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Home My WebLink AboutAgenda - 12-6 - Information Item - Flexible Zoning District Proposal in the Town of Carrboro’s Transition Area 1 ORANGE COUNTY NORTH CAROLINA MEMORANDUM TO: Board of County Commissioners Bonnie Hammersley, Orange County Manager Travis Myren, Orange County Deputy Manager FROM: Craig N. Benedict, Planning Director Perdita Holtz, Planner III — Planning Systems Coordinator DATE: April 2, 2019 SUBJECT: BOCC Information Item — Flexible Zoning District Proposal in the Town of Carrboro's Transition Area This memo is to provide information a proposal the Town of Carrboro is currently reviewing for a Site Specific, Flexible Zoning District at Old NC 86 and Eubanks Road, which is located in the Town's Transition Area II." Summary of Orange County's Involvement Section 2.3.13 of the Joint Planning Agreement (JPA) allows for County review of the applications in Transition Areas, prior to issuance of a development permit or approval. The County does not have approval authority in the Transition Areas; County involvement is as a reviewer only. County staff conducts JPA reviews, determining whether a proposal is consistent with the Joint Planning Land Use Plan and informing the BOCC of any significant projects/text amendments. Town staff has indicated that, unless the properties are annexed very soon, the Town will formally send the application package to County staff after the first round of Town advisory board input and after any revisions from that input are incorporated into the proposal. The FLX district process is an iterative process whereby community and advisory board input is sought at various stages during the process, so the point at which an application is near its final form and ready for the JPA review process can be unclear. If the Town annexes the site prior to action of the development approval, the JPA would no longer apply and the County would not have a formal review period. The developer has submitted a voluntary annexation application to the Town and the Board of Aldermen, per the schedule below, is expected to consider the annexation request in May/June 2019. In summary, County staff has not formally reviewed the application for consistency with the Joint Land Use Plan and Northern Study Area Plan. The "Facilitated Small Area Plan for Carrboro's Northern Study Area" (adopted in 1998; map link) does mention nodes of mixed use as part of the "floating zone" concept that could be affixed to a specific location meeting certain road hierarchy criteria and an elaborate public process to rezone. Summary of Project and Process 1 2 The 26.2 acre site is located in the Town's "Transition Area II," as identified in the Joint Planning Land Use Plan. Although the JPA states that development in the Transition Area II cannot exceed 1 housing unit per gross acre until at least 75% of the gross land area of Transition Area I meet certain development thresholds, there is additional language that exempts the "floating zones" from this requirement. Transition Area I is very close to meeting the 75% requirement; Town staff was unable to provide the exact percentage in time for inclusion in this memo. The Town of Carrboro sponsored facilitated workshops in 2011 to specifically address the site in question. The results of the workshop are contained in a report: Northern Study Area-Eubanks Site Facilitated Workshops. As a result of the workshops, the Town, in 2016, adopted a new zoning district, FLX (Site Specific, Flexible), that applies primarily to the Northern Study Area. The Town's Land Use Ordinance contains many requirements for the FLX district. Town staff has indicated that the process for the FLX district is an iterative process, with this particular project's process beginning in 2011 with the workshops. In February 2017, the Board of Aldermen approved a request by the developer to submit a petition for change of zoning to FLX. At its February 26, 2019 meeting, the Board of Aldermen adopted a resolution approving the following schedule for this project: 1. Present formal application: preliminary ordinance/master plan - February 26, 2019 2. Joint Advisory Board Review - March 7, 2019 3. Public Input/drop in Session? 4. Revisions (mid-March to mid-April) 5. Submittal of TIA/Stormwater Analysis (early April) 6. Board of Aldermen Request to Set Public Hearing - April 17, 2019 7. Public Input/drop-in Session? 8. Revisions (mid-April to mid-May) 9. Joint Advisory Board Review - May 2, 2019 10.Board of Aldermen Consideration of Annexation Request - May/June 2019 11.Board of Aldermen Public Hearing on FLX ordinance & rezoning - May/June 2019 The process for rezoning to a FLX district begins with a Town-sponsored site specific planning study (community charrette; conducted in 2011 in this case) for the subject property and continues with the preparation of an ordinance and master plan that outlines all of the standards applicable to the district. The intention is that the ordinance would implement the outcomes of the site specific study. The site specific ordinance establishes the regulations for development based on the planning study, with input from an applicant, advisory boards, and members of the public at key intervals. On March 7, 2019, the Town's advisory boards, including the Northern Transition Area Advisory Committee, reviewed the proposed master plan and accompanying site- specific development regulations and provided initial feedback. The materials from the joint advisory board meeting contain the application and the draft ordinance which consists of 16 pages of site-specific standards. The preliminary Master Plan map is included at the end of this memo. The basic facts of the proposal, taken from the application, are: 2 3 • Site is 26.2 acres in size • 1.5 acres would be the commercial "anchor" for the development. The potential zoning choice is B3-T (Transition Area Business) with additional usage allowing a restaurant that would allow outdoor seating and an outdoor display area. We envision a structure that is part Maple View Farms, part Merritt's and part Johnny's. A destination for bikers, runners and drivers and also the first impression as you enter town from the west. A number of viable options exist for a business model and some of the prominent features include: Old fashioned big front porch, outdoor area for kids and dogs, live music area(s), coffee/breakfast spot, etc. General store feel. • Approximately 6 acres - possible zoning of B3-T (Transition Area Business) and other zoning choices — Senior Living and/or Daycare/Commercial/Office. These components are low impact commercial uses. The main structure(s) would be two or three stories and will have a vernacular character and will front Eubanks Road. • Approximately 12 acres — Single Family homes. An area of homes that are on small lots (+- 3500 s.f). These cottage homes will be small (1100-1800 square feet) and will have pockets of open space throughout. The demand for small homes is very high as proven in Claremont South. • Approximately 6.7 acres — Multifamily/Townhomes/Office and/or Church site. A group of units facing Eubanks may be 3 stories high. Parking behind the buildings. As is shown on the schedule, the Town's advisory boards will have at least one more opportunity to review the proposal. 3 4 E ►� 4 • II I N K � SFIRFSIpENTI,PL / SCALP:I'=I500' �cindy Map m I II L 2 Q \ L � 55 RESIVENTI L / COMMertaAt \ �/ l'-aka Lill wozs P� -„r LB 3 story - �9 ME Buildings _1 �09 � EUBAN � 6 EUBAIy�s RaAD MOK � ELEME 0 A 0' 200' 400' Graphic 5cale $ 5cale: I"= 100' Parker ,L— LLC 2-26-2019 901 M-tclalrway EUBANKS PROPERTY Chapel HIII,North Carolina 2751 6 Contact:Adam Z, at 919-422-6477 PRELIMINARY MASTER PLAN