To: Mark Hafner, City Manager
From: Iván G. Gonzalez, AICP, Planning Consultant
Subject:
Title
PUBLIC HEARING: Consider a resolution approving a Detailed Site Plan for a Medical Office Building, for Center Stage, an existing Mixed Use Planned Development, on an approximately 1.91-acre property, legally described as Lot 10, Block A, Center Stage Addition, located on the east side of North Main Street, directly north east of the North Main Street and Mount Gilead Road intersection, zoned Planned Development - Mixed Use - Commercial/Residential and addressed as 1260 North Main Street. Castle Development Group, Applicant, Mount Gilead Development Partners LLC, Owner. (SP-22-0035)
Current Zoning:
Planned Development - Mixed Use Commercial/Residential
Background:
The Center Stage Planned Development (PD) was approved on January 21, 2020, as a mixed-use development that included a variety of residential and commercial uses in a phased approach. As per UDC guidelines and the approved PD Ordinance, each site plan that is not in substantial conformance with the approved PD concept plan shall be subject to public hearings at the Planning and Zoning Commission for consideration and recommendation and at City Council for consideration and approval prior to applying for building permits.
Analysis:
The proposed site plan is in conformance with the proposed amended PD and meets all PD and UDC requirements. Due to the reconfiguration of the street network, there were modifications made to accommodate the new site layout while meeting all the open space and building requirements.
Site Layout:
The proposed site plan shows a different building orientation from what was shown in original Center Stage concept plan.
Landscaping:
Meets requirements designated in the Planned Development District and UDC.
Tree Preservation:
Meets requirements designated in the proposed PD Amendment and UDC but does not meet the current “Tree Save” allocation within the original Plan Development District.
Sidewalks and Trails:
Meets requirements designated in the Planned Development District and UDC.
Parking:
Meets requirements designated in the Planned Development District and UDC.
Roadway Access:
Meets requirements and is consistent with new street alignment regarding Mount Gilead.
Variances Requested:
None
Summary:
Section 2(F) of the approved Center Stage Planned Development lists the requirement of site plan approval.
a. Site Plan Non-conformance
If the Detailed Site Plan is not in Substantial Conformance as described by the UDC with the Center Stage Planned Development Regulations, then the DSP shall be subject to public hearings at the Planning and Zoning Commission for consideration and recommendation and at City Council for consideration and approval prior to applying for building permits.
Citizen Input:
On June 1, 2023, the City mailed out 20 Letters of Notifications for this Public Hearing to all property owners within three hundred feet (300’) of the subject site. A public hearing notice sign was posted on the site. The Applicant sent letters to the Marshall Point and Marshall Ridge Homeowners’ Associations. Because the tentative City Council date noted in the original letter changed after the Planning and Zoning Commission tabled this item at its June 13, 2023 meeting, staff sent another set of letters out on July 13, 2023. Staff has not received any formal opposition or support from the public regarding this request.
Planning and Zoning Commission Recommendation:
At the July 11, 2023 Planning and Zoning Commission meeting, Commissioners voted 5-2 to recommend approval of the proposed Detailed Site Plan as presented.
Alternatives:
The City Council has the following options when considering a Detailed Site Plan application:
§ Approval as submitted.
§ Approval with modifications or additional condition(s).
§ Tabling the agenda item to a specific date with clarification of intent and purpose.
§ Deny.