Planning Board/Board of Adjustment — Cornelius, NC
Date: 2025-05-16

Minutes

 TOWN OF CORNELIUS PLANNING BOARD MEETING
 Assembly Room
 January 13, 2025
 6:30 p.m.

Members Present Members Absent Staﬀ Present
Michael Buttner Phil Bechtold-Chair Rox Burhans, Planning Director
Colin Furcht Bill Sykes David Cole, Assistant Planning Director
Travis Jullian Ava Callender Aaron Tucker, Senior Planner
Fred Westaway - Vice Chair Rachel Bernard Rechelle Ward, Administrative Assistant
Mamie Lee

VISITORS

DETERMINATION OF QUORUM
Vice-Chair Westaway called the Planning Board meeting to order at 6:35 p.m. and noted a quorum was present.
All members will be voting. Vice-Chair Westaway identiﬁed the members voting tonight: Colin Furcht, Michael
Buttner, Travis Jullian, Mamie Lee, and Fred Westaway.

PLEDGE OF ALLEGIANCE


APPROVAL OF MINUTES
Vice-Chair Westaway entertained a motion to approve November 13th, 2024 meeting minutes. Mr. Furcht made a
motion to approve, and Ms. Lee seconded. All were in favor and the motion was approved.

In Favor: Vice-Chair Westaway, Mr. Furcht, Mr. Jullian Opposed: None
 Mr. Buttner, and Ms. Lee

CONSIDERATION OF APPROVAL
Built Upon Area Averaging Certificate Application #1
Vice- Chair Westaway entertained a motion to suspend the Planning Board meeting and open as the Watershed
Review Board. Ms. Lee made a motion to approve, and Mr. Jullian seconded. All were in favor and the motion
was approved.

In Favor: Vice-Chair Westaway, Mr. Furcht, Mr. Jullian Opposed: None
 Mr. Buttner, and Ms. Lee

Vice-Chair Westaway recognized Mr. Tucker and asked if he was ready to present.

Mr. Tucker presented a Build Upon Area Averaging Certiﬁcate for the property 16615 Flying Jib Road (Receiving
1,600 sq. ft.). Applicant supplied the required application and the required plat.
Mr. Tucker provided a snapshot of the recipient lot which shows they are a little over their impervious for any
improvements for the future.

The donor lot is located on Nantz Rd. After this transfer, the donor lot will have 11,135 sq. ft. of impervious area
remaining for future allocations.

Mr. Tucked asked if there were any questions?

No questions

Vice-Chair Westaway made a motion to approve Built Upon Area Averaging Certiﬁcate Application #1. Mr. Furcht
motioned to approve and Mr. Buttner seconded. All were in favor and the motion was approved.

In Favor: Vice-Chair Westaway, Mr. Furcht, Mr. Jullian Opposed: None
 Mr. Buttner, and Ms. Lee

Vice-Chair Westaway made a motion to move from the Watershed Review Board and open as the Planning Board.
Ms. Lee motioned and Mr. Furcht seconded. All were in favor and the motion was approved.

In Favor: Vice-Chair Westaway, Mr. Furcht, Mr. Jullian Opposed: None
 Mr. Buttner, and Ms. Lee

OLD BUSINESS
Mr. Burhans introduced David Cole as our new Assistant Planning Director. His position came about with the
retirement of Becky Partin, Senior Planner.

NEW BUSINESS
Next month's agenda, we will have a Special Use Permit. This is to permit a shipping container that will be used
for food and beverage services at the Trey North business park area. We have an entrepreneur who owns a
building that is being upﬁtted as a meeting facility, golf and swinging analysis services, and other uses. This will
expand into the parking lot where he could have food and beverage services out of this shipping container. A text
amendment was done back in 2023 that is tailored to this site and is just coming around to getting the permit.

Mr. Furcht asked to share some information about the proposed Barndominiums near that location.

Mr. Burhans stated that we currently have an active rezoning application from Matt Greco, the owner of a
property located oﬀ Statesville Road, behind Lakeside Mini Storage, just north of Boatyard. His plan includes
developing part of the property into traditional ﬂex space while the other part will feature a "Barndominium"
concept. These buildings have a metal barn style and can be utilized for personal storage, along with a residential
component, and will be sold as condominiums.

This project received favorable feedback from the PDRC.

 Planning Board Meeting
 January 13, 2025
 Page 2 of 5
This project will go before the Planning Board and you will have the opportunity to discuss the project in detail.

Cornelius Downtown Master Plan Update:

Kimley Horn conducted a workshop with the Town Board to get a deep dive into speciﬁc work products for the
Downtown Master Plan on December 16th.

Limited Market Analysis- They want to create an overall market assessment of Cornelius, the Downtown, and the
surrounding area. They want to identify what’s the potential market for speciﬁc land uses in Downtown. Then
later in the process that information will be funneled into the plan itself.

The three geographies they looked at were Downtown, the Town of Cornelius, and the Charlotte MSA. The
analysis examined how those geographies compared. Mr. Burhans shared additional data within these
geographies.

Cross Section Development- Mr. Burhans provided an overview of proposed road cross sections development by
Kimley-Horn. He explained how the roads are designed not only for vehicles but also for pedestrians, and cyclists
and helps determine the look and feel of those speciﬁc areas based on how the cross section is designed.

Building a cross-section, especially in an urbanized area of downtown considers a variety of things such as how
bicycles, pedestrians, and cars navigate through, and each facility takes a bit of space within the cross-section.

General Staﬀ Feedback
  Scale cross sections west to east
 o 10-ft path throughout unnecessary
  11-ft roadway travel lanes
 o 10-ft originally proposed
  No separate bike lanes
  Expand beyond existing ROW, if needed.
  Emerald Necklace should be separated
  Retain on-street parking in some areas
  Mirror NC-115 Corridor Study Cross Section




 Planning Board Meeting
 January 13, 2025
 Page 3 of 5
Catalyst Sites:

Certain sites in Downtown are signiﬁcant catalysts for future development, and we included them in our scope of
work. These areas were identiﬁed by speciﬁc parcels. In the central district (near town hall), many of these
properties function more like subdistricts rather than developing independently. Key activity points include the
Cain Center, Oak Street Mill, the future CATS station, parking facilities, and the Food Lion Shopping Center. The
network of streets in this area makes it seem more like a cohesive district rather than just a collection of
individual properties.

