HomeMy WebLinkAboutAgenda - 09-08-1999 - 1Town
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AGENDA
Corbin Downs Informational Meeting
(formerly known as Hillsborough Place)
Wednesday, September 8, 1999
7:30 PM
District Courtroom
ITEM #l: Call to Order
ITEM #2: Purpose of the meeting and introductory comments (7:30 - 7:40)
• Mayor Horace Johnson
• Chair Alice Gordon
• Chair Susan Dovenbarger
ITEM #3: Presentation of Proposed Corbin Downs Development (7:40 - 8:00)
Boots Elam, designer
ITEM #4: Review Summary by Staff (8:00 - 9:00)
• Town -Operational & Fiscal Impacts
• .County -Operational & Fiscal Impacts
• School & County -Operational & Fiscal Impacts
• Revised traffic impact analysis
• Project compliance with town subdivision, zoning, and EDD regulations
ITEM #5: Group Discussion and Questions (9:00 -10:00)
• Questions of developer
• Questions of staff
ITEM #b: Adjourn
101 East Orange Street • P.O. Box 429 • Hillsborough, North Carolina 27278
.914-7.?2-104 • Far. 91.9-644-2.390
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Fable of Contents
Tab 1: Corbin Downs Development Information
Tab 2: Town Operational & Fiscal Impacts
Tab 3: County Operational & Fiscal Impacts
Tab 4: Revised Traffic Impact Analysis
Tab 5: Project Compliance with Town Subdivision, Zoning,
and EDD Regulations
DENSITY
USE ACRES (iJNITSIACRE) TOTALUNTfS
SINGLE-FAMILY 67.9 2.5 168
APARTMENTSffOWNHOMES 49.9 1218 600/275
OFFICE 1Z.5
OFFICE/FLEX 90.2
RETAIL 53.8
ASSISTED LIVING 10.6 100
RETIItEMENT 10.0 6 60
DAYCARE 4.5
HOTEL 5.2 200 ROOMS
PUBLIC SAFETY STATION 3.0
ROAD R.O.W. 20.9
PROJECT RECREATION 52
TOTALACRES
333.7 '----
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TOTAL tENCIH OF HILLSBOROUGH PLACE BLVD., FROM SR tOD9 ~
TO NC 86 IS 4,970.03 FT.
THE FURTHEST PgNT FROM THE PUBLIC SAFETY STADON TO MIY
TRACT IN HILLSBOROUGH PUCE IS APPRONIMATELY +/- e,JOD F?.
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SPECIAL LAND USE CONDITIONS
1. Each pazcel as indicated on the Master Land
Use Plan will have additional open space and
landscaping as required in the Economic
Development District Design Manual. Open
space shown on the Open Space Plan maybe
used to fidfill open space requirements of the
Design Manual as may be required for
individual parcels.
2. Streetscape buffers as indicated in the P.U.D.
submittal for the main boulevazd and collector
street may have bemung and meandering
sidewalks within the buffers. Utility
connections will be allowed to cross or be
placed within the buffers. It will be important
for the visual character of Hillsborough
Boulevard This can be accomplished 8uough
the use of drop street grades andvariably-sized
medians. In areas where clearing is
unavoidable, berms will be built, and a mixture
of canopy and understory trees will be planted
3. All utilities within Iillsborough Place P.U.D.
will be installed underground Parcel L and I
are requesfed to have a density of 12 units an
acre. Additional recreaticna] amenities will be
added to these parcels. All parcels within the
nonresidential areas will be architecturally
coordinated in order to achieve amhitectuml
compah'bility. Hillsborough Place will include
an extensive streetscaping master plan. An
integrated landscape gackage will exceed the
requirements of the Design Manual for Tracts I
and L. Recreational facilities will be added to
Tracts L and I that will be in addition to the
Project Recreaation Area. Recreation facilities
will typically consist of a swimming pool,
cabana, tot lot(s), volleyball court, tennis court
and outdoor fitness area.
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MASTER LAND USE 10
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hics ackage as it relates to
4. A complete grail P monuments,
d sob-en
entry monuments an
~ wilt be
treet signage and ligh • g
signage, s
submitted to the Town of Hillsborough for
approval at the time of Phase 1 development.
n Guidelines will be developed for
Desi
g
Hillsborough Place that wrll encompass
entrance monuments,
e
,
landscaping, signag
and lighting. The Design Guidelines
materials
,
will, provide the tools to unify the development
throughbuilding scale and style, informational
and directional signage, and masts' stet-tree
The DesignGuideineswill
plantingprogcam.
be submitted along with Phase I.
UNIFIED DESIGN THEME
f the visual context m Illsborough is
h
o
Muc
set by the brick buildings, stone walls and
pitched roots. Hillsborough Place will borrow
i
gn
from this visual context duough the Des
isual context through
h
e v
Guidelines, in which t
the Design Guidelines, in which the visual r all
lified and formalized
am
ill b
p
e
themes w
development parcels. As can be seen from the
ntrance monuments, stone and
h
e e
sketches of t
brick with limestone will be used extensrvety to
create a visual tie back to the larger community.
5. A developer's s~~ ed ~~ ~ be entered
ff-site sanitary
o
into
between the developer and the Town of
the P.U.D. approval
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Hillsboroug
arcel acreage are subject to final
All
p
process.
• field surveys.
86 will
C
009 to N
.
.
6. Road going from SR 1
be 4,970.03 feet long.
1. Hillsborough Place will make roadway
ovements and slgnalization on Old
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mpr
Highway 86 as indicated in the Kimely-Horn
The ownersldevelopers will
recommendations.
fully implement the Kimely-Hom
recommendations.
Hillsborough Place is conscious of the
8
.
community goal of providing gathering spaces
essubrhty and connecfivuty,
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an acc
and pedestr
Sidewalks will be provided on both sides of
Hillsborough Place Blvd. Ail other
development pazcels will have internal
sidewalks or greenway connections, and all
pedestrian wallrs shall be connected.
Both active and passive neighborhood green
spaces will function as gathering spaces, and
will be located in all developme~ parcels. All
gathering spaces will be connected to the
pedestrian system. Until each parcel is planned
and designs], it is impossible to explicitly
locate and size the gathering spaces. The intent
is to provide such spaces, and they wilt be
shown as all su> ~•c ~d ~ the Design
furthermore they P Y
Guidelines.
9. Parcels B,C,B,F,G,Ii,I,K,L,M,N and 0 will
contract privately far garbag rovide~. Thee
Town of Hillsborough will p ~ g
collection service for Parcels A and D.
10. The developer aril] deed fee simple pazcel
M to be used for a Public Safety Station.
Furthermore, the developer wiu make a cash
contribution of 300,000 dollars toward the
constrtuction of the facility. The developer
will bond for the 300,000 dollaz payment
rmtil such time that the Town of Hillsborough
is ready to constnrct the facility.
I1. School (we are currently meeting with the
superintendent of schools to discuss our impact.
We will make a proposal within the coming
weeks).
