MINUTES OF THE WHITSETT PLANNING BOARD
The monthly meeting of the Whitsett Planning Board was held at 7:00 p.m., Wednesday, August 1, 2007, at the Whitsett Town Hall. In attendance: Board Chairman Bob Maccia, Board Vice Chairman Joe Wheeler, Evelyn Rutkoski, Patrick Hickey, Jr., Homer Moser, Ella Efird, and Councilmember Jerry Rice. Absent: Paul Lewis. Also present were
Ken Jacobs and from the Rock Creek Record Beth Seagraves.
Planning Board Chairman Bob Maccia called the meeting to order, and seated alternates Homer Moser and Ella Efird to vote, followed by a delayed arrival of Board member Patrick Hickey.
1. Adoption of Minutes
Planning Board Chairman Bob Maccia asked for any changes to the minutes
from the Planning Board meeting on June 6, 2007 (July’s meeting, falling on
July 4, had been cancelled). Motion made by Board Vice Chairman Joe Wheeler to adopt the minutes from the June 6 meeting as presented; seconded by Ella Efird. Adoption of the minutes carried by unanimous vote.
2. Discussion of Buffer Zone Ordinance - Continued
Board Chairman Bob Maccia reopened discussion on the buffer zone ordinance which continued from June’s meeting where various language changes were introduced to clarify and better qualify Town requirements for conforming buffers between commercial and residential properties. Major concerns and issues dealt with types of plantings, spacing of plantings, establishing a time limit for plant maturity, and the need for year-round foliage, e.g., evergreens.
Following June’s meeting, Board Chairman Maccia worked up revised wording to possibly replace section 4-8.3 as it currently reads involving primarily minimum tree/plant height when initially planted and minimum height at full growth and touches on the aspect of providing shade. Chairman Maccia distributed copies of the rewording to the Board for review and consideration to be recommended to the Town Council members for reaction.
The paragraph presented read as follows:
Section 4-8.3
Required landscaping should consist of trees and/or evergreens
having an 8 ft. minimum installed height. All plantings should
have 12 months of foliage so as to present an attractive year-round appearance and to completely screen adjoining residential property.
Chairman Maccia pointed out the emphasis on “year-round” greenery so that buffers would not be merely seasonal; but would provide perpetual blocking of lights and noises.
Homer Moser resisted setting down a guideline that could likely result
in a solid divide that would block a homeowner’s view from his property.
He further stated that if Whitsett were a little friendlier towards business owners/developers, the need for a tighter guideline would be minimal or nonexistent.
Evelyn Rutkoski questioned if the issue of permitting alternative methods of compliance should be addressed since in previous discussions the Board leaned towards allowing the business owner and property owner to reach agreement on
a buffer between properties that would be acceptable to both parties. This was soon discounted because if the residential property were sold, the new owner would be living with a condition agreed to by the previous owner.
After some ambivalence among members with regard to the revised language
on the table, further discussion resulted in a general consensus that the proposed paragraph would be adequate in an effort to improve buffer stipulations.
A motion was made by Board Vice Chairman Joe Wheeler to recommend the language as presented by Board Chairman Bob Maccia to the members of the Town Council for consideration and possible adoption in the future; motion seconded by Ella Efird. The vote for approval was four in favor, one [Homer Moser] against. Motion carried.
2. Any Other Old Business
Board Chairman Bob Maccia asked for any other old business; and there was none.
1. Review of Proposed Guilford County Animal Control Ordinance
Board Chairman Bob Maccia distributed copies of the subject ordinance to Board members and alternates who had been charged by the Town Council to review the document developed by the County in accordance with recent meetings of the County Animal Coalition. Those present were to take home the 16-page document in preparation for the Board’s future discussion following the County’s progress on finalizing the ordinance. The County’s adoption of an animal control ordinance will prompt action by the Town’s Planning Board to come forth with recommendations to the Town Council.
Board Chairman Bob Maccia asked if anyone had any other new business to be discussed.
Homer Moser strongly expressed his objection to the placement of the newly-dedicated historic district roadside marker, and wanted to know when it would be removed. Ken Jacobs explained that it was understood that the current location was only temporary, and that certain steps to arrange for the permanent location of the roadside marker were in progress.
On a similar matter, Planning Board Chairman Maccia mentioned that he planned to approach the members of the Town Council about considering refurbishment of the brick veterans monument in front of the Town Hall. Chairman Maccia stated that, if it is determined feasible, hopefully improvements would result in visually making the inscribed names of veterans more prominent and easily seen.
Another new-business issue raised by Board member Patrick Hickey dealt with a stretch of Highway 70 that is viewed as potential growth area. Board member Hickey stated that he would like to see several processes started relative to land-use options along the Highway 70 corridor, adding that he felt that Whitsett was not “business friendly.” And, even though he would like to protect what we have, he felt that we should also be fair to those property owners with acreage along 70.
Hickey stressed that the Town needs to move on making changes in thinking along the lines of what is reasonable relative to development. Furthermore, Whitsett cannot continue to keep their heads in the sand and blame Burlington on the water situation without making efforts to communicate and negotiate with Burlington on water. Even though Whitsett has an agreement with the city, the members of the Town Council are not making the effort to contact Burlington to establish rapport and reopen dialogue towards progress or even exploring water access options.
At this point, Homer Moser excused himself from the Planning Board meeting; and Patrick Hickey became seated.
Lengthy discussion ensued on the broad scope of what makes sense for Whitsett from a planning and development perspective, which involved such specific issues as water and sewer provisions, density and zoning requirements, long-range land-use planning. Board member Hickey stated that he is not qualified—nor is the Planning Board—to map out a plan.
With regard to density and zoning, Councilmember Ken Jacobs stated that
rather than look at density and zoning as issues, he would like one of the
Town’s goals to be development of a comprehensive land-use plan with some long-range strategies towards potential development and businesses while protecting residential areas. Greg Niles, Guilford County Director of Planning and Development, it was felt, would be the Town’s best resource for expertise.
It was agreed that the following actions would take place to initiate further discussion on the objective of planning Whitsett’s future:
· Ken Jacobs would contact Greg Niles requesting that he come to a Planning Board meeting to educate and help the Board grasp a knowledge of good planning methods and options; and to especially explain to the Board how
and where to begin.
· Patrick Hickey would contact a developer to gather information on density and zoning requirements. A developer could also help with the issue of water and sewer needs from the developer’s perspective.
With no further business before the Board, Planning Board Chairman Bob Maccia invited a motion to adjourn. Motion made by Patrick Hickey to adjourn; motion seconded by Ella Efird. By unanimous vote, the meeting was adjourned at 8:25 p.m.
With the cancellation of September’s Planning Board meeting, the next meeting is scheduled for 7:00 p.m., Wednesday, October 3, 2007 at the Town Hall.
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______________________________ _________________________________
Jo Hesson, Town Clerk Bob Maccia, Planning Board Chairman