Vice-Chair Westaway asked in reference to the CATS area, is that the same area where they are putting a train
station, is that connected or are the two separate?

Mr. Burhans stated that they are currently updating the Red Line plan, a process that dates to the late 1990s.
Originally, the proposed location for the CATS station was where the Harris Teeter is now located in Antiquity.
They are collaborating with the Towns of Cornelius, Davidson, Huntersville, and City of Charlotte to revise the
lines, explore new station locations, and consider associated parking facilities. Since Antiquity is no longer a
feasible option, town staﬀ have determined that a better location would be oﬀ Railroad Street and Zion Avenue.
There will be a platform for boarding and exiting the train, and adequate parking will also need to be provided.
This project is a signiﬁcant catalyst for downtown planning and coordination.

Looking at the street network and the possibilities with the diﬀerent facilities, one element we have been looking
at is the Police Station. There has been some discussion about the long term potential repurposing of the current
Cornelius Police Station. We have Cain, Mills Market, Oak Street Mill, Walgreens, and a collection of small
businesses. The desire to look at things more district level than parcel by parcel to create a better opportunity.

The Cornelius Elementary School is going to be replaced and have a diﬀerent orientation. The new school will
likely be oriented towards the rear, recreational component towards the front and the district owns several
parcels that may have the opportunity for a park or future businesses. The draft central area plan also looks at
how to deemphasize vehicular access in this area and reexamine the Catawba Ave entrance to Oak Street Mill,
Police Station, and the rear of the Cain Center.

The old Cashion grocery site with its gas station is a hard corner at NC-115 and Catawba Ave., it is an important
area of the community. It is the Gateway to downtown, we really need to think about that property as well.

The reason we put a Market Study in our Master Plan was that everyone wants commercial and employment-
generating uses, and these uses can be “overplanned” within long range plans and on zoning maps. It can create
a lot of underperforming real estate. We want to make sure there is a future market for what uses the Downtown
Master Plan envisions. We want the market study to tell us the types of uses that have a gap in our Downtown.

We will be receiving a ﬁnal market study within two weeks and it will be available on our website.




 Planning Board Meeting
 January 13, 2025
 Page 4 of 5
Consultants evaluated the Police Station and believed the lower level could be converted into commercial use.
What they ultimately landed on is that this area and Oak Street Mill could function as one project. This may be an
outdoor pavilion space programmed for music, an outdoor market, dining or just hang out space comparable to
Camp North End in Charlotte. This would be a valuable community space.

This is a big initiative, and staﬀ wants to keep the Planning Board actively involved in the Downtown Master Plan.

ADJOURNMENT
Vice-Chair Westaway entertained a motion to be made to adjourn the meeting at 8:00 p.m. Mr. Furcht moved
and Mr. Buttner seconded. All were in favor and the motion was approved.

In Favor: Vice-Chair Westaway, Mr. Furcht, Mr. Jullian Opposed: None
 Mr. Buttner, and Ms. Lee


NEXT MEETING
February 10, 2025

Respectfully submitted:


___________________________ __________ _________________________ _________
Fred Westaway Date Rechelle Ward Date
Vice Chairman Administrative Assistant




Enc: Town Staﬀ PowerPoint Presentation
 Cornelius Downtown Master Plan




 Planning Board Meeting
 January 13, 2025
 Page 5 of 5
Planning Board
 February 10, 2025
 Agenda
1. CALL TO ORDER
2. DETERMINATION OF QUORUM
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
 A. January 13, 2025

5. CONSIDERATION OF APPROVAL
 A. Built Upon Area Averaging Certificate Application #2
 B. Built Upon Area Averaging Certificate Application #3

6. OLD BUSINESS
7. NEW BUSINESS
8. NEXT MEETING – March 10, 2025
9. ADJOURNMENT
Built Upon Area (BUA) Averaging
 Certificate Application #2
 20364 Enclave Oaks Court (Receiving 2,000 sq. ft.)
BUA #2 Recipient
Raymond and Janet Wilkins
20364 Enclave Oaks Ct.
PID 00110825
Donor Deed
• Staff recommends approval with conditions
 • Applicant to provide copy of recorded deed

• After this transfer, the donor lot will have 187 sq. ft. of impervious area
  remaining for future allocations.
Questions?
Built Upon Area (BUA) Averaging
 Certificate Application #3
  18210 Town Harbour Road (Receiving 1,500 sq. ft.)
BUA #3 Recipient
Levant and Muge Aygen
18210 Town Harbour Rd.
PID 00181126
Donor Deed
• After this transfer, the donor lot will have 9,635 sq. ft. of impervious
  area remaining for future allocations.
Questions?
 PLANNING BOARD/BOARD OF ADJUSTMENT
 January 13, 2025
 Agenda


1. CALL TO ORDER- 6:30 p.m.

2. DETERMINATION OF QUORUM

3. PLEDGE OF ALLEGIANCE

4. APPROVAL OF MINUTES

 A. November 12, 2024 Minutes

CONSIDERATION OF APPROVAL

 Built Upon Area Averaging Certificate Application #1

5. OLD BUSINESS

6. NEW BUSINESS

7. NEXT MEETING- February 10, 2025

8. ADJOURNMENT

RULES FOR PUBLIC COMMENTS AND HEARINGS

Please sign up to speak before the meeting on the sign-up sheet located near the entrance to the board
room.

Please be aware that all meetings of the Planning Board are recorded and streamed live on the internet.
 Provide your name and address before you begin your comments.
 Comments are limited to 4 minutes.
 Comments are to be directed to the entire Board and not to individuals.
 You may yield your comments to another speaker present at the meeting so that one speaker may
 address the board for up to 8 minutes.
 A designated spokesperson for a group of three or more may be allocated 10 minutes to speak.
 At least three members of the group must be present and names and addresses of those
 members present must be submitted to the Administrative Assistant before the meeting begins.
 Presentations by applicants seeking to rezone property are limited to 10 minutes. (Staff
 presentations and applicant time spent responding to questions from the Planning Board is not
 subject to the 10-minute limit).
 You must be civil in your language and presentation and act within reasonable standards of
 courtesy.
 Use of slander, name-calling, personal attacks or threatening speech or behavior is prohibited.
 REQUEST FOR BOARD ACTION


 Date of Meeting: January 13, 2025




  4.A. November 12, 2024 Minutes


To: Chair Bechtold and Planning Board Members

From: Rechelle Ward. Administrative Assistant

Action Requested:
Approve minutes

Manager's Recommendation:
Review and approve November 12, 2024 Minutes

ATTACHMENTS:
November 12, 2024 Minutes
 Minutes

 TOWN OF CORNELIUS PLANNING BOARD MEETING
 Assembly Room
 November 12, 2024
 6:30 p.m.

