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HomeMy Public PortalAbout01-21-2016 Minutes BOC PB JPHPlanning Board Minutes January 21, 2016 Page 1 of 6 MINUTES JOINT PUBLIC HEARING HILLSBOROUGH TOWN BOARD and PLANNING BOARD Thursday, January 21, 2016 7:00 PM, Town Barn PRESENT: Christy Raulli, Janie Morris, James Czar, Chris Wehrman, Jennifer Sykes, Erin Eckert, Rick Brewer, Toby Vandemark, Mayor Tom Stevens, and Commissioners Jenn Weaver, Brian Lowen, Kathleen Ferguson, Evelyn Lloyd and Mark Bell STAFF: Planning Director Margaret Hauth, Town Manager Eric Peterson, Management Analyst Jen Della Valle, Town Attorney Bob Hornik ITEM #1: Consideration of changes or additions to the agenda Mayor Stevens called the meeting to order at 7 p.m., confirmed there were no changes to the agenda, and passed the gavel to Planning Board Chair Erin Eckert. ITEM #2: Open the public hearing Chair Eckert opened the public hearing. ITEM #3: Master Plan for King Highway Park Ms. Hauth reviewed that residents near Kings Highway Park had brought concerns to the Town Board last year. She reviewed that the town has approved placing a bio-dock at the park. She reviewed that the Parks and Recreation Board held public meetings regarding the bio-dock and the park and now has recommendations for other improvements as well, which are detailed in the Master Plan. She noted the item is being brought to public hearing so the plan, if adopted, will be a component of the town comprehensive plan. Mr. Wehrman added that the Parks and Rec Board would like to add a parking lot on the north side and enlarge the parking on the south side. Commissioner Weaver added that the Parks and Rec Board walked the land and recognized that this is a natural park and placed a lot of importance on thinking creatively on how to connect pedestrians, even though that may be a really long term plan. Ms. Hauth asked the audience whether anyone wished to speak on the plan. No one did. MOTION: Commissioner Ferguson moved to close the public hearing on this item. Ms. Vandemark seconded. VOTE: Unanimous ITEM #4: Continued hearing - Annexation, Rezoning and Master Plan application from Caruso Homes for approximately 125 acres at the eastern end of Orange Grove Street. The request would annex the parcel into the city limits and rezone the property from Agricultural Residential to Residential Special Use. The master plan shows a mixture of single family, townhome and apartment development totaling 1,150 dwellings. A master plan does not entitle the owner to development permits, but establishes a framework for future Special Use Permit reviews. (portion of OC PIN 9874-10-9993 north of Interstate 85). Planning Board Minutes January 21, 2016 Page 2 of 6 Ms. Hauth reaffirmed her oath on this item. She reviewed that this is the third public hearing on this project. She pointed out the map indicating revisions to the proposed Master Plan. The Special Use Permits would be more detailed but would have to comply with the Master Plan, she summarized. At the first public hearing, the request was for 1,100 dwelling units. The request is now for 1,038 dwelling units not nearly as specifically broken out by the types of dwelling units, including 88 units that would be designated as affordable. The plan includes a gift of 3 acres of land to CASA, a nonprofit based in Raleigh with units in Durham, which builds and rents affordable units. Other changes included conditions of development that now specifically address community amenities and park areas in each pod, clarifying language about inner connectivity between different pods, and a reduction in height (four-story maximum rather than five). Also, Ms. Hauth reviewed, Town Board members had noted some things that were outside the realm of this project and hired consultants to do a couple of studies. One is looking for pedestrian connectivity from the train station and Collins sites across the Eno into downtown. The other is looking at a possible pedestrian connection across I-85 to the south. The North Carolina Department of Transportation doesn’t have additional information about the South Churton Street widening and Orange Grove Road Extension project yet, so that couldn’t be incorporated into the consultant’s study. The projects are still funded and expected to begin construction in 2023. Board members haven’t received preliminary reports from the consultants because they didn’t come in time for the agenda packets, but she has them tonight and because the consultant studies are not tied to this project, the board can receive them and discuss them outside the public hearing. Ms. Hauth briefly reviewed the pedestrian connectivity study. On the east side of Churton Street, there are a lot of utilities and River Park which makes it prohibitive to build a pedestrian bridge on that side. There are two lines on the west side on the map indicating where the town could create sidewalk on the west side of Churton Street and build a pedestrian bridge. Doing an addition to a bridge for pedestrian purposes is not something DOT is likely to be interested in helping us with, she explained. There was consideration of Exchange Park Lane, but it’s a much longer