Dunbar Road of Middle Sound Loop Rd, along an existing driveway. D The tower will be setback on the site approximately 550' from the road and 55' from the nearest property line. E The tower compound area (50' x 50') will be secured by a 6' high chain linked fence topped with 3 strands of barbed wire at the top. F The fence compound will be surround by an existing densely wooded area. 2 The Board must find that the use meets all required conditions and specifications of the Zoning Ordinance. A. The tower site is zoned R-20 Residential. Telecommunication facilities are permitted by Special Use Permit in residential zoning districts. B. The proposed tower will be in compliance with all FCC requirements. C. All towers, antenna or related structures locating in residential zoning districts shall be located a distance equal to the height of the tower from any residential dwelling as measured from the base of the tower. D. The proposed tower (130') will meet all setback requirements. The nearest property line is approximately 55'. E. The nearest residential structure is 180' from the base of the tower. F. The tower will be constructed to accommodate one additional provider. G. Natural foliage provides an adequate landscape buffer that is already in place. H. An affidavit has been submitted by the applicant verifying the need for the placement of a new tower facility. 3 The Board must find that the use will not substantially injure the value of adjoining or abutting property or that the use is a public necessity. A. Similar type facilities exist in other residential districts in New Hanover County. 2 B. Expansion of wireless telecommunication services can enhance emergency communication during severe weather situations. C. No evidence has been submitted that this tower compound will decrease property values or exist as a health hazard to residents who live nearby. 4 The Board must find that the location and character of the use if developed according to the plan as submitted and approved will be in harmony with the area in which it is to be located and in general conformity with the plan of development for New Hanover County. A. The 1999 Land Use Plan identifies this area as Resource Protection. B. No County regulated conservation or historic resources have been identified on site. However, County property purchased for the Conservation of Water Quality adjoins the site on the north and east. Sue Hayes stated that she viewed a cellular tower in Cary that was disguised as a tree. She asked if there is a possibility of this being a requirement that can be added to the ordinance. Dexter Hayes replied that it is a possibility, however, in the winter time it would stand out even more than it would ordinarily. Mr. Pennington replied that a pine tree at 130' would stick out in addition to branches having to be added to make it look like atree. Sue Hayes asked how the question on property values could be resolved. Dexter Hayes replied that at the Commissioners meeting testimony on both sides will be allowed which will provide evidence for the Commissioners to decide on which is prevailing. Mr. Pennington explained that the process for locating their facilities requires extensive research and expense. Sandra Spiers asked about the access. Mr. Pennington stated that there are no encumbrances on Mr. Peterson's property and there are no restrictions on the access. David Adams asked about an environmental analysis of alternatives. Mr. Pennington stated that it is not a requirement but did look at some alternatives. Mr. Adams stated that he did not see that this would infringe on the conservation easement and did not see any reason to object to the proposal. Robin Robinson asked what affect this would have on the historic home registry. Mr. Pennington replied that an analysis was done by Circuit Inc. and it was determined by the State Historic Preservation office that it would not affect the historic properties in the area. David Adams made a motion to approve the special use permit request with staff recommendations and the condition that 1) the antennas will be flush mounted and 2) the monopole will be light gray color. Robin Robinson seconded the motion. The Board approved the motion with a vote of 6 to 1 (Sue Hayes against). Item 2: Special Use Permit - Request by Withers & Ravenel for Todd Properties. (Z-809, 09/05) to consider a Special Use Permit to locate a High Density 252 unit multi-family residential development located at 2200 North College Road (S-539, 11/05) 3 Sam Burgess gave a brief review of the request, agency comments and related information. Cindee Wolf, with Withers & Ravenel, explained that the proposed 252 units are well below what is permitted in the R-10 zoning. Ms. Wolf further explained that the access will be from North College Road and to Murrrayville Road. She added that there will be no entry into or from Bent Tree Subdivision. Don Terrell, 3610 Broken Limb Court and representing 20 Bent Tree Subdivision residents, stated that