MINUTES OF A SPECIAL WORK SESSION HELD BY THE MAYOR AND COUNCIL

OF THE TOWN OF CHAPEL HILL, NORTH CAROLINA, WEDNESDAY,

AUGUST 30, 1995 AT 5:30 P.M.

Mayor Broun called the work session on the Northwest Small Area Plan to order at 5:30 p.m. Council Members in attendance were Joyce Brown, Joe Capowski, Mark Chilton, Pat Evans, Lee Pavao, Barbara Powell, Jim Protzman and Rosemary Waldorf. Also in attendance were Orange County Commissioners Alice Gordon and Bill Crowther, Carrboro Alderman Jay Bryan and Northwest Small Area Plan Work Group Chairperson Wayne Hadler. Staff in attendance included Town Manager Cal Horton, Assistant Town Managers Sonna Loewenthal and Florentine Miller and Planning Director Roger Waldon.

Mr. Hadler said the Work Group had met over a sixteen month period, beginning in May, 1993, on a monthly basis. He stated that three neighborhood meetings concerning the proposed plan had been substantially attended. Mr. Hadler also said the Work Group's report had been forwarded to the Council in January, 1995.

Long-range Planning Coordinator Chris Berndt presented an overview of the study area. She stated some of the major objectives of the northwest small area plan were: to protect existing neighborhoods, to provide a network of greenways throughout the site, to identify possible future uses of the Greene tract and the development of an employment campus. Ms. Berndt also noted that several concept collector or local roads were proposed through the site, including "Road D". She stated that possible implementation strategies were included in the Work Group's report to the Council. Ms. Berndt added that the report contained a proposal for discussion by the Council concerning future use of the Greene tract.

Mayor Broun suggested that some of the key items for discussion included the use of the Greene tract, possible alignments for "Road D" and other conceptual roads, and integration of the proposed plan with the Town of Carrboro's small area plan.

Council Member Brown said it would be helpful for interested parties to tour the northwest area in the near future.

Mayor Broun inquired whether the Council wished to discuss the concept of an employment campus. There was Council concurrence to do so, in addition to land north of the proposed campus.

Council Member Brown suggested that the Council discuss possible follow-up processes at the end of this evening's discussion. Mayor Broun said this was a good idea. Council Member Capowski said the discussion should include possible timetables for the landfill siting process in concert with the possible timetable for the proposed northwest small area plan.

Greene Tract

Orange County Commissioner Alice Gordon suggested that the disposition of the Greene tract should be resolved prior to final adoption of the Northwest Small Area Plan. She stated that it was especially important to focus on public purposes/uses in the area such as education and housing facilities. Commissioner Gordon inquired whether the Town's Comprehensive Plan specified a preferred distance between the placement of commercial centers. Ms. Berndt stated that there was no specific standard in the Comprehensive Plan concerning village center type settings. She added that the Work Group had envisioned incorporating more than just commercial and residential uses in the village center.

Mr. Hadler said the work group had discussed the importance of emphasizing affordable housing, parkland and a small shopping center in the proposed area plan.

Commissioner Gordon stated that the matter of the Greene tract would need to be resolved in an abstract manner. She added that the village concept was the heart of the proposed plan.

Alderman Bryan said the use of the tract for some affordable housing opportunities failed to meet the Town of Carrboro's overall objective of integrating housing. He also stated that the matter of the Greene tract should be jointly decided upon by the Towns of Chapel Hill and Carrboro. Mayor Broun suggested that the Council hold a work session concerning the Greene tract with Carrboro and Orange County on October 11th, prior to the public hearing on the proposed northwest small area plan. There was consensus by the Council on this matter.

Council Member Waldorf inquired whether or not the Work Group had discussed a definition of "affordable housing". Mr. Hadler said although no specific discussion concerning a definition had occurred, the Work Group felt it was important to make affordable housing opportunities available in the area.

Council Member Brown noted that the Work Group had worked hard to develop a good report. She stated that it would be desirable to keep as much property as possible in the public domain for future community needs. Mayor Broun said the local community had a rare opportunity to potentially identify land for future uses such as recreation space or affordable housing. Council Member Brown suggested that methods such as land trusts could be used to maintain public ownership of land.

Council Member Capowski inquired what the Work Group had assumed about future ownership of the Greene tract. Mr. Hadler stated that the Work Group had envisioned the possibility of the tract being jointly owned by the Town, Orange County and Town of Carrboro, for uses such as a park, affordable housing or transit-related facilities. Council Member Capowski asked whether the Work Group was suggesting that local governments sell some of the land or keep it all. Mr. Hadler said the Work Group had not directly discussed these options.

