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HomeMy WebLinkAboutAgenda - 03-03-2015-13 (5)1 INFORMATION ITEM PLANNING & INSPECTIONS DEPARTMENT Craig N. Benedict, AICP, Director Administration „mow 131 W. Margaret Lane (919) 245 -2575 Suite 101 (919) 644 -3002 (FAX) III' III NIVVVVVV P O. Box 8181 www.orangecountync.gov 111 ;1°1 I C. 1 1: LV,1i . Hillsborough, NC 27278 MEMORANDUM TO: Board of County Commissioners FROM: Craig N. Benedict, AICP, Planning & Inspections Director DATE: February 25, 2015 SUBJECT: "The Edge" Proposed Development Project in the Town of Chapel Hill's Planning Jurisdiction PURPOSE: To receive a planning based report on a proposed development project known as "The Edge" located in the Town of Chapel Hill's planning jurisdiction on Eubanks Road at Southwest corner of Interstate 40 and MLK Blvd. NOTE: The Chapel Hill Town Council approved this project on onda�, February 23, 2015. The newspaper and staff report that Northwood Ravin (developer of `The Edge') wants the Town's help to pay for $3.5 million of road improvements by a later development agreement. We have not been contacted to date regarding participation. BACKGROUND: The review of this project was originally based in the Joint Planning Area planning courtesy review process area. We have corresponded with Chapel Hill staff over the last few months. Although economic development and finance are familiar with the proposal, their direct involvement was not requested at this stage. The Town of Chapel Hill has received a Special Use Permit (SUP) application for a proposed development project known as "The Edge" located on 53.75 acres on Eubanks Road at the Interstate 40 off ramp. Portions of the project were located in Chapel Hill's JPA Transition Area but is now part ETJ and part Town limits. The land use map is noted as "Mixed Use - Office Emphasis" in this area. County planning staff has determined the proposed project is generally consistent with this land use classification if the project is predominantly non - residential. The prior JPA land use text did not have percentages of the mix but described this as an "Office /Institutional Area ". The application materials state that current market demands in this suburban location limit the ability to bring the project to fruition if office is to be the predominant use. The zoning code and Special Use Permit process employed for this project offers a great deal of project mix (i.e. amount of non - residential versus residential) flexibility. The application proposes the following minimum and maximum use percentages: Minimum Maximum Residential 43% 75% Commercial 15% 44% Office 6% 29% The project could include 23 or more low to mid -rise buildings (multi - family, commercial /retail, office, bank, and hotel) with 600,000 to 935,290square feet of floor area. with application materials available at http: / /www.townofchapelhill.org /home /showdocument ?id ®24597. Although lengthy, the staff report and application materials contain a wealth of information about the proposed project. The SUP application includes four conceptual site layouts. This is different from the Town's typical SUP application which usually includes only a single layout. The idea is to provide the parameters under which the site will be developed, establishing minimum and maximum floor areas, build -to lines, block frontage percentages, building heights, etc. and as the final densities, users, building footprints and tenant requirements are identified, the developer will work closely with Town staff to provide final plans that meet not only the requirements of the development but also the vision of the Town and the applicable ordinances. County Planning Comments County Planning staff is focusing on the aspects of the project that have a more direct effect on the County and its residents and as noted earlier, the jointly developed land use plan of the general area near the intersection of 1 -40 and MILK. An interesting note is that this site is proximate to the `population center' of Orange County. This means the shortest cumulative drive distance to a central point based on population countywide. Schools Adequate Public Facilities Ordinance A Certificate of Adequate Public Schools (CAPS) must be issued by Chapel Hill - Carrboro City Schools prior to issuance of a Zoning Compliance Permit for any phase proposing residential dwelling units. A maximum of 806 multi - family (MF) dwelling units are being proposed. At current expected student generation rates of 0.07 students per unit, approximately 56 students. K However, it should be noted that the County contracted with a consultant last year to study student generation rates in newer housing types (defined as constructed within the past 10 years) and the preliminary results of the study is showing higher student generation rates in newer MF housing (0.20 student per multi - family unit). At these preliminary rates, 161 students would be expected from 806 multi - family units. Project specific MF that have been built have shown a wide array of student impacts from extremely low (i.e. 1 or 2 students per 100 units) to as high as single family at approximately 73 students per 100. This variation is related to number of bedrooms, location and how and who the developer markets the project. Transportation Improvements Proposed The application materials included information on proposed transportation improvements: • Widening Eubanks Road in both directions • Installing two new 4 -way traffic signals on Eubanks