WRIGHTSVILLE BEACH PLANNING BOARD MINUTES 321 Causeway Drive, Wrightsville Beach, NC 28480 May 2, 2017 The Town of Wrightsville Beach Planning Board met at 6:00 p.m. in the Town Hall Council Chambers located at 321 Causeway Drive, Wrightsville Beach, NC 28480. PRESENT: Chairman Ken Dull, Vice Chairman Jim Smith, Susan Snider, Vivian Zeke Partin, Janice Clark, David Culp, Jeff DeGroote ABSENT: None Staff Members Present: Tony Wilson, Director of Planning & Parks Danielle Villegas, Planning Technician CALL TO ORDER Meeting called to order by Chairman Ken Dull at 6:00 p.m. PLEDGE OF ALLEGIANCE Chairman Ken Dull led the audience in the Pledge of Allegiance. APPROVAL OF MINUTES Motion by Ms. Zeke Partin to approve the minutes. Motion seconded by Ms. Janice Clark and carried unanimously by a vote of (7-0).
May 2, 2017 Wrightsville Beach Planning Board Minutes Page 2 NEW BUSINESS AGENDA ITEM A: CONSIDERATION OF A CONDITIONAL USE PERMIT APPLICATION FOR 209 SOUTH LUMINA AVENUE, ST. THERESE CATHOLIC CHURCH, TO MODIFY THEIR EXISTING CUP TO INCLUDE A MULTIPURPOSE PAVILION. STAFF PRESENTATION: Mr. Tony Wilson stated that on March 16, 2017 the Planning and Inspections Department received a Conditional Use Permit (CUP) application for 209 South Lumina Avenue. He said that the property owner, the Roman Catholic Diocese of Raleigh, NC, had appointed Mr. John Sawyer to serve as the authorized agent and he will speak on behalf of the CUP application. Mr. Wilson explained that the applicant had applied for a CUP to modify the existing church currently operating as St. Therese Catholic Church located at 209 South Lumina Avenue to add a multipurpose pavilion which would be considered. Mr. Wilson stated that St. Therese Catholic Church plans to build a 3,817 square foot multipurpose pavilion providing 2,545 square feet of open air, covered deck and 1,272 square feet of conditioned support space with seating for 180 people. Mr. Wilson further explained the zoning and parking requirements for the church and stated that the neighboring property owned by the parish hall will relocate the existing access ramp to the north side of the property along with nine (9) compact parking spaces with a landscaping buffer along the property line. Mr. Wilson presented the relevant Town ordinances and the Department comments. He also indicated that the appropriate public notices were posted and advertised. Mr. Wilson further explained Staff s understanding of the required parking and presented the Staff s recommended conditions that included closing the pavilion at 10pm, a limit on noise ordinance violations, and a condition that the pavilion cannot be occupied during the same time the church is holding services in order for the property to accommodate the required parking. PRESENTATION BY APPLICANT: Mr. John Sawyer, the Authorized Agent for St. Therese Catholic Church, presented photos and aerial images of the church s location and the proposed pavilion. Mr. Sawyer stated that the pavilion s purpose is to provide better support for activities that are currently taking place at the church, and to provide an increased buffer between the activities and the neighboring properties. Mr. Sawyer further explained the proposed landscaping buffers and the stormwater management plan. He then presented the
May 2, 2017 Wrightsville Beach Planning Board Minutes Page 3 proposed parking for the area, and the additional handicapped access. Mr. Sawyer then stated that the goal was to keep the proposed structure consistent with a residential size, square footage, and design. He then presented renderings of the pavilion that he stated would not be very visible from the street. Mr. Sawyer presented plans of the pavilion and pointed out where the building would meet CAMA guidelines. He described the various proposed design features. Mr. Sawyer stated that the purpose of the building would be to move activities that are currently happening on the existing deck to the elevated floor of the pavilion. He explained that this would provide greater separation from neighbors. Mr. Sawyer addressed the original Conditional Use Permit conditions, and stated that the church has adhered to the conditions and been good neighbors for generations and that the church predates all adjacent structures. Mr. Sawyer also stated that his family had personally attended an event at the church and he