HomeMy Public PortalAbout11.1.2005 Planning Board Agenda & MinutesTown
of
Hill
�iis
®1994 Town of Hillsborough
ITEM #1: Call to order and confirmation of a quorum.
ITEM #2: Approval of minutes from October 6 and October 25 hearings.
ITEM 43: Additions to the agenda & agenda adjustment.
ITEM 94: Committee reports and updates
• Board of Adjustment
AGENDA
PLANNING BOARD
Tuesday, November 1, 2005
7:00 PM, Town Barn
Parks and Recreation Board
Churton Street Corridor
Appointment of volunteer to serve on Strategic Plan selection committee
ITEM #5: Rezoning Request from Evelyn Medlin. to correct a map error and designate approximately
2 acres Agricultural Residential instead of General Industrial on the south side of
Dimmocks Mill Road (TMBL 4.38.B.10d).
Action requested: Recommendation of action to Town Board
ITEM #6: Zoning Ordinance text amendment to clarify sidewalk requirements for all new
development.
Action requested: Recommendation of action to Town Board
ITEM #7: Rezoning Request & Special Use Permit modification for Oakdale Village to acquire
approximately .48 ac north of the existing site to allow the development of 48 additional
parking spaces for approved uses in Oakdale Village (part of TMBL 4.42.b.3a).
Action requested: Discussion/Recommendation of action to Town Board
ITEM #8: Annexation/Rezoning/Master Plan to authorize Owl's Wood, a mixed use development
containing approximately 106 dwelling units and approximately 151,000 sf of hotel,
restaurant, office, and retail uses on approximately 27.2 acres at the southeast corner of NC
86 and US 70 A (TMBL 4.40.A.9d, 10).
Action requested: Discussion/Recommendation of action to Town Board
ITEM #9: Annexation/Rezoning/Special Use Permit to authorize Ashton Hall, a 118 acre
development on the north side of US 70 A across from the Sportsplex to contain 272
dwellings with a recreation center and 20,000 sf of office and retail uses at the western
entrance (TMBL 4.37.C.21 & 4.40.B.1).
Action requested: Discussion/Recommendation of action to Town Board
ITEM #10: Planning Department operational analysis.
ITEM #11: Adj ourn
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 2 72 78
919-732-1270 • Fax 919-644-2390
MINUTES
PLANNING BOARD
November 1, 2005
PRESENT: Jim Boericke, Matthew Farrelly (vice chair), Tom Campanella, Edna Ellis, Neil Jones, Paul
Newton, Eric Oliver, Dave Remington, Toby Vandemark, Barrie Wallace
PUBLIC: Scott Radway, Jim Parker, Eddie Sain, Tom Stevens, Rob Wilson, Jack Smyre, Emily
Coakley, and Margaret Hauth
Boericke called the meeting to order at 7:00 PM and confirmed the presence of a quorum.
ITEM #2: Boericke noted some typographical errors that he would share with Hauth.
MOTION: Vandemark moved to approve both sets ofminutes with the corrections. Remington seconded.
VOTE: Unanimous.
ITEM #3: Boericke asked to add discussion of the water use model update as item 7a and the members
agreed.
ITEM #4: Newton reported that the Board of Adjustment reviewed two appeals, one of a staff
determination about lighting trespass where the Board agreed with the person filing the appeal
and one of a denial by the Historic District Commission where the Board sent the item back to
the HDC for reconsideration. He said the Board also approved the Conditional Use Permit for
Crazy Shots Billiards to open in North Hills. Oliver reported that the Parks and Recreation
Board received an update on Riverwalk and general park signage. He noted the board passed a
resolution opposing the location of news racks in parks. He said members would be
presenting Hillsborough Heights Park plan to the Town Board at the November workshop.
Remington reported that the Churton task force held a forum on signage. He noted there was
no support for off site signage to increase visibility for out of the way businesses. He noted
that there also was not much support for the DOT signage, noting it is unattractive and not
visible. Hauth asked the members to designate a representative for the Strategic Plan selection
committee. She said she hoped the committee would only meet once or twice the review the
consultant proposals and recommend a firm. Farrelly agreed to help. Vandemark and
Remington both noted a willingness to help if Farrelly was unavailable. Campanella noted he
was interested in the whole process.
ITEM #5: Hauth introduced the zoning map correction for the Medlin property on Dimmocks Mill Road.
MOTION: Newton moved to recommend approval of the change. Oliver seconded.
VOTE: Unanimous.
ITEM #6: Hauth introduced the Zoning Ordinance amendment to remove district references from the
sidewalk requirements. Ellis asked if there are changes to the subdivision regulations and
Hauth said no, she included those provisions for reference only.
