Reshaped and resized, market wins endorsement

Once billed as a farm and flea market, a plan for the old Foreman’s lumber site in Kitty Hawk has been reconfigured and downsized enough to win quick endorsement from the town’s Planning Board.

A recommendation for approval came Thursday after the new plan was explained by Planning Director Joe Heard and architect Ben Cahoon.

Discussion of the plan was relatively short and dealt with technicalities, a far cry from the long list of concerns that arose when the project was first pitched as a farm and flea market for more than 80 vendors.

That plan was eventually turned down by the Town Council. Some council members expressed concerns that a flea market was not a good fit for the area along U.S. 158.

The new concept envisions a much smaller operation that bypasses the need for a zoning text amendment permitting an outdoor flea market, which proved to be fatal to the previous plan. Instead, it seeks approval for a long list of conditional uses that are permitted under the current zoning.

A major difference is that vendors that might be considered the kind found at flea markets would no longer be outside. Proposed by Al and Carol Geise, the market will use the old building to house nine long-term vendors who would be classified as retail. Crafters could also produce items on site as part of their retail sales.

Seafood sales would also have to be inside the building since the county does not permit them in open-air markets.

The outside area, which originally was seen as accommodating vendors of crafts, antiques and other items, would be devoted to sales of fruits, vegetables, flowers, plants and other agricultural and food products — the project’s farm market component. The area’s zoning already allows outdoor farmers markets. Those vendors would be shorter term, Cahoon said, possibly a day or weekend at a time.

Canopies that once covered three lumber storage areas behind the building have been removed. Fabric will be used as canopies on the pilings that remain in two of the areas.

Cahoon told the Planning Board that the plan offers more parking than the 74 that zoning requires. Including a grassy area, 105 spaces will be available.

Hours will be 8 a.m. to 8 p.m. with an hour on either end to allow for setting up and breaking down displays and stalls. That would keep total operating hours within town ordinances.

One concern was the impact of the market on Sandpiper Cay and The Gables behind the property. Since the lumber yard was built decades ago, it does no have to comply with requirements for a 50-foot buffer.

Cahoon said, however, that there would be room for a 20- to 30- foot buffer with trees. The town could require the buffer as a condition.

Compared to the first presentation of the project before the Planning Board, Thursday’s was smoother. Heard said that he, Cahoon and town attorney Steven Michael had worked together to interpret the town code and the prospect of an indoor-outdoor market, a task complicated by the fact the original Foreman’s was built before the town was incorporated in 1981 and therefore not subject to current town codes.

As a result of these consultations and Cahoon’s knowledge of local codes, the Geises were able to submit a more focused and complete application to the town.

The board reached a consensus on recommending the project to the Town Council with the understanding that a do-list with such things as the number of dumpsters, details on square footage and storm-water management be completed.

It still needs the Town Council’s approval.

Planning Board Chairman Oscar Northen said the perception that the town had complicated the approval process because it did not want the project in Kitty Hawk was “absolutely not true.” He said that the chief concern is to make sure that it is done properly.

“I personally feel that the project has a lot of merit and would be beneficial to the town,” he said.

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