200610 Oct PBM
MINUTES OF THE
NEW HANOVER COUNTY PLANNING BOARD
OCTOBER 5, 2006
The New Hanover County Planning Board met Thursday, October 5, 2006 at 5:30 p.m. in
the County Court House, 24 North Third Street, Wilmington, NC to hold a public
meeting.
Members Present: Staff Present:
Paul Boney, Chair Chris O'Keefe, Planning Director
David Adams Sam Burgess, Principal Development Planner
Melissa Gott Karyn Crichton, Administrative Support Specialist
Jay Williams Kemp Burpeau, Deputy County Attorney
Paul Boney opened the meeting by welcoming the audience to the public hearing and led
the reciting of the Pledge of Allegiance.
David Adams made a motion to approve the August and September Planning Board
minutes. Jay Williams seconded the motion. The Planning Board voted 4-0 to approve
the minutes.
Item 1: Special Use Permit (S-567, 8/06) - Request by Lewis Martin & Jussara
Bastos to locate a Bed & Breakfast Inn on 1.28 acres at 1731 Castle Hayne Road in
the R-15 zoning district.
Sam Burgess presented the slides and gave a brief overview of the site's history, land use,
zoning, level of service (LOS), site plan and related information.
Lewis Martin, applicant, stated that he is requesting a special use permit to operate a bed
and breakfast. Mr. Lewis stated that there are not many B&B's outside the City of
Wilmington and that a B&B would enhance the area. Mr. Lewis provided details
regarding the flow of traffic and parking and stated that the design would allow for good
traffic flow. Mr. Lewis stated that the B&B would have four rooms for rent.
Chris O'Keefe stated that Karen Hufliam, adjacent property owner, who could not attend
the meeting, opposes the B&B and submitted her statement to the record.
David Adams asked the petitioner to provide details of the rear portion of the lot.
Lewis Martin stated that the far rear portion contains a fenced in area, containing a lamb
and goat; the remainder of the rear portion is grass. Mr. Lewis stated that he plans to
landscape the rear portion and add park benches for guests' enjoyment.
Jay Williams inquired if the applicant would reside at the residence.
Lewis Martin stated that the property is his primary residence.
Paul Bonev asked the applicant to explain what type of lighting would be used for the
parking area and to provide details regarding storm water treatment and drainage.
Lewis Martin stated that he plans to use 3-foot lantern lighting along the driveway, which
would not be offensive to his neighbors. Mr. Lewis stated that inspectors thought his
drainage was sufficient.
Melissa Gott inquired if the applicant had discussed the B&B plan with his neighbors.
Lewis Martin stated that the neighbors he spoke with, were in favor of the B&B. Mr.
Lewis further stated that inspections show there to be more than sufficient well and septic
systems in place
Chris O'Keefe provided the findings of fact:
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. The property is served by well and septic tank.
B. The property accesses Castle Hayne Road, an identified arterial.
C. Fire Service is available from the Wrightsboro Fire Station.
2. The Board must find that the use meets all required conditions and
specifications of the Zoning Ordinance.
A. The property is zoned R-15 Residential. Bed & Breakfast is allowed by
special use permit in the R-15 Residential District.
B. Off-street parking requirements of 1 space per bedroom plus 1 per
employee are shown on the plan and meet the requirements of Article VIII
of the New Hanover County Zoning Ordinance.
C. The site plan indicates a parking arrangement to facilitate entrance to and
exit from the property without backing into the right of way. A circular
drive will be added.
D. Signage cannot exceed four (4) square feet.
E. No lighting beyond normal residential lighting is allowed.
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. Until recently Bed & Breakfast Inns have not been allowed in the county.
B. No evidence has been submitted that this project will decrease property
values of residents who live nearby.
C. No new structures are proposed for the Special Use.
4. The Board must rind 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 2006 Land Use Plan identifies this area as Transition, which provides
for continued intensive development with urban services in place.
B. Policies in the plan support preservation of residential character and
quality of life in existing neighborhoods.
Jay Williams inquired whether the proposed lighting would be considered appropriate for
a residential area
Chris O'Keefe stated that the proposed lighting is appropriate for residential areas and the
County's Inspections Department would investigate complaints and violations regarding
improper lighting.