they oppose this project due to the traffic impact. He asked if an analysis has been done to determine how traffic would impact the area. Chairman Conlogue asked how many houses can be built in R-10. Cindee Wolf stated that 63 houses can be built in the R-10 zoning and that they are requesting 252 condominium units which is below maximum allowed. Kimberly Wagner, Murrayville resident, stated that the intersection is currently dangerous and this would only add to it. Marv Kay Blake, North Chase resident, stated that the traffic problem is serious and she does not feel that adding two turn lanes will help the problem. Dexter Hayes provided the preliminary staff findings. PRELIMINARY STAFF FINDINGS: 1. The Board must find that the use will not materially endanger the public health or safety where proposed and developed according to the plan as submitted and approved. A Water and sewer service is currently available to the project. B The subject property is not located within a 100-year flood area. C Access to the facility will be from North College Rd a major arterial and Murrayville Rd D Fire Service is available from the Castle Hayne VFD E Turning Lanes and signal improvements as required by the TIA will be completed in accordance with NCDOT. 2 The Board must find that the use meets all required conditions and specifications of the Zoning Ordinance. A The property is zoned R-10 Residential. High Density Residential is permitted by Special Use Permit in residential zoning districts in accordance with certain performance criteria. B The 252 units proposed are less than the maximum 348 units allowed. C Parking, Building Height and Impervious coverage satisfy the County requirements D Wetlands and COD areas have been preserved. E Buffer yards and Setbacks have been shown on the plan. 4 3. The Board must find that the use will not substantially injure the value of adjoining or abutting property or that the use is a public necessity. A. Similar type facilities exist in other residential districts in New Hanover County. B. No evidence has been submitted that this project will decrease property values of residents who live nearby. 4. The Board must find that the location and character of the use if developed according to the plan as submitted and approved will be in harmony with the area in which it is to be located and in general conformity with the plan of development for New Hanover County. A. The 1999 Land Use Plan identifies this area as Urban Transition which allows for higher density development. B. The property adjoins a Commercial Center, I-40, and an R-10 residential development. Frank Smith asked Cindee Wolf if she could estimate the difference between trips per day with the proposed project versus a commercial project. John Bauerlein, Traffic Engineer, stated that there are tables that can be matched to determine this information. However, he did not have that information with him. Cindee Wolf explained that they are trying to prevent urban sprall and the place for infill development is in this location since there are schools and commercial uses located nearby. She explained that there are required permits that will be reviewed by the State that will satisfy all of the needs. There was discussion on the TIA recommendations. Cindee Wolf explained that County staff also requested improvements to ingress and egress of the property. Ken Wrangell asked if DOT has reviewed yet. Cindee Wolf replied that DOT has not reviewed yet. Robin Robinson asked why this would not be more suitable for a single family development. Cindee Wolf explained that this is not a location where you would put a single family development because of its location between two major highways. Chairman Conlogue stated that he is concerned about the traffic and felt that there are too many units considering the location. Frank Smith added that consideration could be given to reducing the number of units and the traffic that would be generated by the reduction. He stated that he would like to limit the number of units by the number of trips per day generated. Robin Robinson made a motion to approve the special use permit request subject to reducing the number of units to 204. Sandra Spiers seconded the motion. The Board approved the motion by a vote of 7-0. Prior to departing the meeting Chairman Conlogue passed the gavel to Vice Chairman Sandra Spiers to chair the remainder of the meeting. 