walk. Consultants recommend following the green line on the map. Consultants also suggest considering creating path to Exchange Park Lane and look at renovating that bridge to get a wider sidewalk, perhaps putting all pedestrian traffic on one side rather than a sidewalk on each side. $1.4 million is the estimate for a pedestrian bridge over the Eno and the walkway to Exchange Park Lane. The town would probably end up paying 20 percent of that. Ms. Raulli asked what a conceivable timeframe would be for that. Ms. Hauth answered it wouldn’t be advisable to design it until 2018 when we have an idea of DOT is doing on South Churton Street. Then, it is likely 5 years or more until the project is completed. Commissioner Weaver asked if the design work has to be done before putting it in the TIP process. Ms. Hauth answered no, but it’s more competitive if the design work has been done. Ms. Hauth reviewed the study looking at whether it’s possible to build a bridge over I-85 and that the consultants had concluded that it was. There are two suggestions. One is to design a two-lane road, which aligns roughly with the main entrance to Collins Ridge that would connect with Leah Drive which connects to Millstone Drive. This slopes more gently but is more circuitous in terms of connecting neighborhoods. She prefers the second option, which comes right into Becketts Ridge Drive Extension. It’s a lot steeper. She is leaning toward a bike and ped improvement at this time because the engineer said with improvements to Churton Street, as a road connection, this probably won’t carry more than 3,000 or 4,000 trips a day in 20 years. As a road project, this is probably close to $8 million. If we want it to be a Planning Board Minutes January 21, 2016 Page 3 of 6 local road, there’s not an immediate funding source to help us build the road. If it’s just a bike/ped bridge, the cost is probably $4 million and there are funding sources to help. Commissioner Lloyd expressed concern that this was being looked at before the town decides whether or not to approve Collins Ridge and appeared to be presented as if Collins Ridge has already been approved. Mr. Czar asked whether the consultants thought aligning with the proposed entrance to Collins Ridge was the most efficient place to cross. Ms. Hauth answered the consultants were asked to look for the best alignment. They picked the narrowest spot on I-85 (closer to the interchange it gets bigger). Ms. Hauth explained between the I-85 widening and a creek that runs along, this is indicated as the most optimal point for crossing. Beth Trahos, representing Caruso Homes, reaffirmed her oath. She reviewed the changes made to the plan including reducing the density, 950 units plus up to 88 affordable housing units, which she said was a reduction of 112 units. Ms. Raulli asked why. Ms. Trahos said to give more open space. And the plan proposes reducing the apartment buildings from five to four stories because of the impact of the view from Churton Street. The rental affordable housing would be provided by CASA, which has a program that houses veterans. She listed amenities such as three transit stops and bike racks and reviewed the limitations on lot sizes. Also, a bit of property would be added to the town’s property, which Ms. Trahos indicated on a map. There would be a total of at least 3 acres of open space. The Master Plan commits to at least 1.1 miles of trail dedicated to the town and 1.8 miles of sidewalk. She reiterated that this Master Plan is more detailed than the Future Land Use Plan but not as detailed as a Special Use Permit. Brian Purdy with J.R. McAdams Company was sworn in. Mr. Purdy indicated the realignment of the main spine collector road. Ms. Trahos and Mr. Purdy indicated where CASA site would go. They explained there are requirements that affordable housing be no more than one mile from a grocery store. Commissioner Ferguson raised concerns that this proposals places all the affordable housing together and next to the power line. Ms. Trahos said after talking with Robert Dowling of Community Land Trust, Caruso Homes determined the home ownership affordable housing was not doable for them. Commissioner Ferguson asked what would be the distance to a grocery if it was closest to the train station because it would be nice for transportation to be close. Commissioner Ferguson said for best practices for affordable housing, you want it inclusionary, not lumped together. You don’t want it identified as the poor section. Have you considered whether it’s possible to have it inclusionary and make it closest to the train station? Ms. Morris raised concern that this would be lumped together. Ms. Trahos said the CASA representative will speak to that. Jess Brandis, representing CASA, was sworn in. She said for rental housing, we like the idea of a site in one place because we would be building a large building for cost savings. We came to the 88 number together, doing a tax credit development of 60 units for those earning 60 percent or less for workforce renters and some for people with disabilities, and then looking at another type of housing up to 18 units with supportive housing for veterans. We