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HomeMy Public PortalAboutSeptember 29th Joint Public HearingAGENDA JOINT PUBLIC HEARING HILLSBOROUGH TOWN BOARD and PLANNING BOARD Monday, September 29, 2003 7:00 PM F. Gordon Battle Courtroom ITEM #1: Call to Order ITEM #2: Purpose and process of the meeting This hearing covers annexation, zoning, and a master plan review for the entranceway special use district. All speakers will be sworn in before speaking. ITEM #3: Request from the Trump Group and property owners (Davis, Moren, and Bratton) to annex, zone, and develop 337.5 acres as a mixed use, planned development in the northeast quadrant of the I-40/Old 86 interchange. The zoning district requested is Entranceway Special Use, which requires the submittal of a Master Plan and/or Special Use Permit applications before sites are developed. This application includes a Master Plan for the area showing a broad mixture of uses, including retail, office, single- and multi -family, community college, continuing care retirement center, civic, and park. Special Use Permits for individual portions of the development will have to be submitted, and be subject to further public hearings, before any buildings are constructed. ITEM 44: Discussion of the need for additional hearings or meetings. ITEM #5: Adjourn 101 East Orange Street • P.O. Box 429 • Hillsborough, North Carolina 27278 010_799.19711 . 77-- 010 RAA 99nn MINUTES JOINT PUBLIC HEARING September 29, 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, Bryant Warren PUBLIC: Jack Smyre, Scott Radway, Rob Wilson, Corinne Blasius, Barbara Brooks, Mary Alice Terry, Robert Siemens, John Delconte, Bill Anderson 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. Daniel swore in Hauth. She indicated the hearing was a combined one for annexation, zoning, and master plan consideration for the project known as Waterstone, which she would allow the applicant to explain in detail. She added that all the speakers needed to be sworn in as their testimony maybe considered as part of the quasi-judicial master plan review. Daniel swore in Jack Smyre. Smyre introduced himself and his role as designer for the project. He provided some history on the project and development in the vicinity, referring to a current aerial photo of the area. Using a PowerPoint slideshow, Smyre stepped through a site analysis, indicating slopes, stream corridors and buffers, and the three drainage basins. He introduced the proposed master plan creating 22 parcels with designated land uses and building intensities. He said the applicant would also be proposing a list of conditions to help ensure that the future special use permits generate development that complies with the intent and vision of the master plan. Smyre showed the pedestrian circulation system. He noted the proposed community facilities in the form of a land dedication for a future park and the construction and dedication of a greenway linear park along Cates Creek. Smyre noted the park near the community college would be more passive in nature and ownership would be retained by the development. Smyre described the proposed rights-of-way and street cross-sections. He displayed two conceptual site plans of the mixed use and residential areas. He said the plan in the mixed-use area shows 10,000 square feet of building footprint. He noted the top floors of these buildings might contain 8 residential units, totaling 120 additional residential units. Smyre described how utilities would be brought to the site, noting a cross-country sewer connection for a portion of the Moren's property not included in the development. He noted locations of proposed pump stations as well. Smyre explained the phasing of the infrastructure installation and noted the prof ect phasing was tied directly to Durham Tech's stated need to open its Orange County campus in the fall of 2006. Smyre presented the proposed land use percentages by the land area they consume as follows: residential - 29%, retail -24%, office -13%, other -19%, park -7%, and streets -8%. He said that although they could not meet the requested 20% land area limit for residential, they would commit to the 450,000 square feet cap on freestanding retail uses. Smyre noted the land use mix goals adopted by Orange County for this quadrant and explained how Waterstone complied. One goal was to provide 90 acres for retail development and that retail was envisioned to not be more than 20% of the 500 -acre district. Smyre said Waterstone has 80 acres designated for retail uses and the remaining acres can be support services in the other three quadrants. Smyre moved to water capacity concerns. He said the town could provide 2.85 million gallons per day to customers, which is very close to the maximum allowed under a stage 5 restriction (2.93 MGD). He said Waterston Hearing 9/29/2003, page 2 that current customers account for 31.7% of the capacity and that adding Waterstone, other infill developments, and committed customer will take the town to 60% of capacity. Smyre said that if all the projects stay on schedule, the town would hit 80% of its peak daily use in 2007. This is the trigger o begin planning for additional capacity. He added that the 90% trigger to have a new source would be reached in 2009, again if all projects stayed on schedule. Smyre concluded his testimony by providing the following details as way Waterstone "adds value" to Hillsborough: space for the community college campus, a continuing care retirement center, provides a prime location for new office and retail uses, space for a daycare center, road connection between new and old NC 86s, 10 acre community park, 6.4 acre linear park, 3.6 acre for civic use, $1.28 million annual increase to the water and sewer fund at build -out, utility capital facilities fees for the reserve account, and $244 million of general fund tax base which translates into $2.1 million annual taxes paid. Daniel opened the floor to questions from the members. Commissioner Lloyd asked whether the daycare center would be public and Smyre said yes. Commissioner Chavious asked who developed the park areas and Smyre said the 10 -acre park would be the town's to develop and Waterstone would build and dedicate the linear park. Commissioner Dancy asked what type of residential units the 200 independent units in the CCRC would be. Daniel swore in Scott Radway to answer. He said about 40 would be single family/townhouse/cottage types and the remaining 160 would be condos in 2 or 3 story buildings. Commissioner Lloyd asked for confirmation that this center would provide care for residents until they died and Radway said yes. Commissioner Gering asked if the previous traffic analysis is still valid/accurate. Smyre said the report was prepared in 2002 and included more residential units. He said it should be considered more conservative now because the development program has been reduced, but not enough to impact the report results. Commissioner Gering noted that no one has mentioned developing the fire station yet. Smyre said that Waterstone is the trigger to require the station, but it will be serving a much larger