HomeMy Public PortalAbout1.23.2001 Joint Public Hearing,1
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AGENDA
JOINT PUBLIC HEARING
HILLSBOROUGH TOWN BOARD and PLANNING BOARD
Tuesday, January 23, 2001
7:00 PM, Town Barn
ITEM #1: Call public hearing to order.
ITEM #2: Request from DCA General to rezone 7.627 ac between Valley Forge Road and
Cornerstone Court on NC 86 from Limited Office to High Intensity Commercial
(Tax Map 4.40.A.8)
ITEM #3: Request from DIAN TWO, LLC to rezone 58 acres in the southwest quadrant of
the 86/I-85 interchange from Limited Office to Entranceway Special Use. The
request includes a Special Use Permit/Master Plan for Hampton Pointe showing
450,000 square feet of retail space and 5 outparcels (Tax Map 4.45..4c)
ITEM_ #4: Amendments to Sections 2, 4.6.2, 4.6.3, and 4.9 of the Subdivision Regulations to
separate requirements for recreation and open space. Requirement for recreation
space will remain at 1/35 ac per dwelling; open space is proposed to be 10% of
the gross site.
ITEM #5: Close Public Hearing and Excuse Hillsborough Planning Board
ITEM #6: Presentation by the applicant and discussion of the Preserve development
proposed near Pathways Elementary School
Please call the Clerk or Planning Department if you cannot attend
732-2104 ext. 224 or 228
Both lines are connected to voice mail
101 East Orange Street • P.O. Box 429 a Hillsborough, North Carolina 27278
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MINUTES
JOINT PUBLIC HEARING
January 23, 2001
PRESENT: Mayor Horace Johnson, Ken Chavious, Frances Dancy, Evelyn Lloyd, Brian Lowen, Mark
Sheridan, Ed Gill (PB Chair), Jim Boericke, Cathy Carroll, David Daniel, Brian Ketchem, Chris
Quinn, Bryant Warren
PUBLIC: Russell Knop, Steven Landon, Bill Anderson, Jerry Dickens, Ross Massey, Marianne Risley, Jack
Snipes, Robert Medred, Bob Rose, Jim Anthony, Craufurd Goodwin, Jim Hopper, Scott Lanier,
Michael Gering, Craig Lloyd, Lany Freeland, Eric Peterson, and Margaret Hauth
ITEM # 1: Mayor Johnson called the hearing to order at 7:02 PM. He added the consideration of a resolution
supporting the Mental Health Association of Orange County's application for a New Group
Home for Adults with Mental Illness as a replacement item 6. Mayor Johnson passed the gavel to
Planning Board Chair Gill.
ITEM #2: Hauth introduced DCA General's rezoning request to return the designation to HIC from Limited
Office. Hauth described the location of the property and indicated it was one of the properties
included in the Entranceway rezoning. Jim Anthony spoke on behalf of DCA General. He said
the owners did not support the original down zoning and wanted the flexibility of HIC returned.
He said that the current zoning (LO) only allows for veterinarians and funeral homes. He
indicated they would like to develop the property differently than the rest of Cornerstone with
uses like a restaurant and hotel likely. Anthony said these would not be permitted in the LO
district and the setback s in the district are excessive, since the property has frontage on three
streets. Lloyd asked Anthony the size of the lot and he said 7.6 acres. She also asked for
clarification on the type of hotel. Anthony said he didn't expect a full service one with a
restaurant and convention center, but others that offer a breakfast buffet along with lodging are
what he is expecting. Lloyd asked whether those uses would be allowed in the Entranceway
Special Use District. Hauth said they would with the rezoning and special use permit. Anthony
said he was unaware of that district.
ITEM #3: Hauth introduced the rezoning/Special Use Permit/Master Plan request from DIAN TWO to
development 58 acres at the southwest quadrant of NC 86/1-85 to Entranceway Special Use
Permit. Bill Anderson introduced himself and his partners and in general terms described the
proposed project. Jerry Dickens walked through the plans page by page. He said their goal was
to ring the site in green so the development would not be highly visible. Dickens said that NC 86
would be widened to three lanes for the entire length of the project to facilitate flow into the site.
