Planning Board - Regular Meeting

Good evening. I will call call to order the uh town of Pittsboro Planning Board regular meeting for Monday, May 19th, 2025. Um it does look like we are missing Alfreda also and we do have Matt Hayes in for charity. Yeah. Um, with that we do have a quorum still and the agenda. Do I have any changes to the agenda? If if not, I'll accept the motion to approve the agenda. Motion by Matt Hayes, seconded by Alan Wilson. All in favor say I. I. Approved. Um, has everyone had a chance to look over the minutes? Do we have any edits need to be made? All right. Hearing none, I'll take a motion to approve the minutes from the March 17, 2025. Chair, I move to approve the minutes from March 17th. Have a motion from James Buster. Do I have a second? Second. Second from Connie McAdams. All in favor say I. I. Minutes are approved from March 17. Thank you and welcome, Alfreda. All right, moving on. Uh, we have public comment.

[Music] Uh, before before we get all the way there, um, I would just like to reme remind everyone, uh, please state your name and address at the start. Um, and there's a time limit of three minutes that will be, uh, on the screen for you. Um, and in the interest of time and fairness, it is the board's policy not to respond directly to comments during this period. Um, staff will follow up as needed. Uh, so we have Vicky Atkinson, please. Good evening. I'm Vicki Atkinson. My address is 361 Wild Ginger Ridge, Chapel Hill. I'm part of Chadam Climate Action Network, Chadam Can. and we're a group of people from the towns and the county that believe that local governments have a big role to play in solutions for climate change. Thankfully, last Monday evening, the Pittsburgh Board of Commissioners unanimously adopted a climate vision and framework for a climate action plan. Importantly, they included land use as part of that framework. And hopefully that will include more apartments and town houses and mixeduse developments throughout the town limits to avoid sprawl, safe trees, support walkable, bikable, and transit alternatives. So along the lines of land use planning, you're facing a fork in the road map with Chattam Park. And even though it's not on tonight's agenda, it has major implications for climate and resilience for our communities. So, we want to urge you to block Chadam Park's proposed

small area plan of 5,000 acres in pl in favor of a series of smaller SAPs of 500 to 1,000 acres. Insist on the numerous small area plans you were told in the master plan that you would get. This area may take decades to develop and there are too many uncertainties and risks with such a massive plan that would unfold over such a time frame. It defeats the intent of careful planning. It prevents um adjustments and improvements and learning as you go on. So, please recommend to the commissioners that they deny the SAP change and retain elected officials oversight of the smaller plans over time. Keep your options open. Thank you. Thank you, M. Miss Atinson. Um, we have Lener Joerger. Lenor, I'm sorry. Hi, I'm Lenora Yarner from 3355 Woody Store Road in Siler City. I'm also a member of Chattam Can. Um, while those of us talking here tonight do not live in the Pittsboro town limits or ETJ, these issues before us impact all of us living in Chattam County. In many ways, Pittsburgh is the heart of Chattam. Our government is centered here and many county residents come here to work, shop, or go to church. Last week, the Pittsboro Board of Commissioners adopted a resolution to develop a strong climate action plan that includes land use as one of its main components. Pittsboro now has the opportunity to set an example for other municipalities across the county and even the state. Looking to the future, town oversight of the development of Chattam Park South Village is essential to ensure careful, thoughtful implementation of the climate plan that Pittsburgh Pittsburgh develops.

Chattam cam members in and outside of Hillster are feeling the effects of a changing climate. We felt the impact of summer temperatures in North Carolina would have which have been the highest on record for the past 16 plus years. Chattam farmers who have attended Chattam can events report increases in periods of drought and overall water shortages that threaten their livelihoods. Chattam residents have shared with us at the Pittsboro Street Fair their fears of increased storms and extreme heat. Some residents like myself do not have central air that we can just turn on or up. Others can't afford the accompanied rise in cooling bills. We at Chadam can recognize that the climate impact of development in and around Pittsboro affects all of us. The recently published Chattam County greenhouse gas inventory documents that transportation causes 42% of all CO2 emissions in the county and is by far the number one contributor to greenhouse gas. The report also says that forests and trees play a critical role in mitigating climate change by acting like carbon sinks that remove CO2 from the atmosphere. Chattam County currently is 64.8% forested land. That's down 9.7% since the last study in 2020, largely due to development. I stand with others here opposing the approval of CPI's drafted small area plan for Chattam Park South Village. As this large tract of land is developed, we need Pittsburgh to maintain careful oversight to ensure that planners and developers take these climate impacts into account. We cannot risk the development of sprawl that depends heavily on automobile traffic and exacerbates emissions from vehicles miles traveled. Nor can we allow the indiscriminate cutting of forest, thereby further diminishing our carbon sync. I hope that you as planning board members will require CPI to return to the table with the small area plans they originally indicated in their master plan of hundreds, not thousands of acres. Please help us ensure that these plans adhere to the climate policies and

vision that the town puts forward in their climate action plan. Thank you. Thank you, Mr. Betsy Krauss. Hello, thanks for giving us the time to talk tonight. My name is Betsy Krauss. My address is 680 L in Trail of Pittsburgh. The planning partner department has a request before them from Chattam Park to re consider how the development the next 5,000 acres is handled. I live next to Bri Chapel. There are a lot of folks there that are really unhappy about some of the ways things were handled there. So, I want to review some of the things that I've heard from them and some of the questions that I'd like you to ask about that development. And the time is to ask is now, not later when we're at the final plat stage. We need to be asking these questions after doing negotiations. So, first, who does the transportation system serve? Are the plans making it easy and safe to walk and bike? How many of the residents can get to schools, trails, grocery stores, cafes, and the Y without a car? Does a transit system connect the communities and each other and downtown? How much of a community has that access? Is a car a necessity? Is the open space wild? When I first explored what Chattam Park was about years ago, they had a video on their website of the view of the area from a plane, all forested and

green, with a voice over about the green community they were going to create. So ask, can all residents walk to areas with undisturbed native native habitat? Are those areas large enough to provide quality habitat for the local native wildlife? Are the areas connected in ways that would allow the wildlife to move freely between? What is Chattam Park doing to minimize impacts on wildlife and the forested areas they are developing? A big question with the bio chapel people or the was the HOA and Brier Chapel. How are the HOAs going to work? Can residents participate in meaningful ways? When do developers give residents control of their HOA? How many residents are served by a single HOA? Do their bylaws protect owners autonomy or the developers values and pocketbooks? And last, is there affordable housing available for all folks? All the folks needed to serve a community, not just rich folks. Is there enough affordable housing that caregivers can drive next door not an hour to give care to my mother? Thank you. Thank you, Betsy. That is all we have for public comment. Moving on, old business. Uh we have none. And our first item of new business,

PB25140, Cooper Ridge, MUPD. Mr. Randy Kahun Tangle. Good evening. Glad to be here. Have quite a few guests here and so my remarks will be relatively brief. Okay. So, in your packet uh tonight, you may have seen we're just going to go over pretty much the memo uh and then I'm going to get others to give you a much more uh full discussion of it. But, Triland Co. LLC have petitioned to have 29.6 acres of land. The red part in the center that says site. Uh it's currently zoned C2 highway commercial and R12 residential 12,000 foot lots. They're going to be reclassified hopefully as an MUPD which is a mixeduse planned development property which is located along the eastern frontage of US Highway 15501 Hillsboro Street just south of McDonald's. Pretty sure you all know where this is. It's adjacent to Belmont. Uh these parcels are currently utilized for uh storage shed sales and contain a closed convenience store. There are several structures on the site including a few residential structures all intended to be removed during the construction of this mixeduse development. Um inside your packet there's a great deal of information about it. And what why I decided to try this particular time out is when you get around to the narrative itself which looks exactly like that. What you have in your packet this time out is we sort of blended in a

