MINUTES OF A PUBLIC HEARING OF THE CHAPEL HILL TOWN COUNCIL

MONDAY, SEPTEMBER 18, 1995 AT 7:00 P.M.

Mayor Broun called the meeting to order at 7:00 p.m. Council Members in attendance were Joyce Brown, Joe Capowski, Mark Chilton, Pat Evans, Barbara Powell, Jim Protzman, and Rosemary Waldorf. Council Member Lee Pavao was absent excused. Also in attendance were Acting Town Manager Sonna Loewenthal, Town Attorney Ralph Karpinos, Planning Director Roger Waldon, and Development Coordinator J.B. Culpepper.

Persons wishing to testify in the matter were sworn by the Deputy Town Clerk.

Mayor Broun stated that this evening's public hearing would focus on discussions regarding the proposed Meadowmont rezoning requests and related Master Land Use Plan application.

Ms. Loewenthal presented an overview of the process to date for consideration of the Meadowmont development proposal.

Planning Director Roger Waldon briefly described the requests for rezoning and maser land-use plan approval. Mr. Waldon said the proposed development included a mix of residential, office and commercial uses and preservation of environmentally-sensitive areas. He also stated that a series of public hearings and work sessions had been held by the Council on the proposed plans. Mr. Waldon said the plan before the Council this evening had been submitted by the applicant to the Town on August 7th.

Applicant Roger Perry stated that the development proposal had been revised to request 140 acres of R-5-C zoning and realignment of Meadowmont Lane to mitigate concerns about proposed driveway cuts. He also said that the new proposal also proposed three 90-degree turns at intersections from Pinehurst Drive onto any of Meadowmont's proposed commercial or residential property, hopefully reducing traffic on Pinehurst Drive. Mr. Perry stated that an eighteen-acre school site would be reserved by the applicant for a period of three years. He also said that the proposal had been revised to include a more pedestrian-friendly network and a tunnel under Meadowmont Lane to link the village center to residential areas in the proposed development. Mayor Broun asked Mr. Perry if contact had been made with the North Carolina Department of Transportation seeking permission to construct the tunnel under Meadowmont Lane. Mr. Perry said he had no way of knowing whether NCDOT would approve the tunnel under Meadowmont Lane.

Mr. Perry also noted that the former tenant homes and barns on the Meadowmont property would be placed under the jurisdiction of the homeowners association. He added that it was the developer's intent that these structures be privately-owned and listed as historic properties.

Eric Munson, Executive Director of UNC Hospitals, commented on the community's need for good primary care and wellness facilities. Mr. Munson said that given current health and wellness trends, the Wellness Center proposed for the Meadowmont site was an added bonus, and he encouraged the Council to approve the rezoning requests and the proposed Master Land Use Plan.

Mr. Perry stated that because of previous development, a trend had developed which made responsible socioeconomic development extremely difficult. He also stated that through the Council's leadership, approval of this project provided a great opportunity for a public-private partnership.

Mr. Perry stated that he and his partners were prepared to build the very best development possible for the subject property. He also noted that although the proposed development would increase traffic on the 15-501 Bypass and on I-40, he believed this was the only concrete objection to the proposed development. Mr. Perry stated that providing proximate commercial facilities to area residents would decrease traffic in other parts of the Town. He also said that he did not believe traffic patterns during the two busiest hours of the day should play such a large role in the decision to build or not build the proposed development. Mr. Perry also stated that the project proposed a mix of housing which would give the Town more diversity through the provision of some sites for the development of affordable housing. He also briefly reviewed other proposed site dedications including 18 acres for a school facility, the designation of a future mass transit corridor, a 70-acre park site and another site for an unspecified Town facility. Mr. Perry said he believed the proposed development would favorably impact the Town's tax base.

Mr. Perry also stated that the proposed Meadowmont development had gained support from every applicable advisory board and commissions. Mr. Perry said he believed it was time to embark on the next phase of the proposed Meadowmont development by beginning the process to build a neighborhood which would improve the quality of life for all Town residents.

