HomeMy Public PortalAbout7.2.2002 Agenda & MinutesAGENDA
PLANNING BOARD
Tuesday, July 2, 2002
6:30 PM, Town Barn
ITEM #l: Consideration of additions to the agenda.
ITEM #2: Committee Reports
ITEM #3: Approval of minutes from the May and June meetings
ITEM #4: Discussion of proposed Adequate Public Facilities agreement and ordinance.
ITEM #4: Discussion of Life Care Special Use district text amendments.
ITEM #5: Continued discussion of prevention of demolition by neglect text amendments.
ITEM #6: Adjourn
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MINUTES
PLANNING BOARD
July 2, 2002
PRESENT: David Daniel(Chair), Jim Boericke, Cathy Carroll, Kelly Hopper, Cannie Lloyd, Paul Newton,
Chris Quinn, Bryant Warren
PUBLIC: Ron Dorrestein, Ben Lloyd, Margaret Hauth
Daniel called the meeting to order at 6:32 PM.
ITEM 42: Hauth reported that the Board of Adjustment approved an addition at the Cates Propane Plant
Construction Company. She added that the Parks and Recreation Board needs a representative
from the Planning Board.
ITEM #3: Newton moved to approve the minutes as submitted. Boericke seconded.
VOTE: Unanimous.
ITEM #4: Hauth introduced the proposed Adequate Public Facilities Ordinance for Public Schools. She
said the county initiated this discussion with a committee of elected officials and staff a few years
ago. She added that the Town Board placed this item on the July public hearing and since it
includes amendments to the development ordinances, the Planning Board will have an
opportunity to provide a recommendation. She explained how the ordinance and memorandum of
understanding work. Members expressed concern about the impact to small developments.
Hauth said the ordinance currently covers minor subdivisions. She added that she could look at
the lot approval history in town and see whether exempting minor subdivisions would be an
option. She said they are included in the model because so many lots in the unincorporated area
are approved with minor subdivision.
ITEM 45: Hauth introduced the continued discussion of the Life Care Special Use District. She highlighted
the changes made, based on comments from the last meeting. Dorrestein described the range of
living arrangements his client had in mind and concerns he had with the draft. The greatest
concern that improvements like dining space and covered walkways be tied to the number of
assisted living units, no assisted and limited care. The members expressed concern that a
substantial portion of the development is not limited to the elderly. Dorrestein said the market
units are needed to off -set the financial obligations for the elderly units and keep them affordable.
The members agreed that this was not what they had envisioned and suggested some further
changes to the ordinance to make, including limiting the number of non -assisted units.
ITEM #6: Hauth introduced the continued discussion of the prevention of demolition by neglect ordinance.
She said that the Town Board felt there were enough changes that the ordinance should be set
back to public hearing. She added that since the Planning Board had spent so much time
discussing it, she placed it on the agenda in case they wanted to make further changes before the
new hearing. Newton distributed copies of the minimum housing code and some comments about
additions to the ordinance. Boericke asked how the ordinance impacted structures that are not
houses. Hauth said that it would apply, if the inventory listed them as contributing, but most are
not rated. The members agreed to discuss the item in depth after the public hearing.
Daniel adjourned the meeting at 9:00 PM.
Respectfully submitted,
Mar et &Hauth, Secretary
MINUTES
JOINT PUBLIC HEARING
July 9, 2002
PRESENT: Mayor Joe Phelps, Ken Chavious, Frances Dancy, Mike Gering, Evelyn Lloyd, Mark
Sheridan, David Daniel (PB Chair), Jim Boericke, Joel Brinkley, Kelly Hopper, Paul
Newton, Bryant Warren
PUBLIC: Craig Benedict, Ed Gill, Chris Smith, Jo Soulier, Lori Tuten, Myra Gwin-Summers, George
Eberle, Martin Brown, Tom Oxholm, Heather MacDonald, Jeff Schmitt, Holden Richards,
Jack Smyre, Scott Radway, Hugh and Carolyn Moren, Charles Davis,
STAFF: Eric Peterson, Demetric Potts, Bob Hornik, Sherry Carter, and Margaret Hauth
ITEM #1: Mayor Phelps called the hearing to order and passed the gavel to Planning Board Chair
Daniel. Daniel welcomed everyone and briefly described the hearing process. He reminded
everyone that speakers would be sworn in.
Daniel swore in Hauth. She said she would leave the full description of the project to the applicant. She
noted the hearing was covering annexation, zoning, and Master Plan approval, as noted in the Entranceway
Special Use standards. She noted that there were some outstanding issues with the application that would
need to be corrected before a vote could be taken including a correction to the annexation maps and the need
for additional information on the proposed development.
Daniel swore in Smyre and Radway, consultants to the applicant. Smyre referred to maps of the site and
indicated potential uses within the development. He added that the properties have been under contract for
an extended period of time and that a decision by the Town regarding annexation and zoning in fall was
needed to allow ownership on the properties to change before December 31, 2002. He added that they are
looking for comments on the proposal to determine what modifications can be made to bring more into
compliance with the town's desires and still produce an economically viable project. He noted the project
has significant cost factors in bringing utilities to the site, addressing the need for a fire/police presence
south of I-85, and road improvements.
Daniel swore in Craig Benedict, Orange County Planning Director. He confirmed that the members had
copies of the written comments he submitted on behalf of the Orange County Commissioners. He
highlighted a few of the comments: location of the community park should be nearer the center to create
more walkable opportunities and co -use by the community college, potential dedication of a school site to
address student generation, mix of uses to be less focused on retail, and general walkability. Commissioner
Sheridan asked Benedict provide the following information for the board before the next hearing: how much
retail had the County envisioned in this EDD, how much residential, and what transportation improvements..
