HomeMy WebLinkAboutMinutes - 19840618~~~
I~I_ I_ N U T „~S 1
ORANGE COUNTY BOARD DF COMMISSIONERS
Z2~L~~' -PAC.. L3~~
JUIQE 18, 1984
(Continuation of May 29, 1984 ,joint Public Hearing)
The Orange County Board of Commissioners met in a joint public hearing
on June 18, 1984 in the Commissioners Room, Orange County Courthouse,
Hillsborough, North Carolina.
Commissioners Present: Chair Don Willhoit, and Commissioners Lloyd,
Marshall, Walker, and Tv'hitted.
Planning Board tiembers Present: Chair Alice Gordon, and members
Burnette, Greenberg, Kizer, Laszlo, Pearson, Pilkey, Shanklin, and Yatasz
Staff Present: Collins, Smith, Coutu, Kirk, and Bradshaw
C-1 -47~.,___8~51~~.T..L1~. 'L~4~i1_C4R~~~D'
C-2 Z-5-B~~S~.'~ZONI~~ REQUEST ~
The presentation was given by .. Jeff Coutu. These agenda items were
continued from the tfay 29, 1984 public hearing to receive additional staff
and public input on a rezoning request by Wildwood Corporation to change 12
acres f rora Residential-1 to General Commercial-4 and to change 62 acres
from Residential-1 to Industrial-2 on the east side of N.C. 86 adjacent to
I-85, part of Lot 4, Tax Map 45, Hillsborough Township. The property is
within the HB-4 Central Orange Node which is designated
Commercial/Industrial Transition and a Ten Year transitional node. The
proposed rezoning would allow commercial aru7 industrial development on the
site.
Paliouras Enterprises has requested that I5.0 acres of land be rezoned
from CC-3 Community Cor~unercial and R-1 Residential to GC-9 General
' Commercial. The property is located on the west side of N.C. 86 in back of
the present Chris' Restaurant (Truck Stop) site. The property is known as
lot number 11A of Tax clap 45, Hillsborough Township. The site is located
in the Commercial-Industrial Transition Activity Node, and the zoning
category requested is one of six (6) commercial zoning districts permitted
in such a node.
The proposed rezoning would allow development of the Truck Stop which
may include establishment of a motel as well as possible commercial truck
sales. The Planning Department report identifies other impacts of the
proposed rezoning. (see par,~~f these Minutes)
Traffic information and projections were presented by Coutu (see pages
of these Minutes). Chair Gordon inquired as to how high/low figures
were obtained. Coutu clarified, indicating rough estimates. Willhoit
suggested that the key was not knowing the specific uses. He felt it was
--- incumbent upon the developer to indicate specific uses, the kind of traffic
that would be generated and some suggestions as to how to handle the
increase in traffic.
Cyrus Hogue, representing Paliouras Enterprises, stated that since
five acres of this property is already in use as the truck stop, that part
of the traffic burden was already included in these figures. Cputu
responded that the figures were based on the entire 15 acres being rezoned
as GC-4. It may or may not be the same uses.
Kizer inquired which level of service is the road. Coutu responded the
Planning Research Board of DOT had indicated the upper level of Service C.
'r'hi ~ i.~ hptween C and D.
~~u
z
Walker noted it would still be considered a stable flow and Coutu
responded yes.
Same of the things they look at in terms of flow adjustment would be
eliminating a left turn lane and lowering speed limits to accommodate
capacity.
harshall noted the traffic is at capacity already and that she, too,
felt the burden should be on the developer to tell what uses Would be theca
--- and how to manage the traffic increase.
Kizer noted that with five acres of the Paliouras property already in
use, the traffic contribution had been overestimated by 1/3.
t~illhoit responded that the level of service was determined in 19x3 and
it was not clear as to ..whether or not the truck stop was operating at the
time these levels were determined.
Walker asked if this meant we were going to gear our growth to road
capacity. Willhoit responded it was inappropriate to give carte blanche
approval of projects without this type of information.
walker inquired what the penalty would be if the developer gave this
information and it resulted in greater traffic generation than he had said
it would.
Whitted responded that the way to handle this was a Special Use Permit
or planned development. This would show the specific use.
• Walker felt it was unnecessary for the developer to provide the
information.