Comments by Advisory Boards & Commissions

Mary Reeb, Planning Board Chairperson, said there had been a split vote by the Board on the proposed Meadowmont development. She noted that the Board was concerned that the proposed rezoning would increase residential density and overload commercial development, resulting in increased traffic and potentially having a negative impact on the Town Center area. Ms. Reeb noted that the Board felt that the developer's revised plan had addressed many of these concerns. She also stated that the Board recommended adding two proposed conditions of approval to the master land-use plan: (1) moving the proposed school site closer to the center of the site to permit greater accessibility, and (2) widening the right-of-way for Meadowmont Lane. She noted that these stipulations were included in Resolution B.

Richard Franck, Transportation Board Chairperson, stated that the Board had voted 5-4 at its September meeting to approve the proposed Master Land Use Plan. He said that all Board Members were pleased with the proposed vehicular connections to Pinehurst Drive and the proposed pedestrian connections under NC 54 and Meadowmont Lane. Mr. Franck also stated that the Board was very much in favor of proposed bikeway connections to the City of Durham bicycle trail system. He also said the Board favored placing the following conditions of approval on the proposed Master Land-Use Plan: (1) traffic calming techniques must be used at the entrance to Pinehurst Drive, (2) that the four driveways which cross the mass transit corridor be removed and (3) bicycle facilities along Meadowmont Lane be added, removing the option for a 2-way off-road facility. Mr. Franck also stated that the Board felt that proposed grid patterns for pedestrian access in the Durham County portion of the property should be redesigned to fit more established grid patterns.

Larry Daquioag, representing the Housing and Community Development Advisory Board, stated that mixed-use zoning was more appropriate for the site than R-1 zoning. He said that the Board felt that R-1 zoning would make it very difficult to develop opportunities for affordable housing. Mr. Daquioag also stated that the Board strongly encouraged the Council to adopt a master land-use plan including at least thirty-two home sites for affordable home sites for first-time homebuyers.

Bruce Ballentine, Vice Chair of the Design Review Board, said the Board had reviewed the plans for the proposed project approximately twelve times over the past three years. Mr. Ballentine said the Board felt that the subject property was well-suited for mixed development. He also noted that the Board felt that a connection between the proposed Meadowmont development and Pinehurst Drive was essential. Mr. Ballentine also said that the Board supported the use of pedestrian tunnels under NC 54 and Meadowmont Lane. He noted that the Board had voted to recommend that the Council approve the applicant's rezoning and Master Land-Use Plan requests.

Comments by Citizens

J. Edwin King, representing the Orange County Greens, stated that the Greens urged that the proposal not be approved because it did not achieve the purposes of the Town's Comprehensive Plan. He also stated that the Greens requested that the Council declare a moratorium on development along the Town's east/west entryway corridor. Mr. King said the Greens also supported creation of a new zoning district based on sustainable development principles.

Madeline Jefferson requested that the Council not rezone the property to MU-R-1 and R-5c, because it would allow a commercial development four times larger than the existing Eastgate Shopping Center. She also asked that the Council delay voting on the Meadowmont proposal until after the November local elections.

Mike Sheppa said he liked the concept of village development. Mr. Sheppa stated that the direction of development in the Town should be primarily linked to school growth patterns.

Karen Raleigh, Chair of the Orange County Economic Development Commission, said she favored the rezoning of the proposed development. Ms. Raleigh stated that more local businesses were needed in the Town. She also said that lack of development diversity placed an undue tax burden on homeowners. Ms. Raleigh noted that many Town residents had no alternative other than to shop in Durham, Wake or Alamance counties. Stating that Meadowmont was a well-balanced plan which was pro-community, Ms. Raleigh urged the Council to approve the applicant's rezoning and master land-use plan requests.

Robert Leopold, a resident of the Oaks Villas, said he questioned the effect of the proposed development on the quiet, easy living of a small town. Mr. Leopold also expressed concern about increased traffic and stormwater runoff resulting from the proposed development.

