1. Agenda
Documents:
08 03 16 PB AGENDA.PDF
2. 1608-1
Documents:
1608-1 (CHARLOTTE SKI BOATS) STAFF REPORT.PDF
3. August Minutes
Documents:
08 03 16 PB MINUTES.PDF
IREDELL COUNTY PLANNING BOARD
Jeff McNeely
Harry Tsumas
Kristi Pfeufer
Jerry Santoni
Doug Holland
David Aman
Dennis Hutchens
Mark Davis
Joe Hudson
August 3, 2016
Commissioners Meeting Room
Iredell County Government Center
Statesville, North Carolina
7:00 p.m.
AGENDA
Call to Order
Consideration of Rezoning Requests
Case # 1608-1
Charlotte Ski Boats is requesting rezone approximately 6.52 acres at 1206 Brawley
School Rd from Neighborhood Business Conditional Use District (NB CUD) to Highway
Business Conditional District (HB CD). This request is conditional per the submitted site
plan and will be limited to boat dealer sales, service, and repair, ATV sales and repair,
and general office uses.
Other Business – Review of Existing Zoning Intersections
Approval of the June 1, 2016 Meeting Minutes
Committee Assignments – Site Visit: Wednesday, August 24, 2016
Election of Officers
Adjournment
Development Services
PLANNING DIVISION
PLANNING STAFF REPORT
REZONING CASE # 1608-1
STAFF PROJECT CONTACT: Jake Lowman
EXPLANATION OF THE REQUEST
This is a request to rezone approximately 6.52 acres at 1206 Brawley School Rd from
Neighborhood Business Conditional Use District (NB CUD) to Highway Business
Conditional District (HB CD). This request is conditional per the submitted site plan and
will be limited to boat dealer sales, service, and repair, ATV sales and repair, and
general office uses.
OWNER/APPLICANT
OWNER: Charlotte Ski Boats
APPLICANT: Lee and Amanda Levandowski (Charlotte Ski Boats)
PROPERTY INFORMATION
LOCATION:
1206 Brawley School Road; more specifically PINs 4636271199.000, 4636272284.000,
4636276113.000, 4636275273.000, 4636276219.000, 4636274561.000.
DIRECTIONS:
Brawley School Rd; Property on right past Blume Rd.
SURROUNDING LAND USE:
There are residences to the
south, north and west, and
existing commercial
development to the south
and east.
SIZE:
The acreage to be rezoned
is approximately 6.52 acres.
EXISTING LAND USE:
The
property is currently vacant.
The site was originally John’s
Trading Post.
ZONING HISTORY: The property was zoned Neighborhood Business Conditional Use
District in 2004 but was not developed. The adjoining Charlotte Ski Boat Property was
rezoned HB CD in 2012.
OTHER JURISDICTIONAL INFORMATION:
future Urban Service Area boundary.
This property is located within Mooresville’s
OTHER SITE CHARACTERISTICS: The property is located in the WS-IV Catawba/Lake
Norman Critical Area Watershed.
UTILITIES: This site is currently served by well and septic.
IMPACTS ON LOCAL INFRASTRUCTURE AND/OR FACILITES
TRAFFIC: The closest traffic count was 1500’ East on Brawley School Road and had a
traffic count of 29,000 vehicles per day in 2014. The capacity for this section of Brawley
School Road is approximately 36,600 vehicles per day.
SCHOOLS: This is a commercial rezoning and should have no implications on local
schools.
FIRE MARSHAL: This proposal has been reviewed by the Iredell County Fire Marshal’s
Office. The Fire Marshal’s Office did not address any concerns on the request.
EMS: This proposal has been reviewed by the EMS Department. EMS did not address
any concerns on the request.
REQUIRED REVIEWS BY OTHER AGENCIES
LOCAL: The applicant must provide a site plan to the Planning Division for review to
develop the property. Each site plan for any phase of the project must be in
accordance with the submitted conditional site plan as attached to this application.
Zoning requirements such as parking, landscaping, and buffering will be reviewed
again at such time. Watershed calculations and erosion & sedimentation control
standards will also be reviewed for compliance.
