HomeMy Public PortalAbout01-22-2002 Joint Public Hearing
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353
MINUTES
JOINT PUBLIC HEARING
January 22, 2002
Mayor Joe Phelps, Ken Chavious, Frances Dancy, Mike Gering, Evelyn Lloyd, Ed Gill (pB
Chair), Jim Boericke, Joel Brinkley, Cathy Carroll, David Daniel, Kelly Hopper, Chris
Quinn, Bryant Warren
Eric Peterson, Demetric Potts, and Margaret Hauth
Mayor Phelps called the hearing to order and passed the gavel to Planning Board Chair Gill.
Gill briefly described the hearing process.
Gill announced this item had been withdrawn at the request of the applicant, as noted in the
letter distributed to members at their seats.
Hauth introduced the request from Tri-Star Development to rezone approximately 30 acres
on Orange Grove and Eno Mountain Roads from Agriculture-Residential to Multi-Family.
She noted that the draft site plan was included in the agenda packet to clarify that the
application includes development on both sides ofEno Mountain Road. She added that the
plan is not binding to the applicants. If the rezoning is approved a site plan will be reviewed
by the Board of Adjustment. She noted that the property owner and applicants are present.
Hauth said neighbors have submitted a protest petition about the application and she is still
verifying whether it meets the statutory requirements. She said ifit does, the Town Board
would have to vote by either 4-1 or unanimously to approve the rezoning request.
Annette Chodl, architect for the project, distributed handouts containing a basic traffic study,
building elevations, and site plan. She called the proposal an active adult community. She
said they are proposing to build 278 condominium, townhome, and apartment units. All the
first floor units would have an accessible route to them. She said more than 30% of the units
would be handicap accessible, which greatly exceeds building code requirements. She said
the existing home would be renovated into the clubhouse and there would be numerous
programs and activities on-site for residents. She said the units are a mixture of 2 and 3
bedrooms. She described the design elements they intend to pull from Federal style
buildings downtown to make the development compatible. Carlos Gomez of Coastal
Engineering highlighted some site features. He said the existing pond would be retained and
used for stormwater management as well as an on-site recreational amenity. The developer
will build turn lanes into the site at all access points. He noted that garbage would be
handled through an on-site compactor. Craig Sheffler of HNTB described the traffic
impacts. He said the base traffic counts were made during the last two weeks and the build-
out projections are for 2004. He noted the road capacity was calculated at 12,500 vehicles
per day and the projected traffic in 2004 is 10,039. Sheffler said that the projected traffic is
for a standard apartment community, and the handout shows the reduced traffic expected
from an active adult community, which is roughly 1000 fewer vehicles per day.
Commissioner Chavious asked what "active adult community" meant. Chodl said late 40s
and older, early retirees. Chavious expressed doubt that folks in that age group would "sit
home" and asked how the complex could be restricted to that age group. Chodl said they are
unlikely to travel during peak hours because they aren't bound to work schedules. She said
there would not be elevators in the units. She said marketing is the main tool to ensure the
client mix they are looking for.
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Quinn asked about the Level of Service and "delay" figures. Sheffler said they delay times
are in seconds per vehicle. Gering asked whether he had heard correctly that neither road
could be widened. Sheffler said there were no plans to widen either road with the exception
of turn lanes at the entrances. Daniel about the projections. Sheffler said they are based on a
regular apartment complex, not an age-specific one.
Richard A. Simpson spoke on behalf of himself and his wife who own adjacent property. He
said they have been in their house two years and the peace and quiet of the area was a
primary reason for building there. Richard O. Simpson spoke as a neighboring owner. He
said he is opposed to the rezoning as well, even though he is not anti-growth. He expressed
his concern about putting some many people in a close area with the Heritage, proposed
Patriot's Pointe, and new high school. He said he has been in his house three years and the
traffic is increasing daily. Paul Sharon, general partner in the Orange Grove Park
Development, spoke against the development. He said they are building the townhomes and
apartments across Orange Grove Road. He distributed marketing brochures showing the
design of his project. He said this rezoning would impact the efforts to fit in his project
made. He noted that 30% of the units in Heritage are also accessible. He said he agreed with
the traffic concerns that others noted.