hybrid sort of way the uh application itself and uh it ends of course at the rear with um the uh conditions that are attached. I do want to draw your attention to a couple of things. There's a chart that starts uh in after section one when you get past this particular drawing. And there are in fact five parcels. I think if we'll change to this next map. No, go one more. There you go. When you look in here, this is basically the site divided up into five lots. So there are three that actually face 15501 and then there's one that is essentially behind McDonald's and then a very very large piece that actually hugs Belmont as as itself. There's a future road that is going to connect 15501 um at a signalized intersection over to Lowe's Drive. So um this sort of answers the question as to how you get in and out of the place. Those parcels are numbered one through five and those uses are here on this particular table. Um there's a lot of them because obviously part of this project is to maximize the potential uses. One of the features that I'm definitely going to want Mark Ash to speak to a little bit. It has to do with the building height for the apartments, town homes, office and institutional and the mixeduse buildings themselves. because there is a concept that is sort of new to here and I would definitely uh like him to speak to the matter. But um cutting through to sort of the end of my story, the staff finds the proposal satisfies the criteria laid outlined in the UDO and is requesting a recommendation by the planning board for approval to the board of commissioners. Um included in the rear of this packet after everyone gets

through with their presentations. I do want to be very clear that there is a um consistency statement that actually uh pretty much spells out what the recommendation is in terms of what we would like uh you all to give some consideration to. I think it's actually in front of the um traffic study which was attached to all this. But um anyway, at this point I'm going to invite Nick uh up and uh I want Mark to give you all some information about the site. Right over here. Thank you Randy. Good evening members of the planning board, the the town staff, town attorney. My name is Nick Robinson and I practice law here in Pittsburgh at Charles Robinson and Rainer 128 Street. Um, and I'm delighted to be here uh this evening on behalf of the applicant which Randy mentioned is Triland Co. LLC in this conditional reszoning for 30 acres. It's shown up on the screen. Um, Yzen, Hammad, and Raha are back there. They're the um owners of the developer. And also Mark Ashnes is is here with me tonight who is the uh engineer and land planner and landscape architect. So he'll he'll be able to um address some of the issues as well if any. Um, so as as Randy and the staff um your staff has reported, we're seeking to reszone this property. It's comprised of five different parcels. Um, it's currently split zoned with the northern portion being C2, basically commercial, and uh, it's southern zone being RA12. And so we're seeking to reszone it to a zoning designation that's called MUPD, mixeduse land development. And if you look um, at your seat, I dropped off a little a little packet before the meeting started. looks like this on the front page. Um, and I I put that front page there for you. Um, outlined in black is the actual property that that

we're seeking to reszone. I was just calling to your attention that if you look at the um sort of bright green sections to the right is another mixeduse plan development called Belmont. And then across 15501 where it says M2, that green one there is Power Place. And then above the bypass there is another MUPD which is um uh Northwood Landing. And so obviously uh this is an appropriate location for mixeduse plan development. It's exactly where the town um master plan comprehensive plan calls for them. But I thought it would be good to put it in its physical context for you. Um we did have a community meeting uh at which we invited all of the adjoining uh property owners. Uh it was scheduled on February 26, 2025, but alas none of the surrounding property owners uh showed up that night. Uh but since that time we have been working since mid to late February spent a lot of time working extensively with the planning staff um and with the uh town manager and town attorney. Um what we were essentially doing during that time was working through the conditions that would apply to this mixeduse plan development to make sure that it's a it's a good project um for Pittsburgh and to make sure that it's meeting um both the uh needs of commerce but also the community needs that are felt in Pittsburgh at this time. Uh so I think uh we went through 22 versions of the master plan that is uh at your seat there working, editing, revising to get it to where it is now. I think it's in great shape. I think your staff thinks it's in great shape at this point. Um, and they're happy with it. Um, so I'm going to ask Mark to come up in a minute to talk to you about the site plan and the different um, ways that the project is intended to be put to use. But before we do that, I just wanted to offer you a little bit of the following from the legal standpoint. As you know, there there are basically two parts um, to your review as planning board of a of an application like this. The first one is we're reviewing whether the zoning

factors that are identified in the town uh unified development ordinance um can be met by approving the this resoning. And we included extensive um materials in the application packet responding to each of the 10 factors. So I'm not going to um read all of those to you or walk through all of them. If you have a question about any one of them, please feel free to to ask me. With regard to um the really the main one that that the planning board is focusing on would be the extent to which it complies with the comprehensive plan for Pittsburgh um and the future land use map. And Randy has told you that to uh the staff's opinion they agree that it does comply with it. I was just going to walk through a few factors um that that make it clear that it does comply. Um the first one is um this land when you look at the comprehensive plan for Pittsburgh, i.e. the plan that tells you how the town wants the town to be developed in the future. Um, it designates this area as a mixeduse activity center. Um, with a portion of it shown, a small portion to the east being shown also as traditional neighborhood infill. Um, and that's on the future land use map. Um, a mixeduse activity center designation is defined in your comprehensive plan as a place that provides a setting for services and activities that are supportive of surrounding residential neighborhoods. And they're usually located adjacent to major thoroughares and at major intersections. Hard to find a major thoroughare or a more major intersection than the intersection of the 64 bypass and 15501 north and south. Um, also mixeduse uh centers are designated for multif family housing um which can be integrated as part of a mix of uses. Randy uh talked to you about the large tract in the southeast corner down there, parcel number five. It's possible that that may be a multifamily project, may also be commercial. We don't know yet, but um that's uh if there is going

to be multif family, it'll be on that tract. Um the future land use map also states that a mixeduse activity center should be accessible by uh both a convenient road network and a system of sidewalks and greenways. And the good news here is we obviously we have a major road network right uh along the frontage of the property and the the town is extending the sidewalk from Pittsburgh all the way up to this location. So it will be accessible both by vehicle and by pedestrian walking which is great news. um the um yeah, I think that's the main things that we would want to hit on the land use plan. The second part of your review tonight is just a review um having to do with the question of whether or not the conditions that have been formulated to apply to this project are um conditions that are reasonable and conditions that the planning board would say are worthy of your recommendation to the board of commissioners. um the uh what you know and the conditions for a conditional reszoning. A lot of times what they wind up focusing on is some very particular things um about how the process of platting and um any appeal that comes up and fees and stuff like that. But it also often will address the extent and the manner in which a project addresses community needs. So I just wanted to call your attention to a few of the ways that this project does meet community needs in Pittsburgh. Uh the first one um you all know the affordable housing program in Pittsburgh is a voluntary program in a unified development ordinance. No developer is required to do it. Um and some choose to do it and some choose not to do it. Um in this case without being asked beforehand we u we inserted a provision that says that if that track does wind up getting used to more multifamily uh that 8% of those units would be dedicated to affordable housing. Um and you can read the

condition that's in the master plan um to see how that is all broken down. Um in addition to that um wanted to call your attention to um we've also agreed that 20,000 square feet of the improved um area exclusive of sidewalks and multi-use paths within the rideway will be devoted to pedestrian spaces so that if folks that live in there or folks that live in Belmont can walk there. there'll be pedestrian um amenities there for them. The town requested that and we agreed with them that that was a good idea. Um in addition, there'll be an appropriately sized bus shelter pad reserved within the project in a in a location that makes sense. Um uh uh another one is that if you can see um the roadway that sort of bisects it from east to west and connects to Belmont um that that road is going to have a 10-foot multi-use path on the side of it uh for additional pedestrian um accessibility. Um the last one that I wanted to call to your attention is that um the final condition is uh a condition that requires the owner to present a plan for inclusion of art in the improvements to be constructed within the uh MUPD program. So, in the open spaces or pedestrian areas, there'll be a consultation between the town and the developer about a way to beautify the that open space with um art. Um and there's some other particular things about the number of balconies, if there's an apartment and size of them, etc. Won't go into all those details, but um suffice it to say, we feel great about this project. We feel like we've um put it in a position to where it can really benefit the town and we can all be proud of it. Um, and so at this point I would um ask you if you have any questions you can ask me now or after