MASTER LAND USE 10-A
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ENTRY FEATURE ~,EgSpECTIVE VIEV~ 15
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ENTRY FEATURE (PLAN/BLEVATION VIEWI 16
Arterial Street
24' Landscaped R.O.W. 1 ~~' Right of Way
16' One Lanel One way STREETSCAPE
A unified streetscape will be established along Hillsborough Place
Boulevazd and the main collector. Apre-planned mix of canopy az
understory trees, as well as evergreen and flowering shrubs, will b~
Center Island (variable) specified. The streetscape will preserve existing bees where feasib
and will include berms, groundcovers, and a sidewalk that will be
field located far maximum visual effect and pedestrian funcctionalit
16' One Lane/ One way
24' Landscaped R.O.W.
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Collector Street
30' Landscape Buffer 70~ Right of Way
35' 2 Lane Road
30' Landscape Buffer
TYPICAL STREETSCAPE 17
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FISCAL & OPERATIONAL FORECAST
Of the Corbin Downs PUD on the Towia of Hillsborough
OVERALL_FOECASTING METHODOLOGY
This forecast was prepared to help assess the financial viability of annexing the proposed Corbin
Downs development. While great effort was put into the forecast to ensure it represents reasonable
projections regarding financial and operational impacts on the Town of Hillsborough, it is still a
forecast predicated on a set of plans and assumptions -this means there are no absolutes or
guarantees. The linchpin in forecasting all revenues and expenditures for the development is the
proposed "build out" schedule for Corbin Downs provided by the developer. Not if, but when this
schedule changes (if annexed), so will the entire financial analysis for this project. In addition, the
Town's operational response will likely alter (e.g., when and what type of services would be
provided).
First, a high level of staff input was used in preparing this forecast. All department heads were
provided maps, build-out schedules, population projections, and expected land use. In most cases
the department heads worked with their staffs to develop their recommendations on the timing and
type of service delivery necessary if Corbin Downs is annexed. The Town Manager reviewed and
made adjustments to the departmental service plans. Details on how the forecasts were prepared are
available in the following sections.
The primary goal in preparing this forecast was to develop realistic, yet safe projections regarding
the financial impact on Town operations. The worst case scenario would be for the forecast to paint
too "rosey" a picture and after annexation the Town realize Corbin Downs is actually a cost burden
on existing taxpayers and utility customers. To increase the probability of producing a "safe"
forecast two simple rules were followed: 1) slightly underestimate revenues and 2) overestimate
expenditures. When a serious forecasting dilemma arose, the worst-case scenario was sometimes
taken (as you'll see when the expenditure/revenue allocations were applied to fire protection).
Hopefully, this approach will increase the comfort level of elected officials,, citizens, and
governmental staff as we all evaluate the potential impact of Corbin Downs on the Town of
Hillsborough's operations.
Feedback and Suggestion's: This forecast is by no means flawless, in fact there are an infinite
number of ways this development could be analyzed. Since the ultimate goal of this entire process
is to help the Town of Hillsborough Board of Commissioners make a well informed decision
regarding this issue, the Town Manager encourages everyone (e.g., citizens, elected officials, and
staff) to feel free in making suggestions on how the forecast/analysis could be improved. The staff
will be glad to go back and make whatever changes are necessary to provide additional or superior
information that will aid in the decision-making process regarding the proposed annexation of
Corbin Downs.
A key philos~hy to remember when reviewing the forecast and analysis: If a reader simply uses
the "bottom line" figures provided in spreadsheet analyses for the General and Water/Sewer Funds
as their sole basis for developing an opinion about the financial viability of the proposed Corbin
Downs annexation, then the opinion will be an uniformed one. To use an old saying, that is quite
appropriate in reviewing this analysis, the "devil is in the details."
2-1
REVENUE FORECAST
Geuer_ a._ [=Fund:
A line-item forecast projects anticipated revenues generated by Corbii aDolwne-item instheOrevenue
forecasting assumptions (along with explanatory notes) accompany
forecast. In additionn Downsramt the begbnning of each calendar yeaz and converts those figures into
development at Corb
property tax dollars received by the Town, as well as when those funds will become available or
budgetary appropriation. This is important information since there is a delay between development
that is "on the e anbc° ated `build-outthschedule provided by the developer. Thereforecrevenues
predicated on th P
are very susceptible to rise or fall depending on the speed at which the' development is constructed.
Water Fund/Sewer Fug:d:
The developer's proposed "build-out" schedule provided the basis for estimating annual water an
2 sewer usage fees based on current year rates. Capital facility fees are also based on current year
rates. A table is included in the forecast that shoe of land use in the development it Tha projected
and water/sewer flows associated with each typ lions, were adjusted to match the type
flows, based on State of North Cazolina standard flow assump
of development expoe cudo ersrthereby providing thJe key revenue projections for the Water/Sewer
_ and sewer charges
Fund.
EXPENDITURE FORECAST
Geuer_ al Fund:
Anticipated expen~ D e~ a mere poss ble, notesdare made tolthe side of lineoit mshn an co umn
impacted by Corb uestions that may be associated
titled "Forecast Highlights" These highlights attempt to clarify q
with certain expenditure items.n l'onall ~ncompletehnumb~~ frome the current yea abudgeti~ha were
i {n gray. These figures are lute Y
necessary for use in certaaisntnsepreadasshpnmearilyl donecvia at combinationfof tformu~as based on
Downs forecast. Forec g
' population percentages per yeazas, es~a~ion, anaennitsh tional knowledgegenerated bYdana Ysislfrom
on specific operations/cost are ,
departmental staff members. onnel rs uirement by year and departmeenetnforcboth bfunds~~Annual
' have regarding additional pers ~1 ercent er year
increases d s bot adjustmentslforc olaaof/1 ving al owsancesr(COLAs) dand menp increases. The
This inclu
figure is intentionally high an desest mating the lazgestgcost associatedlwith theeforecast, tdhereby
decrease the probability of un
attempting to provide a safe and reasonable projection.
Water/Sewer Fund: erational costs at the water and
The water and sewer flow projections were used to estimate many op
wastewater treatments plants. Flfow r roeec ing additionallpersonnel needsrfor the wat redistribution
the development were the base p J
and wastewater collection crews. The overall Water/Sewer forecast separates operational impac s
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from major capital issues. The iss oe oc att~ i ~g ~ d(~late °plant~ wastewaterCtreatment plant, and
on the utility system's three mad P reason: Ca ital facility fees can be
reservoir) was intentionally not specified for one primary P
adjusted (e.g., increased) to match the actual cost impact of serving new development with key
facilities, such as a water plant expansion project. If Corbin Downs is annexed, the Town will have
to conduct an analysis to re-establish accurate and fair rates for Capital Facility Fees to ensure that
all new development is paying its own way for utility service.
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OPERATIONAL IMPACTS -GENERAL FUND '
Governinv Body -Minimal impact. Increased costs for legal and audit fees will occur due to
increased expenditures/operations by the Town. Half of these costs are allocated in the forecast (via
an interfund service charge) to the Water/Sewer Fund, as is done in the budget.