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Ben Lloyd, property owner spoke. He said while he was a county commissioner 16 years
earlier, he had been encouraged to sell land for a retirement center by a local newspaper
editor. He said at the time he wasn't interested, but he remembered the advice when he was
approached by Evans to sell. He has been approached to sell this and other parcels many
times before, but never for a project he thought was good for the community. He said after
reviewing the proposed plan he was convinced to sell to Evans and his group. Lloyd noted
that developers are often accused of coming into a town, making a quick buck, and leaving.
He said that neither he nor Evans was going anywhere. He noted that studies show that folks
who age with their social support structure nearby do better than others. He said this
development would fill that need. He compared the proposal to Carol Woods in Chapel Hill,
quoted their rates, and noted they have a 2-5 year waiting list. Lloyd noted that he could
ensure Evans fulfills his promises. He read a letter from Evans indicating their commitment
to the plan.
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Commissioner Lloyd asked for clarification of the target population. Chodl said the
activities planned are for older adults, active retirees. Lloyd asked if transportation services
would be provided. Chodl said there would be transportation services, but no medical
support. Carroll asked the owner/rental mix and Chodl said it would likely be half and half.
Commissioner Dancy asked the anticipated cost of the units. Dennis Evans, applicant,
responded the townhomes would sell for between $130,000 and $160,000, the
condominiums between $89,000 and $129,000. He added the monthly rent for the
apartments would be between $800 and $900. He said some units might start at $750.
Hopper asked if any meal service was provided. Chodl said that gets into dietary and
medical type services that this complex isn't set up for. There will not be meals available on
site. Daniel asked how or if they could guarantee the occupants of the development would be
active seniors. Chodl said they could not guarantee it. Marketing is the main strategy to
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target the occupants. She added that construction is timed to bring a limited number on units
on the market at any time. Commissioner Chavious asked how younger residents could be
kept out. Chodl said they couldn't be restricted out. She said the fIrst floor units that are
handicap accessible can be restricted, but she conceded that there would be some younger
residents in the complex. Evans noted that market research indicates a strong demand for
this type housing. He added that once the fIrst few units are occupied and the "stigma" is
attached to the development as being an adult community, residents would self-sort
themselves. Carroll asked why elevators aren't used. Evans said they visited many similar
neighborhoods and very few use elevators. The upper story units tend to go to the younger
residents who want the exercise. He added that the price structure and design elements are
set up to encourage the able, younger residents to take the upper units. Mayor Phelps asked
if names of similar neighborhoods could be provided and Evans said he would do that. He
asked Hauth about name duplication and whether "Magnolia Manor" was too close to
Magnolia Place. Hauth said the town could prohibit exact duplication and looks closely at
very similar names to see if there might be confusion. Mayor Phelps suggested providing
garden plots for residents, as many folks like to keep vegetables and flowers.
Gill closed the public hearing and returned the gavel to Mayor Phelps. He called for a short
recess before convening a special town board meeting.
Mayor Phelps reminded members they had wanted an opportunity to discuss the Old Mill
Ridge proposal more closely before deciding to request a petition for annexation. Hauth
distributed a chronology the project has followed. She said, while this request has taken a
long time to bring to this point, all the steps in the annexation policy have been followed.
She said the Town Board next needed to decide whether to request a petition for annexation
and set a public hearing date. Mike Camann of Sear Brown (formerly Callemyn-Parker)
described the project, noting the plan to use clustered lots and concentrate building lots on
the most suitable land. He said the remaining land does not lend itself to active sports
facilities like soccer fields. He said a short-term pump station would be needed until the
Cates Creek Outfall was constructed. Commissioner Dancy asked for clarifIcation about
what area was seeking annexation. Hauth said that the entire parcel is seeking annexation,
the majority of it is in the ETJ, but none is currently in the city. Gering asked ifthe presence
of trading paths had been checked into as he had asked. Hauth said she had not checked on
that point. Mayor Phelps asked about Oakdale Drive extension and whether this developer
could assist with that. Hauth said she could contact NCDOT about their ability and
willingness to move forward with the extension since they are the property owner in the way
of construction. By consensus the members asked that Barnhill submit an annexation
petition. They asked Hauth to have public hearing date options available for them at their
February meeting so they could pick a date.
Mayor Phelps adjourned the meeting at 9: 15 PM.
Respectfully submitted,
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Maret A. au , ecretary -