CONCEPT PLAN PROPOSAL
TO: W. Calvin Horton, Town Manager
FROM: J.B. Culpepper, Planning Director
SUBJECT: Concept Plan: Shortbread Lofts
DATE: January 18, 2006
INTRODUCTION
Attached is a proposal for Concept Plan review. This proposal involves the demolition of an office building and a 20-unit residential structure and the construction of 180,584 square feet of retail and residential floor area on the south side of West Rosemary Street between Mitchell Lane and Church Street. The development proposal includes 168 dwelling units and 229 new parking spaces. The 1.2-acre site is located in the Town Center-2 (TC-2) zoning district. The property is identified as Chapel Hill Township Tax Map 85A, Lots 12, 14, and 15 and Tax Map 85, Block L, Lot 30.
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 from 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 October 26, 2005, the Community Design Commission reviewed a revised Concept Plan Proposal for the Shortbread Lofts. This same proposal is 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 considering 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 October 26, 2005. A copy of comments from the October 26, 2005 meeting will be forwarded to the Council when available.
DESCRIPTION OF THE APPLICATION
This Concept Plan Proposal includes construction of 180,584 square feet of retail and residential floor area and 229 new parking spaces. The proposed construction includes 168 dwelling units on the 1.2-acre site. The proposed construction includes underground stormwater detention below an existing parking area on the north side of West Rosemary Street. The proposed development site is located on the south side of West Rosemary Street between Mitchell Lane and Church Street.
The Land Use Plan, a component of the Comprehensive Plan, identifies this site as Town/Village Center. The site is located in the Town Center-2 (TC-2) zoning district. The property is located within the Town limits and the Town Urban Service Area. The property is located in Orange County and is identified as Chapel Hill Township Tax Map 85A, Lot 12, 14, and 15 and Tax Map 85, Block L, Lot 30.
RECOMMENDATION
We recommend that the Council review this Concept Plan, receive comments from citizens, and adopt a resolution transmitting comments to the applicant.
ATTACHMENTS