STATE: Other than building code, there should be no formal state agency review at this
time.
FEDERAL: None at this time.
STAFF AND BOARD COMMENTS
STAFF COMMENTS:
The 2030 Horizon Plan calls for this area to be Corridor
Commercial, which includes existing commercial, office, and/or retail uses that exist
along major thoroughfares and highways or areas that will include commercial
development in the future. These areas are both within and outside the Iredell County
Urban Service Areas. According to the plan, uses within this area generally should
include retail, restaurants, entertainment centers, automobile services, personal
services, other commercial uses, and office developments. The proposed HB-CD district
does fit into the Corridor Commercial designation.
The property is limited in its impervious development due to the restrictions of the Critical
Area Watershed. Planning Staff has suggested other possible conditions be considered
to address neighboring property owner concerns. These suggestions include:
Maintaining an undisturbed buffer at the rear portion of the lot behind the proposed
buildings, implementing storm water best management practices to mitigate storm
water impacts, and restricting lighting so that neighboring properties are not affected.
The Planning staff can support the proposed rezoning request based on the following:
the 2030 Horizon Plan calls for this area to be Corridor Commercial which allows for
commercial businesses. This site adjoins commercially zoned property. There are limited
uses proposed for the site and site plan conditions will be imposed. Potential traffic
impacts should not exceed road capacity.
PUBLIC INPUT MEETING: On June 21, 2016 a public input meeting was held on site. Five
attendees from the community showed up to hear the proposal and voice their
opinion. The main concerns voiced were light pollution and maintaining the buffer of
trees at the rear of the property. Other concerns mentioned included storm water
runoff and noise.
SITE REVIEW COMMITTEE: David Aman and Dennis Hutchens visited the site with staff on
July 20, 2016.
PLANNING BOARD ACTION NEEDED:
TO APPROVE:
Motion to recommend in favor of the zoning map amendment and
to make a finding that the approval is consistent with the adopted
2030 Horizon Plan and that said approval is reasonable and in the
public interest and furthers the goals of the 2030 Horizon Plan
because it is adjacent to commercially zoned property, only limited
uses are allowed, and the traffic impacts will not exceed road
capacity.
TO DENY:
Motion to recommend denial of the zoning map amendment and
to make a finding that though the denial is inconsistent with the
adopted 2030 Horizon Plan, said denial is reasonable and in the
public interest and does not further the goals of the 2030 Horizon
Plan because….
Attachments:
Rezoning Application
Site Plan
Zoning Map
Future Land Use Map
Aerial View Map
IREDELL COUNTY PLANNING BOARD
The Iredell County Planning Board met on Wednesday, August 3, 2016 at 7:00 p.m. in the
Commissioners Meeting Room of the Iredell County Government Center (Old Courthouse) at 200
S. Center Street in Statesville, NC.
MEMBERS PRESENT
STAFF PRESENT
Jeff McNeely, Chairman
Harry Tsumas, Vice Chairman
David Aman
Mark Davis
Kristi Pfeufer
Joe Hudson
Jerry Santoni
Matthew Todd
Jake Lowman
Alex Swift
Amy Anderson
MEMBERS ABSENT
Doug Holland
Dennis Hutchens
Chairman McNeely called the meeting to order.
Jake Lowman presented the following case:
REZONING REQUEST: 1608-1 CHARLOTTE SKI BOATS, OWNER/APPLICANT
EXPLANATION OF THE REQUEST
This is a request to rezone approximately 6.52 acres at 1206 Brawley School Rd from
Neighborhood Business Conditional Use District (NB CUD) to Highway Business Conditional
District (HB CD). This request is conditional per the submitted site plan and will be limited
to boat dealer sales, service, and repair, ATV sales and repair, and general office uses.
OWNER/APPLICANT
OWNER: Charlotte Ski Boats
APPLICANT: Lee and Amanda Levandowski
(Charlotte Ski Boats)
PROPERTY INFORMATION
LOCATION: 1206 Brawley School Road; more
specifically PINs 4636271199.000,
Page | 1
4636272284.000, 4636276113.000, 4636275273.000, 4636276219.000, 4636274561.000.