5 Item 3: Rezoning/Special Use Permit - Request by Biltmark Developers to rezone approximately 36.98 acres of property located at 4403 North College Road from I-1 Light Industrial to R-10 Residential and consider a Special Use Permit to locate a High Density 432 unit apartment complex located at 4403 North College Road (Z- 810, 09/05 & S-534, 09/05) Sam Burgess gave a brief review of the request, agency comments and related information. Tim Fuller, Biltmark Development, explained that this site has water and sewer available and meets all the requirement to be rezoned to high density development. He added that the site would be a primary focal point due to the proximity to a major interchange. Brian Morrison, President of the NorthChase Homeowners Association, asked for an explanation of where the stormwater runoff takes place on this property. Tim Fuller explained the location of the stormwater pond which will contain all of the water from stormwater. He explained that the runoff from the pond goes to a discharge point on the north side. Brian Morrison stated that the homeowners association is against this project. He added that it is right next to a children's day care. He explained his concerns for stormwater runoff and also traffic impacts. Margarite Piper, stated that she is concerned about the traffic as well as the school systems being at full capacity. She further explained her concerns regarding the busing of the students and the availability of police and fire for the new residential areas. She also added her concerns regarding water runoff. Christopher Wright 3912 Claymore Drive, stated that there are three developments within two miles of each other causing traffic and drainage problem. Tim Fuller stated that people do need places to live and he believes that this use of the property will be more favorable than the alternative industrial uses. He added that the retention pond is built to retain up to a 10-25 year rain event. He explained that he understands the issues about the Police, Fire, and school systems which are affected by growth. Dexter Hayes provided the staff summary. STAFF SUMMARY: The petitioner is requesting a rezoning of approximately 36.98 acres of property from I-1 Light Industrial to R-10 Residential. The rezoning of this property to I-1 occurred in December, 1994 and has been vacant since then. Since the mid 90's, a number of land use changes have taken place near the property. Adjacent and north of the site is the I-140 Wilmington Bypass scheduled to open in the next few months. To the south is North Chase development that is zoned PD and contains a mixture of light industrial land uses along with several commercial/retail type uses. Located nearby and to the east of the site 6 is the new Cape Fear Community College north campus. Growth in this area has been fueled by public water and sewer and the anticipated opening of the I-140 Bypass. Given the fact that this property has been zoned I-1 Light Industrial for the past 10 years with no land use activity to date, it appears reasonable for the petitioner to request a rezoning to R-10. With the close proximity of the new Bypass and community college, existing residential neighborhoods and shopping located nearby, the demand for residential housing may be greater than the need for manufacturing and industrial uses that are presently allowed. As stated, the 1999 Land Use Plan identifies this area near the I-140 Bypass as Urban Transition which provides for intensive urban development. Public water and sewer is available nearby with some limited capacity. Given consistencies in the Land Use Plan for growth and development in this area and available access to College Road. Staff recommends approval. Staff should also note that this interchange will be a primary focal point for travelers entering the County from I-40. Extra care should be taken in the design of any project. Franks Smith asked about sewer availability. Dexter Hayes explained that this area flows into the northside treatment plant and that the expansion is getting under way with a completion date in three or four years. Tim Fuller stated that the county says that sewer is available but warns them that it is nearing capacity. Dexter Hayes provided Preliminary Staff Findings for the Special Use Permit for this project. PRELIMINARY STAFF FINDINGS: 1. The Board must find that the use will not materially endanger the public health or safety where proposed and developed according to the plan as submitted and approved. A. Water and sewer service is currently available to the project B. The subject property is not located within a 100-year flood area. C. Access to the facility will be from North College Rd a major arterial and NorthChase Parkway to a signalized intersection. D. Fire Service is available from the Wrightsboro VFD E. Turning Lanes as required by the TIA will be completed at the NorthChase Parkway site access in accordance with NCDOT. 2. The Board must find that the use meets all required conditions and specifications of the Zoning Ordinance. A The property is zoned R-10 Residential. High Density Residential is permitted by Special Use Permit in residential zoning districts in accordance with certain performance criteria. B The 432 units proposed are less than the maximum 628 units allowed. C Parking, Building Height and Impervious coverage satisfy the County requirements D Wetlands areas have been preserved. E Buffer yards and Setbacks have been shown on the plan. 7 3. The Board must find that the use will not substantially injure the value of adjoining or abutting property or that the use is a public necessity. A Similar type facilities exist in other residential districts in New Hanover County. B No evidence has been submitted that this project will decrease property values of residents or commercial uses nearby. 