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HomeMy WebLinkAboutAgenda - 06-30-1999 - 9e' 1 ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: June 30, 1999 Action Agenda Item No. —e, SUBJECT: Preliminary Assessment of Proposed Hillsborough Place Development DEPARTMENT: Planning PUBLIC HEARING: (Y/N) No ATTACHMENT(S): INFORMATION CONTACT: Preliminary Assessment of Hillsborough Place Craig Benedict, Planning Director, Ext. 2592 TELEPHONE NUMBERS: Hillsborough 732 -8181 Chapel Hill 9684501 Durham 688 -7331 Mebane 336 -227 -2031 PURPOSE: To receive a report on the proposed Hillsborough Place development. BACKGROUND: Orange County Planning staff was directed to review documentation related to the proposed Hillsborough Place mixed -use development to be located south of Hillsborough in the northeast quadrant of the I -40 /01d NC 86 interchange. Please see the attached report entitled, Hillsborough Place. FINANCIAL IMPACT: The financial impact on the County is undetermined at this time. RECOMMENDATION(S): The Administration recommends that the Board receive the report for information only at this time. ORANGE COUNTY PLANNING DEPARTMENT 306F REVERE ROAD HILLSBOROUGH, NORTH CAROLINA 27278 Ir Y MEMORANDUM TO: JOHN LINK, COUNTY MANAGER FROM: CRAIG BENEDICT, PLANNING DIRECTOR SUBJECT: HILLSBOROUGH PLACE DATE: JUNE 24, 1999 The development proposal, including traffic generation and phasing, is listed on Attachment 1 & 2 with a location and development plan on Map 1. The project is a 342 -acre parcel at the northeast quadrant of Old 86/1 -40 to be developed as a Planned Unit Development (PUD) which is a mixed -use proposal. This memo will accent the primary issue areas. • TRAFFIC Page 2 • ECONOMIC DEVELOPMENT DESIGN & MTC GUIDELINES Page 3 • PUBLIC SERVICE IMPACTS Page 4 (Schools, parks, police, fire, EMS, etc.) • ENVIRONMENTAL ISSUES /OPEN SPACE/LANDSCAPE ASPECTS Page 5 • DEVELOPMENT REVIEW Page 5 • MISCELLANEOUS Page 5 1 2 } a TRAFFIC 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 turn 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 Parkway 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 Parkway 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 Parkway 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. OTHER CONSIDERATIONS The proposed Hillsborough Bypass should be constructed in a timely manner. Churton Street/ Old 86 expansion should be accelerated to match construction with this project. Consider future connectivity to a potential rail station north of this project. 2 ECONOMIC DEVELOPMENT DISTRICT 4 The intent of I -40 /Old NC 86 district is to create a Business Park setting. Outparcels are discouraged including freestanding service stations, restaurants, and retail buildings for this district. Dine -in restaurants and retail uses within consolidated buildings is permitted. • 100 -foot buffer around district required by the EDD. There appears to be a section along Old 86 that does not adhere to the 100 -feet requirement. • Architectural features that screen rooftops from Interstate 40 and Old 86. There is a grade difference between I -40 and this site. • No air conditioners/compressors to be visible from Interstate 40 or placed on rooftops without screening. • Solid waste /recycling containers to be screened. • Stormwater management plan to be submitted? Method of control? • Management of construction and land clearing debris should be specified. Where will excess debris be trucked. • Is an existing water tank available to handle water usage? If not, where will one be built? • Is the property proposed to be subdivided and lots sold off? What maximum impervious surface coverage will be allowed on each lot? • What types of materials (metal, brick, stucco, etc.) are to be used within the project? What will be in place to guarantee adherence to percentages? • Retain existing trees on individual lots. According to the submitted plans the single - family development destroys virtually all existing trees stands with the exception of buffers. • Signs within the development are required to be architecturally consistent with the buildings. Maximum size = 75 square feet. Maximum height = 12 feet. Maximum number of freestanding signs per site = 1. Maximum number all signs = 3. Maximum square footage of all signs per site = 200 square feet. Major Transportation Corridor (MTC) Overlay District Purpose: To protect and enhance those natural and environmental features which constitute important physical, aesthetic, recreational an economic assets through the provision for special controls of public and private development along major transportation corridors. • Service areas (i.e. truck loading spaces and dumpsters) shall be screened to block visibility from I -40. • Double aesthetic fronts on all buildings visible from I -40. PUBLIC SERVICE IMPACT 5 There is no public service impact analysis within the application document so county planning staff made a cursory analysis with the information provided. Schools - Student Generation Rates No school site has been proposed in the development plan. New Hope and Grady Brown Elementary Schools are approximately 3 miles away with varying transportation access. The majority of the school impacts occur in the first four years. Parks There are no public parks identified within the development plan. A 2 -acre recreation area for community use is noted near the townhome and single family sites. This residential area totals 108.2 acres. The 49.9 acres of apartment use will have on -site recreation amenities. Apartment sites will also generate offsite public park demand including active field sports programs. Solid Waste Parcels C, E, I, N, P, G, L, H, K, and I are proposed to contract privately for garbage pickup. The Town of Hillsborough proposes to collect garbage on parcels A, B, and D, which is primarily fee simple residential. EMS EMS facilities are located approximately 3 miles to the south on New 86 and 5 miles to the north on Old 86 to the primary access points to aforesaid roads along Hillsborough Blvd. There is an additional 1 -% miles of internal project roads. The expenditure /revenue projections for this project cannot be determined at this time with the available project information and the existing fiscal analysis software of the County. 4 Elementary Middle High Total 180 Single Family 54 18 18 90 275 Townhomes 69 22 22 113 600 Apartments 72 12 12 96 Total 197 52 52 299 No school site has been proposed in the development plan. New Hope and Grady Brown Elementary Schools are approximately 3 miles away with varying transportation access. The majority of the school impacts occur in the first four years. Parks There are no public parks identified within the development plan. A 2 -acre recreation area for community use is noted near the townhome and single family sites. This residential area totals 108.2 acres. The 49.9 acres of apartment use will have on -site recreation amenities. Apartment sites will also generate offsite public park demand including active field sports programs. Solid Waste Parcels C, E, I, N, P, G, L, H, K, and I are proposed to contract privately for garbage pickup. The Town of Hillsborough proposes to collect garbage on parcels A, B, and D, which is primarily fee simple residential. EMS EMS facilities are located approximately 3 miles to the south on New 86 and 5 miles to the north on Old 86 to the primary access points to aforesaid roads along Hillsborough Blvd. There is an additional 1 -% miles of internal project roads. The expenditure /revenue projections for this project cannot be determined at this time with the available project information and the existing fiscal analysis software of the County. 4 ENVIRONMENTAL ISSUES /OPEN SPACE/LANDSCAPE 6 The project is within the Neuse River Watershed basin. The project has relatively higher elevations and serves as a head waters area near a basin divide with little or no permanent streams. The site is completely forested with; pine forest, pine/hardwoods mix forest, hardwood forest. There are no major environmentally sensitive areas noted at this time. The open space plan attempts to preserve small areas of forest but because of the large impervious requirements of non - residential development and development elevation changes, limited areas of forest are preserved in the concept plan. The landscape plans including entry features and streetscapes are well designed. The internal roadway corridors create a consistent theme to assist in their overall architectural design concept. DEVELOPMENT REVIEW Physical design features to unify the development and to create compatibility with neighboring areas. Most of the southern portion of Hillsborough Place (about 2/3 of project) lies in the I- 40/ Old 86 EDD. Majority of parcels abutting this portion of the project are presently undeveloped, thus Hillsborough Place will set tone /strongly influence future development on abutting properties. Recommend strict adherence to EDD Design Manual, particularly: • Section 3.1- Architectural Design (special attention to unified design concept) • Section 3.2 — Landscape Design (with special attention to land use buffers). 2. Northern portion of Hillsborough Place is predominantly residential and abuts existing or future residential development. Recommend strict adherence to Article 12 of Zoning Ordinance (Landscaping and Buffer Requirements). MISCELLANEOUS Erosion Control: A project of this scale and use should develop a high intensity erosion control program including full use of phasing and BMP's. Review Process: A project of this scale would, under most growth management guidelines, be considered a'Development of Regional Impact' (DRI). The impact affect more than one jurisdiction and accordingly should be reviewed jointly with full input from affected parties which include the county, school district and transportation MPO's. Annexation: An annexation feasibility study should be conducted which relates to the timing and ability for