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MINUTES OF THE BURLINGTON PLANNING
AND ZONING COMMISSION MEETING
September 22, 2003
Council Chamber, Burlington Municipal Building
CITY MEMBERS: EXTRATERRITORIAL MEMBERS:
Don Starling, Chairman, Present Bud Apple,
George Byrd, Secretary, Present John Enoch,
Jim Burwell, Present Celo
Paul Cobb, Present Gale
Rev. Greg Hargrave, Present Richard
Gordon Millspaugh, Present Ellis
Robert R. Harkrader, Planning
Dianne Fogleman, Office Assistant
NO. 1: Mr. Don Starling, Chairman, called the meeting to order at 7:00
p.m. He requested a moment of silence
in memory of Nancy Emerson, wife of Zoning/Subdivision Administrator John
NO. 2: Minutes of the meeting held August 25, 2003, could not be
approved due to the lack of a quorum of extraterritorial Commission members.
NO. 3: Mr. Rick Gunn, representing Nichols Ventures, LLC, presented an
application to rezone from R-15, Residential District, to B-2, General Business
District, the property located on the northern side of South Church Street
(2441 South Church Street) opposite Tribek Drive and to the west of Blockbuster
Plaza and being as shown on Alamance County Tax Map 12-17, Lot 98-A.
This was a City item.
Mr. Gunn distributed copies of a tax map
that highlighted the zoning line from Shadowbrook Drive to Colonial Drive and
pointed out that all the lots fronting on South Church Street are zoned B-2
except Lot 98-A. He stated that the 1.83 acre lot has 250 feet road frontage
and is not conducive to residential or office-institutional zoning due to the
high traffic on South Church Street, which has a traffic count of 25,000 daily.
Mr. Gunn stated that he had talked to
adjoining property owners and explained that a planned buffer will offer
privacy between the commercial property and the residential area. He stated that the property owners were
present in case anyone had any questions.
Mr. Ernest King, 502 Neese Court, stated
that he does not oppose the rezoning and that Mr. Nichols has offered a buffer
of cypress trees between the lots.
Ms. Wanda Ray, 501 Neese Court, also
stated that she was not opposed to the rezoning. She said she was concerned about the noise but the Nichols have
offered an agreement whereas they will provide a buffer.
Planning Director Harkrader stated that
South Church Street is considered a major commercial thoroughfare and that Lot
98-A is one of the last lots to be commercially rezoned. He stated that staff recommended approval of
the request for rezoning on the basis that it will be a logical extension of
existing B-2 zoning within the Church Street commercial corridor.
Commission Member Burwell asked about the
small house at the rear of the adjoining lot that has been requested to be
rezoned several times.
Commission Chairman Starling stated that
he believed that lot is still zoned R-15 and has been requested to be rezoned
on two occasions.
Mr. Harkrader stated that the only access
to that lot is a narrow alleyway.
Commission Member Fletcher commented that
unless someone gives up land for a right-of-way to the property for emergency
vehicles, that lot will remain just the way it is now.
Commission Member Byrd asked if staff had
received many calls inquiring about the request for rezoning. Mr. Harkrader stated that Mr. King had
called the Planning office prior to the meeting.
Commission Chairman Starling pointed out
to adjoining property owners that anything allowed in B-2 zoning will be
permitted on the property.
Commission Member Millspaugh made a
motion to recommend approval of the request for rezoning. Paul Cobb seconded the motion. The Commission voted unanimously to
recommend approval of the request for rezoning.
The Commission found that the zoning
change as requested would not adversely affect the adjoining property and would
be in keeping with land use planning in the area.
NO. 4: Mr. Rick Gunn presented an application to rezone from O-I,
Office-Institutional District, to I-2, Light Industrial District, the property
located on the northeastern side of Chapel Hill Road (2026 Chapel Hill Road)
between Maple Avenue and Kilby Street and being as shown on Alamance County Tax
Map 111, Block 461, a portion of Lot 109.
The request is to rezone the rear portion of the lot -- 300 feet deep and 140 feet wide.
Mr. Gunn pointed out that only the rear
portion of the lot is being requested to be rezoned which, in his opinion, is
more neighborhood-friendly. He also
maintained that a long, narrow lot is often difficult to develop as
office-institutional whereas I-2 zoning usually doesn't need road frontage to
Planning Director Harkrader stated that
staff recommended approval of the request for rezoning. He pointed out that the visual view of the
deep lot will still be zoned O-1.
Commission Member Cobb made a motion to
recommend approval of the request for rezoning. Rev. Hargrave seconded the motion. The Commission voted unanimously to recommend approval of the
request for rezoning.
Commission Chairman Starling recognized
several Elon University students attending the meeting, and Mr. Harkrader
introduced Mr. Tomas Murawski from the Alamance News.
There being no further business to
discuss, the meeting was adjourned at 7:20 p.m.
Donald C. Starling, Chairman
A. Byrd, Jr., Secretary