Members Present Staﬀ Present
Phil Bechtold-Chair Rox Burhans, Planning Director
Bill Sykes Heather Barﬁeld, Planner
Michael Buttner Rechelle Ward, Administrative Assistant
Colin Furcht
Ava Callender
Travis Jullian
Fred Westaway
Mamie Lee
Rachel Bernard

VISITORS
Will Garrison
Laronda Cothern
Alli Turbeville
Natalie Harrison

DETERMINATION OF QUORUM
Chair Bechtold called the Planning Board meeting to order at 6:30 p.m. and noted a quorum was present. All
members will be voting. Chair Bechtold identiﬁed the members voting tonight: Phil Bechtold, Colin Furcht, Bill
Sykes, Ava Callender, Michael Buttner, Travis Jullian, Mamie Lee, Rachel Bernard and Fred Westaway.

PLEDGE OF ALLEGIANCE


APPROVAL OF MINUTES
Chair Bechtold entertained a motion to approve October 14th, meeting minutes. Mr. Westaway made a motion to
approve, and Mr. Furcht seconded. All were in favor and the motion was approved.

In Favor: Chair Bechtold, Mr. Furcht, Mr. Sykes, Ms. Bernard Opposed: None
 Ms. Callender, Mr. Buttner, Mr. Jullian, Ms. Lee, and Mr. Westaway
CONSIDERATION OF APPROVAL
VAR 10-24 Atrium Health Monument and Directional Signs Variance
Chair Bechtold entertained a motion to suspend the Planning Board meeting and open as the Board of
Adjustment. Mr. Westaway made a motion to approve, and Mr. Buttner seconded. All were in favor and the
motion was approved.

In Favor: Chair Bechtold, Mr. Furcht, Mr. Sykes, Ms. Bernard Opposed: None
 Ms. Callender, Mr. Buttner, Mr. Jullian, Ms. Lee and Mr. Westaway

Chair Bechtold read the deﬁnition of a variance and the procedural process for the quasi-judicial hearing. (See
attachment)

Chair Bechtold called forward those wishing to testify. The oath was administered to Heather Barﬁeld, Planner,
Will Garrison, and Laronda Cothern.

Chair Bechtold entertained a motion to open the public hearing for VAR 10-24 Atrium Health Monument and
Directional Signs Variance. Mr. Furcht made the motion, and Mr. Westaway seconded. All were in favor and the
motion was approved.

In Favor: Chair Bechtold, Mr. Furcht, Mr. Sykes, Ms. Bernard Opposed: None
 Ms. Callender, Mr. Buttner, Mr. Jullian, Ms. Lee and Mr. Westaway

Chair Bechtold asked if any Board members visited the property or had a conﬂict of interest in this case?

There were none.

Chair Bechtold recognized Ms. Barﬁeld and asked if she was ready to present VAR 10-24 Atrium Health Monument
and Directional Signs Variance.

Ms. Barﬁeld stated her name and presented VAR 10-24 Atrium Health Monument and Directional Signs Variance
request with its associated exhibits.

 • The applicant Alli Turbeville, Senior Project Manager of Southwood Corp., on behalf of Atrium Health is
 requesting a Variance (VAR) to exceed the maximum allowable sign height and sq ft. for the proposed
 monuments and directional signs. And to exceed the maximum allowable directional signs per site and
 illumination requirements. The site is located at 18341 Statesville Rd. and is approximately 96.835 +/-
 acres.
 • Atrium Health’s Timeline:
 • Hospital and Phase 1 Medical Oﬃce Building to open Q2 2025
 • Production 12 weeks, Installation 4 weeks. Need to be installed by March 2025




 Planning Board Meeting
 November 12, 2024
 Page 2 of 12
Exhibit A- The applicant provided the sign location map, which has all the signs requested in this variance. At the
top you can see the two perimeter signs oﬀ Statesville Rd. Two directional signs, one will be oﬀ the Bailey Rd
extension and one behind the sidewalk oﬀ Statesville Rd. The parking and the large directionals will be internal to
the site.

Exhibit B- Proposed Sign Elevations for each of the proposed signs. The ﬁrst is the perimeter signs, the two are by
the Statesville Rd Right-of-Way. These are aluminum cabinet signs. They are illuminated through the translucent
push-through facing. This sign is 14 ft tall x 8 ft wide for a total of 104 sq ft.

The second signs are aluminum angle frame cabinet signs, which will be internal directional signs. They are 10 ft
tall, and are 5.8 ft wide, which is a total of 56.4 sq ft, these are also illuminated through push through acrylic.

We have the non-lit internal directional signs, locations 15 & 18 on our location map. These are delivery signs
that are internal to the site. They are also aluminum angled signs, and they are 6 ft tall x 4.42 wide total of 26.5
sq ft wide. Also internal to the site are Atrium’s parking signs, these are 22 sq ft illuminated cabinet signs with
vinyl letters, non-lit, and are 5 ft tall by 4.4 ft wide, a total of 22 sq ft.

Atriums last directional sign internal to the site is a 10 ft x 5.83 ft wide total of 56.4 sq ft which will be illuminated.

Atrium’s requested two decorative monument signs are larger in stature. This will be the sign facing Bailey Rd. It
is 12 ft tall x 34.3 ft wide this is a total of 333 sq ft and it will be illuminated.

Atrium’s sign facing Statesville Rd will be 7 ft tall x 20.5 ft wide, totaling 120 sq ft and will be illuminated as well.

Exhibit C- Zoning Map – This property is zoned Conditional Zoning (CZ). The surrounding properties to the North
are HC, to the West are NMX, NR, and BC, East are HC, CZ, TN, and NR and to the South is CZ. Land Use:
Corporate Mixed Use which does allow hospital and medical oﬃce use.