DIRECTIONS: Brawley School Rd; Property on right past Blume Rd.
SURROUNDING LAND USE: There are residences to the south, north and west, and
existing commercial development to the south and east.
SIZE: The acreage to be rezoned is approximately 6.52 acres.
EXISTING LAND USE: The property is currently vacant. The site was originally John’s Trading
Post.
ZONING HISTORY: The property was zoned Neighborhood Business Conditional Use District
in 2004 but was not developed. The adjoining Charlotte Ski Boat Property was rezoned
HB CD in 2012.
OTHER JURISDICTIONAL INFORMATION: This property is located within Mooresville’s future
Urban Service Area boundary.
OTHER SITE CHARACTERISTICS: The property is located in the WS-IV Catawba/Lake
Norman Critical Area Watershed.
UTILITIES: This site is currently served by well and septic.
IMPACTS ON LOCAL INFRASTRUCTURE AND/OR FACILITES
TRAFFIC: The closest traffic count was 1500’ East on Brawley School Road and had a
traffic count of 29,000 vehicles per day in 2014. The capacity for this section of Brawley
School Road is approximately 36,600 vehicles per day.
SCHOOLS: This is a commercial rezoning and should have no implications on local
schools.
FIRE MARSHAL: This proposal has been reviewed by the Iredell County Fire Marshal’s
Office. The Fire Marshal’s Office did not address any concerns on the request.
EMS: This proposal has been reviewed by the EMS Department. EMS did not address any
concerns on the request.
REQUIRED REVIEWS BY OTHER AGENCIES
LOCAL: The applicant must provide a site plan to the Planning Division for review to
develop the property. Each site plan for any phase of the project must be in accordance
with the submitted conditional site plan as attached to this application. Zoning
requirements such as parking, landscaping, and buffering will be reviewed again at such
Page | 2
time. Watershed calculations and erosion & sedimentation control standards will also be
reviewed for compliance.
STATE: Other than building code, there should be no formal state agency review at this
time.
FEDERAL: None at this time.
STAFF AND BOARD COMMENTS
STAFF COMMENTS: The 2030 Horizon Plan calls for this area to be Corridor Commercial,
which includes existing commercial, office, and/or retail uses that exist along major
thoroughfares and highways or areas that will include commercial development in the
future. These areas are both within and outside the Iredell County Urban Service Areas.
According to the plan, uses within this area generally should include retail, restaurants,
entertainment centers, automobile services, personal services, other commercial uses,
and office developments. The proposed HB-CD district does fit into the Corridor
Commercial designation.
The property is limited in its impervious development due to the restrictions of the Critical
Area Watershed. Planning Staff has suggested other possible conditions be considered
to address neighboring property owner concerns. These suggestions include: Maintaining
an undisturbed buffer at the rear portion of the lot behind the proposed buildings,
implementing storm water best management practices to mitigate storm water impacts,
and restricting lighting so that neighboring properties are not affected.
The Planning staff can support the proposed rezoning request based on the following:
the 2030 Horizon Plan calls for this area to be Corridor Commercial which allows for
commercial businesses. This site adjoins commercially zoned property. There are limited
uses proposed for the site and site plan conditions will be imposed. Potential traffic
impacts should not exceed road capacity.
PUBLIC INPUT MEETING: On June 21, 2016 a public input meeting was held on site. Five
attendees from the community showed up to hear the proposal and voice their opinion.
The main concerns voiced were light pollution and maintaining the buffer of trees at the
rear of the property. Other concerns mentioned included storm water runoff and noise.
SITE REVIEW COMMITTEE: David Aman and Dennis Hutchens visited the site with staff on
July 20, 2016.
Page | 3
QUESTIONS FROM BOARD TO STAFF
Mr. Tsumas asked Mr. Lowman where the outdoor storage would be permissible. Mr. Lowman
said boats could only be stored outside within the hash line on the site plan.
Chairman McNeely asked if the proposed rezoning would correct a current problem. Mr. Lowman
said yes. The property is currently in violation because of the outdoor storage on the property.
