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A motion was made by Commission Brown, seconded by Commissioner Halkiotis to approve
<br />the second phase of the value engineering process.
<br />VOTE: UNANIMOUS
<br />C. Preliminary Assessment of Proposed Hillsborough Place Development
<br />The Board received a preliminary report on the proposed Hillsborough Place Development.
<br />Orange County Planning staff were directed to review documentation related to the proposed
<br />Hillsborough Place mixed-use development to be located south of Hillsborough in the northeast quadrant of
<br />the 1-40/Old NC 86 interchange. A report was written which identified the primary issues with this
<br />development, and includes: traffic, economic development design and MTC Guidelines, public service
<br />impacts (schools, parks, police, fire, EMS, and so forth), environmental Issues/open space/landscape
<br />aspects, development review, and miscellaneous.
<br />With regard to traffic, this project is the linchpin of the important 1-86/1-40 triangle, and brings
<br />with it many necessary improvements to Old NC 86, NC 86, internal roads within the development, the
<br />proposed Hillsborough Bypass, the Churton Street/Old NC 86 expansion, and future connectivity to a
<br />potential rail station north of this project.
<br />As to the economic development district, the intent of the 1-40/Old NC 86 district is to create
<br />a business park setting. Outparcels are discouraged, including freestanding service stations, restaurants,
<br />and retail buildings. Dine-in restaurants and retail uses within consolidated buildings is permitted.
<br />There is no public service impact analysis within the application document, so County
<br />Planning staff made a cursory analysis with the information provided. Neither a school site nor parks have
<br />been proposed in the development plan. Parcels C, E, I, N, P, G, L, H, K, and I are proposed to privately
<br />contract for garbage pickup, while the Town of Hillsborough proposes to collect garbage on parcels A, B,
<br />and D, which is primarily fee simple residential. EMS facilities are located approximately three (3) miles
<br />from the site. The expenditure/revenue projections for this project cannot be determined at this time with
<br />the available project information and the existing fiscal analysis software of the County.
<br />This project is within the Neuse River Watershed basin and has relatively higher elevations.
<br />The site serves as a head waters area near a basin divide with little or no permanent streams. The site is
<br />completely forested with pine forest, pine/hardwoods mix forest, and hardwood forest. There are no major
<br />environmentally sensitive areas noted at this time. The open space plan attempts to preserve small areas
<br />of forest, but because of the large impervious requirements of non-residential development and
<br />development elevation changes, limited areas of forest are preserved in the concept plan. The landscape
<br />plans include entry features and streetscapes are well designed. The internal roadway corridors create a
<br />consistent theme to assist in the developer's overall architectural design concept.
<br />As to development review, physical design features exist to unify the development and to
<br />create compatibility with neighboring areas.
<br />A project of this scale and use should develop a high-intensity erosion control program,
<br />including full use of phasing and BMPs. Additionally, a project of this magnitude would, under most growth
<br />management guidelines, be considered a "Development of Regional Impact (DRI)". The impact affects
<br />more than one (1) jurisdiction, and accordingly, should be reviewed jointly, with full input from affected
<br />parties, including the County, the school district, and transportation MPOs. An annexation feasibility study
<br />should be conducted which relates to the timing and ability of all affected parties to adequately provide the
<br />area with essential public services. Presently, there is not enough building division staff and fee structure to
<br />accommodate this project.
<br />Commissioner Halkiotis stated that any children who reside in this proposed development will
<br />attend New Hope Elementary School and A.L. Stanback Middle School, both of which are already operating
<br />beyond capacity.
<br />Commissioner Jacobs stated he would prefer to request an annexation feasibility study to
<br />address some of the Board's concerns, as well as assess the environmental impact of this proposed project
<br />to the surrounding areas. He stated that there appear to be too many aspects that have not been properly
<br />addressed to act on the request. Commissioner Jacobs suggested delaying any action until the Board has
<br />had time to further review this project. He further suggested offering the expertise of County staff to aid the
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