HomeMy WebLinkAboutAgenda - 09-12-2000-4ORANGE COUNTY
BOARD OF COMMISSIONERS
WORK SESSION AGENDA ITEM ABSTRACT
Meeting Date: September 12, 2000
Action Agepda
Item No. ~_
SUBJECT: Pathways Preserve Planned Development ,_. __,.,_.,_...
DEPARTMENT: Planning and Inspections
PUBLIC HEARING: (Y/N) No
ATTACHMENT(S):
June 21, 2000 Memo
Site Location Map
Master Plan
Land Use Summary
Statement of Justification
INFORMATION CONTACT:
Craig N. Benedict, ext. 2592
TELEPHONE NUMBERS:
Hillsborough 732-8181
Chapel Hill 968-4501
Durham 688-7331
Mebane (33fi)227-2031
PURPOSE: To hear an informal description of a 485 acre planned development rezoning
scheduled for the November 27 Public Hearing. Staff and the applicant will provide some
information regarding the proposal and seek input on important planning areas during the ongoing
review process.
BACKGROUND: The proposed planned development (PD) was submitted in late June, 2000 for a
August 28 Public Hearing and due to the size and scope of the project staff suggested additional
review time from the applicant. This would permit an opportunity for the Board of Commissioners to
provide their thoughts du- ring the review process instead of the public hearing. In addition, the
Town of Hillsbarough, where a copy of the concept plan was sent in June to their planning staff,
could participate or hear an informal presentation from the. applicant.
The Planned Development proposal has some important aspects that are unique to recent
development proposals. The inclusion of 200 acres of public open space, lower cost housing,
variety of housing types, and pedestrian-friendly community design are proposed.
An existing school and other public service opportunities are available or suggested. Planning staff
is reviewing planned development and special use standards along with traffic and environmental
impact assessments.
FINANCIAL IMPACT: The analysis is in process and will be provided at the Public Hearing.
RECOMMENDATION(S): The Administration recommends that the Board hear and offer informal
comment on the proposal.
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT z
Craig N. Benedict, AICP, Director
Administration ~a °°~ 306E Revere Road
(919) 245-2575 ~r ~ P O BoX 8181
(919) 644-3002 Fax) ~ Hillsborough,
www.co.orange.nc.us ~'°~tb ~,<~<~°° North Carolina, 27278
I:,r!:Fa.~~a
MEMORANDUM
TO: John M. Link, Jr., County Manager
FROM: ,Craig N. Benedict, AICP, Planning Director
DATE: June 21, 2400
SUBJECT: Inclusion of Proposal into Manager's Memo to the Board of County
Commissioners Regarding Proposed Rezoning to Planned Unit
Development (PD)
COPIES: ,Robert Davis, Current Planning Supervisor
Planning Board Members
A proposal for a planned development will be submitted in June for staff review. The project is
north of the Town of Hillsborough within their water and service area. Although this project is
in the early states of submittal and review, there is a project summary and preliminary master
plan that is enclosed with this memo:
Staff wi11 continue to process the applicant's PD which is not requesting a land use or zoning
change for the purposes of an overall density increase but to provide far housing variety, mixed
use opportunities, and major open space dedications.
This memo will also be forwarded•to Hillsborough Planning staff sa that we may cantinue our
cooperative review efforts on projects in and around Hillsborough. The PD rezoning is
tentatively scheduled for an August 28, 2000 public hearing.
If there are any questions from interested parties please let my office know.
Attachment
g: \craig\PUDmgrsmemo6-21. doc
Figure 1: SITE LOCATION MAP
~~~~ _-~d^ u a.e r-Run ~ ~ f .~ ;~ r, p ~ 1:mi
~~ r ~ •~ f : =w~ 1;km
~~ w,~ ~
~ ~ Arroihih'ead ! ~~'°~~.~ -, ,,
f ~ , ~ ~ ~J ~ ~. ~~~
". ..,
.~ ~ ~, Bust-A- ere Landing ~ ~ - `;
se ley
"•~ rs dimg,. r
°~' wo sta es~ ~` "
y 86 ~ '7 ~.
~ ~
57 ~"
#~ r ti
~ }, ,f ~
fJOr~a Oak ~, ~J 1 ~ '~ t ~r~~ ~ ~~
~ ~ ~ 1
~ r
,~- ,
', f - ~' .~'' '~. ~ r
1~ ~ ilker ~ ~c~es ~, 1002
,~ ta~etoacM Forest
it rest ~ ~ BJu
~ tiw.. ~
7o I~n~d cTr
~~
~ I`-~~Ros~woo r~
' { ~~ sfr`o'r~~ h ~ ~ "'k Rid e
,, 1744 i sbaPa Estat '-"~ _ ~, I'ar~R~i, ge4 ~ g ~,~_-.~
~5e~ a Creek ~~~= ' i r OA
„~~_
~ ~ ~ I ' illy Tor ey Gr ue ~
~ ~'
~ erigadaan ~
,~ ~ ~ 70
~ i ~,~~ ~ ~ 1133 akd ~ Farm ~ .
