Olde Cotswold Neighborhood Organization (OCNO)

Cotswold Rezoning Meeting Reports (updated May 25)

Susan Armistead - May 25th meeting

1. The current B1SCD zoning allows approximately 287,000 square feet of retail space. The changes made to the mall (Charley's area and the open spaces created) increased the square footage available; however, the "heated space" has decreased. The CC zoning would reduce the available space to approximately 275,000 square feet. If a CC zoning is approved, it does not grant carte blanche to make drastic changes. Changes such as additional stores and vertical additions will have to be approved separately.

2. It is proposed to add one building in the parking lot area between the VisionWorks/Mama Fus location and the driveway area into the shopping center on Randolph Road. This building would house both the ABC and Starbucks. This building can't be constructed without the zoning change. To see a detailed plan of the shopping center follow the link labeled “Cotswold Site Diagram” at the bottom of this page.

3. The City is not in favor of the drive up Starbucks due to the car traffic and the lack of pedestrian friendly access. The City also objects to a loading dock at the proposed new building as an eye sore from Randolph.

4. The current bank location was not part of the original Cotswold Shopping Center and it is zoned as “drive-up” under the B1SCD zoning. This property can continue to be used for “drive-up” business and is not part of the original Cotswold Shopping Center square footage limitations. This property could be used for a drive-up Starbucks.

5. It is proposed to restrict two entrances to the shopping center on Sharon Amity for “right turn only” entrances/exits: one at the UPS Store/Blockbuster entrance and the other at the Bruegger’s Bagel entrance. No left turns would be permitted from Sharon Amity into the shopping center, or left turn out of the center onto Sharon Amity at these two locations. Turning islands would be installed at these two locations. All traffic turning left from Sharon Amity into the shopping center would be restricted to 1 entrance versus 3 today. Likewise traffic exiting the shopping center onto Sharon Amity will lose one of the left turn options. (The exit at UPS Store/Blockbuster is already restricted to right turn only.) Note: a “No Left Turn” sign has been installed at Woodlark and Sharon Amity.

6. The public hearing is scheduled for June but the Attorney is trying to change it to July 17th's City council meeting. If anyone wants to attend that they are welcome but the entire time devoted to any comment or protest is 10 minutes.

7, Cotswold Condominium Homeowners Association does not support the proposal and plan to protest. Jan Abrams (President of the condominium homeowners association) may have already turned in the protest.

Todd Hudson - May 18th meeting

This meeting was attended by 9 people from various neighborhoods. They were very few "adjoining property" representatives in attendance. The attorney, Collin Brown, brought everyone up to speed on all the issues that have been previously discussed in these emails.

The large informational meeting will occur next Thursday, May 25, at 6:30pm at Charley's (upstairs). 200 invitations were mailed, but anyone is welcome. Collin hopes to have an architect there and someone from the planning/zoning committee and possibly a City Council member(s).

The public hearing for this zoning request will be in June. Anyone can speak at the meeting - 10 minute time limit per person. One week after this meeting, the Zoning Committee meets to discuss. One month later, the City Council votes. NOTE: There is no City Council meeting in August. If this zoning hearing gets delayed by a month, the vote would not occur until September. If that scenario plays out, the timeframe delay would cause the development company to pull the rezoning request.

According to Collin, the Planning Commission has no concerns with the zoning or square feet associated with the new structure requested. They do not like the drive-through and associated traffic as well as some of the design. For instance, they would like to see windows on all four sides of the building.

Attendees stated concerns were:
Traffic issues (mostly associated with drive-through, traffic routing and location of proposed additional structure)
Buffer between development and neighborhoods (this is the condos' major concern)
Zoning change to open door to major development

Other pieces of information:
The ABC Commission appears to have a VERY attractive lease offer on the table that is the catalyst of this rezoning effort.
No one seemed to be overly concerned about the addition or presence of the ABC store.
The old First Charter building has an existing drive-through, has necessary zoning, etc. to accommodate the Starbucks. This property is in the possession of the development company.
The development company is trying to purchase the gas station on the corner of the mall property.
Collin believes that a zoning change would still be a conditional deal, which means that any changes like a building addition would require a full blown rezoning. I am researching this issue.
The development company can bulldoze all existing buildings and rebuild to any configuration they desire as long as they stay with the 3 building limit and the total square feet limit. They would stay within the current B1-SCD zoning.
Collin says that the CC zoning will actually enhance the property because it deals with buffering that the B1-SCD did not. He is trying to entice the condos support with this feature. They have virtually no buffer along the back.
The city (DOT) wants the development to add a left turn lane on Sharon Amity at the main entrance to the mall area. A traffic light could be a possibility there.
The entrances at the UPS store and Brueggers, will likely get a median for right entry and right exit only. This is in the drawing that is associated with the project.
Conditional site plan could list things like maximum heights on the property, etc.
The City's big push is pedestrian friendly. Park Road Shopping mall is a perfect example - park once, and visit many stores.
If the zoning process gets ugly, the development company does not intend to fight. They will likely pull the request and build the ABC Store somewhere near the VisionWorks beside Mama Fu's. They would add onto the existing building.
Collin seems ready to give away the drive-through to get the rezoning, even if the Starbucks moves to First Charter.

Todd Hudson - May 8th meeting & phone calls

I met with the attorney, Collin Brown, representing the owners. The Cotswold Mall property is currently zoned as B-1 SCD (shopping center district). It also has special restrictions including the total number of square feet that can be utilized for business and total number of buildings on the property. Adding an ABC store and drive thru Starbucks does not require rezoning. In fact, if the zoning request fails, they will likely use the old First Charter branch and add on to one of the existing buildings to take care of adding those businesses. The zoning needs to be changed, however, if a separate structure is built. The plans are to put both the ABC and the Starbucks in one structure at the main Randolph road entrance on the south side away from the Harris Teeter.

B-1 SCD does not currently exist in the codes. When the property was originally developed, B-1 SCD was the choice made. Any zoning changes will need to conform to the new codes. Mr. Brown does not think that the current owners have any desire to make significant changes. He does not know why the CC (commercial center) zoning was chosen. The zoning department was involved in that decision. Even if the zoning request to CC is granted, there will still be restrictions based on square feet and number of structures for this property. But, if it changes to CC, I am sure it will become easier to drop the restrictions in the future.

Later, I spoke with the David Barley, Associate Planner for the Char-Meck Planning Commission, for this rezoning request and have some additional information to share. The current retail space on this property is much greater than 100,000 square feet. The current B or Business District classification; B-1, B-2 allows up to 100,000 square feet. Therefore the existing property could not meet the zoning requirements for B. CC is the only zoning that is available for this property if it gets changed.

When the original Cotswold Mall area was approved, it was classified as B-1SCD. It also had restrictions based on the number of buildings on the property and the total square feet submitted. When Cotswold cut out the section that opened Charley's and other stores in that courtyard area like Salsarita, the Mall "lost" some retail square footage from the original plans. That "lost" square footage can be added back to existing structures without a zoning change. That is how they can add the ABC store and the Starbucks.

B-1SCD zoning allows things like theaters and building supplies. In fact, the Cotswold shopping area could be redistributed to combine some of the stores into one big store now. There is also not a height limitation under B-1SCD, but they can't go higher if it means they exceed the original square footage approved. A theatre could be built with a higher ceiling since the square footage doesn't change.

CC classification would open the Mall to additional square feet which could be in extra height (multiple floors) and extra buildings scattered around including parking structures. Mr. Barley believes the zoning committee will not approve this zoning change.

Cotswold Center Redesign Plans

Cotswold Site Diagram
Cotswold Zoning Petition 2006-087