Joint Public Hearing

Let's do it. Good evening everyone. Thank you for joining us. We're going to go ahead and get started with our February uh joint public hearing. Thank you to all of our LUR members as well for joining us. Um, we are going to start our evening with the adoption of the agenda. Are there any changes to tonight's agenda? Questions, comments, or motion to adopt?

Motion to adopt.

Second.

All in favor?

I.

Any opposed? Majority approves. Motion carries. We will move forward with the agenda as is. Um, our first, well, our joint public hearing item this evening is ZMA-1-25 phase and reserve. Mr. Smith. Thank you, Mayor Day. Good evening, council. Good evening, Lur. Thank you for joining us. Uh so to jump right into it, the uh the joint public hearing for tonight, uh like Mayor Day said was ZMA 1-25, which is zoning map amendment for a uh mixeduse uh development entitled phase and reserve. Um throughout this presentation, I'll get you familiar with uh where the uh the project is proposed. We'll go over the uh steps that the applicant has taken to get to this point. Uh we'll go over some specific details about the the master plan and some specific uh flexibility that's being requested and then we'll close out the night talking about the comprehensive plan and alignment with the town's goal uh for growth. Um so without further ado, uh the subject property is made up of uh two parcels that are about 58 acres in size. Uh the subject properties are located uh on the north side of Oldfacing Road about midway between I540 to the west and Bethlehem Road to the uh to the east. Uh currently the property is vacant and undeveloped. And what is being proposed um is a uh a

reszoning um from the rural transition zoning district to the UR12 uh plan unit development looking at the zoning of the uh surrounding area. Uh in general uh the land uses are are residential in nature uh with a variety of different densities depending on uh which direction you go. Um but there are uh existing uh neighborhoods and planned neighborhoods all uh within this vicinity. So as a reminder, the proposed zoning district is urban residential plan unit development or UR12 plan unit development name projects phas and reserve. Uh the applicant is Dave David Gorman with walk 7 development. Uh his team is here um present tonight. We'll address the board when the time comes. Um but again uh the total property size about 58 acres and the specific land use being proposed is uh total of 184 residential units uh broken down by uh 106 uh single family units detached and then 78 town homes. Uh those will be attached uh for a proposed density a little over uh three units an acre. So like always, you know, here's a quick uh look at the proposed master plan. uh just to give you a mental image as as we're t going through this uh this presentation here. Uh we will get into more detail so it won't be the last time you see it. Um but to uh talk about the the timeline and and what uh staff has been uh working with the developer on. So, it's been about a year or so now, maybe a little bit longer, that we've been in communication with the development the developer, working through our typical process um from the pre-application meeting all the way um to neighborhood meeting uh to development review committee review and then tonight is the town council and LURB's joint public hearing. Uh so we're here tonight to to hear from everyone, including the public, uh to gather

feedback uh on this proposal, um to see if there's any uh improvements that can be made to to better align it with uh the town's goals. Uh just to uh take note, all public advertisements have been uh requirements have been met to hold this joint public hearing. Um so jumping back to about a year ago uh we held a uh pre-application meeting with the developer um to discuss uh the proposed project and just generally set expectations and uh deliver information related to uh unified development ordinance, our development regulation consistency, uh comprehensive plan consistency, uh comprehensive transportation plan consistency, uh roadway alignment, uh other you know other goals, and other adopted plans that uh we typically review whenever new development comes in. Following month, the applicant uh submitted a formal sketch plan um that that's showing a variety of housing types uh different lot sizes um you know as you can see on the screen u you have the uh town homes and then some of the single family detach products um kind of in distinct pods there. Um so as we were working with the developer, we were talking about other ways to intermingle uh housing types um across the neighborhood. So uh they submitted another sketch plan in in August of 2025. You can start to see uh that the housing types start to front uh the future Widewaters Parkway extension through the uh center of the site. Uh start to develop uh better definition of open spaces towards the uh the center of the site. Um and then um also they added in a uh commercial out parcel um to better align it with the the mixed use neighborhood future place type. After that uh the applicant held a

neighborhood meeting which is a requirement um before master plans are submitted. Uh they actually held two different um virtual meetings you know consecutive Mondays. Uh there was a good turnout of uh neighbors about 33 people in that October 20th meeting. Uh we had good conversations about uh just the existing vegetation and buffering that you know that could be expected as this development is if this development moves forward. Uh there's discussions about you know ways to to limit clearing and uh you know be cognizant of environmental impacts as a result of development. Uh we also had discussions about uh the roadway improvements internal to the site and external um in general site access connectivity to um the two adjacent neighborhoods. So to the west there's the Church Hill neighborhood and then to the east is is the uh Woodfield uh neighborhood. Uh we had you know good turnout from the Woodfield Lane uh residents. So, uh, you know, we did have discussions about, uh, you know, interconnectivity and and the town's expectations and requirements for, um, connecting new neighborhoods with old neighborhoods. Um, then we, you know, continue that conversation talking about, you know, different impacts that could be anticipated from this development. Uh, the the routing for construction traffic, uh, possible noise and viewshed impacts, and then, uh, construction timeline as a whole. and then public utilities and and what that means um to the area. The next month, the applicant submitted a formal master plan. Uh so we scheduled it for uh review with the development review committee to uh look at all the technical contents uh um of the plan to ensure consistency. Um so what you have seen on the screen is uh what was proposed right after the neighborhood meeting. uh you'll see more definition

of the central open spaces. You know, some example imagery of uh the quality of of these open spaces that uh you know could be expected out here. Um but but really you start to see uh increased connectivity uh internal and external um and a better uh mixture of of housing types throughout. So um that brings us to you know some of the technical comments that we discussed with development review committee at the uh December 11th 2025 meeting. Um since this is a resoning no action was taken by the development review committee. However uh there have been uh there were conversations at that meeting about lot width and adding you know variety of lot widths and housing types. again talking about general uh roadway design, alleys, making sure alleys were um you know connected and and you know weren't uh resulting in dead ends. We talked about different traffic calming measures you know specifically in between the two adjacent neighborhoods, Churchill and Woodfield. Um you know trying to explore different methods that you know may calm traffic as as neighbor as uh traffic flows between the neighborhoods. Um again talked about general roadway improvements, you know, the expectations for uh the infrastructure that would come along with a development of this nature. Uh talked about the phasing plan and then uh in the environmental u vein talked about storm water conveyance and and design. So after that they uh resubmitted uh last month uh to uh get on this agenda. Um so uh now what we see here is the proposed master plan that is being considered tonight by uh town council and lurb. Uh overall it's 58 acres in size, 184 units split between uh single family detach product and attached town homes. Uh similar to most of our plan

unit developments, there are uh requested uh site development allowances uh that that um you know would be uh necessary if this plan were to be approved as drawn today. Uh we will get into that. Um but along the process, you know, we we talked about environmental features and and what the existing conditions of the site look like. uh they had a wetland sketch map uh done to show you know where the uh existing ponds are on the property, where existing streams are. Uh this helps identify you know potential environmental impacts and uh the need for uh other environmental reviews and and things of that nature. And then uh as they the applicants started to develop this master plan you know we uh identified that there would be uh you know news river buffers around those streams which limit you know constru construction in those areas. So uh in green on the screen you you'll see uh most of the areas that will be um the the trees existing tree canopy will be preserved. uh that's largely made up the of the 30 foot wide buffer that's around the entire perimeter of the site. Uh also these uh in areas on either side of uh the regulated streams. Um and then just some other um common areas there. Uh overall there's about 10 acres of uh preserved tree canopy anticipated with this which would be about 18% of the site. So to get into the specifics with the uh lot breakdown as proposed there's 53 front-loaded units. These would be single family homes uh with uh 60 foot wide minimum lot widths. Uh what's shown on the master plan are a range of uh wider lots between 60 and 75 ft or so. Uh the uh products are currently proposed as as twotory products but uh

the applicants request an allowance up to up to three uh story maximum. Um so these front-loaded town homes would make up about 29% of the development. Then there's also a single family uh row home which is a rear loaded home. It's a narrower lot um with a proposed minimum of 32 foot. Uh the applicant has provided uh lot fits for a 32 foot and a 40 foot wide lot. You know, showing that uh the homes that they anticipate building could fit uh within those parameters. Again, they're proposed as twotory, but could go up to three. Uh and then these rear loaded single family detach would make up about 28% of the development. Then there are 78 reloaded town homes. These are our attached units up to six units in a run. Uh the lot sizes would range between 20 to 24 feet. Uh again, these would be uh primarily proposed as two-story units. However, they are requesting approval up to four uh stories uh for these town homes. And these town homes would make up about 42% of the site. I mentioned previously this is a a a mixeduse neighborhood. The uh applicant did propose a non-residential or commercial out parcel by the site access and old phas and road. Uh the intent here is to uh provide a variety of neighborhood scale services for you know the new new uh neighbors of this uh this proposed development as well as any existing neighbor in the vicinity. Uh you know these things would be anything from you know professional office, medical office, uh you know daycarees, recreational facilities, small restaurants um you know really just something to to give uh the the people in the vicinity uh another option for goods and services. U on the bottom of the screen is just a a conceptual rendering of what uh this 7500 foot

commercial structure may look like at the entrance of the neighborhood. Moving on to the phasing plan. Uh it's anticipated to be built out um in 8 to 10 phases uh depending on how you look at it. Um you know with uh as shown on the phasing plan the uh residential portion would be constructed uh earlier on in the development uh and they would work through there and then uh the plan the phasing plan shows the commercial out parcel being developed as the last phase. Uh this is something that I discussed with the applicant to see if you know maybe there's a way to um bring the you know the commercial portion online sooner to start providing those goods and services earlier on to the to the neighbors and uh folks in the vicinity. Um there's also just some overall um fine-tuning of this this phasing plan to so we can all understand how Widewaters Parkway will be constructed, how access the site will be accessed, you know, earlier on in the development. You know, looking for ways to uh limit impacts to those existing neighbors uh the neighborhoods on on either side. Moving into open spaces, uh the uh applicant has demonstrated that they're able to meet the recreational open space requirements. Uh almost 7 acres is required. They're proposing almost 10 acres um to be split among uh rec uh active open space and uh passive open space. So, when we say active open space, we're talking about uh the soccer fields, playgrounds, botchi ball courts, um public greenway trails, um things of that nature, a clubhouse, swimming pool. Um so, uh all of those elements are shown here um on the master plan here. And here are some example imagery that the applicant provided as part of their application.

