HomeMy Public PortalAbout11-28-2000 Joint Public Hearing
.PRESENT:
PUBLIC:
ITEM #2:
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MINUTES
JOINT PUBLIC HEARING
November 28, 2000
~9!J
Mayor Horace Johnson, Frances Dancy, Evelyn Lloyd, Brian Lowen, Mark Sheridan, Ed Gill (pB
Chair), Pam Blue-Thompson, Joel Brinkley, Cathy Carroll, David Daniel, Brian Ketchem, Bryant
Warren
Craig Davis, Jim Lepley, Parker Sniffen, Jim Parker, Briggs Wesche, Allen Knight, Robin Jacobs,
Ray Sparrow, Todd Chavious, Eric Peterson, and Margaret Hauth
Mayor Johnson called the hearing to order at 7: 10 PM and passed the gavel to Planning Board
Chair Gill. Hauth asked the board to allow the applicant to present the basic information about
his proposal, them allow her to go through her report, allow the applicant to answer any concerns
raised in the report and open the floor for public comment. She added that some direction from
the members following the public comment to the applicant would help them prepare any further
plans or modifications that might be desirable. The members agreed to follow this process.
Craig Davis of Craig Davis properties provided some background on the project and his company.
He said that the Phase 1 building would be 70% occupied by a Southern Season upon its
completion and that they would grow into that building and phases 2 and 3. He noted that due to
the seasonal nature of A Southern Season, they need to occupy the building in June or July, which
creates a significant time issue for the entire project. Davis said that his company has built over 4
million square feet of office and light industrial space over its history. He said the proposed
building is not a warehouse, but an office and assembly facility that includes 10,000 square feet of
office space.
Parker Sniffen described the site features. He said the road is based on the one reviewed and
approyed in the Owl's Wood proposal for subdivision of this site. He noted the development is
laid out in three phases to build three buildings, but they are only seeking building permission for
phase one. Sniffen said that one of the client requirements was sufficient parking to for their
employees so the site contains 287 spaces. He noted the additional information that was provided
in the form of section drawings through the site to help interpret the grading plan and elevation
renderings from 5 different locations around the site.
Hauth briefly described the process, reminding everyone that the application is for both a rezoning
and master plan/special use permit. She noted that many of the requirements for a master plan
submittal are not well suited to drawings; they are suited to verbal argument indicating how the
site meets the ordinance intent and similar questions. Hauth said that the requirements for the
special use permit were about half and half in terms of information provided and not provided.
She moved to her specific comments and recommended conditions for the members to consider
placing on the special use permit. Her report is attached.
Sniffen spoke to address some of the concerns noted in the report. He said that crosswalks in the
parking area could be added. He expressed concern about the viability of a pedestrian connection
to the Meadowlands due to the topography and distance. He said there is a 74-foot elevation
change and the distance is 2,200 feet. Davis spoke to the building materials and design. He said
the building would be of tilt concrete panels which could have some design and tint added to
provide some interest to the fayade. He stressed his company's interest in building a quality
development, both in terms of building design and site landscaping. He said that this facility would
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be in the 95 percentile of all similar facilities constructed nationwide and the client will pay a
premium of20% to locate in Hillsborough. He offered to provide photographs and video of other
similar sites constructed by his company to assist in finding an acceptable design for this site.
Sniffen noted that the truck court area is likely fixed and cannot be reduced if it is to accommodate
the expected vehicles.
Allen Knight spoke as a neighboring property owner. He said that he is in favor of the application
and excited about A Southern Season being his neighbor. Robin Jacobs read a statement from
husband Barry Jacobs who could not attend the meeting. A written copy of his comments is
attached. Ray Sparrow another neighboring property owner in Cornerstone. He is also in favor of
the application but expressed concern about the traffic it will generate. He expressed concern that
the town does not appear to be actively working to improve the current problems.
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Gill noted his concern about the site already exceeding impervious surface and setback limitations.
He noted that is the parking was reduced; those two issues would likely be resolved. He noted
that if you make some assumptions about employment, it appears that only about 60 employees
would be on-site at any time. Briggs Wesche, general manager for A Southern Season, provided
additional information. She noted that the 250 employees is a full time equivalent number, which
means there are many more employees than 250 working a variety of shifts and part-time
arrangements. She noted that their current facility in Alamance County is 30,000 square feet and
there were 200 vehicles in the parking lot at 2:30 this afternoon. If you triple the square footage,
it is reasonable to triple the parking.
Mayor Johnson noted his concern about the building and landscaping; reiterating that this is the
town's entranceway and only the highest quality is acceptable. Daniel noted that this might be the
right tenant for the wrong site, echoing concerns about the tightness of the site. He listed his
concerns ofparking and traffic; building design; visibility of the roof from the NC 86/Cornerstone
intersection; the need for a turn lane on NC 86, the front setback encroachment worsened by the
additional right-of-way needed; stonnwater in excess of the design year storm; and the need for
the connection to the Meadowlands (preferably a road). Jim Parker said they will look carefully at
the stormwater issues and will only propose something that is safe and workable.
Davis asked the members to work with him to find funding options to speed up road construction
or bring additional resources to the table from the state. He added that the Town Board's support
would be critical to argue for economic development funds. He asked the members to be more
specific with what they want to see the building look like. The members indicated concerns about
the character and materials in the building.
Gill returned the gavel to Mayor Johnson, who closed the public hearing. Mayor Johnson
adjourned the meeting at 9:00 PM.
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Respectfully submitted,
liI~d(fd~
. Mar et A. aut Secretary