Planning Board Regular

Mhm.

Good evening. Welcome to the town of Pittsburgh planning board regular meeting for Monday, August 17th, 2026. Call this meeting to order. And certify that we do have a quorum. Um Uh Ms. Allston is not here as well as uh Ms. Christina Piard. Has everyone had a chance to go over the agenda? Do they have any um

Oh. It's good.

Right. For the agenda. Has everyone had an opportunity to go over the agenda? Do they have anything they'd like to change? If not, I'll take a motion to approve as opposed or so proposed.

So moved.

Second it.

Motion by Ms. McAdams and seconded by Ms. Allston. Uh all in favor, say I.

I. It's The agenda is approved. We do have a um We do have to make a motion on Mr. Buster's absence of last month. I know we've all discussed the reasoning for it. Um so with that, I would like to get a motion to uh hopefully approve his absence.

Is excused.

A motion by Mr. Wilson to excuse the absence. Do I have a second?

I'll second.

All right. I think Connie said it first. Ms. McAdams for a second. Um all in favor of excusing Mr. Buster's absence for last month's meeting, uh say aye.

Aye. And that is unanimous. And the minutes. Does anybody have any modifications to the minutes? Hearing none, I'll take a

I'll make a motion we approve the minutes as is.

It's motion by Mr. Wilson, second by Mr. Buster. All in favor, say aye.

Aye.

Aye. Motion passes unanimous. Minutes are approved, and we can go into development services updates.

Just have um four short updates for the planning board, and I appreciate your time this evening. This is a reminder our planning director starts on August 1st. It is Kevin Lewis, and he is from Knightdale, and he'll be joining us. So, the next meeting will be introducing him. Um there is a process update for the UDO items that will be coming in September. We want the Board of Commissioners to sign off on the the basically adding some bugs to that process. And there'll be a letter to industry that should follow that. There is a development map online that is available, and next meeting in September, we will do a presentation of how that can be navigated, how you can sign up if you need assistance for something on that map. It basically tells you where in the process any development that is in town that is happening. Everything from site plan all the way through construction.

And then the UDO comment site is also up and running running and um we will do a presentation on on a portion of that next month as well. So we're just going to give you some updates for what's coming for next month.

Thank you.

All right. Um we did not have anyone sign up for public comment. We will move on to our first action item PB 26 Intrepid Bell rezoning.

Good evening, board.

Good evening.

Okay. This is conditional zoning case PB Intrepid Bell property. And that Sorry. The subject property is approximately 4.047 acres and is located along Highway 15-501 um just south of the Hall River Filtration Plant um and across the highway from some single-family residential and uh a bit north of some single-family residential as well as the Chatham Parkway that's under construction. The property is currently developed with a single-family residence, uh detached garage, a storage shed, and a swimming pool. The property is currently zoned uh rural residential agricultural district, which is the RA2. Um, the adjacent zoning districts to the north are rural agricultural district, which is the RA5. Um, and then to the south, west, and east are rural residential agricultural district, which is your RA2.

The applicant is proposing to rezone the property to community mixed use center conditional zoning district. And the intent of the community mixed use center, um, in the UDO is to provide lands to accommodate, um, moderate to higher intensity auto accessible and development that's appropriate for highway commercial areas, um, to serve the town and the region. And the intent of the CZ onto this community, um, mixed use center is to be consistent with the character of the surrounding areas, so it's a bit lower intensity. The Pittsboro land use map classifies the subject property as residential. Um, therefore the proposed rezoning to community mixed use center conditional zoning is inconsistent with the land use classification. Um, and a little bit about this, um, in the applicant's case, the proposed conditional zoning is consistent with the overall goals of the Pittsboro land use plan, so making sure that, um, growth and encouraged growth is safe and smart along, um, transportation corridors such as highway 15-501. And under state law, the NCGS 160D-605, um, the board of commissioners can basically approve a rezoning and it can be inconsistent with the land use plan. And if they approve it, it makes it, um, that future land use gets amended accordingly. And so, no separate plan amendment would be needed to update the future land use map. Um, the applicant conducted a community meeting on March 31st, 2026, and the community meeting report is attached in your packet. A full list of uses in sand zoning conditions can be found starting on page two of your staff report. Um, the applicant is proposing residential uses as such as single-family detached and live-work dwellings, as well as office and recreational uses, including