Admin~ n - It is anticipated Corbnn DoFY01~This inegludes time demands placed on the Town
overall administrative operations start g
Clerk, Town Manager, and assistance to other departments in dealing with the expansion of services
to this area. This impact will likely necessitate hiring aManagement/Personnel Analyst to address
these needs in FY01. The lazgest impact in this department will be the additional insurance costs
associated with expanded departmental operations for both funds. Half of these costs are allocated
in the forecast to the Water/Sewer Fund.
Finance - Once Corbin Downs makes substantial progress on their development, it is estimated to
have a 40 hour per week impact on all Finance Department operations. The forecast projects the
need for afull-time accountant (or similaz).position to be added in FY03. Half of these costs are
allocated in the forecast to the Water/Sewer Fund.
Planning -The Planning Department currently provides zoning, planning, site review, code
enforcement, and fire inspections services. Once completed, Corbin Downs will likely double the
workload by the Town's Fire Inspector, who also currently functions as the Code Enforcement
Officer. He will have to vacate his duties as Code Enforcement Officer and be a full-time Fire
Inspector. This impact, along with the time demands placed on the Planning Director in revi act in
new development associated with the project, is anticipated to have a 20 hour per week imp
FY01 and approximately 30 hours per week from fiscal years 2002-2006. The impact will be
greatest on the Planning Department as Corbin Downs is yeing developed, the time demantldie F re
decrease once construction intensity declines and eventuall ceases. A portion of re lacing
Inspector's vehicle is allocated to the Corbin Downs cost in FY02.
Ruffi___~ n__Roulhac -Town HaCI -Minimal impact. Half of these costs are allocated in the forecast to the
Water/Sewer Fund.
Police Department -The majority °iclesstand the substation.ro A t to ofiten new police personnel
Downs relates to new personnel, veh atrol officers are
are needed to adequately provide proerada /7 dahis e e week presence by uniformed officers. In
necessary to maintain a 24 hour p Y Y P
addition, two Community Policing Officers are needed to supplement the other fiinctions in
providing their services, as well as establishing regular communications with the wide variety of
land uses included for Corbin Downs. One criminal investigator and one narcotics investigator will
2-3
2
ails enerated by the commerciaUoffice
be needed to handle the additional 2,000 residents, plus c g
portions of the d officers e The secretary would be local d atthe new substation i All new officers
to the additional eriod, fiscal years 2002 and 2003. This schedule could
will likely be phased in over a two year p
obviously change depending on the speed at which the development is constructed and demands are
placed on the department.
The cost of purchasing vehicles (four in FY02 and three in FY03) aneShca ~tapexe ense assoc at d
each unit (e.g., radios, lights, cameras, tachographs, etc.) are the larg p P
with providing service toa ed withlthe Corbin Downs PublicuSafety Station --Dthsais based onthe
18.1% of the debt associ
percentage use of the fine feet top houseotheeadditioDnalp sonnel/functionesad dtforilCorbin
approximately 2,000 sq owth.
Downs. This should also provide ample room for future gr
It is important to note thoutside of the Corbin Downs area withsno olydrelatbvely fewereso ces as
provide coverage to areas
additional development oc t oni the intvestmentl in Corbin Downsishould allowthe Town tosbenefit
area requiring police protec ,
from some economies of scale from having already established a presence in this area. Also, e
addition of police personnel for this project will be an operational asset in that greater back-up will
be available to assist in serving all areas of Hillsborough, whether it be incident olic~n irinog
assistance from marked patrol units, issues requiring attention from community p g~
investigations/narcotics.
Fcre De artment (Contracted Tfcrou h Orange Rural F.D. -The Orange Rural Fire Department
Board of Directors and Chief analyzed the impact ofh erb neDd to be added to provide adequat fire
In short, their findings were that 13 full-time firefig
protection for the development. C oewntnsMan ger that thisfianiaccurate assessment of theirineeds.
the current station indicate to the T lenient the old downtown station would be a dire
The construction of a new modern station to supp
necessity, not just for Corbin Downs, but the entire southern Hillsb~heg ana ysis indicates this is
observation 13 full-time firefighters may seem like a large number, ersonnel will be enough to
a bare minimum necessary for service. The projected increase in p e Rural F.D. -this is
necessitate the addition of a full-time Fire Chief rsoi nel arile required pe shift and three shifts are
included as one of the 13 new personnel. Four p
necessary to provide 24 hour coverage. Therefore, twelve firefighters, e hi~encWndebe required,
leaders, are the minimum necessary to service this area. Anew pe~panker will be acquired and
fully equipped this will cost approxima in of FY03), appro xmately the same time the station is
lease-purchased in July 2002 (the beginn g
ready to open.
The developer has set aside three (3) acres of land for the Corbin Downs Public Safety Station,
intended to separately house police and fire operations. In addition, to the offer ests and the
developer has offered $300,000 to help construct the station. The fire department sugg
acres. The forecast
Town Manager agrees the size of the site should be expanded to five (5) _
assumes an 11,000 square foot fasubstation. An informalestandard in the fi e service regarding
operations and 2,000 for the police
the siting and sizing of fire stations is to build them to last 25-50 years. Basically, whatever is bui t
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needs to be able to accolnmori aye ~~TOg
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sg of 15f recent fires to ens o onstruoted insNorth
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by the Cary Fire Departm g
Carolina shows per square foot costs range from $95-$281er Square foot was used t est mate the
f $135 p
stations was $132 Per square foot. A figure o
~ d to be financeduthrough ae15-yeaz,000s purchase
proposed Corbin Downs S
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pro
l 185 000 i
p ents of $130,107. The Police Department
contribution, the remaini) P ~
al debt aym
g
agreement (7.0% interest roducin annu
based on their percentage of building space used.
1 % of the debt
18
,
.
would absorb
For the purpose of forecasting actual cash demands and costs to the Town of Hillsborough, if
ost burden associated with Corbin Downs was one
h
e c
annexed, the issue of how to fairly allocate t
f the cost of this sere ce tol Corbin Downs
of the most difficult to fact t
0°/ao
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llocates 10
ecast a
he fo
possible for fire protection
ed quite aebit by
defra
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e
While li
this azea w
an
e serv
ome is that the cost of f
le out
the Town and Orange Rural Flre
The more probab
olice department services,
ith
p
future development. As w
EDD sand laround the I-40v(Exite261)
artment will benefit fro
s ~ a s °e
p
De
ni
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S
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p
n the
y
ecia
new development occur p P ersonnel
erty for development. The ro osed station and p
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me p
Interchange, which is all pr
one l
g on ltl
e new development in the area wndu
ds ntensity yof
~e
typ
an
location
should be able to serv
l
limit to this ability to serve additional area, dep
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s
on
l
es
erv
fire prot ction
development. Regardless, if fu actual costburden
of Corbin Downs
revenues will greatly decrease th act fees to help pay for their sham •f the
A
j If annexed, future areas should be required to pay
PP aratus if deemed necessary to serve the
Public Safety Station, related equipment, and/or new
ctpfees from new development, additional
I
a
mp
azea as part of the agreement to be annexed.