Mark gets up, whatever is most convenient to you. But I want to ask Mark to come up and sort of walk you through some of the other elements of the science and then we just open the floor to your questions if you have any. Thanks so much. Thank you Nick. Thank you. Good evening board members, staff or cash for the C groupoup. We have offices 367 Freedom Parkway there and the Mosaic [Music] project. U I'm going to cover just a few of the technical items. I think that Nick's done a good job of sort of the overview. Um in terms of water connectivity, uh there's an existing line on Hillsboro Street and we'll have two points of access. So we'll have a looped water line within the project. Also, if you look above the orange colored area, there's a stub road that connects over to the Belmont project, which was approved last year. We'll al have a water line connection there once those two roads are connected and tied together. Uh there's an existing gravity sewer line on the west side of Hillsboro Street. Um so, our plan is to uh site basically drains from east to west. Uh the the highest point on the site is basically the eastern side of the orange colored area. And then the the drainage pattern is everything's kind of moving towards Hillsboro Street. You'll notice in sort of the southwest corner there's a buffered area. We've got a proposed U SCM or water quality pond just above that to uh capture and treat the runoff from the site. So the sewer will come across Hillsboro and that sort of southwest corner and then head back into town. As far as traffic goes, um we had DRMP, a traffic consultant, perform a TIA, submit that information to NC DOT. Uh that that was reviewed not only at the district and division office, but at with congestion management in Raleigh. And so based on the information shared,

u the recommendations are a full signal there at the center of the site. Uh and then uh on the southern entrance, there'll just be a right turn delane. We'll also be adding left turn lanes uh for the southbound traffic at that full signal. So again, we'll have another connection to Belmont on the eastern side of the property. So if you think about it, the two main accesses out of Powell Place um will be signalized now second one and then uh both the the folks that'll be utilizing this particular center and also the Belmont residents will be able to either come down through the Lowe's drive point of access or uh make a left and come down and and use the signal at that location. So that's all been reviewed and agreed upon with DOT. They've also recommended um if you're exiting the bypass from Jordan Lake uh and you're going to make a left turn at the top of the ramp there, they've uh requested that we extend that left turn lane and make it longer uh in the phase 2 portion of the project. In addition to the multi-use trail that Nick mentioned, the town there's a town project or DOT project right now. There's going to be a multi-use trail along Hillsboro Street. Um, when we got the Belmont project approved with that road connection, the town required that we put a multi-use trail within Belmont on the on the Lowe's drive and also the crossover there that you see that White Stub. So, we'll have a multi-use trail that will go back to the Belmont stub uh and connect to the multi-use trail within that project. Also, with regards to the sort of building height, um, we sent, and I didn't include this in the presentation, but we sent a photo to the staff because we we requesting, you know, building height of up to 80 ft, uh, in this back area here. And, and that's primarily to allow, I'm not saying this will happen, it just allows the the parameter for

this to happen. If if you're heading sort of east from Pittsboro and you go you're going towards Apex, if you know where that new Harris ter was built, those those buildings that you see on the opposite side from from the from the Harris ter that's a a 20ft pedestal sort of retail and then it's got five stories of apartments, you know, above that. So that that was the reason for that height allowance. we send an elevation of that project over and so I'm not saying we're going to build that there but that just gives us the option to to kind of put that density in play that that we're looking to do uh here and also allows us to provide a more affordable project doing that. That's pretty much what I have on the technical side and I'm happy to answer any questions as well as Nick. Thank you. Mike, does anyone have any specific questions for Mike or Nick? Um yes, I just like to get some clarification. The um well, you've got the notation there, the future street by others. Are you saying that that has been approved will be considered? That was a condition uh on the Belmont project. The the white section that you see there is actually part of the Belmont MUPD. Mhm. When that project was approved about a year ago, there was an obligation to construct a street to this p piece of property so the two streets would meet together. So, you know, will they build their section before ours? I can't tell you that right now. I know we're working on plans on that side, but ultimately there'll be a connection street. Okay. So, the obligation for the white is is Belmont MUPD and then the area within our project would be an obligation of this project. Yeah. Because what what bothered me was that on the u the vehicular circulation there's a notation there in the first paragraph that says that a culde-sac will be put there if the street is not completed. Great comment. Yeah, the fire marshall

basically just said if for some reason you build the street first, I want you to put a little turnaround there until the other street is finished. Okay, that makes sense. So that it's and they would probably have to do the same thing if they if they beat us to the punch there. Yeah. So that's a temporary situation. Now the um the southern access point, you're saying that traffic coming out of here will be a right turn only. Correct. That's right. So basically if if you if you're coming from town, you can make a right turn into there. That's right. And if you're if you're leaving, you're going to go back up to the signal and come back out to you'll go out the main entrance. Yeah. Oh. So, so that'll be basically a a one-way street. It's a two-way street cuz you could go north out of there, too. So, you could come down there and go north. Okay. Yeah. But it's a restricted more of a restricted entrance. Sir, I mean, uh, this isn't a question. This is just a comment. And that is, you know, one of my big concerns is the traffic in that area. Certainly. It was funny that you mentioned Sweetwater because yes, I've seen what that situation is at Sweetwater, especially that the the restricted turns hurt that situation, too. So, we don't have that here because we have a we have a opposite street opposing us right now that take you into Pow Place. And so, um, other people might argue differently, but I think that makes it more challenging because if you're coming out of Sweetwater, you've got to go east to go west, right? Um, so that won't be a problem here. So, we'll have more full movement at this location. And so, we've got two signals, too, which is nice. So, you've got two signals that'll be they'll be synchronized because of the proximity to each other. Um, so that I think will alleviate some of the traffic, the existing signal at Lowe's

Drive and then the signal at this location. Was I was Go ahead, Ting. Yeah, just one more. So, yeah, on one of these drawings there is a uh rendering for a grocery store. That doesn't bother me too much because you're not talking about a ton of traffic. But is there any idea how many units if this goes residential, how many units would be constructed in that orange area? There could be upwards I don't know the exact number but upwards of 300 units probably. But that's that's not that's not really realistic. I mean if you're talking about an upward end when the traffic study was done we asked the traffic engineers to use the highest intensity okay every single parcel which would be the worst case scenario. So this this was approved under the worst case density. Um that you mean five stories is the worst case scenario. Five stories over a podium. That's right. Yeah. And that's really in the the back part of the site, right? So it's not uh and that's I could tell you our clients initial interest is um is more geared towards non-residential. Uh there there may be a residential component, but our main entrance is is and we believe there's a lot of commercial interest in this location because of its proximity to the uh to the interchange and the fact that there's going to be a lot of rooftops around here, but we have allowed the option for for a portion of this to be multif family. I had a couple comments. Yeah. So, one, the enhanced traffic measures are great. I drove them yesterday. I drove the route and looked at it and I thought it was a great improvement over the previous um and then secondly the mixeduse residential piece of it. I mean that's exactly what people are asking for right to share parking spaces to reduce the impact on the environment and so the residential piece of this is

would be good. we need the housing and in a mixeduse format, right? So, I think that's great. On a quick question though on the two three partals that are in red, partial one, two, and three. Any idea of what those would end up are those strictly commercial or what's the they're they're they're single story or maybe two store. We might have allowed for twotory there, but they're primarily uh quick service restaurant potentially or other retail uses that you would think of in that location. Okay. I would just encourage residential because we need it and in a mixeduse format it's good for our environment. So, and it's I mean really good job planning. Thank you, Mike. I I have a question. Um when when I was reviewing the application, you talked about um existing structures on the property. I know there's an old gas station on the property. Are there any environmental issues with that old gas station and the removal of that prop that um structure and the other structures on the property? That's a great question. Yeah, so there's been a um environmental study done for the property and so I I can't recall if there was any contamination on this site. Uh and so I know that if there was there would be a a uh you know resolution basically for that. Is there anything else that we're waiting on action taking steps to address that soon? But that's that we've had environmental consultant on the site handling those issues. Thank you. Mr. Tangle, do you have anything? I'm sorry. Yes, appreciate it. Thank you. Just going to point out to you all, which I was waiting to hear this a minute ago, but since I didn't, I think now is a real good time to mention it. The maximum height on the three parcels at the front that are commercial is 50 ft. So, it's not drive down the

road and suddenly find yourself at 80 ft. It's it's 50 across the front and then as you move back, which will be safely up against everything else behind it. So, um, in your packet before you get to the traffic study, there is a consistency statement. And what we were hoping for tonight is a dual um motion to adopt both um a resolution to uh you know to approve but also uh accept the consistency statement. So on the consistency statement itself, it is consistent with the town's land use plan and subject property has been designated for mixed use activities and additional neighborhoods and residential landfill. Um resoning is of course reasonable and in the public interest will benefit the surrounding community by providing services and activities that are supportive of surrounding residential neighborhoods that are located adjacent. I did also want to point out one other thing that I didn't hear me say a minute ago. Sometimes I talk so much I can't hear myself, but the um the red areas do not interface directly out into the street. Those places are actually using the main intersection to go in and out. Again, it's a safety feature as far as um the proximity to Lowe's Drive and McDonald's. Any questions for staff? Thank you Randy. With that then I will accept a motion to either approve or deny. Motion will approve with the consistence that is consistent with the time. All right. Motion by Alfreda. Second. A second. Second by James Buster. Uh motion on the floor is to recommend approval of PB2140 and the draft consistency

consistency statement as presented. All in favor, please say I. I. Any opposed? Motion passes to approve PB25 or I should say recommend approval of PB 25140. Thank you very much. Thank you. And next year we're also presenting uh PB2573 Corbenton reszoning as well. Yes, I am and I'm very pleased to be here this evening having this discussion with you. Um this particular project has been on my desk and certainly in our uh awareness for quite a while. It is um 21.28 acres of land. It is uh currently zoned R12 which is medium density residential and the idea is a multifamily type residential conditional zoning district. It is just north of Cambridge Hills assisted living in the town's extr territorial u planning area along Old Graham Road. I do want to point out that this is actually one of the very few parcels on that road that is not included in the corporate limits. So there is a voluntary annexation petition that is going on um in parallel to this particular thing. Um so this particular project is exciting enough that in a few minutes we're going to have some folks come up and explain it to you uh because it is it is u very different than most of what we normally see. The feature that makes this rather interesting and I don't know if we have a map that would allow us to address this but let's go down a map or two and see what we see there. We keep going maybe not. Are we just down to three?

