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Agenda - 05-21-2007-c1
-GR ANGEOGGUI NTY 'GIVINUSIGNEM, H-Hill III L_zGMZG,LWxH Y M7 WNMDA'RDF_GF0MMl%MSI0NERS OIll' RIANREOMIJ, NTRYFRLAANNIINM��. D FrP-LMLII([G.,4,iE-ARil-N]G,,4kGE-NDAIIT'E ARSTRAGT rNeefin, gTwate: ".May. 21,.2007 i.on,,3A:,gerfda 1111te. MWX-.o. G.*1 tfflJELW--: US '70/ Cornelius Street, Corridor Strategic Plan H VA I; X( T=Ffl, : IVIENTi S): I. "Draft US 70 /Cornelius Street Corridor Strategic Plan" (separate -document) I pr -M R. mm, muff , rim IIIINEOR,IWATION( MiNTWOT: ".Margaret Hauth, Town Planning Dir Dianne Reid, OC EDC Dir - Craig Benedict, • Plann-ing Dir FTRUIRUIP-1 I : To. present findings and recommendations contained in the DraftEIIS,770/ XT receive citizen comment, .and request :direction from the Board of County Commissioners and Hillsborough Town Board of Commissioners. i W ND: The US Street Task Force.:was formed --irf.May. 20% by a coalition of Orange county economic development leaders, Orange County and Hillsborough Town Board Commissioners, and: business owners and, re;idents' representatives of those on and adjacent to the US 70/Cornelius, Street Corridor... Collecting input from corridor stakeholders, utilizing :data from -the. 2000 Census, referencing concepts from existing-, planning documents, .and evaluation -information:: provided by transportation, crime: prevention, code enforcement, -demographic- ring analysis, economic -development, as.:well as land use and :design experts and. professiona*ls, the Task Force identified specific- needs and concerns to address. ..Based on the information gathered and -input - received at the public open forum and from community citizens attending Task Force- meetings, the Task Force developed: potential solutions and recommendations to form the: basis of both the: plan:document and -the implementation: plan outlined in it. These solutions and- recommendations include improvements in the following areas: transportation, crime and code enforcement, economic development, development and redevelopment.. potential, landscaping and signage, and compatibility:with other: planning:documents. The Task, Force:developed an -implementation ..plan that outlines specific tasks and a timeframe for those tasks to accomplish the ..recommendations of the: plan.. The corridor is in Hillsborough's: planning jurisdiction,:. but -,implementation of plan ..recommendations.:will- require the cooperation of the Town and Orange County. Additionally, the corridor is- part of the larger area: being addressed in the jointly funded Hillsborough-Orange 2 County Strategic Growth Plan. Given the cooperative nature of this effort, the Hillsborough Town Board of Commissionersvill join the Orange County. Commissioners and Orange County Planning Board for.. presentation of this item. „INARGI �lll(IiVtPAM, : "No County financial impact at this time.:with human resources being from existing EDC and Planning Department staff. OMMER ,,. i� N(S): The Administr..ation recommends referral to the Planning Board for a recommendation to: be returned to the BOCC no sooner than J.une.26f.2007. 91; � . .�\ ^/ � \ `�) \` /�� \ \ \(� \ ®� \`�� / \ ^�� } }a\: \� {� / \, ---------- IIELe,v,.d. ilpp.e,,dl� yiith(ellU,,,S-71,OAGom(dllus-�-,,Strt-,ee,.t T-aAkIlForee Adgpt. ea d2007 RU . S-7,,Olz''Ctornelius, 'to i�T(,,a)§kl,'F�,,orce !BusinessIR-qpresentatives .William Beasley,- Owner of commercially zoned property ;-HaroldMayo,'Mayo, Unisex'Hair Salon I Nathan Parker; - Owner of commercially zoned. property ,,Dan Sykes; Orange County Alcoholic! Beverage, Control Board IIR-esidentsAlProperty,Owners Susan Dean ,,Dot'Johnson Archie White ,Xathleen Yarbrough ,,G, ovemment, Officials -aridlBoardIR-epresen tatives Aloi&CallemynfEconomic Development Commission i Keith, Cook: Economic Development Commission '.Milce�Gering.''Hillsborough,Town.Board I IBa" Jacobs:,Board of Orange, County, Commissioners i iBrairi 'Lowen.-''Hillsborough, Town, Board - Toby :Vandemark-., Manning ;Board Staff ''Margaret Hauth, I Town. of Hillsborough'-Planning', Director ' Diamid'Reid,I 'Director ofiEconomic,Devefopment -Carla' Thames, Economic Development Specialist Stephanie' Trueblood Town -of Hillsborough'Planner -A special thanks is due to all of the property owners, business owners, and community members that contributed their time, energy, and ideas during the public input sessions. ilExecutive Summary Formed in* May 2006, the US 70/Cornelius Streeffask Force was formed by a coalition of Orange County economic development leaders; Orange County and HillsboroughITowli'Board Commissioners, as well as both business owners and residents representative of those on and adjacent to the,US 70/Cornelius Street Corridor., Collecting input from corridor stakeholders, utilizing data from the 2000 census, referencing concepts from existing planning documents, and evaluating information provided by transportation, crime prevention, code enforcement, demographic ring analysis, economic development, as well as land use and design experts and professionals, the.,Task. Force identified specific needs and concerns- to address. Based on the information gathered and input received at the public open forum and from community citizens attending. Task. Force meetings, the Task Force developed potential solutions and recommendations to form the basis of both the plan document and the implementation plan outlined in this document. These solutions and recommendations include improvements in the following areas transportation, crime and code enforcement, economic -development, development and redevelopment potential, landscaping and signage, and compatibility with other planning documents. i-ThelTask'Force developed an implementation plan that outlines specific tasks and a timeframe for those tasks in order to accomplish the recommendations of this plan. Chq,pteriil:i''Plaiil ev6lgp ent .............. ............................:'1 Introduction..................................... ..............................1 Existing Conditions ............................ ..............................4 :•Public Input ..................................... ..............................6 Corridor Assessment ........................... ..............................8 Corridor Analysis; ............................................................ 1 l aGh4pter-72:iThd flan ........................... .............................16 Plan Overview ................................... .............................16 ,,Transportation ................................... .............................17 Crime' Prevention and Code Enforcement .... .............................24 'Ring Analysis .................................... .............................26 Economic- Development ............................... ...................28 Development. Potential .. ............................... ..................33 i'Landscaping and Signage ...................... .............................41 Compatibility with OthefTlanning Documents ...... ..................42 ,(Ch ptefli; 41mlilemenfifflon ................. ............................j44 Implementatiori'' Plan .................... ............................... ....44 Chapter l: Plan Development IiThd,'Beginning The, Orange- County Board of Commissioners andi Hillsboroughi;Town' Board initiated the US 70I Cornelius Street Task Force with the goal of developing a strategic plan for the future development and redevelopment of the 70� Corridor in. Hillsborough; NC and directed staff at thei Economic Development Commission and the' Town of Hillsborough 'Planning' Department to compile a task force of volunteers to steer the process., -OnMay 28, 2006, a public input session was held at the Orange County Food Lab for property owners, citizens, and business owners in the corridor to come together and talk about the current conditions along the stretch of US' 70. That evening, interested community members who volunteered to serve with representatives from the County and -Town formed the US 70G Cornelius Street Task' Force. .The. Task Force first met in June 2006 and decided to focus initial attention on the section of the corridor west of the NC-86 and US 70 intersection, which due of its residential aspect displays particular characteristics and requires different economic development tactics than the section of US 70 to the east of NC -86. Some of these characteristics include maintaining a neighborhood scale in new development by creating sympathetic commercial development. The following two maps highlight the; US 70/ Cornelius Street Corridor relative to the- Hillsborough town limits and extra - territorial jurisdiction. /( (c xt ti f' N, Iv�n�•n�l rout ' , „ 1 � � ^ � r,--�i ;t t 1 1 1�i I Il f'1� 1 t f ` s �N✓` t f ��''r'yf Jt ti 1) ' r 4 r / r � 1 US 70f Cornelius Street Corridor Strategic'Plan 2007 Chapter l: Plan Development G���; /� Its }�/ � C.�� ��•�1.r���,;;�.�'`tr��t� ��� ;� {� %c�� if w t !�'f) � .(1r1'lC�f11• � 1 e 2 r� 1 e , 4�.,yy l .�y.' {114 S � i, � � � r±"� r 1�' � �t ( js5 � �� i((edl r �'•� )tl��•�'r(, 71 lcrlvu L•u�ulc I yfi 1 1\\:A 1 16 �r } i'�x �s C1�t 6r ��' r uPCi 1 nn {;BtU'1 d r tl r�l i�f 4 r � , f '#1 "�.� 4 `���13b r j'I�1 e ;,jt y p � n {t ,3 r r� _ b•„ ` �,u ' ia. � � t 7 i -� � "✓ - -. `t( 1 �iidL•4., r ' 4,+ � 1 �_ qtr.' r� .. r {�� � t � � 1jltl �ll8lc]tb ,a' :K' � �1SiflFt �� '• i tai � ,� � rr 1 s 1 b�� �� s gal - t Jj�llt�aw ' 1 r• o y r i r T 3, iM eif L4 `S I 11 r1, F f 1 tit .f •ce �x � r ra t � 3 r � r 4 ) r list � t ;ls � L i .8� � � N i:. 