Anderson said they would like assistance on the design of the sign and historical marker for the
Civil War events on the site from the Historical Society.
Chavious expressed his concern about flow back and forth from outparcels to the larger part of
the site for both vehicles and pedestrians since the road is three to four lanes wide. Anderson said
they could look at additional pedestrian accommodations. Chavious asked whether there is going
to be parking on outparcels for the businesses there and Anderson confirmed there would. Mayor
Johnson expressed his concern for pedestrians moving through the parking lot to the stores. Gill
agreed, saying there would be a lot of families with small children in tow or strollers. Both
suggested safer accommodations like raised sidewalks for customers. Chavious asked about the
site's impervious surface. Anderson confirmed that it is 69%, which exceeds the district standard
of 50%. Chavious asked whether any semi -pervious paving is proposed and Anderson said no.
JPH
1/23/2001, page 2
Massey spent some time discussing the stormwater controls for the site. He said while the site is
not in a protected watershed, the ponds are designed to meet watershed standards. He said the
ponds would be wet all the time and designed to keep the flow of water off the site at the same
rate as pre -development. He explained that the water is released slower to not overwhelm down
stream facilities; the flow and speed remain the same, but for a longer period of time. He said
they used the 10 -year storm event. Lloyd asked if the ponds would be fenced and Anderson said
they would be if required. Mayor Johnson asked who would have responsibility for maintenance
of the ponds and Anderson said the developers would retain that. Chavious asked about
maintenance of the site and landscaping and Anderson said the developers and property owners
association would maintain it.
Lloyd and Daniel addressed the proposed "Welcome to Hillsborough" sign. They expressed
concern that the size and design of the sign be consistent with Hillsborough's character.
Sheridan asked about the trip generation and particularly the by-pass trips. Massey explained that
they assumed that 15% of the trips currently existing on NC 86 would turn into the site. That
number is then subtracted from the new trips the site will generate, which is predicted by
nationally accepted generation rates for different types of development. Sheridan confirmed that,
at build out, roughly 5,000 more cars will be on NC 86 everyday (10,000 trips equals 5,000 cars)
and Massey said that is accurate. Sheridan asked if they can indicate where those cars are coming
from; what percent from the interstate, from south of the site, from north of the site. Anderson
said any percentages would be guesses. He said the market for this site covers more than 60,000
people who live between Mebane and Durham and the Orange County line north of Hillsborough
to the I-40/Airport Road interchange.
Mayor Johnson expressed interest in having space set aside for a police office on-site to shorten
response time for calls. Chavious said he would like to see more landscaping on the NC86 side of
the site, rather than what is proposed along the back. Lloyd asked what impact this development
would have on the Hillsborough Commons; whether businesses would be recruited away and
leave an empty shopping center. She also expressed concern about allowing more fastfood
restaurants with drive-thru windows and convenience stores. Daniel listed his concerns: move
building 3 (small shops) to the front to allow pedestrian access, improve pedestrian access on-
site, bring the outparcel buildings to the interior street, make sure the landscaping materials are of
sufficient size when installed, and improve the pedestrian scale of the large building facades.
Anderson detailed the expected financial impact of the development. He indicated the developed
site would be worth roughly $30 million and generate 250- 350 well -paying part-time jobs with
benefits.
Russell Knop spoke against the development. As a resident of Wildwood he is very concerned
bout the impact of light, noise, and security on his neighbors, especially from the rear across the
railroad. He also expressed concerns about stormwater from the site and traffic. Steve Landon
spoke in favor of the development. As a local contractor that lives southwest of town, this
development could save him a lot of travel time in his work. He noted everyone has been
concerned about storm damage, but he noted that storm damage creates the need for building
materials that could be met by this center that will likely include a home improvement warehouse.
