CONCEPT PLAN PROPOSAL
TO: Roger L. Stancil, Town Manager
FROM: J. B. Culpepper, Planning Director
SUBJECT: Concept Plan: The Residences at Grove Park (aka Town House Apartments)
DATE: September 18, 2006
INTRODUCTION
Attached is a proposal for Concept Plan review for a multi-family development identified as the Residences at Grove Park, currently Town House Apartments. The applicant is proposing demolition of the existing Town House Apartment complex and construction of eight buildings with 332 multi-family dwelling units and 524 parking spaces. The site is located between Martin Luther King, Jr. Blvd. and Hillsborough Street at 425 Hillsborough Street. The site is located in the Residential-4 (R-4) and Residential-6 (R-6) zoning districts, and the Resource Conservation District.
BACKGROUND
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August 6, 1957 |
Planning Board approved a Preliminary Plat for R.W. Linker on the site. |
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Late 1961 |
Construction began on 112 dwelling units for Town House Apartments. |
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June 28, 2006 |
The Community Design Commission reviewed a Concept Plan Proposal for 425 Hillsborough Street (aka Town House Apartments) containing three options for development depending on land assemblages. |
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August 16, 2006 |
The applicant returned to the Community Design Commission with a single Concept Plan review identical to the proposal before the Council tonight. |
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 below.
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 acres |
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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 (Attachment 1).
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 June 28, 2006 and August 16, 2006. Copies of the Commission’s summary comments from the June 28, 2006 and August 16, 2006 meetings are attached to this memorandum (Attachment 3).
DESCRIPTION OF THE APPLICATION
This Concept Plan proposal is for demolition to the existing Town House Apartment complex and construction of eight buildings containing a total of 332 multi-family dwelling units and 524 parking spaces on a 12.86-acres site. Areas of Resource Conservation District cross the property adjacent to Martin Luther King, Jr. Blvd. on the western portion of the site.
The Land Use Plan, a component of the Comprehensive Plan, identifies this site as High Residential, 8-15 units/acre. The site is located in the Residential-4 (R-4) and Residential-6 (R-6) zoning districts and portions of the site are in the Resource Conservation District. The property is located in Orange County and is identified as Chapel Hill Township PIN 9788-49-1706 and 9788-49-4924.
RECOMMENDATION
We recommend that the Council review this Concept Plan, receive comments from citizens, and adopt a resolution transmitting comments to the applicant.
ATTACHMENTS