David Adams made a motion to recommend approval of the item. Jay Williams seconded
the motion. The Board voted 4-0 to recommend approval of the item.
Item 2: Rezoning (Z-849, 10/06) - Request by Worsley Investment & Development
to rezone approximately 12 acres located at 5939 Judges Road near 6009 Market St.
from I-1 Industrial District to R-10 Residential Zoning District.
Sam Burgess presented the slides and gave a brief overview of the site's history, land use,
zoning, level of service (LOS), site plan and related information.
David Carson Biltmark Developers, stated that the request for rezoning is appropriate
because the property is adjacent to existing residential districts. Mr. Carson further stated
that it would be more suitable for the adjacent subdivisions to have residential neighbors
rather than commercial or industrial. Mr. Carson added that the rezoning would benefit
residents because residential districts generate less traffic than commercial or industrial.
No one spoke in opposition to the item.
There were no Board comments or discussion.
Chris O'Keefe provided the staff summary:
STAFF SUMMARY
The subject property is located on Judges Road near Market Street. Access is from an
adjacent residential lot on Judges Road, which connects to the interior parcel as part of
the proposal. Judges Road was not rated for level of service since it is classified as a local
road. The site does not directly access Market Street, which is a principal arterial
roadway less than a block from the site. Market Street level of service is F, meaning
traffic exceeds capacity. Traffic counts are not available for Judges Road. Market Street
average daily traffic increased over 27% between 2001 and 2005.
The subject property consists of two lots. The smaller parcel on Judges Road is currently
developed with one single family home and the larger interior parcel is vacant. Properties
surrounding the site are currently developed. Adjacent parcels to the south are zoned I-1
and developed as Judges Road Business Park. West of the subject property is zoned R-10
(Wildflower, Crestwood and Weatherwood subdivisions) and developed with single-
family residential use. North of the subject property, zoning is I-1 Industrial and is
developed with automotive sales and repair uses. The City's jurisdiction begins directly
adjacent to this site on the east side along Market Street.
The property is located within the Smith Creek watershed drainage area but is not within
the regulatory floodplain. The site is in a primary recharge area for the principal aquifers.
Public water and sewer are available at the site. There are no known locally protected
conservation, historic or archaeological resources on the site.
Land Use Plan Considerations:
The 2006 Update of the Joint CAMA Plan describes the urban classification as areas
providing for continued intensive development and redevelopment of existing urban
areas. These areas are already developed at a density approaching 1,500 dwelling units
per square mile. Urban services are already in place or scheduled within the immediate
future.
Policies in the land use plan encourage designation of sufficient land area and suitable
locations for the various land uses and encourage preservation of the character of existing
neighborhoods and quality of life with the primary strategy to integrate development and
growth with input from residents, and also to develop design standards to replace use
standards. Transition of lands from one use to another is not specifically addressed.
This rezoning petition proposes a change to allow the county's highest residential density
in an expansion of an exiting R-10 district (Wildflower Subdivision), thereby eliminating
12 acres of future industrial opportunity. Such a change would be an expansion of the
residential density policy in the area and allow residential use on this acreage of 3.3 units
per acre where none is currently allowed. High density residential would not presently be
allowed because the property does not front on an identified collector or higher level
street. For this parcel, the resultant maximum residential potential under current
conditions would be about 39 single-family units. If a collector street were platted and
constructed to serve the site, a high-density proposal could be considered. Maximum
output on a high-density project would be about 200 units. Other permitted uses in the R-
10 district include agricultural uses, wholesale nurseries and greenhouses, towers and
antenna, golf courses, parks and recreation areas, residential care, schools, churches,
libraries, landscape landfill, mobile homes, outdoor bazaars and a variety of special uses.
Traffic will likely feed primarily to Market Street but impacts may also be felt through
the existing neighborhoods as travelers take alternative routes to Market Street via Harley
Road, Gordon Road via Wood Sorrell Road in Weatherwood or N. College Road. via
indirect routes through Kings Grant or Crestwood subdivisions. Weekday average trip
generation for single-family detached units is estimated to generate 9.57 trips per day
(ITRE manual). With the requested change of zoning, anticipated residential trip
generation would be approximately 383 trips per day compared to a variety of potential
industrial generators, which could generate as much as 7 trips per 1,000 square feet of
building area.