Exhibit D & E- Vicinity Map & Property Map. Directly to the north of the subject property is PDQ Tenders at the
intersection of Westmoreland & Statesville. To the west, we have the Westmoreland Athletic Center and the
Alexander Chase subdivision. To the east is the Waterman Fish Bar in the Oakhurst subdivision and directly to the
south is the Grace Covenant Church.

The property itself is very large, the subject location is primarily in the green circle here and that is roughly 31.5
acres.

Exhibit F- LDC Regulations 10.6 Single Tenant Monuments and Directional Signs

Exhibit G- Property Photos

Exhibit H- Huntersville, Novant Health Signs Directional Signs

Exhibit I- Atrium Health Union West Stallings signs, Monument


 Planning Board Meeting
 November 12, 2024
 Page 3 of 12
Ms. Barﬁeld asked if the Board had any questions for staﬀ?

Ms. Bernard asked if the signage proposed within the campus are non-lit signs?

Ms. Barﬁeld stated some lit signs are in the campus, what you will primarily see as non-lit signs are the parking
signs and directional signs. The large directional signs are lit. Atrium has 12 internal signs are lit.

Mr. Westaway asked if Ms. Barﬁeld could show the overall location map to see which ones are lit or not lit?

Ms. Barﬁeld stated that the large directionals and the Monument signs are lit. The parking and delivery signs are
not lit.

Ms. Lee asked if there were any other lit signs in Cornelius?

Ms. Barﬁeld stated that there are other lit signs in Cornelius. However, I don’t believe there are many nearby.

Mr. Furcht asked if signs 1 & 2 along Statesville are both 14 ft tall signs. Do we know how far back they will be oﬀ
Statesville? I’m looking at this more as a traﬃc issue. Will you be able to pull out of the parking lot with a 14 ft
sign and not see traﬃc? I realize the ﬁrst entrance (#2) is a right turn only, so you are not concerned about traﬃc
coming North as you are left and that does not apply but the entrance and exit at location 1 will be both in and
out?

Ms. Barﬁeld stated she was not sure if the second entrance was in and out but we do not allow a signage that is in
the sight triangle and signs are required to be at minimum 5 ft back from the right-of-way.

Mr. Furcht asked just to clarify is that a right turn-only exit? As long as the sign doesn’t block visibility, that was
my biggest concern.

Mr. Burhans stated that will go through a separate permitting process as soon as the variance is approved. There
will be a separate permitting process where that speciﬁc location will be examined for sight distance/triangle.

Ms. Lee asked for her clarity, if this is an approval for all the signs and not picking out individual signs?

Mr. Burhans stated they will have to go through a separate sign permitting process where they will submit more
detailed drawings showing where particularly on the free-standing signs along the road signs where these signs
exactly are going to be. We will be looking at sight triangles and sight distances to make sure an issue of visibility
does not come up when the sign is installed regardless if its big or small.

Mr. Buttner asked if a sight triangle can be diﬀerent depending on the size of the sign?

Mr. Burhans stated that the sign could intrude into that sight triangle area depending on its size. If it is a very big
sign and placement, it could create a sight distance issue.

Mr. Buttner asked if the sight triangles are always set?

 Planning Board Meeting
 November 12, 2024
 Page 4 of 12
Mr. Burhans stated yes, they are already set 35 x 35 ft area.

Mr. Buttner asked about the decision on these signs and these size, how did that come about. Why did you pick 14
ft vs 12 ft or 16 ft?

Ms. Barﬁeld stated that a part of their hardship was the visibility oﬀ of Statesville Rd and Bailey’s extension,
making sure there is enough visibility to make sure people can get into the hospital and know exactly where to
turn. We did discuss with them about reducing the size and I will let them speak to why they need a sign bigger
than 6 ft tall, which typically the hospitals do have larger signage.

Chair Bechtold asked the applicant to come forward to state your name and address for the record.

Will Garrison introduced himself as the CEO of SouthWood Corporation, a turnkey commercial signage business
representing Atrium Healthcare. Heather did an excellent job talking through the package and we developed a
package for Atrium our primary focus is develop, patient safety, and easy access through the property. A lot of
what you will hear us talk about is ensuring that we are creating ease of access, visibility is really high. We are
going to talk through some comparable examples and talk through a study they did around visibility 14 ft on
Statesville.

Shared presentation (see attached)

This was a very comparable facility; you can see there is a side-by-side comparison in their natural environment.
This is a 14ft tall sign on the CMC main campus, one of the things I want to draw attention to is you can see
emergency is at the top, as you can see the typography gets small on this 14-footer, and want to point out what
ultimately will happen for demands of diﬀerent typography that might be added over time.

Here is a 10-footer that is adjacent to the CMC main campus at the Urgent Care facility, comparable in size. This is
a 12 ft sign outside of the Cabarrus facility and 14-footer outside the Pineville location.

A site study that Atrium completed several years ago, at the time they had a 3rd party to come in to consult and
help them develop. Some challenges around what should they be describing in font size for diﬀerent monuments.
All focus on creating high visibility in an emergency situation. The study produced and suggested that at a speed
of 45 per hour, which is what Statesville is, we need to provide at least three full seconds for passing motorists
and distance starting at 198 ft (required for time to read, know where to turn, and to slow down and turn without
causing traﬃc hazard issues). Ultimate that study resulted in recommendations of a minimum height of 7.92
inches in that scenario. We are proposing 14 ft lettering of 7 inches in height and 10 ft lettering of 5 ¼ inches.

Mr. Furcht asked why if the minimum was set at almost 8, why are we at 7?

Ms. Cothern stated that the study was done by three diﬀerent consultants, and they would take about an inch in
each consultant's results. For this particular average, it is 7.92 inches which is the minimum readable letter size. It
also depends on if it is dark, or daylight. At nighttime it is hard to read, but during the day its appropriate. The
illumination at night is what will help the 7 inches that we’re asking for to be lighted at night.

 Planning Board Meeting
 November 12, 2024
 Page 5 of 12
Mr. Garrison pointed out the photos from last week of Lake Norman and stated that 14 feet is not going to be
signiﬁcantly taller than some of the cars in the photo and ensuring there is great visibility starting at least 198 feet
is what the study suggested.

Mr. Garrison stated he wanted to call attention to the 14 ft emergency letter set is 7 inches. One of the primary
focuses is that we create the fastest possible time to the emergency room. The emergency room as you look at
the photo on the left you can see once the buﬀer is put in you will not be able to see the emergency letters placed
on the building from these angles that is why we request the 14-footers.

