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Continuation of Quasi-Judicial Public Hearing for Newbury Architecturally Integrated Subdivision (AIS) at 904 Homestead Road
PURPOSE: Town Council is to continue holding a quasi-judicial public hearing for consideration of a Special Use Permit-A request for property at 904 Homestead Road.
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Department
DEPARTMENT: Planning
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Council Direction
COUNCIL DIRECTION:
___ Race/Equity ____ Climate __X__ Comprehensive Plan __X__Other
Other is marked for the Land Use Ordinance, which governs the process for Council to hold a quasi-judicial public hearing for consideration of a development project.
Council Direction Statement
Development applications should be reviewed in the context of any appropriate and applicable information contained within the Carrboro Connects Comprehensive Plan.
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Information
INFORMATION: Town Council opened a public hearing for the Newbury project on November 19, 2024. Agenda materials are available at the following location:
Town of Carrboro - File #: 24-191 <https://carrboro.legistar.com/LegislationDetail.aspx?ID=7019919&GUID=FBCB7835-8605-4FF5-8C4D-B36194B18343&Options=&Search=>
At the end of the discussion, Town Council continued the public hearing to January 7, 2025, and asked staff to bring back a draft decision document at that time. The attached draft decision document (Attachment A) includes the final agreed upon conditions for the project, plus the usual two at the beginning. It also includes a Draft A and Draft B version of the potential new / additional condition, as described below, related to recommendation 2 from the Transportation Mobility, and Greenways advisory board, which reads as follows:
That further traffic calming be considered on Lucas Ln, including bulb outs on the side of the road where on-street parking will be allowed, also serving as daylighting, and that a flexible pedestrian crossing sign be installed in the center of the proposed raised crosswalk.
Town Council asked staff to discuss and prepare a draft condition related to this matter. After discussing, staff prepared the following draft condition, with explanation below:
That the construction plans must include flexible pedestrian crossing sign, to be installed in the center of the proposed raised crosswalk.
Members of the Planning, Public Works, and Fire Departments discussed the matter and do not have a strong opinion for or against a pedestrian sign being included. The applicant, however, has expressed that they do not want any condition about this matter added at this time. They have provided a written response regarding the matter, provided as Attachment B.
Staff and the applicant also discussed the possibility of adding bulb outs where on-street parking is provided. Given the small size of the proposed lots on either side of the street, along with the applicant’s request to allow construction to occur up to the right of way line, bulb outs are not practical or possible without redesigning the plans in a manner that would accommodate such. Also of note the small size of the lots, considered with respect to the locations of driveways serving each lot, will limit the number of on-street parking spaces it is possible to create. Staff will analyze this matter in more detail during review of the construction plans and determine where any spaces may be created and where no parking signs need to be installed as well. One place bulb outs could physically be added is between lot 20 / 24 and the eastern property line, if Duke Power agrees to such a request within their easement. If Council wants to add this to the draft condition, it could read as follows:
That the construction plans must include flexible pedestrian crossing sign, to be installed in the center of the proposed raised crosswalk. If Duke Power agrees to allow a bulb out design adjacent to the street within their easement, then such a design shall also be included in the construction plans.
Again, the applicant has expressed (in Attachment B) that they do not want any such condition imposed on the project.
Also of note, condition five (5) has been modified to require standard curb and gutter, instead of the previously proposed roll type curb.
Town Council may choose to discuss the draft condition amongst themselves and / or with the applicant during the meeting. Once a decision has been made about the draft condition, Council may choose to vote to adopt the decision document.
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Fiscal and Staff Impact
FISCAL IMPACT: The applicant has paid all fees associated with the review and related to the public hearing.
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Recommendation
RECOMMENDATION: Town staff recommends that Town Council continue and then close the quasi-judicial public hearing for the Special Use Permit-A application. Upon closing the hearing, Town Council is asked to decide whether to add an additional condition to the permit, then vote on the decision document for the SUP-A for Newbury.
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