felt like we were on the same page with Caruso Homes. The tax credit from the state has the requirement of proximity to grocery stories. CASA hasn’t drilled down any further than what’s presented tonight, a location in parcel B. We did talk about having the tax credit building separate from the supportive housing, if that would help spread out in two different areas. It can be helpful to have them side by side to minimize our cost. We own and manage all of our properties so we want our products to look great and be a place where our tenants would want to live for a long time. Commissioner Ferguson cautioned against talking about product; these are homes for people. Ms. Brandis assured the board that CASA talks about homes. Commissioner Ferguson said she likes what CASA does Planning Board Minutes January 21, 2016 Page 4 of 6 and she recognizes the need for permanent supportive housing, and she wonders whether it would be for veterans only and why can’t it be interspersed. Having it lumped together is old school. It’s not best practices. Hillsborough strives for best practices in everything. Ms. Brandis answered that state tax credits are quite prescribed. Ms. Brandis said CASA sees this as a way to include affordable housing in an otherwise market rate development. Mayor Stevens asked whether Ms. Brandis has looked at Hillsborough’s design standards and considered how her projects would fit into the fabric of the larger development and town. Ms. Brandis said she hasn’t read the design standards extensively. We don’t want to use cheap materials because we want it to look nice and last a long time, she said. Commissioner Ferguson said deed restrictions are generally not as permanent as a 99-year lease. How is there permanent affordability in place? How does the affordability survive past the organization? Ms. Brandis said there are deed restrictions. In other communities, 20 or 30 years. Ms. Trahos said if someone desired to rezone it, they’d have to come to this board. Jeff Caruso reaffirmed his oath. The problem with mixing in the units is that they would be more expensive so you can do far fewer. He doesn’t know whether it’s possible to find a longer amount of time than 20 or 30 years. He thinks this is a nice location. They were thinking of apartments for older people at this location. Ms. Brandis added there are 54 units in Orange County operated by CASA but not built by CASA. She thinks they have 99-year lease restriction. Ms. Sykes wondered if Walmart would count as a grocery with the I-85 pedestrian walkway. She is suggesting perhaps placing the 18 units closer to that side, in a different location. Commissioner Bell asked if the 60 units is hard and fast with the state. Ms. Brandis answered it is cost per unit and land cost that makes it not possible to do less than 45 units. Commissioner Bell wondered if it were possible to do something creative that would intersperse the units like taking the ground floor of eight different buildings. Ms. Brandis answered that those units would be condos, which are problematic for her organization to operate. Ms. Trahos added that there will be a mix of sizes and price points that will create affordability, although not the HUD definition of affordability. The neighborhood will be a mix that reflects the vision in your Comprehensive Plan. Chair Eckert asked about a second access to South Churton Street. Ms. Trahos answered that Caruso Homes has secured an emergency access point through the Duke power easement. The language in the document refers to emergency vehicles coming in and out. Mr. Hornik pointed out that sometimes need to evacuate. Chair Eckert gently prompted that there is another entrance. Ms. Trahos answered yes, there is a second entrance. The emergency access was the first thing to come to mind because it was recently secured. Chair Eckert recognized citizens had signed up to speak. Frank Williams was sworn in. Mr. Williams stated that speaking on behalf of the five landowners of Collins Ridge property, the landowners have striven to find the wisest and most beneficial use for this property. He reviewed they’d sold land that became Durham Tech and the UNC Campus, provided land to ball teams, and sold the railway station land to the town. They are in support of Caruso Homes developing Planning Board Minutes January 21, 2016 Page 5 of 6 the land. Two of the sellers live close to the Collins Ridge property and have a very strong interest in the project being a nice one. Mayor Stevens said the town is appreciative of the sellers selling to the town. Joe Phelps reaffirmed his oath. He stated that he is not against this development. He reminded everyone that past developments for this property have been turned down. He has several questions including what is the second road access. Also, he thought the Master Plan plots should have more detail. Any place that says either townhomes or single family homes, expect all townhomes. Addressing where Ms. Trahos said no lot would be more than than 10,000 SF, he figures the lots can’t be over 5,400 SF with the density. He thinks there’s too many apartments. You need more precise info about what they’re going to do. When Forest