Two closely watched development proposals – a 100-foot, 7-story office and retail tower off Exit 30 (pictured) and a luxury housing
development off Pine Road – will come up at the Planning Board this evening (Monday) and could face final yes or no votes at the Town Board work session Tuesday. Developer/architect Rick Mack’s proposed Meeting Place tower on Davidson Gateway Drive is facing strong headwinds from both the planning staff and some town commissioners. Meanwhile, prospects are unclear for the 34-unit Davidson Hall project proposed by property owner Lawrence Kimbrough and developer Ray Killian.
Town officials were planning to meet with the developers during the day Monday to look at new proposals aimed at winning approval for the Pine Road project, called Davidson Hall.
The Planning Board meets at 7 p.m. tonight at Town Hall, 216 S. Main St. The Town Board meets for its monthly work session Tuesday at 6 p.m., also at Town Hall. The board typically does not take votes at work sessions, but two weeks ago approved a motion to depart from its rules to allow votes on several items, including the two development proposals.
Also at Tuesday’s meeting, the board will hold a public hearing on a proposal to seek $625,000 in financing for the purchase of property for a town recreation center. Town officials have not disclosed the specific property because the land purchase is still in negotiation. But a resolution approved by the board at its Nov. 13 meeting says the building would be used as a “location for the Town of Davidson Park and Recreation Department to provide quality recreation programming in Davidson.”
Tuesday will be the last formal meeting for several commissioners, as well as Mayor Randy Kincaid, all of whom are retiring. The new board and Mayor-elect John Woods will be sworn in during the December meeting.
PLANNERS RECOMMEND ‘NO’ ON TOWER
Town planner Parviz Moosavi said the planning staff is recommending that the planning board and Town Board turn down Mr. Mack’s request for permission to construct a $10 million building that exceeds the 75-foot height limit in the Exit 30 area.
The Design Review Board earlier this month repeated some town commissioners’ concerns about the height of Meeting Place, saying there appeared to be no compelling reason for the added height. Mr. Moosavi said the planning staff thinks the developer can succeed with a building that meets the height limits.
Some town officials also have suggested that approving one taller-than-permitted building could set a precedent. Other developers, including those who own property between Mr. Mack’s project and the lake, could come along later and argue that they, too, should be given exemptions from the height restriction.
At a meeting in October, Town Commissioner Cary Johnston said she liked the building’s design, but wondered how the board then would be able to say no to another developer who offered a plan for a 120-foot building. Mr. Mack noted at that meeting that the town has already permitted buildings nearby that exceed the 75-foot limit in the ordinance.
Mr. Mack has argued in written and oral presentations to town officials that his building deserves approval. He cites both its unique “signature” design, which sets it apart from boxy conventionally-designed buildings in the area, and a rooftop public space.
He has said he needs the extra height so he can construct a top-level “hospitality suite” with a “tremendous view” of Lake Norman. He said in October that the rooftop restaurant or meeting space would help him attract at least two key tenants – a sports marketing firm and the headquarters of a logistics company that would move from California. He did not name the tenants, but said their commitments are based on the plan for a rooftop terrace where they could entertain clients.
Mr. Mack has said the building, with its rooftop hospitality suite, would be “a unique addition to the town.” He has also promised to seek “green building” status for the building, by adding a lower-level rooftop garden and other environmentally-friendly features. In documents supplied to town officials, Mr. Mack said that would cost between $210,000 and $780,000 extra, depending on the level of “green” certification he seeks.
He has promised public access to the rooftop space, but it appears that does not mean residents would be able to visit the building to take in the rooftop view. Rather, he has said the extra height would give “the town of Davidson a unique opportunity to host events, NASCAR related events, Town Board events, Rotary (Club) events. To top this building off with a creative space … offers the town something that we don’t have.”
Mr. Mack and his firm, RDM Architecture PA, said they surveyed area non-profit organizations and found interest in using the rooftop hospitality space. They also offered statements of support from both Bill Russell, president of the Lake Norman Chamber of Commerce, and Sally Ashworth, of Visit Lake Norman.
PINE ROAD PROJECT
Meanwhile, town officials and the developer of the 34-home Davidson Hall development were planning to meet today to continue negotiating over town and residents’ concerns.
Town planner Lauren Blackburn said this morning, “We’re not sure of our recommendation” on the Davidson Hall project, which has undergone a series of mostly minor revisions since Mr. Killian first presented it last summer. She said the developer made more changes over the weekend and that the planning staff’s position could become clearer by tonight’s planning board meeting.
Among other things, town planners and neighbors are concerned about the loss of trees during construction on the 17-acre parcel off Pine Road. There’s also concern about the size of the homes, which are expected to cost $500,000 to $1 million and range.
The project in its current form requires no additional variances from town zoning rules. (The Town Board previously approved a controversial land swap with Mr. Kimbrough that exempts the project from the town’s requirement to include affordable housing.) But town officials are pressing Mr. Killian and Mr. Kimbrough to accept voluntary conditions on key issues.
In revisions submitted last week (see site map and list of conditions – PDF format), Mr. Killian and Mr. Kimbrough appeared to make new concessions. Among other things, they agree to restrict the size of homes backing up to those on Pine Road to 5,500 square feet. They also have agreed to ensure that an open space within the development meets the requirements for a neighborhood park.
And in what may be the biggest concession, it appears the developers will accept “tree save” zones and limits on tree-cutting during construction and afterward. Homeowners who buy houses in the development that back up to Pine Road will have to obtain permits for future tree cutting.
The developers also will pay up to $30,000 for new trees in the back yards of homes along Pine Road that touch the new development.
A Neighborhood Review Board will be set up with three residents of existing homes – Mary Beth Kuzmanovich, Susan Dailey and Tamara Bringewatt — to consult with the developer on key issues including the locations of new trees in residents’ back yards, preliminary building plans and designs for entrances to the new neighborhood.
PREVIOUS COVERAGE
Nov. 13, “Board adopts rail financing plan.” (The board also voted to depart from usual rules for its November work session )
Pine Road project
Oct. 30, “Board delays vote on Pine Road project”
Oct. 9, “Residents fight Pine Rd. Project.”
Meeting Place
Oct. 24, “Developer re-pitches Exit 30 tower plan”
Oct. 24, “Planner: Pine Rd. plan not ready”
Oct. 9, 2007, “Residents fight Pine Rd. project”
Sept. 26, 2007, “Questions remain about Pine Road project.”
May 16, 2007, “Luxury homes planned off Pine Road”
May 17, 2007, “Four scenarios offered for Pine Road parcel”
June 6, 2007, “Town gives details of exemption deal”
June 10, 2007, “Was land swap a ‘reasonable deal’ (Commentary by Rodney Graham”
LINKS
Davidson Hall site plan and list of conditions, submitted to planning staff Nov. 16 (more revisions possible) (requires Adobe Reader software)
Davidson planning department analysis of the Davidson Hall/Pine Road project master plan. (Requires Adobe Reader software)(Size: 2 mb)