4.. The Board must find that the location and character of the use if developed according to the plan as submitted and approved will be in harmony with the area in which it is to be located and in general conformity with the plan of development for New Hanover County. A The 1999 Land Use Plan identifies this area as Urban Transition which allows for higher density development. B The property adjoins the Commercial and Industrial part of the NorthChase Planned Development, and the interchange at I-140 and I-40. Suggested Conditions 1 - Boat/Camper storage should be located away from view 2 - Landscaping and tree planting along the 3000' of frontage along the bypass and ramps to visually screen the project and any site improvements from those highways. (Section 67-10) 3 - Eliminate Billboard sign 4 - Retain adequate setbacks and buffering on site from existing Commercial & Industrial uses in Northchase to accommodate the PD district. Sue Hayes stated that stormwater is a serious issue for this area. She asked if the schools are notified during the planning stages of these developments. Dexter Hayes replied that the school board is notified of any new developments. Robin Robinson asked Mr. Fuller to give a comparison of the traffic impact if this property was developed as industrial. Mr. Fuller responded that the TIA does not compare residential versus industrial zoning but does compare the proposed development to the existing. He added that generally industrial uses generate more traffic. There was further discussion regarding stormwater. David Adams made a motion to approve the zoning and special use permit request with staff recommendations and shifting the access road to the east away from the existing facilities. Robin Robinson seconded the motion. The Board approved the motion with a vote of 6-0. Items 4: Rezoning - Request by Withers & Ravenel for Gulf Stream Shopping Center, LLC to rezone approximately 5.73 acres of property located near 609 Piner Road from R-15 Residential to O&I Office and Institution. (Z-817,11/05). Sam Burgess gave a brief review of the request, agency comments and related information. Cindee Wolf Withers & Ravenel, explained that this plan allows for an excellent transitional use between residential and industrial properties. 8 Wilbur Davis adjacent property owner, expressed his concerns regarding property values depreciating on his property. He also stated that the property is not land locked. Dexter Hayes provided the staff summary. STAFF SUMMARY: The subject property is located just northeast of the College and Piner road intersection near Monkey Junction. Adjacent and to the west is an existing business and office park. East and north near the property are several residential neighborhoods-Greenbriar and Wood Duck Forest. Two O&I Office and Institution Districts also exist along Piner Road that were rezoned in the late `90's. Presently, both O&I Districts are vacant. Land Use patterns near the Monkey Junction area have undergone a significant transformation since the early 1980's when most of the real estate was zoned residential. A large commercial node has evolved during the past 20 years that include restaurants, offices and major retail type centers. Changes in these land use patterns near Monkey Junction during this time have been a result of the extension of the County's sewer. Pressures to rezone in this area will continue, especially with its proximity to a major intersection and demand for goods and services in the southern part of the County. At first blush, this rezoning petition is a logical extension to the existing office park zoned CD(O&I) located adjacent and to the north. Presently, any development of the property would need access through the business park. While expansion of the present O&I District appears to be logical, it may not be the most appropriate use of the property for several reasons. First, other O&I property that is better situated along Piner Road is presently available. Second, the Land Classification Plan identifies this area as Resource Protection. The purpose of this class is to provide for the preservation and protection of important natural scenic, wildlife, and recreational resources. Also significant is the existing topography and drainage features to the site which provide for a natural transition from the existing office park. Based on this classification, and the existing residential land use pattern with existing street connection nearby, this property may be more suitable for residential use without the intrusion and expansion of the O&I District. Because of these reasons, staff recommends denial. Cindee Wolf stated that there is a utility easement on the backside of the property leaving them no access from Piner Road. Frank