4 ) �{ �. rlr IS ,� , c�.� i �" I �4� •, 4 W �r '! C q � � ? � ti � bad ^��,f�.��_� :�. t it A -� i t r t I � �b'�Pi.➢�d�a `... ��/'! � 'ty'9�� � m*'" � r U I "M 0,1111L� 1 1 Il.. tY 2 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter l: Plan Development «,GuidinklPrinciples "The.'Task Force adopted a 'Mission statement and a scope of work to guide the planning process at the first meeting. 11M&siow,S'tatement The' Us 70/ Cornelius Street -Task Force will explore ways to enhance and improve the existing character of the Cornelius Street portion of US 70 Bypass and will develop tools to encourage new business enterprises as well as the expansion of current businesses in order to sustain the local economy. and compliment the adjoining residential areas. I'The Task'. Force will develop a strategic plan for future development and redevelopment within the corridor including land uses, transportation, crime and code enforcement, and site plan and design issues. IITaMIForceIScppe, ofFW�'ok* 1. Seek input from existing commercial property owners 2.. Build community trust 3. Craft design guidelines that are consistent with Churton St:- Corridor Study 4. "Explore crime prevention strategies 5. .Recommend transportation improvements 6. Recommend zoning code text amendments 7. "List preferred uses 8. Compile economic development incentives and tolls 3 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 1: Plan Development 11Ejd oing!Conditions rlTlie, Corridor US 70 is a state - maintained highway that connects Asheville in western North Carolina to the Outer Banks in the east and which predates the state interstate system. Regionally, US 70 carries commuter and truck traffic between the cities comprising the Triad; Greensboro; Winston Salem, and ,High Point, and the cities of the - Triangle; Raleigh, Durham, and Chapel. Hill. Locally, the road serves commuters traveling east and west from "Mebane, Efland, and Hillsborough. In fact, it is one of the main east -west connectors in town. The US 70/ Cornelius Street Corridor encompasses a stretch of road, 1.2 miles long, with an eastern boundary of NC 86 and a western boundary of Lakeshore Drive:rResidential and commercial zoned properties adjacent to this stretch of road are considered within the 70 Corridor. Currently, the US 70 /Cornelius Street Corridor carries over 8400 vehicles per day according to traffic counts conducted by the NCDOT in 2004. There are no sidewalks or bike lanes along the corridor.. However, there is a 100 -foot right -of -way for the state road, which allows for future road widening and improvements.: The speed limit on this section of highway is 45 mph and there is one stoplight located at the intersection of US 70 and Faucette'. Mill - Road.1'There are many curb cuts along the route due to the numerous commercial businesses and residential driveways that exit onto US 70, as well as 12 side roads that intersect with this section of US 70. The western portion, of US 70, covered in this study, is also a designated truck route and was designed to purposefully divert truck traffic away from downtown Hillsborough. Currently, there are 12 businesses located in the 70 Corridor including a laundromat, ABC store, barbershop, convenience store, and motel., The businesses tend to be service - oriented and serve the neighboring communities of Fairview and Hillsborough Heights. ,,There are over 30 commercially zoned properties, 12 of which are vacant. -There are 21 vacant parcels in the corridor. "There is a residential element of the 70 Corridor as well...-Residential neighborhoods border US 70 to the north and south.,- Over 55 dwellings are located along this part of US 70, 32 of which are apartments. '.'There is a lot of pedestrian traffic along and across US 70 from the nearby neighborhoods. 4 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 1: Plan Development ;The following map shows satellite imagery of.the 70 Corridor as well as property lines. The photos were taken in 1995 and therefore do not show development that has happened in the past 12 years. 5 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 1: Plan Development rf Overview The planning process that was undertaken by the task force consisted of regular monthly meetings in the , HillsboroughTown Bain. ;'.The public'was invited to- attend the monthly meetings, and individuals who attended were included in the ongoing discussion and decision- making process. The Task: Force also held two open house meetings; one at the beginning of the process. and one towards the end where a presentation was given that outlined the plan elements. "Prior to both of the open house meetings notices were sent to property owners and business owners along the corridor... In addition, the Task Force surveyed business owners in the corridor for their - opinions about the strengths and weaknesses of commercial activity on Cornelius Street. The-Task Force used the public replies to identify the strengths,, weaknesses, opportunities, and key issues to be addressed in the plan. IlProjeet'Sehedide ,The table below shows the schedule of topics as discussed by the task force at the monthly meetings. ,.„fit , f'W-11" t%' . o-d'cm S"�'Lfa.9t'Gn a .. !c�,,.. a »�,..., . May 23 lk'+' 3ss` _. . , syk�i .s..,,.._....r. "trxsst'.2,. Initial Public'Meeting June. 28 Adopt Mission Statement and Scope of:Work July 8 70 Corridor Site..Visit July 19 Transportation August 23 Crime Prevention and Code Enforcement September 20 Development Potential, Ring'Analysis October 18 Economic Development Tools, Business Survey '.November 15 Review Conceptual Redevelopment Plans December 13 Open House for the Public January 17 Review Draft Document February. 21 Implementation Plan; Approve Final Document -6 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 1: Plan Development 'The assessment phase of plan preparation included field assessment,, GIS data assessment, and review of existing.plans and studies. The,Task Force analyzed topography, existing development, property ownership records, and zoning regulations to determine the development potential of 70, Corridor properties. i ay,23, -200641P,, blic'Meeting Business owners, property owners and residents, elected officials, and planning staff were invited to attend a preliminary meeting to discuss development standards and the economic development potential along the US 70 /Cornelius St.- Corridor. Attendees were asked to express their thoughts on how they would like to see the corridor develop. This initial meeting served as the first step in the process of forming the' US 70/ Cornelius Street Task.Force. At the meeting, attendees were asked to comment on what type of growth they would like to see and what types of concerns they had about the 70, Corridor. The following list represents their responses. IIFtiblia(Concerns Poor appearance and cleanliness Me Lack of uniform architectural style "Not integrated with downtown �e Can Cornelius St. be a destination? r® Needs landscaping -improvements �e ;;Lack of open spaee and park re Needs road improvements Need to clean up existing businesses Stop the criminal activity me Need to study owner- occupied activity �e 'Apply the neighborhood watch model ® °Redevelop some of the existing businesses -e Fix storm water and drainage problems Need sidewalks and bike lanes for safety Address uncontrolled dogs Need more public transportation re "Need additional area lighting �e Research economic developments tools and incentives Parking should be behind-or-to the side of businesses "Needs to be integrated with the Churton St!''Plan and Strategic, Growth''Plan 7 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 1: Plan Development s, CorHdor'Assossment I,I usines9,ISurvey Business owners and managers of some of the stores within the 70 Corridor were asked questions about the strengths and weaknesses of locating on Cornelius Street. 'The questions and a summary of responses are listed below. L. What type of businesses would you like to see in the area that may be compatible with yours? -County -style restaurant Breakfast restaurant =Bank "Grocery store :.Restaurant - Administrative offices 2. What is problematic about your location? -Poor signage Parking issues Traffic congestion at Churton St. . - Loitering -Area needs to be cleaned up 3. What is positive about your location? '= Location to, Churton St and US 70. ,Good access =Near schools "Lots of drive -by traffic and good access 4. What are three strengths with your location? Good location, easy to find, good parking -Easy access, convenient to other stores, cheap rent - Access t(Y US 70, near schools, sense of community - Location, traffic'flow, neighborhood " Location, drive -by traffic 5.. What are three weaknesses with your location? _Traffic congestion, limited signage, lack of customers ' =Lack of truck access, vandalism, aesthetics Police presence is needed but sends wrong message, loitering, not enough businesses nearby ' =Lack of signage, not enough visibility )I Loitering, vandalism 8 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 1: Plan Development 6. Are there any -particular characteristics that you avoid when choosing a location for your business? -Small lots -Strip malls -Poor access to site Competing businesses 7. What other locations did you consider for your business? "High traffic zone areas -Large lots with relatively flat slopes Efland ,Burlington 8. If you could .change one thing about your location what would it be? - Public transportation and bus stops - Increase size of building - Eliminate loitering Create outdoor seating areas Better signage !'Increase customer base W „referre'!