Planning Board Meeting

Good to see you,

Sarah. How are you? [laughter] How are you?

Y

Mr. Hastings, how are you doing today, sir?

Good to see you.

Yes, we're quick.

We do.

I said I don't remember everybody's name, so

Oh, no. You're [laughter] Sarah. Yeah, I got Jeff and then Keith and then you might be doing good.

Ready?

Good afternoon. Welcome to the town of Apex Planning Board. Today's date is June 8th, 2026. Uh please bow your head in prayer. Dear Lord, guide our thoughts, steady our emotions, and direct our decisions. Help us act in wisdom, fairness, and integrity for the good of Apex and his people. Amen.

Please stand for the pledge of allegiance. I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. Okay. Do we have any items of information from staff?

Okay.

No.

Nope. Okay. Seeing none, we're now moving to public comment. If you have not done so already, to your left, you can sign in to speak on any agenda item or non-aggenda items. The purpose of public comment is to allow the public to speak on items that do not appear in this agenda. Any members of the public wishing to comment on public hearing items will be called at the appropriate time later in the agenda. All comments. We ask that all comments be limited to three minutes and not repetitive. If

there's a large number of speakers for one particular item, the planning board may ask that the representative could be selected to speak for the entire group and limit the comments to nine minutes. Do we have anyone signed up to speak on the non-aggenda items? I guess that's what we have right here. Oh, hello staff.

Sorry. So, apparently there is an item information. I didn't realize this was on here.

Okay.

So, the um environmental advisory board data center subcommittee uh has been meeting and their web page is now live on the town's website and available to the public. Residents can find the meeting schedules and locations, sign up for email updates and bi-weekly virtual office hours with staff to discuss data center topics and also access meeting minutes and documents that are reviewed by the subcommittee. And as you can see, the web page is listed here uh for the public. Uh you can also just go through the town website and look for that web page.

Thank you, Diane.

Okay. sign up to speak tonight. I guess we will start with Latisha Star Law Group.

What do we need to do in minutes from

Oh, I'm sorry. I'm sorry. I got thrown off there. Uh, all right. So, we'll move on to item number one, consent item number one on minutes from the May 11th, 2026 meeting.

Motion to approve.

Second.

I'll second. Second, Mary.

All in favor say I. I.

All oppose. Motion carried. Okay. Now we'll move on to the public hearing. Uh public hearing has the same three-minute rule. We'll now open item number one. Uh public hearing and possible motion regarding resulting case 25 ZZ23 Horton Park PUD amendments.

Hello Joshua.

Hello. Good afternoon everyone. Joshua Killian here at the plane department to present reszoning case 25 CZ23 Horton Park PUD amendment. [clears throat]

Um this uh Horton Park PUD is located in the southeastern area of the town of Apex um just south of Jesse Drive between 1010 and East Williams. The two parcels considered as part of this amendment total around 16.96 acres and both parcels are vegetated and vacant. The current zoning of the parcels are planning and development conditional zoning both reszoned as part of the Horton Park PUD in 2018. um the surrounding zoning districts beginning with this one to the west which is zero Jesse Drive or Pod Five as it's referenced in the staff report. Uh those adjacent zonings to the west are medium density conditional zoning in this yellow area and plan unit development surrounding on all other sides with Horton Park Drive uh binding this parcel to the east. [clears throat] There are town homes already developed within the Horton Park Pud just across the Horton Park Drive um road here. And then we also have single family residential units right there. And then the other partial that's going to be referenced in this uh resoning case is Smith Road or Pod 6 as it's referred to in the staff report. and it has adjacent zonings of planning and development, conditional zoning with single family development to the west and north um north of Gladong Drive and then rural residential um on the north side here, the east side um so east of Smith Road and then south all with single family residential units developed on those parcels. The applicant is looking to reszone both of these parcels um remaining in the planning and development conditional zoning district, but is revising a few of the zoning conditions as they relate to improvements of the street network

