HomeMy Public PortalAboutApril 15th Joint Public HearingAGENDA
JOINT PUBLIC HEARING
HILLSBOROUGH TOWN BOARD and PLANNING BOARD
Tuesday, April 15, 2003
7:00 PM, Town Barn
ITEM #1: Call public hearing to order.
ITEM #2: Rezoning/Special Use Permit request for Corbinton Commons. The EYC
Company is requesting 40.13 acres be rezoned from R-20 to Mixed Residential
Special Use to develop a retirement community containing 40 assisted living
beds, 102 apartments, and 75 single family and duplex units (both attached and
detached) with access to US 70 Bypass near Gwenn Road. The parcels are on the
south side of US 70 Bypass and are known as TMBL 4.37.A.3c & 3d. (speakers
on this item must be sworn in)
ITEM #3: Close public hearing and adjourn.
Please call the Clerk or Planning Department if you cannot attend
732-1270 ext. 71 or73
Both lines are connected to voice mail
101 East Orange Street • P.O. Box 429 • Hillsborough, North Carolina 27278
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MINUTES
JOINT PUBLIC HEARING
April 15, 2003
PRESENT: Mayor Joe Phelps, Ken Chavious, Frances Dancy, Mike Gering, Evelyn Lloyd, Mark Sheridan,
David Daniel (PB Chair), Jim Boericke, Joel Brinkley, Cathy Carroll, Kelly Hopper, Paul Newton,
Chris Quinn, Bryant Warren
PUBLIC: Ellis & Natalie Coleman, Kevin Hamak, Karen Moriarty, Mirah McPherson, Jack Chestnut,
Vincent Carrasco, Bill Crowther, Craufurd Goodwin, Tate McKee, Sam Coleman, Aaron Mayer,
Andrew Jenkins
STAFF: Eric Peterson, Demetric Potts, 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 and reminded speakers they
would have to be sworn in.
ITEM 92: Daniel swore in Hauth. She said the packets included the revised plan and the applicants
had additional information to present. She noted that the application was still subject to a protest
petition and that the review was two part- rezoning, plus special use permit.
Daniel swore in Ellis Coleman, applicant. He distributed revised booklets detailing the operation
of the center and the control mechanism to ensure it meets the age restriction. He summarized the
changes to the plans, including the reduction of units. He said that page 13 of the booklet showed
the traffic study results, comparing this development with a regular subdivision under the existing
R-20 zoning. Sheridan asked who prepared the traffic study and Coleman said the John R.
McAdams Company. Coleman said the booklet includes the budget for the homeowners
association. He noted the changes in lot size, so the largest lots and homes are on the perimeter
and noted that most homes will be built on the natural grade. Coleman said the 16 townhomes have
a Charleston style design. He said the congregate building (apartments) has elevators and the roof
height has been lowered to blend better. He noted that the second congregate building is for less
independent individuals and contains a dining room and meal service. Coleman said the assisted
living building is one story. He provided some base information about property values, noting they
were interested in being annexed and the site would carry a value of about $22 million when
completed. Coleman said he was offering $110,000 to the town to offset the initial loss of out of
town utility customers if annexed and $15,000 toward sidewalks and street lighting to connect to
the site. Coleman said he met with the manager on annexation and Peterson had indicated the site
would provide a financial benefit to the town. He said the design firm was chosen for their
experience, as was the assisted living provider. He said they introduced about 5 firms and based on
reputation, license, and financial stability, picked Carillon to be the on-site provider.
Daniel swore in Moriarty. Karen Moriarty spoke as the founder and CEO of Carillon, the assisted
living provider. She showed photos of existing buildings in other towns. She said the company
has an activity focus for the residents and has about 6 activities scheduled each day for residents to
choose from. She said the facility is licensed by the State of North Carolina, which requires
monthly inspections by both Orange County Department of Social Services and North Carolina
Department of Facility Services. Moriarty said because they are licensed, they could accept
Medicaid patients and routinely Medicaid recipients occupy 30% to 40% of the beds. She said
Carillon is not a CCRC and that not being one allows flexibility to residents. She said Carillon is a
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4/15/2003, page 2
fee for service operation. She said the Town could expect that there will be designated employees
to help residents get the services they need, they provide concierge services, wellness programs,
some healthcare, and will provide short-term rehabilitation space for development residents.
Chavious asked if any of the residents drive. Moriarty said no, not once they have moved to
assisted living. Warren asked why the facility size had been reduced. Moriarty said 18 rooms
were reserved as expansion space and depending on roommate situations, their census would
change.
Coleman asked to correct an earlier statement. He said he incorrectly indicated the Town Manager
said annexing the project would be good for the town when the manager did not give an indication
one way or the other as to potential financial impacts of annexation.