Mr. Westaway asked if the fastest way into the emergency room would be oﬀ the Bailey Rd extension entrance?

Mr. Garrision stated it depends on what direction you will be coming.

Mr. Garrisons stated he wanted to share some situations that have occurred with other facilities. One of our
priorities is all about ensuring how to access the emergency room.

Ms. Cothern stated that from the information presented, it would be our Levine Children’s Hospital, that we did
have an infant that unfortunately passed away in the waiting room in the hospital lobby versus being able to ﬁnd
the children’s emergency. At our Mercy campus, there was a man actively having a heart attack and could not
ﬁgure out from the signage which entrance to go into to get to the emergency area, it was after dark and he was
confused. There was another incident very similar where a spouse was trying to locate the emergency room and
couldn’t locate it and unfortunately, did not make it in time. Those are the things we look at to take into
consideration into what we need to ask for.

Chair Bechtold asked if those examples did not have any of these signs?

Ms. Cothern stated they did not. We did go back and add them after the fact.

Ms. Bernard asked how do you determine which signs are lit and which ones are not?

Ms. Cothern stated that we have an Atrium standard. We make all the major signs illuminated so if someone
comes at 3:00 in the morning they get the same visibility as if they come at 12 noon. Deliveries, parking, and
others like that, are not as urgent and don’t need to be illuminated. For any non-24-hour facilities, we do not have
luminated lighting or directional.

Mr. Burhans stated he wanted to clarify to the applicant, that we are just looking at concepts and pictures. It looks
like some of your signs appear to be in the public right of way, not on the Atrium campus and wanted to make you
aware of that and that it needs to be on the private campus site and not the right-of-way. Again, we are at
concept level, but I wanted to make sure it is clear for this discussion. Any signs that get constructed have to be
on the private property owned by Atrium and not the NCDOT right-of-way.

Mr. Westaway asked if we are only looking at the heights of the signs and not the placement?


 Planning Board Meeting
 November 12, 2024
 Page 6 of 12
Mr. Burhans stated you are looking at quantity, height area, and illumination for the directionals. They are
showing where they are generally placing them but if they show a sign that may be technically in the right of way,
we are not approving that. This is at concept level, there will be a detailed permitting review process where we
would verify location, etc.

Chair Bechtold asked if any citizens would like to speak?

There were none

Chair Bechtold entertained a motion to close the Public Hearing for VAR 10-24 Atrium Health Monument and
Directional Signs Variance. Mr. Westaway motioned, and Ms. Lee seconded. All were in favor and the motion
was approved.

In Favor: Chair Bechtold, Mr. Furcht, Mr. Sykes, Ms. Bernard Opposed: None
 Ms. Callender, Mr. Buttner, Mr. Jullian, Ms. Lee and Mr. Westaway

Chair Bechtold asked if there were any other deliberations from the Board?

Mr. Furcht stated he does not have any concerns, the height was concerning but once we saw established signs
across the area, its no longer concerning. As long as it is place in the proper location according to Rox, I don’t see
an issue.

Mr. Jullian stated it’s a really large sign on 77, fast traﬃc, but will the homes there will they be able to see, they
will seem to be the most impacted.

Ms. Barﬁeld stated the internal signs would not be seen. Atrium has done a great job with a buﬀer of trees and
shrubs. From I-77 you will see the decorative monument and you will be able to see the perimeter signs oﬀ of
Statesville Rd, however they will not be visible to the residence. There is a small buﬀer for the subdivisions
surrounding as well as the Hospital.

Mr. Jullian asked if we have had any communities to reach out about this project?

Ms. Barﬁeld stated that we sent out letters to all the abutting residences and we have not received oppositions for
this variance.

Chair Bechtold asked from I-77 when you go to Northcross and you see the emergency sign on the top of that
building. Is that going to be done at that facility as well?

Ms. Barﬁeld stated that there is going to be a wall sign and there is going to be one internally facing Statesville
and on the other side as well.

Mr. Garrison stated the canopy emergency on the opposite side at the lower level and not up high.



 Planning Board Meeting
 November 12, 2024
 Page 7 of 12
Chair Becthold stated that may be something they need to consider because you do have trees and a buﬀer but if
you saw emergency there, it might be beneﬁcial for you to consider that.

Mr. Sykes stated the campus is beautiful, it's wide open with no obstructions now, but in the future will there be
any directional signs and landscaping. Will it all remain open, like its pictured now?

Ms. Cothern stated it currently plans for a medical plaza and plans for a phase 2 as well to the hospital. They are
all coming up on Statesville west. That part of the hospital will block the medical oﬃce building and it will not
block the signage on the hospital.

Ms. Callender stated the emergency room scenarios are alarming and all three were addressed after the fact with
approved signage?

Ms. Cothern, yes, that is correct.

Mr. Buttner asked about the lettering size, you did a study which was 8 inches and it was recommended for 7
inches. Are all the signs now using 7-inch lettering?

Ms. Cothern stated it was just the emergency, the internal one doesn’t have to be as high.

Chair Bechtold asked if there were any more questions.

Chair Bechtold stated we will read each ﬁnding of facts. I will entertain a motion to approve or deny each ﬁnding
of fact.

Chair Bechtold announced who will be voting for the Planning Board of Adjustments:

Mr. Travis, Mr. Furcht, Ms. Callender, Ms. Bernard, Mr. Buttner, Mr. Westaway, and Chair Bechtold


Ms. Callender- Read Finding #1
FINDING #1

 • Unnecessary hardship would result from the strict application of the ordinance. It shall not be
 necessary to demonstrate that, in the absence of the variance, no reasonable use can be made of the
 property.

 I move that the ﬁnding has been met, based on the evidence submitted and hardship does exist and Mr.
 Westaway seconded the motion. All were in favor and the ﬁnding was approved.

In Favor: Chair Bechtold, Mr. Furcht, Ms. Bernard Opposed: None
 Ms. Callender, Mr. Buttner, Mr. Travis and Mr. Westaway



 Planning Board Meeting
 November 12, 2024
 Page 8 of 12
Mr. Westaway- Read Finding #2
FINDING #2
 • The hardship results from conditions that are peculiar to the property, such as location, size, or
 topography. Hardships resulting from personal circumstances, as well as hardships resulting from
 conditions that are common to the neighborhood or the general public, may not be the basis for
 granting a variance.