The answer is no, we don't. But anyway, what I was going to say is the idea here is that this particular developer had a concept that we thought a great deal of, which is actually taking a sidewalk down Old Graham well off the site. Um, there is a greenway that is over in the environmentally sensitive areas there, which is a more of a wilderness path than something paved. That's the brown dash line. But over here on Old Graham, the actual sidewalk that they are proposing to pay for the construction of is going to take you down to the traffic circle. And I want to say that if you were actually at the traffic circle and you wanted to walk up there this afternoon, um that would be an impossibility. You'd be walking on the shoulder of the road, which has a variety of conditions. Um, as such, when you get inside of the actual um, general conditions and so forth, the affordable housing piece and the public recreation piece are um, unusual. I'm certainly going to make sure that Mr. Robinson does explain those two in detail. Very obviously staff has um, as I say, spent what I believe would be best described as an extraordinary amount of time on this particular project. I'm going to say every year. That's a yes. That's She's nodding yes. It seems like it's been well over a year. And so, let me say it isn't that I dislike the project. It's exactly the opposite. I'm super excited, but um this particular project has a couple of things. The parks that are proposed are for the use of the residents inside the community. This is not a public park. The greenway on the other hand is accessible from uh some of those public parking spaces that are there over the word park and also you can get onto the trail head and the intention is to be able to visit other walking trails nearby but also to use

the sidewalk to get to downtown. So this is um the living definition of a walkable community. And on that note, I'm going to invite Mr. Robinson to come up and get my report cards arrested. Appreciate it. Thank Thank you, Randy. Um, good evening again members of St. Luke Robinson, 128 Hillsboro Street, Pittsburgh, and glad to be here tonight on behalf of this project as well, which is exciting for different but great reasons. Um, and I'm here on behalf of Blue Heel Development LLC, which is uh Julie uh Gavagan right there and uh um Zack Loenstein who's here u with Blue and um we've been working uh with them uh for for a while as Randy pointed out and they have been working really cooperatively with the town to get this project to where we think it's just right. Um, as the staff has reported, this is one that is uh has a zoning designation of R12. And in order to do the project that that they want to do here, it needs to be reszoned to MRCZ, which is basically a multifamily residential district in Pittsburgh. Um, this resoning would allow for up to 98 residential units. And um the uh Blue Hill folks really have specialized in doing age targeted communities like this one. So this would be an age targeted community. uh for folks um I'm not going to say old because I'm 61. So, but anyways, people who or around my age bracket um we did have uh by background we did have a community information meeting for this one on December 17th which was well attended. 18 folks from around community came and as a result of that meeting um it was a very positive and upbeat meeting but there were a lot of things to talk about that night. The applicant worked very hard with the town to come up with a plan, as Randy mentioned, to extend the sidewalk from the traffic circle down at the uh

community college and the library all the way up to its project and then beyond its project to overdrive. Um, and as somebody who's been a runner in Pittsburgh, I've run down Old Graham Road before to the great treachery of my ankles. It would have been great if there had been a sidewalk there some of those times. Um, but we'll talk about that portion of the project and the um how how it's going to be financed in just a moment. Um, and then they also work with the town to address the construction of a greenway on the eastern side of the property um to to possibly contribute um to a connection of the greenway all the way back um to to to the central part of Pittsburgh. So, um, in that five months that passed after December, we've been working, we spent a lot a lot of time again with the county attorney and the and the county staff to work through all of the, um, various conditions that apply to this project. Um, and this one is not on version 22, but it's on version 17 of the of the conditions. So, it's very similar. We worked really hard and some of it was fairly complex. Um, but I think again we've gotten it to the point where it's um, where it's in great shape. Uh, staff appreciates it, I think, and and we do as well. It's been a um it's been a very cooperative venture. Um I do want to focus for a moment and I think if you could get to the PowerPoint slide four that would be great. Um yes. Okay. So that gives you the idea of the of the sidewalk um project. You can see the the frontage of the project obviously is going to have its own sidewalk. They didn't have that, but where you see the red arrow connecting all the way down to the traffic and then beyond to the north to Oakwood. Um, uh, Boohill came to the town to talk about this project. And basically their disposition about this was we love doing a neighborhood like this, but we we also want to contribute to the town of Pittsburgh to make it better for the community, but also better for the people that live in the

community that we're going to build. And um, in the conversations about that, you know, Pittsburgh has a lot of different needs, right? One of them is affordable housing. You heard about in the last project. Another one is pedestrian and bike friendly uh environments throughout the town. And so working handin glove with the town staff, it was agreed that if it were possible, uh the developer would um take what would have been a fee in l from affordable housing and use it to dedicate it to the construction of the sidewalk project off the side of the actual property here. And the way that that has worked out is that the developer has agreed that it will dedicate up to $420,000 to construct the offsite portion of the sidewalk. And if it turns out by some economies of scale or some other thing that they were able to build it for less than $420,000, then they have committed to um donate the balance of it to the town for its use um for in the affordable housing fund. Um and in addition to that, similar thing for the greenway on the rear of the property. Um they have committed agreed to commit $110,000 to con uh to the construction of the greenway. They are going to actually construct a greenway on their property. Um they don't have the legal right to construct it on anybody else's property on either end, but um if the town gets easement from those property owners to do so, it may be able to do that in the future, which is the hope. And that's certainly a part of the um pedestrian and biking plan in Pittsburgh. Again, the $110,000 that would be dedicated to that part of the project would be spent on the greenway and if not expended would be donated to the town, be balanced for the purposes of their greenway projects there or elsewhere. Um, so I just wanted to um to point that out that that was the byproduct of a lot of conversations um about how to do it and and the cost and everything and

they've come to a good agreement about that. Um the same um analysis applies to this reasonzoning as applied to the last one that we talked about where you're looking at the factors of whether or not it complies with the uh comprehensive plan and your staff has told you um that in this case this project taken altogether it does comply with your um land use plan and I'll just point out a few things. Um, this property is designated on your uh, comprehensive plan as traditional neighborhood infill on the future land use map. And it states that traditional neighborhood infill areas um, should be relatively close to downtown, which this is. And, um, says that it should be of compact design. Um, and if you look at that, this is a classic compact design for an age targeted community. Um, and it should be comprised of primarily single family residential uses. That's what your plan says should be happening in this area. And this project will be comprised uh entirely of single family residential uses as anticipated by the plan. Um, it also calls for higher density uses if they're located near um service areas. And in this case, the service area is the library and the community college. So, you had this beautiful um sort of coingling of purposes there between being able to um get exercise and get out and walk, but then also be able to go to the services like the library and to the community college and ultimately to uh downtown Pittsburgh for for shopping. Um the future land use map also recommends open space along the the creek on the eastern side of the property that's known as Little Creek or Hill Creek. Um so there's a 100 foot buckle that you can see has been placed there. um near where the greenway would be um which of course would be uh very consistent with what the land use plan has been hoping for that area. Um it also aligns with the um um land use recommendations that are in