did not find it to be excessively loud. He stated that this proposed pavilion will not be injurious to the neighborhood and will not diminish property values. Mr. Sawyer expressed hope that the pavilion would benefit the adjacent property owners because the activities that currently take place on this property are accommodated by an event tent, and this pavilion will do a better job of screening events and buffering any noise. He stated that parking will be moved away from oceanfront and landscaping buffers will be increased. PLANNING BOARD QUESTIONS: Chairman Dull asked the Planning Board if they had any questions for Mr. Sawyer. Ms. Susan Snider asked what events would occur in this pavilion. Mr. Sawyer stated that educational classes, seminars, and potluck dinners would be held in the pavilion. Ms. Snider asked about wedding receptions, and Mr. Sawyer stated that wedding receptions would be possible. Ms. Snider asked if there would be kitchen facilities, Mr. Sawyer stated that there is a kitchen with counters, sink and a refrigerator to be used by caterers, but no place for food preparation. Ms. Snider asked if music and alcohol would be at the receptions, and Mr. Sawyer stated that yes, those things would be allowed. Father Joe Vetter, in the audience, stated that he did not anticipate many wedding receptions. He stated that the church did not plan to use it for rental purposes, mainly church events. Chairman Dull stated that public comments would be allowed later and returned to questions for Mr. Sawyer. Chairman Dull asked for more information about the sound buffer. Mr. Sawyer stated that it was not decided yet, but believed a solid wall might be possible. Chairman Dull asked if cedar trees or taller trees could be used. Mr. Sawyer explained that they would discuss that idea with their landscape contractor, but there may be a concern about very tall trees due to the adverse weather that often occurs on the beach. Ms. Snider asked if there were any planned uses for the ground floor. Mr. Sawyer stated that it would be used for storage, parking, and a shady place
May 2, 2017 Wrightsville Beach Planning Board Minutes Page 4 for children to play. PUBLIC HEARING: Chairman Dull opened the public hearing on the proposed modification of the Conditional Use Permit. IN FAVOR: None OPPOSE: Rick Crowder, neighbor across street, stated that he has lived across the street from St. Therese for 18 years. He said that he respects and appreciates the church and that it improves the ambience of the neighborhood. Mr. Crowder stated that his opposition is not towards the church, but he opposed the addition of the pavilion. He listed his first concern as parking. Mr. Crowder explained some of the church s existing parking issues and expressed concern that it would be made worse when parking spaces were removed due to the pavilion. His second concern was noise from events being held in the pavilion. He explained the current noise level involving amplified sound that occurs when overflow crowd is accommodated outside. Mr. Crowder s third concern was lighting. He stated that the church is already using bright lights and that additional lighting would make it worse. His fourth concern is the purpose of the structure. He stated that the intent of the pavilion had not been made clear, and he does not think it will solve problems, only make current problems worse. Mr. Crowder s last concern is architectural. He expressed concern that none of the renderings presented showed the front view from South Lumina Avenue. He then presented two renderings that he stated was sent to him by Mr. Sawyer, that Mr. Crowder altered to show a view from South Lumina. He explained his concerns about the way the front view would change the character of the neighborhood. Mr. Crowder continued to explain his concerns about the landscaping buffers and another neighbor s pool privacy. Mr. Crowder gave an overview of the character of the neighborhood, and reinforced his objection to the proposed pavilion. Chairman Dull asked for all those in the audience opposed to the pavilion to raise their hand. Neil Briggi, stated that he was not there in opposition or in favor, but had a few questions. Mr. Briggi asked why there had not been more talk of the noise, he is also concerned about lighting due to sea turtle nesting, and about existing parking issues getting worse.
