HomeMy WebLinkAboutEDD Task Force agenda 091394 I - 40 / OLD NC 86 r
ECONOMIC DEVELOPMENT DISTRICT WORK GROUP
DATE . Tuesday , September 13 , 1994
TIME . 7 : 30 p . m .
LOCATION . Government Services Center
AGENDA
I . Introductions
II . Approval of Minutes
III . Proposed Process for Work Group to Meet Its Charge
IV . District Overview and Analysis - Marvin Collins
V . Geographic Boundaries
VI . Permitted Uses
VII . Schedule for Remaining Meetings
NOTE : PLEASE BRING YOUR CALENDAR TUESDAY EVENING SO THAT THE
DATES FOR THE LAST MEETINGS CAN BE FINALIZED .
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PROPOSED PROCESS AND SCHEDULE FOR
I - 40 / OLD NC 86 ECONOMIC DEVELOPMENT DISTRICT WORK GROUP
Meeting 3 ( September 13 , 1994 )
Topics for Discussion Expected Outcomes
1 . Geographic Boundaries Group will agree on
of District Economic District
boundaries
2 . Permitted Use Permitted uses by
geographic area will be
discussed and approved .
Meeting 4 ( Date to be announced )
Topics for Discussion Expected Outcomes
3 . Infrastructure Concerns Infrastructure needed to
serve district will be
discussed and approved in
principle .
4 . Performance Standards Standards or rules
governing the district
will be approved . This
will include intensity and
environmental factors as
well as design standards .
Meeting 5 ( Date to be announced )
Topics for _Discussion Expected Outcomes
5 . Process for Project Requirements for the
Approval approval process will be
established .
6 . Long - term Communication A set of expectations
and Monitoring will be agreed upon and
conveyed to staff
concerning monitoring and
data collection . A
schedule for continuing
Town / County communication
will be established .
1
MINUTES
I - 40 / OLD NC 86
ECONOMIC DEVELOPMENT DISTRICT WORK GROUP
AUGUST 16 , 1994
The I - 40 / Old NC 86 Economic Development District Work Group met
on Tuesday , August 16 , 1994 at 7 * 30 p . m . in the new Government
Services Center conference room , 200 South Cameron Street ,
Hillsborough , North Carolina ,
MEMBERS PRESENT : Orange County Commissioners Verla Insko and
Stephen Halkioti. s , Hillsborough Town Commissioners Allen Lloyd and
Evelyn Lloyd , Orange County Planning Board members Bill Waddell and
Larry Reid , Economic Development Commission members Stick Williams and
Steve Yuhasz , and Hillsborough Planning Board Member Stuart Munson .
STAFF PRESENT . Economic Development Director Ted Abernathy , and
Development Specialist Oli DeVaud , Planning Director Marvin Collins ,
Planner Mary Willis , and Planning Intern Jean Robbins , and
Hillsborough Town Manager Eric Swanson , Hillsborough Planning Director
Margaret Hauth , and Deputy Clerk to the Board Kathy Baker - .
The meeting was convened by the Chair of this Task Force
Commissioner Ins )4, o . The agenda was reviewed and approved by
consensus . She indicated that it was important that all issues be
addressed and requested that new issues be added to the list of issues
to be discussed .
PRESENTATION ON RIDGE LINES AND PROPOSED SERVICE DISTRICT BOUNDARIES .
