City Council: Mayor Allen Joines; Vivian H. Burke, Mayor Pro Tempore, Northeast Ward; Denise D. Adams, North Ward; Dan Besse, Southwest Ward; Robert C. Clark, West Ward;

John C. Larson, South Ward; Jeff MacIntosh, Northwest Ward; Annette Scippio, East Ward; James Taylor, Jr., Southeast Ward; City Manager: Lee D. Garrity

County Commissioners: David R. Plyler, Chairman; Don Martin, Vice Chair, Fleming El-Amin; Ted Kaplan; Richard V. Linville; Tonya McDaniel; Gloria D. Whisenhunt;

County Manager: Dudley Watts, Jr.

City-County Planning Board: Chris Leak, Chair; Melynda Dunigan, Vice-Chair; George M. Bryan, Jr.; Jason Grubbs; Tommy Hicks; Clarence R. Lambe, Jr.; Johnny Sigers; Brenda J. Smith;

Jack Steelman

December 20, 2019

Redeemer Presbyterian Church

1046 Miller Street

Winston-Salem, NC 27103

Re: Zoning Petition W-3425

Dear Petitioner:

The attached report of the Planning Board to the City Council is sent to you at the request of

the Council Members. You will be notified by the City Secretary’s Office of the date on which the

Council will hear this petition.

Sincerely,

Aaron King

Director of Planning and Development Services

pc: City Secretary’s Office, P.O. Box 2511, Winston-Salem, NC 27102

Rob Alexander, 2253 Westover Drive, Winston-Salem, NC 27103

Paul Fidishun, 6514 Doorknob Drive, Greensboro, NC 27410

Roger Henderson, 2680 Amesbury Road, Winston-Salem, NC 27103

Robert Newman, 1341 Berwick Road, Winston-Salem, NC 27103

Darren Rhodes, 1031 Miller Street, Winston-Salem, NC 27103

MLA Design Group, Inc., Attn: Paul Fidishun, 120 Club Oaks Court,

Winston-Salem, NC 27104

ACTION REQUEST FORM

DATE: December 20, 2019

TO: The Honorable Mayor and City Council

FROM: Aaron King, Director of Planning and Development Services

COUNCIL ACTION REQUEST:

Request for Public Hearing on zoning petition of Redeemer Presbyterian Church

SUMMARY OF INFORMATION:

A. Public hearing on zoning petition of Redeemer Presbyterian Church from RS9 to IP-S

(Residential Building, Single Family; Church or Religious Institution, Neighborhood;

Church or Religious Institution, Community; and School, Private): property is located

on the west side of Miller Street, south of South Hawthorne Road (Zoning Docket W-

3425)

B. Ordinance amending the Unified Development Ordinances of Winston-Salem/Forsyth

County and the Official Zoning Map

C. Approval of Site Plan

PLANNING BOARD ACTION:

MOTION ON PETITION: APPROVAL

FOR: JASON GRUBBS, TOMMY HICKS, CHRIS LEAK, BRENDA

SMITH, JACK STEELMAN

AGAINST: GEORGE BRYAN, MELYNDA DUNIGAN

SITE PLAN ACTION: CONFORMS TO THE REQUIREMENTS OF THE UDO

CITY ORDINANCE - SPECIAL USE

Zoning Petition of Redeemer Presbyterian Church, Docket W-3425

AN ORDINANCE AMENDING THE

WINSTON-SALEM CITY

ZONING ORDINANCE AND THE

OFFICIAL ZONING MAP OF

THE CITY OF WINSTON-SALEM, N.C.

_________________________________

BE IT ORDAINED by the City Council of the City of Winston-Salem as follows:

Section 1. The Winston-Salem City Zoning Ordinance and the Official Zoning Map of the

City of Winston-Salem, N.C. are hereby amended by changing from RS9 to IP-S (Residential

Building, Single Family; Church or Religious Institution, Neighborhood; Church or Religious

Institution, Community; and School, Private) the zoning classification of the following described

property:

BEGINNING at an existing 5/8" rebar in the western right-of-way of Miller Street and

being the northeast corner of PIN 6825-30-5497 Redeemer Presbyterian Church property

as recorded in Deed Book 2120, Page 1779 and the southeast corner of PIN 6825-30-5596

Christopher Bradley Botts property as recorded in Deed Book 3452, Page 4142, said rebar

having North Carolina Grid (NAD83/NSRS2011) coordinates of North 850,518.86 US

Survey Feet, East 1,623,688.45 US Survey Feet; thence with the said right-of-way of Miller

Street the two (2) following courses and distances: 1) S 02°59'48" W, 99.99' to and existing

5/8" iron the southeast corner of said Deed Book 2120, Page 1779 and the northeast corner

of PIN 6825-30-6400 Redeemer Presbyterian Church property as recorded in Deed Book

2127, Page 567; thence 2) S 02°58'17" W, 49.98' to and existing 5/8" iron the southeast

corner of said Deed Book 2127, Page 567 and the northeast corner of PIN 6825-30-5395

Redeemer Presbyterian Church property as recorded in Deed Book 1816, Page 3025;

thence with the southern line of said Deed Book 2127, Page 567 N 87°00'47" W, 179.13'

to an existing iron the southwest corner of said Deed Book 2127, Page 567 and in the

eastern line of PIN 6825-30-4448 Redeemer Presbyterian Church property as recorded in

Deed Book 3240, Page 391; thence with the eastern line of said Deed Book 3240, Page 391

S 02°56'21" W, 54.36' to an existing 3/4" iron the southeast comer of said Deed Book 3240,

Page 391 and in the northern line of PIN 6824-39-5949 Redeemer Presbyterian Church

property as recorded in Deed Book 1621, Page 4459; thence with the northern line of said

Deed Book 1621, Page 4459 the two (2) following courses and distance: 1) N 88°27'22"

W, 121.31' to an existing 5/8" rebar the southwest corner of said Deed Book 3240, Page

391 and the southeast corner of PIN 6825-30-3345 Redeemer Presbyterian Church property

as recorded in Deed Book 3308, Page 1055; thence 2) S 88°29'05" W, 51.59' to an existing

5/8" rebar the southwest corner of said Deed Book 3308, Page 1055 and the southeast

corner of PIN 6825-30-2375 Bret D. Shillock property as recorded in Deed Book 1971,

Page 45; thence with the western line of said Deed Book 3308, Page 1055 N 02°58'14" E,

50.10' to an existing 5/8" rebar the northwest corner of said Deed Book 3308, page 1055

and the southwest corner of PIN 6825-30-3551 Robert E. Maxfield property as recorded in

Deed Book 1617, Page 2055; thence with the northern line of said Deed Book 3308, Page

1055 N 88°34'37" E, 51.58' to the northeast corner of said Deed Book 3308, Page 1055 and

a corner of said Deed Book 3240, Page 391; thence with the western line of said Deed

Book 3240, Page 391 N 00°04'37" W, 99.74' to a 5/8" iron placed; thence on a new line

and crossing said Deed Book 3240, Page 391 the two (2) following courses and distances:

1) S 88°27'22" E, 64.70' to a 5/8" iron placed; thence 2) N 71°22'46" E, 66.47' to a 5/8"

iron placed in the western line of said Deed Book 2120, page 1779; thence with the western

line of Deed Book 2120, Page 1779 N 02°56'21" E, 31.66' to an existing 5/8" iron the

northwest corner of said Deed Book 2120, Page 179; thence with the northern line of said

Deed Book 2120, Page 1779 S 87°00'47" E, 179.26' to the point and place of BEGINNING

and containing 1.115 Acres more or less.