Kevin Foy stated that the NC 54 entranceway was the last unspoiled entranceway into the Town. He expressed concern that granting the proposed rezoning, six times denser than existing zoning, would permanently spoil this entranceway into the Town.

Mr. Foy requested that the Council consider developing a new zoning category which would not permit the intensity of the requested rezoning. He also stated that the requested rezoning would result in too much development occurring too fast.

John Morris, Chairperson-Elect of the Chamber of Commerce Board of Directors, said he had been a Town resident for thirty years and cared deeply about the Town's future. Mr. Morris said he believed it was reasonable to assume that the I-40/NC 54 corridor should have mixed-use zoning. He also encouraged the Council to work with the applicant to establish a healthy mixture of commercial and residential uses and secure facilities such as future school and park sites while increasing the Town's property tax base. Mr. Morris requested that the Council approve the applicant's rezoning and Master Land-Use Plan approval requests.

Victor Friedman voiced his concern about the effect the proposed development would have on the NC 54 entranceway into the Town. He said that 389,000 square feet of retail space and 395,000 square feet of office space did not meet the scale of neighborhood development, that the plan did not provide sufficient green space, and it was designed to attract traffic from other areas. Mr. Friedman said Meadowmont would more than double traffic on NC 54, negatively impacting the tranquility of existing neighborhoods. He also expressed concern about the proposed rezoning since this tool was the Town's most effective means of controlling growth. Mr. Friedman said the proposed development would increase the Town's population by ten percent and would severely impact all Town services, especially roads. He also stated that the infrastructure should be in place before rezoning should be considered at any level of review.

Runyon Woods, representing Rainbow Soccer, said he had examined the field portion of the Meadowmont property. Mr. Woods said he was concerned about the proposed field's proximity to the wetlands, as well as parking, access and location of the proposed field site. Mr. Woods also said the soccer field was adjacent to the proposed location of the ballfield and he was especially concerned about lack of drainage in this area. Mr. Woods said he had reached the conclusion that Rainbow Soccer did not want to use this land for a field because of these concerns.

Michael Owen, a Town resident for sixteen years, thanked the Council for consideration of the Meadowmont development proposal. He requested that the Council delay its vote on the rezoning request until after the November Council elections.

Bill Davis, Interim President of the Alliance of Neighborhoods, said that the Council had several options available. He said one option was the proposal being presented this evening, which he although he believed was very well designed, it was too big and too intense. Mr. Davis said another option was for the developer to build approximately 650 large homes on the subject property, generating additional property tax revenues for the Town. Mr. Davis requested that the Council deny the applicant's requests and allow the developer to construct single-family residences

on the R-1 zoned property.

Joel Harper, Executive Director of the Chapel Hill-Carrboro Chamber of Commerce, said he believed there had been more than ample and adequate opportunity for public and private comments. He urged the Council to approve the developer's requests at the Council's October 9th regular meeting. Mr. Harper also encouraged voters to remember the many positive actions of the current Council on election day.

Toni Jo Friedman stated that she and her husband had collected traffic counts in the morning and afternoon peak hours on NC 54, and asked that this information be included in the permanent record of this evening's hearing.

Ruby Sinreich , Vice-Chair of the Transportation Board, stated that she had been consistent in her dedication to issues concerning Chapel Hill, and felt that even though her comments may not be those of the Council, her opinion should not be dismissed. Ms. Sinreich expressed her preference for traditional grid-style streets to promote smoother traffic patterns. Ms. Sinreich also stated that members of the Board who had voted for and against the proposal had concerns, many of which the developer had satisfied. Ms. Sinreich stated that traffic pattern analyses were almost non-existent and were sorely needed. She encouraged the Council to vote for the rezoning because it was probably the best available, but to carefully examine the proposed Master Land Use Plan.

