1. Presentation for
March 4, 2014

2. [ Ephesus Church - Fordham Boulevard ]
Small Area Planning and Traffic/Stormwater Analysis

4. [ Framework Plan ]
•
•
•
•
•
•
1.
2.
3.
4.
5.
Increased Connectivity
Throughout
Create Greenspace System
Create Mixed-Use Nodes
Multi-Family Residential
Development
Increased Transit Presence and
Facilities
Roadway Operational
Improvements:
Extend Legion Road
Extend South Elliot Road
Long-Term Road Connections in Village
Plaza and Ram’s Plaza
Intersection Improvements
Operational Improvements

5. [
Framework Components: Density
]
•
Transitions to neighborhoods
•
Density along Fordham Blvd.
Presented to Council:
February 28, 2011 &
May 16, 2011
Higher Density
Lower Density

6. Development Density
High Density Mixed-Use
and Commercial
Development
Approximately 6+ stories
Central Residential Core
Approximately 5-6 stories
Neighborhood Transition
Approximately 3-4 stories
This was developed by Urban
Collage in the May of 2011 and
shared with the Council Committee
on Economic Development as a part
of discussion of density and site
plan presentation by the former
Colony Apartments. (Concept idea
on following slide)

7. [
Conceptual 3D Massing
]

8. [ Ephesus Church- Fordham
SAP ]
Development Summary
Residential
Units
1,084 +/Office
368,000 +/-
Retail
258,000 +/-
Hotel
280,000+/-

9. [ Implementation ]

10. > Implementation Strategies (Adopted by Council)
> Implementation Strategies (Adopted by Council)
1.Create zoning tools to help encourage redevelopment
1.Create zoning tools to help encourage redevelopment
2.Work with Planning Department to establish the best mechanism for regulatory changes and the timing associated
2.Work with Planning Department to establish the best mechanism for regulatory changes and the timing associated
with it.
with it.
3.Create a New Redevelopment Zoning District.
3.Create a New Redevelopment Zoning District.
4.Consider Development Agreements.
4.Consider Development Agreements.
5.Move forward with further evaluation of transportation/transit solutions for the district
5.Move forward with further evaluation of transportation/transit solutions for the district
6.Conduct preliminary engineering on priority projects to establish feasibility and refined cost.
6.Conduct preliminary engineering on priority projects to establish feasibility and refined cost.
7.Work with NCDOT to identify future partnerships on transportation projects of regional significance.
7.Work with NCDOT to identify future partnerships on transportation projects of regional significance.
8.Work to organize the area for future conversations based around planned and conceptualized improvements
8.Work to organize the area for future conversations based around planned and conceptualized improvements
9.Work with area stakeholders to implement “low hanging fruit” improvements.
9.Work with area stakeholders to implement “low hanging fruit” improvements.
10.Continue ongoing discussions with community citizens as implementation continues.
10.Continue ongoing discussions with community citizens as implementation continues.
11.Continue project-by-project negotiations with property owners and development interests to communicate intent of
11.Continue project-by-project negotiations with property owners and development interests to communicate intent of
the plan.
the plan.
12.Seek alternatives to finance improvements based on engineering work and other public improvements,.
12.Seek alternatives to finance improvements based on engineering work and other public improvements,.
13.Explore the feasibility of public/private financing mechanisms such as a Municipal Service District (MSD), Tax
13.Explore the feasibility of public/private financing mechanisms such as a Municipal Service District (MSD), Tax
Increment Finance (TIF) and/or a synthetic TIF
Increment Finance (TIF) and/or a synthetic TIF

11. [ Functional
Engineering
]

12. 1B
Eastgate
1A
6
1C
3
2

13. 1
A

14. 1
B

15. 1
C

16. Phase ID- Wayfinding
signage
· Incorporate directional
/wayfinding signage to encourage
preferred traffic movements, such
as the existing ‘slip’ lane from
Fordham Boulevard into Rams
Plaza as a substitute for the
current left-turn movement from
Ephesus Church Road.
- Currently unfunded

17. 2

18. 3

19. 6
Willow Drive to Elliot Road Connector:
This connector road needs
additional functional engineering
and consideration.

20. •
•
•
•
Phase I $2.4M
Phase II $4.0M
Phase III $1.3M
Phase IV included in Phase
II OPCC
• Phase V included in Phase I
OPCC
• Phase VI $1.1M (assuming
roundabout at Elliott) Not
currently considered to be funded.
Approximately $8.8 for
road/ped/bike
improvements.
> When there are substantial road
improvements, bike and pedestrian
improvements are incorporated. Existing
streets with limited or no improvements
will need bike/ped improvements made in
the future.
> Transit has participated in this planning
and been consulted as we continue to
plan the improvements.

21. Eastgate

22. [ Modern Code Components ]
BUILDING TYPES
ELEMENTS
USES
+
+
BLOCKS
+
+
+
STREETS
PARKING
+
ADMINISTRATION
MAP

23. [ Modern Code Components ]
BUILDING TYPES
ELEMENTS
USES
+
+
BLOCKS
+
+
+
STREETS
PARKING
+
ADMINISTRATION
MAP

27. Fordham
Boulevard
Franklin Street
Legion Road
Ephesus
Church Road
Elliott Road
Elliott Road
Extension

28. *

29. *

30. *

31. [ Stormwater ]

33. How do we allow development to occur in this district
when it is prone to flooding?

34. 1.
Manage Stormwater as a district. Develop a Municipal Service District to fund
maintenance, collect only minimum of $50,000.
2.
Any site that turns dirt, pays initial fee for future capital for stormwater.
3.
We provide approximately $1.2 million for district stormwater improvements. Water
quality and quantity management.
4.
If singular sites increase impervious surface, a separate evaluation would take
place to determine impact and improvements to be made by the developer.
5.
We have also requested $700,000 from MPO to fund connections between
Eastgate and Village Plaza across the proposed Best Management Practice
(BMP).