Section 2. This Ordinance is adopted after approval of the site plan entitled Redeemer

Presbyterian Church and identified as Attachment "A" of the Special Use District Permit issued

by the City Council the _______ day of __________________, 20___ to Redeemer Presbyterian

Church.

Section 3. The City Council hereby directs the issuance of a Special Use District Permit

pursuant to the Zoning Ordinance of the Unified Development Ordinances for a development to

be known as Redeemer Presbyterian Church. Said Special Use District Permit and site plan with

associated documents are attached hereto and incorporated herein.

Section 4. This Ordinance shall be effective from and after its adoption.

CITY - SPECIAL USE DISTRICT PERMIT

SPECIAL USE DISTRICT PERMIT

Issued by the City Council

of the City of Winston-Salem

The City Council of the City of Winston-Salem issues a Special Use District Permit for the

site shown on the site plan map included in this zoning petition of Redeemer Presbyterian Church,

(Zoning Docket W-3425). The site shall be developed in accordance with the plan approved by

the Board and bearing the inscription: "Attachment A, Special Use District Permit for IP-S

(Residential Building, Single Family; Church or Religious Institution, Neighborhood; Church or

Religious Institution, Community; and School, Private), approved by the Winston-Salem City

Council the ______ day of _____________________, 20____" and signed, provided the property

is developed in accordance with requirements of the IP-S zoning district of the Zoning Ordinance

of the Unified Development Ordinances, the Erosion Control Ordinance, and other applicable laws,

and the following additional conditions be met:

• PRIOR TO THE ISSUANCE OF ANY PERMITS:

a. Developer shall obtain a driveway permit from the City of Winston-Salem; additional

improvements may be required prior to issuance of the driveway permit. Required

improvements include:

Dedication of right-of-way thirty-seven and one-half (37 ½) feet from the

centerline of Miller Street.

• PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:

a. All required improvements of the driveway permit shall be completed.

• OTHER REQUIREMENTS:

a. The petitioner shall ensure that any pruning of the roots of trees shown on the site

plan to remain shall be done by sawing, rather than ripping.

b. If the petioner sells the remainder of PIN 6825-30-4448 (925 South Hawthorne

Road), any remaining required bufferyard plantings shall be installed between IP-S

and RS9 zoning.

c. No electronic message board signs shall be permitted.

d. The zoning designation for the properties identified by PINs 6825-30-6400 (1036

Miller Street) and 6825-30-5497 (1030 Miller Street) shall revert to RS9 if those

properties are sold at any time by the petitioner.

e. The houses at 1030 Miller Street and 1036 Miller Street, regardless of the type of use,

shall be maintained in accordance with the standards set forth in the City of Winston-

Salem Minimum Housing Code (Housing Code). If any future violations of the

Housing Code at 1030 and 1036 Miller Street are not corrected within the time period

set forth in a repair order, the Planning and Development Services Department shall

provide notice to the property owner of a pending reversion of PINs 6825-30-6400

(1036 Miller Street) and 6825-30-5497 (1030 Miller Street) to their immediately

preceding zoning classification. If the property owner (a) does not correct the

violations within the time period set forth in the notice or, in the alternative, (b) does

not commence and complete a rebuild of the house(s) within a time period approved

by the City, said approval not to be unreasonably withheld, PINs 6825-30-6400 (1036

Miller Street) and 6825-30-5497 (1030 Miller Street) shall automatically revert to

their immediately preceding zoning classification without further notice, proceedings,

hearings, or Council action.

W-3425 Staff Report December 2019 1

CITY-COUNTY PLANNING BOARD

STAFF REPORT

PETITION INFORMATION

Docket # W-3425

Staff Gary Roberts, Jr., AICP

Petitioner(s) Redeemer Presbyterian Church

Owner(s) Same

Subject Property PINs 6825-30-3345, 6825-30-5497, 6825-30-6400, and a portion of PIN

6825-30-4448

Address 1030 and 1036 Miller Street

Type of Request Special Use rezoning from RS9 to IP-S

Proposal The petitioner is requesting to amend the Official Zoning Map for the

subject property from RS9 (Residential, Single Family – 9,000 square

feet minimum lot size) to IP-S (Institutional and Public – Special Use

zoning). The petitioner is requesting the following uses:

• Residential Building, Single Family; Church or Religious Institution,

Neighborhood; Church or Religious Institution, Community; and

School, Private

NOTE: General, Special Use Limited, and Special Use district zoning

were discussed with the petitioner(s), who decided to pursue the rezoning

as presented.

Neighborhood

Contact/Meeting

A summary of the petitioner’s neighborhood outreach is attached.

Zoning District

Purpose Statement

The IP District is intended to accommodate public and institutional uses

which have a limited land use impact or traffic generation potential upon

surrounding uses. The district is intended to accommodate smaller, less

intensive public and institutional uses which have concentrated service

areas and are located in or near residential areas, or larger, less intensive

recreational or institutional facilities in rural areas.

Applicable

Rezoning

Consideration

from Chapter B,

Article VI, Section

6-2.1(R)

(R)(1) - Is the proposal consistent with the purpose statement(s) of the

requested zoning district(s)?

Yes, the site is located within a residential area and is directly adjacent to

a neighborhood-scale church with IP and IP-S zoning.

GENERAL SITE INFORMATION

Location West side of Miller Street, south of South Hawthorne Road

Jurisdiction City of Winston-Salem

Ward(s) Southwest

Site Acreage ± 1.12 acres

Current

Land Use

The two structures on the subject property which front on Miller Street

were constructed as single-family homes. They are currently used for

classroom space for Redeemer Presbyterian Church. A barn is also

located on the site.

W-3425 Staff Report December 2019 2

Surrounding

Property Zoning

and Use

Direction Zoning District Use

North RS9 Single-family homes

East RS9 Single-family homes

South IP-S and IP Redeemer Presbyterian

Church

West RS9 Single-family homes

Applicable

Rezoning

Consideration

from Chapter B,

Article VI, Section

6-2.1(R)

(R)(2) - Is/are the use(s) permitted under the proposed

classification/request compatible with uses permitted on other

properties in the vicinity?

Yes, the proposed residential and institutional uses are compatible with

the uses permitted on the adjacent RS9, IP, and IP-S zoned properties.

Physical

Characteristics

The developed site has a gentle slope downward to the west.

Proximity to

Water and Sewer

The site has access to public water and sewer within Miller Street.

Stormwater/

Drainage

The proposed parking lot expansion is below the development thresholds

that require stormwater management.

Watershed and

Overlay Districts

The site is not located within a water supply watershed.

Historic, Natural

Heritage and/or

Farmland

Inventories

The subject property is located within the Ardmore National Register

Historic District. Both the Swann House (located at 1036 Miller Street)

and the garage/barn located behind the Gobble House (located at 925

South Hawthorne Road) are contributing structures within this district.

No demolition of these historic structures is proposed.

Analysis of

General Site

Information

The site is located between a neighborhood scale church and other single-

family homes. The site is within the Ardmore National Register Historic

District, and the site plan shows the retention of two contributing

structures within this district.

RELEVANT ZONING HISTORIES

Case Request Decision &

Date

Direction

from Site

Acreage Recommendation

Staff CCPB

W-3184 RS9 to IP-S Approved

7/1/2013

Directly

south

.21 Approval Approval

SITE ACCESS AND TRANSPORTATION INFORMATION

Street Name Classification Frontage Average

Daily

Trip

Count

Capacity at Level of

Service D

Miller Street Minor

Thoroughfare

151 feet 7,200 13,800

Proposed Access

Point(s)

The site will continue to use the two existing driveways from Miller

Street; however, the primary access will be the off-site driveway from

Miller Street located directly south.