Based on the adjacency to an existing R-10 district and the anticipated improvements to
traffic flow from the Martin Luther King Parkway, Military Cutoff and the I-140 bypass
staff recommends approval of the rezoning.
Melissa Gott made a motion to recommend approval of the item. Jay Williams seconded
the motion. The Board voted 4-0 to recommend approval of the item.
Item 3: Rezoning (Z-850, 10/06) - Request by Withers and Ravenel for GSSC
Properties, Sellers, Carter, and Gaskins to rezone approximately 5.79 acres located
at 609, 611, 621, 623, and 625 Piner Road from R-15 Residential Zoning District to
O&I Office & Institutional Zoning District.
Sam Burgess presented the slides and gave a brief overview of the site's history, land use,
zoning, level of service (LOS), site plan and related information.
David Adams inquired if any improvements were slated for Clayton Horn Dairy Road.
Sam Burgess stated that Clayton Horn Dairy Road is a private unimproved road
currently.
Cindee Wolf Withers & Ravenel, representing the property owners, explained that the
property is slated to be an extension of the adjacent property to the west, Junction Creek
Office Park, which intends to improve Clayton Horn Dairy Road as part of its project.
Ms. Wolf stated that the proposal is consistent with the county's policies for growth and
development and would abide by all county regulations.
No one spoke in opposition.
There were no Board comments or discussion.
Chris O'Keefe provided the staff summary:
STAFF SUMMARY
The subject property is located on Piner Road near S. College Road at Monkey Junction.
Access is from Piner Road, which is identified as a major collector on the thoroughfare
plan. Level of service has been rated F on Piner Road and on nearby College Road,
meaning traffic volume exceeds capacity.
The subject property is currently developed with residential uses in addition to vacant,
wooded acreage at the rear along Clayton Horn Dairy Road. To the east of the subject
property is the Federal Point Pentecostal Church and two additional residential parcels.
Thereafter, zoning changes to O&I. Immediately west of the site is currently vacant but
zoned O&I. Behind the site is the largely vacant 18-acre property brought before the
Planning Board last month for rezoning from R-15 to R-10.
The subject property is located within the Mons Creek watershed drainage area and
includes a small area at the front of the property within the 1% annual chance floodplain.
The site is in a primary recharge area for the principal aquifers. Public water and sewer
are available at the site. With the exception of the small floodplain, there are no locally
protected conservation, historic or archaeological resources on the site.
Land Use Plan Considerations:
The 2006 Update of the Joint CAMA Plan classifies this site as predominantly Transition
with a small area of Conservation. The CAMA Plan defines the Transition classification
as areas providing for future intensive urban development on lands that have or will have
urban services. The Plan applies a density limit of 2.5 units per acre on areas in the
Conservation class.
Policies in the land use plan encourage designation of sufficient land area and suitable
locations for the various land uses and encourage preservation of the character of existing
neighborhoods and quality of life with the primary strategy to integrate development and
growth with input from residents, and also to develop design standards to replace use
standards. Transition of lands from one use to another is not specifically addressed.
This rezoning petition proposes a change from moderate density residential use to office
and institutional designation. The change would expand an existing O&I district on the
west, partially filling in the gap between existing O&I districts along Piner Road near the
intersection. Permitted uses in the O&I district include agricultural uses, wholesale
nurseries and greenhouses, utility facilities, towers and antenna, neighborhood drug store,
banks, funeral homes, parks, barber & beauty shops, health and personal care facilities,
daycare, schools, churches, business and professional offices, residential dwellings,
mobile homes, and a variety of special uses, including high density residential
development.
Primary access to this property will be from Piner Road which functions at level of
service F. Average daily traffic volume increased by 12% in this location between 2001
and 2005. The extent of traffic impacts will depend upon the uses ultimately chosen for
the site.
Land use decisions in this location must consider impacts to the roadways, which already
function at or above capacity. In this case a specific use in not identified so it is
impossible to say with certainty that a change in zoning to O&I will worsen the burden
on the roadway. Recent decisions to allow increases in residential intensity in this area
support the concept that Monkey Junction will continue to grow as a center for urban
development. Rezoning to O&I will reinforce this pattern of growth. Because of these
reasons, staff recommends approval of the rezoning.