community gardens, office buildings, greenhouses or nurseries, community centers, and indoor and outdoor private recreation and entertainment facilities. Permitted accessory uses include accessory dwelling units, fences and walls, storage sheds, and swimming pools, spas, or hot tubs. Um, I want to point out two conditions that speak directly to some of the concerns raised at the community meeting um, about noise and development intensity. Um, for any outdoor recreation facility, outdoor lighting is going to be shut off at no later than 10:00 p.m. Um, to kind of reduce that um, not light or noise to surrounding properties, as well as the condition for outdoor entertainment uses, we're excluding uh, weddings and concert venues, um, or parties that run past 10:00 p.m. And another condition that's specific to this property, if the property is redeveloped, they only they will only have one driveway access point. Um, this will limit the multiple points of ingress and egress for 15501. Um, as well as parking is going to be located on the side or the rear of the property. And so, planning staff recommends approval of the conditional zoning case TV 26-215 and Trevitt Blvd. property as proposed by the applicant. And um, I'll be happy to answer any questions that you have. I Tyler Stinson is also here, the applicant, to also answer any questions.

Thank you.

Yes.

Yeah, question real quick. The the property to the north is actually it's not residential currently. It's the water treatment plant, right?

It's

Okay, okay. It just showed that on the Okay.

There is kind of like a little sliver that is a separate parcel, but it is still

Yeah.

owned by the by the town Sanford.

Yeah, yeah, I saw that. Yeah. I guess so.

I believe I saw in there somewhere that they don't plan to remove the house.

They they plan to use that building.

Correct.

Yeah, that that building will remain and it will be converted into office space, most likely.

Like the whole house or just part of it?

I believe the whole house.

Okay.

The the plan is to mainly Anyway, I'm Tyler Stenson. I'm a project manager with Intrepid Build. Uh first of all, sorry that Zach and Clark couldn't be here, the owners. Two, also want to congratulate town on the new planning director. That's a big move for the town, so I'm excited about that. But for the property, the our main goal is to get all of our staff under one roof. Right now, we're on multiple projects, multiple properties as our offices. So, this would allow us all to get under one roof and be a team start collaborating together. So, to answer the question, it would be to look at upfitting the the existing property to be a more of a like a office uh area for us to to have offices and work space.

Any any other plans for the property? I mean, the house doesn't fill up the whole space.

Um currently, um no. Our main goal right now is just to be able to get in there and make it our office for Intrepid Build for all the project managers, construction staff, and supporting staff. Uh and then possibly looking at uh, adding some options that we have like, um, as a commercial builder with unlimited electrical license and unlimited construction, we'd like to showcase some of the our capabilities on site. For example, uh, we're partnered with American Buildings. It's a steel structure, New Core. So, potentially looking at an accessory structure or, uh, another principal structure added onto the site to showcase or, uh, expand our opportunities growth. Uh, as Intrepid grows, of course, we want to hire more project managers, staff to to learn more work.

So, those accessory or showcase buildings would be other office space?

That's essentially, yes, ma'am. It'd be

attached. Uh, the right now our our thought is to look at like maybe attaching it to the existing structure if we need to expand upon our current, uh, occupancy load on the house. But again, that's not something as a site plan right now, um, or something that we have like hardcore designs on. Um, just kind of some thoughts, uh, that we've had initially.

Okay.

What do you anticipate being the capacity?

