CONCEPT PLAN PROPOSAL

 

TO:                  W. Calvin Horton, Town Manager

 

FROM:            Roger S. Waldon, Planning Director

 

SUBJECT:       Concept Plan:  Franklin Grove Townhomes  

 

DATE:             November 15, 2004

 

INTRODUCTION

 

Attached is a proposal for Concept Plan review by Capkov Ventures Inc. for the Franklin Grove Townhome development.  In 1999, the Town Council approved a Special Use Permit for the Franklin Grove Townhome development on the north side of East Franklin Street, between Elliott Road and Milton Avenue.  The 1999 Special Use Permit authorized 58 dwelling units with a total of 107,479 square feet of floor area.  This conceptual plan proposes to increase the permitted floor area by 30,000 square feet for attic conversions.  The site is located in a Residential-5 (R5) zoning district.  The site is located in Orange County and is identified as Chapel Hill Township Tax Map 45, Block A, Lot 1.

 

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 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.

 

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).

 

This Concept Plan was reviewed by the Community Design Commission on September 22, 2004.   A summary of comments from that meeting is attached for the Council’s use (Attachment 3).

 

DESCRIPTION OF THE APPLICATION

 

This Concept Plan proposes to amend the Franklin Grove Townhomes Special Use Permit and increase the permitted floor area by 30,000 square feet for attic conversions. 

 

The Land Use Plan, a component of the Comprehensive Plan, identifies this site as Medium Density Residential (4-8 units per acre).  The site is located in the Residential-5 (R-5) zoning districts.  The property is located inside the Town limits and within the Town Urban Service Area.  The property is located in Orange County and is identified as Chapel Hill Township Tax Map  45, Block A, Lot 1.

 

A Concept Plan for this site was reviewed by the Community Design Commission on September 22, 2004. The Concept Plan before the Council tonight is the same plan reviewed by the Community Design Commission. 

 

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 Concept Plan procedures (p. 6).
  2. Worksheet for Concept Plan Review (p. 9).
  3. September 22, 2004 Community Design Commission Summary Comments (p. 11).
  4. October 27, 1999 Special Use Permit (p. 12).
  5. Concept Plan application materials (p. 16).
  6. Color Area Map (p. 31).

 

A RESOLUTION TRANSMITTING COUNCIL COMMENTS ON A CONCEPT PLAN FOR FRANKLIN GROVE TOWNHOMES DEVELOPMENT (2004-11-15/R-3)

 

WHEREAS, a Concept Plan has been submitted for review by the Council of the Town of Chapel Hill, for Franklin Grove Townhomes Development; and

 

WHEREAS, the Council has heard presentations for the applicant, and citizens; and

 

WHEREAS, the Council has discussed the proposal, with Council members offering reactions and suggestions;

 

NOW, THEREFORE, BE IT RESOLVED by the Council of the Town of Chapel Hill that the Council transmits comments to the applicant regarding this proposal, as expressed by Council members during discussions on November 15, 2004, and reflected in minutes of that meeting.

 

This the 15th day of November, 2004.