Planning Intern Jean Robbins distributed a topographic map of the I -
40 / Old NC 86 proposed district boundary lines . Also distributed was
a memo dated August 16 , 1994 , two maps summarizing the Town of
Hillsborough ' s long range plans to provide sewer and water service to
the I40 / Old NC 86 area as described in the Town ' s Master PIan For
Sewer System Improvements , November , 1987 and Water Distribution
System Improvements , June 1992 . The " proposed district " neap was
thoroughly explained so that the extraterritorial jurisdiction ,
proposed Economic Development District , the rural buffer ,
streams / creeks and the Cates Creek Drainage Basin were clearly
identified . Everything within the drainage basin flows toward
Hillsborough . North of I - 40 the Town of Hillsborough plans to extend
a 12 - inch water main south along Old NC 86 , terminating on the north
side of I - 40 . This extension can provide service to that part of the
proposed district located north of I - 40 . Longer range , this 12 - inch
water main will be extended from the I - 40 / Old NC 86 interchange due
east to New NC 86 ; with a proposed 500 , 000 gallon elevated water
storage tank to be constructed midway between Old NC 86 and New NC 86 .
South of I - 40 additional long range improvements include extending
water service south of I - 40 as the demand for water increase, to the
southwest of the I - 40 / Old NC 86 interchange . Service will be provided
by a new 8 - inch water main to be extended southward along old NC 86 to
Davis Road , where it will loop to the west along Davis Road and back
2
into the existing water main along Orange Grove Road . Within the
Cates Creek drainage basin , the Town of Hillsborough plans to extend
gravity sewer lines south of I - 85 to serve both the I - 85 / New 86 region
and the I - 40 / Old NC 86 area . The Town is extending an 18 - inch sewer
line that terminates north of I - 85 . This line will branch into two
12 - inch sewer lines , one extending southeast to serve the Wildwood
Subdivision and the other line extending southwest along Cates Creek
to the I - 40 / Old 86 district . Hillsborough currently has no sewer
lines running under I - 40 . Longer range plans call for two 8 - inch
gravity sewer lines to be extended along stream tributaries to Cates
Creek . One sewer line will extend southward to Davis Road while the
other line will follow the western boundary of the proposed district
along Cates Creek .
Commissioner Lloyd indicated that the 12 - inch water line from Old
86 to New 86 had not yet been approved by the Hillsborough Board .
Margaret Hauth indicated that the Town Engineer asked that she
clarify that the exact location of the proposed water storage tank had
not yet been determined .
Eric Swanson indicated that the Woods Edge pump station serves
the Woods Edge subdivision and the New Hope School . It has additional
capacity , however , a larger pump station would have to be built . He
mentioned that binding intergovernmental agreements could be entered
into which would allow lines to be laid for limited purposes only .
Utilities can be made available for certain needs without fearing that
unlimited growth would be the result . He indicated that the
University Station project had been driving Hillsborough ' s discussion
regarding extending sewer . When a development is proposed in a 20
year planning area , the Town would make an effort to accommodate that
developer .
Commissioner Insko mentioned that the drainage areas and service
district area both cross south of I - 40 . The issue of whether water
and sewer will run under I - 40 is one of the issues identified as being
important to resolve . Also , the 20 year map seemed to show that the
sewer line extending under I - 40 . There was confusion about where the
sewer line ended . That will be clarified for the next meeting .
Commissioner Halkiotis stated that this will ultimately be a
political decision . It is important to put all issues on the table .
Bill Waddell asked if the line would adequately service fire
fighting equipment . Eric Swanson replied that the line was only a
part of the issue . The storage tank was also critical to effective
fire fighting .
CARY ' S PLANNED DEVELOPMENT REPORT A report on the Regency Park
Development as well as the Site Plan Procedures for the Town of Cary
were distributed . Oli DeVaud indicated that in order to complete a
Planned Unit Development in Cary it is necessary to go through the
3
Planned Unit Development approval process . A Site Plan Review Process
is required when the buildings are actually being constructed .
The Regency Park development plan was approved in the mid - 1980 ' s and
is now approximately 20 - 25 % developed . There are three office
buildings , a park where the symphony performs , a small office building
which also houses a daycare center , a townhome development , and an
area of large single family homes . The original master plan called
for a mix of office , retail , industrial , and residential . There is
currently a proposal being considered that would enlarge the area
called Regency Park and change all the industrial areas to allow
office and hotel development . It is anticipated that the Town will
approve requested changes since the resulting development will still
contribute to the non - residential taxbase . The Town Council has a
clear vision of what they want to attain . That vision includes a
taxbase mix of 40 % non - residential to 60 % residential . Although this
was obtained in the past , they have slipped from this goal .