Planned Road

Improvements

The Comprehensive Transportation Plan recommends a two-lane cross

section with on-street parking on one side and sidewalks for Miller Street.

W-3425 Staff Report December 2019 3

Trip Generation -

Existing/Proposed

Existing Zoning: RS9

1.12 x 43,560 / 9,000 = 5 units x 9.57 (SFR Trip Rate) = 48 Trips per Day

Proposed Zoning: IP-S

4,363 sf / 1,000 x 9.11(Church Trip Rate) = 40 Trips per Day

Sidewalks Sidewalks are located along both sides of Miller Street.

Transit WSTA Route 80 serves South Hawthorne Road approximately 170 feet to

the north and Route 100 serves Miller Street in front of the subject

property.

Connectivity See comments below in the analysis section.

Analysis of Site

Access and

Transportation

Information

The site has good access with frontage on a minor thoroughfare. The rear

portion of the site is currently accessed via an adjacent, off-site driveway.

As shown on the site plan, this driveway would be widened to 18 feet to

accommodate one-way traffic flow. This request would create a

connection between two internal church parking areas, which would

improve circulation between Miller Street and Melrose Street. No

additional traffic is anticipated as no new buildings are proposed.

SITE PLAN COMPLIANCE WITH UDO REQUIREMENTS

Building

Square Footage

Square Footage Placement on Site

4,363 Fronting on Miller Street

Parking Required Proposed

92 spaces for the adjacent

church

120 spaces, 9 of which are on the current

site

Building Height Maximum Proposed

60 feet One story

Impervious

Coverage

Maximum Proposed

60 percent 46.2 percent

UDO Sections

Relevant to

Subject Request

Chapter B, Article II, Section 2-1.5 (A) Institutional and Public

District

Chapter B, Article II, Section 2-5.21 and 22 Use Conditions for

Church or Religious Institution, Community Scale and Neighborhood

Scale

Complies with

Chapter B,

Article VII,

Section 7-5.3

(A) Legacy 2030 policies: Yes

(B) Environmental Ord. N/A

(C) Subdivision Regulations N/A

Analysis of Site

Plan Compliance

with UDO

Requirements

The site plan shows the retention of one accessory building and two

structures which were originally constructed as single-family homes. Also

included is a modest expansion of vehicular parking and circulation areas.

A Type II bufferyard is shown adjacent to the RS9 properties not owned

by the church. Because the church owns and uses the property at 925

South Hawthorne Road, a bufferyard is not required. However, the site

plan shows the deciduous tree plantings that would normally be required

in a Type II bufferyard. The applicant has proposed a condition that any

remaining plantings required in a Type II bufferyard are to be installed

should the adjacent property be sold in the future.

W-3425 Staff Report December 2019 4

CONFORMITY TO PLANS AND PLANNING ISSUES

Legacy 2030

Growth

Management

Area

Growth Management Area 2 - Urban Neighborhoods

Relevant

Legacy 2030

Recommendations

Ensure appropriate transitional land uses or physical buffering

between residential and nonresidential uses to maintain the character

and stability of neighborhoods.

Promote a pedestrian-friendly orientation for new development and

redevelopment and reduce the visual dominance of parking areas.

Review current standards for institutional expansion for neighborhood

compatibility issues.

Promote compatible infill development that fits with the context of its

surroundings.

Relevant Area

Plan(s)

Southwest Winston-Salem (2016)

Area Plan

Recommendations The subject properties are shown for single-family residential use on

the Proposed Land Use Map.

Existing institutions should be permitted to grow and expand in a

manner that is compatible with surrounding neighborhoods. Because

of the unique nature of institutions (many of which are allowed by

right in residential zoning), it is not possible to indicate on the

Proposed Land Use Map all properties for which institutional use

would be appropriate. This plan makes the following general

recommendations:

• Retain older single-family structures adjacent to institutional uses.

• Maintain neighborhood character by buffering lots with streetyards

when converting parcels to parking lots for institutional uses in

residential districts.

• Encourage institutions owning single-family homes adjacent to

their properties to maintain these structures in good condition.

Institutional uses, such as schools, churches, community health clubs

and organizations, nonprofit agencies, and governments, are often

integrated into surrounding residential neighborhoods. For this reason,

institutions seeking to expand their facilities need to carefully examine

how their plans may impact nearby residences. Institutions are valued

land uses and should be permitted to grow; however, a balance

between existing neighborhoods and institutional uses, which often

serve a larger community, should be maintained.

Rezoning of residential property for higher density residential or

nonresidential institutional development should be considered only

when appropriate vacant or underutilized land is not available, when

vacant or underutilized nonresidential buildings are not available, or

when the area is not a part of an established neighborhood.

W-3425 Staff Report December 2019 5

Parking areas should be located to the rear or to the sides of buildings

and should be attractively screened with fences and plantings designed

to be compatible with the surrounding neighborhood. Large expanses

of paving should be divided into smaller components with interior

planting areas and alternating materials (brick paver areas, staining,

etc.).

Many institutional uses found in the plan area are surrounded by

single-family residential uses. As these facilities grow, tearing down

single-family structures can be detrimental to the fabric of the

neighborhood. New construction or additions to institutional uses can

have a negative effect on adjacent single-family homes because

institutional uses typically have a larger building footprint and

massing.

Site Located

Along Growth

Corridor?

The site is not located along a growth corridor.

Site Located

within Activity

Center?

The site is not located within an activity center.

Applicable

Rezoning

Consideration

from Chapter B,

Article VI,

Section 6-2.1(R)

(R)(3) - Have changing conditions substantially affected the area in

the petition?

No

(R)(4) - Is the requested action in conformance with Legacy 2030?

Yes

Analysis of

Conformity to

Plans and

Planning Issues

Presently, the campus of Redeemer Presbyterian Church occupies a former

public school site and blends well into the character of the surrounding

neighborhood. This request proposes a modest expansion along the

northern edge of the church property.

The Southwest Winston-Salem Area Plan recognizes it is not possible to

indicate all properties where institutional uses would be appropriate. The

plan recommends allowing existing institutions to grow and expand in a

manner that is compatible with neighborhood character. Staff believes the

request is consistent with this recommendation because it retains the three

existing structures, does not include a new driveway, and limits parking

expansions to an internal portion of the site. As noted previously, two of

these structures are contributing elements within the Ardmore National

Register Historic District.

The request is consistent with Legacy in that it would maintain the

pedestrian-friendly streetscape along Miller Street. Staff is conscious of

the need to accommodate reasonable expansions of institutional uses

within the context of a broader residential setting. The request achieves an

appropriate and sensitive balance between the surrounding single-family

homes and the church.

W-3425 Staff Report December 2019 6

CONCLUSIONS TO ASSIST WITH RECOMMENDATION

Positive Aspects of Proposal Negative Aspects of Proposal

The request is consistent with the purpose

statement of the proposed IP-S district.

The request would permit a small expansion of

institutional zoning into a single-family

residential neighborhood. The request would provide for an

appropriate transition between residential

and nonresidential uses.

The pedestrian-friendly streetscape along

Miller Street would be retained along with

the contributing structures within the

Ardmore National Register Historic District.