nd few new expenditures greatly defrays the cost of fire protection services for
es will also have the
property taxes, a
Corbin Downs in the "long run." If not annexed, additional fire tax revenu
lfr
n re
lr
s
om
venues
azs i
same imp P
act of s reading the ~~~ hence the reason
fo fife ecasting zero dol
h evaluation of the firiancial viability of the
a practical component to prod ~
thorou
future development, it is a key factor in making g
overall Cobin Downs annexation issue.
er week of
wns a portionlof t e cost of building the
Moto
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not charge Corb
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f
e
mechanic's hm ro riate charges
is annexed or not. Apr P
d
new garage, sine Wa er/Sewer
Fund from the Motr Pool
aze allocated to
lectTheocost of an
The addl
t
l
Street artment -
WaY rnaintenance.
o~ Sheet re a r
s and right
imp
handle additional demands f P act is
o
0
P
e,
e distant futur
additional pick-up wok m
ng is needed in th
un lOma'or epavi
aintenance
expected regarding street
mmodate the v
e
ee
Sanitation Department -One new sanitation employee will be needed to acco
o
wn by the development•
e
T
i
h
tl
n
t
o
r
e
requ
Downs will no
of solid waste demands placed on t
Corbi
of
will be added during mid-FY01. Fortunately, the vast majonnact will come from the single-family
a
i
p
m
ry ti
any sanitation related service by the Town. The pr
in fees, etc.). A percentage of the
esidential unit (e.g., solid waste pick-up, pp ~
t
d
r
er.
e loa
and retiremen
cost (based on usage) is allocated for one garbage truck and grapp
2-5
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!~ OPERATIONAL IMPACTS - WATER/SEWER FUN
n ineerin - No additional personnel are needed, though it is anticipated additional design projects
E~----- ~ en ineers due to additional time demands on the Town
may have to be contracted to consulting g
Engineer.
{ Billin & Collection -One new meter reader and one k u chuck land hand held m terareading un t
to handle the additional water/sewer accounts. A P P additional accounts/meters
will be needed for the new meter ready is currantlytunknown how manY1ine the actual time impact
e artment's operations, since he additional personnel should easily be
on this d p
will need to be read in ~o~nunercial developments.
sufficient to handle this gr
though a small amount of
Wate~nt - No new personnel will be needed to operate the plant,
overtime may be incurred annually. Almost all operation~ed to current daily production. The
percentage of Corbin Downs projected water demands comp
formulas for these factors are included in one of the support tables. Small annual costs for
additional outside water purchases are included as a safeguazd.
Water Distribution/Wastewater CollectionanOne additional Maintenance Worker I will be added m
d Collection crews). This addition was based1 on Aa
FY02 (shared between the Distribuhon
combination of lineal feet o = FYer/sewer lines added, additional flow, and interna ana y
02 and FY03 to provide additional flexibility in crew response to
pick-up truck is also added fo ents.
work orders, emergencies, and after hours "on call" assignm
lant, though a small
Wastewater Treatment - No new personnel will be needed to operate the p
be incurred annually. Almost all operatioazned to current daily production.
amount of overtime may ro ected water demands comp
on a percentage of Corbin Downs p j ort tables.
The formulas for these factors are included in one of the supp
Ge~cer~l Fundy
ro ects fmancial losses in the first three years of development: FYs01-03. ese
The forecast p j es. The actual losses projected in FY01 can likely be
losses aze a combination of hazd and shoo g t ~~ little noticeable impact. FYs02-03, on the other
absorbed into the standard operating
ears, ven the Town's
hand, are a different matter. Projectede efatrcetforecasted in8the fo~owing y539 2 g1. Znte Yfor FY02
serious concern. Even though surplus
current financial condition a ain, wadi Tonal developdment in thezareaethatli itannexed, could easily
and FY03 together. Once g stal ball" makes this issue
lus. Unfortunately, the lack of a "cry olice
cover these deficits and create a sure ort level must
a tough one analyze. There will beX real need for services, especially in the area of ire an p
ensive. Nonetheless, an answer or greater comf
where the initial start-up costs are P
be developed to address the FY02 and FY03 deficit issues.
roblern with annexations, services aze needed/demanded wh being
Unfortunately, this is a common P overnment frequently
revenues are not yet fully av ~i Wheri those taxedollazs aze p de t mo al geen a proPe
improved with a building an
2-6
exceeds one year. Cost savings in the forecast could be realized by delaying hiring of some
personnel until more revenues are realized. It is important to note, it is easy to plan now to delay
personnel hires, but when there is a strong likelihood the citizens and businesses will be adamant in
demanding service ASAP in 2002, it is easier said then done.
Starting in FY04, the General Fund starts to generate a surplus as the development nears completion
and the benefit of property taxes are fully realized by the Town. It is crucial to mention two key
factors about this forecast: 1) Every effort was made to avoid underestimating expenditure
projections for service provision in Corbin Downs, so it is possible the expenditure estimates are
high; and 2) The actual cost of fire protection while accurate, ~is likely to be shared with future
development, thus decreasing the actual cost to serve Corbin Downs. The aforementioned two
factors are key pieces of information to consider when evaluating the financial viability of this
proposed annexation. There is unquestionably risk involved in trying to predict the cost of
servicing a large development that may or may not be built according to schedule, depending on the
economy and many other factors. This risk warrants serious evaluation and is why conservative
approaches were used in the forecast. These conservative approaches while responsible, also mask
the potential for substantial financial gains for the Town over the long run in the General Fund.
w
w
Water/Sewer Fund:
The forecast in this fund essentially separates operlus startins ineFY02 of a sizable portion.
expenditures. The forecast projects an operating sure g
Substantial contingencies were included each year to help protect against underestimating the actual
cost of providing water/sewer service to Corbin Downs. The forecast indicates the Water/Sewer
Fund would clearly benefit from an operational standpoint from providing utility services to Corbin
Downs.
The issue of determining Corbin Downs' specific dollar impact on the Town's three major capital
facilities (e.g., water plant, wastewater plant, and reservoir) is a difficult matter to address,
especially given the time restraints of this study. The estimated $2,203,100 in Capital Facility Fees
generated by Corbin Downs will obviously go a long way towards addressing the development's
actual impact on the Town's~plants and reservoir. To ensure this is an adequate amount, the Town
will need to undertake a thorough analysis, regardless if Corbin Downs is annexed or not, for the
purpose of re-evaluating the amount of its Capital Facility Fees to ensure new development is
actually paying for its fair share of costs it the utility system.
A key benefit that is not vailabled totthehEDD land to the intersection of I-140 andsOld NC86.tf In
which will make sewer a
addition, the constructs evelo er has agreed to pay the ent~rles ostl(minus at$300 000 eontributio~
and Old NC d6. The d p
from Centex Homes for their portion of the outfall for Beckett's Ridge Subdivision) of constructing
the Cates Creek Outfall. The total project cost is estimated at $1.1 million dollars. The developer
has agrecd to pay for the cost of the outfall construction up front, though it can be done in phases, so
the Town does not have to pay for the cost of this project. This i though teo t fo~ th t prof gtths
lines. The same arrangement is planned for the water line,
approximately $200,000. The benefits of providing utilities to this area, while not quantifiable in
terms of the forecast are quite substantial to the Town.