Uh, that's something I would I would assume the fire marshal would be able to to give us, but we would be within that, um, that requirement from the fire marshal's office as occupancy load for the property. But, I mean, right now we're we're less than 20 employees. Um, most of those employees are field staff, so they'd be on site, uh, running work. They won't necessarily have, uh, an office, but they might would have a uh, a shared office that could be a landing spot if they're in the office, but I do mainly use it for like project managers, the owners, of course, and, uh, a conference space that we can bring clients in, um, to talk about projects.

Mhm. Okay.

Um, we have no other no further questions and, uh, accept the motion.

Accept the motion. We'll, uh, uh, approve the, uh, taking of the, uh, um, of the rezoning. All right. Uh, motion by Ms. Alston to, uh, approve the rezoning. Do I have a second?

Second.

Second by Mr. Wilson. Uh, all in favor say I.

I.

All opposed?

Opposed. Nay.

All right. One nay. The motion passes 5 to 1.

Just say thank you and again, thank you for the staff uh, for working with us through this process. Very appreciative. Um, and again, you're welcome to stop by and answer any questions you have, but uh, we definitely want to be a community partner with the town and the county as

as we're growing. Thank you.

Are y'all in it now? Like somebody's there in case you said stop by anytime. Are y'all there or?

The owner is.

The owner is. Oh, okay.

Yeah. All right. Move on to our second item. Uh, PB 26-370, Hinton property rezoning.

Hinton again. This is conditional rezoning case PB otherwise known as the Hinton property. And this property is approximately 0.4 acres. It's located along East Salisbury Street, um, directly south from the new town hall site, um, and just north of the Walgreens off of 64. Um, to the west is commercial and office space, and to the east is single family residential. The property is currently developed as a single family residence, and it has a detached metal short storage shed on site. The property is currently zoned high density residential district, which is the R10. Uh, adjacent zoning districts to the north and east are also R10, and to the south is neighborhood commercial uh conditional uses, uh C1 C2. To the west is light industrial, which is the M1, and highway commercial, which is the C2. The applicant is proposing to rezone the property to office and institutional conditional zoning district. Um, the intent of the office and institutional

district is to provide lands to accommodate a mix of office, institutional, small scale retail services, and multi-family development that serves as a transition between higher density and mixed-use industrial districts and residential districts. The Pittsburgh land use map classifies this subject property as downtown support, and therefore the proposed rezoning to office and institutional conditional zoning is consistent with the land use classification. Um, the applicant uh the applicants Deborah and Pete Henton uh conducted a community meeting on July 11th, or sorry, excuse me, June 11th, 2026, and the community meeting report is in your packet attached. Uh, a full list of the proposed uses and zoning conditions are also found on page two of the staff report for this application, as well. And the applicant is proposing residential uses, so a live-work, a single family, duplex, or townhome, along with some small scale office or commercial um institutional uses such as medical and dental offices, restaurants, um office or government admin spaces, yoga, galleries, libraries, or bed and breakfast uses. And all accessory uses for the O&I office and institutional zoning districts would be permitted um according to the accessory use specific standards within RU DO in sections 3.3.4 and 3.3.5. Um I would also like to highlight two additional conditions. Um So, Tri River Water will need to issue a will serve authorization for vertical construction. Um and if the property is ever redeveloped or new construction occurs on the property, um all parking is going to be located on the side or the rear of the property. So, it won't be uh fronting on East Salisbury Street. And there will be sidewalk connection on site.

Um planning staff recommends approval of this conditional zoning case PV 26-370 as the applicant offers. And um attached to any of your packet is the applicant's presentation. She couldn't be here tonight. Um but in her place is Mr. Andrews. If you have any questions that he may be better um suited to answer.

Thank you. Does anybody have any any questions?

Oh, just a couple of general questions. Um I just want to make uh yours. So, you know, we have some uh structures and areas that are designated uh as historical. Uh Now, this particular property I do believe is not does not have any formal designation, but could be of historical interest. So, do we have anything on the books that requires advanced notice uh for the demolition of a structure.

Now, the very explicitly report beside if we were going to do it from the county side, that would be at the county level. I think it's up. Cuz we don't have that in our books.