The request will facilitate improved

vehicular circulation between Miller Street

and Melrose Street. SITE-SPECIFIC RECOMMENDED CONDITIONS OF APPROVAL

The following proposed conditions are from interdepartmental review comments and are

proposed in order to meet codes or established standards, or to reduce negative off-site impacts.

• PRIOR TO THE ISSUANCE OF ANY PERMITS:

a. Developer shall obtain a driveway permit from the City of Winston-Salem; additional

improvements may be required prior to issuance of the driveway permit. Required

improvements include:

Dedication of right-of-way thirty-seven and one-half (37 ½) feet from the

centerline of Miller Street.

• PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:

a. All required improvements of the driveway permit shall be completed.

• OTHER REQUIREMENTS:

a. The petitioner shall ensure that any pruning of the roots of trees shown on the site plan

to remain shall be done by sawing, rather than ripping.

b. If the petioner sells the remainder of PIN 6825-30-4448 (925 South Hawthorne Road),

any remaining required bufferyard plantings shall be installed between IP-S and RS9

zoning.

c. No electronic message board signs shall be permitted.

STAFF RECOMMENDATION: Approval

NOTE: These are staff comments only; final recommendations on projects are made by the

City-County Planning Board, with final decisions being made by the appropriate Elected Body,

who may approve, deny, table or request modification for any project. THE APPLICANT OR

REPRESENTATIVE IS STRONGLY ENCOURAGED TO ATTEND THE PUBLIC

HEARINGS WHERE THE CASE WILL BE CONSIDERED BY THE PLANNING

BOARD AND THE ELECTED BODY.

W-3425 Staff Report December 2019 7

CITY-COUNTY PLANNING BOARD

PUBLIC HEARING

MINUTES FOR W-3425

DECEMBER 12, 2019

Gary Roberts presented the staff report.

Melynda Dunigan asked in the event an unforeseen act should take place, such as the structures

on the two single-family lots burning down or becoming deteriorated, what would happen to the

properties. Gary Roberts stated that staff would be looking for a structure very similar in

character to what is on the property now. Requirements are not specified in the conditions, but

Aaron King added that the site plan labels those structures “existing houses to remain,” so in the

event an unforeseen act should occur and somebody wanted to put a new structure back on the

site, staff would be looking for houses with similar character.

Jack Steelman asked in the event the church were to sell those properties to another church,

would staff still require the reversion of the zoning back to RS9. Gary stated that the wording is

“if the property sells,” meaning regardless of who were to actually buy it. It is a level of

protection that the petitioner has volunteered and staff has agreed to.

PUBLIC HEARING

FOR:

Rob Alexander, 2253 Westover Drive, Winston-Salem, NC 27103

I’m an elder at Redeemer Presbyterian Church. I live two blocks from the church in the

Ardmore neighborhood. It’s almost impossible to get out of the driveway with the way

traffic is some parts of the day, as was seen in the photograph. We have a number of

elderly and handicapped folks in our congregation, and getting in and out of that

driveway, especially northbound, is very dangerous. Almost every night of the week,

there are guests that come to the church using the church as members of the

neighborhood and other non-profits in the neighborhood, and a number of years ago there

was somebody killed in front of the church getting out of their car. So from a safety and

security standpoint, pulling parking off the street and moving it into the parking lot as

much as possible is very important to us.

The church is committed to maintaining the residential nature and look and feel of the

neighborhood. That is why we have agreed to the restrictions. There is no intention to

tear down those houses or have them look anything different than the residential

character that they are in now. We’re using them for residences and offices, which is

allowed under the residential use policy, but we feel that the total IP-S allows us to use

W-3425 Staff Report December 2019 8

this green space in the back of the church, with an appropriate bufferyard, that would be

required in order to be a good neighbor to our neighbors next to the church.

We have attempted to work with the Ardmore Neighborhood Association. We want to be

a good neighbor. I have personally worked through three generations of the Ardmore

Neighborhood Association trying to move this project along. That brings us to the point

we are today.

George Bryan asked what the need was to include the two single-family properties in the IP. Mr.

Alexander stated that if they weren’t included, the bufferyard could have essentially been in the

back of those properties, and the greenspace that the church would like to use back there, and

which is now being used, would have a large landscape bufferyard running through the middle of

it. The intent is to use all of the greenspace together. The church is also potentially bumping up

against an impervious surface requirement, and the church wanted to have all that property

contribute to the impervious requirement.

Paul Fidishun, 6514 Doorknob Drive, Greensboro, NC 27410

I’m a landscape architect for MLA Design Group. Mr. Alexander and the church have

been very good to work with on this project. They are very agreeable to working with the

neighborhood. We don’t have a whole lot of clients that work to that extent with their

neighbors. They are in favor of keeping the houses that are there with the character of the

neighborhood. They understand they are restricted to any further building on this

property. They will keep what is shown on the site plan, with the understanding that if

there are any revisions in the future, they would have to come through this entire process

again.

They have volunteered several of the conditions seen on the plan. The bufferyard

requirement between the residential property that is remaining residential and the one that

they are seeking to be rezoned, they are volunteering to put in a part of that buffer now.

The church was agreeable to working with the adjacent neighbor for the type of plants

that will be going in. They are agreeable to work with the neighbors on any drainage

discussions that come up.

We are looking at how much impervious surface is on the properties. And I know that if

we got to a point where we would be required to have stormwater quality or quantity

controls that we could remove a driveway or move some impervious surface someplace

else and compensate for that.

Roger Henderson, 2680 Amesbury Road, Winston-Salem, NC 27103

I am a deacon at the church, and also serve as their finance officer. I want to just reiterate

that the church and its mission is to be a good neighbor and a servant to all. None of

these changes that we have seen have been conceived in any other fashion other than to

make it better and easier for the people that use the church. It doesn’t particularly add

any capacity to its service, but it does add to its ability to serve, just via convenient

parking - getting more parking off the street. As Mr. Fidishun just said, there is a really

good chance that two driveways on the existing structures would be eliminated. To do

W-3425 Staff Report December 2019 9

that would not only add more greenspace but further move the traffic through the Miller

Street entrance.

It was misstated a little earlier: That is not a one-way driveway on Miller Street, it is two

ways. It’s narrow, but it is two ways. We are contemplating making that one way off of

Miller Street through the lot and any exit from that through the Melrose Street connector.

AGAINST:

Robert Newman, 1341 Berwick Road, Winston-Salem, NC 27103

I am the president of the Ardmore Neighborhood Association, and I am standing here

today in opposition to the plan proposed by Redeemer Presbyterian Church.

Ardmore is unable to grow. We are entirely landlocked and can only shrink in stature.

One of the main goals and purposes of the Ardmore Neighborhood Association (ANA) is

to fight for every inch of Ardmore to keep all aspects of its remaining zoned area

residential. Redeemer’s growth may be a blessing to them but not to us. We can’t afford

to allow any entity to impede on our neighborhood and to change its structure from

anything different than residential zoning.

Redeemer has been a wonderful neighbor, and we have appreciated working with them in

the past, and I believe they will continue to be one regardless of this outcome. However,

friends or foes, we cannot support any type of zoning change.

Additionally, I don’t believe any type of DOT study has been done. This area, as you can

see from your pictures, is already failing with traffic issues in the eyes of the neighbors

and those trying to get to work every morning. This additional cut-through seems as if it

would add to the chaos with people trying to take advantage of the new connection and

trying to beat the light at Hawthorne Road.