and unit caps um that are described in section 12 of the PUD text, which is public facilities, and section 17 of the PUD text, which is phasing. the phasing section which is section 17 of the pud um directs some of the traffic improvements that are listed on in section 12 uh in two phases. One is phase one which all those improvements um are set to a unit count of 250 total units developed on this on this site and then phase two has remaining units allowed. Currently only 147 units have been platted within the subdivision and so a lot of these conditions are around increasing that unit cap with other improvements to the network. So, just to go over a couple of the on-site improvements that the Horton Park Pod committed to in the original 18 CZ04 resoning and have completed or working towards completion um right now within phase one are construction of Horton Park Drive. Um the Kobe Chase connection between the Marian subdivision and the Pimberly subdivision and then a portion of Gladong Drive um to access the Dola Street parcels. And then there's one item that has not been complete yet with the um unit cap of 250 and that is the completion of Glad Song Drive to Smith Road. Um this map here shows you not just um what's been complete on site. So here we have Horton Park Drive this north south that we see here. Um Glad Song would continue here from this uh blue diamond to this yellow diamond here. And then many of these other items are the off-site improvements that I'll go through uh that are committed through the PUD. [clears throat] So this map shows the uh US1 northbound ramp at Lufkin Road where the all of

these conditions I'll say first uh all relate back to the 18 CZ4 which are remaining consistent based on their completion in this resoning and then I'll cover all the changes at the end. um US1 northbound ramps at Lufkin1010 where the applicant um provided a dual left turn lane off of US1 onto 1010 here. So that improvement was committed in 2018 has been completed. This um improvement here is at Reliance Avenue and 1010 Road where they restriped the eastbound right turn lane to a through right lane that has been completed. Um, additional conditions are Jesse Drive at 1010 where a westbound turn, left turn lane, which is on 1010 here, has been complete. An eastbound right turn lane off of 1010 here has been complete. And then a northbound right turn lane onto 1010 from Jesse Drive has also been complete. Um, continuing with the off-site improvements, they have extended the westbound left turn lane here at Smith Road and 1010. Next are Smith Road at Stevenson Road where an eastbound left turn lane was installed and also they monitored for a traffic signal and to date that traffic signal has been installed as NC DOT um warned that traffic signal with our town staff as well. And then this is um the opening of that uh Kobe Chase drive from Pimberly to Marian which is off page to the right here. Um they have completed that open that section which was tied to the opening of Horton Park Drive north south. Um but at this time they are currently monitoring the intersection of East Williams and Stray White Avenue to ensure that there are no traffic signal warrants there to improve the network. And then this uh these conditions have

not been complete um partially because they are would be a part of the phasing that would occur with additional residential units in this area. So we have the southbound right turn lane uh to access the Dola street parcels um to avoid their direct access to Gladong Drive which is a major collector in our UDO. We don't typically allow that to occur. So they have a condition to provide them a separate access instead of the the the major collector that's being built and the completion of Gladong Drive to Smith Road. As you can see here, this parcel that's in this resoning um as 8252 Smith Road um would continue to Smith Road here with Gladstone Drive. Um, one of the conditions that they are proposing as a part of the update to the tra uh traffic impact analysis is the installation of a traffic signal at Jesse Drive and 1010. Prior to platting more than 250 units. Um, again, they have 247 currently platted. So, really to plat any additional units, they would have to install the traffic light at Jesse Drive and 1010. And this is in section 12 of the resulting uh put conditions. And then that's phase two limitation um that I spoke to that was another unit increase is a 50 additional units. At the present time um those units would be a total of 300 unit cap with the improvements of the 1010 widening project. But at this time, that 1010 widening project, also known as NC DOT project U5825, has been postponed and is no longer on the state's transportation improvement program um with with no dates for completion. So, that's really the impetus of this resoning case is to get some of these units platted with the current network, additional off-site improvements um while the state works out funding for this project. So

currently the unit total would be 300 units um with this uh change in in the network. They have added 85 units to phase one. And so with the 85 additional units in phase one, which would come along with the Glad Song Drive connection to Smith Road, continued monitoring of the for the stoplight at Stray White Avenue and East Williams and the um stoplight being added to Jesse Drive and 1010. That phase two section would increase the units again, still by 50, but totaling 385. once the 1010 widening project is complete. And so here is just a snapshot of the three items that I just referenced that are not yet complete. Um that's that Gladong Drive extension to Smith Road, the Smith Road um turn lane here, the Jesse Drive improvement of the stoplight, and then this uh stoplight monitoring here at East Williams and Stray White Avenue. The reszoning to plan unit development conditional zoning um is what um excuse me the 2045 land use map identifies this area as medium density residential and the planning planning unit development conditional zoning district is consistent with that land use classification. Um the applicant held two neighborhood meetings uh one on November 14th and the other on March 23rd. Um, and those reports are in the agenda packet. And this reszoning was exempt from meeting with the EAB, uh, per the UDO as there's no changes to buffers, RCA, or anything that impacts the environmental features of this site. And planning recommends approval of reszoning case 25 CZ 223 with conditions as offered by the applicant. As this resoning is reasonable and in the public interest as it will allow the platting and construction of additional homes within

the subject properties of pod five and pod six based on the results of a revised traffic study. Um additional conditions have been provided to ensure continued phasing improvements uh with the development of the Horton Park PUD while continuing the limitation of residential density prior to the completion of the 1010 widening project. If you have any questions for myself, I'll be happy to answer and the applicant is here to answer any questions as well.