Then on to the passive elements, they are providing an excess of uh passive recreational opportunities uh through uh you know trails around uh storm water facilities with a fountain, a community garden, a berry patch. Um uh there's a couple native tree groves um that are being proposed. So, uh this central area is really kind of intermingling your active and and passive uh recreational spaces um to provide those opportunities to uh neighbors. And here are a couple example images of what could be expected in those passive open spaces. So, moving on to architectural standards. uh the applicant has uh submitted a list of architectural standards that they're willing to commit to. Uh they've uh proposed a zoning condition that would uh you know commit them to uh the the concepts and the the language that's outlined in the PUD document. Um so here are examples of product that uh could be expected if this development were to be approved. These would be your front-loaded 60 ft um lots with with you know garages facing forward. And then uh the the written language that that dictates these architectural standards are pretty uh similar to what we we typically see um for plan unit developments. You know, talking about different um product types, widths, uh parking, garages, you know, different architectural elements. Um there's some language in there about outdoor living spaces, minimum sizes there. Uh some language about uh you know what the garage doors look like. So uh they've they've outlined quite a bit uh that that's generally consistent with what we see for for a neighborhood of this scale.

they with their uh smaller product. Here are those narrower lots uh that would be uh rear loaded accessed by by alley uh with parking in the rear or on street. Uh again, these are, you know, very uh in line with with what uh we typically see. Again, they've uh highlighted some outdoor usable space. Um some other ways to make sure that there's articulation and um you know, things on all sides of the of the home. Then here's some some town homes again attached uh in runs of of no more than six uh two stories what's being proposed. Um but again like the u like the single family they're you know very uh the language aligns with what we typically see um here. So um as always we will continue conversations with uh the developer you know and uh you know see see where we land. But in general like I've said these are aligning with what we typically see. And then there's that rendering again of the commercial uh out parcel building that uh could be seen out there if this is approved. So moving on to pedestrian connectivity. Uh it's an important aspect here in town of Nightdale. Uh throughout the development, all uh roads will be will be public. There are some uh private alleys, but all the public roads uh will have either five or six foot wide sidewalks on them. Um and then the main collector road through the property which is Widewaters Parkway uh would be uh constructed to the uh the main street crosssection which is a 70 foot wide uh road with with uh bike facility sidewalks on on either side. Uh there's also a requirement that Widewater

Parkway includes a multi-use trail on one side. So, uh, the, uh, applicant has, uh, modified the cross-section in certain situations. Um, so I don't know if you can see this laser on the screen here, but Widewaters, they'll have a multi-use path, uh, along the roadway here. It'll peel off through the open spaces, uh, that kind of come through the central open space and then tie back in with Wide Waters Parkway, um, to to come back to the, uh, to meet up with Oldface and Road there. Um so overall um pedestrian facilities are being proposed. Uh roadway connectivity uh you have it from from old facing road to uh the north where there's a future uh railroad bridge or rail crossing. Uh the applicants also proposing connections to both neighborhoods on either side. Um and you know with that they are proposing some traffic calming uh measures at that connection point as a way to to slow motorists down uh as if they do uh enter and leave those those areas. And here's just a blowup of of that specific. So what has been discussed up until this point is is what's called a choker. And essentially um it it reduces the the width of the lane by you know placing some curbs to reduce the width and uh cause the motorist to to slow down as they are uh either entering or leaving uh whichever neighborhood um you know they may be going to or leaving from. Um these are uh this is one of the approved traffic calming devices that that we have in our our policy. Um, and it's something that that we we ask the applicant to explore. Um, and you know, in an effort to uh make sure that when trips do go on those roads that at least they're um being aware that it's it's a

neighborhood and and not necessarily speeding through. Mentioned that uh there is a need for a uh railroad crossing. Uh this was identified in the town's comprehensive transportation plan. Uh you have a con concept um drawing at the top of the screen just that generally you know shows the parameters of this. Um so we've been working with the developer uh quite a bit on this. You know this connection's uh very important to the town uh to make a connection from uh from Nightale Boulevard all the way down to Bethlehem Road. I'll show you a a graphic of of what that looks like. But um I will say that the applicant has been engaging with other with uh with uh engineers and design professionals on what a bridge would look like and you know how they need to design their site to uh ensure that you know this bridge that goes over the railroad is actually a viable option. Uh we are still working through the fine details of that. you know, you can imagine that the construction of a bridge uh over a railroad, you know, isn't the smallest feat. So, you know, we've been working with our transportation partners. We've been working with the applicant and and really kind of pulling all our resources together to figure out how uh the town and and the applicant, you know, could um partner um together to to make this crossing a reality. Um, so I hope to learn more about about what that totally looks like and and what uh the the town can do to to help uh ensure that this vision is achieved. Um, and uh we'll provide updates and can answer questions about you know what we know at this point. But here's a graphic that um shows. So at the top you have Widewaters Parkway um that is existing um you know nearby the the Mango Creek Park uh that

would connect. So you have that red line that shows from the top of the screen all the way down to Bethlehem Road. Um Creek View Crossings that approved neighborhood at the at the top of the screen. Uh they would be uh constructing their portion of Widewaters um through their development. Um, and then in the middle is the proposed phasing reserve showing that uh corridor in red still. And then at the bottom is the Lynen Oaks development that was approved in 2024. You know, they're moving close to construction getting out there. So, um this this graphic just shows that uh whenever this corridor is completed, it will um create a significant corridor that can can get folks from Nightdale Boulevard all the way down pretty much to I 87. As with most residential developments uh of this scale, a transportation impact analysis was required. it tripped the uh the 150 peak hour trip threshold um to require this. So uh the applicant engaged a traffic engineer to study uh the subject property, the the proposed land uses, examine the uh immediate vicinity, look at the different intersections uh you know in the area um that are expected to be impacted based on travel patterns um as a result of this development. It also considered uh several of uh approved um projects in the vicinity uh and outlined you know uh those other developments commitments that uh that would uh ideally help alleviate you know traffic concerns in the area. So through the analysis uh they they studied uh what the project uh the trips that

the project would uh generate and uh my understanding is that the the study also considered this if the the bridge were operational. So you know it considered additional traffic actually being able to come down from Nightdale Boulevard um rather than just you know studying traffic as an isolated um you know segment of road. Um through that analysis uh they also looked at uh the impacts to Woodfield Lane uh in the adjacent neighborhood to see if you know cross connectivity would uh negatively impact uh you know uh the level of service that that the the neighbors on on Woodfield Lane currently experience. Uh the study found that really the anticipated number of trips to Woodfield Lane are negligible. Um just because um with the construction of Widewaters Parkway, it would be anticipated that you know the neighbors of the new development would use Widewaters to get to either you know Oldfacing Road or go up you know whenever the railroad crossing is constructed. They'd be able to use that roadway rather than um you know going through Woodfield Lane or going through Church Hill. you know, I can't can't guarantee that, you know, motorists won't, you know, travel on those public roads. Um, however, you know, based on on this the study and the analysis, it's not anticipated that significant number of trips will actually go onto uh Woodfield Lane or, you know, into uh Church Hill. So the study uh recommended that uh the developer make uh roadway improvements at their site access on oldfacing road uh by constructing a variety of of turn lanes. Um you know the the entrance at the neighborhood uh if you were leaving the neighborhood to get onto Oldfacing Road uh you would have a stop sign coming out and then you would be able to take your right or left movements. Um so that was uh the first alternative that was recommended by the study. Um

then we asked the them to also study what a roundabout looks like in that location at the site access and oldface road. Uh it's a there would be two collector roads that are meeting and our regulations would require a roundabout um at that location. Um it Oldfacing Road is a DOT road. So we would you know need to continue working with them um to make sure that you know the roundabout would meet all their requirements. But what this the study the transportation impact analysis found was that if a roundabout were to be constructed it would operate at a acceptable level of service uh you know through construction and and beyond. Um, so, uh, this roundabout was even identified as as a hot spot by the town council in years past. You know, it's a priority of town councils for a roundabout. So, you know, I've had conversations with the applicant trying to um, you know, see if they can do a little bit further analysis to see if if one of our roundabouts would fit in at that location. um you know in an effort to uh provide some traffic calming and and just an alternative design to your your typical uh traffic light. Um so we will you know have ongoing conversations about that. Uh the applicant has identified some rightaway constraints um with with the roundabout but you know I anticipate furthering conversations with them to see if a roundabout would be a viable option. So, that puts us to the requested instances of site development allowances. Uh, the majority of these are are your typical um your setbacks, your your lot with reductions, your driveway lengths, kind of your your typical site development allowances that we've been seeing plan unit developments employ for the past couple years. Um so overall they're requesting reduced lot width. Um for the rear loaded product you know for the town home it'd be a

minimum of 20 foot uh regulations require a minimum of 30. You know this is consistent with the town homes we've been seeing 20 22 24 foot wide uh lots and units there. Uh we see a lot of times the request for reduced uh driveway lengths. They're uh 35 ft driveways are required for all the units. Uh a little typo up there. What's being requested is a 25 ft uh driveway length for the uh the front loaded single family and then a 20 foot uh driveway minimum for the rear loaded. Um so town homes have 20 20 foot long driveways and then all the other units would have 25. There's a request for setback relaxation um for town homes. Town homes have a 10-ft side setback. They're requesting a three-foot side setback. And then for the uh clubhouse amenity uh be classified as a commercial building type which has a maximum setback of 30. uh they're requesting relief from that to not have a maximum setback so they can uh you know push the amenity site off off of the road and you know try to create some some buffer um between that. Uh one another site development allowance that we've been hearing a lot lately is uh the request for for mass grading uh so residential clearing and grading. Uh the UDO does not allow um grading um for lots greater than 60 feet until a building permit is issued. Uh the applicant is requesting that they're allowed to mass grade um the residential lots and the areas within the infrastructure, so roadways and everything. uh asking to be able to masquerade in in one single phase and and uh take care of you know do approach uh the development of the property that way. Um you know we've talked with the applicant you know let them know that you know generally uh masquerading is is