When any of the plans actually come in, they have to go through county and that includes Sa He just all the the historic and the notes. That has to be on that part first. We don't do that piece. That's not under our It's not even within our NEO in that part. That's on his side. So, we will have to wait to that stage for that piece comes into play.

So, I mean, we've got a couple conditions here about uh parking in the rear, sidewalk connection, etc. So, here here's my question. And again, I'm is it a plausible or a uh plausible

condition by the town to be notified in advance of the demolition of a building?

Yes, we can put that in as a condition.

Okay. I don't know what the feelings are of the rest of the board here, but uh you know, again, there is no formal designation, but there is historical interest. And I think that we should, you know, have a condition that prior to any demolition that there be a 90-day advance public notice and notice to the town.

I agree.

That sounds fair.

I notice.

I can speak to the intentions of the sellers for the city. You know, that I think they put their blood, sweat, and tears this. They renovated it from absolutely nothing to the structure it is now. They do have a condition that they're offering owner financing and if it was owner financing, they want the structure to remain as it is. They don't want it to be destroyed or modified to a great extent and destroy the historical aspects of it. So, they hope it remains as is or whatever, but I understand your concern.

Yeah. Yeah, I don't give a whole lot of credence to hope. So.

I noticed that some of the neighbors' comments were about were concerns about parking. And I think it said that the the maximum number of spaces was 14 to 16 or something like that.

I think based on the backyard area that we have and the impervious surface requirements, that's the maximum we can have here.

So, so I'm concerned about that. I I used to work in the building that's an old house at the corner of Salisbury and

Masonic, which is right down the street from there. And we probably had 12 to 15 employees. And so I'm thinking if you if you can put that many people as employees in the building and then maybe they're seeing clients, whatever they're doing, it sounds like parking could could be an issue if you can only park 14 to 16 cars in the parking lot.

My understanding is that there's new legislation that's just passed by Raleigh that parking is no longer under our purview. Um, municipalities and otherwise. I understand your concern. I'm a huge advocate for parking in Pittsboro. I wish we had more boarding in Pittsburgh, uh, but uh uh it's just the limitations of the property and and the situation in Pittsburgh as it is today. But, I I understand your concern.

And currently the the driveway is on the Salisbury Street. I mean, the house the building's on a corner lot, but the access is from Salisbury Street. Is there any plan to to change that to make access on the Farrell Street side?

There's no plans for us to change the driveway and everything. The reason why we sought this is we have not found the interest at the residential level because of Walgreens and the future town hall and everything. And so, we thought that a somewhat pushed toward the commercial zoning O&I was the perfect situation. But, I'm assuming there'd be some kind of site plan approval as far as entrance and driveways are concerned. So, the the current owners don't have any plans as far as where it would go, but I'm sure if if the town felt as though one entrance was better than the other, the the applicant or would have to do so, right?

We would We are simply changing the zoning.

Correct.

The house ideally is sold. The next owners would either have or have not some form of controls that we put on the zoning. I'm not sure that even the the store controls would be there after the sale. I don't know how that would work. But, that's the process, right? I mean So,

This would just change what they could they could do by right.

Yeah.

Um

And how they could sell it.

Correct. And then, uh you know, there would be a plan however they decide there would then be a site plan that would that would be another process later on.

You guys are giving us the guard rails.

So we could not put any minimum parking requirements on it. That is the new state statute. Cannot change that. For any kind of access, that would be dependent on what they're asking to do specifically and that would be a site plan and CDs both for that. So we would actually see both of those and go through it. You know I'm going to do the safety analysis for any new driveway requests and there if they depend on what it is it could require TIA. So it just depends on if they're making modifications at that point beyond what the structure is and that is.

What's the status of those two streets uh that are uh perpendicular to the house? Uh is there on-street parking allowed or not?

No. Not on Fair. I mean might be allowed but it's not supposed to be there. Too tight for that.