I have a quick question. Great presentation. Um, did I misar you? Is it is it 247 platted lots already?

Yes, 247 currently

47 at the beginning. That's why. Okay.

Excuse me for just making sure. So that will be 10 10 light off of Penny, 1010 light off of Jesse's, 1010 light off of Smith.

Yep.

And then around. Okay.

Very close together. Pretty close together, right? Yeah.

Yes.

Okay.

The golf doesn't come out right at the penny though, right? It's a little past it. Is that correct? We're coming from Apex Town. It would be

Penny to the left of the light little bit and then

lights comes out, right? And then it would be the Jesse also. Okay.

Yes. Thank you. And if um just to remind there was a recent um a recent um transportation plan amendment, excuse me, that uh would almost realign this I believe to the intersection of Penny or just south um for the connection into this area for Pristine Water Drive. So current plan now shows this coming off roughly where this dark blue diamond is.

Okay. So potentially another stoplight there to look for the four legs.

Okay. Thanks, Josh.

Did staff um get any complaints from the

residents or any questions or concerns after the meetings outside of the meetings that the applicant held?

Uh there was only one question from the public which we received today with the public hearings um email and that was just asking if there was additional um density occurring in this development or if there were any changes to the uh to the pud. Um, but there are no changes to the uses, where the uses are designated, things like that. So, it's only just the transportation network and how many can be planted at a certain time.

In the in the staff report, there were uh two options, option one, option two. So, if they meet either one of Well, your re the recommendation is if they meet either one of those options that they could continue forward with the platting of the additional lots.

Yes. And just to note for those who haven't read the staff report, option two would be the completion of Jesse Drive from this intersection at Horton Park Drive all the way to 55. Um there are, I believe, four or five intervening parcels. So it would take a lot of work. Um the middle creek goes right through here. Uh fairly large uh repairarian buffers there that they would have to contend with. So option one is the one where they have all this phasing and the off-site improvements that they've committed to instead of trying to get that accomplished.

Do you know how many total number of units are proposed in the entire development?

Uh unfortunately I don't have that number off the top of my head. I don't know

for the applicant.

Yeah applicant that answer.

Any other questions for Joshua? No, mine's predicated on what the applicant's answer is, honestly. So,

great.

Okay.

Thank you, Joshua.

Thank you.

Great work.

Like to speak.

How are you today?

How are you?

Wonderful.

Good evening, chair, members of the board, and our youth member, Leticia Shapiro with Morning Star Log on behalf of the applicant PRMS Investments. Uh,

also joining me this evening is Jeff Roach of Peak Engineering and he has been involved in the engineering and design of the site as well as Kevin Dean from Kimley Horn who is our traffic engineer to answer any questions you may have. Joshua did a great job outlining the details of the case. And so I would just like to highlight a few points if I may. So the brief history, the original PUD was approved in October of 2017 and subsequently amended in April of 2018. The image to the left of your screen is how the putt existed at the time of those approvals. And the image to the right depicts the putt as it exists today. It's important to highlight the significant progress that has occurred since the original approvals as it demonstrates that the putt has been actively and substantially developed. The ongoing development is the key factor underlying the amendment request before you this evening, which includes lots being platted and sold, property being deed to the HOA, open space dedication, rideaway dedication to NC DOT and the town, major spine roads that have been completed, including production drive that provides multiple access points from all directions, and the proposed connection of Gladong Drive, which will make the final connection east to Smith Road. All of these transportation conditions have been crafted to provide new residents with access to 1010 Road and NC55 while limiting the impact on existing property owners. Significant improvements to Jesse Drive at 1010 Road have been completed by the developer and Joshua did a fabulous job explaining those in detail, so I will not repeat that. including the newly added condition based on the revised TIA that requires the installation of a traffic signal at this intersection. The crux of this resoning is the reasoning amendment is the condition that was applied at the time of the April 2018 amendment restricting the

