TITLE: Title
Continuation of Public Hearings on the Proposed Rezoning and Associated Land Use Ordinance Text Amendments for the Lloyd Farm development proposal.
PURPOSE: Continuation of the public hearings on the proposed rezoning at 700 Old Fayetteville Road from R-10, R-20 and B-4 to B-4-CZ and the associated text amendments for the Lloyd Farm development proposal. Draft ordinances for the Land Use Ordinance map and text amendments have been prepared.
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DEPARTMENT: Planning
CONTACT INFORMATION: Christina Moon - 919-918-7325; Marty Roupe - 919-918-7333, Patricia McGuire - 919-918-7327, Nick Herman - 919-929-3905
INFORMATION: On June 28, 2016, the Board of Aldermen opened two public hearings relating to the Lloyd Farm development: a petition for change of zoning and an application for associated text amendments. (Agenda materials for the meetings may be found at <https://carrboro.legistar.com/MeetingDetail.aspx?ID=456731&GUID=C6B5AC0D-605F-4CBF-A7E7-7BE4BBA20FE5&Options=info&Search>=). The Board continued the hearings to October 18th to receive information on certain aspects of the project, relating to traffic mitigation, stormwater management, affordable housing and economic projections. (Agenda materials are at: <https://carrboro.legistar.com/MeetingDetail.aspx?ID=456738&GUID=358FB37A-DAC1-4A56-912F-89E7C7FE04BE&Options=&Search>=). At the close of the October meeting, the Board requested additional follow up relating to stormwater management and traffic pattern options.
Stormwater Maintenance at McDougle School and Lloyd Square
The Board adopted amendments to Section 15-263.1 regarding the maintenance of BMPs in June 2012. While developments approved before that date are not required to meet the same formal process for a final engineering inspection one year after BMP approval, it is the responsibility of all property owners to regularly inspect and maintain stormwater devices. As part of the Town’s NPDES permit requirements, staff has catalogued existing BMPs and has begun inspections of these devices, starting with the school properties. The recent Tom’s Creek neighborhood walkabouts led to the discovery of a faulty component of the detention pond at Lloyd Square, which has since been corrected. The Town had contacted Chapel Hill Carrboro City Schools’ (CHCCS) officials on Saturday, October 8th during Hurricane Matthew and subsequently to follow up on concerns about stormwater overflowing from the detention pond that outlets towards Lisa Drive. The CHCCS facility’s director has reported that overgrown vegetation has been removed from the pond and that arrangements have been made to clean out the 24” pipe which controls the water level in the pond. Further information will be provided as it becomes available.
Traffic Pattern Options
Staff is working with Davenport, traffic engineering consultants, to follow up in more detail to responses to the questions that came up at the October 18th meeting, analyzing the impact of changing the traffic pattern on Carol Street to one-way or partially one-way. An executive summary of Davenport’s analysis is provided (Attachment E). Staff is also reaching out to NCDOT to further pursue the potential for either a full two-way movement onto NC 54, or an alternative intersection design that could increase the capacity of that point of access for trips entering and leaving the site.
Staff has had a number of conversations with the applicant, with the Town’s engineer, Sungate Design, and with Davenport, the transportation engineering consultant. Additional information will be available at the meeting.
Conditions for Approval
An important element of conditional zoning as a zoning mechanism is the incorporation of conditions that are binding to the project. Conditions must be mutually agreed upon by the Town and the applicant. Eighteen conditions are included as part of the draft ordinance for the rezoning (Attachment D). The four final conditions in the draft rezoning ordinance, 15, 16, 17, and 18, are italicized because they have not yet been fully agreed upon. The seventeenth condition was included in the October 18th agenda materials and resulted from staff evaluation during the summer break of the larger planning context for the proposed development and consideration of the possibility that conditions at the Lloyd Farm site and/or surrounding neighborhoods may change such that having additional access points would be beneficial - anticipated to be many years in the future. The Town has approved other development projects where a right-of-way is platted but the facility is either not constructed or is constructed for bike-ped use only (e.g. Claremont South and Cobblestone). The second part of Condition #17 indicates that Board of Aldermen approval would be required for the right of way to be improved/opened for vehicular use.
Staff is examining other potential conditions in response to Board and citizen questions and comments relating to stormwater management requirements, traffic mitigation and wildlife relocation (turtles), to discuss with the applicant on Monday, October 31st. A meeting with NCDOT staff, scheduled for that day as well, will focus on alternative intersection designs for the site entrance at NC 54.
FISCAL & STAFF IMPACT: Public hearings involve staff and public notice costs associated with advisory board and Board of Aldermen review. The petitioner has submitted fees and materials for reviewing and processing this request, which includes public hearing notice and advisory board evaluation.
RECOMMENDATION:r Staff recommends that the Board of Aldermen receive public comment, deliberate and consider adopting the resolutions provided. These include for the text amendments: Attachment A-1 finding consistency and Attachment B the draft ordinance; and for the rezoning to B-4-CZ: Attachment E-1 for consistency and Attachment F for the draft ordinance for the map amendment.