35. 1
1
2
2

36. [
Conceptural Sketch
]

37. Key Items to improve flow and prevent daming.

38. [ Affordable
Housing
]

39. [ Affordable
Housing
Adopted Goal of 300 new units
Adopted Goal of 300 new units
--DHICproposal can add up to 200 units
DHIC proposal can add up to 200 units
--Otheropportunities
Other opportunities
]

40. [ Affordable
Housing
]

41. [ Plan Implementation]

42. [ Ephesus Church-Fordham District ]
District Value
District Value
Land
••Land
Building
••Building
TOTAL
TOTAL
$57,602,000
$57,602,000
$96,400,000
$96,400,000
$154,000,000
$154,000,000
Roads
Roads
$8.8 million
$8.8 million
Storm water
Storm water
$1.2 million
$1.2 million
Total
Total
$10. million
$10. million

43. [ Projected Investment: Private]
With Orange County
PROJECTED INVESTMENT
Projected
TOCH Tax
Existing CH
Orange County
Name
Property Square FeetValue PSFProjected Value (.515)
Existing Value
Tax
Net
PROJECTED
Quality Inn
200000
$175
$35,000,000
$180,250
$6,017,642
$30,931
$149,319
$300,300
The Park
Residences
680000
$150
$102,000,000
$525,300
$7,369,494
$37,879
$487,421
$875,160
The Park (comm site)
$3,000,000
$15,450
$15,450
$25,740
Former Theater
Residences
240000
$150
$36,000,000
$185,400
$1,345,050
$6,914
$178,486
$308,880
Retail
10000
$100
$1,000,000
$5,150
$5,150
$8,580
$0
$0
TOTAL PROJECTED:
$177,000,000
$911,550
$14,732,186
$75,723
$835,827
$1,518,660
GROWTH
$12
Projected Value is based on the TIF Analysis Appendix of the Small Area Plan - 2011 Total available Incuding Orange Co.
$2,354,487
Other potential redevelopment opportunities:
Other potential redevelopment opportunities:
1)Ram’s Plaza
1)Ram’s Plaza
2)Chapel Hill Inn (former Holiday Inn)
2)Chapel
3)Eastgate Hill Inn (former Holiday Inn)
3)Eastgate
4)Other shopping centers
4)Other shopping centers

44. [ Financing: Public ]
Project Development Financing (TIF) – A method
where local government borrows against future tax income created by
already planned new development.
Special Assessment District – The Bond debt is broken
up and allocated for the life of the bonds to each property owner on a
pro-rata basis.
Municipal Service District – An equal tax to all business
and property owners in the district with the rate set annually.

45. [ Financing: Public ]
Phase
Phase I I
Phase II
Phase II
Phase III
Phase III
Phase VI
Phase VI
Stormwater
Stormwater
Borrow
Borrow
$2.4M
$2.4M
$4.0M (assuming stop control Ephesus Church)
$4.0M (assuming stop control atatEphesus Church)
$1.3M
$1.3M
$1.1M
$1.1M
$1.2M
$1.2M
$10.M 2014-2015
$10.M 2014-2015

46. [ The Plan: Stimulate private investment ]
Create two-level financing district with Project Development Financing as the primary and
capture increased value from the Town to pay debt.
1)
1)
Project Development Financing Request that the
Project Development Financing --Request that the
County consider participating in the debt repayment by
County consider participating in the debt repayment by
pledging new taxes from new development back to the Town
pledging new taxes from new development back to the Town
until the debt is paid. If we borrow $10,000,000 the annual
until the debt is paid. If we borrow $10,000,000 the annual
payment would be around $900,000 for 15yrs, (or
payment would be around $900,000 for 15yrs, (or
[Recommended the County does notparticipate $770,000 for 20 yrs).
participate]
participate
[Recommended ififthe County does not participate] $770,000 for 20 yrs).
2)
Authorize a Municipal Service District (as secondary) to
2)
Authorize a Municipal Service District (as secondary) to
pay for maintenance of the Stormwater maintenance, probably
pay for maintenance of the Stormwater maintenance, probably aa
tax rate of $.04 for a targeted minimum of $50,000 annually. Tax
tax rate of $.04 for a targeted minimum of $50,000 annually. Tax
rate can be reduced as the value of the district increases.
rate can be reduced as the value of the district increases.

50. [ Future timeline ]
> Work Session on March 6, 2014
at Chapel Hill Library at 6:00pm
> Town Council on March 24,
2014 at Southern Human Services
Center at 7:00pm.

51. T oday:
1.Reviewed Small Area Plan
2.Concepts for traffic improvements
3.Working on the details of a stormwater plan
4.That Council is considering the rezoning for the district
5.The we will have the final Stormwater plans/model in late March
6.Council will vote on the Stormwater Plan in April/May
7.Finalize the vote on synthetic/TIF financing in May
8.Establish a Municipal Service District in May
9.Set a date for all items to be effective (probably July 1, 2014)

52. Thank You !
questions?