Jay Williams made a motion to recommend approval. Melissa Gott seconded the motion.
The Planning Board voted 4-0 to recommend approval of the item.
Item 4: Condition Use Zoning District (Z-851, 10/06) - Request by Ward and Smith,
PA for Bill Clark Homes of Wilmington, LLC to rezone approximately 5.8 acres at
5025 and 5031 Carolina Beach Rd. (off Appeals Rd.) from R-15 to CD (R-10) High
Density.
Sam Burgess presented the slides and gave a brief overview of the site's history, land use,
zoning, level of service (LOS), site plan and related information.
Tom Johnson, Ward and Smith, PA, representing Bill Clark Homes stated that the
property is classified as urban, which allows for high-density, multi-family homes. Mr.
Johnson stated that the project would be an extension of Willoughby Park and is
consistent with the City of Wilmington's plan for growth and development of the area
David Adams inquired if the applicant was meeting or exceeding setbacks and parking
requirements.
Rob Balland, Paramounte engineering, stated that the setbacks exceed the minimum
requirements.
Warren Rice, Vice President of the Willoughby Park Condominium Home Owners
Association, expressed concern regarding increased traffic as a result of the proposed
development. Mr. Rice proposed that a traffic study be performed to determine the
impact of the proposed development and suggested the installation of a blinking traffic lat
the intersection on Carolina Beach Road and Willoughby Park Court. Mr. Rice also
expressed concern regarding drainage and stated that the retention pond at Willoughby
Park is not up to code and consequently Willoughby Park is experiencing drainage
problems. Mr. Rice added that the developer for the proposed project also developed
Willoughby Park.
Jay Williams asked the petitioner to elaborate on the drainage issues.
Warren Rice explained that the retention pond behind the 1600 building overflows due to
an open trench that is incomplete.
Jesse Ray Cox Willoughby Park resident, spoke in opposition citing drainage and traffic
concerns. Mr. Cox explained the difficulty of making a right hand turn onto Carolina
Beach Road from Willoughby Park Court due to the volume of traffic.
Martin Sultan Willoughby Park resident, expressed concern regarding the increase in
traffic that the proposed development would bring and cited the difficulty of making a
right hand turn onto Carolina Beach Road from Willoughby Park Court due to the
volume of traffic.
Gisela Augustin, Willoughby Park resident, expressed concern regarding the difficulty of
making a right hand turn onto Carolina Beach Road from Willoughby Park Court due to
the volume of traffic. Ms. Augustine also expressed concern for the safety of pedestrian
traffic along Willoughby Park Court if the proposed development is approved.
Tom Johnson stated in his rebuttal that Appeals Road is a 50-foot right of way designed
to collector road standards to provide access for the area. Mr. Johnson felt that the
concerns regarding traffic were associated with Carolina Beach Road, and not Appeals or
Willoughby Park Road. Mr. Johnson stated that the DOT and MPO stated that a traffic
study was not required. Mr. Johnson also stated that the proposed project would not
contribute to the drainage issues at Willoughby Park; and that they would be responsible
for retaining their storm water; that their retention ponds would be constructed to comply
with county and state standards.
David Adams asked for more details regarding the storm water retention system.
Rob Balland provided details regarding the storm water retention system including the
drainage easement, the flow of the storm water, and topography of the land.
Melissa Gott asked Planning staff to estimate how much more traffic would be generated
by this project since a TIA was not required.
Chris O'Keefe stated that the project would increase traffic by one-third.
There was discussion between Paul Boney, Tom Johnson and Rob Balland regarding the
amount of vegetation that would be left within the 25-foot building setback. Mr. Balland
stated that approximately five to ten feet from the building would be cleared for patios
and backyards for the units; the remainder of the area would be left unless the vegetation
interfered with the building footprint.
Mr. Johnson stated that they would be amenable to constructing a coated chain link fence
and a split rail fence around the retention pond; planting a five-foot vegetative buffer
across the south eastern property line to conceal the retention pond; and limiting
construction to Monday through Friday from 8:OOAM to 6:00 PM.
Michael Moser, property owner of 5025 and 5031 Carolina Beach Road, stated that a 25-
foot vegetative buffer currently exists from the Willoughby Park property line inward.