�Musiness/l types Community members and business owners were asked what type of businesses they would like to see come to the corridor in the future. There was a striking similarity in their responses, which are listed below. This information can be useful in the future as development proposals are brought to the table. From existing residents Restaurant (family style/breakfast) Grocery Store "Retail destinations ,BarberlBeauty & supply Small; Business!! Incubator "Doctor /Urgent Care ,Public offices ..From existing businesses ::Restaurant (family style/breakfast) "Bank Grocery Store Administrative offices 9 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter l: Plan Development 4itd Visitiardd( Corridor"b�dlk On Saturday July 8,2006 members of theilTask, Force met at the' Fairview :'Baptist Church and spent the morning walking the, US 70/ Cornelius Street Corridor. "Task force members were struck by the tremendous potential for redevelopment and expressed the need for improved landscaping, signage, and lighting. The group also discussed topographical challenges along the 70 Corridor. Some of the properties have very steep grade changes at the roadway edge, making ingress and egress onto the lots difficult.. The group identified residential parcels, as well as properties more likely to redevelop commercially. The group pointed out existing businesses that served the community well and expressed an interest in seeing these businesses supported by future growth. 'Below are examples of pictures taken during the site visit that represent opportunities for improvement. Wide and numerous curb cuts complicate the flow of traffic along the corridor. This type of unlimited access presents an unattractive entryway and can cause traffic problems such as the unexpected entry and exit of vehicles from the main road, which poses safety threats to pedestrians and other vehicles. This view shows the existing conditions along the shoulder of the 70 Corridor. Unsafe pedestrian conditions exist along the roadway edges. There is also a lack of sufficient storm water control.. The shoulder is unsightly as well with no tree plantings or landscaping. The parcel in the foreground is currently undeveloped. Properties like this one are common in the 70 Corridor.". Many of them are located in prime commercial areas and represent strong opportunities for redevelopment. 10 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 1: Plan Development t iorkidor Alnajysis "In order-to develop a plan for the' US 70/, Cornelius Street Corridor, the'Task. Force mapped and analyzed the existing conditions and potential for redevelopment..ine result of the analysis was the identification of parcels ripe for development and redevelopment. 'The following series of maps were used as aids in determining the potential for redevelopment of parcels on the US 70/, Cornelius Street Corridor Analysis of the existing topography shows 13 properties that have a grade change of more than 10 feet within 30 feet of the front property line. -Many of these properties have more than a 20 -foot change in grade, which can create development challenges including safe driveway access, limited development area, greater construction expense due to cost of fill dirt, and difficulty in relating to adjacent properties in terms of site design. 11 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 1: Plan Development ' jigging �i� MIMI ME MEN The zoning map shows the mixture�of zoning designations along the corridor. The majority of land is currently zoned residential but there are quite a few commercial properties as well. It is probable that prior to development some properties will need to be rezoned from residential to commercial. The definition and intent statement for each zoning category are listed below: +,R =:40 ('Residential 40,District):,The purpose of the:R -40' District is to provide locations for rural non- farm residential development, at very low intensities, in areas where the short and long-term solutions to domestic water supply and sewage disposal _needs would usually be individual wells and ground absorption systems. 12 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 1: Plan Development IR1 41W&RU20 (Residential 10,Residential 20 "Districts):'The purpose of the'R -20, R -15, an&R -10 "Districts are to provide locations for moderate intensity residential development and supporting recreational, community service, and educational uses in areas where urban services are available or are to be provided as part of the development process. These districts are created to encourage development of neighborhoods comprised chiefly of single and two family residences. (01, (Office Institutional District): -The purpose of the OI District is to provide locations for medium intensity office and institutional land uses and to function as a buffer between conflicting land uses. �l\N (Multi- Family District): iThe purpose of the "MIT, District is to provide for residential development of attached dwellings built for rent or for sale at a higher density and with more on -site amenities than the single- family residential districts allow or require. {QC (General'Commercial "District): ,The purpose of the GC'District is to provide suitably situated and sized sites that allow abroad range of commercial, office, and service uses. Performance standards shall be used to insure the absence of adverse impacts beyond the zoning district boundary. i(DimensionidliR�e. auirements ,SitlejaddlRl ear°Setbadks Adjacent -> Pro osed R -20 I R -10 MF OI 1 NB GC Minimum Lot Area 20,000 10,000 1 ac 10,000 10,000 10,000 NB sf sf 15 sf sf sf Minimum Lot Width 100 75 200 75 75 75 (in feet Minimum Side Yard Width (in 20 15 40 20* 15* 15* feet Minimum Rear Yard Width 20 20 40 20* 20* 20* (in feet) Minimum Front Setback 30 25 35 20 20 20 in feet Maximum Building Height 45 45 45 40 35 40 (in feet) ,SitlejaddlRl ear°Setbadks Adjacent -> Pro osed R -20 R -10 MF OI NB GC OI '20 20 20 0 0 0 NB 15 15 15 0 0 0 GC 30 20 20 0 0 0 Example: You are building on a lot zoned OI. To one side and the rear is property zoned R -15, to the other side it is zoned CC. On the side and rear facing R -15, the setback is 20', on the facing OI, there is no setback. 13 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 1: Plan Development W40, 160M 0 F 04 &4 g m HIRWOMWElilLilro, �i 'This map shows the current pattern of land use along US 70/ Cornelius Street Corridor.' It is apparent in comparison that the actual uses vary from the zoning- designations. Specifically, there are 11 properties that are zoned commercial that are currently vacant and 8 parcels that are zoned -commercial that are currently being used for residential purposes. That means that there are almost 20 properties that could be developed as commercial enterprise without being rezoned. "Many of these parcels are adjacent to one another making combinations possible, which would increase the development potential for investors or cooperating landowners. 14 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 1: Plan Development „(. 11"will 151jI■,j.,nw. . Analysis of ownership records indicates that a substantial amount of properties in the US 709/ Cornelius Street Corridor is owner - occupied. When compared to the Existing Uses map it appears that only 11 properties used for residences are not owner- occupied. The.Task Force agreed that existing owner - occupied dwellings should not be pressured to redevelop unless it was the owners desire to do so. The'Task Force used the information collected from the map analysis to categorize parcels along the 70 Corridor into four groups; developed, in need of site improvements, ready for redevelopment, and topography challenges. .The map representing these designations and an explanation of how the committee arrived at the designations is located in Gh4,pter ]2:i!DevolQpmenVPotentiiil. 15. US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan HTI',Ia OVer*,Iew. The issues raised at the first public meeting were organized into four general topics. These topics became the plan framework, each with specific concerns and recommendations. "The four elements of the US 70% Cornelius Street Corridor'Plan are: 1. Transportation 2. "Economic'Development 3. Crime Control and Code Enforcement 4. ''Landscaping and Signage Through the course of the Task Force's work, two additional'items were added, including compatibility with other planning documents and recommendations for text amendments in the Zoning Ordinance. For each of the elements the Task. Force identified key concerns and made appropriate recommendations for addressing those concerns. ,,The' Implementation Plan for the. Task. Force `s recommendations is laid out in Chapter Three and consists of immediate, short, medium, and long -range action items. 16 _US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan IT ii iransportation In planning for future growth and development in Hillsborough, transportation and traffic issues must be taken into account. dThere are a limited number of access roads into the Town and traffic along these main corridors is always a concern. US 7W Cornelius Street, Corridor is the main east west corridor through the north section of "Hillsborough. It is used for in-town traffic and connects thdFairview and Hillsborough Heights neighborhoods to the, Churton Grove shopping area.,, It is also used for commuter traffic between "Efland.