the comprehensive plan for increasing walkability to downtown Pittsburgh and in key areas. Um, and in addition, I guess the last thing I would say is that um the uh land use plan specifically says in infrastructure recommendation number 11, and I'm quoting, improve sidewalk connections downtown and between existing neighborhoods and destinations. So, it's hard it's hard to find an aspect of a project that complies more um succinctly and directly with the goals and dreams of the land use plan in that regard. Um, so the second part is to just review the conditions. Um, and I would, um, say that we spent a long time on those two conditions that I've already described, which are the ones that had to do with the sidewalk and the one that has to do with the greenway. Um, those are pretty important. Otherwise, um, I think the, um, rest of the conditions which have been vetted by the town attorney and town staff are more of your typical, uh, conditions that you would find in a conditional resoning. So, um, with that, I would, um, ask Mark to come up and show you the rest of his PowerPoint presentation, but also, um, uh, invite you to ask any questions or concerns. He's concluded with that. Thanks so much. Thank you. Good evening again, board members, staff. Mark Ashes with the C group. I'm just going to hit a few points here. Um, the difference between this type of product and and a normal subdivision is we have a lot more open space. We're we're just under 50% open space. You can see all the green on the property there. We're also putting uh a perimeter open space around all the lots. You know, it's a traditional subdivision. We'd have lots that would touch the the lots that are north of us on Oakwood. So, you know, that was something that was also considered. Uh along Old Graham Road, um we're going to the site is currently wooded and so along Old Graham Road,

we're we're we're doing a tree save as you can see there to sort of keep that tree line. The only place where we don't have that is you as we get closer to our entrance. We had to uh create a sight line because there's a curve a little bit north there. So that that uh that's the only reason that area is opened up a little bit. So there's been some definite uh care to try to uh minimize the the impact to adjacent properties. Um, as far as the sewer goes, there's already existing gravity sewer on the east side of the site that's following that unnamed tributary that that flows down to Robertson Creek. And then, uh, there's water out on Old Graham Road right now. So, you know, we'll be connecting that uh, as well. And as far as the traffic goes, again, with 98 lots, it's not a lot of intensity. Over road doesn't have a high uh ADT on it today. Uh a TIA is not required, but we did have a traffic consultant uh submit a package to NC DOT for their review and consideration. NC DOT did review that and said that at this level of uh traffic generation doesn't warrant a turn lane, but they did request that we put in a a short right turn del. So, if you're coming from the library heading north, it would allow this traffic to kind of get out of the road as it's making a right turn, starting to slow down. So, we'll we'll have a uh a right turn del lane there at the entrance. Would there also be any consideration for traffic coming from the north as well, anybody turning in from there? Because as someone that also runs along there, that is a very blind curve, right? So, that that's why we're we have a a sight line from the entrance that goes And that will be that's why we had to pull the trees back a little bit in that southern area to make sure you have that good visibility at that location. So there'll be more than adequate safe stopping distance is the term they use

uh for for traffic heading down. But we we don't meet any warrants for a turn lane or anything at that location. Thank you. Happy to answer any questions. I have questions. Okay. Well, if we will uh Sorry, Matt. Did you say you had a question? No. Okay. Connie, if you'd like to start. Okay. Um, first question maybe for Randy. How how many units could be built with the current zoning on that property? Um, it's 32.7 acres. It's R12. So, you're uh You could you could get probably two and a half units, two and a half lots at 12,000 24 36 you have some road. You wouldn't have any open space, right? So, but yeah, a sidewalk, right? So, this is triple what the current zoning Okay. [Music] um you are intending to build single family units um but you're requesting multifamily reszoning and that's what makes it possible for you to do so the the land use the the land use plan that's approved today would allow for town homes duplexes and single family homes just that that's what your intention shows in that location and what we're what we said in our conditions is that we won't have any town homes here. We could have some duplexes, but the plan right now we're showing is all single family units. Have some shots actually of the product and I was going to take us You're not being kicked away. You're just being asked.

Okay. My name is Julie Gadan. Sorry. My name is Julie Gigan. I'm a real estate developer and owner of Development. Um, thank you for having me. Um Randy asked me to just uh introduce you to our product and tell you a little bit about our company. Um I'm a local real estate developer. I'm here at the moment in the wild triangle market for about 25 27 years. I grew up here. My family's here. I live here. I worked here. So um I'm just a local portion to me. Um my company we have developed our own set of plans custom plans that we have four floor plan uh four floor plans and three different elevations for each floor plan to make it look all all of them have renovations. I think they have a few more if you don't mind. Um they're all design, you know, trying to get uh people engaged in the community, community feel, trying to have it be warm and open uh community so you can walk around. That's the reason that the sidewalk and greenlands are so important to us. We found that getting um folks out of their home and in integrated with their neighbors and meeting their neighbors and being involved in community is a really great way for them to be healthy and happy. And so this is really in integrated in our design. So we've spent a lot of effort and energy trying to make sure that it looks really great and has a nice curve [Music] appeal. So I think there's a few it could be. No, keep going. Yeah, just that's it. That's really it. Okay. So the other point don't go anywhere. The other point to consider is of course that the maintenance of the site is HOA. Um, so this is the idea is that it's age restricted, but it's also people who aren't in love with doing lawn care. You're basically going to have a structure that is largely maintained for

you so that you can enjoy the third third of your life. That's right. Yeah. So, um, we would have an HOA that would maintain all the exterior, uh, clean the gutters, paint the house, fix the windows, all of that. So, you don't you can just turn your key and you go and do whatever you'd like to do, travel, visit your grandparents, whatever that means. So, it is fully maintained from that standpoint as well. The other feature of the houses, don't go anywhere. We're not done. We're selling. Okay. The other feature of the houses is that the primary living space including some of the sleeping space is on the ground floor. So the upper area would be for visitors or family members. It's not for your So master on the ground floor is one of the first things people in my age group are looking for. Actually our um homes have at least two almost all have three downstairs bedrooms. Um, the upstairs is a an optional bedroom with an optional bon or bonus room that is included with a bath mostly for grandkids to visit and you know that kind of thing. So, it's really master down range plans type thing. When I saw the second story, that was my first question was what about your niece? Yeah. Okay. I'm sorry. Over to you all's questions. I have a question. Oh, sorry. Connie, are you done with your question? Connie, please carry on. I'm sorry. Um this is more of a comment. Um you have said that there are no adverse environmental impacts and and by definition I I understand that. I also understand that it's 20 acres of woods next to a creek. So it it will certainly um impact the wildlife and the in an area that's largely already developed above and below. Right. which makes it a little island. Yes, ma'am.

Um, you say that this project addresses the demand driven by upcoming economic projects. What what project are you referring? Anybody? N you want to handle that? I mean, I I don't think it's too too surprising that uh to say that Pittsburgh got a lot a lot of great great growth coming our way that includes both residential and commercial. Yeah. So that this would be to to accommodate the uh the rising tide that's lifting all boats. Um some of those folks are going to be in the age target bracket. Um and they need a place to live too. And in some ways this is affordable housing with the lower case A, not what the uppercase A can be. Very very lower. Yeah. Very lower. Yeah. I mean, I agree. That's why I made that distinction. But, um, yeah, it's for it's for um it's for all of the uh the folks that in that age bracket that may want to live here, too, for um because Pittsburgh is a great place to live. So, so related to the the targeted 55 and up, what what does that mean? I mean, is there an enforcement that you have to be 55 and up or anybody can live there, but the houses have bedrooms downstairs? Yeah, I mean that there's a difference between age targeted and age restricted. This would be age targeted. So, it's targeted to people and designed for people that are in the 55 plus range. And so, all the things that appeal to people who are 55 plus like more than one downstairs bedroom um are uh built into the design of the homes that they sell. So, so related to the age thing again is the traffic estimate based on that is that considered that that you're expecting older people to live there so that

affects the lawyer. Looks like the gang's all here coming up. The uh the actual track I study is based on a typical single family home which actually producing more trips than the age target. That's um this may be a misunderstanding on my part, but I read all streets shall be public and maintained by the town and then in the community in input response it says roads will be private and maintained by property owners association. So which is it? Not bad. Yeah, that's that's an excellent observation on your part. And one of the things that happened as a result of the um committee input meeting and our discussions with the town was um it was making more sense for it to be public if we could do that because the utilities are going to be in the roadway as well and um some other things. And so what we did was part of the problem that the town had with it being public rather than private was a parking concern. And so if you look in the center there of Yeah, she's gonna try to enlarge it and blow it up. Yeah, you see at the bottom where that little black arrow. Um there you go. You see there's 10 little dive in parking spaces there that are there to accommodate uh traffic that may be there not routinely. Um and so with that with those additional parking spaces in there, the town was fine with the public roads. Um and in the end, um that seemed like the best solution overall. So there was a change from the time that we had the conversation at the community input to the time where we arrived at now. And and certainly to the wilderness question, obviously the wetlands area and the stream buffer area and everything that you see that's green. I'm pointing up, but you're looking