Benedict said he would gladly provide that information.
Daniel swore in Ed Gill. Gill said he is a Cornwallis Hills resident. He said that Old Mill Ridge was turned
down for annexation due to concerns about water. He asked about the impact of Waterstone to the town's
system. He asked if a business park and retail complex wouldn't be better than a residential development.
Daniel swore in Chris Smith, resident of Stagecoach Run. He said he opposes the annexation and
development because it provides no benefit to Hillsborough. He said he sees this development as the
Town's first step toward being the next Cary. He asked where the water capacity for this development
would come form. He expressed concern about strain on the town government. He also expressed concern
Waterstone public hearing
7/9/02, page 2
about the proposal to locate Multi -family adjacent to Stagecoach Run. He asked the members to consider
the desire of the current residents and wait.
Daniel swore in Jo Soulier, property manager for Cornwallis Hills. She said she is opposed to the amount of
residential proposed in the development. She also expressed concern about the access lining up with
Lafayette Drive, which would increase traffic through Cornwallis Hills. She suggested locating a school
within the development. She suggested the town look into requiring more tree preservation within
developments. She also suggested that improving the development that we already have (i.e. re-
development) is preferable to building new. She added that she is in favor of an assisted living facility.
Daniel swore in Lori Tuten. She said she likes the idea of the community college and would like to see a
school within the development. She said she lives off Phoebe Drive and has a collapsed well. She asked
what impact this development will have to ground water quality.
Daniel swore in Myra Gwin-Summers. She expressed concern about the ability of the current infrastructure
to serve a development of this size. She said many developers build and then leave an area. She suggested
building something that could be sold and re -sold. She suggested that a more historic, tourist based
development would be desirable. She noted that when you go to Williamsburg, you park and take a shuttle
in, the same model could be employed here. She said her suggestion would eliminate the need for the
houses and bring development that could be sold over and over again, rather than the developer selling the
property one time.
Daniel swore in George Eberle. He expressed concern over water supply. He said there is not currently
sufficient water for existing residents, let alone new ones. He asked why the buffer is only 50 feet between
the development and Beckett's Ridge. He also asked what the town's long-term plan for parks is, since
those provided in developments are not sufficient.
Daniel swore in Martin Brown. He asked the members to consider the impact of this development on the
integrity of existing neighborhoods. He asked that the 100 -foot buffer be maintained. He expressed
concerns about the long-term viability of the wells and septic tanks in Stagecoach Run and the impact this
development might have on them. He said that Stagecoach Run is becoming an island of county surrounded
by the Town of Hillsborough. He asked the members to require bicycle and pedestrian connections within
and to the development to assist with traffic. He also asked them to be thoughtful about this proposal in
light of school and road impacts as well.
Daniel swore in Tom Oxholm. He said he was speaking on behalf of the Bratton family and Wake Stone,
the owners of a significant portion of the property is in the proposed development. He asked the members to
please make a decision. He relayed some of the property history and various proposals over the years. He
said the family is very interested in no longer owning the property.
Daniel swore in Heather MacDonald. She said she keeps hearing that this project is like Meadowmont and
SouthernVillage. She noted that Target is not interested in locating in either of those developments but NC
54 and US 15-501 are both being widened to accommodate the impact of these developments. She
expressed concern about the impact to her well in Stagecoach Run. She said that if the development is
another Southern Village, then make sure it really is Southern Village.
Waterstone public hearing
7/9/02, page 3
Daniel swore in Jeff Schmitt. He said he is representing the OCIM board. He said the board neither
supports nor opposes the development, but they are interested in the sewer improvements needed for the
development. He noted that OCIM needs sewer service.
Daniel swore in Holden Richards. He thanked the members for the continuing public process. He said the
mixed-use component of the plan is in the spirit of the EDD, but 600,000 square feet of retail isn't blended
into the site. He asked the board to consider an affordable housing component. He expressed concern about
the connecting road, as it could be a duplication of South Churton Street. He expressed concern about
impact this development will have on the town's entire infrastructure. He asked the members to stick to the
spirit and letter of the EDD.
There being no further speakers, Daniel recognized Smyre for closing comments. He said they appreciate
the opportunity to hear from the community. He said they limited points to respond to and will take the
comments into consideration. Commissioner Sheridan asked the cost of the sewer extension. Smyre said
they are using $1.2 million as an estimate. Manager Peterson added that the water extension is an additional
$200,000. Smyre said they are investigating exactly how much of the full sewer extension is needed to serve
Waterstone.
September 19 was set as the next public hearing date, same time and place. Hauth noted that unless
specifically directed to do so, no further advertisements or notices would be sent. Chair Daniel closed the
public hearing and returned the gavel to Mayor Phelps. Mayor Phelps adjourned the meeting at 8:02 PM.
Respectfully submitted,
4marraretO.aut , ecretary
Pet&ion in Support
of the
Ordinance to Prevent Demolition by Neglect
We the undersigned, residents of the Historic District and Citizens of Hillsborough, do
support the Ordinance to Prevent Demolition by Neglect which will permit the Town of
Hillsborough to protect its historic architectural resources by intervening when a
significant resource is undergoing unchecked deterioration that inevitably leads to loss
by applying minimum maintenance standards for the exterior features of significant
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