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The Design Response, Inc.
February 7, 2005
Mayor Phelps and Town Commissioners
Town of Hillsborough
Post Office Box 429
Hillsborough, North Cazolina 27178
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Subject: Letter of Interest in Voluntary Annexation for US 70-Business Property
(a,k.a. Primm & Doughton Tracts)
Deaz Mayor and Town Commissioners:
We hereby submit for your consideration this "Letter of Interest" in pursuit of a voluntary
contiguous annexation into the Town of Hillsborough's corporate limits. We aze submitting this
letter on behalf of our client, W & W Partners, and the collective property owners of the
approximately 119 acres of property (Tax Map pazcels 4.37,C,21 and 4,40.B,1) that is located
adjacent to the Town of Hillsborough's eastern corporate limits on the north side of US 70-
Business, across from The Meadowlands Business Pazk (please see Attachment `A'),
Our conceptual development program is attached for your reference (please see Attachment `B').
The proposed development site is located within the Town's urban services azea, and existing
water and sewer mains aze readily available in the immediate area to provide service to this
property, Also, we believe that our anticipated use of the property will produce increased
property values of sufficient magnitude so as to provide a positive cash flow to the Town's
General Fund, In addition, we believe that our development program, which is included in the
Town's Water Capacity Analysis (please see Attachment `C'), will utilize existing water capacity
to provide additional customers that will help offset the Town's Water/Sewer Fund expenses,
We respectfully request that the Town Boazd consider this Letter of Interest at its regular meeting
on Monday, February 14's, and that the fiscal impact analysis be performed in a manner timely
enough to provide for this item to be included on the Boazd's quarterly Public Hearing on April
24, 2005.
Sincerely,
TT-IE DESIGDN RESPONSE, INC,
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Jack L. Smvre, PE, AICP
Enclosures
cc: Eric Peterson
Margaret Hauth
1014 High House Road, Suite 100, Capp, NC 27513 office,' (919) 469-2080 /Fax (919) 469-66.3.3
Attachment `A'
US 70 PROPERTY-
HILLSBOR000H
Orange County, North Carolina
LOCATION MAP
LEGEND
Ezistln0 Corporate Umiis
PmPosed Annezatlon Area
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Attachment `B'
LJS 70-Business Property
Conceptual Development Program
The US 70-Business Property consists of two tracts of land which are located along US 70-
Business, immediately north of the Meadowlands Business Pazk and the Triangle SportsPlex.
The site is included in the Town of Hillsborough's Urban Services Area, and was also included
in the Town's last water capacity analysis update.
This site represents a prime location far growth for many reasons, including the following:
• Two sides of the site are contiguous to Hillsborough's existing corporate limits, and
the full range of Town services can logically and efficiently be expanded to serve this
site.
• Water and Sewer service aze readily available to the site, and no additional pump
stations will be needed to service this azea.
• The site has easy access to US 70, Interstate 85 and the Dtuham Freeway for
commuters traveling to Duke University, Research Triangle Park and other locations
in the greater Triangle azea.
• The Triangle SportsPlex is across US 70-Business from the site, providing a wide
range of yeaz-round recreational opportunities for adults and children.
• Retail azeas aze readily available to serve the site with minimal traffic impact on
Churton Street.
Creating a Comprehensive Solutior:...
We believe that this site provides a unique opportunity to pause and contemplate the mast
desirable land use program for the US 70-Business entranceway corridor into Hillsborough.
Although the southern edge for this portion of the entranceway corridor has already been
established by the approval and development of The Meadowlands Business Pazk, the northern
edge of this corridor provides an important opportunity for the Town to finish shaping the nature
and character of this corridor.
Given the commercial and business nature of the land located on the south side of US 70-
Business (between US 70-Business and Interstate 85), we believe that US 70-Business serves as
a natural boundary whereby uses to the north can begin a transition from higher intensity uses to
lower intensity uses (please see Attachment `D'). Accordingly, we suggest a transition moving
from south to north that generally involves the following land use layers:
US 70-Business Property- Conccpmal Development Pmgmm
Page 1 of 4
• Mixed Use -this land use designation, which would involve the properties
immediately adjacent to the northern edge of US 70-Business, would include limited
retail and office uses, It is also possible that some residential uses (condominiums)
could occur in this azea, We believe that the Town should seek vertical mixing of
these uses as a condition of the future rezonings that would be part of the
redevelopment of this azea. The Town's Entranceway Special Use District, which
requires a Special Use Permit far development to occur, would seem to be an
appropriate mechanism to achieve the desired mix of uses while retaining the land use
and aesthetic control that the Tawn Boazd would desire for these developments.
