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HomeMy WebLinkAboutMinutes - 19951011APPROVED 11/14/95 MINUTES ORANGE COUNTY BOARD OF COMMISSIONERS CHAPEL HILL TOWN COUNCIL CARRBORO BOARD OF ALDERMEN JOINT PLANNING WORK SESSION WEDNESDAY, OCTOBER 11, 1995 ORANGE WATER AND SEWER AUTHORITY COMMUNITY MEETING ROOM The Orange County Board of Commissioners, the Chapel Hill Town Council and the Carrboro Board of Aldermen met in joint session on October 11, 1995 at 6:00 p.m. in the OWASA community meeting room for the purpose of holding a work session. ORANGE COUNTY BOARD OF COMMISSIONERS PRESENT: Chair Moses Carey, Jr., and Commissioners William L. Crowther, Alice M. Gordon, Stephen H. Halkiotis and Don Willhoit CHAPEL HILL TOWN COUNCIL MEMBERS PRESENT: Mayor Ken Broun, and Council Members Joyce Brown, Mark Chilton, Pat Evans, Lee Pavao, Barbara Powell, James Protzman and Rosemary Waldorf. CHAPEL HILL TOWN COUNCIL MEMBERS ABSENT: Joe Capowski CARRBORO BOARD OF ALDERMEN PRESENT: Mayor Eleanor Kinnaird, and Aldermen Henry Anderson, Jay Bryan, Jacquelyn Gist, Randy Marshall, Michael Nelson. CARRBORO BOARD OF ALDERMEN ABSENT: Frances Shetley COUNTY STAFF PRESENT: County Manager John M. Link, Jr., Deputy Clerk to the Board Kathy Baker. Other staff will be identified as necessary. COUNTY ATTORNEY PRESENT: Geoffrey Gledhill. OPENING REMARKS FROM THE CHAIR: Chair Carey convened the meeting at 6:00 p.m. and introduced Chapel Hill Town Manager Cal Horton. Horton requested that Gayle Wilson, Chapel Hill Solid Waste Administrator, present a brief history of the Greene Tract and the landfill site. He asked Chris Berndt, Chapel Hill's Long Range Planner, to present the history and status of the Northwest Small Area Plan. REPORT ON GREENE TRACT LANDFILL SITE AND NORTHWEST SMALL AREA PLAN: Gayle Wilson stated that the Greene Tract was bought in the 1980's by the Landfill Owners Group to guarantee long-term landfill capacity. It was intended for use as an extension of the current facility. However, the increased growth in Orange County, as well as development around the site, led to the conclusion that it was probably too small. The search for a new site was started in the winter of 1990 and Joyce Engineering was hired to help in the search. They established ranking and screening criteria and identified 16 possible sites. The Greene Tract (OC3) was one of the sites chosen. There are four possible sites remaining and the Landfill Owners Group will discuss those sites on October 19. The Duke Forest site (Orange County 17), which was added later, is also one of the sites being considered. No final site has been selected. However, the Landfill Search Committee and Joyce Engineering have both recommended to the Landfill Owners Group that the Duke Forest site be chosen. The Landfill Owners Group will consider all of the sites under consideration and could make a recommendation by the end of the year. After they make their recommendation, all three units of government must agree on the site prior to its acquisition. The Landfill Owners Group (LOG) is currently looking at restructuring the oversight group, including how it will operate and how financing will be handled for future sites. Commissioner Willhoit mentioned that the decision to buy the Greene Tract resulted from a study by the Orange Regional Landfill Task Force which looked at alternatives for disposal, such as small scale incineration, shredding, and recycling. They recommended acquiring the Greene Tract in 1984. Chris Berndt reported that the Town Council began the Small Area Planning process in 1992 by appointing a work group which met in 1993 and throughout 1994. At that time they forwarded a recommendation to the council. During the course of their work they met twice with the Carrboro Northern Area Small Area Planning Group . In 1995 their recommendation went to the Council for Public Hearing. The Council requested that this area be incorporated into the Joint Planning Process. It is now in the Joint Planning Area and changes require the approval of all three entities. The central idea of this plan is neighborhood protection. The Work Group felt that some of the existing neighborhoods need to be protected. The fact that the Greene Tract is located in the center of this area received a great deal of discussion. The Work Group considered the village, pattern with a central core area for commercial neighborhoods of higher density surrounding the commercial development. Another concept they considered was using the railroad line as a major transportation corridor. The village area would be located near the railroad line and an employment campus was suggested for either side of Eubanks Road. When the council reviewed the plan they suggested including land to the north and west of Eubanks Road in the employment campus. The employment campus was envisioned to attract smaller businesses and other flex space for service uses. Anew section in the Land Use Ordinance would be required. She identified the different sites on the map and answered questions concerning the different designations. Commissioner Willlhoit suggested that the area currently known as the Greene Tract be given a more historically accurate name. Mayor Kinnaird mentioned that both Carrboro and the community as a whole have repeatedly discussed affordable housing. She requested that the Greene Tract be considered for a substantial amount of affordable housing. Homes could be provided for under $100,000 if modular homes (not trailers) were used. The community needs to make a firm commitment to providing affordable housing. 