The ANA does not believe the proposed plan meets the needs of the neighborhood and

we stand in opposition. However, we do have a question for the Planning Board. If this

were to go through, regardless of opposition, could the church be allowed to not change

the RS9 status of the homes and simply move the vegetation barrier between the

properties they own and the ones they don’t for the screening requirements? It was

brought to our attention at the November 20th meeting that this was one of the critical

factors, as was stated earlier, in requesting the zoning changes for those homes, to allow

the staff and congregation the ability to move back and forth on campus without

marching through shrubbery, as well as taking people away from a very busy Miller

Street. Or would the Planning Board approve the request conditional on the houses

remaining as residential uses striking all of the institutional public uses which the church

maintains it has no plans to use these homes for anyway?

Darren Rhodes, 1031 Miller Street, Winston-Salem, NC 27103

I live across the street from the two residential structures in question. I have lived there

for 20 years. And while I by no means represent the neighborhood, I would like to say as

a property owner that the church has been a good neighbor during that time, and I feel

that their request, in most respects, is compatible with the neighborhood. I do have some

W-3425 Staff Report December 2019 10

concerns, and those have been echoed by the neighborhood association, related to the

necessity of the institutional rezoning.

My main concern is making sure that as much as possible the residential structures

maintain their residential character. I understand that they are going to be used

institutionally, but, for instance, the driveways, if at all possible I would like to have the

driveways retained. Because if those are removed for impervious surface requirements, it

could change the character of the residential properties.

Also, it was mentioned by the applicant that the driveway would be one way - I believe it

is shown on the site plan as being a one-way drive - I’m not sure if that would be

required, but that would also be something of a concern, to make sure that that doesn’t

become a two-way drive. There is also a school there, making sure the drive is not to be

used for drop-off for the school because that would likely cause traffic backup on an

already busy street.

Before I signed up to speak, I found that you had to sign up in either opposition or in

support; I am not adamantly opposed, and I’m not a huge supporter either. I would like

for it to be like it was when I moved out there 20 years ago, but things change. For the

most part the park-like setting behind the houses is really nice. If that can be retained and

that’s on the site plan as being retained in terms of the greenspace, the trees, I think that is

a good thing for the neighborhood. Because greenspace is a premium in Ardmore.

Ms. Dunigan mentioned the scenario of the houses being destroyed, my concern would

be if they were intentionally torn down. Is that something that is allowed? Evidentially

that is something that has been addressed with the Planning Board.

Melynda Dunigan stated that the uses under the IP-S zoning do not appear to be uses that would

not be allowed in RS9 already. Melynda asked the petitioner whether or not they were planning

on requesting any additional uses. The petitioner replied “no.”

WORK SESSION

There was discussion about the different scenarios for where the bufferyard could go. Aaron

King stated that one issue of the rezoning is the new asphalt going in on that property (today

RS9). If you are going to put that parking in, you have to rezone it or get a Special Use permit

from the City Council. That area, in order to do this, would have to be rezoned.

By putting those properties under a Special Use site plan, and holding to what is on the site plan,

the Board would actually be giving more control to the neighborhood by pinning them down to

specifics; whereas, if they were left out and they were RS9, those properties could be issued a

demo permit if one was applied for tomorrow. Under this plan, that could not happen. The site

plan provides greater restrictions and protections to the neighborhood.

George Bryan asked if institutional (zoning) meant that dumpsters could be put behind these

houses. Gary Roberts responded that would not be allowed without one being shown on the site

plan. There is one dumpster that is centrally located. There was discussion of things the

petitioner would be held to in terms of institutional zoning for this property such as lighting.

Aaron stated that the site plan does not show anything that would necessitate the need for

commercial lighting.

W-3425 Staff Report December 2019 11

Melynda stated that she could see the need for the drive and the property containing the barn to

be rezoned to IP so that the road could be put through to improve circulation, but she did not see

a valid justification for rezoning the two properties on Miller Street. They have no intention of

changing the uses that they are already using those properties for, which are allowed in

residential. The neighborhood is justifiably concerned about institutional (uses) creeping in

beyond what is already proposed here. Melynda stated it would be like a domino effect. The

Gobble House is being split in zoning under this proposal and would make that house less viable

as a residential property. It would also have a very short setback.

Melynda stated that her biggest concern is the impact this could have on the homes fronting on

Hawthorne Road. Should this be approved, there is greater justification for rezoning the Gobble

property to IP, and that then splits the whole block. Melynda stated that she sees that as a long-

term threat to the viability of single family on that stretch of Hawthorne Road. The petitioners

are saying they want the land behind the two Miller homes as a buffer and more greenspace, but

it could just as easily be used as a parking area, and all they would need is a site plan amendment

to put in a larger parking area. Melynda stated she would not object to rezoning the lot by the

barn so that they could put in the drive, but she did not see justification for the additional

rezoning beyond what Mr. King stated about the protection from demolition. Melynda stated her

nonsupport for the request.

Chris Leak asked Aaron to elaborate and give staff’s thoughts on the concerns Melynda

expressed.

Aaron reiterated that staff wants institutions to be sensitive to the neighborhoods they are in, and

protecting those homes was seen as a viable piece of the request. Staff also saw that putting a

regulatory instrument in place that prohibits those houses from being torn down to preserve the

character of the neighborhood was a good thing. Aaron stated that Melynda was correct in that,

if this request is approved by City Council, and some years down the road they want to put

parking in, the applicant would have to come back and file a Site Plan Amendment. If you have

RS9 property that you want to put parking on, and it is left out, it’s either a Special Use Permit

from City Council or rezoning. Keeping the houses in character with the neighborhood, not

having electronic message board signs, and trying to be sensitive to the surrounding areas are

some of the things that staff considered in making their decision.

MOTION: Jason Grubbs recommended that the Planning Board find that the request is

consistent with the comprehensive plan, with stated conditions.

SECOND: Jack Steelman

VOTE:

FOR: Jason Grubbs, Tommy Hicks, Chris Leak, Johnny Sigers, Brenda Smith, Jack

Steelman

AGAINST: George Bryan, Melynda Dunigan

EXCUSED: None

W-3425 Staff Report December 2019 12

MOTION: Jason Grubbs recommended approval of the zoning petition, with stated conditions.

SECOND: Jack Steelman

VOTE:

FOR: Jason Grubbs, Tommy Hicks, Chris Leak, Johnny Sigers, Brenda Smith, Jack

Steelman

AGAINST: George Bryan, Melynda Dunigan

EXCUSED: None

____________________________

Aaron King

Director of Planning and Development Services

Printed: 11/15/2019

PROPOSED ZONING:IP-S

EXISTING ZONING:RS9

SCALE: 1'' represents 200'STAFF: RobertsGMA: 2ACRES: 1.12

DOCKET #: W3425

BLDG: 2' westNEAREST

PETITIONER:Redeemer Presbyterian Church

MAP(S): 6825.03

Property included in zoning request.500' mail notificationradius. Property not in zoning request.