Noting that the Greene tract had originally been purchased as a landfill site, Commissioner Crowther said any revenues from the sale of the land could use for different purposes. Council Member Chilton said another possibility was to sell portions of the Greene tract and reserve these funds for the purchase of property elsewhere.

Council Member Evans said there was no intent by the Work Group to concentrate affordable housing only in the village area. Noting that the cost of a new landfill site would be very expensive for all local communities, Council Member Evans said any income from the sale of land could be used to offset these expenses. She stated that if the land were not put into the private sector, no taxable income would be gained.

Commissioner Gordon said one other possible use for the Greene tract would be as a school. Mayor Broun inquired whether the Council wished to discuss the Greene tract further at the October 11th meeting. There was Council concurrence on this point.

INTEGRATION OF PLAN WITH TOWN OF CARRBORO'S DEVELOPMENT PLANS

Alderman Bryan said he believed the Carrboro Board of Aldermen's main considerations about plan integration would relate to possible improvements to Eubanks Road and whether or not Eubanks Road would be proposed as a major east/west corridor. Mayor Broun inquired how the Town of Carrboro would respond to the possibility of extending Eubanks Road from Rogers Road to Weaver Dairy Road. Noting that the Board of Aldermen had not specifically discussed this matter, Alderman Bryan said he believed that there would be some concerns if Weaver Dairy Road was not extended in the future.

Mayor Broun inquired whether the Town of Carrboro would prefer improvements to Eubanks Road, rather than Homestead Road. Council Member Evans inquired whether the Town of Carrboro had completed its small area plan for this area. Alderman Bryan stated that the a draft plan would be presented to the Board of Aldermen during the fall. Council Member Evans inquired whether it was correct that a shopping center was being proposed on Eubanks Road. Alderman Bryan said although he had not seen the proposed site plan, he believed the proposed site was on Homestead Road. Mayor Broun noted that the currently proposed transportation corridor would not serve downtown Carrboro. Alderman Bryan said the Board of Aldermen supported traffic interfaces serving the joint interest of both communities.

Stating that the Carrboro and Chapel Hill Town Transportation subcommittees had met jointly several weeks ago, Council Member Waldorf noted that these bodies had no specific authority to discuss roadway alignments. Council Member Waldorf inquired whether the Carrboro Board of Aldermen had any suggestions concerning the Horace Williams/Mason Farm planning process.

Alderman Bryan said the Board of Aldermen suggested moving one of the roads on the Thoroughfare Plan so that it would not cross Bolin Creek. Council Member Waldorf noted that the Chair of the Carrboro Transportation Advisory Board had recommended that the two boards meet jointly to discuss transit-related possibilities.

Council Member Evans inquired whether possible improvements to Eubanks Road had been considered in the Interstate 40/NC 86 study. Mr. Horton said they had not been taken into consideration in the study.

PROPOSED "ROAD D"

Long-Term Planner Rob Wilson showed a plan detailing the possible alignments of "Road D". He noted that Town Engineering staff had concluded that "Road D" could not be built with an "s" curve as originally proposed. Mr. Wilson stated that a proposed realignment of "Road D" would minimize the need for property takings. Mayor Broun asked whether one of the problems with the original proposed alignment was its proximity to a rail line. Mr. Wilson said this was correct.

Council Member Brown inquired whether this evening was the first time that the proposed new road alignment was being made public. Mr. Wilson said the proposed new alignment had been developed during the last few days. Council Member Evans inquired whether it was correct that the "s" curve road was infeasible from an engineering standpoint. Mr. Horton said this was correct, adding also that the road was not feasible from a safety standpoint. Council Member Protzman requested a clarification with respect to the rail line. Mr. Horton said it was very likely that turning movements near the existing rail line would be very difficult with the "s" curve roadway alignment.

Council Member Capowski inquired how heavily travelled "Road D" would be at build out of the area. Mr. Wilson said this was difficult to judge and was contingent upon a number of factors.

Council Member Capowski asked whether a traffic signal was proposed at the intersection of Homestead and Seawell School Roads. Mr. Horton said this was not likely for a very long time.

Council Member Brown suggested that the existing railway corridor might possibly be utilized for the development of bicycle lanes and sidewalks in the future, taking away the need for "Road D". Mr. Hadler stated that the Work Group had discussed a number of options for using the railway corridor. He noted that the Work Group had discussed the possibility of developing a north/south travel corridor, especially for mass transit options. Council Member Brown said mass transit options were preferable to the construction of new roads. Council Member Protzman expressed his concurrence. He added that creative options should be examined for the development of bicycle, pedestrian, rail and bus transit alternatives.