not not what you know the town would necessarily like to see all the time. you know, we would like to see some selective um clearing or some some finer looking at at the lots um to see if there's any, you know, good healthy trees that you know could be preserved and kind of incorporated into the design. Uh you know, I believe the applicant is prepared to kind of speak to this, you know, this specific uh site development allowance. You know, maybe highlight some of, you know, they're seeing um benefits for for this type of approach. Another typical site development allowances from our distribution of uses. Um since it's plan unit development, you there are there is uh just a slight variety and and breakdown of different housing types um throughout. But uh based on the proposal, it seems to have a a good uh an adequate um distribution between your detached single family and your town homes and then that uh that neighborhood servant commercial up front. Another we were talking about the roundabout right there at uh the site access with um Widewaters Parkway. Uh again, the roundabout would be the town's preference because this is a NC DOT road. Um, NC DOT was part of the transportation impact analysis uh review and it's my understanding that that they didn't necessarily flag any uh you know concerns with with the roundabout being constructed here. Um you know with with uh traffic flow and everything. So um again you know staff is recommending you know a little bit closer look at at if this uh roundabout could be feasible here. Um so we'll continue those conversations and uh you know provide an update. Then for water allocation policy uh the applicant has demonstrated compliance um by um proposing several of

these uh recreational open space elements and and other um features um of the development that um you know would comply with with the water allocation policy. um you know through uh the implementation of of affordable night um including some alternative storm water designs um some some public art ours some way finding signage to direct traffic um to important places throughout town clubhouse uh and a a playground equipment. So uh they are meeting uh the the intent of the the policy. So we will continue working with them to uh ensure that this policy is upheld. All right. So, we're wrapping up here. So, just as a reminder, the uh the proposal for phasing reserve has a bason district of UR12. All of those uh development regulations for that bay zone district must be met unless the alternative provisions are u proposed. Those are those site development allowances we discussed. As a reminder, council can request but not require additional conditions. Uh I will note that the applicant has offered uh a zoning condition related to uh the affordable housing um night affordable night. Um and then staff has also recommended a couple extra conditions which you know we'll go through uh here in a moment. But as you know, um, prior to, uh, the adoption or rejection of a zoning map amendment, the, uh, town council has to make a consistency statement, uh, that's, uh, related to the comprehensive plan and why the actions reasonable in the public interest. So, that's just a reminder as we dive into the comprehensive plan and and what is called for um, on the subject properties. So looking through uh the three map series included in the comprehensive plan uh the intentional growth area map identifies us as secondary growth area. It does not necessarily mean that growth is prohibited in this area. It just

encourages forward thinking and and uh unique uh designs to propose a development that's compatible with the with the adjacent neighborhoods. Uh it's uh it's encouraged to have a mix of uses a mix mixture of densities um and intensities. Looks for a way to uh create new and energized neighborhoods that connect to existing and uh future developments and then encourages that uh infrastru you know investments are made into uh the town's infrastructure public infrastructure. Next map is the urban small town framework map. Again, this this outlines the desired characteristics for different areas of the town. Uh it's identified as a mixeduse development target area. Uh and it's also uh income the properties encompass a a trail oriented development corridor. Um there's not a whole lot of guidance provided, you know, in this map here. Uh it defers, you know, it kind of details more information to the future land use map. um which you know the future land use map is uh it shows the preferred development pattern um for specific areas and it sets the the framework to realize the town's vision for growth and development. Um so the future land use place the future place type map um is identified as mixeduse neighborhood uh which encourages a mixture of uses with safe and convenient uh pedestrian access uh a neighborhood that provides uh goods and services. Uh that's also uh has a design that's compatible with existing and future neighborhoods. uh one that has varied housing types, lots and u home choices uh with homes oriented towards the streets uh and open spaces, small parks um and then also um consideration of environmental uh features present. Comprehensive plan goes one step further and uh outlines specific development

patterns that uh would be appropriate for a mixeduse neighborhood. Um you know um so we have all this information has been included um in in the packet for tonight. Um but in in general you know there are um recommendations for the way that the streets are are laid out, the way the h the buildings are oriented and and you know they're massing um you know other ways to treat open spaces, ways to embrace uh the the environment. uh you know there's recommendations to make sure that we have complete streets and you know have uh multiple modal options for for neighbors and in the vicinity and then there's some uh recommendations on sustainability efforts that should be considered looking at the place type transsect the mixeduse neighborhood falls into neighborhoods category what this this graphic shows is uh how different land uses or densities ities and intensities can uh merge together or or transition from from open spaces, your rural development patterns all the way to your more uh more urban development. So your so it goes from your rural open spaces to your urban small town. We talked about roadway connectivity and discussed wide wide waters Parkway and the uh the ongoing discussions about the railroad crossing. Uh as such the the applicant has demonstrated general compliance with the railway network plan uh that's you know contained within a comprehensive transportation plan the UDO. Uh the same applies for the sideass and greenway plan. Uh mentioned that there's a multi-use path proposed on and off of the Widewaters Parkway uh to to make sure that uh pedestrians can can traverse the site. uh saw this graphic just just again this

uh this proposal if approved would uh contribute to this uh major collector road uh and would be responsible for the construction of the collector road. Um and so just again showing the future connectivity through the area. looked at the strategic plan. Uh there are uh for development of this scale uh there are three three focus areas that u you know could be embraced. Uh you know I encourage the uh the applicant to further detail how they they uh align with with the strategic plan in their their PUD document. looking at the comprehensive parks and wreck master plan. Uh subject properties located within several of the service areas of Nightdale Station Park, the community pool, uh Mingo Creek Park, and Harbor Park. Um we've mentioned that uh greenway connectivity would be increased if this were to be approved. So, uh, eventually this this, uh, corridor could get folks, uh, from essentially from I 87 all the way up to, uh, Mingo the the Mingo Creek Greenway and other, uh, recreational opportunities throughout town. All of the uh developments in that are proposed in town are uh encouraged to embrace as many of the uh comprehensive plans guiding principles. Um so looking at this and looking at a neighborhood of of this scale, you know, it' be anticipated that um they would be able to embrace uh most of the uh guiding principles from what they've demonstrated. uh things such as townwide placemaking, inclusive livable town, h home and neighborhood choices, environmental stewardship and state sustainability, multimmodal transportation system, and community facilities and services. As I mentioned, the uh the applicant has

also uh done a little research into affordable night and look for ways that uh their proposal, you know, could further that plan, further the goals and vision of that plan. Um, so, uh, through the development and what they've demonstrated, uh, they're, uh, proposing a development that expands housing options. There's, you know, several different housing types, uh, on different size lots, uh, that could, uh, you know, give folks different options, uh, depending on stage of life they're in. Uh, with with that, there's also an idea of there would be a mixed income focus. you know, different lot sizes, you know, could have different price points again depending on, you know, what stage of life these folks are in. And then also inclus inclusive livable environment, you know, that speaks to pedestrian connectivity, ensuring there's other routing options other than just just the automobile to go into that. Uh so the applicant has offered this one uh zoning condition that um prior to the final plat of each phase they would make a financial contribution um of $250 per front loaded residential lot and $100 per rear loaded residential lot. Um so this would be a payment into the affordable night or housing trust fund. Um, and this this aligns with uh what was proposed and approved through uh the Parkside at West Lake. Um, kind of they modeled uh the financial breakdown on that. Um, so in total, this would uh if approved, you know, would generate approximately $26,000 that would be contributed to that uh trust fund for future use. Then looking at some of our uh recent approvals, you have pulled a couple of those zoning conditions. Uh you know, talking about um pollinator gardens at at amenity sites. Uh you know, including some educational signage to talk about

the environmental features that are present on the site. um you know looking for a way to to um ensure that you know we have a tree canopy but also uh vegetation that that is uh helps with diversity and and uh you know pollination. They've um just to make it a formal condition. You know it's a recommendation that they uh include these architectural standards as a condition so they're enforcable. Um and then the other two are related to making sure that the commercial out parcel is is uh set up for success in that uh utilities are stubbed to the property so that whenever a tenant or builder is identified uh they'll be able to just connect to those um you know those systems. And then the last one's recommended just that no construction traffic um you know utilize the roads within Church Hill or uh Woodfield. And with that, that concludes my presentation. As always, I'm happy to answer any questions. Um, but after that, the applicant and their team are here. They've prepared a presentation and they're prepared to address the board and council. Uh, then following that, since this is a public hearing, love to hear from uh from the the neighbors that came out. Um so after all that it would be staff's recommendation to um receive the public comment make a motion to close the joint public hearing and refer ZMA 1-25 to the land use review board for review and recommendation. Thank you.

All right. Thank you so much. Uh first we'll bring it to council. Any questions or comments?

All right, I'll get us started. Um, so first, thank you for your very thorough presentation. Um, one of the, uh, questions I have on my list of questions is about the row homes. This

is the first time I've seen the product referred to as road homes. Could you highlight how is that different from just our normal uh, you know, rear loaded single family home that we normally see?

Yeah. Um, I think it's more of a a terminology thing because, you know, what I see is they're they're a detached single family product. You know, that's that's rear loaded. Uh, it's a narrower product. Um, you know, maybe there's some maybe the applicant can speak to like that terminology, but it's it's similar to what you'd be seeing that's being built out in in Allen Park um and um you know, Forestville uh yard right nearby here. So, uh it's really just a detached product. Um, do you have a map handy of the Widewaters intersection with Oldfacing? Um, back in your presentation somewhere, the one of the things that I was kind of noticing, but I wasn't sure that it was highlighted well on a map, is we've been focusing a lot on the railroad crossing. Um, but when I was looking at the Oldfacing intersection with Widewaters, it kind of looked like it was teed up um with a single family home on the southern end of Old Fac. So essentially where the connections currently proposed, it kind of looks like it sets us up for if we wanted that extension, we would be looking at having to take someone's yard or or or something like that. Um, and so I just wondered if you could speak to that.

Okay. Does does this graphic at least help for right now? I know it's not zoomed in, right? Um but I can get to another one too, but um we're talking about wide waters at site access and old phaser road. And so when we were working with Lynen Oaks the past two years um to to work on the alignment of Widewaters through their development um we you know definitely noticed that there was a manufactured housing community Shady Acres um on both sides of Old Face and

Road and when we were working with Lynen Oaks uh we tried to see if if they felt that there would be sufficient room um kind of in this wooded area. um there are no homes right there um to to really reduce the the impacts of of the park. Um you know I will say that you know a final design has not been made of that of those two areas but it would you know definitely be our goal to to figure out a design um that doesn't impact yards. you know, it doesn't say that that that uh won't happen, but um you know, I think it's it's an ongoing conversation um and something that we can investigate a little bit more.

