HomeMy Public PortalAbout2.17.2004 Special MeetingSPECIAL MEETING AGENDA
PLANNING BOARD
Tuesday, February 17, 2004
7:00 PM, Town Barn
ITEM #1: Consideration of additions to agenda and comments from the Chair.
ITEM #2: Discussion of Annexation/Zoning/Master Plan for Waterstone
ITEM #5: 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
February 17, 2004
PRESENT: David Daniel (Chair), Jim Boericke, Paul Newton, Barrie Wallace, Bryant Warren
PUBLIC: Brian Lowen, Joe Phelps, Peter Henn, Holly Reid, Jack Smyre, Scott Radway, and
Margaret Hauth
Daniel called the meeting to order at 7:00 PM. He noted that a quorum wasn't present and the
members agreed to proceed with the meeting since no votes were anticipated. He invited Phelps and
Lowen to participate as well.
Daniel opened the floor to questions from board members to the Waterstone representatives.
Warren asked how seriously the Town Board was considering this project. He noted a lot of time
was spent reviewing the retirement centers, which the Town Board later did not approve. Hauth said
every direction she has been given it to keep the project on schedule and work toward a positive
outcome. Mayor Phelps noted that the applicant shares some responsibility to meet the Town
Board's specific requests.
Warren expressed concern about the impact of developing parcel 22 for a big box before the bypass
is constructed. He asked the members to consider a timing condition. Smyre noted that they did not
expect development on that parcel in the short term.
Daniel asked whether the property could be de -annexed if the development doesn't proceed. Hauth
noted it could be, through the state legislature if both parties agree. Henn noted that he does not
anticipate any problem with the development proceeding. Lowen added that the infrastructure will
make the property more valuable.
Daniel asked how revisions to the master plan would be handled. Hauth said the ordinance calls for
SUPs to comply with the master plan and if they don't the master plan is assumed to be amended
when the SUP is approved. He added that he is uncomfortable with the CCRC potential expansion
to the Durham Tech site if the school falls through. Hauth noted that the CCRC process is different
with the state than that for a licensed assisted living. Radway explained the process in detail. He
added that Glen Aire in Cary is a close model to what is expected in Waterstone and the Forest at
Duke has a larger campus. Radway said that Carol Woods and Carolina Meadows are significantly
larger. Newton said based on what he has heard from the search committee for Durham Tech, the
plan b for this site is unlikely. Commissioner Lowen asked about the CCRC on its designated site.
He asked if it would provide the full range of care and Radway said there would be a small number
of independent units. Mayor Phelps asked if the project scale would be similar to Corbinton
Commons. Radway said the exact unit breakdown was in the fiscal analysis and that if the center
was expanded, more detached and townhome units would be added.
Newton asked whether the single-family portion was planned to be clustered. He said that is a
serious concern in his neighborhood of Beckett's Ridge. He also expressed concern about affordable
Waterstone Workshop
2/17/2004, page 2
housing and asked if there is a demonstrated need in Hillsborough for affordable housing. Warren
asked if clustering should be prohibited in Waterstone. Daniel suggested preserving the option
because the variety in lot size and leeway in design can improve the neighborhood. The members
suggested a concept plan submittal or courtesy review before the formal submittal of a special use
permit. They also agreed to remove the proposed conditions for affordable housing in pods 1 and 2.
Wallace asked the status of the cultural review of survey of the site. Smyre said it appears a portion
of the old road crosses a designated open space area and may intersect with a greenway, which helps
the preservation efforts. He said the actual location of the road would be surveyed so everyone
would know where it was located. She asked about the Cates Creek Corridor and the types of
environmental protection planned for utility improvements there. Smyre said the Neuse buffer rules
apply to this project.
Daniel expressed his concern about signage. He suggested a unified theme for the development and
a monument or other public art in appropriate locations. He suggested that the entrance signs not be
overwhelming since Waterstone is a part of Hillsborough and not a town of its own.
Wallace asked that the National Wildlife Best Management Practices be added as a requirement to be
followed.
Daniel asked about the timing of road improvements and the need for turn and deceleration lanes at
all entrances.
Henn thanked the members for their comments. He said he perceived the gap between the applicant
and the town to be small.
Daniel adjourned the meeting at 8:45 PM.
Respectfully submitted,
J&".'aA�J
Il argaret A. Hauth, Secretary