Council Member Protzman stated that it might be more difficult to work out the alignment of the Interstate 40 & Eubanks Road intersection than extending Weaver Dairy Road. Mayor Broun stated that a key question was whether east bound traffic from the northwest area should be encouraged to utilize Weaver Dairy Road or Interstate 40. He said that Interstate 40 appeared to be the better alternative. Council Member Protzman said he was not sure that eastbound motorists would find Interstate 40 a preferable alternative to Weaver Dairy Road. Council Member Chilton said he concurred.

Council Member Evans said she was not sure whether the Norfolk and Southern Railroad would permit the use of right-of-way for a potential future transit corridor. He also stated that it was very important to consider whether a mass transit system would offer time savings to automobile drivers.

Mr. Hadler noted that the Work Group had made a conscious decision not to place additional traffic burdens on the U.S. 15-501 corridor.

EMPLOYMENT CAMPUS

Stating that some companies had recently chosen to move out of the Town, Council Member Evans said the northwest area offered an ideal location for a potential employment campus, given its proximity to Interstate 40. She also urged the Council not to make the existing United Parcel Service (UPS) site a non-conforming land use in the future. Council Member Chilton expressed his concurrence with both points.

Council Member Evans inquired whether the northern portion of the northwest area was in the rural buffer. Ms. Berndt stated that the northern portion of the area was proposed to serve as a transition area to the rural buffer.

Council Member Chilton inquired about the Work Group's thinking about proposing zoning of two units per acre for the land just south of the proposed employment campus. Mr. Hadler stated that

the group did not favor downzoning properties. He also said that the Work Group recommended that densities decrease in a subtle manner further away from the proposed village center.

Council Member Evans said it was important to consider environmental aspects in concert with proposed residential and employment campus uses. Council Member Chilton stated that it as important for area landowners to receive fair value for their land.

PROCESS MATTERS

Mayor Broun inquired where the process would be after the October 11th work session and hearing. Mr. Horton said staff would prepare a follow-up report for Council consideration prior to possible action on the matter. Mayor Broun inquired about the possibility of touring the area prior to the October 11th work session and hearing. Mr. Horton said it might be most practical to ride around the overall site in cars and walk through the Greene tract. Mayor Broun said it would be useful to have the opportunity to visit the site prior to the October 11th meeting.

Council Member Chilton stated meetings concerning the Neville tract this evening and tomorrow evening might provide a better sense about the landfill matter in the near future.

Council Member Waldorf inquired whether it was premature for the Council to reach consensus on any points. Mr. Horton said staff would welcome consensus on any points. Mayor Broun said a lot might depend on comments made at the October 11th hearing on the future of the Greene tract.

Council Member Waldorf said she concurred with the earlier point about the desirability of having a larger employment campus, rather than an employment campus and an isolated residential area. Council Member Waldorf stated that one other question was whether to utilize the existing Marin Road or develop the "Gold Road" in the northwest area. Mayor Broun said he was not sure that the Council was ready to make a decision on this matter.

Council Member Evans stated that the Council needed more information from the NC Department of Transportation concerning the proposed widening of Eubanks Road. Mr. Horton said that due to existing constraints, NCDOT proposed to leave the intersection of Eubanks Road with NC 86 more or less at its present location. Council Member Evans expressed concern that the final outcome could potentially be similar to the U.S. 15-501/Interstate 40 interchange.

Council Member Protzman expressed his support for the concept of an employment campus. He inquired whether it was completely out of the question to have another exit off Interstate 40 further north and west of the existing exit. Mayor Broun said this decision was in the hands of the NC Department of Transportation. He noted that the widening of Interstate 40 from Interstate 85 to the Research Triangle Park was proposed in the State's TIP. Council Member Protzman said the addition of another entrance/exit to Interstate 40 could take some pressure off the Weaver Dairy and Timberlyne areas. Noting that the interchange in question was outside the Town's jurisdiction, Mr. Horton said it was likely that NCDOT would likely pay more attention to Orange County since the interchange was in Orange County's jurisdiction.

Mayor Broun said it was important to explore the matter of Eubanks Road and roadway alternatives with Carrboro and Orange County officials. He stated that this matter and others could be discussed at the proposed October 11th work session.

Council Member Capowski inquired whether any new development proposals received in the near future would be considered in the concept of the proposed Northwest Small Area Plan. Mr. Horton stated that this would depend upon what was involved.

Commissioner Gordon said the question of the landfill search process was best discussed on October 11th. Alderman Bryan stated that there had not been any discussions about possible implications if site 17 were chosen for a future landfill site.

Mayor Broun stated that this might cut either way.

The work session concluded at 7:05 p.m.