 I move that the ﬁnding has been met due to the location, property, and nature of their business, and Ms.
 Bernard seconded. All were in favor and the ﬁnding was approved.



In Favor: Chair Bechtold, Mr. Furcht, Ms. Bernard Opposed: None
 Ms. Callender, Mr. Buttner, Mr. Travis and Mr. Westaway



Ms. Bernard- Read Finding #3

FINDING #3

 • The hardship did not result from actions taken by the applicant or the property owner. The act of
 purchasing property with knowledge that circumstances exist that may justify the granting of a
 variance shall not be regarded as a self-created hardship.
 I move the ﬁnding has been met because the hardship was not created by the applicant, and Mr.
 Westaway seconded. All were in favor and the ﬁnding was approved.

In Favor: Chair Bechtold, Mr. Furcht, Ms. Bernard Opposed: None
 Ms. Callender, Mr. Buttner, Mr. Travis and Mr. Westaway


Mr. Jullian- Read Finding #4

FINDING

 • The requested variance is consistent with the spirit, purpose, and intent of the ordinance, such that
 public safety is secured, and substantial justice is achieved.
 I move that ﬁnding has been met because of traﬃc studies and the safety, and Mr. Westaway seconded.
 All were in favor and the motion was approved.


In Favor: Chair Bechtold, Mr. Furcht, Ms. Bernard Opposed: None
 Ms. Callender, Mr. Buttner, Mr. Travis and Mr. Westaway



 Planning Board Meeting
 November 12, 2024
 Page 9 of 12
Chair Bechtold entertained a motion to approve VAR 10-24 Atrium Health Monument and Directional Signs
Variance. Mr. Westaway and Mr. Buttner seconded. All were in favor and the motion was approved. Variance
is approved.


In Favor: Chair Bechtold, Mr. Furcht, Mr. Sykes, Ms. Bernard Opposed: None
 Ms. Callender, Mr. Buttner, Mr. Jullian, Ms. Lee and Mr. Westaway

Chair Bechtold entertained a motion to suspend the Board of Adjustment and open the Planning Board. Mr.
Westaway motioned, and Ms. Lee seconded. All were in favor and the motion was approved.

In Favor: Chair Bechtold, Mr. Furcht, Mr. Sykes, Ms. Bernard Opposed: None
 Ms. Callender, Mr. Buttner, Mr. Jullian, Ms. Lee and Mr. Westaway


OLD BUSINESS
The project Gantt chart has been updated and will be sent out later this week

Update to Town Board on the Cornelius Downtown Master Plan by Kimley-Horn.
 • Still moving toward the Spring/Summer 2025 completion on the project.
 • Lots of Stakeholder engagement and have wrapped up those
 o More Wayﬁnding
 o More Density
 o Consistent Development Requirement
 o Mobility
 o Parking
 o Town Vibrancy (Visually & Activities)
 o Keep mature tree
 o Keep the small-town feel
 o Connecting greenways
 o More Commercial
 o Walkability
 • Online survey ended last week and we are still organizing those results, but had a great participation
 rate. Here are a few results:
 o Traﬃc is unsafe in several locations
 o Can’t get to downtown
 o “No Parking” zones don’t work
 o Buildings too close to the street
 o Loosing downtown character
 • Going to start working on a Logo and Brand. What do we call Downtown? Downtown? Old Town
 Cornelius? The Art District. That’s what we are going to lean into relatively soon to get that solidiﬁed.



 Planning Board Meeting
 November 12, 2024
 Page 10 of 12
Ms. Calender asked if Cornelius could qualify for that federal grant, that Davidson got to install the plate glass
windows for the businesses?

Mr. Burhans stated that he has not looked into it, so I can't say. We don’t have a lot of our older buildings left.
Many of our buildings are older homes and have been converted to businesses or used as residences. We still
have Brick Row is dwindling.

Mr. Burhans stated he will look for the side grants but a part of the implementation piece. Ms. Barﬁeld later
shared information with Ms. Calendar on the Davidson grant program (façade rehabilitation).

November Schedule
 • End of Online Survey #1 November 7th
 • Pop up Event
 o Light up Cornelius
 • Ongoing Tasks
 o Logo and Brand Development
 o Typical Cross Section Development
 o Catalyst Site Development
 o High Level Parking Analysis/Recommendations
 o Limited Market Study
 o Streetscape Design Standards Development
 o Programming and Placemaking Development

December Schedule
 • Town Board Work Session #3
 o Gather input on streetscape cross sections and design standards
 • Upcoming Tasks
 o Reﬁne Cross Sections once feedback is received from the Town Board
 o Graphics/Illustrative Development
 o Begin Overall Master Plan Development

NEW BUSINESS
None

ADJOURNMENT
Chair Bechtold entertained a motion to be made to adjourn the meeting at 7:42 p.m. Ms. Lee moved and Mr.
Westaway seconded. All were in favor and the motion was approved.

In Favor: Chair Bechtold, Mr. Furcht, Mr. Sykes, Ms. Bernard Opposed: None
 Ms. Callender, Mr. Buttner, Mr. Jullian, Ms. Lee and Mr. Westaway




 Planning Board Meeting
 November 12, 2024
 Page 11 of 12
NEXT MEETING
December 9, 2024

Respectfully submitted:




___________________________ __________ _________________________ _________
Phil Bechtold Date Rechelle Ward Date
Chairman Administrative Assistant




Enc: Town Staﬀ PowerPoint Presentation
 Variance Overview




 Planning Board Meeting
 November 12, 2024
 Page 12 of 12
 Variance Narrative


What is a Variance?
A variance is a request to deviate from current zoning requirements. If granted, it
permits the owner to use his land in a way that is ordinarily not permitted by the
zoning ordinance. It is not a change in the zoning law, but a waiver from the
requirements of the zoning ordinance.
This hearing is a quasi-judicial evidentiary hearing. That means it is like a court
hearing. State law sets specific procedures and rules concerning how this board
must make its decision. These rules are different from other types of land use
decisions like rezoning cases.
The board’s discretion is limited. The board must base its decision upon
competent, relevant, and substantial evidence in the record. A quasi-judicial
decision is not a popularity contest. It is a decision constrained by the standards in
the ordinance and based on the facts presented. If you will be speaking as a
witness, please focus on the facts and standards, not personal preference or
opinion.
Participation is limited. This meeting is open to the public. Everyone is welcome to
watch. Parties with standing have rights to participate fully. Parties may present
evidence, call witnesses, and make legal arguments. Parties are limited to the
applicant, the local government, and individuals who can show they will suffer
special damages. Other individuals may serve as witnesses when called by the
board. General witness testimony is limited to facts, not opinions. For certain
topics, this board needs to hear opinion testimony from expert witnesses. These
topics include projections about impacts on property values and projections
about impacts of increased traffic. Individuals providing expert opinion must be
qualified as experts and provide the factual evidence upon which they base their
expert opinion.
Witnesses must swear or affirm their testimony. At this time, we will administer
the oath for all individuals who intend to provide witness testimony.