Note: If the Board decides to annex Corbin Downs they must first adopt awater/sewer extension
agreement that includes the provisions discussed for this project. A draft contract has already been
2-7
Town Manager, and Town Engineer.
negotiated with the developer through the Town Attorney, roved by the Board. If approved, the
p
and a
d
id
p
,
ere
That contract would have to be reviewed, cons
roperty was annexed.
lid if the
p
contract would only be va ~
Review of the overall impact of Corbin Downs on the Town of Hillsborough's Water/Sewer Fund
uld benefit from all areas of its
Operations indicates there is a strong probability the Town wo
t sharing of capital facility expansion through fees, and utility
operations: daily operations, cos
extensions to generate more "low-impact" users who are capable of sharing the cost burden of
operating the system.
Cons aria tke General Fund to the Water Sewer Fur:d & T to Make a Decision::
e
a
k
u
t
financial move for the
se
s a w
annexation
Even a cursory revieeed. tIn evalua ing whether
or not
Corbin Downs is ann
ter/Sewer Fund are essentially separate businesses,
d W
a
Town please remember the General Fund an
not wise to "lump" the total surpluses/deficits together in making a decision. It appears both
it i
u
s
antages
2 funds could realisticallconap ent toithe model present dbn this fo ecas~The financ a~adv
for the
t
bl
f
b
rn
s
i
ene
y g
scenario is reasona
and offer more lon -range
ear less risky g
of annexing Corbin Downs app
i
ll
e t
t
e
ng
ow
he fo
Water/Sewer Fund than
a financial standpoint) the Board may want to pos
from
reasonable action (s y
ct
ation imp
th
hit
e
e
is worth that
"what if' question to itself: What if the annex
t Gase
sce an ),
w
"break-even" or slight deficit operation for the Town (.g.,
°
p
an ial benefits
risk/burden to gain the potential benefits for the VJaterriS to wei h the
otential fii
in tryi
di
scuss
These are important questions to ask and
g the community (e.g., traffic, impact on
and risks against quality of life concerns that may
schools, etc.).
ISSUES RAISED BY THIS PROPOSAL & FACING THE TOWN
THE FUTURE:
The Town must attempt to abl and responsibly accommoda e. 'Thisis aocru ial~ sue given
growth the Town can reason y
the finite availability of water available to the ovovth~' gence,titeis cdruc al the Town understand
reservoir can be absorbed quickly by rapid gr Having a plan as well as a
how much growth it can accommodate, both in area and intensity.
thorough understanding of this issue will make it easier for the Town's Bo ement
Commissioners, Planning Board, and staff to make well informenaaeand ntrin sc quality of
growth-related policies that address Hillsborough's fiscal, op _
life issues. This will allow t ~lneadoeVedaian~ withtneand adjacent t phe corpo ate limitslof
developing the limited ainoun P lans to correlate results of the revised Vision 2010
Hillsborough. The staff is currently making p with the Town's
Plan with the Town's capacity to provide water for future development, along
facility/space needs (e.g., where do we put all the new employees?) for both Genereas &ed and
Sewer Fund operations. With the Board's approval, this information will be p
recommendations made to the Board in an effort to address the issues mentioned above.
olic I
2. When annexing areas, one o ~ tof oaI erty tax revenues from deve opment Adopting Pd y
services and the actual receip p P "between annexation and the
that allows "interim service charges" to be levied to cover the gap
2-8
w
w
w
provision of services until revenues/property taxes are actually received by the Town should be
considered. This would decrease the burden on existing taxpayers and protect the financial
resources of the Town.
,. Aggressively negotiate of exisFn dornnewtcapltafr facil ties equipment necessary forhservpng
their fair share of usage g
their area. Since Capital Facility Fees already exifieotrwaktsr/portionsheof lfi e/polices t tion
primarily focus on Public Safety needs (e•g~ ~ through land donation and the $300,000
construction costs, etc.). This was done in p
contribution for the Publidual ne otiations with developers on aca erbylcase basissor creation
done in the form of lndly g nate.
of a policy/guidelines to aid in handling these matters in the future maybe approp
4. Review water/sewer Capita~oF`a~ ntYwater availabilltyywater and wastewa er treahment services.
projected cost of actually p g
This is a crucial issue since a water plant expansion and rehabilitation project are curraens 1 and the
designed, planning will stark in FY01 to expand the wastewater plant within a few y
likely need to expand the reservoir in five years all galvanize the need to make sure that new
development is paying its own way through adequate Capital Facility Fees.
5. Corbin Downs alone could more~e~ ~o~~ of Dlcre~esrs have informally indi ~ated thatesu h a
Fire Department's operations.
dramatic impact on their operaions d the current contractual arrangemOntan. Op at ons and the
the Town) of fire-related operat rove service to the public as well as ensure that
contract may need to be modified to the imp _
costs are being fairly allocated amongst all Palest ons lmada by lth Orange Rural Board of
the Town should seriously consider the Bugg ose of analyzing future service demands and
Directors to initiate a cooperative effort for the pure
developing options to consider on how fire p e Rural Fire De wartlnen pand d Town Curren lY
p
funded. The relationship between the Orang for each organization to
appears to be very positive; this would be an excellent opportunity
benefit from the other's expertise while addressing some important and complicated issues.
2-9
2
2-10
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2-11
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i
ORANGE COUNTY PLANNING
STAFF REPORT
The below referenced topics are comments and issues that should be addressed during the
feasibility, review and response stage to a proposed project the scale of Hillsborough Place
(Corbin Downs). The impacts to the County occur in varying levels depending on the function
and service provision of various departments within the County. The comments below are not
intended to be alt inclusive but address general areas of impact and concern that should be
further analyzed by the applicant and governmental jurisdictions.
The following topics are included in this report
- Traffic Impact
- Transportation Improvements
. -
- School
Building Plan Review and Inspections Services
- EMS
~ -
- Police
Fire
- Parks and Recreation
t -
- Library
Erosion Control
- Public Transit
- Aging Services
- Social Services
- Health Services
- Landfill Services _
- Phasing of Project
- Economic Development
' ' - Tax Revenue '
1. Traffic Impact -See O.C. Attachment 1
2. Traffic Peripheral Issues
e The proposed Hillsborough Bypass should be constructed in a timely manner.
o Churton Street/Old 86/1-85 expansion should be accelerated to match construction
with this project.
• Consider future connectivity to a potential rail station north of this project.
3. School - (Direct County Services)
• Orange County School district provides service to this area. The residential program
' should include an analysis of the student generation from the project and the impact
on elementary, middle and high schools that serve the subject area. The annual
impact based on the phasing should be considered as well as the housing product
types and the higher student generation rates that could be associated with higher
bedroom counts in the housing market.
• An under/over school capacity analysis should be developed for this project.
Page 1 of 4
• A conceptual student generation rate analysis is Attachment 2. This chart does not
reflect existing adopted methodology because is intended to illustrate a potential rate
methodology, which differentiates housing type.