Road • Adding additional turn lanes to each leg of the existing traffic signal at the Eubanks Road /MLK intersection Modifications to both the ingress and egress routes from the park- and -ride lot and BRT program. Orange County Transportation Staff Comments The North -South corridor should be shared by multiple transit agencies, including Orange Public Transit (420 Route), Triangle Transit, and Chapel Hill Transit (Interlining). The location of a northern terminus park and ride lot for connection to any future BRT in the MLK corridor should be considered during the review of the EDGE development. Keeping the proximity of the existing park and ride lot (downsized or structural) would facilitate 2 strong retail opportunities: one, allow commuters to shop nearby before return to exurbia and two, allow students from campus and MLK areas to shop and use retail and restaurants creating transit demand nodes at both north and south ends promoting efficiency. Stormwater The project is located in the Jordan Lake Unprotected Watershed and the Town of Chapel Hill enforces its stormwater regulations within its municipal limits. However, County staff may suggest increasing mitigation of stormwater impacts. While the development will be required to preserve stream buffers and install best - management type post - development stormwater management facilities, primarily for peak flow attenuation and nutrient export reduction, the County would be interested inassisting in one or more of the following: 1. Upgrading the proposed stormwater management facilities to a higher level of nutrient reduction, such as including bio- retention or stormwater wetlands, with the goal of reaching or beating export limits recognized by Orange County (2.2 pounds per acre nitrogen & 0.82 pounds per acre phosphorus), without compensatory mitigation. 2. Evaluating a portion of the adjacent property for an off -site regional stormwater management facility that would have a net neutral or positive impact on water quality, when contrasted with existing conditions. M The benefits which the applicant may realize include reduction in compensatory mitigation or, in the case of option 2, some potential for increased on -site development. In the case of the latter, Orange County would encourage Chapel Hill to ensure that this "additional capacity" would not be utilized to press the nutrient limits but rather to actually improve the outcome. Affordable Housing The applicant is voluntarily proposing to allocate land for 50 affordable on -site multi- family rental units and agrees to pursue funding to bring the units to fruition. This would be equivalent to 7% - 13% (depending on the final mix) of the new housing created within the project. Financing approval for up to 50 affordable units would be pursued for a period of no less than 5 -years after SUP approval, and land allocated for the new affordable units would be held for this use during the period. If financing were awarded, the proposed development would target renters earning less 80% of less of the area median income and would remain affordable for 15 — 30 years, depending on the requirements of the funding agency. If Low Income Housing Tax Credits or bond financing is awarded, the project could serve households earning less than 60% of the area median income. If financing is not secured after 5- years, the applicant also agreed to offer to sell the Town the affordable housing site for the 2015 tax value. 1 -40 Road Buffer Chapel Hill had inquired about Orange County's Major Transportation Corridor buffer. The applicant had requested clearing near 1 -40 for additional visibility. An illustrative buffer plan approve by the Town Council can be viewed at the below link ht1 :Hcha elhill ublic.novus agenda, coo/ AttachinentVi ewer. aspx ?Attachment1D= 14585 &Iteinl Q =3075 While Orange County allows 50% clearing in certain circumstances in the various types of buffers we enforce, we do not allow clearing in the stream buffers. Other Services Orange County has been in the process of developing estimates of county service impacts. Adding residents to the county is expected to result in some impact to governmental services provided by Orange County. Examples of such services include social services, health services, library services, and emergency management services. Although this specific human service cost may be minimal, school impacts are appreciable. Due to the potential variability of housing and student generation, no impacts were financially totaled as part of this abstract but staff has the information if necessary. The revenues and employment gained are definitely positive. Because the proposed development will be annexed and be within the Town of Chapel Hill's municipal units, the Town will provide police and fire protection to the development. FINANCIAL IMPACT: There is no financial impact to receive a report. If approved and developed, the proposed project would add to the tax base and retail would produce sales tax. The project would also require governmental services, some of which are provided by Orange County. The exact dollar amounts related to the tax base increase and the governmental services have not been calculated due to the variability in the mix of uses in the project. The applicant has not asked for county financial participation to date. httD:HchaDelhillt)ublic.novusa�enda.com/AttachmentViewer.ast)x?AttachmentlD=14458&Iteml D=3041 RECOMMENDATION(S): The Manager recommends the Board receive the staff information item.