3 Council Member Chilton agreed with Mayor Kinnaird. He mentioned that the Federal Aviation Administration (FAA) advised the Town that much of the Greene Tract is too close to the Horace Williams Airport to be used as a landfill. This is because of the turbo prop planes using the airport. If no turbo prop planes or turbo helicopters were using the airport than the FAA would reverse their ruling. Jacki Gist stated that the beauty of using the Greene Tract for housing is that the L. O. G. already owns the land. It is land that causes housing to be so expensive and this is an opportunity for affordable housing to be created within the city limits. Council Member Brown pointed out that this land is in joint public ownership and there are many needs shared by all. She mentioned the need for meeting facilities. She also mentioned that buildings are being torn down in Chapel Hill. Possibly they could be moved to this site rather than being destroyed. Galye Wilson stated that the FAA has new restrictions for development of landfills in relation to airports. They are currently lobbying to extend that range. This covers airports that receive both the turbo prop plane and helicopters. The State will not issue a permit for a landfill at this site. The life cycle cost of a landfill is estimated to be approximately 200 million dollars with the land acquisition ranging from 8 to 16 million dollars. Commissioner Gordon mentioned that the Orange County Board of Commissioners discussed the planning for this area at a recent meeting. The consensus was that it is premature to discuss the Northwest Small Area Plan and the Greene Tract until the new landfill site has been approved by the elected bodies. Other public uses could be accommodated by this land, such as schools or parks This land is a landfill asset and can be sold if it is not used as a landfill. Commissioner Willhoit stated that the affordable housing potential of this site needs to be discussed from the perspective that this land is an asset of the landfill. Landfill funds were used to acquire the Greene Tract. If it is used and the money does not go into the landfill fund, the elected bodies will need to cover additional landfill costs that would have been offset by those funds. Also, it needs to be determined whether affordable housing needs to be clustered or dispersed throughout the community. He commented that if OC17 is selected, one potential use for the Greene Tract is that it could be traded with Duke if they wanted to do that. He said that there is also a commitment to use the current landfill for recreational purposes when the landfill is reclaimed. Council Member Chilton pointed out that Federal laws hold the Landfill Owners Group liable for this landfill even after it closes. He hoped that Chapel Hill, Orange County and Carrboro would keep that liability in mind. Mayor Broun suggested that through creative use of the Greene Tract, such as trading land in that tract for other land within the community, it would be possible to have affordable housing and not have it clustered on this one tract. 4 Alderman Gist suggested looking at some of the models used by the Housing Corporation to see if a combination of housing alternatives could be used. Council Member Brown suggested that affordable housing needs to be discussed in a joint work session. She mentioned that the Carrboro Attorney has drafted a memo outlining a concept for affordable housing which is different from previous models used by governments. She felt that the cluster development causes a loss of diversity and requested that the Town Attorney look at alternatives. Mayor Kinnaird indicated that there were other options besides requesting enabling legislation for inclusionary zoning. Commissioner Gordon requested that a school site be one of the uses considered for this .tract of land and that such governmental uses should be given high priority. Alderman Jacki Gist stated that incentives do not work especially when money is involved. She reiterated that land prices cause homes to be priced out of the market for those on the lower end of the economic scale. It may very well be that this land is the only hope of affordable housing for this community. Council Member Waldort agreed that affordable housing, as well as park land and school sites were all difficult issues in this community. She requested that all of these be considered as priority items. Alderman Nelson mentioned that he did not want to cut off discussion regarding possibly using this site for a school, however, several members of the school board voiced reluctance about siting a school so close to the landfill. Council Member Brown requested that the joint governmental uses for this land be fully explored. Commissioner Crowther suggested that locating schools near a landfill could help to fulfill educational purposes. Council Member Evans suggested that some commercial development could be appropriate for this site. She asked that this option be seriously considered. Commissioner Willhoit suggested using the employment campus as a buffer around the landfill. If the employment campus was valued higher than the surrounding area that would be a form of compensation to the owners. He also suggested the possibility of adding $10.00 to the tipping fee for affordable housing or other joint projects. He mentioned that he was not endorsing that idea but did want it considered. Council Member Chilton pointed out that a feature of the plan called for a low density residential buffer between the employment campus and the higher density residential. 