Minutes 03-06-2025-Business Meeting

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14 with amenities. She said the only car wash would be one that is allowed for use by the residents and not a commercial application. She said that this is cluster but not high-density. She said it comes to 1.1 units per acre and is similar to all single-family residents in the area. She said this is a policy concept that allows units to be build closer to one another and the reason this is so important is to maintain greenspace. She said that the 2050 plan that is being considered now proposes the cluster concept at 60% and they have requested almost 70% and they believe this type of development will create more open space and is perfect for seniors. She said it is a vision for how to conserve land and provide housing for people in a meaningful way. She said the policy and vision for creating this type of open space development is met and it provides housing that is priced well for seniors. She said that the zoning they have sought, if approved, also has a follow up process for the details of the site-plan. One of the people who signed up to speak on February 4t" arrived and was recognized by the Chair to speak. Dante Bowman, Jr. said he opposes this development because it is being proposed along the Haw River. He said his Occoneechee ancestors settled there, and he thinks it is disrespectful to wildlife, water, and his people. He said they will kill wildlife and destroy habitats. He asked the Board to consider these comments. A motion was made by Commissioner McKee, seconded by Commissioner Carter,to close the public hearing. VOTE: UNANIMOUS Commissioner McKee asked about the rationale for consistency in changing the activity node. Scott Radway said that the applicant supports the rural economic development nodes. He said they believe that what is proposed in the zoning proposal and the changes to the Comprehensive Plan are respectful to the node. He said the node has been there for around 40 years or longer and the reasons for putting it there were appropriate at the time. He said that this allows them to respect the node and to think about where they might want to go and if it still serves the purpose as intended when it was created. He said there is no clear policy on the nodes. He said they can be residential or commercial. He said all ten of the nodes have variations of what is in them. He said the concept of a rural conservation neighborhood is a strong concept in the plans and the UDO. He said it is appropriate to marry the concept with the nodes rather than going deeper into the rural area. He said every node has different characteristics and he suggests that the Board can decide whether it is appropriate in any specific location. He said they are doing this in a fashion that has a limited overall impact on transportation and schools. Commissioner McKee said he agrees with what they are saying that the language of the node does not lock in on everything that could be developed on them. He asked if the expansion of the node for residential radically changes and if that sets a precedent for all the others. He said the intent of the nodes to be located at intersections was to develop some type of commercial developments in the nodes. Scott Radway said what they are proposing is already allowed in the nodes based on zoning. He said that if they want the areas to function as nodes and avoid applications for strip commercial, there is a good argument to make that there needs to be a residential population that can support the node in economic concerns. He said there are non-residential uses, and the addition of residential spending power does not damage the node. He said it is a tough choice, and they believe that the application would not damage the node.