Yeah, I definitely like that looked at. I think on some of the zoomed in maps that I was looking at, it kind of looked like the intersection was split between the I think it's the Shady Acres property line and the adjacent home right there at Old Facet like right on the property line. And I didn't want us if there's a way to not line it up like that. I don't want us to set ourselves up for heartache in the future.

Understood.

Right there.

Definitely support all of the staff recommended conditions. Um, you know, I was looking at the phasing map and trying to decide if we were talking about using, you know, neighborhood roads, uh, to, you know, do some construction and, uh, would definitely support the condition to not do that. I know in the past there's been no way around that when we've looked at different neighborhoods where we've made connections and through the neighborhood as the only way to the development. Um but when we've got a you know a street that has to be constructed anyways out onto the main road, you would certainly prefer um that. I love the native planting commitment. Um I like the I saw

some of the land management stuff that they had done in our packet with um you know protecting as many existing tree stands as they could. So, I really liked a lot of that stuff in the community gardens. Um, kind of the elephant in the room is the railroad crossing up at the top. Um, and you know, kind of and I've told staff, um, that my worst nightmare is that we approve something, we get it set up, uh, the railroad's not constructable in the end after everything's said and done and we have, you know, counted on a crossing that we can never actually make happen. Um, and so I would really be looking to see not just concept plans, um, but a constructible like shovel ready project level of plans where we can just pick up the plans and pursue funding, um, whether it be grants or bond or something like that, but it's a becomes a shovel ready project for the town of Naidell to pick up. Um, I think this is a great opportunity. I've heard a lot of stuff about sustainable uh, initiatives in here. Um I we've really set ourselves up between the Greenway Trail up to the north, the Mingo Creek Parkway, I mean the Mingo Creek Trail, and now our new um Hodge Road uh nature park that uh the DOT just turned over to us where we've got kind of like an emerging wildlife corridor. Um and I would love to see us talking about and looking at partnering with this developer, the developer to the north to maybe pursue um an official wildlife corridor. uh designation here. Um there's some specific standards that apply to that from the federal government. It would be Wake County's first uh wildlife corridor. Um and so that would be an interesting uh something that I would love to see us explore. Um in terms of the connections to the nearby neighborhoods, um I think there's a great opportunity here to for the developer to assist with placemaking with those neighborhoods. Um you know, we talk a lot about placemaking. Uh we've talked about traffic calming here. Um certainly some signage uh you know

for the Woodfield neighborhood for perhaps for the Churchill neighborhood that you know lets you know that you've arrived someplace different or that you're passing by someplace different and hopefully not driving through. Um um I'll let somebody else go. That's kind of I'll stop right there for now.

Thank you. I I just had a question in regards to uh you had indicated that there was goods and services that were going to be in the first phase. Um so I guess for the retail space in terms of the businesses that uh we're thinking about is that something where the developer is soliciting for these businesses or do we actually are we involved in helping figure out who would be uh in these places?

Sure. Um so to start with right now the commercial was proposed as the last phase and we're hoping that you know maybe uh there's a way to get the commercial to move up in in the phasing schedule. But uh the way that the town participates in this is is is through this process and and setting the parameters for that uh for that uh commercial out parcel. Um that's by you know uh reviewing the uh proposed uses that that they've uh provided. Make sure that it's you know small enough scale um that you know it's comfortable that we're be comfortable that it's not going to generate too much traffic but it's also still providing a good need. Um, and so like the intent of the plan unit development is that the master plan's proposed with these residential units and then there's enough of a box that's filled for this commercial development that whenever a uh a private uh developer approaches the applicant and says, "Hey, we'd be interested. We know that you're uh you have this commercial out parcel. What can we do here?" they can take the PUD document, you know, approval documents and say, well, you know, this is what town council approved

for for this commercial out parcel. And then that can that can help them solicit and and find a tenant. It' be less the, you know, less of the town, more of private development driving that.

Um, so yeah, I'd like that idea of a wildlife corridor. I'll start off with that. that that's something I've been thinking about for a while. I know we've had citizens uh talk about the loss of habitat, loss of trees, u you know, so I think sort of actually putting that on a map, maybe start thinking about it in general is is a good thing. Um the sort of same concern there with the the parkway uh Widewaters Parkway of the Railroad. Um just making sure that we fully understand what it is. unless I was sort of trying to see that. But I think the the town's um perspective of what we think it would be from what I was seeing is about 30 feet tall uh from if I was reading that correctly above the existing grade. So um yeah, just making sure you know if that could be visualized uh you know I think about the impacts over there on Sunday silence um you know how I think that 30 ft tall is about as tall as this building. um you know should that we need more trees along that slope uh you know it just not be sort of an eyesore and also those you know u the front-loaded lots that are further down you know we'll make sure that you know actually you know that slope doesn't come down into their front yards I think that would would we definitely need to have that piece of information um one one quick question for you um so at DRC you said that there were several things that were discussed. I I noted lot width, variety, uh and road and alley design and a few other things. Were those items addressed in this

latest submitt? It appeared that they were, but were most of those addressed?

Yeah. Yeah. At at at that time there were some front-loaded products that were proposed less than 60 ft. There there's limited instances where town council has approved a front-loaded product that's less than 60. You know, there are some 50 foot wide. Um but that was um kind of the lot width discussion was you know how could we you know get 60 foot wide front-loaded lots you know throughout the neighborhood. Um and then lot variety at at that time there was uh there were still distinct pods of town homes and and different housing types. Um so as a result of those conversations at DRC they came back revised the plan uh you know through conversations and and kind of shook up the puzzle. Um and you know so that was uh the lot width and variety that we talked about. And then um just we were talking about what roadway roadway design, you know, frontage improvements on Old Face and Road, uh you know, what Wide Waters Parkway looks like, you know, really the nitty-gritty of what those crosssections uh look like. So that's what we were we were talking about generally. and and I'm I'm glad that the roundabout seems feasible because I'm assuming that with a roundabout some of the the tapers and all of that tend to go away because you you know everybody enters the roundabout sort of at on equal footing. uh certainly support that, you know, even if we as a town need to think about how we can really support that to make that but but it certainly uh meets our standard, you know, for those two intersections. And I think for um the Woodfield subdivision, for example, it it could be um you know, if that were in place and um you know, left turns are horrible sometime. They're just terrible. So being able to go down and come back around, you know, right turn and come right back around is certainly a much safer movement and certainly safer I think in terms for pedestrians getting across. Another thing that I thought about that I don't know it really applies here, but just something long term to think about is as we continue getting more pedestrian

activity, we're encouraging pedestrian activity along Old Face and even the crossing uh bridge crossing across I 87 is not the most conducive for pedestrians right now. There's no sidewalk. So just something I think long term to think about.

Thank you. So, I guess really for me it's more of a point of information on one point. Uh, what constitutes or prompts whether a developer has an in-person virtual versus a virtual meeting? I see both of these meetings were virtual and I do know that sometimes that can create, you know, barriers and limitations for some residents. Do we have a mechanism that triggers whether it's in person or virtual?

Right. So right now we just we give the developers the option of virtual or in person. My understanding is that as a result of co 19. Uh so during during that time before then it was all in-person meetings and then things shifted and we started to provide the option for uh the virtual meeting. Um and it has just remained um you know it's not not a written rule that it's one or the other or you know if it's a certain size it has to be this way. Um, it is up to the the developer at this point.

Um, yeah, I I I definitely would love for us to just from a staffing standpoint circle back around to that and and look at how that can actually be more in person if possible. I think residents deserve the um developers standing and and giving testimony to the projects they're bringing. Um, you know, I appreciate the developers um lens of looking at our affordable housing um plan, our affordable night plan. Would love to see although I know they have sort of implied with smaller lot whiffs and things of that sort that could create different price triggers. Um, but you know, it could, but it doesn't

necessarily say that it would. And would love to see some type of designation, whether it's at a 80 to 100% area median income, you know, designation on a property for a period of time. I know we've had a development or two that has come along and had those sort of through a sunsetting provision over some period of time. Um I I'm very much so like with councelor McDonald on you know looking at ways to where there can be some strategic um um sort of design around some of the existing treecape versus the total masquerading or maybe looking at the masquerading more on a phase appropriation. But um overall I think like I said that you all have done a great job of helping to sort of bring this to some visioning. I think there's still a little work to do but I think we're getting a little closer to it.

Thank you. I was interested to see the proposal for the potential of a four-story town home. Um I think particularly if those four-story town homes had rooftop features. Um I know I've seen some of those kind of down on the Capefir River around Castle Hane where they've got, you know, rooftop features that are looking out on that fourth story um of the town home. Um, uh, the one of the questions that I had is kind of I know the commercial building is the on the last phase, um, and not necessarily to be built, although I would certainly support that being included as part of this is actually the building of the commercial building. Um, what size potential are we looking at with the commercial building? And like I know we've looked at a list of uh you know types of businesses that we would be allowed in there but you know kind of what what could it accommodate?

Yeah. So right now uh it'd be proposed as a 7,500 square foot um building you know maybe broken up into different suites but you know looking at you know maybe professional services professional offices um you know your medical dental um you know uh you know maybe your yoga

studio uh you know small restaurant

that would be like maybe four bays or

Yeah.

four or five small businesses.

Yeah. Yeah. Small smaller suites. um hopefully to help out.

Um on I think it was page six in our council uh packet uh but there was a reference to inset maps 3B and 3A. Um and I couldn't find those anywhere and I was just wondering if we could get those

Yeah.

provided at some point.

Yes, I can get that.

It was a zoom in on some of the blue water features and things like that.

I can do that. Um so on the yeah on the mass grading um yeah it's um first of all I like the idea that there's exceedence in you know some of the open areas uh you know that that that speaks well and I think they've done a good job with that where they have it. Um it, you know, one thing to consider is maybe think about um you know, additional trees. Are we getting enough tree cover sort of planted back? You know, we've looked at different calipers sometimes and that. I think there could also be an opportunity um as we explore that rail crossing, you know, may maybe, you know, should some of that burming take place, you know, maybe not be so um you know, to come later, it could be very very drastic. So almost having some of it in place or or maybe have it appear to blend more into the surrounding area I think could be helpful. I'll sort of circle back on that. Um and the other the other comment I'd say is um you know always love the idea of a community garden. I think it's great. Um you know I'm not sure you may need to provide they may need to provide some parking or something close by. you know, I'm just, you know, I I know if I don't

know how h how far I'd like to trek to a garden, you know, with just a wheelbarrow, you know, for So, anyway, just a thought there, but um I think I'll just leave it at that for now.