-Mebane, and the Triad region and. Durham and'RTP. "Heavy trucks and significant commercial traffic use this route as Well as daily drivers as it is the designated truck route out of downtown from Churton Street. ITr, a n, Y ,portation(Coneerns TheTask,Force identified the following key transportation issues. o Congestion impacts safety of vehicular and pedestrian traffic Certain road improvements need to be made immediately but US 70 is not slated to be widened in the near future Road widening has been requested, but is not yet funded by'NCDOT The numerous left turns impact speed, safety, and the level of service-of the road !The corridor is heavily used by commercial traffic. ;The long-term implications for public safety and quality of life issues of the community are compromised because of the existing commercial and heavy truck traffic )Videning-710(Corridor US 70 is owned and maintained by the North Carolina. Department. of Transportation,'NCDOT, which means that the NCDOT is responsible for all upkeep and improvements. ,.In 2000 the:Town requested that the 70, Corridor be studied for widening.„ Currently;, US 70 is a two-lane road with turning lanes at signalized intersections. The width of the highway is an estimated 25 feet—However, the right-of-way is 100 feet,-leaving considerable room for future road -widening. US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan When reviewing -road widening project proposals the N ° DOT analyzes signal density, speed, and average daily traffic counts.. In general, capacity is reached on a road like Cornelius St. at 10,000 trips per day. "In 2004; N °DOT..Traffic Counts recorded -8;400 trips per day on the west side and 11;000 trips per day. on the east side of the Cornelius St. and S:, Churton St. intersection. Assuming that at some point in the future Cornelius St. will be widened by the NCDOT, theTask, Force reviewed three scenarios road widening each of which incorporated pedestrian and bicycle facilities: Each of the scenarios and the final recommendation of the.Task Force for the widening of US.70 are laid out below. nr 1 sett, tu,.r,a� .I x`70 rLt} t rl 4 �r Y %.. ti t �j�z i�F �l }•�� t(ki �%N 1'i 7� ll { !., "�t�r'i�.,,,}r�,`r'i�+��•.Tti i�'x I� t r.a. �� l r J r I I, ! M' H! ���'ul:"',- 4Y °iVe4�rV�`�. i• Ar it -,:I a � i1 CI �.. �. � tt Qgtioul l: The first design scenario includes creating feeder roads to serve commercial developments and residences, along the 70 Corridor. The feeder roads . would be separated form the thru- traffic center lanes. The idea behind this design was to separate the different types of traffic. Bike and pedestrian paths were installed at the far edges of the right -of- way. However, it was realized that his scenario creates problems in terms of stacking at each intersection and for that reason it was not chosen. H Qptian" 2: _ The second design scenario includes a four -lane divided highway with a central planted median. Bike lanes were added to sides of the road and sidewalks were planned for the outer edge of the right -of -way, protected from the road by landscaping strips. However, concern was raised that due to the large volume of fast - moving traffic along the 70 Corridor, bike lanes that were adjoined to the road may not be the safest option and for that reason as well as economic considerations Option 2 was not j chosen. 18 US 70/ Cornelius Street Corridor Strategic Plan 2007 w...r.... 5�{G r r � tt Qgtioul l: The first design scenario includes creating feeder roads to serve commercial developments and residences, along the 70 Corridor. The feeder roads . would be separated form the thru- traffic center lanes. The idea behind this design was to separate the different types of traffic. Bike and pedestrian paths were installed at the far edges of the right -of- way. However, it was realized that his scenario creates problems in terms of stacking at each intersection and for that reason it was not chosen. H Qptian" 2: _ The second design scenario includes a four -lane divided highway with a central planted median. Bike lanes were added to sides of the road and sidewalks were planned for the outer edge of the right -of -way, protected from the road by landscaping strips. However, concern was raised that due to the large volume of fast - moving traffic along the 70 Corridor, bike lanes that were adjoined to the road may not be the safest option and for that reason as well as economic considerations Option 2 was not j chosen. 18 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan << Y;,ption3: The third design scenario includes a four - lane divided highway with a central planted median and shared bike and pedestrian pathway, paved with asphalt, and safely separated from the road by a wide landscaping strip. The Task Force unanimously supported Option 3 and agreed that separating the pedestrian and bike path from the road created a greater sense of safety along the busy street. Another advantage was the economic benefits of combining the sidewalk and bike path and choosing asphalt as the paving material rather than concrete. Below is a cross section of the chosen design scenario for the widening of the 70 Corridor. — - -- , �Ki =t, — - - �i.i_ .,�,� � �i! s 4� °i�� . ---41� it a "Ai ����I ��'` �•� '�!. " If growth continues on its projected path in'Hillsborough, the average daily trips on US 70 will exceed capacity in 10 -12 yearsJ1 However, funding will have -to be secured from the NC,DQT in advance of road widening. This could add significant time before the improvements are made. ne, design of the'US 70/ Cornelius Street, Corridor should take into account the different types of traffic as well as the various uses along the corridor. ..It is especially important that the residential properties are considered as road designs are detailed., US 70 is a highway but it is also used as a neighborhood road. Therefore, it is important that road improvements are sympathetic to the surrounding neighborhoods. 19 US 70/. Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan IlThelBikel,l PedestrianIlPathways The combination of the bike lanes and sidewalk into bike/ pedestrian pathways provides multiple benefits for the community. "Most obviously, the pathways provide safe routes of travel for non- motorized travelers.- Children and adults will be able to access the path from surrounding neighborhoods. The path will also be a passive recreation resource providing public health benefits. Many community members prefer walking to high impact exercise. Also, there are environmental benefits to creating the bike /pedestrian pathways including increased non - motorized travel, resulting in fewer vehicles mile traveled, which leads to improved air quality. These pathways will allow community members to incorporate physical activity into daily routines. Also, there are economic benefits. The pathways will promote economic development by encouraging commercial investment in the corridor. Businesses want to locate in places that people frequent by foot and by car. The pathways will aid in connecting businesses along the corridor and will help to establish a retail - friendly environment:' Finally, the incorporation of planting strips and the landscaped median will improve the overall aesthetic quality of the 70 Corridor further encouraging redevelopment and also improving the quality of life for area residents. 20 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan llhnproving'Intersections Along-70! Corridor Some of the intersections along 70 Corridor are poorly designed causing congestion and posing safety threats to motorists and pedestrians. "The Task Force looked at the roads that connect to US 70/ Cornelius' Street and made suggestions for improvements. ;The objectives in making recommendations for changes included increasing connectivity and improving traffic flow as well as promoting safer conditions. IlRoadway, „onneetiong(iMprovement'M4p Dark lines on the map represent road openings while dotted lines represent road closings. iThei Task, Force agreed that the intersection at Faucettd.Mill Rd. and US 70 is the greatest problem in the Corridor. iThe intersection has been improved recently by the installation of a stoplight but it is still a 21 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan difficult spot to navigate because of the numerous roads that convene at than point. Specifically, Short Street complicates traffic because it enters the intersection at an awkward angle. Therefore, the Task. Force recommended rerouting Short Street to exit onto Terrell-Road and connecting to Alma and East Streets to the south. „In addition, the Task Force agreed that the neighborhood of Fairview could be improved by greater connectivity.. The Task Force identified a problem area where McAdams meets 70 and investigated options for improving the intersection at Lawndale. The Task Force also recommended improving connectivity in Fairview by connecting Hill and Faucette Mill... Finally the'Task Force recommended removing a section of McAdams and instead opened a connection from Cedar Grove to US 70/ Cornelius Street. ,This change allows for greater distance between this intersection and the intersection at Churton Street. IlTraf of Calming Recognizing that redevelopment of the US 70l Cornelius Street Corridor likely will impact areas adjacent to the Corridor, the. Task Force examined traffic calming techniques as additional safety