CONCEPT PLAN PROPOSAL
TO: W. Calvin Horton, Town Manager
FROM: J.B. Culpepper, Planning Director
SUBJECT: Concept Plan: Woodmont Office Development
DATE: February 20, 2006
INTRODUCTION
Attached is a proposal for Concept Plan review. This proposal involves demolishing existing warehouse and residential structures located on the south side of Stancell Road between Barbee Chapel Road and Little John Road. Proposed construction includes 471,500 square-feet of office floor area, 1,826 parking spaces, and two parking decks. The proposal includes a rezoning request to Office/Institutional-1 (OI-1). The 33.2-acre site is located in the Neighborhood Commercial (NC) and the Residential-2 (R-2) zoning districts and the Watershed Protection District and is identified as Durham County Tax Maps 491-05-01, 491-05-02, 491-05-11, 491-05-12, 491-05-13, 491-05-028, 491-05-029, and 491-05-029A.
PROCEDURAL BACKGROUND
On January 27, 2003, the Council enacted a Land Use Management Ordinance requiring that the Council conduct a Concept Plan Review for proposed development meeting specific land or floor area thresholds. Applications (other than in Town Center) meeting any of the minimum thresholds as shown below require Town Council review in addition to the Community Design Commission review:
Characteristic Threshold Triggering Council Review
Land Area 5 acre
Floor Area 100,000 square feet
# of Dwelling Units 50 dwelling units
The Council has the opportunity tonight to hear this applicant’s presentation, receive a set of comments from the Community Design Commission, hear public comment, and offer suggestions to the applicant for consideration as further plans are drawn. At the conclusion of the evening’s discussion, we recommend that the Council adopt a resolution (attached) transmitting comments to the applicant.
An excerpt for the Land Use Management Ordinance with a description of the process for Concept Plans is attached.
The Concept Plan review process does not involve staff evaluation of the proposal. Review of the Concept Plan submitted is conducted by the Community Design Commission and, in some instances, Town Council, as noted above.
BACKGROUND
On December 14, 2005, the Community Design Commission reviewed a revised Concept Plan Proposal for the Woodmont Office Development. The proposal reviewed by the Community Design Commission is identical to the proposal before the Council tonight.
ELEMENTS OF REVIEW
A Concept Plan is a preliminary step toward preparation of a formal development plan and application. The Land Use Management Ordinance states that design and construction of site elements should include:
Appropriate descriptions and explanations of the relationships and balances among site elements;
The relationship of the development to natural features, neighboring developments, and undeveloped land;
Access and circulation systems;
Retention of natural vegetation, minimal alteration of natural topography, mitigation of erosion and sedimentation, mitigation of stormwater drainage and flooding;
Arrangement and orientation of buildings and amenities in relation to each other and to neighboring developments and streets;
Landscaping, preservation or enhancements of vistas; and
Mitigation of traffic impacts.
The Town Council and Community Design Commission, in examining development applications, are to consider the various aspects of design, with special emphasis on whether the proposed development is consistent with the Town’s Design Guidelines, and the Goals and Objectives of the Town’s Comprehensive Plan. A work sheet for review of Concept Plans is attached for the Council’s use with this memorandum (Attachment 2).
A Concept Plan for this site was reviewed by the Community Design Commission on December 14, 2005. A summary of comments from the December 14, 2005 meeting will be distributed when it is available.
DESCRIPTION OF THE APPLICATION
This Concept Plan Proposal includes the demolition of existing warehouse and residential structures. Proposed construction includes 471,500 square-feet of office floor area and 1,826 parking spaces, including two parking decks, on the 33.2-acre site. The proposed development site is located on the south side of NC 54 on Stancell Road between Barbee Chapel Road and Little John Road. The applicant also proposes rezoning of the property to Office/Institutional-1 (OI-1).
The Land Use Plan, a component of the Comprehensive Plan, identifies a portion of the site as Medium Density Residential (4-8 units/acre) and the remaining portion as Low Density Residential (1-4 units/acre). The site is located in the Neighborhood Commercial (NC) and Residential-2 (R-2) zoning districts. The property is located within the Town limits and the Town Urban Service Area. The property is located in Durham County and is identified as Durham County Tax Maps 491-05-01, 491-05-02, 491-05-11, 491-05-12, 491-05-13, 491-05-028, 491-05-029, and 491-05-029A.
RECOMMENDATION
We recommend that the Council review this Concept Plan, receive comments from citizens, and adopt a resolution transmitting comments to the applicant.
ATTACHMENTS