MOTION: Newton moved to recommend approval of the change. Jones seconded.
VOTE: Unanimous.
ITEM #7: Hauth introduced the rezoning and Special Use Permit modification for Oakdale Village to add
.48 acres for additional parking. Whitaker appeared for the applicant. He noted that the
lighting would be of the same style, pacing and intensity as the main site. He said the drawing
11/1/2005 Planning Board Minutes
Page 1 of 4
designated C5 contains the requested overall site plan, which contains no changes to utilities or
driveways. He noted the proposed parking is for the convenience of restaurant patrons.
Remington asked what the change in impervious surface is. Whitaker said the original site
was 75% and the new is 75.2%. Ellis asked about stormwater. Whitaker said the pond has
been redesigned and there is no increase in the peak flow. Farrelly asked about the innovative
system discussed at the hearing. Whitaker said that in phase I of the initial plan they are using
some stormwater infiltration methods rather than simple detention. He added that
Commissioner Hallman asked for more on this site and Whitaker committed to investigate it.
Whitaker said he cannot recommend this solution for the area being added to Oakdale Village.
He said that the parking area will be 6 feet higher than the adjacent Birch Lake driveway.
This makes the edge of that driveway the only place available for infiltration and the
mechanism would endanger both driveway and fill area. The members discussed the proposal.
MOTION: Newton moved to recommend approval of the rezoning and SUP amendment. Wallace
seconded.
VOTE: Unanimous.
ITEM #7a: Boericke introduced the discussion of the update water capacity analysis. He expressed
concern about the town continuing to approve projects when it will overextend our current
water capacity. Farrelly asked about schedule delays and whether previous schedules were too
aggressive. Hauth said that the schedules are often based on information provided by
applicants or by best guesses by staff with knowledge of what a project has to do before
connecting customers. Oliver asked whether the tables included the raising of the dam at the
reservoir. Hauth said they did not, but there was a place to add the expansion in the
spreadsheet. The members asked questions about rainfall models, the ability of the reservoir to
fill annually and other details. Hauth said the questions were beyond her understanding of the
model and suggested the Town Manager and Town Engineer come to the December meeting.
The members agreed.
ITEM #8: Hauth introduced the rezoning request and special use permit for Owl's Wood. Oliver noted
that the plan is not consistent with the Land Use Map in the Vision 2010 plan, which
designates the site as non-residential mixed use. Ellis noted her concern that the whole project
is a puzzle since the existing home is still listed for lease and the site is for sale, but there is no
approved plan. Jim Parker appeared for the applicant. He noted that the residential
component was added to make the proposal more walkable and the owner is willing to lease
the house short term while the project develops. Campanella asked for confirmation that the
building layout is conceptual only and Parker said it is. Remington asked whether the
driveway on US 70 will be built regardless of the Brady alignment and Parker said it would.
He said the Fox Haven accommodated the same alignment that Owls Wood does. He added
that DOT has indicated the driveway location is acceptable if Brady is not constructed. He
said the uses were provided for traffic generation purposes. He said the owner is flexible on
uses, but purposefully provided a traffic intense option. Ellis said she is concerned about the
entrance near Valley Forge Road and the possibility of a gas station so close to Cates Creek.
She added that Fox Haven left a corridor undeveloped for Brady rather than building it as this
proposal would. She said the plan provides too many intersections with NC 86. Wallace
noted her concern with water availability, traffic and that she agreed with Radway's written
comments. She said she would like to recommend denial. Parker said that the traffic study
11/l/2005 Planning Board Minutes
Page 2 of 4
demonstrated that improvements are needed in the area even if Owl's Wood is not built. He
noted that new driveways align with existing ones for safety. Newton said his concerns are big
picture ones. He said the town is getting ready to start the Strategic Growth Plan. He said this
parcel is in an entranceway with existing industrial uses. He said he would like to see progress
on the plan to help the town determine whether this is the type of growth it wants. He said the
town needs to know what it wants before it approves more development. Remington said the
location seemed flawed for both retail and residential uses and the site has poor connectivity to
town. He added the project could be better with better connections to Meadowlands. Oliver
suggested there should not be residential included at all. Campanella said he agreed with
Newton and this project might be premature.
MOTION: Campanella moved to recommend denial of the project until the Strategic Growth Plan is
complete. Newton seconded. Boericke asked to add securing additional water resources as a
reason for denial. Campanella and Newton both agreed.
VOTE: Unanimous.