4. Building Plan Review & Inspections Services (Direct/Contracted Services) ~
o OC Planning and Inspections Department Building Ins
ections Divisio
i
p
n
s
responsible for the enforcement of the NC Building Code in Hillsborough.
Approximately 60 houses and 20 small non-residential projects (primarily
renovations) are handled in Hillsborough Place.
• This project would require additional staff. The intensive non-residential element of
the proposal would also require staff recertifications and review of the fee schedule.
2 5. EMS/911 - (Direct County Service)
EMS activity would increase both due to the population increase and the day/evening
"
increase in
service" population of the offices, retail and •industrial. Traffic generation of
17,000 to 20,000 trips would also prompt additional traffic related incidents and
responses. Additional EMS personnel would be warranted including response to senior
citizen projects.
6. Police - (Indirect County Services)
Even though Hillsborough Town Police would handle matters within the Town limits,
3 this project has a
reciable "tr
ff
ill"
d
pp
a
ic sp
onto a
jacent county monitored roads. In
addition, the County provides jail service to Hillsborough and is presently reaching
capacity limits of existing conditions.
7
. Fire - (Direct/Indirect County Services)
The Orange Rural Fire District taxing rate is approved by the BOCC. This project would
almost double in building square footage responsibility and coverage and negatively
affect response time. The type and height of building construction could also effect
capital equipment. Aland dedication for a substation is anticipated in the project but
capital building, equipment and personnel aze also to be established.
8. Parks and Recreation -(Direct County Service)
Orange County provides the majority of recreation opportunity within Hillsborough.
There would tie an impact on programs and sport field activities and the need for Active
Park space.
9. Library - (Direct County Service)
Orange County provides Library services to Hillsborough. An increase in residential
population and employee population of the business pazk would increase the burden on
'
. the Library.
Page 2 of 4
10. Erosion Control - (Direct County Service)
The Planning and Inspections Department, Erosion Control Division is responsible for
permitting and inspections. A project of this scale and use should develop a high
' intensity erosion control program including full use of phasing and BMP's. Additional
- personnel may be necessary.
11. Public Transit - (Direct County Service)
The OPT would be impacted for the vaziety of uses that are anticipated; senior citizens,
apartment housing, hotel, industry, offices, retail destinations, and the suggested
development of a park and ride lot.
12. Aging Services - (Direct County Service)
The County would be responsible for providing services to the approximately 160
housing units scheduled for senior citizen housing.
13. Social Services and Health Services - (State/County Direct Services)
These services would increase commensurably with the population increase.
14. Landfill - (LOG Direct Services)
The construction phase would include a high amount of Construction and Demolition
material with later ongoing garbage generation and recycling needs.
15. Phasin og f Project
The sequence of construction, building use type and infrastructure is critical to the
costlbenefit of the entire proposal.
16. Economic Development - (EDD/MTC)
This project is within the County's Economic Development District of the County's Land
Use Element. The project is appropriately located for non-residential development once
adjacent local road improvements aze made to safely connect this project to Interstate
I-40 and I-85. This project would be the anchor of economic development efforts of the
County since it is a prime location. In that regard, the adherence of the project to the
adopted EDD design guidelines and the MTC (Major Transportation Corridor) rules is
paramount to ensure an excellent precedent for quality non-residential development in
Hillsborough and the County. Indications aze present within the application, that
aesthetics of the entry feature, site plan concepts and landscaped streetscapes are
important to the developer. The County can assist in developing a prominent entry
feature to an EDD with great potential.
Page 3 of 4
17. Tax Revenue
The projected property value at project completion is $239,109,467. The chart below
analyzes the dwelling unit values, non-residential sq. ft. value and the value per acre.
nni
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3
YEAR 3
DWELLINGS $PER UNIT OR AC FAR
OR SQ. FT. Per SQ.FT.
60 $200,000 SF 22.6 $531,000/AC
54
100 $140,000 TH 6.77 $1,116, 700/AC
$150,000 AL 10.6 .$1,415
100/AC
30 $120,000 R 5.0 ,
$720
000/AC
230 $ 66,700 MF 19.2 ,
$788
600/AC
100,000SF $70 SF OFFICE 10 ,
$700,000/AC
28
SO,000SF $100 SF RETAIL 7.17 .
$697,000/AC
16
200 $50,000 HOTEL/RM 5.0* .
$2,000,000/AC
$70 SF OFFICE 3.0* $1,167,000/AC .38
* YEAR 2
The projected values noted by the applicant should be considered with the following caution;
a) The property values are the basis of summary/revenue benefit analysis tax
b). The values appear high for various uses and could distort the expected revenue
amount.
c). The market values could be further reduced by taxable value assessment which at
times does not fully reflect market value.
d). The actual amount of building square footage is likely to be less after site plan
constraints.
The estimates from the applicant of property/building value seem high at this time and
should be the subject of further review using comparable and market value vs. tax rate
ratios.
As submitted this proposal would generate approximately 2.1 million in annual ad
valorem tax revenue to the County. The additional revenue streams of sales tax and
population based revenue sharing is unaddressed at this time.
Page 4 of 4
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.
•I•~F~C ATTACHMENT 1
This project is the linchpin of the important I-85/1-40 triangle. After reviewing the
submitted site plan for the proposed new.Hillsborough Place development the Orange
County Planning Department recommends the following items be addressed regarding . .
Transportation issues: _
OLD NC 86
• A four lane divided cross-section with tum lanes should be provided along Old NC 86
for a distance 300 feet north of the Lafayette Drive/NW Project Drive entrance to
Interstate 40. The application does not show.if ownership is in place for the NW
Project Drive.
• Signalization should be required at the Hillsborough Place Parkway Intersection and
the Lafayette Drive/NW Project Drive Intersection on Old NC 86.
• Right and Left turn lanes should be provided on NW Project Drive at the Intersection
with Old NC 86. A left turn lane should be provided on Hillsborough Place Parkway
at the Intersection with Old NC 86.
• Access points along Old NC 86 should be limited. The access drive directly north of
• Hillsborough Place Parkway onto Old NC 86 should be closed and traffic diverted
back to Hillsborough Place Pazkway or the entrance drive to the north.
NC 86
• An improved cross-section with turn lanes should be provided along NC 86 for a
distance 300 feet north and 300 feet south of the Intersection of Hillsborough Place
Parkway and NC 86.
• A left turn lane should be provided on Hillsborough Place Pazkway at the Intersection
with NC 86.
• Signalization should be required at the Hillsborough Place Parkway and NC 86
Intersection.
INTERNAL
• Access points along Hillsborough Place Pazkway and NW Project Drive should be .
limited_and located directly across from each other. Left and right turn lanes should
be considered at these intersections since the roadways are only a two lane divided
section.
• Stubouts should be considered for the lot directly south of the proposed Hotel and the .
undeveloped lot directly south of NW Project Drive. Also, another stubout should be
considered in the east to northeast quadrant of the project which could eventually
provide another connection to NC 86.
• Park and Ride lots should be indicated and Transit stops shown.
! • Suburban areas have experienced dramatic increases in congestion and air quality
problems. Often the congestion problem at suburban activity centers have spilled
over onto through traffic routes in the vicinity and affected mobility.