~ .
~ ¢~ ~~ ~ 1009 II 0
~ ~~ ~ ~ ~ Stra ho s ~-'
~, ~ ~ gecoa~...RRR n y
~+ 5~ Mills Farr ~ 86 f ` _. ~~-' i~~,~ En
~ ~t rland.A'cres `~~~ hwa .i4
v [F~ 1006 r-
~~ r ~ t }
I ~ I t~ 1 .~f frJ ~.
999 A+la ue~t.cam Inc.• X1999 GDT Inc. `° J ~( t "~-.,...,
3
~ ~~
_ ~
si
~ ~ ~
~
w } I I ~
a
~
~ I
_
p
~~ ~~tl Lac V~~~ ~ 30
z ~
~ ~'~ g~g ~ga~ Af~
C ~~w_ ti~ t
~ a Z~ ~ ~V
: ~O¢O d~ a~
a
` I
~' t I
~ ~
d
as ~
~ ~~~. C;:49: ~ OU
U
x~~~~ ~ ~.s
:J
'•C
~.
l
U
d
P
j;il
~~
i ~' ~~~-~
~ ~l C._.
..,
~i
,,,,
~` . ~ .
~;4 _.. ~,~ ~~
,~, ~
~, ',
'•~ 1L / ~
.,
,~,.
/i
,
- ~
~ aea~ m~~ ~
~% '
~~~~ ~~~
~'
~~ ~
tt
~~~ . aa
ggg
~g
~
~~~g
~ffi"2~
~
ffi+
~
~Y
~
] s
ug3~
g
g
s
~~
~~
~g~ `~
~`
~ ##ki
Y
ry
i
~3:~i:aZ~~ea:
r
~ _
;
~szzzxz~ zax~~ ¢
S~
s
~ ~7~7k~7 ~7x 7 ~
___ ~ ~~
N
o H
~
3:~~~~~~$~~~~~
~~. ~
~ ~
a
a
~ ~~~
o
x' ~~NH M+i dr:l e~~kdd
4
ZS
I
.__.
I'l Jl
1 ~~`
~
'
~~ 1,\~ ~'
V
'I
1
i :
Ir ~
~
~ I~
1
~~~ `g
~
'~\
(
~ \
~ r1.
1.
i ~~_
-~.:~
r ,f
~r
l~ ~/
..~_ yam. ~ =,.• ~ t~
~-.~.. ~.°f !
.~ ~r,.~•~.....ti ' r F
+~
/ :'.r J ~
~? J / III
~~~~/
~,rf
.:~
^.~-~; ff
i III , f ~~
~'~ ~
,,
if.
r;~
~~~h
1 t'
~~;'
r~
~~_ s
"~~
;_-~;>
.~ `. ~
.~ ~. ~.d ~
0
~~
["^
~~ ~ ~ ~.~ti/Q7
~~~~ a~~
~ r. ,o :~ v .~ r~1 ~-
~7
N
u~d3~d~ w~C ,Cd'3~,~
~~~rJ ~ J+~~~~ r
L~T ~'; j ~ w
C~~~~~~p~z~~~~~ ~-p
~M~tC7C70p~~00~~ Vz "~ ~
C3U°~~~'j,~~~m:is~4~ c~
UEJ~fl[~e~CU~c~~a~~i°u~~
~, n. ~ 4
~ ~~ ~ ~~
~'. ~ c,,, e.. a ~,
~~~~~~~ «~oa~ ~~~
}
i-
~~
~ ~~
~ ~:
~~
N
~ ~.
y~
~~
.~
~4
*~ a
~a
,? ~3
a~
~~
5
6
THE JOHN R McADAMS COMPANY, INC.
THE PRESERVE
STATEMENT OF JUSTYFYCATION
Oraage County, North Carolina
June 22, 2000
The John R. McAdams Company, Inc., is pleased to present, on behalf of Natelli
Communities and 1St American Land, rezoning and Special Use Permit
applications for development of a mixed-use community in Hillsborough
Township. Located just earth of Hillsborough, the 489-acre site lies between NC
86 and NC 57. Western Bypass (currently under construction) and Phelps Raad
provide direct access to the site.