Gisela Augustin, Willoughby Park resident, asked for clarification regarding the 25-foot
setback and how much vegetation would be removed. Ms. Augustin expressed concern
for the safety of pedestrians along Willoughby Park Court given the increase in traffic
that the proposed development would generate.
Linda Snow Willoughby Park resident, expressed concern that her current view of the
trees and wildlife would be destroyed by the proposed development and replaced with a
retention pond.
Chris O'Keefe provided the staff summary:
STAFF SUMMARY
The subject property is located off Carolina Beach Road adjacent to the Willoughby Park
development, approximately half a mile northwest of Monkey Junction. Access is from
local streets, Appeals Road off Willoughby Park Road, onto Carolina Beach Road, an
identified arterial on the thoroughfare plan. Level of service has been rated E on Carolina
Beach Road, meaning traffic volume is at capacity. No service ratings are available for
the local streets.
The subject property is currently undeveloped, wooded acreage at the rear of residential
properties along Carolina Beach Road. To the north of the subject property is a high
density R-15 residential project (The Lakes at Johnson Farms). West of the site are older
R-15 residential parcels separating this site from B-2 commercial zoning. To the east is
the Willoughby Park neighborhood, which is a satellite annexation within the City's
jurisdiction. Further east is the Walmart and Lowe's Home Improvement Conditional B-2
shopping area. South of the project is a mix of R-15 and CD (B-2). With R-10 residential
further south.
The subject property is located within the Mons Creek watershed drainage area. It is not
within a special flood hazard area. The site is in a primary recharge area for the principal
aquifers. Public water and sewer are available at the site. There are no known locally
protected conservation, historic or archaeological resources on the site.
As a condition for rezoning, the applicant proposes that the use will be restricted to a
high- density residential project, which will meet all the requirements of the zoning
ordinance. A companion special use permit will bind the proposed use and restrictions to
this property.
Land Use Plan Considerations:
The 2006 Update of the Joint CAMA Plan describes the urban classification as areas
providing for "continued intensive development and redevelopment of existing urban
areas. These areas are already developed at a density approaching 1,500 dwelling units
per square mile. Urban services are already in place or scheduled within the immediate
future."
Policies in the land use plan encourage designation of sufficient land area and suitable
locations for the various land uses and encourage preservation of the character of existing
neighborhoods and quality of life with the primary strategy to integrate development and
growth with input from residents, and also to develop design standards to replace use
standards. Transition of lands from one use to another is not specifically addressed.
This rezoning petition proposes a change from moderate density R-15 residential use to
the county's highest density R-10 residential designation. The change would create anew
R-10 district of 5.8 acres adjacent to a multi-family zoning designation within the City's
jurisdiction. The resulting increase would be 5 units for performance residential
development and 39 units for high-density development.
Between 2001 and 2005, average daily traffic volume increased by 30% on Carolina
Beach road in this vicinity. Traffic from the site will utilize Appeals Road to access
Willoughby Park Road. All traffic will feed into Carolina Beach Road from Willoughby
Park Road. Appeals Road intersects with Willoughby Park Road and stubs out at the
eastern property boundary of this site. No other points of interconnectivity have been
provided within the surrounding area.
The Urban land classification promotes more intense urban development. Increases in
intensity have been considered and approved in proximity to Monkey Junction to support
the area becoming an urban node. The increase in intensity is consistent with the
adjacent multi-family and nearby high-density projects. For these reasons, staff
recommends approval of the proposed rezoning.
Chris O'Keefe provided the finds of fact:
PRELIMINARY STAFF FINDINGS FOR THE COMPANION SPECIAL USE
PERMIT:
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. Public water and sewer are accessible for the property.
B. The property accesses an identified arterial via local streets meeting the
access requirements of Section 69.9(A)2 for residential high density
projects.
C. Fire Service is available from the Myrtle Grove Fire Station.
D. The property is not located in a flood hazard area.
E. Storm water retention has been included in the proposed site plan.
2. The Board must find that the use meets all required conditions and
specifications of the Zoning Ordinance.
A. The property is zoned R-15 Residential. This request is made concurrent
with conditional rezoning to R-10 Residential.
B. The proposed use is limited to attached single family residential.
C. Density for this project is limited by the standards of Section 69.4(5)(B)
and results in 43 allowable units on the 5.8 acre site.