Thank you.

That was that triggered one more question for me. I didn't hear anything about we've heard guest parking in basically every neighborhood that we've looked at over the course of the last 18 months. Is there any provision for

on street guest parking?

So, um, as currently, so the southern section is frontloaded, so on street parking isn't going to work necessarily there, you know, so it would be all on-site. Um, Widewaters Parkway would not have on street parking. Um, so really what you're seeing is is on street parking up in uh in these areas here. um on on one side of the road. There's also some some guest parking here by this this amenity site. Um but in general, you know, there there's probably less on street parking than than we than we typically see. Um you know, we we typically recommend, you know, a half a parking space per unit. So, one space per two units. Um which, you know, would would be a little bit light. You know, what's what's being shown is a little bit light on that. Um but um you know maybe the applicant can kind of speak to their their thought process on not overdoing on street parking in their perspective. Just one quick u just second or follow up. I I also support all staff's recommendations that you you shared up there. All right, I will bring it to the lur before we have the applicant speak. Are there any questions from our lur members?

Yeah. with phase one. What is the time between phase one and phase approximately?

So the transportation impact analysis said that the buildout year would be 2029. Um so you know rather quickly um but as in in terms of construction timeline and I would defer to the applicant you know they'll probably give you a better estimate of how they see it being phased um timeline based on you know their their experience and everything. I also want to be in um I heard last week about our storm water measures and alternative measures for that such as having certain that they mentioned our new park for being one of those services. I was thinking maybe house that might be an option but I completely agree with the bottom of parking being an issue in a neighborhood where it's an old neighborhood but it's got too much street parking and there are owners who have two parking spots per home which means their teenager has nowhere to property for your family storage. So that's a safety issue in my world.

Thank you.

Um I also have a few questions uh on the parking as well.

Do they have an idea of what they're going to put in the covenants? Just because if they don't have parking near their single family homes, well, first, how many spaces or how many vehicles can fit in the I guess the proposed driveways that they have?

Yes. So, so our minimum standard, so they're for the front loaded they the length of the driveway would be 25 ft. For the rear load, it would be 20 ft. the width would have to be between 12 and 18 feet. So based on those dimensions, you could get you could get two cars in the driveway. Um some of the architectural conditions are saying that the the single family the front loaded single family homes would have a twocar garage or so there's stipulations on the garage spaces. So yeah, so there'll be, you know, parking in the garage and then parking in the driveway and then on street parking. I can't speak to the HOA covenants. You know, that's that's more of a private agreement that would be established. You know, town does review them like as we get closer to a neighborhood being built. Um, you know, maybe the applicant could speak to, you know, some of the other neighborhoods they've worked on kind of what they, you know, have done to ensure that. I'm guessing maybe like parking enforcements may be a concern.

Yeah, that's why I mentioned it because of parking enforcements. Um, and I'm thinking about when guests do come, if they don't already have on street parking, people are going to park there anyway, very likely. So, it may prompt a letter to them or an unwanted phone call, which, you know, brings disgruntled neighbors and it just comes down to what kind of lifestyle do they want to make sure that their residents have. Uh we recently did some training with the utilities department. So I have a lot of questions about or I'm still understanding when it comes to the wetlands the cause and effects of masquerading and such. But can you tell me what percentage of this property is

considered wetland because it seemed like almost 80%.

I don't know the percentage off top of my head. Um

I was looking at one of those maps. Uh maybe one of the first two maps.

Yeah, I'm not 100% off the top of my head. What percentage is the wet is wetlands and stream? Um

page six maybe.

Okay. Um so when they fill in all that wet land, where where will the water go? Is it all going to go to those um the I guess the storm water infrastructure? Is it all going like what would typically fall in on those wetlands are is it all going to now flow to the storm water devices? So, so I'm not an engineer, but generally, so there's, you know, state and federal regulations that that um dictate how you can impact wetlands, what's classified as wetland, what's jurisdictional. Um, and there's rules and regulations on, you know, how much you can impact. If you impact so much, then you have to, you know, do X, Y, and Z. Again, I'm not fully versed in that, but uh my understanding in general is, you know, if they get those if they get the systems uh the impacts permitted, then they they would have to still convey the water. They have to design a storm water system that conveys the property or conveys water on the property and doesn't, you know, uh divert water or or um I guess push water off off site without them treating it first. Um, so they'll be, you know, constructing a traditional storm water pond. They're also, uh, committing to constructing a what's called a constructive wetland. So essentially reestablishing a wetland in another location and and getting water, um, to to go there. Um, and then also some a bio retention um, system. So

there are some alternative um designs that are are being proposed to help um treat the storm water before it uh leaves the property and and goes to uh our our drainage uh system.

Two more questions. What does GR3PD mean?

So that that is general residential three plan unit development. So that's a zoning district. So uh a residential development that allows up to three units an acre. And then the town homes, the ones that are facing that commercial building um or adjacent from the commercial building, when residents look outside of their home, are they going to see that commercial building? Is that their view?

Based on the drawing, I would think so.

Okay.

Just being it's right across from it.

Thank you. Um so you had mentioned that the greenway or the mixeduse pathway portion will cut off from the White Waters Parkway and then wind around.

Um the area that winds around there, is there any plans for pedestrian lighting in that area?

I don't know if we've gotten that detailed quite yet. you know, that is that is something that u with other neighborhoods that we've been reviewing is is looking at uh you know, what what the what the lighting looks like at night in those areas, especially with with trails. So, you know, pedestrian scale lighting is is something that our regulations, you know, say it it is permissible and it says, you know, how bright they can be. Um, so that's something that, you know, could be considered here.

Okay. Thank you. And also could you please just clarify a little bit more about the phasing in terms I know I think one of the staff recommendations was to ensure that the Widewaters Parkway entrance is essentially constructed in phase one. Correct. Um just I just when I look at this my immediate thing that I see is that there's really only one point of ingress and egress unless it's through other neighborhoods. So um yeah if you

could just clarify that and then kind of how that works with Creek Crossing and how close they are since this is contingent on their completion as well since I know their build out is 2029.

So,

yeah. So, you know, based on this drawing, you know, it's it's a little unclear of, you know, if folks will be able to come in if if Widewaters Parkway will be constructed, you know, day one to to serve um you know, the first phase, those front-loaded homes. Um I have communicated with the applicant that I was a little uh unclear on the intentions here. So I do think that they're going to address that in their presentation. Um you know so I think you know there's some clarity there. But definitely you know we want to limit the impacts you know from going through adjacent neighborhoods um and you know looking to um route the initial traffic you know into their site from you know their driveway on Old Basin Road rather than you know bleeding out to other neighborhoods. One last thought. Um, with our meeting with the storm water control manager, he says we were a little murky on the timeline. Has he had his input into these plans? He says often times he doesn't see the storm water control ponds for instance in their plan until late in the game.

Yeah. So, uh, so we have storm water, um, within our public works department, we have storm water folks, and I think that that's who you're speaking about. So, they're on our development review committee. Uh, they they do review the plans from sketch plan, master plan, and beyond. So, uh, you know, Ike Archer, he they looked at the plans. Um, a lot of times at master plan, we don't have the full calculations and the the full storm water um, design. Uh it's it's more of um you know the engineer will you know use their professional opinion uh an expertise to um show a an area that

should be suitable to you know convey all this water and then you know if the pro if the project is approved then at the construction drawings they would u submit more detailed plans and calculations um and then you know that's whenever um you know Ike Archer and his team would would look at erosion plans and storm water plans in in greater detail.

So, it's similar to like the commercial building and what's going to be in there. You got to wait till later in the process to see specifically what those ponds look like, for instance.

So, I guess what would you be looking for? What would be of interest? making sure that it's adequate size to to capture the water

in the materials and the safety measures like for instance does it have a fence or not that kind of

yeah and you know there are there are regulations in place that if the the certain slopes um are present along the ponds then fences would be required um it's generally being looked at but as the as any project moves forward, it gets more and more detail presented to us and then our professionals review it for compliance.

Thank you.

All right. Thank you so much. At this time, we will uh give some time for the applicant to speak. It's being a little point that

you need the mouse for that laser.

All right.

All right. Uh good evening, uh Mayor Day, uh members of town council. My name

is Toby Coleman. I'm a land use attorney with Smith Anderson in Raleigh. Um and uh thank you for the time tonight. Thank you for everybody for for coming out. Um as always, this is these joint public hearings are really useful in this process and and we find it to be you know I think uh I speak for uh my client Lock 7 Development and particularly for Dave Gorman here. Uh when I say that, you know, the guidance that we've been getting from Gideon and his team and the guidance we're getting tonight is very helpful and we are listening and taking notes. Um as I mentioned, um Dave Gorman's here with me. His picture is up on the screen. he's going to be doing the bulk of the presentation. Um, also with us tonight is, uh, Brandon Moore of the site group who's really the landscape architect for this project, has been doing all the drawings and can answer a lot of the technical questions. Um, you know, in terms of this project, this is a, you know, as I think somebody said that Gideon gave a very thorough presentation. I think that's very accurate. Um, you know, this is a project that, uh, Dave and David and his team have been working on with the town for over a year now. Um, and Gideon did a really good job of showing sort of the the way that things have have worked out. We're really excited about where this is. And I think, you know, that the I think as some of the council members noted, while there's things that you guys still have comments on, I think the uh the impact of the collaboration with town staff really shows up in this project. you've got, you know, I sort of just going through uh before the meeting, you know, it's got a commitment as to, you know, to affordable housing, which is something you guys are seeing more and more of, but I think that really is something that that came from, you know, staff really giving some guidance. You've got green storm water, no, excuse me, green storm water infrastructure. Um, you've got, um, you know, extensive open space and, uh, recreational facilities and really a thoughtful development around some of the the wetlands and things like that. Um you've got um you know a crucial portion of Widewaters Parkway um and

while not part of this there is as Gideon mentioned a lot of discussion going on about how about how does design get done for that railroad crossing um and how does that work you know how does that partnership work with the town because it really is going to be a partnership um and then um and then you know we we have there has been a lot of work and a lot of coordination with the town to try to address the uh you know the both really you know Woodfield has been the most vocal about concerns about um about you know connections to the existing neighborhoods um but there we there's you know this plan shows a lot of thought you know it's not we're not we didn't just come in saying hey we're going to do something to try to address it there is you know a specific sort of trafficcoming device you know we've heard you know councelor McDonald thank you for your thoughts on you know some additional things we can We've really tried to address that in a way that's thoughtful but also respects the need for interconnectivity. So with that, I'll hand it over to to David who will give the bulk of the presentation.