residential development to no more than 250 lots for single family and town homes prior to the completion of certain off-site roadway improvements identified in the TIA and described by Joshua. At that time, uh, access from Horton Park to 55 was a lot more constrained than it is now. And given all of the development progress that we've outlined and is my understanding that currently 247 of those 250 units have been platted and accordingly in order for the development to continue the proposed amendment would increase those current thresholds to from 250 units to 335 units. And as Joshua noted, the uh proposed amendment is consistent with the comprehensive plan and land use designation identified on the 2045 land use map. The amendment is also reasonable and in the public interest as the platting of additional lots and construction of homes will be governed by a revised TIA. The revised TIA will continue to ensure that transportation improvements are implemented in phases, thereby limiting residential density until either of the widening of 1010 road or the extension of Jesse Drive to 55. Thank you for your time this evening. I look forward to your feedback and would appreciate y'all's ultimate approve our recommendation for approval. I'm here to answer any questions.

Not yet. Go. You can go ahead.

What was the total um units that you were approved for in 2018.

I'm gonna bring up Jeff. Jeff was actually involved at that time also, so we're lucky we have him here this evening, so he can answer that for you.

Thank you.

Hey guys, good evening. Jeff Roach, Peak Engineering and Design. Um, we started work on the project in 2016, so I've seen it every step of the way through three resoning requests and now into site plans. Um, from a residential density standpoint, um, I believe it was about 450 lots if that was single family and town homes, but there is a condition

in the zoning package which allows pod two um, I'm sorry, pod 4, I believe it is, that's along Jesse Drive to convert to um, highdensity residential apartment units to allow up to 400 units there. So, I think the cap was around 850 um, if memory serves. Does that answer your question, Christie, about total?

It does. I guess my my question is, um, you guys were approved in 2018,

correct?

You've closed 245

247 have been constructed with all the infrastructure. That's correct.

And closed and

Well, they haven't all been closed, but they've been platted, meaning the lots are on the ground. The builders in the process in various stages of building homes, selling them, or there's still raw lots sitting on the ground waiting to be built.

Okay. Yeah.

And so what happens if um the state doesn't what would happen to the development if 1010 continues to be delayed the improvement?

Nothing.

Nothing. So what we're asking for today is when the project was originally approved in 2017 and 18, 1010 road was on the town's um transportation improvement plan um to start in 2021 and then it went to 2023 and then it went to 2031 and now it's completely off the off the table. So what happened is we started looking for outlets when we started in 16 and 17 as to what happens if 1010 stops or what happens if Jesse can't extend. What's happened is production drive um go back a little bit on the presentation here. Uh that's probably a pretty easy one in the upper leftand corner. Um go back one more. I'm sorry. Sorry man. Technology guys. There you go. That'll let me move around Josh. There we go. So, you can see the the three large buildings here. Those are light industrial. Uh so, orient you guys, there's Jesse Drive running east to west. What happened is when Horton Park first came in, that road stopped at Horton Park Drive and came south. So,

the only access to the north was to go up Horton Park, go east out to 1010. That was the only way in and out. We opened up the bottom Glad Song. So, we had a north and a south connector, but production drive didn't go into Pinnacle Park. Over the past eight years, um, you've got Cash Corporate, the backside of Pinnacle Park, and these three light industrial buildings have been built. Production Drive now extends down to Jesse Drive. What that does, that opens up, if you come down Jesse Drive, or if you come out of the, you know, heading north out of Horton Park, you can go out to 1010 or you can go north, work your way up to Pristine Water Drive, work your way up into Pinnacle Park, and you have three or four additional outlet points. That's why we're asking. We're not asking for additional units. What we're simply doing is we're moving um the cap from 250 to 335. And that we're still waiting on NC DOT to do 1010. We're still waiting on somebody else to do the extension of Jesse Drive to get to the ultimate goal of, you know, between 450 and 850 total units. So, we're just asking for that small exemption because we see that as a reasonable request. Um, like Joshua pointed out, there's two parcels that are currently undeveloped in Horton Park. Um, one was designed, has about 25 lots already to go. We just have to start the construction on it. Um, assuming we get approved from council on this, construction can start on those 25 lots relatively quickly. Um, and then there's another little section of town homes to the uh to the west side of the project. So, those two areas will pretty much build out a majority of the Horton Park single family and town homes waiting on 1010 or uh a Jesse Drive extension, which we don't control. I mean, it's pretty big pretty big dollars. So, I think the last I heard was like Jesse Drive was a $25 million extension. So, there aren't aren't many developers that can that can support that one.