THOSE SPEAKING ABOUT THE REQUEST
Lee and Amanda Levandowski, applicant/owner spoke in favor of the rezoning. The property
was rezoned several years ago but the business is growing and is need of an expansion. The
expansion will happen in three different phases.
Ms. Levandowski said approving the rezoning would allow the business to expand and fulfill a
need in the Lake Norman Community.
Chairman McNeely asked the applicants if they are aware of the conditions proposed. Both
applicants agreed.
Mr. Aman asked about the concerns that adjoining owners brought up during the public input
meeting. Ms. Levandowski said that the light pollution was an issue for some of the adjoining
property owners, but those concerns have since been addressed.
Guy Gulickson, project manager for Charlotte Ski Boats, said the outdoor lights now have
shields on them to prevent any light pollution on adjoining owners. He further stated that there
have been no complaints since the shields have been put in place.
Mr. Santoni asked about storm water runoff. Mr. Levandowski said the company is willing to
take steps to prevent any run off.
Mr. Gulickson said the new buildings would be characteristic of others in the area and would be
surrounded by nice landscaping. Some landscaping has already been done to the back of the
property.
Mr. Aman said it appears an adjoining owner has a nice pond and would not want that to become
a detention pond.
Don Horton Jr., representing ROE Ltd, owner of the property, spoke in favor of the rezoning.
Mr. Horton stated that there is a small retention pond on the property.
Nathan Morgan, representing Ross Adams an adjoining property owner, shared Mr. Adams’
concerns with the proposed rezoning. Mr. Adams has lived on his property for 30 years. Mr.
Adams supported the initial rezoning of the property, but does believe that Highway Business is
a good fit for this area of Brawley School Road.
Page | 4
Mr. Morgan shared that Mr. Adams is an architect in the area and does not believe that a metal
corrugated building would not adhere to standards of the area. Brawley School Road is currently
four lanes with a nice median and metal buildings would be an eye sore.
Mr. Morgan said that at the public input meeting the owners only agreed to minimum
landscaping requirements.
Mr. Tsumas explained that Highway Business zoning district allows for outdoor storage.
The Board discussed potential conditions regarding storm water and detention ponds. Mr.
Lowman explained the requirements for an Erosion Control Plan. Mr. Aman said the concerns of
erosion would be handled if an Erosional Control Plan is required before construction begins.
Mr. Tsumas made a Motion to recommend in favor of the zoning map amendment and to make a
finding that the approval is consistent with the adopted 2030 Horizon Plan and that said approval
is reasonable and in the public interest and furthers the goals of the 2030 Horizon Plan because it
is adjacent to commercially zoned property, only limited uses are allowed, and the traffic impacts
will not exceed road capacity. Mr. Davis seconded said motion and all agreed.
VOTE: 7-0
Review of Existing Zoning Intersections
Mr. Todd told the board that planning staff evaluated rural commercial zoning nodes and, many
of which came from countywide zoning in 1990.
Mr. Swift presented the following intersections:
 Highway 64 & Barry Oak Road
 Highway 115 & Damascus Church Road
 Highway 115 & Sullivan Farm Road
 Shinnville Road & Withrow Creek Road
The board discussed ways to address the current issues. Mr. Swift said there are other intersections
with the same issue.
The board asked staff to provide them with maps of the remaining intersections.
UNFINISHED BUSINESS: None at this time.
MINUTES: Mr. Santoni made a motion to approve the June 1, 2016 meeting minutes. Mr.
Hudson seconded said motion and all were in favor.
MONTHLY COMMITTEE ASSIGNMENTS: Site Visit: Wednesday, August 24, 2016
Page | 5
ELECTION OF OFFICERS: At this time the floor was made open for nominations for Vice
Chair. Mr. Tsumas nominated Kristi Pfeufer and all were in favor. Ms. Pfeufer nominated David
Aman as Chairman. All were in favor.
ADJOURNMENT: There being no further business, Chairman McNeely declared the meeting
adjourned at 8:45 p.m.
_______________________
Amy B. Anderson
Administrative Assistant
Page | 6
______________________
Date Read and/or Approved