Uh good evening. My name is David Gorman. Thank you for having me here tonight. Uh I wanted to thank Gideon for uh such a detailed and informative presentation. I'm really going to work to not uh repeat a lot of things he already said and try to just go into new new things I can provide. Um so I've been a developer for 20 years. Uh we build residential neighborhoods. I'm a partner here at Lock 7. Uh we we build retail, residential, um industrial. So we have experience with a lot of different product types. Uh I put a little four examples of projects that we've either currently uh we're working on now or we finished uh recently just to give you an idea of our expertise. Um we've we've done large resonings in Chapel Hill and Fquway Verina over the last two years. We just finished a town home project in downtown

Kerry and we just finished all the horizontal infrastructure and site work on a town home community in western North Carolina in Hendersonville. Um, so a little bit about uh this project. It's two two different parcels that are being assembled and developed at the same time. I thought this image from 1988 was sort of useful to talk about the history of the site. Uh it was used for agriculture and uh timber. Uh it was cleared at the southern portion and northern portion and the majority of the mature trees were towards the center of the site. Um there were dirt roads off Old Fasin in a similar location to where the new one is proposed as well as Woodfield Lane turned into a dirt road which then crossed over the railroad at an atgrade crossing um which technically still exists but the uh railroad will not recognize that as an existing crossing which is what's necessitating the bridge. Um other people have tried to develop these parcels. were not the first ones. They have uh not proceeded for various reasons. Uh the last one was in 2021 and it was a plan for the southernmost parcel but not the two. Um I think there were a lot of problems with it but the reading through the notes the two biggest issues were that it did not include a mix of housing types that we have provided and it also did not connect Widewaters Parkway because it only had one of the two necessary parcels. So this is the first time anyone has tried to develop both at the same time. So the next uh segment of my presentation I sort of tried to go through some of the areas that Gideon suggested might need more detail. Um I do want to clarify that we're going to direct construction traffic through old phase in and not through either of the adjacent neighborhoods. Uh if that was not clear on on our phasing plan, we will address that moving forward. Um,

we're going to work on these grading details. I know there's been a lot of talk tonight about mass grading. Uh, you know, with with a site like this with such a large road uh going through the center and then the amount of lots that have both alley and and front. So, there's significant amount of grading to be done. Um, as well as the fact that we're importing a significant amount of dirt to make the road and railway connection. uh you know, it needs to be graded more extensively than selective grading. That being said, uh we're going to work to try to preserve any mature trees we can. We are thoughtful in our construction, and this is definitely something we'll continue to work on with the town staff. Um also, we'll have a erosion and sediment control plan and a limit of disturbance, which will uh maintain the buffers around the site. uh that'll help create some separation between our project and adjacent neighbors. And then another detail that I think is important to bring up here is that we're proposing 30 foot buffers, landscape buffers around the site, even though only 20 foot is required. Um this will create a little more privacy and also allow more of the existing trees which are around the exterior of the site to remain. Let's see. Okay, so a lot of questions and good questions about our phasing plan. So we we put forth 10 phases. The goal was to have uh flexibility in the uh sequencing of which phases begin at which time. The overall concept is to start off old phase in and work our way back through the site. And that's why uh phase one and two are towards the front. 1A is a uh a pond that will be created to support those lots. Uh the pond is oversized and greater than what is needed which will support additional

development activity including the non-residential parcel. Um also on a project like this that has multiple housing types, it's it's not out of the question that there'll be multiple builders building at the same time. Uh that's because some builders that we work with build the larger single family homes and others focus on the town homes or the road dwellings. Uh so the the plan as we put forth speaks to allowing flexibility for the exact sequencing, but we understand that this has created a lot of confusion about what will start when. So we're going to continue to work with Gideon and his team to uh formalize this plan as we get deeper into the design. And then the the last point was one that um have been asked when will we bring the non-residential online. Uh the challenge with the non-residential space is that you need residents here which are commonly referred to as rooftops to support the retail businesses. So the plan we have it at the very end of the process. Um the thought was that the road will be in place and that the houses will be built, but very much we understand um the suggestions that were brought forth earlier tonight about moving it forward and that's something we can continue to look at as we move through the process. Um so I didn't I I don't need to go I think through all these because Gideon did a really great job. Um I can come back to this slide if if anyone has specific questions. Um but the general concept is we want to create unique interesting houses. Uh some of the UDO language put limitations on the width and and uh architecture and ability to create sort of a unique differentiated neighborhood. And so we've generally proposed allowances that we think make this an even more exciting interesting place to live. affordable

housing. So, um the town of Nightdale has an affordable housing plan. There's four components to it. Funding process, demonstration, and subsidy. Uh so, funding is obviously the the the first and foremost one. We've proposed to make a contribution for each lot. um the lot the payments are are greater for the larger homes and and and lower for the the single f the row and town dwellings. Um we've just seen that uh no one is better to uh dictate where this money goes than a trust fund that is set up to further affordable housing. Oftentimes this money is used for improving um older affordable housing or providing grants to new home buyers. Uh and it the money can be spread greater if we make it a financial contribution uh than if we had uh you know maybe one or two uh less expensive houses for uh at AMI levels. But that's definitely something that came up tonight that we can continue to look at for the process. Um, you know, we're creating a lot of different housing types and one of the allowances we've asked for is to create smaller lots uh than is typically provided, especially for the town homes. Smaller lots allow for less expensive housing. Um, and it follows a a trend in the market right now where interest rates are elevated and buyers are stretched. And so, uh, not only will the allowance allow us to create a more attainable housing, but it furthers the affordable housing goals of the town. Parking and traffic. So, we have 86 parking spots that are not uh directly in a driveway or a garage. Our narrowest lots are 20 ft, which is still wide enough for a two-car garage. Um, we're

anticipating, as we've seen in other communities, people will likely park in their driveways as well. Um, outside of the spots that are unique to lots, we have 86 uh on street spots or parking lots at the amenity or parking for the uh non-residential. Um, I've heard the comments tonight about additional visitor parking. I think they're wellounded. Um, usually there's a tradeoff with open or green space by adding more parking. So, it'll definitely be a balancing act, but it seems like there should be a a way to add some more parking. Um, we do think the 86 parking spots that we've provided are sufficient. Um, we we generally for the retail, we want to see four per thousand is and and we're exceeding that. We have more than four spots per thousand square feet of rentable area. Um I'd also bring up, you know, as I was hearing the conversation, we're providing walking trails, we're providing, you know, pedestrian paths, greenway. Uh the goal is really to encourage people not to drive everywhere. And we understand that people have cars and they still need somewhere for them to go. But, you know, we're really working on the design to make it uh, you know, you could bike somewhere instead of having to drive everywhere. So, let's talk about the bridge. Um, we have spent a lot of time on this bridge and we've met with several specific engineering firms that specialize in bridge design and construction. Um the the design that we originally proposed did not provide as much spacing as may be needed for the approach uh to make the turn to go up over the bridge. So the design that you see now takes into account this space that will be needed to make the approach. Um, we also changed the orientation of the housing at the bridge approach to address some of the concerns

Council Member Morgan brought up uh about having walls along the approach, but very much we can continue to look at the the Birming and the plantings. I think those are good ideas. So we met with Stantech, Kimley Horn, Banesh, Carolina Tea, all these firms design bridges and the way this process works for anyone who hasn't been through it, and I don't know why anyone would. Um, the the railroad is owned by Norfolk Southern. The trains that drive on this track are operated by Coastal Carolina. So you have two two different parties that have to agree to allow a crossing over the bridge. And the way the way the system works is that you engage an engineer which is the first step. You meet with Norfolk Southern which is the owner and they will set a budget a review budget that you will pay their costs to review the drawings you're proposing. And so what we have proposed to the town is we will advance the money for Northol Southern. We'll advance the money if required for Coastal Carolina. We'll advance the money for the engineer and then as this process advances we would be reimbursed by the town for this original engineering design. So first we need to understand how this structure will work. We are committed to managing this process, selecting an engineer, um, establishing these budgets and advancing from sort of just an idea into an actual concept that the railroad will approve. Once the railroad approves the design, then generally a contractor would be awarded and the actual final design of the bridge would be part of the construction scope with the contractor. Um, I we can talk more about this. We we have um proposed several

ideas to the town to save money on the bridge. Uh specifically reducing the crosssection because the design that's shown in the transportation plan is very wide and it's going to be more expensive than doing a more streamlined approach. Uh we've also proposed using a pre-engine engineered solution like a concrete structure. Um I mean one of the things that we've learned through this process and we've been you know many many meetings with the railroad and the engineers. The the image that's shown here has peers that are in the railroad right away. And actually the design that's in the town's transportation plan also shows peers, but Norfolk Southern has related to us that they won't allow any peers in their 100 foot rightway area. So, um, they're they're just we're making great progress on making this a reality, and I think we have a good plan to get there, but this is sort of how we think we can move the bridge from just an idea to a to a real thing. Um, storm water. So, typically storm water is retained in ponds. Uh, we do have a pond, but we're making it larger than it needs to be to make it an amenity. We've added a fountain in the center of it to make it more attractive as the greenway and a lot of the interior trails wrap around this new water feature. But in addition to just having the pond, we've agreed to a uh constructed wetland and a buyer retention area. Um both of which support natural habitats and are uh more gentle an approach to treating storm water. Um these were consolidated. They were removed based on feedback we got from council members and from planning staff. And I think now we have a plan that's more appealing and it's functional and I think it's going to be a real win for anyone using the trail. I think that's it. So, uh, yeah, that that concludes my

presentation. I'm I'm here to answer any questions that anyone may have and thank you for having me.

Thank you for providing the additional information. I'll start with council with questions for the applicant.

One quick question, David, thank you for the info. Um, as you guys seem to be um residential and commercial developers, is the plan to actually build out the commercial as a shell and then upon lease out it will go to whatever various commercial tenants. um or are you all looking to just placehold that and then actually um let a commercial developer finish out the project?