down. So let's just assume that we're looking at the same image. Essentially, you've got wetlands, you got sort of a stream, you have a wet pond, you have a great deal of green there. So, it's about the only way you're going to get 97 structures in there. Um, but it it I would have to say that there's an abundance of green. Not as much as there is right now, but you know, it's for a neighborhood is pretty good. [Music] Um, the the affordable housing thing, it sounds like there's a sidewalk in lie of affordable housing. Yes, ma'am. So what what are the expected price ranges on these property? Your question. This is always something I mean it's hard to know. Um in our other communities we built three of these so far. One's in Hillsboro, one's in Kerry and one's in Charlotte office. They started in the four lows. Um, we have had people option up pretty extensively and then we've had people that just started left it at the base so it could really run the gamut. Um, we've allowed people to sort of, you know, make their choices. You can pick as much or little as you would like. It offers some pretty good flexibility. Um, and we were able to get in, you know, some retired teachers and some retired firemen, some retired police officers. So, um it could really run the gamut, but generally high force um to high five range. Um back back to the traffic. This is my last Can we stay on the affordable housing for just a minute if you don't mind? Yeah. Um I I'm just curious about how the sidewalk becomes affordable housing. Like what's the leap? I because it doesn't because while I understand

the need for a sidewalk, I think that's, you know, laudable. I I'm just it is it doesn't feel like it's um and I don't I don't want to say this out of turn, but it doesn't feel like it's in good faith, right? Like the sidewalk and affordable house. So, just curious how that how that happened. I'm gonna get Nick to take much of the question, but the town does have a position on it. Oh, that's one. Go ahead. Want to interrupt you. I think that's a great question. Um so as I mentioned it might have been a prior case but um on this one um affordable housing is not a requirement in the ordinance right and so um the question when you come into a conditional resoning is how do you best kind of fit this project into the multiple different needs that the town has um and there are lots of different projects that are helping to feed the affordable housing need. this project um is one where it made more sense there another community need is making sure we got safe ways for pedestrians to move about. So when the affordable housing um element is not required um we said well you know uh we can put some money into the project that could go towards affordable housing and the town was like well it'd be better if you dedicated that that money to um to the sidewalk project and we're like yeah okay that that sounds good. So, it's like one of those things where it's optional um to begin with, but even once you decide to do it, sometimes you can just give money instead. And in the in the um in the mixing of all of that in together, it makes sense in this particular project to to dedicate that to the sidewalk. Now, if it turns out that the sidewalk is cheaper uh and the balance of that gets paid into the town, they can use it for any affordable housing uh component that they want. Oh, sorry. Just Sorry, Randy. Were you going? No, all I was going to say is that we don't hold on anywhere is uh stick around. I like you both. Um we we do have a an established fee in Lou. So

you you always when you're developing property here have the option of simply just taking affordable completely out paying the fee and then the fee is designed to go into something. In this particular case, we're an awful lot more interested in trying Okay, y'all can hear me. Okay, we did a live And so this is a way to get incentive on their part to pay in sooner while the cost of the construction of the sidewalk is somewhat nominal compared to what it would be 10 years from now. Let me know how I'm doing. But anyway, uh let's just assume I'm explaining correctly. So, in this particular case, because of the condition of the project and the property, which is come on up, uh, which she can speak a little bit more to, um, it's kind of hard to be every all the way. It's kind of hard to be everything to everybody. So, this felt like a

really good compromise in the eyes of staff. Yeah. Just Oh, go ahead. And then I guess the other question I Sorry, the la my last question about this. The other question I had about the the sidewalk was um if the costs exceed the 420, the town shall if they want to reimburse or they pay the rest of the fees, right? Is that essentially that would be the assumption. We haven't we haven't spent nearly as much time on what happens if it exceeds as we spent on worrying about getting it there and assuming that it gets done in a way where we have additional money to put into some affordable. A recent contribution to that same fund went to defay the cost of the greenway for the um Habitat for Humanity that's going to take you from um Sanford Road over to the plant. That trail back there has actually been removed from the expenses that Habitat is paying and it's with a similar contribution. Yeah. Okay. I in order for Habitat to provide an entire neighborhood affordable, they needed somebody to remove the burden of $130 to $150,000 sidewalk. I would just add um your question about the cost of the sidewalk. Um we had a lot of conversations with the town about how to get to that $420,000 figure. And what that's based on is estimates by the uh assistant manager, town engineer about what it would cost town to build that sidewalk. And the beauty of this arrangement is that the hope is that with the developer already being out there and being able to have the economy of scale of constructing the neighborhood at the same time, they can bring the cost down lower than what the town would have to pay for the sidewalk. So the town winds up paying less and getting a contribution to their fund in addition to that.

Okay. So, um, one of the risks that we have in stuff is, um, you guys have is, um, not being able to start building our sort occupancy and stuff until water and waste and stuff are there and stuff. Are you guys committed to like building the sidewalk first? Like ready to go now? Um, that by the 50th, but that could be for years and year, right? Really? That's not their plan. Well, it's not their plan, but like that's uh is that a greenway or another walkway or is that connecting things? That's a greenway and stuff. I don't know if anyone was there on Oakwood last Thursday and stuff like is there going to be a bridge, you know? I mean, um that's always underwater, but they make that connection uh any further than where I know what you're talking about the flooding there. Yeah. Just goes into the the lake then or what is that? Maybe make a connection to the road. I Yeah. Okay. It's going to go from one side of the property to the other, right? And idea is so I don't think the town right now has an easement for a greenway on that property to the north. But if they were to obtain one, if two things were to happen, if the town were to obtain an easement and there were additional funds left from the $110,000, then the town could could jump right in and extend the greenway to there. Now, to design it, I I don't know whether it would need a bridge there or what. Would there be any like options in case like we're not able to maintain an easement and stuff? Instead of doing it right there to the end of nowhere, would you do it somewhere else or easement actually

comes along with the uh public utilities? I'm the the there would be a dual use. It's it's a sewer easement, but it's also a greenway ement. So, those two are kind of together. The idea is that obviously you're going to want to um you know dedicating the easement is really entirely up to the owner and it's got to happen early. So that would happen with the construction drawing, right? It like looks like it's a it's a walkway from somewhere to nowhere and like we can't the the green ones are internal, right? To like the property, right? It's a private parks. Yes. Like I don't know how to get there. If you live there it right out. Yeah. Right. Um it just seems like maybe we could use it elsewhere. Yeah, that's a great another great point and um it was a topic of discussion actually about is it better if we just contribute the $110,000 or build the greenway on the site and we had some very very specific and concrete conversations with the town manager about that. and his feeling is so so strong about getting Greenway built that he he wants the applicant to build it on this site as part of getting the project going. And um so but we're good either way. I mean yeah if it flexible town just wanted the cash then we would do that instead but we're happy to build it too while we're building everything else. All right. So you'd be happy to like extend the 420 to 530, you know, for instance, and then um we could do that on our own when we want to as a town or not. That's the cool. It's in two separate conditions. One is the 420 and then the other is 110 for Yeah, that's what I would imagine. That's great. Oh yeah, the one on the west side, right? It's a