measures to be implemented on the side roads and future development of these neighborhoods. Traffic calming is a set of street designs and traffic rules that slow and reduce traffic while encouraging walkers and cyclists to share the street. "Traffic calming is based on the premise that streets are valuable public spaces that should be shared equally by all users. Traffic calming devices are simple, inexpensive, self - enforcing, and easily modified to accommodate emergency vehicles, garbage trucks, and buses. Traffic calming reduces traffic accidents, increases the safety and convenience for pedestrians and other non - motorists, gives more space for children to play, eliminates noise and pollution, improves scenery, provides neighborhood revitalization and stability, and reduces crime. Goals of Traffic Calming -3,® ;';Fewer traffic .accidents w® " More space for children's play m® Safety and convenience for pedestrians and -o Elimination of noise and pollution . other non - motorists Me 'Neighborhood revitalization and stability ..Types of Traffic Calming Devices �® Speed Humps m® "Mini!Traffic Circles n a Sidewalk Extensions ro® 22 US 70/ Cornelius Street Cor "'Raised Crosswalks Varying pavement materials Medians idor Strategic Plan 2007 Chapter 2: The Plan IlTr,ai;,sportatioiirltecomnteii,d,dtions After consideration of existing Churton Street design plans and various transportation and traffic calming options, the, Taski Force developed the following recommendations. VW_fflenhtg� or US-70/, GorifMus�-Street When widening becomes imperative, widen US 70/ Cornelius Street to a four-lane divided highway with a planted median and with a bikeway/greenway path along both sides for bike and pedestrian use 'Request funding from NCDOT prior to the average daily trips exceeding capacity ..-Provide crosswalks Where sidewalks/ greenway paths facilitate and encourage crossing Adjust existing road patterns to make safer, more efficient intersections as detailed in the 'Roadway Connections hnprovement.Map and below Meroifflng>iside-lstreets ,'Reroute Short Street to. Terrell Road to improve safety at. FauceffdNiII-Road .n® i i Extend Short Street to the south to connect with Alma and open more land for development we Connect East Drive. to Short Street extension to improve connectivity 0 - Connect Hill Street to Faucettd*.Mill.-Road <,)e ;:Extend Cedar Grove'-Road to Cornelius Street and remove thd'.McAdams,-Road. connection to Cornelius Street I eWIDeVkl9pment O)e Encourage new development to limit the number of curb cuts along 70 through shared access planning 0�G Encourage new development. -to incorporate traffic calming strategies on streets internal to the development sites. "Encourage pedestrian connectivity along. US 70 and among development sites as well as requiring pedestrian -connectivity internal to-development sites C9® Encourage bike and pedestrian amenities like bike racks and benches at commercial and multi-family development sites M® Encourage bus stop locations along, US 70 for both-local circulation and regional commuting 23 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan 1,, C im6� 'Preve> tioni to d� C dd6!, Eigforcement 1he.Town of Hillsborough recognizes a need for stronger code enforcement mechanisms and tougher crime prevention strategies throughout the town." In response to this need, the7own recently hired a full -time Code Enforcement Officer whose help enables the Town to pursue code enforcement issues and nuisances more diligently than in the past. '' Property owners have an important role to play in the prevention of crime and nuisance control as well. The code enforcement system is complaint — driven and as such the'Town relies on community members to report nuisances. Similarly, the police expect community members to report suspicious activity. Property owners can also proactively deter crime by considering lighting, signage, and other design factors on site. Additional lighting as well as landscaping and signage improvements encourage more activity and can send an important statement of commitment and care. (, CriraePPrevention The US 70 Corridor /Cornelius Street Task Force asked Captain Dexter Davis and Captain Judy Jacobs and Code Enforcement Officer Thomas Cummings to make recommendations for decreasing crime and the perception of crime along the 70 Corridor. ,The The following list is a summary of their recommendations. ® Increase patrol "Increase amount of area lighting »® Initiate a neighborhood watch program ® Initiate a community beautification program ?® Add `Welcome to Hillsborough' signage. ® Enforce trespassing and loitering laws �3® Add caution light before Faucette. Mill, Rd. to slow traffic >a Add crosswalks and sidewalks for pedestrian safety ® Address the vacant overgrown lots through code enforcement ® Address problem properties and problem landlords �® „Enforce mowing and cleanliness regulations through code enforcement �® "Enforce junk vehicle regulations through code enforcement 24 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan u � iindiPreventioni lthroeghllEnvironmentall eseign fCIP'TEDj�,Strategies The, Task Force examined Crime Prevention through Environmental' Design strategies as a means of confronting crime and code enforcement issues on the 70 Corridor. "CPTED is the proper design and effective use of the built environment which may lead to a reduction in the fear and incidence of crime, and an improvement of the quality of life. " National Crime Prevention. Institute CPTED techniques employ four basic strategies. Those strategies are listed below. 1. Natural Surveillance: A design concept aimed at increasing visibility especially in parking areas and building entrances by enhancing nighttime lighting and smart positioning of site features. This design concept is useful for pedestrians and motorists. 2. Territorial reinforcement: A design concept aimed at defining the ownership of places so as to discourage potential offenders.-, One strategy that promotes this concept is to define property boundaries with landscape and hardscape features like gateways in order to distinguish public and private spaces. 3. "Natural Access, Control: A design concept aimed at decreasing the opportunity for crime by denying access to crime targets and creating a perception of risk in offenders. "This can be accomplished by discouraging access to private areas with structural elements: 4. Targefflardenin :!,This design concept is accomplished by prohibiting access to private buildings by such features as window locks, dead bolts. And interior door hinges: rr CWM edarid( Cddd1Enforceinent4Reconimeitdations -The following list summarizes thdTask:Force recommendations. re Add street lights to the existing electric poles along the corridor that are currently without lights ® Site new poles along 70 Corridor to house street lights in order to create a safe environment for neighborhood residents and pedestrians . 0)® 11,Increase police patrols and encourage enforcement of loitering/trespassing ® "Initiate a Neighborhood• Watch group for the community along US 70 ® Continue diligent pursuit of code violations �}® ii Include G PTED design guidelines or requirements as part of the Zoning Ordinance rewrite to protect existing residents and encourage development 25 US 70/ Cornelius Street Corridor Strategic Plan 2007 h pter2: I Th ell 'elan 'Rhag'Analy�is !�RingStudy Although commercial revitalization can be addressed in many ways, the underlying premise of the US 70 /Cornelius Street Strategic'Plan approach can be summarized as follows: to encourage economic, development, within the context of historic preservation, which is appropriate to today's market place. This approach advocates a return to community self - reliance, empowerment, and the rebuilding of commercial districts based on its traditional assets: unique architecture, personal service, local ownership, and a sense of community. The study area is amain corridor entrance for those traveling east/west through Hillsborough and intersects the town's main north -south corridor, malting it a prime location for economic development. The recent decision by Kerr Drug to rebuild a larger, more modern pharmacy is a testament to the commercial viability of the area. A ring study analysis, which shows demographic data for the surrounding area, further indicates commercial attractiveness, showing that over 33,000 households with median income in excess of $55,000 live within ten miles of the US 70/ Cornelius Street Corridor. In 2005, within ado -mile radius of the study area, population and income are as follows: «.® Total Population — 6,202 m® "Median- Household Income - $43,430 Total Households — 2,573 "Per Capita Income - $21,602 ® Average: Household Income - $51,311 Within aiflve -mile radius of the study area: Total'-Population — 17,732 ".® I Total Households — 7,208 �® Average, Household. Income - $51,271 TotalPopulation = -80,290 >>® Total'Households — 33,234 ® Average Household' Income =$65;497 ® "Median, Household Income - $47,692 ,ve „Per Capita. Income - $21,721 .Within a4en -mile radius of the study area: ® °.lVlediari:Household Income - $55,527 �® ,Per Capita. Income - $27,612 :The Task Force recommends that town and county staff utilize this basic market information to recruit new businesses, help convert vacant space to new uses and improving the competitiveness of existing merchants. 26 US 70/ Cornelius Street Corridor Strategic Plan 2007 .:This map -shows the ring study analysis areas at 2 and 5 -mile intervals. 