Proposed Development
The proposed mixed-use community will consist of a variety of housing types
(both single-family and multi-family); neighborhood recreational facilities; areas
for commercial development (a small town center and daycare facility); areas for
County facilities; expansion area for Mars Hi11 Baptist Church; and 200 acres set
aside as permanently dedicated open space, greenways, and buffers. The
community will be ideally located between two state highways; and the design of
the internal road structure is well integrated into the existing road network in
order to facilitate traffic movement and to minimize the potential impact to the
existing transportation system. Western Bypass cuts through the site, and when
complete will provide a direct route to US 70 and the Interstate. Hillsborough
water and sewer will serve the site.
The proposed Master Plan includes landscape buffers azound the site as well as on
the perimeter of individual development pazcels. Accordingly, a wide range of
housing types and levels of affordability can be accommodated within the
development, as well as the commercial uses, County services and recreational
facilities needed to support and enhance the community. In addition, the
development will dedicate 200 acres of public open space and deed over several
acres of land to Mars Hill Baptist Church. No County inventoriEd natural or
cultural resources are located on the site. Significant woodland areas will be
preserved as dedicated open space.
Rezoning and Special Use Permit
The proposed rezozung is consistent with the Orange County Land Use Plan,
which identifies the site as Agricultural Residential. A rezoning from Agricultural
Residential (AR) to Planned Development -Mixed-Use (PD-MU) is requested in
order to provide the open space, reduce lot sizes, vary housing types, and allow
for flexible design standards, including the provision of a town center and a
County services facility. However, the proposed dwelling unit density is the same
as the maximum density permitted m the AR district under the flexible
development standards.
7
~~9`lPZC~ ~~~~
THE JOHN R McA,DAMS CQMPANY, INC.
The proposed rezoning also achieves specific goals identified in the Land Use
Plan.
Goal:
• Conservation of Natural Resources
o Restrict or prohibit development in flood hazard azeas.
-The proposed master plan preserves 100-year floodplain and
significant drainage channels as open space.
o Maintain and protect land which contains valuable resources
-The proposed master plan preserves significant azeas of
woodlands as open space.
Goal:
• Growth Management/Economic Development
o Designate land within Agricultural Residential azeas that is
appropriate for small-scale commercial uses as Rural
Neighborhood activity nodes.
-The proposed town center serves as a Rural Neighborhood
activity node.
Goal:
• Provision of Adequate Housing
o Encourage the construction of diverse range of housing types.
o Discourage high-density residential development in rural areas of
the County.
-The proposed development includes a wide range of housing
types.
-The proposed development maintains the allowed dwelling unit
density of the Agricultural Residential District
Zoning Statement of Justification Page 2
.tune 21.2000
8
S~Z3'lC~ T~~~
THE JOHN R McA,DAMS COMPANY, INC.
Goal:
~ Provision of water and sewer lines in those areas which can be practically
and efficiently served by these facilities.
-Hillsborough public water and sewer lines have been extended to the
site, and were specifically sized to handle the additional service
capacity of the proposed development.
Goal:
Ensure maximum availability and use of recreational land, facilities, and
open space land to serve city at both the Countywide and community
level.
o Locate parks and recreational facilities close to residential areas to
reduce long trips far recreation purposes.
-The land to be dedicated as open space and the community
recreational facilities will be located immediately adjacent to
residential areas.
o Require developers to provide for adequate open spaces suitable
for active/passive recreation in residential developments.
-The proposed development includes dedication of 200 acres of
public open space.
-The proposed development includes aver 35 acres of privately
owned non-profit recreation space.
Goal: .
• Ensure full and equal educational opportunities-for the residents of Orange
County.
o Require residential developers to set aside an adequate amount of
acreage tosmeet future school facility needs.
-In anticipation of the proposed development over 18 acres have
'.already .been deeded to the Orange County Board of Education
and is being used for the construction of Pathway School.
As required by the Orange County Zoning Ordinance, a Special Use Permit is
applied for concurrent with the rezoning request for approval of the proposed PD-
MU Master Plan. If approved, the Master Plan will allow future development
applications (individual Special Use Permits and Subdivisions) to proceed for the
various land uses designated within each of the plan's development parcels.
Zoning Statement of Justification Page 3
.~1111P 21 _ Znnn
9
,~f~ce 1979
THE JOHN R. McADAMS COMPANY, INC.
Conclusion
The proposed development and requested rezoning and Special Use Permit aze
consistent with the goals of .the Orange County Land Use Plan. If approved, the
PD-MLT zoning designation and Special Use Permit will allow development of a
local community, not just residential neighborhoods, and will relieve some of the
burden placed on the Town of Hillsborough to provide for commercial and other
service needs of northern Orange County
The sensitive design of the development, which includes a significant amount of
dedicated open space, buffers, recreation facilities, County facilities, a vehicular
pazkway and greenways, as well as commercial areas to serve the community,
will ensure that the project not only will be compatible with the surrounding azea,
but also will be an asset to Orange County.
Zoning Statement of Justification Page 4
June 21, 2000