5 Commissioner Crowther indicated that he supported Commissioner Willhoit `s suggestions about buffering the landfill. Council Member Powell also spoke in support of using an employment campus to buffer the landfill and suggested that rather than enlarge it for this purpose, it could be resized. Commissioner Halkiotis mentioned that Charlotte has used the old landfill to build a municipal golf course. There are many creative uses for this land which need to be explored before decisions are made. . Chair Carey asked if there was consensus on the suggestion that a decision about the Northwest area plan be delayed until the decision is made about the Greene Tract. Council Member Evans asked why the decision about the employment campus north of Eubanks road should be delayed until after decisions on the Greene Tract . There appears to be consensus on the use of the parcel north of Eubanks. Council Member Protzman answered that the decision could preclude other decisions. He asked what would happen to this area if the landfill is not sited for five years. Alderman Anderson mentioned that the County has a master plan which calls for a District Park in the general areas of the Greene tract. The Recreation Committee has discussed the school park concept. If the Greene Tract was used for that purpose, Orange County could greatly improve recreational services to their citizens. Council Member Brown mentioned that the public has been involved in this planning process and will need to be included in any changes suggested at this meeting. She also suggested creating a list of all public needs and prioritizing those needs. Council Member Chilton suggested that the Landfill Owners Group could take responsibility for this process including making recommendations on uses of the Green Tract. Commissioner Gordon asked if there was consensus that the use of the Greene Tract needed to be decided prior to proceeding with the Northwest area plan. The Landfill Owners Group could be charged with a leadership role in determining uses for the Greene Tract. Commissioner Willhoit stated that the landfill site needed to be chosen prior to planning for either the Greene Tract or the Northwest area. He felt that the landfill siting would be the first decision, then the Greene Tract and finally the Northwest Small Area Plan. Mayor Broun agreed with this order of action if it was referring to the initial agreement on the landfill site. Commissioner Willhoit stated that the Landfill Owners Group intends to discuss the final decision on siting at the next meeting. After the preferred site is selected, the process for proceeding will be developed. After the process has been developed would be an appropriate time to discuss other issues of development. ,. s Council Member Chilton felt that it was important to wait until the Landfill Owners Group is sure that they will not need the Greene Tract for landfill purposes. Alderman Anderson felt that there had already been a decision not to use the Greene Tract for landfill purposes. He disagreed with bringing it up for consideration again. Commissioner Gordon reiterated that she would like to see the preferred landfill site be presented to each of the elected bodies for approval. Then uses for the Greene Tract could be addressed and finally the Northwest Small Area Plan. Commissioner Willhoit pointed out that there are many issues to be decided after the Landfill Owners Group makes a recommendation to the elected officials. It is not going to be possible to proceed with a land purchase immediately. Council Member Protzman felt that the only reason the Greene Tract is important to the siting is as an asset owned by the Landfill Owners Group. He suggested that the elected officials make a purchase offer on the Greene Tract. This is not free land. It is owned by the Landfill Owners Group. Council Member Brown reminded those present that the Landfill Owners Group is not a decision making body. The elected bodies are charged with making decisions about this issue Chair Carey asked if there was consensus. A motion was made by Commissioner Gordon, seconded by Alderman Bryan, to allow the Landfill Owners Group to make its final recommendation on a landfill site. The next action would be for the elected officials to decide on that recommendation. Then the potential uses for the Greene Tract would be decided. Finally, the Northwest Area Plan would be addressed. If the decision by the elected officials on the recommended landfill site is not forthcoming within 6 months the elected officials will meet again to formulate a new plan. VOTE: UNANIMOUS ADJOURNMENT: There were no further items for the Boards to consider. Chair Carey adjourned the meeting. The next regular meeting of the Board of County Commissioners will be held on October 17, 1995 at 7:30 p.m. in the OWASA community meeting room in Carrboro, North Carolina. Moses Carey, Jr., Chair Beverly A. Blythe, Clerk