Smith stated that he would be more comfortable with the request if a conditional use permit were submitted along with the rezoning request. Sue Hayes made a motion to continue the rezoning request and revisit after the applicant discusses further with the Planning staff. Robin Robinson seconded the motion. The Board approved the motion by a vote of 5-0. (Ken Wrangell abstained) Item 5: Rezoning - Request by Withers & Ravenel for Raiford Trask, Jr. to rezone approximately 10.34 acres of property located between Regency Manor in 9 NorthChase subdivision and the I-140 Bypass from R-15 Residential/O&I Office & Institution to PD Planned Development (Z-818,11/05). Sam Burgess gave a brief review of the request, agency comments and related information. Cindee Wolfe Withers & Ravenel, explained that she is representing Mr. Trask. She explained that NorthChase is a large development with mixed uses. She added that the property abuts a highway therefore the applicant felt that it would be more appropriate for townhomes rather than single family homes. Ms. Wolfe stated that Chandler Drive is the only access to this tract and eventually there will be another access through Blue Clay Road. Ms. Wolfe also explained the retention pond location and drainage on the site. Brian Morrison, President of the NorthChase Subdivision, stated that the majority of the Homeowners' Association are in favor of the project but are concerned about the stormwater drainage. He added that this project will drain to the same place as the current residential area. He also stated that traffic is a major issue. Raiford Trask, Jr., after hearing several concerns of nearby residents, withdrew the rezoning request. Item 6: Rezoning - Request by Red Wing Aerobatics, Inc. and Greenhouse Properties, LLC to rezone two tracts of land totaling approximately 1.84 acres located at 908 Pilots Ridge Road from B-2/O&I to R-15 Residential (Z-819,11/05). Sam Burgess gave a brief review of the request, agency comments and related information. Jimmy Fentress stated that he is representing the applicant and would answer any questions. No one spoke against the request. Dexter Hayes provided the staff summary. STAFF SUMMARY: The petitioners request consists of two tracts of land (total 1.84 acres) located in the southwestern corner of Pilots Ridge Road and Carolina Beach Road. The petitioner's request involves consolidating two different zoning districts (B-2 & O&I) into the adjoining R-15 Residential District. The B-2 Highway Business District classification on the subject properties is a part of the original zoning (April, 1971) that extended south 2200 feet from the southern right of way of Golden Road parallel to Carolina Beach Road to a depth of 300 feet. Subsequently, there have been some revisions to be the original zoning in the area to accommodate the Food Lion Shopping Center and to add additional B-2 zoning on the east side of Carolina Beach Road. Some of the commercial frontages were also eliminated. In 1998, there was a petition to the existing B-2 District on the northern 10 corner of the Pilots Ridge Road intersection which ultimately was rezoned to O&I Office and Institution. This O&I District is now owned by the New Hanover County Board of Education. The petitioner's request makes logical sense. As mentioned, both tracts of property have remained vacant as B-2 and O&I districts. However, in the 1998 petition for the opposite corner. Staff recommended that the Board consider rezoning a portion of the subject property to O&I. The O&I designation would allow professional office type uses as a transition into the Pilots Ridge neighborhood but would not preclude residential development. Recent litigation over the Restrictive Covenants on the property has confirmed the limitation for residential uses only. Staff continues to support residential use of the property and County policies, which discourage commercial uses from extending into residential neighborhoods. Staff also recommends that the adjacent property owned by the Pilots Ridge HOA also be rezoned to R-15 Residential. Sandra Spiers stated that Lynn Brown of Pilots Ridge Homeowners' Association left a note stating that they are in support of the request. Sue Hayes made a motion to approve the rezoning request with staff recommendations. Robin Robinson seconded the motion. The Board approved the motion with a vote of 6- 0. Item 7: Rezoning/Conditional Use - Request by Joe Taylor for William Ambrose to rezone two tracts of land totaling approximately 4.0 acres located at 6631 & 6639 Gordon Road from O&I Office and Institution to CD (I-2) Heavy Industrial. (Z-820, 11/05) The applicant requested that this item be continued. Item 8: Rezoning/Conditional Use - Request by Atlantis Holdings to rezone approximately 24.16 acres of property located at 4649 Carolina Beach Road from R-15 Residential & CD (B-1) Neighborhood Business to CD (B-2) Highway Business and mixed use. (Z-821, 11/05) Frank Smith recused himself from this item. Sam Burgess gave a brief review of the request, agency comments and related information. Ken Shanklin, attorney representing the applicant, stated that a similar project was presented over a year ago and was turned down. He explained that the issue was traffic which they have addressed with this request. Mr. Shanklin explained the improvements that have been made to the plan. Dennis Chinn, 4517 Pine Hollow Road, stated that he is in opposition to this project due to the traffic. He further explained that he is concerned about safety and suggested narrowing the street and placing round abouts to reduce speeding problems. Mr. Shanklin stated that they are looking at assisting with resolving traffic issues. 