AGENDA #13.1
MEMORANDUM
TO: Mayor and Town Council
FROM: Roger L. Stancil, Town Manager
SUBJECT: Status Report on Carolina North Activities
DATE: January 8, 2007
PURPOSE
The purpose of this memorandum is to respond to a request for information from the Council on November 6, 2006. Adoption of the attached resolution would direct the Mayor to contact Chancellor Moeser to begin discussing a process for establishing zoning regulations and possible building standards for the University’s Horace Williams property.
BACKGROUND
The University and the Town are currently involved in a number of studies, committees and workshops involving the planning and development of the future Carolina North campus.
The work of the Leadership Advisory Council (LAC) is ending and will result in a set of principles that the LAC will recommend to the Chancellor to guide the development of Carolina North.
In January 2006, the Council endorsed a formal policy and agreed to support several basic foundation studies as recommended by the Horace Williams Citizens’ Committee. Those studies focused on Transportation, Fiscal Equity and Land Conservation.
Transportation. The Town, in collaboration with the University and the Town of Carrboro, has identified a consultant to conduct a Long Range Transit Plan. The Council will consider this contract and funding arrangements at tonight’s Council meeting. The contract requires the consultant to complete this plan and report within nine months. The Plan will examine the relationship between land use and transit and identify design guidelines for transit-oriented development.
Fiscal Equity. The School of Government has outlined a potential scope of services and identified consultants who can perform this work. The Council has agreed that the Town Manager will serve on a monitoring committee, along with the managers of Carrboro and Orange County and the executive director of Carolina North, to oversee and guide the work of an independent consultant to analyze the fiscal impact of the Carolina North development on local governments. This committee will meet for the first time with the School of Government staff in January to move this effort ahead.
Land Conservation. In May 2006, the Horace Williams Citizens' Committee amended the original objective of the Land Conservation study and recommended a study focused on environmental issues. In response the University hired BioHabitats to conduct an environmental study of the Horace Williams Tract.
In addition to these ongoing studies, the University is currently conducting infrastructure workshops as part of the preliminary planning process for Carolina North. As we reported recently to the Council, Town staff is attending these workshops to obtain information about and become familiar with the University’s thinking on a variety of important issues concerning the future development of Carolina North. Town staff provides fact-based information about process and adopted Council policies. We understand that the University will use information from these workshops in the planning of a future campus.
We understand the University is moving toward presentation of a plan for Carolina North to the Board of Trustees in July 2007.
DISCUSSION
With the foundational studies and the guiding principles and infrastructure information for development in varying stages of completion, we believe the next step in the overall development process will be the creation of a new zoning district for the Horace Williams property. We believe that the establishment of any new zoning district and possible building standards for the Horace Williams property needs to be a process negotiated jointly between the University and the Town.
Under current law, the Town’s regulatory authority is limited. Local government zoning regulations apply to the use and placement of University buildings but do not apply to the use of land or parking areas. The University is not subject to overlay zoning districts, such as the Town's Resource Conservation District, unless the State consents, except for historic districts. Local building standards do not apply to State buildings. Building standards for University buildings are regulated by the State Department of Insurance. The Town does not issue building permits for University buildings or monitor and inspect their construction.
As the Town begins to develop a new zoning district for the Horace Williams property, we can either build on existing zoning regulations or begin from a blank slate. At your November 6, 2006 meeting, the Council asked how we developed the zoning district for the existing campus. I understand that some Town staff was dedicated almost exclusively to this task for three months, putting many other routine activities on hold. Council also asked for a ballpark estimate of time and cost for developing a new district. The answer is dependent on guidance from the Council on the extent to which we build on existing regulations and the process of community involvement. We estimate a cost of $30,000-50,000 and time of 6-9 months depending on your guidance. The dilemma for the Town is accomplishing the task of a new zoning district without negatively affecting staff ability to conduct the routine development business of the Town.
It would be helpful for us to hear from the Council with respect to your thoughts on this process. Specifically, it would help us to know the extent to which the Council wishes us to proceed based on existing regulations or begin from a blank slate. We would also appreciate guidance that you may offer on community involvement.
Once we have Council guidance on these issues, we can come back with more detailed information. As the process is defined, we will also have the means to respond to the Neighborhoods for Responsible Growth petition submitted November 6.
RECOMMENDATION
We believe the establishment of zoning regulations and possible building standards for the Carolina North development will need to be a negotiated process between the Town and the University. We recommend that Council provide the Mayor with guidance and adopt the attached resolution directing the Mayor to contact the Chancellor to begin discussing the process for establishment of zoning regulations and possible building standards for the University’s Horace Williams property.