It's a big philosophical reason for us connecting this project to the library open space is I believe the right thing to do for aging right there too. Yeah. For us it's the right thing to do for the community. All the neighbors at Oakland came out and said I really would like to see this happen soon. I walked down the middle of the road and the rest of my kids by I think the sidewalk's going to be great and stuff. Is it going to be lit? Good question. Will it be lit? Not sure. I appreciate the I appreciate the the need for the sidewalk, but I also appreciate the need for affordable housing. So, it just feels like you you you gain access for the community members but not necessarily for um the town. And while I recognize I was going to actually spell out something that's quite important. Um some of the affordability of purchasing a home in here would come in the place of no matter how low the actual price is, the HOA fees are identical for all the owners. So, if the house were in your Okay, she's here. Okay. I just want didn't want you to go too far. I was going to say if the house was in your price range by being reduced, at the same time, the burden of the HOA fee is identical. It's absolutely against the law in North Carolina to have a lower HOA fee for people who have an affordable housing uh arrangement. It's one of the one of the situations that we ran into when we went on a bus tour. I cannot remember how many. I'm drawing a blank, but we went to five or six or I don't know, an amazing number of affordable places. And one of the conversations we had on this more than threehour bus ride around in the uh immediate triangle area to where we are

here on affordability is we talked to some folks from Durham and Chapel Hill and said, "Hey, what if you end up in a neighborhood where the HOA fee is $550 for all this lawn care and all this other stuff?" Not that that's really yours, but I'm just saying if that were the case, and the answer was, well, someone has to pay it. The way that they take in that that HOA fee with these affordable projects in other places is by contributions from the local government, somebody still has to pay it is the point. So given the situ the catch 22 of get in, can I afford the house? Yes, but can I afford the HOA fees? Don't know because they're not part of your mortgage. that is a separate standalone. In my case, it certainly is. Um, let me just say that the goal of having a community where you sort of lock and leave and it's quite beautiful and it's taken care of while you're there u might run a foul of the idea of the affordability piece which is why this was one of the other options that was offered. And there is always the option of just simply not including it and paying a fee which also Thank you. Uh, if we have any other questions that don't pertain to the sidewalk or the affordability, I'd like to have those. Now, Alan, did you have anything? Have a big project right after this. Yeah. Just real quick, uh, and I just want to get this out here. Um, I mean, I think it's great that we're going to have sidewalk and everything, but south of this development, you've got that traffic circle, and people are going to have to cross traffic to get to town. They're going to have to cross traffic to get to the library. That is a dangerous traffic circle. So, I don't know whether there has been anything and I guess this would be directed more to to Kent and maybe your group. I mean, has has anything been discussed about

possibly reworking that traffic circle down there? Put in like a s a likes and so, you know, I I don't know what the answer is. I'm sitting here and I'm stumped as to what the answer would be. But we've also got Don't we have truck traffic that's detourred up 87? Trucks. Yeah. So that's that's my big consideration. I mean, you know, we want to be certainly pedestrian and bike friendly, but we also want to be pedestrian and bike safe. Yeah. Certainly. Good evening, Gordon. Um, so I guess to answer parts to your question, so I mean the the traffic circle there is challenging. One thing that's challenging about it that will be far beyond the scope of this development is just the sheer size of it. I mean, it's compact and the vehicles that are using it are, as you pointed out, large trucks. Um, for example, last summer some signs were driven over. Uh, we wor with DOT to replace the damaged sidewalk and curb. Before the cement dried, another large truck ran over it and it's in deteriorated condition it is today. So um there are no plans currently to expand enhance that uh interchange. It would be a mostly a DOT project as all three of those uh routes or NC DOT routes. Uh certainly we may come to the table uh if if DOT were receptive to some type of joint project but uh there's nothing underway or been discussed as far as that goes currently. However, we have made

uh more than once a request to DOT to repair that intersection, remark the pedestrian crosswalks, replace some signage that's been, you know, driven over, damaged over the years. Um, but so far that has not happened. So, so there are some things that could be done short of a rebuild or redesign uh that we can continue to, you know, press DOT to help us with. Thank you, Kent. Um, with that, do I have Sorry, Randy. Just going to say in your packet when you're going for your uh motion, please understand there is a uh draft uh land use plan consistency statement uh which is right after the signature page the community information meeting. Um as stated previously, it is consistent with the land use plan. Uh there's nothing more consistent with the land use plan than filling in a traditional neighborhood as an infill in the middle of an area marked for that exact use. It is reasonable in the public interest will benefit the surrounding community by adding one type of housing choice that uh single family and potentially duplex residences that are age I put restricted but it's actually age targeted uh near commercial areas with good connections to um collector street. So that should be age targeted. But I I would ask that you all um with that [Music] one amendment uh give some consideration to adopting both. Quick question first. Is there any way to do it um where the two sidewalks are just that sidewalk first and then back side of their own property that connects to no one in the

town? you know, like just get that one done first for the what you're saying is prioritize the prioritize one that everyone can use and then instead of like this you can make no recommendation and add that recommendation to the motion. Um and we can run it that Um I'll move to a private um under the you know under the current u medial conditions uh if we can take the 110 added to the 420 to happen first and if that's not exhausted then extend the other is that a fair way to say it or no does that make sense? That part in the back is a greenway not a sidewalk. No that's a sidewalk but it connects to nothing. It will be a greenway. You won't be able to access it now. Maybe eventually a larger sidewalk. Oh, a large larger sidewalk to doesn't go to a road and it goes through a private road. Doesn't always have to be a paved trail, but that makes sense. Improved trail. Okay. The entirety of the trail that's happening over by the Haw River that's being done particularly on the state property is crushed plant material. It is sand. that it in an area that's environmentally sensitive. It it would be a um joint decision as to what the materials were and that's considerably down the road. That's definitely I mean this is not a subdivision thing. This is just a reszoning with a very cool picture. I think that this is a great sidewalk. is very beneficial to everyone in this community and everyone outside of this community and stuff and to make sure that that happens and we don't exhaust funds. Um would be great to have the provisions to be able to add the 110 first and if those are exhausted then move to that. Okay. So the motion on the motion on the floor then is to recommend to the board of commissioners to approve the major subdivision preliminary plat

with also the recommendation. We're just doing the resigning right now. Okay. ary plat on behalf. The motion is to recommend that the board of commissioners approve the subject major subdivision preliminary plat. Do I have a second for that motion? Seconded by James Buster. All in favor, please say I. I. I. Uh, all thinking thinking. I will say I. Sorry. Okay. Yes. Sorry. Sorry. Um, in this case then I'm going to go ahead and just do a roll roll call on it. Um, James Buster. Yes. I Alfrey Alson I I I Christina Peard I um Alan Wilson I Connie McAdams I I Matt Hayes I Forest I um that is unanimous. A motion to recommend the board of commissioners approve the subject major subdivision preliminary plat. Thank you Randy. Um it's it's the conditional resign resigned. Sorry which am I I'm looking at the wrong way. It's all good. I I think the the town attorney would like it restated just slightly if you don't mind. Yes, absolutely. Uh staff recommends the planning board recommend sorry the board of commissioners approve the subject which one am I looking I was going to say I'm sorry this says preliminary plat just give me a second I got it all right motion approved is to recommend to the board of commissioners to approve the subject additional reason conditional conditional Resoning. You got it. All right. Does that satisfy

uh what we need, Mr. Messi? Thank you. All right. You sure? I'm now going to have a seat because we have a wonderful presentation about storytelling by Disney's Hysteria. Yes, I'm leaving you. You want to go have a seat? I don't get paid back later. Okay, moving on. Get paid back. Uh, Miss Terresa Thompson, I do believe you are going to present PB 24319 Chattam Park section 1.1 and 1.2 residential subdivision Asteria phase 1 major subdivision preliminary plat. Sir, thank you. Teresa Thompson, assistant planning director presenting. We're going to put up the overall site plan. We can go to different pages if we need to. Um, but we'll keep it on this for an over overview of the whole project. Um, and it's been a few months since we've had a preliminary plat brought to you. So, just a a quick recap. If you subdivide more than five lots in Pittsburgh, you have to go through this major subdivision process. The first step is this preliminary plat. It's preliminary just like the name is. Um, it can change, but if it changes substantially, by the time we get to the construction drawings, it has to come back to y'all again. Um so the second step is the CDs construction drawings and that's when we give final approval for um the roads storm water sewer that type of infrastructure and then the third step is the final plat. That's what gets reported in the registered

deeds office and then you can sell the lots after that. So um even though this goes to the planning board for recommendation and town board for approval, it's an administrative decision. So, if you all remember, that's different than a legislative. Um, it's basically staff level where we're looking at XYZ standards are met and if they're met, then it gets approved. Um, so Pittsburgh has this even though it's administrative level, still goes to the boards. Um, so if you have any questions or concerns, you can still ask them, but I'll let you know if it's an actual standard or not. So, um, any questions about the steps? All right. Uh, we'll get started. DMBBS SWVP Raleigh LLC. They're proposing to subdivide approximately 171.83 acres. It's located on two parcels and they are going to subdivide it to 494 residential lots. That includes 343 single family detached dwelling units, 57 town homes, 50 duplexes, and 44 quadplexes or also known as forplexes. And this is the first phase of Asteria. Sorry, breaking stuff. Um the properties located north of Subtles Road and east of the intersection of Grant Drive and Chattam Parkway. So the the major road going north south on the west side of the property, that's Chattam Parkway. Grant Drive intersects with that to the west. Um, a portion of the property about 48.192 acres, 92 acres is called Malot. So, it's on the west side of the property line showed there in the middle. This property is located outside of the Channel Park Plan Development District. Um, it's zoned MRCZ, so it's not subject to the Channel Park master plan elements or small area plan.