D. Petitioner proposes off-street parking that exceeds the requirements of
Article VIII of the New Hanover County Zoning Ordinance by providing
90 spaces rather than 86 as required.
E. Traffic circulation must meet the standards and requirements for private
streets outlined in the subdivision ordinance, and the street system must
provide adequate access for emergency service vehicles.
F. A traffic impact analysis was not required by NCDOT for this project.
G. Buffer of 52 feet will be provided between the existing conventional R-15
residential use and this property in accordance with Section 67-4(3) of the
zoning ordinance.
H. A tree survey has been performed and trees will be protected and
mitigated as required in Section 67 of the zoning ordinance.
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. No evidence has been submitted that this project will decrease property
values of residents who live nearby.
B. Storm water management must perform in compliance with the
requirements of the County ordinance.
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 2006 Land Use Plan identifies this area as Urban, which allows for
higher densities and intensities where public water or sewer is available.
B. Policies in the plan support preservation of residential character and
quality of life in existing neighborhoods.
C. Willoughby Park is a community of attached dwelling units and The
Lakes at Johnson Farms is a single-family high-density community.
Staff suggested conditions:
1. Coordinate with the City of Wilmington to confirm the appropriate design
standards for connection to Appeals Road, a public street in the city's
jurisdiction.
2. Site plan must be reviewed by TRC and comments or conditions accepted.
Melissa Gott expressed sympathy for the traffic situation at Willoughby Park but stated
that inevitable the property would be developed and traffic would increase.
Paul Bonev asked Mr. Moser if there were plans to extend Bay Meadows Drive to
Carolina Beach Road.
Mr. Moser stated that there are no plans to extend Bay Meadows Drive to Carolina Beach
Road. Mr. Moser also provided details regarding property lines and stakes and stated that
a tree buffer would conceal the retention pond from Willoughby Park residents.
David Adams commented that growth is inevitable.
Chris O'Keefe suggested a straight R-10 rezoning as an alternative strategy; then have
the project submitted to the Technical Review Committee process.
Melissa Gott asked what benefit would a R-10 rezoning provide.
Chris O'Keefe explained that the technical details would be addressed by all the
appropriate review agencies prior to site plan approval versus site plan approval by the
Planning Board and County Commissioners prior to TRC review.
Dave Adams made a motion to recommend approval of the special use permit portion of
the item. Jay Williams seconded the motion.
There was discussion regarding the merits of a straight R-10 rezoning with subsequent
TRC review. It was stated that the project would still require a special use permit because
of the high-density element of the project.
Melissa Gott stated that the motion to recommend approval of the item must include
staff's recommendations.
Paul Bonev requested that the motion include a provision that construction is only
permissible Monday through Friday from 8:00 AM to 6:00 PM.
David Adams added to his motion the following conditions:
1. Coordinate with the City of Wilmington to confirm the appropriate design
standards for connection to Appeals Road, a public street in the city's jurisdiction.
2. Site plan must be reviewed by TRC and comments or conditions accepted.
3. Construction is only permissible Monday through Friday from 8:OOAM to 6:00
PM.
Jay Williams seconded the motion.
The Planning Board voted 4-0 to recommend approval of the special use permit portion
of the item.
Jay Williams made a motion to recommend approval of the rezoning portion of the item.
Melissa Gott seconded the motion.
The Planning Board voted 4-0 to recommend approval of the rezoning portion of the
item.
Sam Burgess provided an update on the Technical Review Committee's (TRC) activity
for the month of September 2006.
The Technical Review Committee (TRC) reviewed five projects:
1. Park Ridge Manor at West Bay Estates - The TRC voted 4-0 to approve 109
units with requirements.
2. Mason Landing Yacht Club - The TRC voted 4-0 to approve the preliminary
site plan for 25 units with requirements.
3. Citrus Cove - The TRC voted 4-0 to approve the preliminary site plan for 36 lots
with requirements.
4. Sunset Reach - The TRC voted 4-0 to approve 53 lots with requirements.
5. Dexter Division - The TRC voted 4-0 to approve 7 lots with requirements.
Paul Bonev adjourned the meeting at 7:45 P.M.
Chris O'Keefe, Planning Director