How Voting Works
State law requires a four-fifths majority of the board to grant a variance.
Planning Board
 11.12.2024
 Agenda
 VAR 10-24
 Exhibit A – Atrium Health Monuments and
 Directional Signs

• Applicant: Alli Turbeville, Senior Project
  Manager of SouthWood Corp. on behalf of
  Atrium Health
• Variance (VAR) to exceed the maximum
  allowable sign height and sq ft. for the
  proposed monuments and directional signs.
  And to exceed the maximum allowable
  directional signs per site and illumination
  requirements.
• 18341 Statesville Rd
• Approximately 96.835 +/- acres
• Atrium Health’s Timeline:
 • Hospital and Phase 1 Medical Office Building
 to open Q2 2025
 • Production 12 weeks, Installation 4 weeks.
 Need to be installed by March 2025
VAR 10-24
Exhibit B –
 Sign
 Location
 Map
 VAR 10-24
Exhibit B – Sign Elevations,
Perimeter Directional Signs




 104 sq ft
 VAR 10-24
Exhibit B – Sign Elevations,
 Internal Directional Signs




 56.4 sq ft
 VAR 10-24
  Exhibit B – Sign Elevations,
Non-lit Internal Directional Signs




 26.5 sq ft
 VAR 10-24
 Exhibit B – Sign Elevations,
Internal Non lit Directional Signs




 22 sq ft
 VAR 10-24
 Exhibit B – Sign Elevations
Large Internal Directional Sign




 56.4 sq ft
 VAR 10-24
Exhibit B – Sign Elevations
 Monument Sign
 VAR 10-24
Exhibit B – Sign Elevations
 Monument Sign
 VAR 10-24
 Exhibit C - Zoning Map
 Zoning Map
 Variance Number: VAR 10-24
 Applicant: Alli Turbeville, Atrium Health
• Conditional Zoning 18341 Statesville Rd

  (CZ)
• Surrounding
  properties to the
  North are HC, to the
  West are NMX, NR,
  and BC, East are
  HC, CZ, TN and NR
  and to the South is
  CZ.
• Land Use: Corporate
  Mixed Use
 VAR 10-24
 Exhibit D & E – Vicinity & Property Map
 Property Map
 Variance Number: VAR 10-24
 Vicinity Map Applicant: Alli Turbeville, Atrium Health
 Variance Number: VAR 10-24 18341 Statesville Rd
Applicant: Alli Turbeville, Atrium Health
 18341 Statesville Rd
 VAR 10-24
Exhibit F – LDC Regulations 10.6
 VAR 10-24
Exhibit G – Property Photos
 VAR 10-24
Exhibit G – Perimeter Sign
 VAR 10-24
Exhibit G – Internal Directionals
 VAR 10-24
 Exhibit H – Huntersville Novant Health
 Signs, Large Directional



 Large Directional off
 Reese Dr (Entrance)
 • 7 ft Tall
 • 4.75 ft Wide
 • 33.25 sq. ft.

Proposed Variance Perimeter Directionals
  Height: 14 feet
  Width: 8 feet
  Area: 104 square feet each
 VAR 10-24
 Exhibit H – Huntersville Novant Health
 Signs, Directional


 Large Directional
 Sign (Internal to
 Site)
 • 5.83 ft
 • 4 ft
 • 23.32 sq ft

Proposed Variance Internal Directionals
  Height: 5 feet
  Width: 4.4 feet
  Area: 22 square feet each
 VAR 10-24
 Exhibit H – Huntersville Novant Health
 Signs, Directional



  Small Directional
  Sign (Internal to Site)
 • 4 ft tall
 • 3.33 ft wide
 • 13.32 sq ft
Proposed Variance Small Directionals
  Height: 5 feet
  Width: 4.4 feet
  Area: 22 square feet each

  Height: 6 feet
  Width: 4.42 feet
  Area: 26.5 square feet each
 VAR 10-24
 Exhibit H – Huntersville Novant Health
 Signs, Large Monument


Large Monument Sign off
Gilead Rd
 • 8 ft tall
 • 11.3 wide
 • 90.4 sq ft

 Proposed Variance Monument Sign
  Height: 7 feet
  Width: 20.5 feet
  Area: 120 square feet
 VAR 10-24
 Exhibit I – Atrium Health Union West
 Stallings Signs, Monument

  Large Monument
  off Stallings Rd
  • 5.6 ft tall
  • 46.08 ft wide
  • Approximately 258.05
 sq ft (staff calculated)
Proposed Variance Large Monument Sign
 • 12 ft tall
 • 33 ft wide
 • 333 sq ft
 VAR 10-24
 Exhibit I – Atrium Health Union West
 Stallings Signs, Monument


Large Monument off
Healing Way
• 5 ft tall
• 23.77 ft wide
• Approximately 118.85 sq
  ft (staff calculated)
 VAR 10-24
 Exhibit I – Atrium Health Union West Stallings
 Signs, Directional


 Campus Directional
 (internal to Site)
 • 10 ft tall
 • 5.83 ft width
 • 58.3 sq. ft.

Proposed Variance Internal Directionals
  Height: 10 feet
  Width: 5.83 feet
  Area: 58.3 square feet each
 VAR 10-24
 Exhibit I – Atrium Health Union West
 Stallings Signs, Directional


Non-lit Parking Directional Signs
(Internal to Site)
• 5 ft tall
• 4.4 ft width
• 22 sq. ft.
Proposed Variance Small Directionals
  Height: 5 feet
  Width: 4.4 feet
  Area: 22 square feet each

  Height: 6 feet
  Width: 4.42 feet
  Area: 26.5 square feet each
 VAR 10-24
 Exhibit I – Atrium Health Union West Stallings
 Signs, Directional


Non-lit Parking ID/Directional Signs

• 6 ft tall
• 4.42 ft width
• 26.5 sq. ft.