Currently , the ratio is about 28 % non - residential . Town leaders are
very concerned and are searching for ways to encourage more non -
residential development . The key function of the Planning staff is to
work with developers to design a project which will meet with the
approval of the Council . The initial site plan review for projects
that have been approved as Planned Unit Developments receive a
particularly detailed review since it will set the tone for the
remainder of the project . The Planning staff is very design - oriented
and works with developers to improve projects . The relationships
between Council , staff , and the development community are an important
component in this process . Council retreats are attended by Council ,
staff , and the Chamber of Commerce ( which contains representatives
from the development community ) . The Council places trust in the
Planning and Engineering staff to carry out its mission of taxbase
diversification and quality development . The staff , in turn , is
empowered to work with the developers to make necessary changes and
improvements to create a better project . Knowing that the staff is
supported and trusted by the Council , developers are better able to
work with the staff and implement their recommendations . When a
project is finally presented to the Council , most or all of the design
issues have been addressed , and action on the project can usually
occur . The Town has developed a reputation for being very friendly to
development . The Planning Department works closely with the
Engineering Department . In total , there are 12 Planning staff and 12
Engineering staff . Of the twelve planning staff , only 2 are
responsible for reviewing if planning " proposals . The Site Plan
Review and approval process tak, 8 weeks . Rezoning review and
approval is considered on alternate months . That process takes 10
weeks . Planned Unit Developments are reviewed and approved on the
months when rezoni. ngs are not considered . The entire Land Use Plan is
embodied in a colored map that is used as a guide . The map is updated
at five year intervals . The map is only a guide and does not require
amendments if proposed developments do not match the map . There is no
other written text that goes with the land use map .
The Development Ordinance has changed considerably since Regency Part;
4
was first approved . At that time , it was a short document that relied
primarily on goals agreed on by Council , and few regulations were
reflected in the Ordinance . Today , the Development Ordinance is very
similar to Orange County ' s Design Guidelines for the Economic
Development Districts .
Ted Abernathy presented a copy of Orange County ' s Permitted Use
Table for the Economic Development Districts on which Hillsborough ' s
High Intensity Commercial Use with the Overlay ? one had been added for
comparison . He indicated that this was being presented for
I
nformation only at this time .
Margaret Hauth indicated that the Overlay District for
Entranceways has been adopted but not applied to any property at this
time .
Commissioner Insko indicated that it is a goal to cooperate with
Hillsborough so that the result is seamless development between I - 40
and I - 85 . This needs to be discussed as an agenda item .
Eric Swanson indicated that the goal for this group is to reach
consensus on a use for this area that make sense to all the parties
involved .
Commissioner Halkiotis suggested that the Town and County Manager
work together with the Planning Staffs and Boards in order to create a
process that could be presented to this group at the next meeting .
Stick Flilliams asked for clarification regarding what transition
:youth of I - 40 means and what expanding westward would mean . He hoped
that staff could come to the next meeting pith proposal .
Commissioner Insko felt that the discussion of westward expansion
is not a part of the charge for this task force . She agreed that
having staff bring back broad outlines regarding transition as well as
pictures and a map of the area that is being discussed would be
helpful .
Ted Abernathy stated that the geography of the site ,
the Permitted Use Table , Performance Standards and. Site Plan
( infrastructure , roads , water , etc . ) are the issues that drive the
process .
Staff was also requested to create a timeline which would result
this in this Task Force ' s charge being completed in October , 1994 .
There being no further discussion , the meeting was adjourned . The
next regular meeting of this Task Force will be September 1 � , 1 � 94 at
7 : 30 p . m . in the Government Service Center , Conference Room , 200 South
Cameron Street , Hillsborough , North Carolina .