Nancy Gabriel, a member of the Appearance Commission and NC 54 Work Group, said she had been enthusiastic about the project from its inception, and encouraged the Council to approve both the rezoning request and the Master Land Use Plan.

Valerie Broadwell stated that the NC 54 Entranceway Plan was now a part of the Comprehensive Plan, and she did not believe that the proposed density and intensity of this proposed development fit the Plan. Ms. Broadwell also said that if the Council approved the development, they would be voting against the Comprehensive Plan. Ms. Broadwell stated that she was very concerned about potential cut-through traffic, since tremendous backups already existed in this area and traffic was predicted to at least double when Meadowmont was built-out. Ms. Broadwell stated that when traffic backed up appreciably, her neighborhood would be used for cut-throughs. Noting that a Council election would occur in the near future, Ms. Broadwell said she thought that it would not be fair approve this project now and leave these problems for the future Council to wrestle with.

Polly Van de Velde, a resident of Pinehurst Drive, expressed her concurrence with Mr. Sheppa's earlier remarks. Ms. Van de Velde said she would be happy to walk to Meadowmont, leaving her car at home.

Bob Woodruff said he very much doubted that the proposed development would destroy the Town. Mr. Woodruff said a true community must have diversity similar to that proposed by Meadowmont's developers. He also commented that any successful community must supply jobs, schools, recreation, retail and commercial environments, and increase the tax base. Mr. Woodruff said approval of the proposed development would provide residents with another opportunity to shop in the Town, rather than elsewhere.

Philip Goodman urged the Council to withhold their decision on the proposal until after the November Council election. He also stated that the proposed commercial development was too intense and the

Council needed to preserve their control by maintaining the existing R-1 zoning.

Alice Ingram, a member of the Design Review Board and NC 54 East Entranceway Work Group, stated that the community would gain linked sidewalks and bikeways, both internal and external, a school site, shopping, entertainment, recreation, a wellness center, and diverse housing in terms of cost. She encouraged the Council to approve the applicant's rezoning request and the Master Land Use Plan.

Phil Sullivan, 101 Dundalk Drive, said his property directly abutted the proposed development in its northeast quadrant. Mr. Sullivan encouraged the Council to delay action on the proposal.

He expressed grave concern about the scope of the proposed Meadowmont Lane as being destructive to the quality of neighborhoods and property values. Mr. Sullivan also said he believed that although the developer had previously promised not to extend Pinehurst Drive as a through street, such a proposal was included in the plan. He noted his apprehension about having a mass transit corridor operating parallel to his property, given the potential for noise and dirt. Stating that these issues needed to be addressed, Mr. Sullivan urged the Council to continue the refinement process for review of the proposed project.

Stick Williams, Chairperson of the Chamber of Commerce Board of Directors, stated that business persons in the community had supported the Town in many ways. Mr. Williams said he could not believe anyone would expect the Council to not deal with the very issues they were elected to deal with. He encouraged the Council to decide the fate of this development and not wait for the elections in November. Mr. Williams also said he was very concerned about funding for future schools and felt this was a great opportunity to provide for a future school site. He asked the Council to approve the requested rezoning and Master Land Use Plan.

Mashesh Varia said he had resided on Pinehurst Drive for fifteen years. Mr. Varia expressed his concern about Pinehurst Drive becoming a full access road, given its frequent use by pedestrians as a neighborhood street. He stated that Pinehurst Drive would likely be used as a cut-through if a connection to Meadowmont were established. Mr. Varia asked the Council to maintain Pinehurst Drive as a neighborhood street.

Diane Robins said she favored the proposed development. Ms. Robins said the proposed rezoning would provide for more open space, recreation area, and a proposed school. She said the Master Land Use Plan was a good one and was far better than other past plans for the site. Ms. Robins asked the Council to vote in favor of both of the applicant's requests.