Proposed Variance Small Directionals
  Height: 5 feet
  Width: 4.4 feet
  Area: 22 square feet each

  Height: 6 feet
  Width: 4.42 feet
  Area: 26.5 square feet each
 VAR 10-24
 Large Signs in Town
 12.5 ft 12 ft




 20 ft
16 ft Approx
 18.5 ft




 16.5 ft
 VAR 10-24




Questions for Staff?
 VAR 10-24




Hear From the Applicant
Lake Norman Exterior Sign Package
 Supplemental Detail
 November 12, 2024
Union West Comparison


 30
Union West – Primary Decorative Monument




 31
Union West – Secondary Decorative Monument




 32
Union West




 33
Additional Campus Monuments


 34
Carolinas Medical Center




 Height: 14 ft.
 3535
CMC Urgent Care




 Height: 10 ft.
 3636
Cabarrus




 Height: 12 ft.
 3737
Pineville




 Height: 14 ft. 3
 38
 Current
Lake Norman Site


 39
Site Study for Sign Size and Speed

Formula:
Speed on Road: 45
Readable timeframe: 3 full seconds by passing motorists
Viewing Distance: 198 Feet (required for time to read, know where
to turn, and to slow down and turn without causing traffic hazard
issues)
Recommended Emergency Letter Height:
- Minimum Readable Letter Size: 7.92”
- Recommended size for Readability: 19.8”
- Height for Maximum Impact: 39.6”

14’ Sign Emergency Letter Size: 7”
10’ Sign Emergency Letter Size: 5 ¼”


 4
 40
Lake Norman




 4
 41
Lake Norman




 4
 42
 2
Lake Norman




 4
 43
 3
Emergency Scenarios



 44
Emergecny Scenarios

1. LCH- Infant taken to incorrect waiting room.
2. Mercy- Man actively having heart attack.
3. CMC- Spouse of a man was trying to locate the Emergency
Room and didn’t make it in time.




 4
 45
 5
 VAR 10-24
 Facts of Finding – Finding #1

• Unnecessary hardship would result from the strict application of the
  ordinance. It shall not be necessary to demonstrate that, in the
  absence of the variance, no reasonable use can be made of the
  property.

• The Board Members shall make statements as to whether the
  evidence supports or does not support this finding. A motion,
  second and vote as to whether this finding has been met.
  4/5thmajority will apply.
 VAR 10-24
 Facts of Finding – Finding #2

• The hardship results from conditions that are peculiar to the
  property, such as location, size, or topography. Hardships resulting
  from personal circumstances, as well as hardships resulting from
  conditions that are common to the neighborhood or the general
  public, may not be the basis for granting a variance.

• The Board Members shall make statements as to whether the
  evidence supports or does not support this finding. A motion,
  second and vote as to whether this finding has been met.
  4/5thmajority will apply.
 VAR 10-24
 Facts of Finding – Finding #3

• The hardship did not result from actions taken by the applicant or
  the property owner. The act of purchasing property with knowledge
  that circumstances exist that may justify the granting of a variance
  shall not be regarded as a self-created hardship.

• The Board Members shall make statements as to whether the
  evidence supports or does not support this finding. A motion,
  second and vote as to whether this finding has been met.
  4/5thmajority will apply.
 VAR 10-24
 Facts of Finding – Finding #4

• The requested variance is consistent with the spirit, purpose, and
  intent of the ordinance, such that public safety is secured, and
  substantial justice is achieved.

• The Board Members shall make statements as to whether the
  evidence supports or does not support this finding. A motion,
  second and vote as to whether this finding has been met.
  4/5thmajority will apply.
 VAR 10-24
 Final Vote to Grant/Deny Variance




• Were all findings of fact met or not met?

• Five positive votes are required to grant variance.
CORNELIUS
DOWNTOWN
MASTER PLAN
UPDATE
KIMLEY-HORN
11.04.2024
OVERALL PROJECT SCHEDULE (DRAFT)




  SUMMER
 2024
STAKEHOLDER ENGAGEMENT
Consistent Themes




• More Wayfinding

• More Density

• Consistent Development Requirements

• Mobility

• Parking

• Town Vibrancy
COMMUNITY ENGAGEMENT
Consistent Themes



• Keep mature trees

• Keep the small-town feel

• Connecting greenways

• More commercial

• Walkability
ONLINE SURVEY RESULTS
ONLINE SURVEY RESULTS
 Traffic is unsafe in several locations


 Can’t get to downtown

 “No parking” zones don’t work



 Buildings too close to the street



 Losing downtown character
NOVEMBER SCHEDULE
End of Online Survey #1 November 7th


Pop-Up Event #2

• Light Up Cornelius

Ongoing Tasks

• Logo and Brand Development

• Typical Cross Section Development

• Catalyst Site Development

• High Level Parking Analysis/Recommendations

• Limited Market Study

• Streetscape Design Standards Development

• Programming and Placemaking Development
DECEMBER SCHEDULE
Town Board Work Session #3


• Gather input on streetscape cross sections and design standards

Upcoming Tasks


• Refine Cross Sections once feedback is received from Town Board

• Graphics/Illustrative Development

• Begin Overall Master Plan Development
Last week of the online survey

 SPREAD THE WORD!
 REQUEST FOR BOARD ACTION


 Date of Meeting: January 13, 2025




  . Built Upon Area Averaging Certificate Application #1


To: Chair Bechtold and Watershed Review Board Members

From: Aaron Tucker - Senior Planner

Action Requested:
Review and approve Built Upon Area (BUA) Averaging Certificate application and associated plat for
BUA #1 at 16615 Flying Jib Road (recipient).

Manager's Recommendation:
Approve BUA Averaging Certificate

ATTACHMENTS:
Application
Plat
Recipient Lot
Donor Lot
Donor Deed
Docusign Envelope ID: C0B6C2F1-C7A7-4484-B306-61A79EBC397B
Recipient: 16615 Flying Jib Rd.




 N 0 12.5 25 50
 Feet
 Donor: 18632 Nantz Road


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