ITEM #9: Hauth introduced the rezoning request and special use permit for the Ashton Hall project. She
noted that some additional time was given to clarify the exact property boundaries. Jack
Smyre appeared on behalf of the applicant. He said they were present to listen to comments
and concerns from the members. Oliver asked how the project increased from 250 to 272
dwellings. Smyre noted that the project has always contained 272 units and the 250 was a staff
estimate in the water capacity study before the project was brought in for review. He noted
that they are leaving 100,000 square feet of non-residential water allocation for the additional
frontage to redevelop. Wallace asked about the recreation center and whether it could be
available to wider membership like the Meadowmont pool. Smyre said they would have to
enlarge the pool to follow that model. He noted that membership is not automatic with a home
purchase in Meadowmont. Wallace said she was concerned that Ashton Hall would not be
part of Hillsborough, and opening the recreation center to wider membership would help build
ties. Smyre noted that it would only be open to those who could afford the membership fees.
Farrelly noted that Meadowmont has a punch card option in addition to full membership.
Smyre said he would bring the idea to the applicant and provide additional information to the
board. He added that he did not expect the owner to be interested. Oliver asked if there was
an opportunity to reduce the number of cul de sacs. Smyre said they would look at it, but the
plan is based on environmental concerns and working with the existing land form. He said they
would bring a topographical map to the next meeting. Ellis noted her concern about the
property line issue and her support for requiring full compliance with street standards.
Campanella said that those minimum standards create a suburban form, while others may also
be acceptable with the service corridors shown on the plan. He noted the plan still lacks a
sense of center, but overall is not bad. He noted that environmental concerns and new urbanist
design are often in tension. Remington said he agreed with Campanella. He said he has
personal experience living with alleys and they help reduce auto dominance. He said the plan
was an OK compromise between a grid pattern and environmental concerns. He said he had
the same concern about the lack of access to the rest of town for this project as he had for
Owl's Wood. Ellis said she questioned how the project would be built without clear cutting.
Farrelly said he likes the density and alleys. Oliver said the neighboring owners may not be
prepared for the density and supported fencing or other protection for neighboring residents.
Oliver asked the entry level income for the project. Smyre said the townhomes would start at
11/1/2005 Planning Board Minutes
Page 3 of 4
$150,000. Vandemark said that price normally translates to an income of $50,000 if there isn't
much other debt in the household. Campanella noted the mix of types provides a wider
opportunity than a standard suburban plan. Ellis noted that the trails are not handicap
accessible or friendly. Wallace noted that was a town issue. Hauth noted that if the town
constructs a trail, every effort is made for accessibility. Campanella noted that the sidewalk
make this development more accessible than most of Hillsborough. Remington said the trail
surface was ok since it was being used in more sensitive locations. Oliver asked about the
driveway location and aligning with Owl's Wood. Smyre noted that the optimal location will
take into consideration turn lanes for the adjacent uses too. Ellis said she had concerns about
the impact to residents along US 70, tree preservation and the dumpster location. She said
dispersed park options would be better. Farrelly asked why members did have the same
concerns with this project that were raised with Owl's Wood about being premature in light of
the Strategic Plan. Campanella said Farrelly raised a good point. Newton said he did have the
same concern. Ellis noted the project could be approved by Orange County. Wallace said it
was a hard choice, but she felt this proj ect was more certain. Jones asked what would happen
if the project wasn't annexed. Vandemark said they town would then not be able to control the
design of the project. The members discussed concerns for the current neighbors in detail.
Ellis noted that the County has this area designated as 20 year transition, so there is no rush to
approve a project. Wallace asked if the town needed customers to share the cost and lower
rates. Hauth noted that this project provides improvements to the town system for existing
customers too. Oliver asked if the town was counting on this revenue for utility improvements
and Hauth said not specifically. Campanella asked how long the Strategic Plan would take and
Hauth said at least one year. Farrelly asked the results of the neighborhood meeting. Hauth
noted it was held in March and mainly addressed a lot of basic questions about the plan and
helped the owners address specific concerns and questions to the applicants. Oliver asked how
purchasing water from Durham works into the rate structure and how their restrictions would
impact us. Hauth said it would depend on the contract. Wallace suggested the members could
use a white board to create a common list of pros and cons for the project at the next meeting.
Jones suggested some filtering mechanism so that projects that weren't in the water study or
didn't meet some threshold wouldn't be reviewed. Campanella said there were 3 areas of
really steep slopes he'd like the applicant to reconsider. Smyre said they would look at them,
but this site also provided the opportunity for walk out basements. Campanella also asked
about extending the road from the townhome through to the second access drive.
ITEM #10: Hauth said that the Town is taking a detailed look at how the Planning Department operates.
She asked members to complete the electronic survey she sent out.
Boericke adjourned the meeting at 9:40 PM.
Respectfully submitted,
Ma garet A. Hauth, Secretary
la !vy-
to approved
l l/1/2005 Planning Board Minutes
Page 4 of 4