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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 Please call the Planning Department if you cannot attend. 732-1270 extension 73 (this line is connected to voice mail) 101 East Orange Street • P.O. Box 429 • Hillsborough, North Carolina 27278 919-732-1270 • Fax 919-644-2390 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 �/r),.�5�- 711�y rs s 9-7. _ i2 W,_ G u� T Z lL Il No,-; 7. &horLv ,sr. r �