Ridge came forward, was it a different process? Ms. Hauth answered yes, they submitted the Special Use Permit from the start. Mr. Phelps said from the start you need to know the garages won’t face the front. Commissioner Lloyd recollected that one was turned down because the developer was unwilling to put in the infrastructure. Randy Sexton reaffirmed his oath. Mr. Sexton addressed Mr. Phelps that the binder is the third that has been submitted and details alleys, which way houses will face, single family lots no way more than 50 feet wide. Mr. Sexton added that the affordable housing component will be nice. Jeff Caruso reaffirmed his oath. He gave closing remarks. They have contracted to buy property along Orange Grove Road to widen before DOT widens. They have figured out how to put a sidewalk there. Chair Eckert asked for any further questions as part of the public hearing process. Commissioner Lloyd said when she comes out at night and looks back, I feel like it’s a lot of houses. She expressed concern at the length of time it takes to drive north into town in the evening. Mr. Caruso said is that a question. Chair Eckert said there was a traffic study. Commissioner Lloyd said the traffic study doesn’t help her with this if you look at cars trying to get north through the town at 6 p.m. She’s concerned about backup on I-85. Traffic is the main thing. Also, seeing one grocery store with all these people, she questioned where everyone was going to buy things. I think it will be there forever and that’s the closest land we have to town. When this is done and Daniel Boone is redone, that will be it. Commissioner Ferguson asked the developers if they looked at the small area plan of the railway station. In the small area plan, it addressed the land closest to the station being mixed use commercial/residential. She asked why hasn’t there been talk about interspersion of commercial near the train station or power lines. Mr. Sexton said your zoning doesn’t allow that. We have designed a community that fits your zoning. We were told the town is going to mock up commercial on the town’s 20 acres if not all used for the train station – coffee shop, dry cleaners, etc. Mr. Sexton said they had inquired about buying it and we were told it would have to go out to bid, RFP. The 2030 plan shows this as a residential area with no commercial component. Ms. Hauth corrected Commissioner Ferguson that the train station small area plan is not part of our Comprehensive Plan. Mixed use is designated on the town’s 20 acres. This parcel is designated for residential development. Mayor Stevens said when American Assets, Inc., proposed to develop this property several years ago and was turned down, the board was in a different mindset. He recognized Caruso Homes has been responsive. Mayor Stevens addressed Mr. Hornik, saying we need to watch the language so that we do get a commitment for a balance of single family homes, town homes and apartments. Mr. Hornik answered Planning Board Minutes January 21, 2016 Page 6 of 6 that he has started going through the proposed conditions. He’s not finished going through that. There will be some wordsmithing to do. We have learned from our past experiences. Ms. Raulli said the density may have been decreased due to traffic concerns, but increasing the density in the middle of town is better. Hold tight to your proposal and give us as much density as can be accommodated on the site. Ms. Raulli doesn’t want a commitment to all buildings being four stories. MOTION: Ms. Vandemark made a motion to close the public hearing on this item. Ms. Morris seconded. VOTE: Unanimous ITEM #5: Unified Development Ordinance Text Amendments to: A) to amend table 5.1.6 to allow storage in the General Commercial district and Section 9.2 to amend the definitions of storage and self-storage. Ms. Hauth reviewed the attempt to define between storage and self-storage. She introduced Warren Gates, who owns Colonial Business Center, has had space vacant for three years and would like to help meet the demand for climate controlled storage. Mayor Stevens said it would be accurate to say we are creating language to fit the reality. Ms. Hauth said yes, to give a little elbow room in the ordinance. MOTION: Ms. Vandemark moved to close the public hearing on Item 5A. Ms. Weaver seconded. VOTE: Unanimous B) to amend table 5.1.6 and Section 9.2 to define the use “government maintenance yard” and permit the use in the Office-Institutional and Light Industrial districts and Table 6.3.3 to allow the Light Industrial district to observe a 20’ side and rear setback when adjacent to the Economic Development District. Ms. Hauth reviewed Item B. It has bothered her that we haven’t had a use that defined government service yards and there are several in Hillsborough. The North Carolina Department of Transportation could request a rezoning for its parcel. MOTION: Ms. Morris moved to close the public hearing on Item 5B. Commissioner Ferguson seconded. VOTE: Unanimous ITEM #6: Adjourn MOTION: Commissioner Lowen made a motion to adjourn the meeting at 9:03 p.m. Commissioner Weaver seconded. VOTE: Unanimous Respectfully submitted, Margaret A. Hauth Secretary