Respectfully submitted ,
Kathy Baker , Deputy Clerk
LAND FEATURES IN THE VICINITY OF THE
I - 40/OLD N . C . 86 ECONOMIC DEVELOPMENT DISTRICT
INFLUENCING DEVELOPMENT POTENTIAL
Steep Slopes Steep slopes represent topographic constraints to development and are generally
defined as areas with slopes equal to or greater than 15 percent . Stated another
way, such slopes include those areas where the land falls a vertical distance of 15
feet in a horizontal distance of 100 feet .
Industrial developments, including a large, single building, building complex, such
as a shopping center , or an industrial park, are best located in relatively flat
terrain to minimize grading and the associated costs . Attachment A illustrates
general slope categories in the vicinity of the I-40/Old N . C . 86 interchange .
Floodplains & The floodplains shown on Attachment B were defined by the Emergency
Alluvial Soils Management Agency [FEMA] for use in administering the National Flood
Insurance Program. The boundaries shown are those of the 100 -year floodplain;
e . g. , the area which is projected to flood at least once in a 100 year period.
Alluvial soils are also shown on Attachment B and are comprised of soil material,
such as sand, silt or clay, deposited on land by streams . Such soils are normally
located in flood prone areas and have been identified using the Soil Survey of
Orange County, N. C. and consists of one principal soil type - Chewacla [ Ch] .
Natural Areas Natural areas include wildlife and botanical habitats identified in the Inventory of
the Natural Areas and Wildlife Habitats of Orange County, N. C. One natural area
has been identified in that study in the vicinity of the I- 40/Old N . C . 86
interchange . Two others are located south of the interchange in the Rural Buffer
portion of the Joint Planning Area. These sites are shown on Attachment C and
described below.
• Cates Creek Montmorillonite Forest . Located at the intersection of
Cates Creek and Old N . C . 86 (west side) , this site is a good example of
bottomland hardwood forest occurring over basic clay soils . This site does
not have any rare or endangered animal or plant species but is a good
representative of the natural diversity of the county .
• Steep Bottom Branch . This site is located on the west side of Old N . C .
86 between Arthur Minnis Road and Davis Road. It is characterized by a
deep ravine which contains a relatively undisturbed mixed mesic
hardwood forest . This site also does not have any rare or endangered
animal or plant species but is a good representative of the natural
diversity of the county.
• Camp Pipsissewa. Located on the north side of New Hope Church Road
west of I-40 , this site possesses a stand of relatively undisturbed
hardwood forest along New Hope Creek. One State-listed plant species
considered significantly rare has been documented in this area.
Water Bodies Water bodies in the vicinity of the I-40/Old N . C . 86 interchange are one of two
types - Cates Creek and its tributaries , or farm ponds (see Attachment D) . Almost
all of the study area drains through Cates Creek. Only the southeast portion of
the area empties into a separate sub -basin - Stoney Creek.
Historic Sites Existing historic sites within the study area boundaries have been identified
architectural historians employed by Orange County to conduct an inventory of
historic sites and structures in the unincorporated portions of the county .
Provided below are descriptions of the sites identified by these sources . The
general location of historic sites is shown on Attachment E .
• OR 453/Lloyd Farm . Located on the west side of Old N . C . 86 side of
Davis Road, this site includes a ca. 1867 log house with several additions,
and frame outbuildings . The original log section was built by Andrew
wit
later additions by the Lloyd family .
Green Ruffin Lloyd w
• OR 457/Craig- Strayhorn-Blackwood Farm . Located on the west side
of N . C . Highway 86 north of New Hope Church Road, this site includes
a much remodeled and expanded ca. 1827 log house with two stone
ide . Also included on the 140 -acre farm site is
chimneys standing side by s
a nice collection of early 20th century farm buildings .
