CONCEPT PLAN PROPOSAL
TO: W. Calvin Horton, Town Manager
FROM: J. B. Culpepper, Planning Director
SUBJECT: Concept Plan: Orange Water and Sewer Authority Mason Farm Wastewater Treatment Plant – Water Reclamation Facility Request
DATE: June 19, 2006
INTRODUCTION
Attached is a proposal for Concept Plan review for construction of reclaimed water storage and pumping facility and associated piping at the OWASA Mason Farm Road Wastewater Treatment Plant on a 23.4-acre site. The wastewater treatment plant is located off the south side of Mason Farm Road adjacent to the NC Botanical Garden and the UNC Finley Golf Course, in the Industrial (IND) zoning district and the Resource Conservation District.
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:
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Characteristic |
Threshold Triggering Council Review |
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Land Area |
5 acre |
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Floor Area |
100,000 square feet |
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# 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. The Concept Plan is before the Council because the existing Special Use Permit meets the threshold which triggers Council review.
BACKGROUND
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1977 |
OWASA is established as a regional public water and sewer utility to serve the Chapel Hill and Carrboro communities. OWASA assumed ownership and maintenance responsibilities for the water and sewer systems that were previously owned and operated separately by the towns of Carrboro and Chapel Hill, and the University of North Carolina at Chapel Hill (UNC). |
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March 1, 2004 |
Council approved a Special Use Permit Modification to upgrade and expand the existing wastewater treatment facility from an existing capacity of 12 million gallons per day to a capacity of 14.5 million gallons per day and implement an odor elimination program. |
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May 8, 2006 |
Town Council granted Expedited Processing of a Special Use Permit Modification Application and Concept Plan review for the OWASA Mason Farm Wastewater Treatment Plant Reclaimed Water System. |
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May 17, 2006 |
The Community Design Commission heard a Concept Plan for the reclaimed water storage and pumping facility and forwarded comments to the Council. |
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).
Tonight’s Concept Plan was reviewed by the Community Design Commission on May 17, 2006. A copy of the Commission’s comments from the May 17th meeting is attached to this memorandum.
DESCRIPTION OF THE PROPOSAL
This Concept Plan proposal is for construction of reclaimed water storage and pumping facility and associated piping at the OWASA Mason Farm Road Wastewater Treatment Plant on Mason Farm Road. The reclaimed water will supply cooling tower demands at chiller facilities on the UNC campus. A concrete structure approximately 20 feet tall is proposed to house a storage tank and pump station and a building to house equipment is proposed to be located on top of the concrete structure. The OWASA Wastewater Treatment Facility currently has seven buildings and 80,680 square feet of floor area.
The Land Use Plan, a component of the Comprehensive Plan, identifies this site as University. The site is located in the Industrial (IND) zoning district. The property is located within the Town limits, within the Town Urban Service Area, within the Watershed Protection District, and the Resource Conservation District. The property is located in Orange County and is identified as Chapel Hill Township Tax Map 66, Lot 9A.
RECOMMENDATION
We recommend that the Council review this Concept Plan, receive comments from citizens, and adopt a resolution transmitting comments to the applicant.
ATTACHMENTS