Jeff will pay for it. Just so Jeeoff just to clarify the uh the developed portion or the part that's going to be developed on the I'll say the east side

that's I guess south of Gladstone that's going to be single family and then the one to the west of Harden Park Drive is going to be town homes.

That part stays stays the same.

Uh that's correct.

You can see in the in the bottom right hand corner here in purple.

That's actually very helpful.

We did our full construction drawings. Yeah, those 25 lots in the bottom right corner. Um, and then pod five west, which is what we've always called it, is in red. And that that's the additional town homes.

A little confusing from the reports. I I actually took it that the all that was going to be town homes, vote, those boxes.

No, no, it's still we're following the original approved.

Um, exactly told council back in 17 and 18 we were doing. It's moving forward. Um, so I think we've committed. We've done the builder has done an amazing job of doing exactly what he told planning board council back in 17 and 18 as I was reviewing the conditions and he's done everything council asked for him to do at the time and and I'm actually really proud of driving through this one with my kids saying I did this. So

the signal that's being proposed at Jesse Drive and Tenton, is that um is that part of the 335 or is that something?

It is. It's actually

the 335 would be when that signal gets put

not to give it away, but we've already submitted that that signal to NC DOT and received approval for it. We're waiting for this evening to basically start the installation or council's approval.

Just quick note, that's actually for the 250. So I'm sorry. I'm sorry. Yes, I All right. Yeah.

Yeah, Mark, you're correct. Sorry. Sorry.

No, you're great.

Jeff, is that road existing in the west plot in the red?

U that's a sanitary sewer easement.

Okay.

That was dedicated um coming off of Horton Park Drive for the town homes in this area. It's not installed yet. It's just it's a holding pattern. Uh that's where the road's going to be. That's where the sanitary sewer will go. We went in tied it up when we did the construction drawings. The one more the Gladstone Connection Glad Song, sorry.

Um, that would happen after the 335,

right?

That's going to happen before

it would happen above 250.

It would happen with this

with this. Yeah, this is approval of this is committing to to doing Glad Song out to Smith Road.

Okay.

And as I see it, it looks like that parcel is needed to actually complete it. Am I reading that wrong?

We have the parcels.

I just mean that you need to develop it in order to complete the road.

Oh, that's correct. That's right. Yeah, it was all tied together in the original approved construction drawings and zoning documents.

Fantastic. Any other questions for Jeff?

Thank you guys.

Now we open public comment. Is anyone signed up to speak for open comment this agenda item? Unless that's both of them have spoke. So

we'll close that bring it to the board for discussion of possible motion.

You know I'm satisfied with the uh request. I can support the request from

Yeah. I'm I'm always um thinking about the residents and the traffic. It sounds like they they've gotten ahead of some of that and they thought it through and so for that reason I intend to support as well.

It seems like um this is needed for future connectivity and safety for the same Thank you.

I'll sit there and mimic what they said. It's nice when we have a development that is expanding upon the base core of

what they have and it's not going off to interfere with neighbors. Um, in my position, there's no historical properties there, so it's not interfering with that. Um, it's just adding to a neighborhood that's already there. So, you're going to get like houses, like town homes that are in the area. Um, we're going to increase some connectivity and hopefully one day get Jesse Drive down to Highway 55.

I think that's going to be faster than

I think we'll No, I [laughter] agree with that.

We all can concur on that.

I'll also think it's a very reasonable request and and the significant off-site improvements is has been uh impressive.

That's right.

That's I agree with that. The fact that those have already been done, good faith, I'm happy with that. So yeah.

Well,

okay. With that, I will make a motion to approve 25 CZ23.

We have a motion to approve by Christie. We have a second.

Second.

Second by Mark. All in favor say I.

I.

All oppose. Motion carried.

Thank you, Joshua.

Thank you. Great work. Well, seeing we have no new business item, I believe we're just looking for one more motion.

Motion to adjurnn.

Motion to adjurnn. Jeff,

who second?

Is there a second?

All in favor say I.

I. All

Motion carry.

I'm not sure if it's a record, but

it was record. That was pretty good. That was pretty