HomeMy Public PortalAboutApril 22nd Joint Public HearingAGENDA
JOINT PUBLIC HEARING
HILLSBOROUGH TOWN BOARD and PLANNING BOARD
Tuesday, April 22, 2003
7:00 PM, Town Barn
ITEM #1: Call public hearing to order.
ITEM #2: Rezoning/Special Use Permit for Village At Meadowview. Tri-Star
Development is requesting 34.99 acres be rezoned from AR and R-20 to Mixed
Residential Special Use to develop a retirement community containing 60 assisted
living beds, 192 apartments, 30 patio homes, and 40 condominium units with
access to Orange Grove Road and Eno Mountain Road. The parcels are at the
intersection of those two streets and are known as TMBL 4.38.B.26 -26e and
4.38.B.24b (speakers on this item must be sworn in).
ITEM #3: Zoning Ordinance Amendment. Amendment to establish a development
moratorium on the processing, review and approval of applications for permits
and approvals, including site plans, for all manufacturing and processing facilities
which involve petroleum products (including asphalt) on all properties under the
Town's zoning jurisdiction. The Town is currently working on amending the
regulations for such facilities and desires to suspend the current permitting and
approval process while modified development regulations are being considered.
The proposed development moratorium will expire on December 31, 2003, unless
(i) sooner terminated by the Town Board or (ii) extended by the Town Board, for
a period not longer than six months, prior to December 31, 2003.
ITEM #4: Zoning Ordinance Amendment. Amendment to require application requiring
advertisement and neighbor notification is complete before processing by staff.
ITEM #5: Close public hearing and convene Planning Board meeting to make a
recommendation on the proposed amendment establishing a moratorium.
ITEM #6: Convene Town Board meeting to consider action on an ordinance establishing a
moratorium (this meeting will only take place if the Planning Board makes a
recommendation). x
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
.91.9-7.72-7270 • For.91.9-644-2.790
MINUTES
JOINT PUBLIC HEARING
April 22, 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, Matthew
Farrelly, Cannie Lloyd, Paul Newton, Bryant Warren
PUBLIC: Dennis Evans, Jack Chestnut, Michael Bateman, Carl Hultgren, Catherine Arnold, Matt
Hurdle, Carlos Gomez, Annette McCleery, Ben Lloyd, John Runkle, Geof Gledhill, Barrie
Wallace, Bob Rose, Elizabeth Woodman, Eric Hallman, Gray Styers, Doug Robins
STAFF: Bob Hornik, 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.
ITEM 42: Daniel swore in Hauth. She introduced the rezoning and Special Use Permit for the Village
at Meadowview. She said she would allow the applicant to go through the details of the
project. She said there is still an active protest petition on this application because the
revised plans did not indicate that the buffer area was not included in the rezoning. She
added, that at the request of the applicant, she would be double-checking the area calculation
to ensure the revised plans included the entire site.
Daniel swore in Evans, the applicant. He thanked the members for continuing to review his
request. He noted the changes on the plans, including the mixture of dwelling unit types,
details of the site plans regarding sidewalks and other amenities. He distributed information
about the available services and the anticipated fees. He noted that a dining room has been
added on site.
Warren asked for further details on the assisted living building. Daniel swore in Michael
Bateman. He said he is with Senior Living Services, the business that intends to operate the
center. He said they operate 217 beds, are based in Wilson, and have 17 years of experience.
Sheridan asked about fees increases over time. Bateman said that their experience has been
increases in the range of 3-5% annually. Gering asked whether Senior Living Services
would own the site. Bateman said they would operate the center, investors would own it.
Gering asked if they would be seeking tax-exempt status. Bateman said they are a for-profit
enterprise and would not seek tax-exempt status. Warren asked if the facility would be 60
beds or 60 rooms. Bateman said 60 rooms, but occupancy is predominately single. He said
the size is important to operations and larger operations are difficult to manage. Farrelly
asked why more services are not available.
Lloyd asked whether the board had a list of all the services available to residents. Bateman
said they had not submitted that, but would. Boericke asked if the facility would be able to
accept Medicaid patients. Bateman said not at this time, as they are not a licensed facility
and do not have an exemption from the moratorium. He added that they intend to apply for a
license once the state's moratorium is lifted.
Mayor Phelps asked whether the town could regulate the services and fees. Hauth said
conditions could require services be available, as is stated in the intent of the district, but the
parties involved would set the specific services and fees.
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4/22/2003, page 2
Daniel swore in Jack Chestnut. He asked that the applicant and service providers be directed
to meet with the Orange County Department on Aging and the Aging Advisory Board to
discuss services and fees in detail. The Department and Board could them provide a
recommendation or written comments to the town for consideration. He also suggested a
forum be held at the senior center to allow area seniors ask questions about the development.
Daniel swore in Ben Lloyd, property owner. He reminded the board that he has a written
agreement with the applicant that the development is to provide services and housing for the
elderly. He noted that the applicants are local people and that there is a lot of need in the
community for senior housing. He said the Village at Croasdaile has a waiting list of 3
years. He noted that this project could add $34 million to the town's tax base if annexed
versus the reported $22 million of Corbinton.