• Residential -Immediately behind the proposed mixed use zone that borders the
northern edge of US 70-Business, we envision that residential t>ses would complete
the transition from higher intensity to lower intensity uses. We believe that higher
intensity residential uses (townhomes and Chazleston-style detached homes) would
generally be most appropriate adjacent to the northem edge of this mixed use zone,
Then, as one moves further away from the US 70-Business corridor, single-family
lots would represent the final layer of residential use.
• Open Space -The Eno River lies approximately % ta'/< miles north of this portion of
the US 70-Business conidar, Prior to reaching the river, the topography drops off
significantly creating many azeas with steep slopes, We believe that single-family
lots should consequently transition to a band of undisturbed open space that provides
protection for these environmentally sensitive azeas,
We believe that this layering of land uses on the north side of the US 70-Business entranceway
corridor as shown in Attachment `D' represents the mast desirable transition from Interstate 85
and The Meadowlands Business Pazk to the Ena River, Accordingly, we seek to propose a
development that fits this vision and provides a desirable apporhmity for growth in the right
location for the Town of Hillsborough,
Custom Built Quality
Our client, W & W Partners, Inc, who is based in Cary, has developed several quality residential
and non-residential projects throughout the Triangle area, W & W Partners represents a
collection of custom home-builders who work in teams when constructing a development.
Accordingly, unlike production-built developments, neighborhoods built by custom home-
builders include a much greater vaziety of floorplans and architectural styles. Furthermore,
custom home-builders tend to pay a high degree of attention to detail, further enriching the visual
chazacter of the neighborhood.
W & W Partners has been very active in Cary (Carpenter Village), Raleigh (Bedford at Falls
River), and Knightdale (Princeton Manor). They aze a unique group in today's producion-
oriented world, realizing that their best marketing is their last project, We encourage the Tawn
Commissioners and staff members to visit one of our client's recent projects in order to see
firsthand the types of products and level of quality associated with their work,
US 70-Business Property-Conceptual Development Pmgmm
Page 2 of 4
A Developarer:t Progrmn for the US 70 Business Property
In keeping with the comprehensive land use plan suggested above, we propose a mix of
residential uses on our 119-acre site, and offer non-residential uses along our site's US 70-
Business frontage (please see Attachment `E'). We believe that the Town's Entranceway
Special Use zoning district is the best vehicle to achieve our development program, allowing a
Special Use Permit to cover the entire site and to address important site-specific details.
Our conceptual development program is described in more detail as follows:
- Charleston Homes -These detached homes on small lots are proposed to follow the
traditional Charleston style, including side porches and small courtyards (please see
Attachment `F'). In addition to their unigae architecture, garages aze provided off of
rear alleys, further enhancing the aesthetic appeal of these homes. We have placed
these units on some of the flattest land on our site, and they are proposed to be visible
along both enttance roads into the site.
- Townhomes -These attached homes are proposed in groups of four and five along
the southern edge of the property (adjacent to the mixed use zone). These units will
provide great opportunity far first-time home buyers, as well as retirees. A greenway
trail is envisioned between these units and the future mixed use azea to the south.
- Single-Family Lots - We provide two different sizes of single-family lots throughout
the development. The smaller lots aze generally 65 feet wide by 125 feet in depth,
providing ample room for a typical single-family detached home. The lazger lots are
typically 85 feet wide by 140 feet in depth, providing additional space for lazger
single-family detached homes.
- Recreation Center - A neighborhood recreafion center, tentatively including a
clubhouse, outdoor pool, tot lot and tennis court, is proposed to provide social and
recreational opportunities for residents. We envision that these seasonal outdoor
recreational opportunities will serve to complement the yeaz-round indoor
recreational opportunities and programs that aze provided by the neighboring Triangle
SpartsPlex facility across US 70. For that matter, due to the close proximity between
this site and the Triangle SportsPlex, we envision that the proposed neighborhood
will provide a healthy number of addifional patrons to support this existing
recreational facility.