RS9

RS7

IP

IP-S

RS9

RS9

MAPLEWOOD AV

MILL

ER ST

GASTON ST

ARDSLEY ST

MELROSE ST

S HAWTHORNE RD

IRVI

NG ST

MAPLEWOOD AV

MELR

OSE S

T

S

DS

50'

172' 52'

180'

151'

31'

49'

180'10

0'65' 67'

LINK R

D

CORON AST

PATRICIA LN

MAPLEWOOD AV

W ACADEMY ST

CRAFTON ST

MAGN

OLIA

ST

BOONE AV

S HAWTHORNE RD

CHELS

EA ST

CAMDEN CT

GALES AV

HOYT ST

S SUNSET DR

CHEROKEE LN

CRAIG ST

PARKWAY DR

DUKE

ST

GASTON ST

LOCK

LAND

TR

QUEEN ST

GALES CT

REVERERD

WESTRIDGE RD

WATSONAV

EBER

T ST

BRENT ST

FENI

MORE

ST

PRINCETON ST

DEBORAH LN

HAUSMAN DR

WESTMORE CT

QUEEN ST

ARDSLEY ST

SENECA ST

LOCKLANDAV

PINE

BLUF

F RD

GRACE ST

ANSON ST

LEHEIGHCT

FORDST

ELIZABETH AV

COLLINGWOOD ST

COVENTRY ST

AINSW

ORTH

ST

ROSEWOOD AV

LOCKL

AND AV

SHERWOOD DR

TEAG

UES C

G

ELGIN RD

KENWOOD ST

KNOL

LWOO

D ST

TRED

WEL

L DR

BELL

VIEW

ST

MADISONAVLE

ISUR

E LN

MELROSEST

MAGNOLIA ST

CAPRI RD

MILL

ER ST

JEFFERSON AV

IRVIN

GST

CAMD

ENRD

MARTINST

WEDGEWOOD DR

BRANTLEY ST

MELINDA DR

BERW

ICK R

D

W AYBRI DGE LN

WESTFIELD AV

WESTOVER DR

ABERDEEN TR

LANCELOT LN

WALKER AV

ASHVIEWD R

LAMONTDR

LYNDHURST AV

FAIRWAY DR

2

4

*k

*a

*h

*j

*i

*a

*l

*g

ARDMORE SCHOOLBRANCH

BOTTOMBRANC H

CREEK

ArdmoreVillage

Wake ForestBaptist

Medical Center

500 0 500250

Feet

Southwest Winston-Salem Area Plan Update, 2016(Proposed land uses shown are generalized. See area plan for specific recommendtations.)

Office/Low-Intensity Commercial

Proposed Land Use

Commercial

IndustrialInstitutionalMixed Use

Utilities

ParkOpen SpaceCommercial Recreation

Office

Low-Density Attached Residential (0-8 DU/Ac)Intermediate-Density Residential (8.1-18 DU/Ac)High-Density Residential (over 18 DU/Ac)

Single-Family Residential (0-8 DU/Ac)

Residential Opportunity Areas

Low-Density Attached Residential (0-8 DU/Ac)Intermediate-Density Residential (8.1-18 DU/Ac)High-Density Residential (over 18 du/ac)

Single-Family Residential

Proposed Growth CorridorRural Form - Large-Lot ResidentialUrban/Suburban Form - Single-Family ResidentialUrban Form - Commercial/Office/MultifamilySuburban Form - Commercial/Office/Multifamily

Activity CenterSpecial Land Use Condition Areas

CaseW3425

·

·

·

·

W-3425 Reference Document 1 of 1 December 2019

USES ALLOWED IN THE EXISTING RS9 ZONING DISTRICT City of Winston-Salem Jurisdiction

W-3425 Permitted Uses 1 December 2019

USES ALLOWED WITH A PERMIT FROM THE ZONING OFFICER (Z)

Adult Day Care Home

Child Day Care, Small Home

Church or Religious Institution, Neighborhood

Family Group Home A

Police or Fire Station

Recreation Facility, Public

Residential Building, Single Family

Swimming Pool, Private

USES ALLOWED WITH REVIEW BY THE PLANNING BOARD (P)

Church or Religious Institution, Community

Golf Course

Library, Public

Limited Campus Uses

Planned Residential Development

School, Private

School, Public

Utilities

USES ALLOWED WITH SPECIAL USE PERMIT FROM ZONING

BOARD OF ADJUSTMENT (A)

Bed and Breakfast

Child Day Care, Large Home

Habilitation Facility A

Manufactured Home, Class A

Park and Shuttle Lot

Urban Agriculture

USES ALLOWED WITH SPECIAL USE PERMIT FROM ELECTED

BODY (E)

Access Easement, Private Off-Site5

Parking, Off-Site, for Multifamily or Institutional Uses

Transmission Tower

5SUP not required if requirements of Section B.2-5.2(A) are met

W-3425 RedeemerPresbyterian Church(Special Use District

Rezoning)Bryce A. Stuart Municipal Building100 East First Street, Suite 225

Winston-Salem, NC 27101Phone: 336-747-7065 Fax: 336-748-3163 City of W-S Planning

Ashley Ancho MLA Design Group, Inc 120 Club Oaks Court100Winston Salem, NC 27104

Project Name: W-3425 Redeemer Presbyterian Church (SpecialUse District Rezoning)

Jurisdiction: City of Winston-Salem ProjectID: 339582

Monday, December 2, 2019

The comments listed below reflect remaining issues that must be addressed before your request can proceed to the Planning Board.All outstanding issues included in this list must be satisfactorily addressed on the revised site plan and re-submitted back to Planningstaff no later than 5:00pm on the Wednesday the week before (8 days prior to) the Planning Board meeting.

Open Issues: 13

Engineering General Issues

6. Driveway Permit required City of Winston-Salem

Ryan Newcomb3367278063

ryancn@cityofws.org11/13/19 3:45 PM01.03) Rezoning-

Special Use District - 2

A City driveway permit will be required for the reconstruction of the access point ontoMiller Street. The access will need to be a heavy duty concrete apron to supportdumpster pickup traffic (8” 4,000 psi concrete over 6” compacted ABC). The concreteapron shall extend from the edge of pavement on Miller Street to the right-of-way line.The driveway permit must be issued prior to issuance of a grading permit (if required).

Erosion Control General Issues

Created with idtPlans Review 12/2/19 W-3425 Redeemer Presbyterian Church (Special Use District Rezoning) Page 1 of 5

5. Erosion Control Plan Needed City of Winston-Salem

Matthew Osborne336-747-7453

matthewo@cityofws.org11/12/19 2:52 PM01.03) Rezoning-

Special Use District - 2

If the proposed project creates more than 10,000 sq. feet of land disturbance, an Erosion Control/GradingPermit will be required prior to the start of work. In order to obtain this permit you must submit aprofessionally designed Erosion and Sedimentation Control Plan along with an original signed/notarizedFinancial Responsibility/Ownership (FRO) form for review and approval. Please submit the plan throughthe electronic plan review portal at the following link: https://winston-salem.idtplans.com/secure/

Inspections General Issues

10. Zoning City of Winston-Salem

Elizabeth Colyer336-747-7427

elizabethrc@cityofws.org12/2/19 12:28 PM

01.03) Rezoning-SpecialUse District - 2

Please shade or otherwise indicate all proposed parking surface.

Label a parking typical of the angle of the proposed parking spaces, the stall width, drive aislewidth and stall to curb length per UDO Table B.3.9.

Review Table B.3.9.2 for parking adjacent to sidewalk treatments.

See site plan redlines, there is an area noted where the drive aisle width is insufficient, per theidtplans scaling tool.

UDO-286 will apply for any proposed exterior lighting.

Show any existing on premises freestanding signs. Show any proposed on premisesfreestanding signs on the site plan that meet 10’ x 70’ sight distance triangles and that arelocated entirely, at minimum, of 1.5’ inside of the property line.

At the time of permitting, all plant types with height, spacing and caliper requirements need tobe provided for all proposed MVSA, streetyard and bufferyard plantings.

Please delineate the 10’ streetyard planting at the proposed Miller St. driveway entrance.

