CONCEPT PLAN PROPOSAL

TO:                  W. Calvin Horton, Town Manager

FROM:            J. B. Culpepper, Planning Director

SUBJECT:      Concept Plan: University of North Carolina at Chapel Hill Development Plan Modification No. 3

DATE:            April 19, 2006

INTRODUCTION

Attached is a proposal for a Concept Plan Review to modify the Development Plan for the University of North Carolina at Chapel Hill main campus. 

Some of the modifications proposed by the applicant, the University of North Carolina at Chapel Hill, include the following:  810,000 square feet of new floor area; demolition and replacement of Davie Hall; expansion to Boshamer and Kenan Stadiums; relocation and improvement to the Ground Facilities; replacement of Skipper Bowles Drive tennis court with parking deck/tennis court; relocation of parking spaces from the Bell Tower Deck to the Craig Parking Deck; and construction of a reclaimed water storage facility. 

The University of North Carolina is located in Orange County and is identified as Chapel Hill Township Tax Map 73, Lot 1.

BACKGROUND

October 3, 2001	Town Council approved a Development Plan for the University of North Carolina at Chapel Hill.  Construction included new buildings, multi-level parking decks, renovations and additions to existing facilities and extensions to the campus pedestrian and open space network.
June 25, 2003	Town Council approved Development Plan Modification No. 1.
August 26, 2003	Town Council approved an amendment to Development Plan Modification No. 1.
June 14, 2004	The Town Council approved Development Plan Modification No. 2.
June 15, 2005	The Town Council amended the Land Use Management Ordinance to adjust the Office/Institutional-4 provisions.  The amendment included a requirement for the submission of a Concept Plan prior to the submission of a Development Plan as described below: Prior to submittal of a Development Plan or Modification of Development Plan, a Concept Plan Review shall be conducted by the Town Council.  It is the intent of the Conceptual Development Plan process to provide an opportunity for the Town Council, Town Manager and citizens to review and evaluate the impact of the proposed development on the character of the area in which it is proposed to be located.

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 acres
Floor Area	100,000
# of Dwelling Units	50 dwelling units

On June 15, 2005, the Council amended the Land Use Management Ordinance to require Concept Plan Review for Development Plan or Modifications of Development Plan.  A copy of the Office/Institutional-4 Land Use Management Ordinance, with a description of the Concept Plan Review requirements is attached.

ELEMENTS OF REVIEW

A Concept Plan Proposal associated with a Development Plan is a preliminary step toward preparation of a formal Development Plan and application.  The Land Use Management Ordinance states that the objective of the Office/Institutional-4 district include: 

• Preparation of a plan that would allow the property owners, immediate neighbors, and the larger community to understand specifically what levels of development are being proposed and what impacts would likely accompany the development so that mitigation measures can be designed and implemented.

As part of the review process, the Ordinance also seeks to facilitate the following:

• Articulation of development plans that involve multiple buildings in multiple locations over an extended time period on a given tract of land, as defined in a Development Plan;
• Identification of total infrastructure needs for such proposed development as specified in a Development Plan and cumulative impacts resulting from full development as specified in a Development Plan; and
• Provision of measures to mitigate the negative impacts, including off-site construction of parking decks as described, phased in a manner appropriate with the pace of construction.

Because the purpose and intent of the Office/Institutional-4 district is distinct from other development standards, we have not attached the typical worksheet for Concept Plan Review.

DESCRIPTION OF THE APPLICATION

This Concept Plan proposes to modify the University of North Carolina Development Plan.  The proposal includes the following:  810,000 square feet of new floor area; demolition and replacement of Davie Hall; expansion to Boshamer and Kenan Stadiums; relocation and improvement to the Ground Facilities; replacement of Skipper Bowles Drive tennis court with parking deck/tennis court; relocation of parking spaces from the Bell Tower Deck to the Craig Parking Deck; and construction of a reclaimed water storage facility.

The Land Use Plan, a component of the Comprehensive Plan, identifies this site as “University”.  The site is located in the Office/Institutional-4 (OI-4) zoning district.  The property is located in Town limits, within the Town Urban Service Area.  The property is located in Orange County and is identified as Chapel Hill Township Tax Map 73, Lot 1.

RECOMMENDATION

We recommend that the Council review this Concept Plan, receive comments from citizens, and adopt a resolution transmitting comments to the applicant.

ATTACHMENTS

1. Excerpt from Land Use Management Ordinance of Office/Institutional-4 regulations (p. 5).

2. Development Plan Modification Concept Plan application letter from University of North Carolina (p. 6).