_.. Willhoit then reviewed a planned development versus a straight rezoning
approach. He felt the Planning Board should specifically look at proposals
to deterriine which approach is more appropziate. He continued that there
_. were apparent concerns here given that this is one of Hillsborough's
entranceways in a critical area, as opposed to an undeveloped area where a
straight rezoning request could be received. He suggested that the
Planning Board develop the criteria under which a Planned
Development/Special Use Permit should be required, so that developers would
know what to expect.
James Rae Freeland, developer, stated that most industries do not v~ant
to talk to developers until they have zoning. He noted further that he did
not really understand the process or time frame. He felt this property was
ideally located for industrial and commercial development.
Marshall noted that the Land Use Plan clearly states what we expect to
do on this property. She was concerned that there must be a means to be
sure we are not creating problems.
Freeland noted that he did not know what was going to be there yet so
how could he do planned development.
Whitted agreed with Marshall that the Land Use Plan did designate this
area as an industrial node but traffic was a big concern. A great concern
was the truck traffic. The County would be foolish to consider burdening
this area with mare traffic until the road can be improved or we could know
that industry would be going in that would generate little or no traffic at
all.
Marshall asked the developer to come in with a planned development
showing how the traffic will be managed and how it will be laid out so it
can be seen that something is not being created that simply will not work.
Whitted inquried how this development could co-exist with access across
from the truck stop.
~~L
3
Freeland stated that he intended to have 2 entrances, one at each end
of the service road running parallel to 86.
Whiffed noted that they could not judge by this because it needed to be
an a site plan. Freeland asked if he needed a plan for the entire 40 acres
and Whitted responded the need was for fhe portion showing how the traffic
is going to be handled.
Whitted and Marshall both agreed that the management of traffic was the
main concern.
Freeland asked if he had an industry intereted in four acres, would he
have to show what he was going to do with the whole 60 acres?
karshall noted that if he planned industry incrementally, there was the
possibility of ending up with precluding further industry. She also noted
that perhaps a lot of thoucht needed fo be put into the proposal.
Freeland stated that he didn't know what to tell industry about what
was available.
This item was referred to the Planning Board for recommendation.
Public EIearing adjourned at 8:00 p.m.
Beverly Blythe, Clerk
Joanna Aradshaw, Planning Secretary
Don Willhoit, Chair
APPROYID 7/2/84
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ORANGE COl7NTY PLANNIIV'G DEPARTIV~NT
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IPORTS CAROLINA,
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T0: ORANGE COUNTY PLANNING BOARD
FRDM: ORANGE COUNTY PLANNING STAFF
DATE: May 14, 1984
RE: Z-5-84 paliouras Enterprises (REZDNING REQUEST)
GENERAL INFORMATION
Applicant: Paliouras Enterprises
Route 3, Box 173
Hillsborough, N. C. 27278
LOCATION: ~At the interchange of Interstate 85
and NC 86 West side of NC 86
REQUESTED ACTION: Rezone from CC-3 Community Commercial and R-1
Residential to GC-4 General Commercial
PURPOSE: To enable truck stop development which may include the
establishing of a motel as well as possible commercial
truck sales.
LOT SIZE: 15.0 acres or 653,400 sq. ft.
EXISTING LAND USE: Gas Station, Gene's Convenience Store,
Truck Stop, Vacant
SURROUNDING North - Hines Liner Lumber Co., Zoned I-2 Medium Industrial,
LAND USE: Carolina Activities Antiques zoned GC-4 General Commercial,
Esquire Health Parlor zoned GC-4 General Commercial, and Special
Use Permit .
South - `Existing and projected single-family residential
development (Wildwood Subdivision zonerd R-4 and R-5
Residential, and Joppa Oaks Subdivision zoned R-2 Residential),
single--family residences zoned R-1 Residential. piedmont Power
Company zoned Planned Development Office/Institutional, Woods
Brothers, Inc.: various commercial uses zoned GC-4 General
Commercial and EC-5 Existing Commercial.