Julie Andresen stated that the developer intended to develop this property with approximately 650 large homes if the mixed-use development was not approved by the Council. Noting that the proposal met the purposes of the Town's Comprehensive Plan, Ms. Andresen said a new zoning category was needed because there was no current designation to fit the proposed development. She also suggested that the Council consider conducting a survey of citizens to discover whether or not Town residents favored the proposed Meadowmont development. Ms. Andresen expressed concern that approval of the project would result in increased stormwater runoff and increased traffic. She also stated that it was very important to determine the impact of the proposed development on existing school facilities. Ms. Andresen urged the Council not to approve the Master Land Use Plan or the rezoning request.

Planning Board Member Ken Robinson said he favored the rezoning request. He stated that mixed use and R-5c zoning would allow the land to be used more effectively. Mr. Robinson also said mixed-use would allow the area to be active throughout the day, because offices, restaurants, and other areas would generate a good stream of customers throughout the day. Mr. Robinson stated that although the connection to Pinehurst Drive was essential, he also understood the concerns of area residents. He encouraged the Council to vote in favor of the proposed rezoning and the Master Land Use Plan as soon as practical.

Linda Convissor asked that the Council approve the rezoning request for the Meadowmont development. She said that if the project was not approved, the developer would submit an application for a traditional subdivision which would mean 650 large homes on large lots, and this would not provide the diversity the Town needed.

Diane Bloom stated that the proposed project density was too intense. She stated that the proposed project would impact the area too greatly, especially regarding traffic. Ms. Bloom also stated that any increase in the property tax base would likely be offset by the need for additional services. She urged the Council to either deny the rezoning request or delay voting on the project until after the November Council elections.

Mike Waldroup expressed his opposition to rezoning of the property. Mr. Waldroup also stated his concerns with the proposed alignment of Meadowmont Lane. He said this roadway would have to cross a creek resulting in a ten percent grade which would make it very difficult for transit buses to traverse these streets. Mr. Waldroup also said that the Transportation Advisory Committee should look at how the corridor on the northeast side of the property should be developed.

Jane Williams said she was especially concerned about the enormous impact of the proposed development on the Town. She stated that the Town did not have sufficient infrastructure to support the projected 4,000 new residents of Meadowmont. Ms. Williams also inquired about funding sources for widening of roads and building new public facilities such as fire and police stations and schools. She stated that existing residents would be asked to bear such costs. Ms. Williams said it would be irresponsible for the Council to approve a development of this magnitude. She requested that the Council delay voting on the matters until the new Town Council was seated in December.

Mary Bushnell, representing Chapel Hill-Carrboro City School Board, said the land being reserved for a future school was adequate if it were developed properly, such as providing space for a running track and football field. Noting the difficulty of finding good school sites, Ms. Bushnell expressed the board's appreciation for the developer's willingness to reserve this land.

Paul Killough, a member of the Transportation Board, stated a fixed guideway system needed a straight corridor, because curves reduced speed and increased costs. He also stated that a fixed guideway system needed to have few crossings in order to run at reasonable speeds. Mr. Killough also said he believed that the plan proposed for the proposed development should be fixed as soon as possible in order to enhance future planning efforts.

Gerri Pomerantz stated that additional studies should be performed to provide additional details concerning the developer's proposal. She stated that a traffic impact analysis needed to be conducted, as well as a study on the impact of the proposed development on area schools. Stating that it was not possible to make an informed decision without this information, Ms. Pomerantz asked the Council to delay action on the rezoning request and the Master Land Use Plan until additional specific details were provided by the applicant.

David Pasquini, representing the Oaks I Homeowners Association, said his association opposed the proposed property rezoning. Mr. Pasquini said the Homeowners Association was especially concerned about increased traffic. He requested that the Council either reject the proposal or delay voting on the matter until the new Council was seated in December.

Moyer Smith said the Town had always been a diverse community. Mr. Smith said he was pleased with the diversity in the proposed development. He urged the Council to vote on the project without delay.