So, typically retail is either developed as spec or build to suit. Um spec development would be building it and then waiting for a tenant to come. Build to suit would be waiting until we had a user in place and then building the structure to accommodate the the tenant. Typically, we will look to build to suit, which means that early in the process, we would make it available um and as appealing to users as possible. And then once we had a coffee shop or a restaurant or an ice cream shop, we would then with the lease in hand proceed to construct the building for the user. Um, so this is sort of I think we talked about trail oriented development. It appears like there's a lot of trails. You spoke to that and all. Maybe you know if what are some things that you think about as far as signage or some some other unique features that you could bring to really enhance that sort of trailor oriented type development? Yeah, we we um we have a great landscape architect in Brandon uh who's here tonight and he might be able to speak to that. Um but we we have committed to uh putting wayfinding signage throughout the site um at the uh it's the the

town's preferred uh signage. Um but yeah, we want we want the public to come through these trails. We want the greenway to be an amenity. We're trying to make it as uh attractive as possible. I I heard one question earlier about lighting and safety. And these are all great questions that as we we move forward in the design, we can we can accommodate.

And and also what you showed as far as architectural. I I like I definitely like the front porches. You know, plenty of front porches. Sometimes we get um some that I feel a little skippy, but what you were show showing there, some almost including the entire frontage of some of those homes, especially the smaller product, I think is really crucial. Yeah, we we have um included language in our architectural conditions about a minimum for it, but by all means, it's it's not out of the question that they'd even exceed the minimum. And my first question has to do with the northern uh storm water pond up there. I know in the past we had kind of talked about some of the housing products that are there. Are there concerns with, you know, it's hard to tell on the map is the dotted line with the storm water pond actually where it goes or is that just sort of like a big foot, you know, like, yeah, storm water pond here. Um, you know, how does that interact with the bridge at that location with the grading and things like that that are required?

So, the pond that's further to the north, and I apologize, this is not a great image for it, but that's where the constructed wetland would go. Um, the pond that's at the center of the site is the larger primary pond. So, I think that the the exact design and orientation still has to be engineered, but we've designed the center pond to be big enough to make sure that the other pond will fit in the space that's provided. Um, the other thing I wanted to uh just briefly mention about our affordable housing plan, and I think we've seen it in the last two or three uh neighborhood

resonings that have come through, um, is a uh condition to uh have nothing in your uh HOA documents that would preclude uh accessory dwelling units in the future. Um, and so that is one of the things, you know, certainly on town homes, you know, and even the detached single families, maybe it's not as much of an or I mean the uh the row houses, it's not as much of an issue, but uh allowing the construction of accessory dwelling units where they fit in with town regulations in the future would be certainly something we'd love to see.

Yeah, that seems like a a request that would be easy to accommodate.

I I just had a quick question. you you had made mention about different builders are actually going to be building in uh in this subdivision. So I'm under the impression that they they will have to use the blueprints that are provided that we've approved and and things of that matter. Right.

Correct. The architectural conditions and the other uh site allowances would carry forward to whoever builds here. and the and the concept of having multiple builders um like Nightdale Station and Brio and there's many other projects in Nightdale that have multiple builders building in the same development. So that's not it's not it wouldn't be unique to this project, but any conditions that that you all would put on the project would carry forward for anyone.

One last comment about the railroad bridge. Um, you know, I understand we've literally got a giant hurdle to jump over here. And we we also have a uh, you know, a silent partner in the game that I'm not aware if they're in the room. I don't think that they are in the development to the north. Um, and you know, I know we're not not exactly letting you off easy on the railroad bridge. And really, you know, I my

desire is that we see a fully constructible plan brought forward. Um, but I wanted to just take a moment and, you know, reiterate our commitment to that process and engaging the partner to the north and doing everything in our power to bring them into this conversation and work with that as well.

Sure, we have interacted with the other developer and we can definitely continue to have conversations. Awesome. None others from council. Any from I have a minor comment. Um I I noticed your amenities had a I think it was a boi court. I'm probably saying it wrong.

Abachi court.

Yeah.

And then you had a soccer field. And I I just want to relate my experiences with a soccer field is the same thing as a multi-purpose field is the same thing as a blank field. And even if you put up soccer goals, somebody has to pay for the replacement of it. Um perhaps there's another use.

Yeah. Um I I think so when we were putting potential active uses in that space um we were brainstorming activities that the residents here might want to do and that's how we landed on botchi and soccer. But by all means we will continue to look at that and make sure what we're providing is going to be a benefit and also sustainable for the community. when it when it comes to the railroad, apologies. When it comes to the railroad, um I I don't quite grasp everything, but I did have a question. I understand that Norfolk has a um a rate that they're going to charge to review. Is it possible that they can share or have they shared or can they share um

some plans that they've approved in the past that is comparable to what we're going to propose or you're going to propose rather? So um the benefit of using sort of one of the engineers that we met with is that they all have recently constructed similar bridges that have gotten approved. So the the benefit of working with Stantech for example is they have bridge engineers that work every day with the railroad. Um, specifically to your question, I found the railroad to be exceedingly unhelpful in sort of furthering the cause, but the the first step would be setting up a budget with them to provide feedback. And I know that's sort of frustrating, but they don't want to spend any money on engineering or legal. Um, so they they tell you what you have to pay them for them to work with you. Um,

and then the 86 parking, is that the parking that's specifically for the homeowners?

Um, no, that includes the retail and it would be guest parking as well.

Oh, okay. And that was mostly um I guess at the norththeast side and then the commercial side.

Yeah, there's some and I I I apologize in my presentation. I don't have a great I don't have the overall um but yes there's some at the amenity to the north where the pool and clubhouse is located. There's some towards the central green where the open space is and then there is some on the bottom right at the retail. And we we in various versions of this plan have had more on street parking at various times but we've been working pretty closely with the town staff to meet the roadway details that are required. And so some places that we had more on street parking like Widewaters Parkway, it was all removed because it doesn't meet the town's

cross-section. Um, so I think you all are bringing up a great point that we should continue to look at where we can provide parking. I I still don't believe there's a shortage at this site, but I think just to maybe accommodate some of the potential concerns, there's probably some areas that we could carve out some additional parking. And it's for I guess my perspective as a homeowner, it's not necessarily the shortage. It's the distance from the single family homes like really having to tell your guests, oh there's parking, you know,

sure,

several blocks down. Um my last thing is and I'm just curious the public art. When you're thinking about the type of structures you want there, what else are you thinking about like the lifestyle, the character of the homes or the the thought prompts that you want to provide for the person, the resident or the guest that's, you know, walking in the natural area?

Sure. I mean, it's a great question. And I think the honest answer is we bring on consultants that are very good at doing that. Um I like enjoying art, but I'm not an expert on it. But either uh the site group, which is our engineering and landscape architecture firm, or a outside art consultant would come in and and and help make sure that we're picking art that's really going to be unique and special.

Thank you.

Sure. You may have actually answered my question because mine was regarding that those uh 86 parking spots as well. Said they're not on lots. So that's that does include the town homes. You said it included the commercial area, but it's also includes the town homes area, I'm guessing, but not the single families.

Right. So the 86 is any parking spot that's not on a private lot. And the private lot would essentially be the garage or the the parking pad immediately either in front or behind

the the home.

Sure. Yeah, there's always a balance between having enough parking but not having too much parking. Um, but it sounds like just from all the questions I'm I'm hearing tonight, we need to take a closer look at that and that's something we can do as we continue to evolve the design. All right. Thank you so much.

Sure.

I think that's the questions that we have from uh council and our alert members. So now we are going to open up to the public for public comment. Um so at this time I will open the floor um for public comment. Um and if there is anyone who would like to speak on this item, you may come forward at this time. Please make sure to have signed the speaker sheet um that's located at the entry table. Comments are limited to 3 minutes. There is a timer that's indicated just at the end of this here that will go off at the end of uh the 3 minutes. Large groups are asked to designate a spokesperson. When at the podium, please be sure to state your name and address for the record. Uh, and just one last comment as a reminder, public comment is an opportunity to share information with the town council and with our land use review board. This is not a time for discussion, but rather an opportunity for the council and our lur members to take comments under consideration. Please be respectful communication um well, respectful communication is expected and appreciated. So now at this time, if you would like to speak, you may come forward. My name is Tommy Woodruff. I live at 100 Shady Circle in Nightdale. I'll have the honor of watching every car pull into this new area because it's right across from our front porch. Um I'm concerned about we have two developments going on.

One couple houses up that goes to Bethlehem. They have access coming into Old Facing. Now, this one's going to have access from over facing going into that area. Plus, if the bridge comes in, then there'll be all this traffic on old facing. And I don't think old facing can handle it. And uh then the construction coming in, there's no place for these vehicles to offload anything. If you bring a low boy in with a dozer or grader, he's going to have to block the road to unload it. there's no place for him to do it. And those are my concerns. I'm not against it. I hope that wish them success, but uh those are concerns that need to be brought forward and somebody needs to address them cuz every time I pull out my my road, Shady Circle, I'm going to be delayed by traffic and construction and vehicles coming in and out trying to get into this area. There's just no there's nothing there for them to offload. Anyway, that's all I got to say. Thanks.

Thank you for your comment.

Uh, good evening. My name is Lisbon Chavius. My wife and I live at 908 Pleasant Colony Drive. Um, recently they just added a left lane off of Faison to get on Hodgej. That's already pretty congested. probably a three cycle lightweight at peak times of course any consideration been given to how much more traffic that's going to create going that way that's my question one question and as I was having difficulty determining on the map um is it right off old facing it's right when you come from Haj to old facing the first it's a little vacant lot there that says retail space available is that part of the construction area is being proposed.

That's that's my two questions.

No. And and I do want to say if you have specific questions, we want to make sure that we answer those questions and get you all the answers that you need. So what we can have is we can have a staff member that talks to you directly. Whether it's at the end of this meeting or whether it's later, we can just connect with you to get those answers for you.

No worries. Thank you.