27 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan 1,; EconoifiWlDe01Qprnent !The eighteen member Orange County Economic Development Commission,(EDC) (www.co.orange.nc.us /ecodev) includes representatives from each of the county's three towns- (Carrboro, Chapel Hill, and Hillsborough), the local chambers of commerce, the University of North Carolina, the Orange County'Board of Commissioners and at -large members representing various sectors of the local economy. The EDC supports economic development efforts throughout the County, both within municipalities and in non- incorporated areas. The mission of the Orange County Economic' Development Commission (EDC) is: To make Orange County a smart, innovative place — a great place in which to live and work. We encourage public - private investments to provide jobs for county residents and to increase the non - residential tax base. Through these investments, we enhance the financial well -being and quality of life of county residents, and the ability of their local governments to provide high - quality services. In 2004, the EDC led a community -wide process to develop a strategic plan for economic development in the county. That plan, Investing in Innovation: Orange County Economic Development Commission Five -Year Strategic flan: 2005 -2010, was endorsed by the governing boards of the County, the three towns, and both area chambers of commerce. Its five -year goal is: 'To create 5,000 new private sector jobs in Orange County and add $125,000,000 in new commercial property by June 2010. "The EDC is working to accomplish its goal by pursuing four interrelated strategic initiatives: Business focused Strategies: w8usitnesg G imato ,C,oal: Public private partnerships will have formed to create a stronger business climate and Orange, County will have a clear set of guidelines, standards and procedures designed to sustain and nurture existing businesses, encourage entrepreneurship, and attract targeted employers. 11411 rastructure+ Gohl: Infrastructure will be in place to support the county's economic development goals of increasing the commercial tax base and retaining and attracting targeted businesses. 28 US 70/ Cornelius Street Corridor Strategic, Plan 2007 Chapter 2: The Plan Worker focused Strategies: `\ Wot ildforeeli)(Dev6lgp:ment;(GoA1: "Effective systems will be in place to train and support residents and those who work in ,Orange, County. 'At least 75 percent of new jobs in the county — for both new and expanding businesses — will be filled by county residents. ((QU&Htyof11,,lace( God l „Orange-County will have thriving partnerships ensuring that the county is a great place to live and work, attracting and retaining the creative community of innovators, artists and civic leaders that will drive the desired economy. -The redevelopment of the US 70% Cornelius Street Corridor is entirely consistent with the business - focused strategies outlined above. 'The Corridor has water and sewer. services available, is primarily zoned for commercial activity, and is currently underdeveloped. - Promoting new and expanded businesses in the corridor, utilizing a facilitated approval process, will help the -Town and County achieve its employment and commercial tax base goals. Economic developers focus on three approaches to business development: encouraging entrepreneurship, helping existing businesses expand, and facilitating the relocation of new businesses to a specific area. The EDC will pursue all three approaches and assist the redevelopment effort by: «® "Marketing the corridor to interested developers �® ".Marketing the corridor to existing businesses, including current tenants in the, Daniel Boone complex who may have to relocate as that complex is redeveloped �® Identifying potential grant funding sources for project components, including possibly a retail and service business incubator me Working with the Town to promote desired transportation improvements ® ".Making its resources (for example, the Orange County Small Business'' Loan:'Program revolving loan fund) available to businesses. in the corridor ® Working with task force members and other interested citizens to explore the creation of a community development corporation to participate in the redevelopment of the Corridor Assisting individuals interested in starting businesses in obtaining, the training and technical assistance required to thoroughly assess their business idea and prepare business plans 29 US 70/ Cornelius Street Corridor Strategic Plan 2007 . Chapter 2 The Plan IlEconomic/DevL�lopmenB/Tobls ,The state's COMMER C E' FINANCE CENTER (CFC) serves as. a "one- stop" financial center for relocating companies and existing employers needing information and advice.on finding financing alternatives in North Carolina. http : / /wwW.nccommerce.com/finance/ 'The NORTH CAROLINA SMAL L CITIES COMMUNITY DEVELOPMENT' BLOCK GRANT PROGRAM offers grants to local governments for infrastructure projects involving a specific business that will create new jobs.'' In addition, when working with participating banks, loans may made to private businesses to fund machinery and equipment, property or construction. .:Project activities must predominantly benefit persons living for the preceding 12 months in a low or moderate family income status. Assisted project activities must benefit persons (60% o or more) who were previously (most recent 12 months) in a low or moderate family income status. http: / /www.investnc.com/fa/ BUSINESS. ENERGY LOANS may be used by businesses for facilities or projects that demonstrate energy efficiency or the use of renewable energy resources resulting in energy cost savings. bllp://www.nc6da.org/about economicdevelopment.php A COMMUNITY DEVELOPMENT CORPORATIOM CDC, is non-profit groups accountable to local residents that engage in a wide range of physical, economic and human development activities. Although there is no established legal definition for CDCs, they are characterized by their community based leadership and their work primarily in housing production and/or job creation.,This is what differentiates them from other types of non -profit groups.- CDCs rebuild their communities through housing, commercial, job development and other activities. A CDC's mission is normally focused on serving the local needs of low - or moderate - income households:'Resident control usually takes the form,of board representation. www.evanstonhousing com/ lg ossa1httm North Carolina's Community! Development Corporations have grown out -of the national 30 -year old self -help movement aimed at neighborhood revitalization:, Generally;, CDC's are nonprofit organizations offering resources and assistance in the areas of housing, housing counseling, small business development, childcare, and skills training., iThe financing sources for DC's vary with each corporation, but most receive funds from private foundations and state and federal governments. 30 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan CDCs are formed by residents, small business owners, congregations and other local stakeholders- to revitalize a low and/or moderate- income community:- CDCs typically produce affordable housing and create jobs for community residents: Jobs are often created through small or micro business lending or commercial development projects. Some CDCs also provide a variety of social services to their target area. According to a national census of CDCs conducted by NCCED in 1998, there are an estimated 3,600 such groups across the United States. Since the emergence of the first CDCs in the late 1960s, they have produced 247,000 private sector jobs and 550,000 units of affordable housing. SELF1 HELP, CREDIT UNION of Durham, NC makes loans that range in size from a few thousand dollars to several million, depending on the project being financed. -Their loans are available to meet a variety of needs such as: �® Starting, buying or expanding a business or nonprofit 30 "Purchasing or constructing real estate "Buying equipment and machinery ® Providing working capital ® Buying inventory http: / /www.self- help.org/ lffain'Streefldedls 'The'Task.Force invited '. Liz'Parham, Executive Director of the Chapel'Hill Downtown'Partnership, to be a guest speaker at one of the monthly meetings. "Ms,;'Parham spoke about the mission and objectives of the Downtown 'Partnership and outlined a tactic called tho'.Main Street Approach, which encourages revitalization -of commercial areas and is being employed by many communities nationwide. ffThe'Main Street Approach is a community - driven, comprehensive methodology used to revitalize older, traditional business districts throughout th& United States.!! It is a common -sense way to address the variety of issues and problems that face traditional business districts. The underlying premise of the:Main Street approach . is to encourage economic development within the context of historic preservation in ways appropriate to today's marketplace.'The'Main Street Approach advocates a return to community self - reliance, local empowerment, and the rebuilding of traditional commercial districts based on their unique assets. The Main Street; Four'Point ApproachTM is a comprehensive strategy that is tailored to meet local needs and opportunities° It encompasses 31 US 70/ Cornelius Street Corridor Strategic Plan 2007 . Chapter 2: The Plan work in four distinct areas — Design," Economic-Restructuringi,,Promotion, and Organization — that are combined to address all of the commercial district's needs.'