Cynthia Wise said she believed that it was unrealistic to believe that the residents of Meadowmont would shop within the development and not venture into other parts of the Town, producing more traffic in these areas. Ms. Wise also expressed concern that while the present Council might vote on the rezoning and Master Land Use

Plan requests, a different Council might be called on to vote on future special use permit applications.

Ben Zaitz expressed his concerns about the proposed Pinehurst Drive connector. He said if the rezoning request were approved, the Pinehurst Drive connector should be closed. Mr. Zaitz said it was the Council's duty to protect neighborhoods from increased traffic volumes. He also stated that it would be irresponsible to approve the project without benefit of a traffic impact statement. Mr. Zaitz said if the Council approved the project as proposed, it would be breaking a trust with the Town's citizens.

Tom Gunn expressed concern that the rezoning requests being considered did not fit the requirements of the Town's Comprehensive Plan. He also expressed concern about the traffic count estimates offered by the applicant. Mr. Gunn stated that the proposed development would significantly contribute to increased traffic volumes in the area during peak hours.

Ann Rex, a resident of Pinehurst Drive, said she moved to the Town about five years ago, principally because of the reputation of Chapel Hill High School. She stated that local schools had become significantly more crowded during this period. Ms. Rex expressed concern that the neighborhood would cease to exist in its present form if the Meadowmont proposal were approved. She also requested that the Council postpone voting on the proposal until the developer provided additional specifics about the proposed development. Ms. Rex suggested that the Council postpone voting on the requests until after the new Council was seated in December.

Nancy Preston stated that when the DuBose property was considered for rezoning initially during the mid-1980's, the greatest concern expressed was the need for entranceway view preservation. She noted that one way to achieve this objective was to permit greater densities behind the meadows in a mixed-use setting. Ms. Preston said she believed that the applicant's proposal achieved this objective. Ms. Preston also said she believed the Council should move forward with the requests before them without delay.

Livy Luddington said although she opposed approval of the applicant's proposal, she felt that it would probably go forward as planned. Ms. Ludington also said that although the proposal sounded good, she believed that irreversible damage would be done to the entranceway. Stating that the proposed development would change the face of the Town forever, Ms. Ludington said she did not believe that an ideal community would be created by the applicant. She urged the Council to scale down the scope of the development, with a school facility being provided prior to construction of buildings on the site.

Jeff Prather said he was especially concerned about connector roads in the proposed development as well as the floodplain. Mr. Prather said he thought the Council, staff and applicant had generally done a good job of developing a very good proposal.

Brian Burke, a resident of the Downing Creek Subdivision, said his neighborhood was also developed by East-West Partners. Mr. Burke said he believed that the applicant would do a good job of creating a quality development for all Town residents. Mr. Burke urged the Council to approve the applicant's requests.

Ed Harrison expressed hope that the proposed development would fit into the area's future transportation network. Mr. Harrison said it was very important to develop the project in the right way, paying special attention to developing workable traffic patterns. Mr. Harrison also said he hoped a bicycle lane could be provided along Pinehurst Drive.

June Foushee inquired about the disposition of solid waste arising from the development of the proposed Meadowmont project. Ms. Foushee said resolving this matter would involve some major challenges.

John Kent said he agreed with Runyon Woods' earlier comments pertaining to proposed soccer fields on the subject property.

Questions and Comments by Mayor and Council Members

Council Member Pat Evans requested information regarding future connections to the northern loop portion of the site. Council Member Evans also said she was not certain whether all of the applicant's property had been annexed into the Town's limits. She also inquired whether or not it would be appropriate to phase improvements. Council Member Evans also requested a written report or correspondence which would assure the Council that the developer had been in touch the North Carolina Department of Transportation regarding the proposed underground pedestrian tunnels. Council Member Evans requested recreation areas be addressed in greater detail by the applicant and staff.

Council Member Chilton inquired what the developer would be able to build if the rezoning were not approved. Council Member Chilton said he was very concerned about the right-of-way problems related to the proposed fixed guideway system. Council Member Chilton also said he was deeply concerned about the drainage concerns referenced by Runyon Woods in his earlier remarks.