area. He said Waterstone couldn't shoulder the entire burden of the station alone. He said the discussion of funding needs to begin now and include the town, county and fire department. He said a creative solution is needed for this issue. Commissioner Sheridan asked what the backup plan for the Durham Tech campus is in case they pick a different site. Smyre said the CCRC would be expanded to the entire site, with the exception of the corner, which would be reserved for a high visibility use. Commissioner Sheridan asked about locating a movie theatre in Waterstone. Smyre said it would be a welcomed use, but that industry is very uncertain now and he cannot promise. Mayor Phelps asked if they had secured the sewer easements through the Moren property. Smyre said he has not, but the discussions are underway. Commissioner Chavious asked when the project would build out. Radway distributed copies of the financial report he prepared and referred to the last page. He said the report is based on a 10 -year schedule. Commissioner Chavious asked when parcel 22 would be developed. Radway said that is "retail standard" and scheduled for 2008-2009. Commissioner Chavious asked if 2 big boxes where still planned for that parcel. Radway said yes. He added that Waterstone believes that the Karnes report underestimated the retail market in Hillsborough. He noted that Hampton Pointe is the current dominate force and Waterstone is the second wave. He said he does not see a conflict between the two projects. Daniel swore in Corrine Blasius. She said Waterstone would account for 20% of the current population. She expressed concern about the impact to public services. She said the retail component was great, but what kind of retail? She said the design of the standard fast food type of development did not mesh with Hillsborough. She expressed concern about the large retirement component without details about either Waterstone Hearing 9/29/2003, page 3 public or private transportation for the residents. She expressed concern about the type of landscaping installed, will it be water intensive, or will they make use of xerioscaping? She expressed concern about not knowing who would build the residential. Commissioner Sheridan asked Blasius to specify her concern about the population growth. She said it is too much to locate in one area and could lead to a loss of uniqueness. She also expressed concern about traffic options. Daniel swore in Barbara Brooks. She expressed concern about adequate water supply to serve the development. She also questioned the need to build more with the current vacant buildings needing tenants. She questioned the need for another hotel. She said the community park is nice, but she would still have to drive to it. She said she supported scattered park sites that would allow people to not use their cars. She expressed concern about the retirement center. She said she doesn't think Hillsborough has a sufficient population with enough money to afford that type of center. She said the plan seems very dependent on Durham Tech locating there. She asked if we are sure enough of Durham Tech's choice. She said the development would significantly decrease the habitat for wildlife. She cited Meadowmont as an example and said the animals will not come back after development. Daniel swore in Mary Alice Terry. She said she is an adjacent property owner of 30 acres on NC 86. She says the plan currently shows a 25 -foot buffer along her farm and she would like to have 100 feet, like other residential uses. She expressed concern about the growing traffic along NC 86. She asked the members to protect the environment. She said she lost her garden to deer this year. She asked what we are going to say to our grandchildren. She said her family is not in favor of the development. Daniel swore in Robert Siemens. He thanked the members for providing the forum. He said he owns the parcel adjacent to the proposed CCRC and he was present at previous hearings. He asked the members to maintain the forest and reduce traffic. He said he and his family moved to Hillsborough from Cary to avoid developments like Waterstone. He said he supported smart and rational growth. He said the road connecting the two 86s need not be 4 lanes. He asked what Waterstone provided that is not already available in downtown and Hampton Pointe. He urged the boards to not turn Hillsborough into Cary. Daniel swore in John Delconte. He said many people and businesses are drawn to Hillsborough by its historic character, compactness and uniqueness. He suggested the town focus their energies on Riverwalk and the old Flynt Fabrics building. He asked the board to follow the master plan crafted by Hillsborough citizens. Daniel swore in Bill Anderson. He said he and his partners spent three years bringing Hampton Pointe to reality and they are very proud of the site. He said that development is the result of many meetings. He reminded the members that Smyre testified that Hampton Pointe would cut the legs out from under Waterstone. He asked the members to give Hampton Pointe an opportunity to succeed and submitted his comments in writing. Commissioner Chavious asked Anderson when the site would be built out. Anderson said he did not know. Smyre said he has presented all the evidence he has available and asked the members to consider closing the public hearing on the project. Daniel asked about the proposed conditions, is that document a work in progress and Smyre said it is. The members discuss process issues with staff. Commissioner Gering suggested closing the hearing now and advertise additional hearings if they become necessary. Waterstone Hearing 9/29/2003, page 4 Commissioner Dancy suggested that future hearings be limited to the new information. Commissioner Lloyd expressed concern that citizens who could not attend tonight would then not be allowed to speak at a future hearing. MOTION: Commissioner Gering moved to close the public hearing. Commissioner Dancy seconded. VOTE: Unanimous. Hauth asked if they had any specific guidance to staff for proceeding. Peterson said he is still working on the financial impact report. He noted that any major changes to the land use arrangements can impact the report and asked the members to make those requestssoon so work does not need to be redone. Mayor Phelps asked the members if they wanted to try to make a decision before the new board is sworn in December. Commissioner Gering said he was willing to more diligently, but did not want to impose deadlines. Phelps asked if the Board wanted Peterson to complete the financial report. The members agreed that information was critical to a decision. Commissioner Sheridan said he thinks the project is too large to fast track. Carroll asked whether it is appropriate for the Planning Board to discuss the project without the fiscal report. The members agreed that since they were likely to review the project over more than one meeting, they could begin without the report. Upon a motion by Commissioner Chavious, seconded by Commissioner Dancy, the meeting adjourned at 9:37 PM. Respectfully submitted, tgaret aut , ecretary a ffro vc d %l oq