? (From the National Trust for Historic Preservation,'Main Street: Revitalizing Your Commercial District website: http://www.mainstreet.org/content.aspx?page=3§ion7-2) The four strategies of thd'Main Street Approach are: 1. - organize public private partnership 2. Promote the district and district assets 3. Provide streetscape improvements and promote compatible infill 4. Investigate economic restructuring Though the 70, Corridor is not a historic commercial area in need of revitalization, incorporating some of the strategies of thd'Main Street Approach can still be very helpful. ,For instance, identifying the economic drivers could help the task force to promote the corridor to future developers. The Task Force determined the following list of key attributes of development along the corridor. IT,,,,hevIF,our,liEconomidIDri,vers,,of\NeWIDe,velppment,on-,7'0( Corridor 1. "Existing and new development should service the existing community 2. ° Commercial development should maintain the neighborhood scale 3. New development and redevelopment should be human-oriented design 4. Development along the' US 70/- Cornelius Street Corridor should be integrated with downtown Hillsborough IlRnancidl "Assistance ,The following financial assistance programs are good places for emerging business owners to seek help: Self -Help Credit. Union 've Business. Energy, Loans Small, Cities Community, Development. Block, Grants Commerce- Finance Center (state) 32 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan IlEcononzic+',Dev,�Iopyneiit,,7 iecont mendations The.,Task,Force identified the following recommendations in regards to economic development. m® 111dentify the ideal land uses for parcels along 70, Corridor. ® .,Encourage businesses and property owners in the corridor to coordinate and organize their efforts to revitalize the area ;® Promote the corridor through marketing and a public campaign «® "Investigate options for business incubator space in the corridor ® Refer relocating-DanieLBoone businesses to existing or proposed development sites in the corridor "0 Encourage the development of small business incubator space 3® Encourage the 70- Corridor community to establish a CDC with a for profit development arm Chapter 2: The Plan a rev lopgnon>tTotontiai In order to provide an accurate view of what future development may look like, it was necessary for the ...Task Force to first develop a map showing the development potential of each parcel along the US 70/ Cornelius Street Corridor. -The map was conceived after the careful analysis of existing conditions. First, the'Task Force identified residentially zoned and residentially used properties as `developed'. Next, parcels with significant topographical challenges were identified and labeled as such. This category is not meant to suggest that development is impossible on these parcels; simply that topography will have to be considered during design. The group also identified existing businesses that represent strong anchors in the corridor. ,The. -Task Force agreed that these parcels are not likely to see development or redevelopment in the near future but could benefit from site improvements. Finally, the group looked at the remaining parcels and identified those left as being ready for redevelopment. 'This category has high redevelopment potential and could likely see development in the near future. 34 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan 1,,Wegeveliqpnie,iitIlPote,ntidI After identiBjing the parcels most likely to redevelop in the near future, the,Task Force decided to explore what future development may look like. The following set of before and after I pictures are meant to be conceptual renderings only. They are not meant to define the architectural style or use of any particular site in the corridor but are rather designed to inspire future development and redevelopment. The renderings include residential, commercial, and office uses along the US 70/ Cornelius Street- Corridor and include both one and two-story options. The architectural treatments in the renderings are meant-to be sympathetic and congruent with the historic district while encompassing contemporary architectural elements and state-of-the-art designs IlBefore *fter "Existing - one-story retail Mixisting 'Two-story office and retail 35 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan Existing One -story retail ,Existing Migh- density housing :Existing Neighborhood grocery store 36 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan ;Existing .High- density commercial and office Existing Restaurant with. outdoor seating 'Existing Road improvements -4 lane divided with planted median 37 US 70[Comelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan ,( Concgprtual ,,S►'iteIP- Zang,SShowiitg,, tedevel pmentll►otential This plan shows the intersection of US 70 and Churton Street. (1) Pedestrian amenities have been added. ..P) New buildings are brought to the street edge to create a more urban feel while maintaining human scale. (3) The parking has been moved to the rear of the lots with limited site access. "The amount of parking is generally adequate for single -story retail, offices and services. Second =floor residential could be added' without dramatically increasing parking demand. As the town re- writes its development . requirements, parking requirements may be reduced to encourage alternate modes of transportation. -4); Landscaped buffers are provided along the rear to maintain residential privacy. ' This will need to be studied, as development occurs to balance privacy and CPTED concerns. 38 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan This plan shows the intersection of US 70 with Hill St. and'.Rainey Ave. (1) The. undeveloped parcels on the south side of the rendering are the lots currently under development idKenion Grove. (2) The parcel on the east side of Rainey is shown as townhome development. 'This parcel has limited frontage on- Cornelius Street, but provides an opportunity to introduce a variety of housing types in the corridor. (3)'A mixture of retail and service buildings is shown on the parcels between Rainey and Hill Streets. ;The-lots, if developed together, could share parking and side street access. The existing building at "Rainey could be retained. (4)iParking is sufficient for single -story retail or for multi -story uses that have varying peak parking needs such as a movie theater or restaurant and a shop or church. 39 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan $3 This plan shows the intersection of US 70 with'Faucette'.1V1ill and'Revere,Rd. (1•)' The current coin laundry is drawn in because it was redeveloped after these 2003 photos were taken. )' The intersection at-Faucette'Mill and Cornelius was re- worked on the southwest to reflect the closing of Short Street. The right -of -way, added to the adjacent parcel opens the opportunity fora larger building. (3) The northwest quadrant shows complete redevelopment because the main parcel was for sale at the time of this report.- Only a portion of the site is commercially zoned, so townhouses are shown on the majority of the parcel. (4)!The southeast quadrant also shows complete redevelopment. Corridor residents routinely mentioned the current development as detracting from the area due to the poor appearance and questionable activities. Additional properties are incorporated because the property owners have expressed interest in significant and cooperative redevelopment. !!Parking is designed for single -story or mixed -peak multi -story development. 40 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan Summary of Development Potential In short; these exercises show there is significant redevelopment potential with in the corridor. New development can be accomplished without displacing existing residences and successful businesses. The development parcels are reasonably, sized' /2 -3 acres but are not of a size to entice large -scale retail development such as a national chain store. The desired development from neighborhood residents meshes well with the physical constraints of the corridor. The US 70/ Cornelius Street Corridor provides a good opportunity for local investment and local business growth. Development and Land Use Recommendations • Establish coherent and comprehensive processes to encourage redevelopment • Develop zoning classifications for neighborhood scale service and retail uses • Ensure Land Use recommendations in Strategic Growth Plan match redevelopment proposals, including mixed use • Create flexible standards for alternatives to concrete sidewalks • Encourage small business owners to take advantage of small business loans - offered by-Orange County 0 Create flexible parking standards that encourage shared parking by mixed -peak uses and that encourage alternate modes of transportation 41 US 70/ Comelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan JLa 'dscgping,;aifd "-Srgnage One of the recurrent themes throughout the Task Force's work was the need for landscaping and signage improvements along 70 Corridor. The existing streetscape is bleak. "There are long stretches of shoulder that are compacted red clay with no plantings. -The poor appearance of these areas leads to their misuse, as parking and pull off areas. This also leads to ever - widening curb cuts at business entrances. The 70 Corridor could be greatly enhanced with a landscaping program that includes shoulder plantings. The.Task Force also expressed concern that signage was much needed along the 70 Corridor. ,Two types of signage were mentioned as being immediately necessary. First, the Task Force agreed that wayfinding signage should be added. The wayfinding signage should be designed to be compatible with wayfinding signage along South Churton and in the downtown area. The wayfinding signage should aid in the ability for travelers and tourists to locate key destinations in Hillsborough. The second type of signage identified by the Task Force.was "Welcome to Hillsborough" signage to be located along US 70 at the town limits. The': Task Force agreed that this signage would help create a more legible environment for newcomers while also deterring crime activities. "The signage should be coordinated and complementary with signage along other main transportation routes and should be accompanied by increased lighting. These types of improvements can greatly boost the image of the area as well as the real and perceived crime risks. Additional landscaping also serves to soften the edges and create a more natural flow between town and county while enhancing human scale and adding color to the landscape. 