For information, any proposed retaining wall will require a separate building permit.

[Ver. 4] [Edited By Elizabeth Colyer]

MapForsyth Addressing Team General Issues

9. Addressing & Street Naming Forsyth County

GovernmentGloria Alford3367032337

alfordgd@forsyth.cc11/22/19 10:33 AM01.03) Rezoning-

Special Use District - 2

No new addresses assigned. If new address is needed will assign it at permitting.

Planning General Issues

2. CPAD

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City of Winston-SalemKirk Ericson

336-747-7045kirke@cityofws.org11/12/19 12:59 PM01.03) Rezoning-

Special Use District - 2

The Southwest Winston-Salem area plan recognizes that it is not possible to indicate allproperties where institutional uses would be appropriate, and many institutional facilities(such as this one) are surrounded by single family residences. The plan recommendsretaining single family structures adjacent to institutional uses; encouraging institutionsowning such homes to maintain them in good condition; and allowing existinginstitutions to grow and expand in a manner that is compatible with neighborhoodcharacter.

3. Historic Resources City of Winston-Salem

Heather Bratland336-727-8000

heatherb@cityofws.org11/12/19 1:28 PM01.03) Rezoning-

Special Use District - 2

This site is located within the Ardmore National Register Historic District, listed in theNational Register of Historic Places in 2004.

The current church building is FY1088, the former Ardmore School, a contributingbuilding constructed in 1929 with a 1955 addition. The McNeil House at 1040 MillerStreet (FY7733) was built ca. 1945 and contributes to the District. The Swann House at1036 Miller Street (FY8256) was built ca. 1945 and contributes to the District. The lotonce included a contributing single-car garage, which has been demolished. The ranch-style house at 1030 Miller Street, built ca. 1965, is a non-contributing structure. PIN6825-30-4448 at 925 S. Hawthorne Rd. includes two contributing resources, the ca.1953 Gobble House (FY7685) and its associated garage, labeled a barn on the siteplan. The proposed rezoning does not include the Gobble House but does include thegarage.

As no demolition of historic structures is proposed, Historic Resources staff has nospecific comments on the request.

14. Recommended Conditions City of Winston-Salem

Desmond Corley336-727-8000

desmondc@cityofws.org11/27/19 9:08 AM01.03) Rezoning-

Special Use District - 2

As discussed at the Interdepartmental Site Plan Review meeting, please show thelarge variety trees required in a Type II bufferyard along the proposed northernzoning/property line and include the following note:

Type II bufferyard to be fully installed by Redeemer Presbyterian Church in theevent of a change in ownership of the adjoining property.

In addition, staff recommends the following conditions and will include them in the staffreport:

No electronic message board sign(s) shall be permitted on the property.In the event of an ownership change for the northern portion of the propertycurrently identified by PIN 6825-30-4448 (to be subdivided), the applicant shallinstall a Type II bufferyard meeting all standards of the bufferyard provisions ofthe UDO.

Stormwater General Issues

4. Exempt from Stormwater Permitting City of Winston-Salem

Joe Fogarty336-747-6961

josephf@cityofws.org11/12/19 1:28 PM01.03) Rezoning-

Special Use District - 2

This site development, per the plan statements, is proposing less than 1 acre ofdisturbance and less than 20,000 sq.ft. of a net impervious area increase.Developments that are less than 1 acre in disturbance are exempt from the water qualityprovisions of the City of Winston-Salem's Post Construction Stormwater ManagementOrdinance and developments that create less than 20,000 sq.ft. of net new imperviousarea are exempt from the water quantity provisions of the same ordinance.Only developments that exceed either one, or both, of these thresholds are subject toStormwater management permitting and this is not the case here.

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Utilities General Issues

7. General Comment City of Winston-Salem

Charles Jones336-727-8000

charlesj@cityofws.org11/15/19 9:37 AM01.03) Rezoning-

Special Use District - 2

No comments for rezoning only.

WSDOT General Issues

8. General Comments City of Winston-Salem

David Avalos336-727-8000

davida@cityofws.org11/21/19 9:42 AM01.03) Rezoning-

Special Use District - 2

Dedicate right of way 37.5 ft from center. Recommend wheel stop on spaces adjacentto structures.

Zoning 11-6-19 Redeemer Presbyterian Church Rezoning Site Plan.pdf [3 redlines] (Page 1) [1] rezoning plan

11. WS - Zoning B City of Winston-Salem

Elizabeth Colyer336-747-7427

elizabethrc@cityofws.org11/25/19 12:44 PM

01.03) Rezoning-SpecialUse District - 2

Please label drive aisle width.

12. WS - Zoning B City of Winston-Salem

Elizabeth Colyer336-747-7427

elizabethrc@cityofws.org11/25/19 12:44 PM

01.03) Rezoning-SpecialUse District - 2

Please review Table B.3.9 for stall width, stall to curb and aisle width requirements andlabel drive aisle width.

13. WS - Zoning B City of Winston-Salem

Elizabeth Colyer336-747-7427

elizabethrc@cityofws.org11/25/19 12:44 PM

01.03) Rezoning-SpecialUse District - 2

Please label drive aisle width.

Created with idtPlans Review 12/2/19 W-3425 Redeemer Presbyterian Church (Special Use District Rezoning) Page 4 of 5

MLA Design Group, Inc.

4 December 2019 City of Winston-Salem Zoning and Subdivision Winston-Salem, NC 27101 Re: Redeemer Presbyterian Church Rezoning – Neighborhood Outreach Summary Mr. Aaron King, On Tuesday, November 12, 2019, Redeemer Presbyterian Church mailed approximately 85 letters to the properties owners that are within five hundred feet of the parcels associated with the Redeemer Presbyterian Church properties being rezoned. The PIN numbers for these parcels being #6825-30-6400, #6825-30-5497, #6825-30-4448, and, #6825-30-3345. The address labels were generated through the online Forsyth County GIS system. The letters detailed the requested rezoning of the parcels from RS9 to IP-S and invited the neighbors to an open house to review the rezoning petition. An open house date was set for November 20, 2019 with a drop-in time listed between 6:00 – 7:00 pm. These letters were sent approximately seven days in advance of the proposed open house. The open house was held on the date advertised with representation from Redeemer Presbyterian Church and MLA Design Group present to review the plans with neighbors and answer any questions. Rezoning meeting signs were posted at the properties along Miller Street directing neighbors to the meeting location within the church building. During the hour-long open house, approximately twelve neighbors dropped by and those attending included representation from the Ardmore Neighborhood Association, residents of the Ardmore area, and, residents with properties immediately adjacent to the church properties. The open house ended at 7:00 pm. Overall, Redeemer Presbyterian Church and MLA Design Group found the open house to be beneficial in terms of relaying correct information on the proposed rezoning to the attendees while giving a forum to answer questions and potential concerns of those neighbors living within the vicinity. Several comments and questions that were brought up by the neighbors, which the representatives were able to adequately and seemingly satisfactorily address include the following:

• Questions of why the church was rezoning the properties.

• Need to keep the residential feel along Miller Street by keeping the existing homes on the rezoned lots and keeping the associated driveways.

• Concerns of using the proposed driveway improvements as a school drop-off area (the church will not be utilizing proposed improvement areas for school drop-off)

• Questions on traffic flow and potentially having the proposed driveway interconnectivity as a cut through between Miller Street and Melrose Street.

• Questions concerning off-site parking not related to proposed improvements.

• Need to keep existing trees within the rezoning area (the rezoning site plan removes only one tree for proposed improvements).

