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HomeMy Public PortalAbout1.23.2001 Joint Public Hearing,1 1 HiSlInclels 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 Q1Q_7.Q9_91ns • Fnr• Q1Q_R44_9AQn 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