• OR 456/Strayhorn Farm . Located south of New Hope Church Road
west of N . C . Highway 86 , this site contains a remodeled turn- of-the-
century I -house, with amid- 19th century rear section. The house has
been in the Strayhorn family since its original construction . The site also
includes a log smokehouse and frame barn.
• OR 866/Crossroads Baptist Church Cemetery. Located at the end
of Crossroads Church Cemetery Road, this site contains a late 19th
century cemetery associated with the Crossroads Baptist Church .
Another feature of historical interest is the old roadway or remnants of the "New
Chapel Hill Road" as illustrated on George Tate 's 1891 map of Orange County.
The roadbed location, which bisects the original district , is also shown on the
USGS quadrangle map of the area
Vegetation Vegetation in the vicinity of the I-40/Old N . C . 86 interchange is generally one of
three types - upland hardwood forest, upland pine forest, and farm fields, pastures
or lawns . The general location of these vegetative features is shown on
Attachment F and was derived from aerial photographs .
Rights - of-Way There are three principal types of rights- of--way in the vicinity of the I - 40/Old N . C .
86 interchange : street rights- of--way, utility; e . g. , power line, easements, and
railroad rights- of--way . Their location is shown on Attachment G .
Farmland Important farmlands having been identified using the document, Important
Farmlands of Orange County, N. C. , a supplement to the soil survey report of
Orange County. Each soil was rated according to its potential to produce crops .
The ratings were based mainly on a combination of soil quality, growing season,
and available moisture needed to produce sustained high yields when treated and
managed according to modern farming methods .
Three major groupings were defined as shown below and on Attachment H .
• Prime Farmland . These soils are best suited for producing food, feed,
fiber, forage, and oilseed crops . They have good soil qualities, are
favorable for all the major crops common to the county, have a favorable
growing season, and receive the available moisture needed to produce
high yields on an average of eight [ 8] out of every 10 years .
• State and Locally Important Farmlands . These soils have either
seasonal wetness , erosion or droughtiness that limits their suitability for
some crops . Crops that are adapted to wet or droughty conditions , or if
erosion is controlled, produce moderate to high yields if treated and
managed according to modern farming methods .
• Other Lands .These soils are generally not suited to crop production
without applying extensive management .
OTHER INFORMATION
ided on Attachment I is a map showing the location of parcel and lot
Property Prov
Boundaries boundaries in relation to jurisdictional limits such as the Joint Planning Area
(Rural Buffer) boundary, the original limits of the proposed I40/01d N . C . 86
Economic Development District , and the Town of Hillsborough ETJ boundary.
Septic Tank Provided on Attachment J is a map showing the location of soils with severe
Suitability limitations for septic tank absorption fields . These locations have been identified
using the Soil Survey of Orange County, N. C. and represent generalized
information only. A soils test by the Environmental Health Division is the only
accurate basis for determining the reliability of soils for this purpose .
Commercial The Soil Survey of Orange County, N. C. provides information concerning the
Building degree and kind of soil limitations that affect small commercial buildings . The
Limitations limitations shown on Attachment K represent where one or more soil properties
or site features are so unfavorable as to require significant expenditures for
design, construction, and/or maintenance . On- site soils testing is the only reliable
basis for determining the presence of such limitations and the design,
construction, and/or maintenance requirements needed to address such limitations
when they are found to exist .
COMPOSITE MAP
Provided as Attachment L is a composite map which combines natural and cultural features such as slope ,
floodplains, natural areas and historic sites, and vegetative features to give some idea of the major
constraints to economic development in the vicinity of the I= 40/01d N . C . 86 interchange . While vegetation ;
e . g. , tree cover, is not a limiting feature like floodplains, it can serve a useful purpose in screening intense
development and achieving a park-like setting.
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ATTACHMENT B
t � 40 Old NC 86
Economt' c Development Dt' strt' ct
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Legend
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Alluvial Soils
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