• Would like proposed buffer plantings to be residential in nature and not look like a commercial planting. Thank you, Paul Fidishun Director of Landscape Architecture/Land Planning

MLA Design Group, Inc.

W-3425 Neighborhood Outreach Summary 1 of 2 December 2019

Dear Neighbor, We want to invite you to the second informational meeting about the rezoning of a portion of our property from residential to institutional (this excludes the house on Hawthorne Road). You may have attended the first meeting on October 17th. We have hired Miller Landscape Architecture to examine the possibility of modifying Redeemer’s current visitor parking lot and traffic patterns on Miller Street so that it can be expanded and ingress/egress to and from the church can be safer for both the neighborhood and for church attenders. Our meeting will take place on Thursday, November 20th at 7pm in the main lobby of the church. We hope you’ll join us so that we can hear any ideas or concerns you may have. Redeemer always seeks to be a blessing to our neighbors. Please call the front office at (336)724-2217 with any questions you may have about the meeting. Grace and Peace, Giorgio Hiatt Susan Nash Senior Pastor Director of Staff

W-3425 Neighborhood Outreach Summary 2 of 2 December 2019

From: Gary RobertsTo: Tarra JollyCc: Desmond Corley; Aaron King; Chris MurphySubject: Opposition email re W-3425Date: Wednesday, December 04, 2019 2:51:42 PM

Gary H. Roberts, Jr. AICPProject PlannerWinston-Salem/Forsyth CountyCity-County Planning Board100 E. First Street, Suite 225Winston-Salem, NC 27102336. 747.7069www.cityofws.org/planning

From: Daniel Castro [mailto:danieldavidcastro@gmail.com] Sent: Wednesday, December 04, 2019 2:17 PMTo: Gary Roberts <garyr@cityofws.org>Subject: Re: site plan

CAUTION: This email originated from outside of the organization. Do not click links or openattachments unless you recognize the sender and know the content is safe.

Thank you for providing a copy of the site plan. I would like to submit the following statementto the Planning Board. ***My name is Daniel Castro. I live at 2218 Maplewood Ave. My home is within the 500 feet ofproposed rezoning. From what I have seen, Redeemer Presbyterian Church has been a welcome presence andpartner in our community. For example, when I was formerly president of the ArdmoreNeighborhood Association, the church offered free use of their meeting space whenalternatives at Miller Park were unavailable. That said, the question for the Planning Board is not whether they are a good neighbor, butwhether existing residential properties should be rezoned to allow expansion of the church. Ibelieve the answer to that question should be no. The proposal is to rezone two homes currently zoned as RS-9 to IP-S, as well as two adjacentpieces of land from RS-9 to IP-S. In total, this would remove 1.12 acres of residential landfrom Ardmore. Residential property in historic Ardmore is at a premium, and it has been thegeneral policy of the neighborhood to encourage the preservation of the primarily residentialnature of the neighborhood.

W-3425 Letter of Opposition 1 of 3 December 2019

The site plan also calls for demolishing an existing two garages and a shed, and addingadditional pavement for additional car parking. The plan will further add screening around theexpanded church footprint, isolating this property from the rest of the neighborhood. Thesefeatures would further erode the residential nature of these properties. The plan also calls for connecting the parking lot on Melrose St to the driveway on Miller St. Iam concerned that some people will use this as a "shortcut"--for those traveling on Hawthorneto Miller Street, they can cut across down Melrose and turn on Miller to avoid the intersectionand light (and vice versa for those traveling north on Miller who want to avoid a left turn onHawthorne.). I understand that there may be some compelling reasons for the church to make this request,such as its need to provide additional parking spots for those driving from other parts of thecity to attend its services. However, when churches choose to locate in residentialneighborhoods such as Ardmore, they must recognize that there are both benefits anddrawbacks. Some of the benefits are the opportunity to connect with potential congregants inthe neighborhood, who may welcome the opportunity to walk to services. But some of thedrawbacks are limitations on space, and the need to conform to the residential nature of theneighborhood. Other churches in the neighborhood face similar constraints. They park on the streets, carpool, and provide shuttle services. All of these options are reasonable and available toRedeemer Presbyterian Church as well. The solution should not be to rezone residentialproperties to convert them to institutional uses. I do not believe this rezoning request meets the needs of the neighborhood, and I respectfullyask the Planning Board to recommend against this request. However, if the Board accepts therequest, then I ask that they impose restrictions on the use of the property. It is myunderstanding that the church has offered verbal commitment to some neighbors that it willalways maintain residential uses of the properties zoned as RS-9 and that it is only asking torezone these two properties because of the screening requirements. I would suggest that theboard either A) deny the rezoning of the two properties fronting Miller Street, but approve theother portions, and waive the screening requirements; or B) approve the request conditional onthe houses remaining as residential uses (i.e. striking all of the institutional public uses whichthe church maintains it has no plans to use these homes for). I am sorry I am unable to be there in person to share with you my concerns, but I hope youwill accept my written comments instead. I have attempted to reach out to Redeemer Presbyterian Church to learn more about the projectand voice my concerns. I left a voicemail on their phone system on December 3, but I have notheard back yet (and I grant that it has only been a day--hopefully they will have time to getback to me in the coming week). Thank you for your consideration. Daniel Castro

W-3425 Letter of Opposition 2 of 3 December 2019

*** On Tue, Dec 3, 2019 at 12:31 PM Gary Roberts <garyr@cityofws.org> wrote:

Gary H. Roberts, Jr. AICPProject PlannerWinston-Salem/Forsyth CountyCity-County Planning Board100 E. First Street, Suite 225Winston-Salem, NC 27102336. 747.7069336-748-3163 faxwww.cityofws.org/planning

City of Winston-Salem ONE TEAM Committed to Excellence

All e-mails including attachments sent to and from this address are subject to being released to the media and the public inaccordance with the North Carolina Public Records Law.

W-3425 Letter of Opposition 3 of 3 December 2019

1

Tarra Jolly

From: Gary RobertsSent: Wednesday, December 11, 2019 1:59 PMTo: Tarra Jolly; Beth A. BroomSubject: Opposition email to W-3425

  Gary H. Roberts, Jr. AICP Project Planner Winston‐Salem/Forsyth County City‐County Planning Board 100 E. First Street, Suite 225 Winston‐Salem, NC 27102 336. 747.7069 www.cityofws.org/planning     

From: Triad RR [mailto:gcampbell2@triad.rr.com]  Sent: Wednesday, December 11, 2019 1:02 PM To: Gary Roberts <garyr@cityofws.org> Subject: [EXTERNAL] Dec 12 meeting‐ opposition comments  

CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

Mr Roberts: I am opposed to the rezoning that Redeemer Church has requested, which the planning board will discuss at your December 12 meeting. Please include my remarks below as part of the discussion. Thank you for your consideration.

“My name is Virginia Campbell and for the past 27 years I’ve owned and lived in a home immediately adjacent to Redeemer Church. I am opposed to the re-zoning request as I think residential property should remain zoned residential RS9. I want to live in a residential area, not in an area where institutions and businesses creep past their boundaries and gobble up historic residences. To name one aspect of the proposed rezoning that disturbs me, redeemer church mentioned removing the driveways on the properties at 1036 and 1030 Miller Street. Removing driveways significantly alters the residential use and purpose of these houses in a highly visible way. It would give the area more of a “campus” feel than a residential feel. It would also be inconvenient for the people currently living at 1036 Miller St as guests of the church”.

Virginia Campbell