11 John Bauerlein stated that he performed the TIA study and explained that they looked at the best estimates of how trips will be distributed and compared with the current zoning. He explained that he estimated the numbers to be the same as existing. Dexter Hayes provided the staff summary. STAFF SUMMARY: The petitioner is requesting a revision and expansion for an existing Conditional Use B-1 Neighborhood Business District. The basis for the revision from CD(B-1) to CD(B-2) is the acquisition of adjacent property to the north and some minor changes to the approved the list of uses. In addition to the change of zoning district classification, the petitioner is asking to expand the commercial portion of this project by approximately 11.4 acres for a total of approximately 24 acres. The majority of the proposed uses are still within the neighborhood B-1 Classification except for a movie theater, hotels and residential. The additional acreage allows the flexibility to address the main street design with building fronts while hiding the parking from the traveling public. The property is located at an existing controlled intersection on the northeast side of Carolina Beach Road across from Silva Terra Drive south of St. Andrews Drive. It is approximately 1.2 miles from the developing commercial node at Monkey Junction. As part of the original approval the applicant is developing plans to improve the signalized intersection to accommodate expected traffic. The applicant has also finalized plans to complete the road connection to St. Andrews Drive. The conditional use site plan is presented and designed in the context of a larger development that would incorporate a variety of housing types. The road configurations within the project create a desirable connection between Carolina Beach Road and South College Road, which interconnects this project with the Johnson Farm Development. The project will also serve the existing communities in Silva Terra as well as several apartment complexes and multi-family developments along St. Andrews Drive. The applicant has worked with NCDOT to develop suitable standards to incorporate traffic circles as calming devices to discourage high speed cut through traffic on Pine Hollow Drive and the plan shows sidewalks and street landscaping to encourage pedestrian access from nearby neighborhoods. The subject property in the Developed Land Classification and is within the urban services boundary. Policies in the Comprehensive Plan promote development in these areas. Other policies in the Plan support locating commercial services in close proximity to the markets they serve and support mixed use development in undeveloped areas to reduce dependency on automobiles, while preserving valuable natural resources including open space. The Comprehensive Plan also supports providing street connectivity to reduce impacts of traffic on our major thoroughfares. The proposed project accomplishes the Comprehensive Plan objectives and provides desirable traffic improvements to the area. Staff recommends approval. Dexter Hayes complimented the applicant on a well designed project. 12 Robin Robinson made a motion to approve the request with staff recommendations and include the additional section of property to the north. David Adams seconded the motion. The Board approved the motion with a vote of 5-0 Item 9: Subdivision Text Amendment - Request by the County's Technical Review Committee (TRC) to amend Section 52-4(3) of the County's Subdivision Ordinance to clarify requirements for "public" streets in new subdivisions. (A-344, 11/05) David Adams made a motion to continue the request to allow more time for review. Robin Robinson seconded the motion. The Board approved the motion with a vote of 5- 0. Sam Burgess provided the TRC report. Cypress Cove ? Resource Protection ? City water & sewer ? 130 Lots Ridgefield at Middle Sound ? Resource Protection ? City Water ? County Sewer ? 64 Lots The Board agreed to hold a workshop on Thursday, December 8u, at 5:30 p.m. to review the Proposed Update for the Land Use Plan. Being no further discussion, Sue Hayes made a motion to adjourn the meeting. Robin Robinson seconded the motion. The Board unanimously approved the motion. The meeting adjourned at 11:45 p.m. Dexter Hayes, Planning Director 13