- Mixed-Use Buildine - In order to initiate the suggested mixed-use tone for the
northern edge of the US 70-Business entranceway corridor, W & W Partners
proposes to provide a two-story 20,000 squaze foot building along the property's US
70-Business frontage. The proposed mixed-use building would be vertically mixed
with the opporhmity for limited retail uses on the first floor, and office uses on the
second floor. The building would front on US 70-Business, providing an attractive
fapade far drivers while also screening pazking that would be located behind the
building.
US 70-Business Property-Conceptual Devclopmrnt Program
Page 3 of 4
We believe that this range of residential products (four different types of housing opporhmities)
provides home ownership for a variety of price points, while also providing opportunity for
multi-generational sales (a family chooses to buy asingle-family home and a grandpazent
chooses to buy aChazleston-style home or a townhome unit). This blend of residential uses
should serve to create an exciting and dynamic neighborhood that provides healthy diversity for
the Town of Hillsborough.
Although portions of the site aze relatively flat, and we have sought to use these areas for the
Chazleston-style and townhome units, there aze aeeas where maintaining design guideline street
grades will necessitate tree removal. Accordingly, the developer, who appreciates the value of
trees and landscaping with regazd to the beauty and aesthetics of a neighborhood, proposes a
front yard replanting program in instances where no existing vegetation can be saved between
the house and the street on single-family lots. In addition, we envision that a street tree planting
program will be utilized in the Chazleston-style and townhome aeeas.
Finally, we note that approximately 30 percent of the site is protected as open space, including
the northwestern comer that includes steep slopes where the site drops down to Cates Creek and
the Eno River. The conceptual site plan respects these environmentally sensitive areas and does
not propose any development for this portion of the site,
Water Capacity Analysis
The Town's Updated Water Capacity Analysis for FYs 04-14 (see Attachment `C') includes this
site (identified as Map ID #10 - Prrmm Property) with a total of 250 dwelling units and 215,500
square feet ofnon-residential square feet. (fur development program includes 250 dwelling units
(a density of 2.1 units per acre), a small clubhouse/recreation center with a pool, and a 20,000
squaze foot mixed-use building. Consequently, we believe that we are right on target with the
number of residential dwelling units proposed on the site, and that there is still neazly 200,000
squaze feet of non-residential space available for the approximately 30-acre mixed-use azea that
we have identified along the northern edge of the US 70-Business corridor (see Attachment `D').
Therefore, we believe that this development program will be able to utilize existing water
capacity as foreseen by the Town's own analysis, and will provide additional in-town customers
who will be able to help offset the Town's Water/Sewer Fund expenses.
Concluding Thoughts
We believe that the conceptual development program for the US 70-Business Property site
presents a valuable oppornurity for the Town of Hillsborough to enhance the nature and character
of the US 70-Business entranceway corridor. In particulaz, we believe that this proposed
development would provide the opportunity for the Town to grow in a logical manner, placing
new residences in close proximity to several travel corridors (iJS 70, I-85, Durham Freeway)
while m;nimy~ing impacts on the congested Churton Street corridor. Furthermore, the Town has
the opportunity through this project to make a statement regarding the type of development the
Town would like to see adjacent to the northern edge of this eastern entranceway corridor.
Perhaps most importanfly however, this development represents a quality opportunity for the t
Town to increase its tax base and add in-town water customers with minimal additional Town
expense.
US 7D-Busineu Pmperiy-(:onceptual Development P`og~am
Page 4 of 4
Attachment 'D'
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US 70 BUSINESS CORRIDOR
HILLSBOROUGH
Orange County, North Carolina
Conceptual Land Use Plan
LEGEND
Residential
Mlzed Use
Commemial/Business
industrial
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^ .~---~ ~ HILLSBOROUGH
OPLAft LANE Orange County, North Carolina
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SITE PLAN
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\ LGT COUNT
12 000 SF LOTS (85X190'} 8] LOTS
8.p60 SF LOTS (65 %125) -89 LOTS
CHARLESTON LOTS (50'X115')-47 LOTS
^ TONMHOMES (22.29'X4VJ-27 UNITS
TOTAL 250 LOTSI UNITS
(72 atltlitianal lots if Ellabelh S2dy Raad
tloes nat 00 (hroueh site )
SITE DATA
Tav Mep Number 48T C.21. and 4.40.8.1
Pin Numbers: 987453-0717. antl 9674-72-7769
Exisllnp 20111p9: R-i Ruml Resitlenllal
TtactAUea0e: 118.0 LACres
TopoO+aphY by Orange County GIS (5' Contours)
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Cary, NC
Attachment `F'
Pictures taken December 1, 004