Evans said he was willing to be annexed by the Town. Warren asked what the relationship s
between this development and the Heritage. Evans said he is the only common partner
between the two ventures. Mayor Phelps asked whether an annexation would be satellite.
Evans said he is looking for options to make the property contiguous. Mayor Phelps asked
about using the existing pond for storm detention. Hauth said she had gotten written
confirmation from Orange County Soil and Erosion Control that the pond could be used for
detention. Chavious asked how that would work. Daniel swore in Carlos Gomez, project
engineer. Gomez said that overflow devices would be added to the pond. The devices have
releases at different levels to help ensure the pond will not flood. The water is released into
the stream, not onto surrounding properties or streets.
ITEM #3: Mayor Phelps made an introductory statement about how the town arrived at a hearing on an
ordinance to establish a moratorium. Daniel noted that speakers opposed to the ordinance
would be allowed to speak first, then those in favor of the ordinance. He asked that both
primary presentations be limited to 20 minutes and that Orange County and the Citizens for
Responsible Growth share the 20 -minute allotment. Everyone agreed. Hauth introduced the
three ordinances for consideration: option one, not establishing a moratorium; option 2,
establishing a moratorium on future applications; and option 3, establishing a moratorium on
pending and future applications.
Gray Styers spoke representing Asphalt Experts. He said his client has played by the rules
established in the Zoning Ordinance. He noted that General Industrial is one of
Hillsborough's most restrictive zoning districts. He said there has been 10 hours of
testimony and there is still evidence and rebuttal to give. He said he understands that any
imposed conditions must continue to be met. Styers said they have an approved Soil and
Erosion Control permit and that the air permit is working its way through the state review.
He added that it is late in the process to enact a moratorium and is fundamentally unfair to
the applicant. Styers noted that the moratorium is not going to change the state regulations.
He thanked the members for their consideration.
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4/22/2003, page 3
Doug Robins, applicant, spoke. He said he regrets not adequately conveying his intent to be
a small operation during the hearing process. He said it is last intent to harm the
environment or neighbors. He said the site is small and he intends to run a small plant. He
said he is not interested in interstate repaving work or operating a 24/7 schedule. His interest
is controlling the quality of the asphalt he installs. Robins offered to discuss options and
interest with the board members to find a win-win solution. He noted that his project could
bring j obs and tax base to town and offered to be annexed. He said the lower transportation
costs for asphalt would save both the town and other developers money for paving projects.
He said the company is small and he will personally respond to any concerns raised about the
plant's operation. He said he is a businessman looking to take the next growth step for his
business and he takes pride in his workmanship.
Farrelly asked whether the current standards take into account the proximity to residential
and whether the point of discussion is the letter versus spirit of the law. Hauth said the
Board of Adjustment can determine whether a project "adequately protects residentially
zoned property and property in residential use" but there is not a definition or guidelines to
use in that determination. Gray Styers noted that the National and State health based
standards are measured at the property line and do not vary based on adjacent land use. Bill
Lane said there are not different standards based on adjacent land uses. The state assumes
the worst impact. The standards are health based and have a built in margin of safety i.e. the
allowed levels are a fraction of the safe levels. Daniel asked what the factor of safety is 10,
20 or 100. Lane said it depends on the compound.
Geof Gledhill spoke on behalf of Orange County. He distributed three handouts, including a
resolution passed by the Orange County Commissioners. He noted that the Board of
Adjustment knows very little about this applicant. No serial numbers or manufacture dates
for the plant have been submitted. The applicant just promises that noise and air standards
will be met, but has submitted so evidence. He said that town should be proud of how the
BOA has handled the applicants and process. He added that the process is unfair to the
citizens and the board because all the information has not been submitted.
Gledhill referred to the property maps he distributed, indicating the use on surrounding
properties including Orange Enterprises, Green Enterprises, Hill Complete Carpet Care, and
Heartland Steakhouse. He said that the BOA couldn't prescribe spacing issues. He noted
that he does not doubt the applicant's sincerity; he doubts the ability of anyone to meet the
standards. He asked the members to remember that Robins is not obligated to always own
and operate the plant.
John Runkle spoke on behalf of Citizens for Responsible Growth. He said that the review
process is not nearly complete; many speakers have not been able to testify before the BOA
yet. He noted weaknesses in the ordinance of not requiring specific information or requiring
other approvals first. He said standards need to be specifically in the ordinance, not
negotiated during the review process. He cited examples of the legal authority the town has
to establish a moratorium. He noted that permit approval, not application, triggers a vested
right. Barrie Wallace spoke as a member of Citizens for Responsible Growth. She said the
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4/22/2003, page 4
ordinance does not protect neighbors. She said while the applicant states it will be a small
plant, the equipment can produce much more asphalt, which doesn't make economic sense.
She said the neighbors need standards, not promises. Wallace noted that four employees
aren't very many.
Elizabeth Woodman said her views have been expressed. Eric Hallman said the entire
process has been enlightening and he appreciated the opportunity to speak. He noted other
sensitive nearby uses including the charter school, hospice, nursing home, and adult day care
center; all located in the Meadowlands. Hallman noted that the state standards allow the
generation of 50 pounds of dust per hour. He added that other General Industrial sites in
town are also sensitive.