~ •
Suburban communities are coping with increased traffic in several ways. One major
approach is to improve roads, add to road facilities and provide interconnectivity.
• Transportation Systems Management (TSM) and Parking Management (PM) aim at
getting the best use of existin
tra
rt
ti
g
nspo
a
on resources at least cost.
• Other TSM strategies include: preferential parking for earpoolers; promotions for
transit, carpooling, biking, walking and flextime; designation of Transportation
Coordinators at employment sites; and shuttle service to and from park-and-ride lots.
2 • Before considering TSM and PM policies, localities should check with county,
regional and state air quality and other agencies with missions in transportation
control or traffic mitigation. -
~ Communities with spot congestion problems attributable to new development should
consider special permits, and developer agreements secured by covenants. These
instruments may involve less time consuming review and consensus building with
decision makers to gain passage. They also may require only staff review and
3 negotiations to carry out. Developer agreements also are more appropriate for
securing specific ph
sical facilitie
h
bik
y
s suc
as
e racks, transit turn outs or parking
areas devoted to carpoolers.
• Generally, localities should require implementation of specific strategies only as
appropriate to a particular development, not as a uniform requirement across
numerous developments.
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i
Revised Traffic Impact Analysis
The study submitted with the original proposal is currently under review by NCDOT to
determine their agreement with the recommended improvements. The State's comments are
__ expected by or at September 8 meeting.
Anew traffic impact analysis is underway by Kimley Horn. The scope has been expanded to
include information about how the development impacts the interstate interchanges. Parsons
_. Brinkerhoff will review this report on behalf of the town. This report is expected before the
September 8 meeting.
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External Improvements
The original report included traffic signals at both entrances to Old NC 86 and the widening of
Old NC 86 to a four-lane section. Turn lanes at the signalized intersections and the intersection
on NC 86 were also proposed. A schematic widening and signal plan is included with the
development information. Widening will be along the actual frontage of the project for the
southern entrance road. At the Lafayette intersection, required minimum widening and tapers
will be constructed, as the developer does not own the adjacent properties.
I-zternal Impro vements
Internal site access points and driveway connections will be reviewed and approved at the site
plan approval level. These will be aligned or significantly offset, as appropriate. Easements will
be provided to allow access to adjacent site. There is a centrally located park & ride/transit
facility in the retail core.
Larger Issues
Construction of a bypass and improvements to South Churton Street must wait their turn for state
funding like all projects. These can be accelerated through unified local support for their
construction and increased priority on the regional priority list submitted by the Durham-Chapel
Hill-Carrboro Metropolitan Planning Organization.
A cooperative planning process on the entire South Churton Street corridor may assist and speed
improvements in this area. A feasibility study of the corridor was funded in the last TIP, but has
not been conducted due to NCDOT staff constraints. A joint plan developed by the Town,
County, adjacent owners, and NCDOT staff (possibly with the assistance of a consultant) may
significantly speed improvements to the entire corridor by pre-planning the improvements this
area wants to see.
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Traffic Summary
An analysis was done to determine the impact of the proposed Hillsborough Assemblage project
at full build-out along Old NC 86. The analysis showed that all of the studied intersections along
Old NC 86 will operate acceptably with the improvements listed below and shown on Figure 4.
The proposed Hillsborough Assemblage project will widen Old NC 86 along the project frontage
to the ultimate four-lane section with appropriate turn-lanes and traffic signals when warranted.
Figure 4 shows the proposed improvements by the Hillsborough Assemblage project with the
Transportation Plan improvements and modifications to the Interstate ramps that will be needed
to accommodate the year 2005 total traffic volumes. Table 1 summarizes the Level-of-Service
(LOS) at each of the studied intersections.
Table 1
Projected (2005) Level-of-Service Summary
with Develo ment and Roadwa Im rovements
Intersection AM Peak
LOS Dela PM Peak
LOS Dela
Old NC 86 / I-40 Eastbound Ramps B (12.9) B (13.3)
Old NC 86 / I-40 Westbound Ramps` Short Delays for
Left Turns Moderate Delays
for Left Turns
Old NC 86 / I-85 Northbound Ramps B (8.5) B (11.1)
Old NC 86 / I-85 Southbound Ramps C (21.0) D (30.9)
Old NC 86 / Oakdale Drive C (17.1) B (10.8)
Old NC 86 /Cardinal Drive B (6.1) A (4.1)
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Project Compliance with Town Subdivision, Zoning, artd EDD Regulations
This section is intended to address development ordinance compliance issues raised in the June
24 memo from Orange County Planning Director Craig Benedict. It will also detail how the
project would be reviewed and approved if it is annexed and, the development plan approved.
Towrt Approval Process
1. The Town's Planned Unit Development district requires the submittal and approval of a
development and phasing plan as part of the rezoning process. The development plan
provides enough information to ensure the desired mix of uses as well as an overall
indication of how the development will progress. Approval of the zoning and development
plan simply provides the Town with the general concept of the proposal and the developer
with sufficient approvals to proceed with detailed design work. This approval does not
authorize construction. -
2. Individual "pods" come back for further site specific review. This is the point at which
compliance with erosion control requirements & development ordinances is monitored.
• Single family sections are reviewed & held ~ to the standards of the Hillsborough
subdivision regulations, including open space and recreation facilities (Hillsborough
Planning Board & Town Board, no public hearing).
• Multi-family or attached housing are reviewed & held to the standards of the
Hillsborough Zoning Ordinance for similar operations, including recreation facilities
(Board of Adjustment, public hearing).
• Non-residential portions will be reviewed & held to the EDD standards (Board of
Adjustment, public hearing).
3. Zoning & building perrX-its would be issued for construction following approval by the
appropriate Town board. Both Town and County staff monitor construction.
4. Certificates of Occupancy are jointly issued by Town and County inspection staff.
Protect Compliance
Although the property would carry a different zoning designation (PUD), all non-residential
portions of the project will comply with the requirements and limitations placed on Primary I
EDD properties.
100 foot buffer around EDD The Manual was amended by Town & County to eliminate
perimeter buffer when the adjacent property was still zoned EDD.
The property across old 86 is also EDD, hence no buffer.
Rooftop visibility This will be addressed during site plan approval in compliance
with EDD manual.
Air conditioner visibility This will be addressed during site plan approval in compliance
with EDD manual.
Solid waste containers This will be addressed during site plan approval in compliance
with EDD manual.
Stormwater nurnagement A site-wide stormwater control plan will be submitted to the Town
Engineer before any individual pod is approved for construction.
Detention ponds and other on-site devices will be used.
`~:,
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Construction debris The Town allows pit burns for large developments. This is a
voluntary option. No indication has been made at this point as to
what the developers choice is on this issue. A specific method
recommendation will be considered.
Water tank The Town constructed a 750,000-gallon water tank in 1998 near
Cornwallis Hills to specifically serve the southern pressure zone,
including development at the densities proposed in the EDD.