Thank you. Good evening. My name is Julia Ushler and my husband, brother, and I live at 5124 Woodfield Lane, one lot from the proposed Faison Reserve entrance. We are one family, but many of our neighbors have joined us tonight and I'd ask them to stand if they're willing and able. Thanks, guys. Go Woodfield. Woodfield Lane. Feel free to sit down. Thanks, guys. Woodfield Lane is a dead-end street where children learn to how to skate and ride their bikes there. Neighbors walk safely and people look out for one another. When someone finds a snake in their house, a neighbor comes running out to help them. When someone is sick, food shows up. When someone takes a spill, we pick them up and call their family. And this is not accidental. It is a community that has been cultivated over years and it functions the way it does in part because of the street's character. Dead-end streets are not simply a quirk of geography and research consistently shows that street connectivity and traffic volume are among the strongest predictions of pedestrian injury risk particularly for children and older adults. A study published in Accident analysis and prevention found that children on culde-sacs and low-volume residential streets have significantly lower injury rates than those on connector streets. Lower traffic volumes mean more outdoor more outdoor activity, slower speeds, and more eyes on the street, which is what we have now and which is what we're asking you to

protect tonight. We appreciate the efforts of our liaison, Sally Harmon, who has worked hard to keep our neighborhood informed, and we understand that there are requirements that are non-negotiable and that the road connection is non-negotiable. But there is a huge difference between a road that connects two neighborhoods and a road that becomes a commuter shortcut. So my ask is my ask tonight is this is that the town and the developer and the applicant whatever the right parties are all work together to design this connection in a way that actively discourages through traffic so Woodfield Lane does not become a shortcut or a commuter route. We are asking for the least impactful design scenario available. We chose Woodfield Lane and we've all stayed because of what it is. Not just for the trees of the quiet but what the quiet makes possible. children outside, neighbors who know each other, and a street where people still stop and help that doesn't survive a commuter cut through. With whatever is still within your control, please design this road so that it serves neighbors, not shortcuts. Thank you for your time and consideration. Thank you so much for sharing. Thank you for representing your group. Thank you all for coming out as well. Good evening. My name is Gavin Kissinger. I'm representing my wife and I. We both live at 5104 Woodfield Lane. Uh we're not in support of the reszoning request. The proposed development contains housing units that are neither similar in density nor style to the existing homes within the area such as Planters Walk, the existing Churchill subdivision, and uh our little subdivision on Woodfield Lane. Uh Nightdale is a nice town having the majority of developed residential areas already being zoned for medium density GR8 or low density GR3. And this I believe it's going to UR12. I'm not exactly sure what that means, but

there's a lot It's a much more dense uh designation. Um in addition, they've uh the developer said that they're giving us an extra few feet for the uh the buffer zone. The riparian area for the non- taxpaying bugs, bunnies, lizards, and other critters get 50 ft. Residents that are taxpayers, and I I realize it's his land and it's going to be in your town and we're in the extra district. Um why can't we have at least a 50ft buffer as well? Um we're also opposed to the commercial development. Commercial property has no place within the residential zoning. It'll abut against one of our neighbors pieces of property. Residents along Old Fasion Road have survived for decades. I mean the neighborhood's 35 years old um by driving 10 minutes to get milk or cigarettes or go have a meal. Nightdale is not without its benefits. Um, in addition to like my neighbors, um, I'm concerned with the extra traffic on Woodfield Lane. Woodfield Lane, I believe, is a 60 ft rideway, but currently only 18 ft of that is paved. Um, the traffic devices they're talking about look like they're going to be placed where the subdivisions connect. That leaves uh you can't really tell, but on a better map you can see that leaves about a quarter mile to get up to a running speed either from Old Fasion or towards Old Fasion along Woodfield Lane. Um I'm not a fan of they're already asking for variances to make the lot smaller to increase the density of homes. Um you don't need to have affordable ho housing on a smaller lot. You can have a smaller house on a nicesized lot for the open areas for the community gardens. We already have community gardens. They're called yards. You know, give these people, give the consumers some a product that they can garden in their house, be proud, have their friends over. Um, parking as well. It'd be nice, you know. Um, so it's just

too dense for us. So, until that's rectified, uh, my wife and I can't support the request for reszoning. Thank you.

Thank you for sharing tonight as well. Is there anyone else here? Yes.

Good evening. Um, my name is Jamine Mccam. I'm from Woodfield Lane. I'm representing my wife and myself. Um, we've stayed in this community for 20 years. Um, and counting. Like our neighbor said, the streets are safe. We can get up. We can go walk any time of the night. We look out for each other. The proposed reasoning, we would reject it. Um, for one, it would pose a lot of safety risk for our kids. We let our kids out any day, anytime with respect to the hours. We know our neighbors will look out for them. We know that if something happens, we will know about it right away. With this reszoning, there's no telling what time of day or night people are going to be traversing the Woodfield Lane Street. Um, secondly, the Nightdale buffer zone that he was referring to, it is actually 50 ft, not 30 feet like he was saying that. Okay. He's going to give us a little more than it's supposed to be. It's already supposed to be 50 ft. Um, thirdly, we as residents of Woodfield Lane already see a lot of traffic the way it is and they have a development that's going on right now and he's proposing a

second one. and the connectivity that he's talking about, Woodfield Lane is going to be now considered a main road. Regardless of what they're saying, if you actually visit the site, you'll see where they're proposing that residential area is right at the head of Woodfield Lane. So, if you put a residential building there with all those offices, our street is right next to it. And then if he's going to connect Nightdale Parkway to our street, everyone from Nightdale Parkway is going to be using that street to get to this residential neighborhood and vice versa. So then that begs the question, our kids the walkable areas for the residents there that's going to be gone. He also mentioned that for Woodfield Lane, if I'm not mistaken, the there's not going to be the actual walkway. He's going to narrow the roads. I don't know if I got that correctly or not, but if that's the case to prevent drivers from speeding through there, that's not going to prevent uh motorists from speeding through on a road, right? Um so for all those reasons and many more um yes that's time. Thank you.

Thank you for sharing. Thank you for your comments. Believe there was you may come forward. Uh, my name is Frank Loric. I live at 5019 Woodfield Lane also. And I'm gonna do my best not to repeat what you've already heard. So, I'll uh go pretty short. I'm not opposed to growth. I'm

not opposed to change. The only time I'm I'm opposed to that is when it affects my family or my finances. Okay. If you're familiar with Woodfield Lane, I'm the second house on the left. Okay. The retail piece is going to be kind of in my backyard as well as my neighbor's backyard. That's not a good thing if you live in a subdivision to have retail in your backyard. The other thing I'm going to have in my backyard are the town homes. And again, I'm not opposed to change. I am very much opposed to things that get into my pocket. Okay? and me looking out my kitchen window, my dining room window, and seeing somebody's garage doors open because it's my understanding town homes are going to be garages are going to be in the back and the parking is going to be in the back. So, that's going to be what I'm going to see out of my uh kitchen window, my dining room window. That's not the ideal situation. uh property values. The lots in Wood on Woodfield Lane, they're most of them are acre plus. Mine is 1.26 acres. I've lived in that house for 33 years. Okay? And I'm not a young man. And I don't mind saying I hope to live the rest of my life there. But as we get compressed in, and that's what's going to happen with these smaller homes, it's going to impact the value of our properties. Whether you all like it or not, it's going to impact the values of our property. So, I'm concerned about that. Our street, you've heard it tonight a number of times. Uh my two girls who are now grown and have children of their own, we keep grandchildren. They grew up on that street riding bicycles, going to see their friends on that street. If we open up Woodfield Lane it to traffic like we're talking about doing it. That's not going to happen anymore. And that'll change the whole atmosphere of our neighborhood. 19

homes is all it is on Woodfield Lane. Okay? And the majority of the people there, half of those people, 19 homes, have people like myself that have lived there a long time and now retired there. Okay. Again, that's not what we're looking to do. So, property values are a concern. The heavy traffic on our street, I didn't realize that there was going to be a traffic circle there on Old Fac uh next to our entrance for Woodfield Lane. Okay, you put all of this traffic on that traffic circle coming out of this subdivision all the way from um whatever that commonwealth uh is that subdivision will come all the way through from 64 over to old facing. It's going to be a major traffic jam there. I ask that you reconsider how it's affecting the current residents of Woodfield Lane as well as how it's going to affect our families as things change. Thank you.

Thank you as well.

Is there anyone else here tonight who wishes to speak on this item? If so, you may come forward at this time. Okay. If not, at this time, I'll turn it over to our town clerk to share written comments that we have received. Good evening, mayor, members of the council, and the land use review board. We did receive one written comment for tonight's public hearing on ZMA 1-25. Since you've all received that comment via email, I'll just briefly summarize. Sally Harmon, 5128 Woodfield Lane, speaking on behalf of residents in the Woodfield Homeowners Alliance, shared concerns related to traffic safety and infrastructure capacity, consistency

with subdivision standards and planning intent, preservation of neighborhood character, and meaningful community engagement. Miss Harmon requested modifications to the current proposal that would eliminate or redesign the Woodfield Lane connection, comprehensive traffic and environmental impact reviews, and efforts to ensure that the existing residents are not adversely affected by the infrastructure demands created by new growth. And so this comment in its entirety will be included in the official record of the meeting. Thank you, Miss Smith. Um, and thank everyone for uh that came tonight. Thank you for sharing your comments. Your comments have been heard. They have been recorded. Um, if you do have any further questions, need any further information. Our staff is available to be able to answer any questions. So, please make sure you have their information, we have your information so that we can connect with you. uh bring it back now at this time um to council or our LURB members for any last comments before we entertain a motion.

I'll take a second and thank everybody for sticking with us. I know that the meetings tend to go late and they go long and so we appreciate you hanging out to the end to do the public comment. Um, you know, I just want to reiterate, we've heard a lot uh from residents tonight about uh the traffic situation on Woodful Lane. And so I would uh especially be interested to hear any off-site traffic calming uh that might be available to us uh on Woodfold Lane. Um just so that we can explore that and have that conversation. Um reiterate our commitment to seeing this railroad bridge thing through. Uh it you know that is possibly our highest transportation priority in the town of Nightdale um and on essentially every

plan that we have. Um I think that's the end of my comments. Yeah, just just one thought I had to um sort of follow up um along those same lines. I think we we all would be committed to um we heard a lot about uh the residents um along Woodfield Lane. Um you my thought is uh and and I I know the developers uh will will do all they can and we're going to ensure that they could. It would be my recommendation for sure is to make that old uh phase and road connection out of this subdivision uh so highly effective that nobody would even think about going any other way than that way. Uh, so I I think that's certainly a good way to think about it.

Uh, no additional. Is there a motion?

I'll make a motion to close the joint public hearing and refer ZMA 125 to the land use review board for review and recommendation.

Second.

All in favor? I.

Any opposed? Motion carries. So now this is the only item that we have this evening for our joint public hearing. So may I have a motion to adjurnn?

All in favor?

I.

Any opposed? Majority approves. Motion carries. We stand adjourned at this time.