` ~L} 14
Page 2 Planning Board May 14, 1984
East - Asco (warehouse), Colonial Storage, and X10 Depot
Convenience Store all zoned EC-5 Existing Commercial,
Security Doar & Window Company zoned E-1 Existing Industrial,
Orange Concrete Company zoned I-3 Heavy Industrial and Orange
Mobile Home Court and single-family residences zoned R-1
Residential.
s
West - Vacant land zoned R-1 Residential
LAND USE PLAN: The subject property is at the H8-4 Node, located at the inter-
section of Interstate BS and NC 865. The plan category far this
node is Commercial-Industrial Transition. The requested GC-4
district is one of six (6) commercial/office zoning designations
allowed in a Commercial-Industrial Node, provided certain
criteria are met.
APPLICABLE
REGULATTONS: Listed below is a comparison of uses permitted in the CC-3
Community Commercial, R-1 Residential and GC-4 General Commercial
Districts. "'~" indicates a use permitted 'by right. "A" indicates
a Special Use Permit is required from the Planning Board/Board of
Commissioners. "B" indicates a Special Use Permit is required
from the Board of Adjustment. "0" indicates the use is not permitted.
PERMITTED USES
CC-3 R-1 GC-4
Day Nursery, Daycare, Private Kindergarden * B
Dwelling, Single Family * * 0
Dwelling, Two Family 0
Dwelling, Multiple Family * 0 0
Dwelling, Mobile Home 0 * 0
Family Care Home * i '~ *
Group Care Facility B B 8
Rehabilative Care Facility * 0 *
Hotels. Motels * D *
Residential Hotel (fraternities, etc.) A p A
temporary Mobile Home 0 B D
Accessory. Uses * * *
Airport, General Aviation 0 A 0
Botanical Gardens * '~ *
Buildings, Portable B 8 B
Bus Passenger Shelter *
Bus Terminals & Garages 0 0 *
Cemetery 0 B 0
Church * * *
Community Center * B 0
Extraction of Earth Products 0 A A
Governmental Protective Services * * *
Land Fills (2 acres or ~+ore) 0 A 0
Land Fills (less than 2 acres) 0 B 0
Military Installations * 0
Parks, Public & Non-Profit * * *
Parking as Principle Use, Surface or Structure * p ~
Public Utility Stations ~ Substations A A A
Radio/TV Towers B B B
~~~
Schools, Elementary, Middle & Secondary
Schools, Vocational
Schools, Dance, Art ~ tdusic y
Transmission Lines
Universities, Colleges ~ Institutes
Governmental Facilities
Water/sewer Pump Stations
Adult Uses
Animal Hospitals, Veterinarians
Assembly Facility Less than 300
Assembly Facility Greater than 300
Banks ~ Financial Institutions
Beauty & Barber Shops
Social Clubs & Lodgss
Drive In Theatres
Farm Equipment & Sales
Funeral Homes
Greenhouse (No On-Premise Sales)
_ Greenhousa (On-Premise Sales}
Health Services: Under 10,000 sq. ft.
_ Health Services: Over 10,000 sq. ft.
Hospitals '
Junkyards
Kennels/Riding Stables
Laundry & Dry Cleaning Services
Libraries
Motor Vehicle Maintsnance & Repair
Motor Vehicle Sales & Rental
Nightclubs
52B Offices & Personal Services
$29 Offices & Personal Services
S30 Offices ~. Personal Services
Postal ~ Panel Delivery Services
Printing ~ Lithography
534 Recreational Facilities
535 Recreational Facilities
536 Recreational Facilities
Repair Service: Electronic ~ Appliance
Research Facility
Restaurants: Carry Out
Restaurants: Drive In
Restaurants: General
542 Retail Trade, Sales, etc_
543 Retail Trade, Sales, etc.
S44 Retail Trade, Sales, etc.
545 Retail Trade, Sales, etc.
546 Retail Trade, Sales, etc.
-- 547 Retail Trade, Sales, etc.
SEorage ~ Warehousing; Inside Building
Waste Management Facility
Wholesales Sales
CC-3
0
B
0
~.
0
0'
~r
0
0
0
6
~r
0
~r
B
,r
0
0
May 14, 1984
GC-4
R-1
0
s
A
0
,~
,~
A
8
~r
-~
~r
~r
~-
B
,r
*-•
a~
A
0
0
B
+~
0
0
0
0
0
0
ar
0
0
0
,~
2 ~ ~t
Page 4 Planning Board May 14, 1984
pIMEN5I0NAL REQUIREMENTS
-•- CC-3 R-1 GC-4
Minimum Lat Area Use 2,000 sq. ft. 40,000 sq. ft. 40,000 sq. ft.