May 2, 2017 Wrightsville Beach Planning Board Minutes Page 5 Ken Lloyd, of 213 South Lumina Avenue, stated that he is the neighbor with the pool. He explained that he was initially attracted to the neighborhood because of the church s location. He stated that since his family had moved in, noise and lighting have been a problem. Mr. Lloyd stated that this addition will change the residential flavor of the neighborhood, and that due to the crowds and events held at the church, the neighborhood is taking on a commercial district feel. Bill Waltz, neighbor across the street from church, stated that he supports the church, but not the addition of a pavilion. APPLICANT S RESPONSE TO PUBLIC HEARING COMMENTS: Mr. Sawyer asked for the church members that were in attendance in support of the project to raise their hand. Mr. Sawyer then addressed the rendering presented by Mr. Crowder. He stated that he chose not to use the rendering that showed the view from South Lumina because the perspective was not accurate. He stated that the rendering is flat, but due to the pavilion s distance from the church, you will not see as much of the pavilion as the rendering shows. Mr. Sawyer stated that he would be willing to create a rendering that gives a more accurate perspective based on the proposed location of the pavilion. Chairman Dull asked if there had been a community meeting to discuss these issues. Mr. Sawyer stated that no, there had not been a meeting because he did not anticipate the opposition. A member of the community in attendance stood up to demonstrate the problems with the rendering s perspective that was presented by Mr. Crowder. Chairman Dull informed him that the public hearing portion of the meeting was over and no interruptions would be allowed and insisted that he sit back down or leave the meeting. Mr. Jim Smith suggested that the Planning Board offer their comments, and then allow the applicant to decide how they would like to proceed. Mr. Smith stated that he felt a community meeting would be helpful. PLANNING BOARD AND STAFF DISCUSSION: Chairman Dull asked Mr. Wilson if he had anything to add to the discussion. Mr. Wilson clarified the maximum occupancy for the pavilion. Mr. Smith asked whether the church could actually be allowed to be built bigger, and Mr. Wilson said that it could be built larger than they are asking to build. Chairman Dull stated that there appeared to be more questions than answers, and he explained that the Board could either vote tonight, or the applicant could continue this agenda item to the next Planning Board meeting, after the community and church had a chance to meet and discuss these issues. He stated that he cannot force the applicant to have a community meeting, but he asked
May 2, 2017 Wrightsville Beach Planning Board Minutes Page 6 the applicant to decide tonight either to ask the Board for a continuance or a vote. Chairman Dull then allowed each board member to make a comment while the applicant thought about their decision. Mr. Jeff DeGroote stated that he understood the neighbor s concerns about traffic and noise. He stated that he thought the project might work, but he felt a community meeting might be needed. He stated that the church has a right to use their space, but the neighbors also have rights as well. Ms. Janice Clark stated that she also lives near a church and understands the neighbor s concerns. She stated that a community meeting would be beneficial to help understand the parameters of the proposed structure. Ms. Zeke Partin stated that she is concerned about the parking and how it might be a problem in an emergency situation. She also stated that noise is a concern, and she does not feel the purpose of the building was clearly stated. Mr. Partin stated that did not realize the size of the proposed structure, and is not yet comfortable giving a decision on the project. Mr. David Culp stated that the Town has rules in place to address lighting and noise, and the church is meeting the requirements for parking. He said that the purpose of the building needs to made clear. Ms. Snider stated that the parking seems to be a problem with the neighborhood. She suggested that the applicant might consider a church carpool, or a trolley on days when church services are expected to have a large attendance. Ms. Snider stated that the size of the structure does not seem to be an issue because if this was private property, multiple houses of larger size would be allowed in that space. Mr. Smith stated that the Board could not legally regulate design of the structure. He said that the neighbors deserved a clearer understanding of the proposed use of the structure, and a commitment from the applicant to control lighting and noise. Mr. Smith suggested that changing the noise condition from two citations to ten complaints might be helpful. He also believes a community meeting would be useful. Chairman Dull asked the applicant if he wanted to postpone the vote. Mr. Sawyer stated that he is willing to sit down with the community and discuss ways they can work together. He stated that the church is willing to be flexible with some of the issues, however if the community only wants the pavilion to not be built, then the Board should go ahead and vote. Mr. Sawyer said that if the community wants to discuss ways that the design of the pavilion could have less of an impact on the neighborhood, then he welcomes a meeting. Chairman Dull stated that the Board could vote, but they would like to have a few questions answered to help them make a better decision. Mr. Sawyer stated that he would like to continue it to the next meeting. MOTION: Motion by Ms. Janice Clark to open and continue Agenda Item A to the June 6, 2017 Planning Board Meeting. Motion seconded by Ms. Susan Snider and carried unanimously by a vote of (7-0).
May 2, 2017 Wrightsville Beach Planning Board Minutes Page 7 OLD BUSINESS None at this time. OTHER BUSINESS FROM CHAIRPERSON OR BOARD MEMBERS None at this time OTHER BUSINESS FROM STAFF None at this time. ADJOURNMENT There being no further business to come before the board, Ms. Janice Clark made a motion to adjourn which was seconded by Ms. Susan Snider, the meeting was adjourned by unanimous vote at 7:07 p.m. Vote (7-0). Respectfully Submitted, Danielle Villegas, Planning Technician