all affected parties to adequately service the area with essential public services. Building Permit Review and Inspection: Presently there is not enough building division staff and fee structure to accommodate this project. g Acraig\hilplace \6- 24 -99 \dg Mr. Charles M. Elam. May 26, 1999, Page 2 C � � Kimley -Horn and Associates, Inc. Table 1 ITE Traffic Generation (Vehicles) ITE 24 Hour AM Peak PM Peak In Out In Out In Out Code Land Use 210 180 Single Family 890 890 34 102 117 66 Homes 220 600 Apartments 1,865 1,865 48 253 230 113 230 275 Townhouses 769 769 19 95 95 47 250 60 Home Retirement 58 58 4 5 8 6 Community 252 100 Home Congregate 108 108 4 2 10 7 Care Facility 310 200 Room Hotel 892 892 73 53 62 64 565 4,000 SF Day Care 159 159 27 24 24 27 710 335,000 SF Office 1,679 1,679 430 59 77 378 770 500,000 SF Business 3,060 3,060 589 112 148 496 Park 820 400,000 SF Shopping 8,311 8,311 223 142 752 815 Center F-1 Total New Trips 17,791 17,791 1,451 847 1,523 2,019 Table 1 shows that under full development, the Hillsborough Assemblage project will potentially have 17,791 trips to the site and 17,791 trips away from the site on an average day Access to the development will consist of two driveways along Old NC 86 and one driveway along NC 86. All of these driveways are proposed to have full movement access. The proposed generated trips were assigned to the surrounding roadway network. The directional distribution and assignment was based on existing peak -hour turning movements as well as a review of the land uses and population densities in the area and the surrounding roadway network. The directional distribution is as follows: ■ 38% to /from the north on Old NC 86 ■ 41 % to /from the south on Old NC 86 ■ 10% to /from the north on NC 86 ■ 10% to /from the south on NC 86 ■ 1 % to /trom the west on Drive w_ PHASING SCHEDULE HILLSBOROUG H PLACE PLANNED UNIT DEVELOPMENT HILLSBOROUGH, NORTH CAROLINA PREPARED BY: ELAM TODD d'AMBROSI,PA 260 NOTTINGHAM DRIVE CARY,NORTH CAROLINA YEAR 1 YEAR 2 YEAR 2 YIAR 4 YEAR 5 YEAR I YEAR 7 TOTAL isms loss goal 2112 toes 2064 zoos TRACT LANDYS! AClRAOE YMITSI6.F. UNITals.F. YNITR /S.F. 1101176 1B.F. YNIT• /s.F. UNITSIS.F. YNITSIS.F. YMITV IS.F. A SINGLE - FAMILY 74.6 100 UNITS 20 Farplamingpurposes HiWbmooph 60 Place has been 6rbodulad for development over the next Six yen, 6 although It is reasonable to anticipate that soma parcels, paticdarly those in Phase six, may B TOW NHOUSE/ 75.0 275 UNITS PATIO HOMES 10 10 development timetable 26 20 established in two phase with a 26 20 number ofparcals going wider 2S 2• construction at the stew time. It should 56 26 be noted that dovelopmot may overlap Phasing ca eBones: all /6 2S 17 C ASSISTED LIVING 10.6 100 UNITS be completed in one phase before work on the melt phase begins. 100 PHASE I: A strong demand is anticipated for both single - family detached and D RETIREMENT 10.0 s0 UNITS M housing, and a number of muti -G" family housing units during the first 50 fair yeah Also during phase one 20 will be a atram& demand for Mkrcnt type of con - residential uses as shown in the phasing schedule. a DAYCARE 6.S Q '� TU Second phase will also sea cm11med building primarily m ret4 1 off, Wached, Cluster units and single-hadly housing. It in anmClpated that the Hill.bormgb Place Boulevard will Completed. Sewer hunk lines and F RETAIL 26.7 200,000 SO. FT. oaosructed to serve Phase H development parcels. 100000 PHASING SCHEDULE 00 60000 60000 a RETAIL 26.1 200,008 ta. FT. 60000 60000 100000 M OFFICE 17.0 200,000 SO. FT. 100000 100000 1 APARTMENTS 26.0 500 UNITS 500 J PUBLIC SAFETY STA. 5.0 N OFFICE /FLE %SPACE 61.5 $00.000 So. FT +/ 100000 100000 100000 100000 100000 L APARTMENTS 25.9 500 UNITS 500 N OFFICE 11.6 136.000 SO. FT. 1 50000 60000 56000 N HOTEL 5.2 200 ROOMS 200 PHASING Farplamingpurposes HiWbmooph Place has been 6rbodulad for development over the next Six yen, although It is reasonable to anticipate that soma parcels, paticdarly those in Phase six, may undeveloped. The development timetable established in two phase with a number ofparcals going wider construction at the stew time. It should I be noted that dovelopmot may overlap Phasing ca eBones: all V1 development may no necessarily be completed in one phase before work on the melt phase begins. PHASE I: A strong demand is anticipated for both single - family detached and stele- family attached umb, cluster M housing, and a number of muti -G" family housing units during the first fair yeah Also during phase one will be a atram& demand for Mkrcnt type of con - residential uses as shown in the phasing schedule. PRASE H: Q '� TU Second phase will also sea cm11med building primarily m ret4 off, Wached, Cluster units and single-hadly housing. It in anmClpated that the Hill.bormgb Place Boulevard will Completed. Sewer hunk lines and water distribution lime will be oaosructed to serve Phase H development parcels. PHASING SCHEDULE 00 r S $� � �s x AA1 11 A, Willi log s Is a � V U 'S 8 8 I A d a l �. I a