Though, um, it was designed to meet all the standards. The remainder of the project area, approximately 122.91 acres, is located in the Chattam Park PD. We're going to go through the staff analysis. Um, feel free to stop anytime if you have questions. You don't have to wait till the end. So, starting with water and sewer utilities. It will be provided by Tri River. And there was a uh agreement in 2023. Uh it was an interlocal agreement between the town park um and Sanford for uh Asteria Del Webb and um another development that lives on mine at this moment but to be served by the Samford regional force main and we have a couple of updates on the force main um the notice of award for for it which is basically choosing the contractor was decided on May 14th. So the notice to proceed for construction should be issued either next month or in the next couple months. Um and it should take about two years to be complete and um the water is already sub to the site. Any questions about water and sewer. Okay. U moving on to the environmental pieces proposed impervious at 36.9%. It can go up to 70%. um storm water received preliminary review and um that we'll do the final review at CDS. There's 100 foot required buffer on the perennial stream to the south of the property and there's no flood planes. The lot required a type C perimeter buffer along the northern property line during the conditional resoning. So that is being installed. Um there's also going to be streetscape buffer along um China Parkway

and there are required tree coverage planting areas. Um it's required to have 20% of the residential area and 12% of the non-residential area. That totals to 32 acres required. Uh Chattam Park is providing 51 acres. So um about twice as much as what's required and moving on to parkland and open space lands required at 133rd of an acre per dwelling unit and that part the park land is going to be provided offsite. Um there's been discussions with the parks and rex director and uh before the final plat is approved that will all be ironed out. Um, at this point we know it'll be somewhere in the north village and uh provided offsite. An open space 1/100th of an acre per dwelling unit is required and 120th of an acre per 1,000 gross square feet for non-residential required. 13 acres total are required and 52.35 acres open space will be provided on site. There will also be a 10 foot wide multi-use path installed adjacent to Chattam Parkway, Asteria uh Aster Green Parkway, which is the the the road on the east side that kind of like meanders around and Asteria Boulevard, which is the main road going straight through the middle. Questions on any of that? Moving on to transportation. Grant Drive is constructed uh ready to go. Chattam Parkway is being built in a few sections currently. Um the section that is between uh Subtles and Grant, it's going to be four lanes is being constructed and uh it should be complete by summer or fall

of 2025. That's going to include an unsignalized three-way stop on Grant and Chattam Parkway. when they get to the second phase of China Parkway, which is about where Grant Drive intersects went all the way up to connect to 15501 North. Um that'll change to a signalized intersection and that section will be two two lanes and expected completion in 2027. There's also proposed emergency access off of Astra Green Parkway that connects south to that down to Eubanks Road. And um moving on to parking, there's two spaces per unit required and additional guest parking is required. Um so of what is required versus the all the on additional on street parking that channel park is providing is an additional 332 spaces beyond what's required. And if you want me to go into more detail with that I can. Um, three lane question. Did you just say something about a four-lane street with a three-way unsignalized stop during the first phase of Chattam Parkway being built? It will be unsignalized and then when Chattam Parkway is extended all the way to 15501, it will become signalized. On a four-lane road, it transitions from four lanes to two lanes. At the stop sign, is it four lane or two lane? Uh, I think it it goes beyond grants about 200 feet. I think Okay. It just sounds confusing. That that's more of an update of Chattam Parkway that's separate from this subdivision. Yeah, that's a approved stiff project. It's a DOT project. So,

the plans have been approved for that for uh at least a year or so. I just wanted to give you an update on it. Um the subdivision meets all of our comprehensive plans. We have this comprehensive transportation plan, bike and ped plan and master parks and rec plan including those multi-use paths being installed on China Parkway, Astra Green and Stereo Boulevard. As I explained, the plans will be reviewed again at the CD level before construction can begin. Um the plans that are presented to you tonight, they've been reviewed uh in accordance with the town's applicable standards that includes public utilities, public safety, engineering, and planning. Um if you if you don't have any more questions for me, I was going to invite the applicant to come up to introduce themselves. If you have any questions, no one else has anything then. Yeah, that sounds good. Sounds good. Thank you. Thank you, Teresa. General Manager for Asteria with D&B. It's such a pleasure to meet you all today and I'm delighted the opportunity to represent Hysteria and our first in-class project team. I thought tonight would be a perfect opportunity to briefly introduce you to the team. I might have to call some of them up to support me. So, if that's okay. Um, so first I'd like to introduce Mary Alexander, executive vice president, general counsel of DMV development.

Uh Beth Trajos who was our local North Carolina council with Fox Roth. Robbie Olden, vice president and civil engineering lead for Asteria and Chattam Park with Withers Ravenel. Everybody knows Robbie. Jason Buffkin, civil project manager for Asteria, also with Withers Ravenel. Travis Fluent who was our traffic engineer with Kimley Horn. Pete Sullivan, principal of LRM Group and director of land development for Asteria and uh least but certainly not last Tina Harland our executive assistant for the Asteria team also develop. We are truly excited to bring forward this phase one plinary plat to you tonight. Um it's it's taken a long time in the in the in the making. So we're very excited to to uh put this in front of you and we look forward to building a meaningful and long-term relationship with you guys for years to come. Our full team is represented and present today, not only to demonstrate our level of commitment to the town of Pittsburgh and the Asteria project, but also to address and respond to any questions the planning board might have related to the phase one plat application. So with that, are there any questions that our group can answer? anything? No. Pretty quiet. I'll ask one. This is simple. Um, but

the the letter with your application lists four parcels. So, where exactly on those four because that's a thousand acres, those four parcels. So where is this located on those four parcels? Question. Sorry. When you say four parcels, are you talking about Asteria? All of Asteria? Yes. She mentions I know the the application mentions a thousand acres. This being I think 171 of it. She's asking where in that that thousand is this. So Astero would be roughly about 1500 acres. Um this is 171 acres pretty central in the plan for survey. Okay. So straddles two of the four basically. So So I'm assuming it's it's sort of where those four intersect. Correct. Okay. Yes. Um if you want to go back to the cover sheet, there's a uh vicinity map might show it a little better. too far. It's past the staff analysis. [Music] Yeah, I think that so all of the property you see the white areas around it um those are the additional parcels. The boundaries, sorry, the boundaries roughly. I mean, is it up to the hall and then over to or Yes. Um the north village small area plan shows the sections majority of it section 1.1 and 1.2. Um so I can I don't have it in the

presentation, but I can um certainly email you all a copy of of the overall map for the North Village. All right. Thank you. Does anybody have any other questions they'd like to ask staff or otherwise? All right. Um then I will uh accept a motion to either recommend approval or denial not approval of the pro of the uh preliminary product. I'll make a motion to approve the preliminary plat for phase one of um asteria. Second. Okay. Matt Matt Hayes with the motion and Alfred Alstone seconded. Uh motion on the floor is to recommend that the board of commissioners approve the subject uh major subdivision preliminary plat um asteria phase one. All in favor please say I. [Music] Um any opposed? Motion passes unanimously. Thank you. Thank you. All right. Um, moving on. We've got department updates. Mr. Cole, not much at all. Just want to thank you all for your service tonight and tell you that in spite of everything going on, I'm very glad we were here together and I'm glad to be moving on. We'll have other projects in the next couple of months, but this is it's huge and I think it's a good start.

Um, board comment period. I just want to thank everybody for uh um not being too critical of my stumbles through these things. I'm still getting it figured out. So, I appreciate everyone's patience on that. Um, other than that, like just to kind of piggyback off what he said, you know, thanks everyone for being here. Um, it's a lot on a on a Monday night. So, uh, does anybody else have anything they'd like to add? All right. Um, I'll accept a motion to adjurnn then. Motion to. All right. Mot by Alfreda, seconded by Alan Wilson. All in favor, please say I. I. Thank you. Good night, everybody. Thank you.