JPH
1/23/2001, page 3
Marianne Risley, Beckett's Ridge resident, spoke against the development. She said her family
chose to live in Hillsborough to avoid Cary and New Hope Commons type development. She
added that Beckett's Ridge ahs a similar tax base as this development without the traffic and
stormwater. She expressed her current difficulties getting to and from I-85. She asked the
members to consider the pest control issues related to wet detention ponds and that children can
drown in 3 inches of water.
Bob Rose spoke. He said as a former advisory and elected board member, his philosophy had
been to recognize opportunities and prepare to take advantage of them. He said this is one of the
first non-residential proposals the town has seen in a long time, which is good because of the
limited need for services. He noted that traffic is an issue, particularly with the existing traffic of
the truckstop. Rose indicated his belief is that this project presents an opportunity and the town
should find a way to get ready to take advantage of it.
Craufurd Goodwin spoke to congratulate the board of adopting the new procedures and
encouraged them to "stick to your guns" and follow the new standards.
Jim Hopper, property owner, commended the applicants for their time and effort on this project.
He noted they are obviously concerned about Hillsborough and want to do a good job. He noted
he doesn't mind being patient, the process has been positive. He said this project is a positive
opportunity.
Scott Lanier, Chamber President, said he was speaking for himself. He commended the board for
adopting the new processes and thanked the developer and owner for "hanging in" and waiting for
the process to complete.
Michael Gering spoke against the development and in favor of the town's new process. He noted
the scale of the development is breath taking and inappropriate for Hillsborough.
Craig Benedict, county planning director, offered written comments on the proposal. He
highlighted them by saying the shopping center is 6 times the size of the one proposed in Churton
Grove. He noted that the site would generate half of the traffic expected from the Corbin Downs
project last year. Benedict talked about intent of the new districts and standards. He noted that
one was the create more pedestrian friendly developments, which means you don't hide a
development behind landscaping; you bring the buildings to the street. He noted another concern
was the traffic generated by retail sites and its peaks that intersect with other peak times. He
suggested a mixture of uses on the site could generate the same number of trips, but they would
have different peaks and not congest NC 86. He noted this site provides the town's best
opportunity for connection to the regional rail, even though it may be a number of years coming.
Karen McKinnon said she did not feel it was appropriate for a shopping center to construct a
"Welcome to Hillsborough" sign.
ITEM #4: Hauth introduced a series of amendments to the Subdivision Regulations to create separate
standards for open space and recreation space since they are currently considered interchangeable.
Hauth said there is no real intended use for open space; its primarily for enjoyment "as is", not for
JPH
1/23/2001, page 4
development as a specific facility. She added that the proposed 10% requirement is much lower
than those in surrounding jurisdictions that require thirty percent and more. She added that the
definitions of open space and recreation space would help ensure that more appropriate land is
given than has been offered in the past. Hauth noted that the Planning Board has been looking at
this issue for some time.
ITEM #5: Gill returned the gavel to Mayor Johnson, who closed the public hearing. The Planning Board
members were excused.
ITEM #6: Mayor Johnson recognized Evonne Lack from the Mental Health Association of Orange County.
Lack asked the members to consider adopting the resolution to support the Association project,
which is being submitted to HUD for funding.
MOTION: Chavious moved to adopt the proposed resolution. Dancy seconded.
VOTE: Unanimous.
Hauth asked the members to confirm availability for some future meetings with Orange County.
The members confirmed the joint meeting on Wednesday January 31 to discuss the Preserve and
Hampton Pointe. Hauth asked whether March 20 at 5:30 PM (with dinner provided) would be
acceptable for a joint meeting with Orange County to re-establish their quarterly meeting
schedule. Lloyd said she would try and the others agreed. Hauth asked about April 10, 19, or for
an Assembly of Governments meeting with the other elected boards in the County. The members
generally agreed with all dates, with extreme preference for the later two. Hauth said she would
confirm the date once it is selected.
Mayor Johnson adjourned the meeting at 9:12 PM.
Respectfully submitted,
Margaret A. Hauth, Secretary