42 US 70/ Cornelius Street Corridor. Strategic Plan 2007 Chapter 2: The Plan Signage and Landscaping Recommenadatians The Task Force identified the following recommendations. • Encourage public and private investment in landscaping at key intersections and along the corridor • Add wayfinding signage to the corridor that is consistent with -Churton Street'Plan • Add "Welcome to Hillsborough" signage at Town limits along 70 Corridor • Engage the Town of Hillsborough Tree Board to add tree plantings to the public right -of -way • Coordinate development regulations, particularly signage with -Churton Corridor recommendations during the Zoning Ordinance rewrite • Add decorative banners to power poles The images below are from the Churton St. Corridor Plan and are examples of attractive signage options for US 70/ Cornelius St. Corridor. Existing condition After new sign regulations :and landscaping imMovernenitts 43 US 70/ Cornelius Street-Corridor Strategic Plan 2007 Chapter 2: The Plan 4GomTpat biQity vAth 0t'her Waam ing Documents The recommendations in this plan will inform the pending rewrite of Hillsborough's development requirements in the Zoning - Ordinance and Subdivision'Regulations. In regards to the -Churton Street- Corridor.Plan two important concepts recurred throughout this planning process: 1. The 70 Corridor was entitled to the same detailed planning and consideration as the Churton Street,Corridor. 2. By using similar standards and requirements as other areas of the town, the 70�Corridor and the adjacent neighborhoods will be more integrated with the whole town and will serve to build the concept of a town united while honoring the unique neighborhoods. The Town of Hillsborough is planning to engage in a rewrite of the Zoning, Ordinance and Subdivision Regulations beginning in 2007. The TaskForce identified the following topics that need to be addressed in the development standards section of the town's development regulations. QZecormmondations fov Npeoific'Woiflcs 2'asp'lrs forsthelordinancelR.ewiiite Establish a small -scale mixed -use district or permitting process Establish revised parking requirements for commercial, office, and institutional uses Establish access management standards Establish a streamlined review processes to encourage development along the corridor m Establish requirements for integrating^CPTED strategies 44 US 70l,Comelius Street Corridor Strategic Plan 2007 Chapter 2: The Plan IlThe: {Ghur -ton ,Street:'CorridoiflMan ,The US 70 /� Cornelius Street Corridor Plan immediately followed the Churton Street Corridot "Plan, which served as a basis for the work done by the US 70/ Cornelius Street Corridor. Task: Force. 'The Task Force agreed from very early on the process to utilize the conceptual framework and design suggestions in the, Churton Street Corridor Plan as building blocks for this plan. ..The two corridors share many attributes and both represent major transportation routes in: Hillsborough. Where differences became apparent, the task -force tailored their recommendations to specifically address concerns voiced by residents and property owners in the 70 Corridor. The, Churton Street, Corridor: Plan assumes significant development interest and the plan focused on managing that intense pressure. The same -guidelines and recommendations can be applied within the 70 Corridor to help ensure that future development meets the standards of the town and surrounding neighborhoods. The Task Force applied similar analysis steps to both corridors. The focus was different in that managing growth pressure was the primary concern along Churton Street while encouraging appropriate development and raising the quality of development was the key concern along 70 Corridor. ITJae'MrategioGrowth#PRIan The Strategic, Growth'Plan, SGP, recommends jurisdictional changes based on Hillsborough's anticipated water capacity and transportation constraints. The anticipated water capacity translates into significant residential and non - residential development. „The plan recommends compact development for efficient resource use. ,The second phase of the SGP will make specific land use recommendations for the interior. The recommendations from the 70 Corridor, Plan will inform those future phases. 45 US 70/ Comelius Street Corridor Strategic Plan-2007 Chapter 3: Implementation ,iIxjlilementa.tionN;Plan 'The;Task,Force devised a system for prioritizing the recommendations put forth in the US 70 /-Cornelius Street Corridor Plan. First, the group looked for category trends in the recommendation and determined that each recommendation fell into on of four categories including: tasks for a community organization, tasks for the Economic Development- Commission of Orange, County,, tasks to be addressed during the Town of Hillsborough Zoning, Ordinance rewrite, slated to begin in 2007, and tasks for the Town Board and planning staff. The group then assigned the following timeframes to each recommendation:�llmmediate- up to 6 months; -Short- 6 -12 months,!Medium -12 -24 months, andilLong- 24 months or longer. ;The following chart outlines the implementation timeframe and responsible parry for each recommendation. a k d , � .eam otation ffimmei%a me 4. Establish a community organization that includes residents, property owners, and business owners. "Immediate A® Act as catalyst for continued code enforcement source of complaints Immediate ® Act as catalyst for improved police patrols .(source- of complaints), Immediate u® Act as general advocate for corridor for funding requests 'Act as introductory organization for CDC creation Immediate "Immediate 1§0 . Approach neighboring organization for landscaping improvements or ` welcome si "Immediate ec.® ,Create a CDC to represent the 70� Corridor community • Medium 22.,, Engage the EDC in business recruiting and information campaign__ V® ;;Promote existing land for sale& buildings for renhort mmediate �® fiRefer relocating °Daniel'Boone businesses hort _® Create promotional materials for the 70,Corridor $a „Provide suppo rt to community organization to help it become a,CDC Jmmediate a® IlPursue funding to construct incubator space through public /private partnership 'Medium 46 US 70/ Cornelius Street Corridor Strategic Plan 2007 Chapter 3: Implementation 1. 'Re -write Zoning Ordinance "Medium © Access management along Cornelius Street "Medium »® Neighborhood scale mixed use zoning district "Medium ® 'Revise parking requirements for commercial, office, and institutional "Medium uses ® Streamlined review processes to encourage development along the "Medium corridor ® "Establish requirements for integrating CPTED strategies while still "Medium protecting residential rivacy a ® ".Traffic calming menu of options for development "Medium ® Standards for bike rack and pedestrian bench installation at commercial Medium and multi - family developments ® 'Pedestrian connectivity requirements "Medium „® Signage consistent with Churton Street Plan recommendations .Medium ® -Pedestrian walkway options other than concrete sidewalks "Medium r!4... Engage the: Town Board and staff Immediate ® Continue to request the widening of Cornelius/US 70 as part of the TIP Immediate funding cycle ® Assess feasibility and prepare cost estimates for local street network Short changes „e ".Make sure land use recommendations in Strategic- Growth,'Plan that are "Immediate consistent with this plan m® Develop funding schedule for public improvements in the corridor and Immediate submit to "Town.Board for prioritization (lighting on existing poles, new lighting, banners, welcome sign) ® -Request tree plantings from,Tree'Board in advance of widening that will Immediate be able to remain when widening complete >® ::Request NCDOT to improve directional signage along the 70, Corridor Short >® "Include this corridor in wayfinding signage study and investment Short Encourage bus stop locations along US 70 for both local circulation and Short regional commuting Request local funding to implement local street network changes ".Medium »® , Develop funding schedule for bike/ p edestrian pathways ".Medium ® Initiatd''Phase 2 of the' US 70% Cornelius Street Corridor Task'Force with Long the mission of developing plans for the eastern portion of the, Corridor within town limits 47 US 70/ Cornelius Street Corridor Strategic Plan 2007 VA