Bob Rose provided some background on the ordinance in Hillsborough. He said the
ordinance was drafted in 1986 and at that point the town was interested in industrial growth.
He said that when he was on the Town Board they were approached by an asphalt recycling
enterprise and decided not to invite them to town. He noted the ordinance is a living
document and intended to change. He said the Vision 2010 accurately reflects what the town
desires. Rose added that the area around Hillsborough is not a designated watershed via
loophole in the state regulations.
Styers asked the board to consider the other uses on Valley Forge Road, including the
concrete plant that has an NPDES permit to discharge water directly into Cates Creek. He
noted that the industrial area serves an important purpose. He noted that there is no
residential property directly adjacent to the site; the railroad separates them. He said the
applicant and citizens may both rely on the rules and the applicant will go beyond the
minimum.
Chavious asked when is it appropriate to change the rules: when you've been made aware of
the true circumstances, if not in the middle of the process. Styers said amendments could
address future applications. Chavious said that Gledhill listed some important information
the town does not have yet. Robins said he would gladly enter an open discussion on the
project. Styers expressed concern that a process to amend the ordinance may preclude a site
in Hillsborough altogether. Farrelly said everyone needed to consider the difference between
a delay and a moratorium. He said the regulations balance health and economics. He said
the town needs to understand the health risk and weigh it against the benefit to the town.
ITEM #4: Hauth introduced a text amendment requiring applications that need advertisement or public
notice to be complete before processing. She said that incomplete applications have become
more common and have caused hearings to be continued, which is unfair to the neighbors
who have an interest in the project. There was no other public comment on the proposal.
Chair Daniel closed the public hearing and returned the gavel to Mayor Phelps. Mayor
Phelps recessed the Town Board to allow for the Planning Board special meeting.
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4/22/2003, page 5
ITEM #5: Daniel convened the special planning board meeting to consider the ordinance establishing a
moratorium. Newton said he agreed that the town needed to revise the ordinance to
modernize its standards for manufacturing operations involving petroleum products. He
asked Hornik to indicate where he thought the town stood legally. Hornik said that if the
members agreed with Newton's statement that the ordinance needs amendment, than the
choice is between options 2 and 3. He added that the Board of Adjustment has not received
completed the public hearing on the matter, but that there is substantial competent evidence
in the existing record that would support both sides of the application. He suggested that the
question to consider is whether the current process and standards are acceptable. Brinkley
said that regardless of this application's outcome, the Planning Board's focus needs to be the
ordinance. Boericke said that the process does not appear to be working. This decision is
too hard for the BOA to make with the facts and framework they have. He said the town has
not requested and required enough factual information to make this decision. Daniel asked
how the moratorium would end. Hornik said it would end automatically upon the adoption
of new language or on December 31, if the Town Board did not take action to extend it.
Daniel asked whether the current application would be re -activated or would it have to be re-
submitted at the end of the moratorium. Hornik said it would depend upon the new
ordinance and standards. Lloyd said that the review by the BOA is very black and white;
you can't get in a negotiation with an applicant. She noted that the entire ordinance needs
updating and that the BOA is routinely struggling with the process and standards they have
to use. Daniel said he is not prepared to change the standards in the ordinance tonight and it
not possible to dialog with the BOA tonight. Warren said we need to serve the citizens.
MOTION: Newton moved to recommend the adoption of ordinance option 3 to the Town Board.
Boericke seconded. Lloyd asked that the need for a complete re -write of the ordinance be
highlighted.
VOTE: Unanimous.
Daniel adjourned the Planning Board.
ITEM #6: Mayor Phelps reconvened the Town Board to consider the ordinance establishing a
moratorium heard earlier in the evening. Hauth reported that the Planning Board
recommended adoption of ordinance option 3 unanimously and that they noted the need to
consider updating the entire document.
Mayor Phelps polled the members and offered them each an opportunity for comment.
Dancy said the current process provides too much uncertainty and that Option 3 provides an
opportunity to address that. Lloyd noted her support for Option 3 in light of the
overwhelming public comments. Sheridan said he agreed with Dancy and Lloyd. He said he
also appreciated all of the work by the Planning Board, Board of Adjustment and citizens on
this issue. Gering thanked the Board of Adjustment for their efforts to date and noted the
hearing process has brought out a wealth of information. He said he believes the ordinance is
currently flawed and that proceeding without the moratorium is unfair to the citizens.
Chavious thanked the boards for their efforts and said he believes Option 3 is necessary.
r .
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4/22/2003, page 6
MOTION: Fancy moved to adopt ordinance option 3. Lloyd seconded.
VOTE: Unanimous.
The members asked Homik to describe what some next steps should be. He suggested the
Planning Board discuss and recommend some options of how to proceed including using a
citizen committee to study the issue or taking specific action or studying among the Planning
Board members. Mayor Phelps adjourned the meeting.
Respectfully submitted,
Margaret A. Hauth, Secretary