Daniel swore in Jenkins. Andrew Jenkins from Karnes Research described the survey information
they collected for the applicant. He said they placed ads in local newspapers to interview folks and
find out what people who were preparing to retire were looking for in terms of types, locations, and
services with housing. Daniel asked whether the 26 reported responses were specific to Orange
County and Jenkins said they were Triangle residents.
Daniel swore in Mirah McPherson. She said the project sounds good, but is it good for
Hillsborough. She said the town needs improvements to its infrastructure and this project doesn't
seem to offer many. She asked what is this project going to give us? She asked whether they
would work with existing service providers. She noted that 26 people area very small sample for a
survey.
Daniel swore in Jack Chestnut. He said the proj ect needs to reach a wide economic range. He said
that he was glad to see Carillon as the committed assisted living operator. He said the project does
not meet the lowest income levels. He suggested that the town require a generator for the
community building and the assisted living for use during emergencies.
Daniel swore in Dr. Vincent Carrasco. He said he is a local physician. He said his personal
experience with a CCRC was disappointing. He said from a professional standpoint, he has
reviewed the medical model Corbinton plans to follow and it promotes residents staying in their
homes. He said he supports the project.
Daniel swore in Bill Crowther. He said the project has come a long way from the initial proposal,
but not far enough. He noted his continued concern about the natural areas and sensitive drainage
corridor across the property. He noted that the density allowed should be no more than double that
allowed under R-20. Crowther asked what number of members constituted a quorum of the
Planning Board. Daniel said that 5 members are sufficient because a current vacancy leaves the
board with nine members.
Daniel swore in Craufurd Goodwin. He said his concern is for the greater impact to the town and
neighborhood than personal impact to his property. He cited the examples of Carol Woods and the
Forest at Duke as desirable retirement centers. He added that they are higher cost developments,
but they followed the right process. He added that Corbinton looks like a housing development.
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4/15/2003, page 3
He said that Hillsborough needs a retirement center, but not this one. He asked the members to
consider the impacts if the development does not succeed.
Daniel swore in Tate McKee. He said the plans have been modified to address the concerns noted
previously. He said he is the current property owner and supports the project. He said the project
would benefit the town.
Daniel swore in Aaron Mayer. He reminded the board of his testimony at the last hearing and the
petition of support he submitted at that hearing.
Warren asked Chestnut whether the Advisory Council has been approached by either development.
Chestnut said no, but the Council would welcome a discussion. Warren noted his concern that
everyone may be over estimating the number of current Hillsborough residents that may move into
a retirement center.
Gering asked Moriarty about her timeline. She said they have an exemption from the CON
process. In order to keep the approval for beds, the financing for the project must be secured by
June 30, 2005 and the footings must be poured on the structure by December 31, 2005. She said
they would be the owner and operator of the assisted living center. They will sit on the Corbinton
board and advise. She said Carillon currently has 6 sites and she encouraged the members to drop
by unannounced at any site. She said the need for licensed assisted living facilities exists. Gering
asked if Moriarty is a non-profit enterprise; she said Carillon is a for profit company and pays
property tax. She noted that in other communities they generally pay between $40,000 and
$45,000 annually in taxes and utilities. Gering asked if she provided Alzheimer's care and
Moriarty said 12 beds would be reserved for Alzheimer's care.
Mayor Phelps asked Coleman how the age requirement is enforced. Coleman said the restriction
would be in the Homeowners Association regulations. Additionally, HUD requires annual
reporting on their compliance and requires that all advertising materials indicate the age restriction
to 55 +. Coleman added that the town could also monitor their compliance. He added that he has
met with Jerry Passmore and is willing to coordinate with his department. Mayor Phelps asked
whether the housing would match what is shown in the rendering and Coleman said it would. He
asked whether there is a difference in the quality of the attached and detached units and Coleman
said there was not, the price difference is from construction cost differences.
Sheridan asked about off-site traffic improvements. Daniel swore in Kevin Hamak. He said they
would be adding right and left turn lanes at both driveways.
Daniel asked about the congregate building and whether the rooms would come off an interior
corridor. Coleman said all of the rooms come off an interior corridor; there are no outside
entrances to the assisted living units.
Gering asked about visitor parking throughout the development. Hamak said visitors are included
in the parking requirement for the assisted living center. The plan shows 1.5 to 1.75 spaces per
unit, providing 48 spaces for the assisted living center. In the single-family portion, parking will
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4/15/2003, page 4
be on the street. Gering asked whether the streets were wide enough to allow on -street parking.
Hamak said the plans meet the NCDOT standard for pavement widths of 27-28', which is adequate
for neighborhood traffic. Moriarty noted that her staff changes are off-peak, changing at 7 AM.
Chair Daniel closed the public hearing and returned the gavel to Mayor Phelps. Mayor Phelps
adjourned the meeting at 9:05 PM.
Respectfully submitted,
Margaret A. Hauth, Secretary