No, that's what I thought but

No. Um the section that's going to have potential parking with the town hall is on I think on the other side. So it's not on that side specifically.

Is it on that You're saying that there's going to be parking on Thompson? Or on or I I don't know. There

So look go back and look at the design. One of the streets has on-street parking. I can't remember what section top of my head. Sorry.

I guess to your point is there a plan to expand Farrell Street?

No.

Or

Cross.

Salisbury? Or Thompson? The portion that is coming off the town hall side is is what's already there. It's being dated and then the parking inside with the expansion in the future for town hall. That's all that's on that

Yeah. Well, it is tight. I mean making the turn onto Salisbury from Farrell is dangerous-ish.

Yeah.

So and that the those are all items that would come that you if they when they if when they propose a plan, if they might they may have to do some street improvements.

Yes.

That would be site plan to do that. That would come at that point.

Cuz they haven't come in with any kind of plan to go with this. There's there's no way to make any requests on those items because we don't know what that would be. And we don't have a TIA. We don't have any analysis for what that driveway would look like. So, putting that on at this phase would not be appropriate.

Yes, at at this point it's kind of in a not singling out Mr. Andrews, but he could he could tell you anything you want to hear now, essentially. Um but it wouldn't matter once site plans come through and things are actually actually done. This is just giving them like he said the guardrails for what they can do by right.

And and with consultation with the town, some of those uses that would normally be used under O&I were eliminated voluntarily just because we wanted to keep it within the bounds of what what most people would want it.

Any further questions or discussion on that?

For me, it's consistent with our future

land use map, and that's what we're here to assess. And I think that it fits right in and it's with it's what we wanted it to be and feel good about it.

I agree. Um there's nothing else and I'll I'll accept a motion.

I'll move to approve the rezoning.

I'll second it.

Is it the right time to propose an I'd like

So, it needs to be now.

Yes.

Mhm.

Okay, I propose an amendment that a condition be placed on the rezoning so that if the structure is to be demolished, that there be public notice at least 90 days in advance.

Sorry, Alan. I may have We might jumped it a little bit because technically we did have a motion to approve and a second. So I think technically we need to vote on as is before making before proposing the condition. Or can can she amend her

I can.

Which Okay.

Yes, I'll amend my recommendation of approval to include Alan's condition. And I'll second it. So for notice of historical building demolition. Not historical building demolition.

Just a a demol- a notice. Did you say Did you say 90 day?

90 days.

90 day notice of any demolition. Okay, so we have a motion and a second to approve the rezoning case with the condition of a 90-day notice of any demolition of the current structure. Uh all in favor, say I.

I.

All opposed.

I didn't say.

Uh the second was Miss Austin. Um motion passes unanimously. Okay, that was all we had as far as action items. Do we have any discussion items from staff? I guess we already gave us updates. We'll go to board comment. Anything anybody would like to share?

I'll share. For anyone who doesn't know, this is my last meeting. Yeah, I've been on the board for 5 years. It's been really a great pleasure. Thank you so much to staff for all your hard work that you do for the town. I feel like I'm leaving you guys in really good hands.

You'll be missed.

Thank you, Charity. Your your contribution to this board is absolutely going to be missed. It's been very very appreciated. Thank you. You said even 5 years?

5 years.

Okay. So then also with that, she is the vice chair. I'm going to wait until we have until the town board appoints a another member and we have a full board to vote on the next vice chair. So we're all on the same page there. Um That's

Just got one thing. I do have a request from staff. Could you give us at the next meeting a summary of what the changes have been as far as parking the new regulations that go into effect. I appreciate that.

One of the items on next month's

Okay. All right. Great.

And yeah.

That'll be good. Um Does anybody else have anything they'd like to share before we adjourn? I'll thank everybody for being here tonight making it a nice smooth good meeting. And uh with that then I'll take a motion to adjourn.

I make a motion to adjourn.

Motion by Miss Austin. Do I have a second?

Second.

Second by Miss Charity. All in favor say aye.