Minimum Lot Width 20 ft. 13D ft. 75 ft.
Front Yard Setback y 50 ft. 40 ft. 35 ft.
Side/Rear Yard Setback - 20 ft.
Building Height 45 ft. 25 ft. 45 ft.
Minimum Grass Land-Area .400 .058 .492
Maximum Floor Area Ratio .72 .84 .71
Required Minimum Open Space Ratio .26 _ .24
Required Minimum Landscape Ratio
NOTE: Although not a planned development, the open space ratio and landscape ratio
apply to GC-4.
APPLICATION CRITERIA
The purpose of the General Commercial IV (GC-4) District is to provide suitable
situated and sized sites in Eno and Hillsborough Townhhips that allow a broad range of
commercial, office and service uses. Performance standards will be used to insure the
-- absence of adverse impacts beyond the zoning district boundary.
Section 4.2.11 of the Zoning Ordinance states that the district designation will usuall
' "- be applied when the following conditions exist:
1. The site is within an area designated as either Commercial or Industrial
Transition Activity Nodes, by the adopted Land Use Plan, in Eno or Hillsborough
Townships.
Staff Comment: As indicated previously, the site is at the I;B-4, Harman Youn~j
node which is designated in the Drange County Land Use Plan as a Commercial-
- Industrial Activity Node and is located in Hillsborough. -
- 2. Water and sewer mains exist at the site or are to be made available as part of
the development process or .the lot size for individual uses are appropriate to
the method of water supply and sewage disposal.
Staff Comment: Water service is provided by the Town aF Hillsborough. The
developer proposes to obtain a right-vf-way from an access to the Hillsborough
sewer. Prior to obtaining the Hillsborough sewer service any building will 6e
on its own individual septic system as approved by the Orange County Health
Department.
3. All property to be designated for new development under this classification
shall have direct access to major collector streets, as desienated by the
.adapted Land Use Plan.
5tafff Comment: The subject property is located at the HB-4 Activity Node. This
node is focused on the interchange at the intersection of an interstate (I-85)
and an arterial highway (NC 86). This sine is located and has direct access on
the west side of an arterial (NC 86) as designated in the Land Use Plan.
2~?u
An estimate of traffic generation is possible using data from the National '
,_ Institute pf Traffic Engineers. If developed For commercial purposes, an estimated
6,480 vehicle trips per day would result (432 trips/acre). If developed far office
purposes, an estimated 3,375 vehicle trips per day would result (225 trips/acre).
The average traffic on. NC 86 was 6,DDD vehicles per day in 1982. The capacity
level in 1982 was 9,500 per day. The site, if developed far commercial or office
• purposes would increase traffic on NC 86 'beyond capacity levels (see 1982 traffic data
diagram far I-85/NG 86).
OTHER INFORMATION
Fire protection far the property in question would be provided by the Orange Rural
Fire Department, approximately 2.0 miles from the site and located within the Town of
Hillsborough on Churton Street. Response time to the site would be approximately 3-4
minutes.
Law enforcement protection would be provided by the Orange County 5heriff's
Department. The site falls within Patrol Area 11 which is patrolled on a 24-hour basis,
three shifts, one deputy per car.
Application of the LUI, floor area, open space and landscape ratios indicates the
following limitations for the development of the site:
Acres 5 uare Feet
Site Area 15 .00 653,400
Gross Land Area (1) 0.6t 67g,g72
Floor Area Limitation (2) 334,546
Open Space Required 3) 482,780
Landscaped Area Required (4) 163,193
Notes: (1) Computed by multiplying LUI (53) times road frontage ( t 500' ) and adding
resulting 0.61 acres to site area..
(2) Grass land area times maximum floor area ratio (Q.492).
(3) Gross land area times open space ratio (D.71).
(4) Gross land area times landscape ratia.(.24).
Open space includes primarily all land area not covered by buildings. It does -
include off-street parking areas, landscaped areas, etc. Landscaped area can include
lawns, trees and pedestrian paths but not parking areas.. Given the open space require-
ment, a two-story building would have to be utilized if the maximum floor area ratio
was to be attained. -