Subdivision The Town anticipates that individual pods will be sold to
developers who specialize in that type of development (i.e. a
residential developer will build the single. family subdivision). All
purchasers will be bound to the Development Plan as well as
internal controls established by the overall developer.
hnpervious surface This area is not a designated watershed and does not have an
impervious surface limit outside of zoning and EDD limits.
Construction materials This will be addressed during site plan approval in compliance
with EDD manual and enforced through development restrictive
Tree preservation covenants.
This will be addressed during subdivision review. See revised
Signs plan.
This will be addressed during site plan approval in compliance
with EDD manual.
Maior Transportation Corridor Overlay District
the EDD does address visibility
however
trict
di
l
-
The Town does not have ,
;
s
ay
over
acomparable
and provides fora 100 foot interstate buffer.
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Corbin Downs Reference Sheet
Land' Use Mixes
The Planned Unit Development provisions of the Hillsborough Zoning Ordinance require a
mixture of uses in all PUDs. The ordinance recognizes six'general categories of uses, which are
based on the categories in the EDD manual. These categories are:
Single Family Detached Residential
Multi-family
Manufacturing
{~ Service
Retail
Wholesale
All PUDs are required to have a single family component and at least two other categories.
If a PUD contains three uses: each use shall occupy a minimum of 20% of the gross
roject
e of the
acrea
p
g
If a PUD contains four or more uses: each use shall occupy a minimum of 10% of the gross
acreage of the project and
no use may occupy more than 60% and
no two uses combined shall occupy more than 80% of the
gross acreage.
Corbiu Downs Mixture of Uses*
This mixture is based on the build-out schedule provided by the developer. For the pods shown
as office & flex space, twenty percent of the building area and pod area was assumed to be
manufacturing uses, twenty percent wholesale uses, and sixty percent service uses.
Single Family 180 units 67.9 ac. 21%
Multi-family 711 units 70.4 ac. 21%
Manufacturing 160,000 sq.ft. approx. 15 ac. 4.5%
Service 760,000 sq.ft. approx. 80.2 ac. 24%
Retail 400,000 sq.ft. approx. 53.8 ac. 16%
Wholesale 160,000 sq.ft. approx. 15 ac. 4.5%
*Does not include road rights of way
- - - . --__ .. ,nn n.n . ~ nnn T_. V„14.. nnl.nr
Hauth Planning Dept Fax: 644-2390 Voice: ~3~-2104 ext X28 To: Kathy Baker
ROSTER
Hillsborough Planning Ford
meets l~` Tuesday of each month at 6:30 PIVI
Dano 9 of ~ Tuacdau tLinuct 31 1999 7~4fl'?fl PM
Page 3 of 3 Tuesday, Aug~ist 31,1999 x:41:01 PM
Name & Address Term Be in End Status
Pamlia Blue-Thompson partial 6/99 3/Ol in-town
Exchan e Park Ln
Tim Boericke parrial 2/99 9/00 out of-tovtm
153 W.1VIar stet Ln alternate
Richard Bradford 2 9/94 9100 in-town
215 N Occoneechee St BOA
Joel Brinkley 1 9/96 3/Ol out of-town
918 JacoUs Trail
Cathy Carroll 1 12/9 12/01 in-town
221 St. M s Rd
David Daniel 1 3/97 3/02 in-town
120 Bona arte
Edward Gill 2 4/95 3/OZ in-town
2503 Sweet Gum Dr Vice-chair
Chris Quinn 1 4/95 3100 out-of-town
2611 Shadetree Rd
Jolm Taylor 2 10/94 3/02 out-of-town
1026 Oran a Hi School Rd Chair
Bryant Warren 1 6/99 6/OZ in-town
109 Holt St.
vacant in-town
vacant in-town alternate
8/99
Technical Memorandum
__ _= Paraoae 909 Aviation Parkvray
Briackerhoff Suite 1500
1[orriaville, NC 27560
~a (919) d67-7272
To: Margaret Hauth, Town of Hillsborough
From: Slade McCalip
Date: September 7, 1999
Subject: Coimnents on the Hillsborough Assemblage TIA
As requested, we have reviewed the above mentioned traffic impact
analysis. The following comments are based on information provided to
us by you, Ms. Michelle Beauchemia and Mr. Charles " Boots" Elam:
1. The adequacy of the proposed NC 86 access road's spacing with
existing driveways within 500 feet of the proposed intersection oa
both sides of NC 86 has not been addressed.
2. The adequacy of the three proposed Old NC 86 access roads' spacing
with existing driveways within 500 feet of the proposed
intersections on both aides of Old NC 86 has not bees addressed.
3. The analysis did not make any recommendations regarding the
adequacy of the existing road network in the future without (e.g.
" no-build scenario" ) the proposed development.
4. There is no discussion of whether the 1995 Hillsborough
Transportation Plan and the 2000-2006 NC TIP are adequate to
address the needed traffic network improvements along NC 86 sad
Old NC 86 (especially the interchanges with I-40 and I-85).
5. What will be the typical cross-section of Old NC 86 improvements
and how will southbound traffic be restricted from turning left
into the middle proposed access road (proposed right in-right out)
between Lafayette Drive and the southern most proposed access
road?
6. Is there adequate merging distance from northbound off-ramp of I-
40 westbound to the right turn lane for the proposed southern most
access road?
7. Tables 2 & 3 (on pages 4 & 5 of the additional analysis document)
should include the specific level of service letter designations
instead of some of them with the letter designation and some with
narratives.
8. Per your request today, the latest land use changes increase the
total traffic generated by the proposed development by 1,862 trips
per day which would increase the total ADT of the proposed
development to 37,444 trips per day. The residential changes
reduce the traffic generated by 1,777 trips per day while the
business and office changes increase traffic generation by 3,639
tripe per day.
9. Gives the amount of trips to be generated by the landuse depicted
is the report, it may be that some of the main internal roadways
for the proposed development will need to have a 4-lane cross-
sectioa.
Over a Century of
EnQineerinQ Excellence
~. ~
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September 7, 1999
Margaret Hauth, Town of Hillsborough
Page 2 of 2
In conclusion, the roadway improvements listed on page 4 of the
Additional Analysis document indicate that if these improvements are
constructed, then the roadway network will be adequate in the year 2005
to handle the growth in traffic due to the Hillsborough Assemblage
development and the background traffic growth. We concur with these
findings given the information provided to our offices to date.
Due to the remaining undeveloped land in the Old NC 86 corridor, it is
recommended that a comprehensive corridor improvement plan (with
programmed improvements documented and funded) be developed for the Old
NC 86 corridor through the I-40/Old NC 86 Economic Development District.
The corridor improvement plan should include the existing and the future
trip generation per the maximum land use allowed for the vacant areas
along the Old NC 86 corridor.
The corridor plan could be developed for-the Towa of Hillsborough in
concert with the developer of Hillsborough Assemblage, NCDOT, Orange
County, and the community as the Hillsborough Assemblage is constructed.
This would also enable the Towa and the cauanunity to work with the
developer to insure that their mutual traffic needs are addressed in a
timely manner during the construction of the Hillsborough Assemblage.
j:\traffic\Drojecta\tri~act\hillaborouQh\letters\tia comments memo.doc
Over a Century of
Engineering Excellence