Council Member Jim Protzman said he believed some kind of concurrency should occur and inquired how this might be incorporated into the Master Land Use Plan. He also inquired what steps would be needed to have land for a proposed school donated by the developer. Council Member Protzman said he was concerned that land originally considered for use as soccer fields be used appropriately.

Council Member Brown requested that the staff carefully examine the developer's proposal and citizen comments. Noting that she did not remember the changes being proposed in the Master Land Use Plan as being recommendations stemming from previous Council work sessions, Council Member Brown requested that the staff also look carefully at the language used in the proposed plan. Council Member Brown said that in two different places in the material for this evening's meeting the square footage referred to was not the same and asked staff to make sure these figures were correct. She also requested that staff's follow-up report address how the Council's goals were being incorporated into the developer's proposal.

Council Member Brown requested that staff research the possibility of establishing a new zoning category tied to sustainability standards. She also requested that staff respond to the need for a more detailed traffic impact analysis. Noting her concern about the proposed alignment of Pinehurst Drive, Council Member Brown requested a comparison of the current and proposed new roadway alignment.

Council Member Waldorf said she favored having a written stipulation concerning the applicant's willingness to provide thirty-two units of affordable housing in the proposed development. She also requested that the applicant consider donating land reserved for a school site or extending the reservation time for the school site from three years to five or six years. Council Member Waldorf expressed concern about the lack of traffic impact analyses. She inquired whether any of the proposed 1,290 residences were garage apartments.

Council Member Capowski stated that one of the arguments made in favor of the proposed development was that it would increase the property tax base and revenues to schools. He requested that staff review these estimates in terms of their accuracy.

Council Member Capowski inquired why the UNC Hospitals proposed Wellness Center would require 250 parking spaces. He also inquired whether both the proposed soccer fields and school site were in areas which tended to be wet. Council Member Capowski asked how many school buses would be needed to serve the proposed school, and what would happen to the proposed school site if the School Board did not wish to proceed with building a new school.

Council Member Capowski asked whether Town staff, NCDOT and Town advisory boards and limited their analysis to the applicant's proposal, rather than exploring other alternatives. Council Member Capowski also said it would be preferable for traffic impact analyses to be undertaken at the Master Land Use Plan stage, rather than the Special Use Permit stage of the review process. Council Member Capowski also asked staff to justify waiting until the Special Use Permit application was filed to consider the road alignments. Council Member Capowski inquired whether the developer would consider donating land for the school proportional to the amount of students that the proposed development would generate.

Council Member Powell asked how the approval of this development would effect the Town's Comprehensive Plan. She also asked what options other than mixed-use were available to the Council. Council Member Powell also inquired about the source and the validity of the projection of 260 school-aged children living in the proposed Meadowmont development.

Mayor Broun stated he wanted the staff report to cover the specific concerns expressed by the Council, including traffic calming techniques, widening of NC 54, and the proposed tunnel under Meadowmont Lane.

Mayor Broun asked Ms. Loewenthal whether the staff report could be ready by the October 9th meeting, so that the Council could have the option of voting if they wished to do so. Ms. Loewenthal stated that the staff could complete its follow-up report by October 9th.

Mayor Broun suggested that at the October 9th meeting the Council move directly into their discussion without further public comment. Council Member Protzman said if new information was to be provided, then the public should be allowed to introduce these comments. Mayor Broun agreed, stating that the public would be allowed to comment only on new information provided at that meeting.

Mayor Broun asked Mr. Perry whether he wished to make a statement regarding the proposed conditions of approval. Mr. Perry said there were several matters which could be discussed with staff prior to the October 9th Council meeting.

COUNCIL MEMBER CHILTON MOVED, SECONDED BY COUNCIL MEMBER WALDORF, TO ADJOURN THE PUBLIC HEARING. THE MOTION WAS ADOPTED UNANIMOUSLY (8-0).

The meeting was adjourned at 11:44 p.m.