CONCEPT PLAN PROPOSAL
TO: W. Calvin Horton, Town Manager
FROM: J.B. Culpepper, Planning Director
SUBJECT: Concept Plan: Rayfield Subdivision
DATE: February 20, 2006
INTRODUCTION
Attached is a proposal for Concept Plan review for the Rayfield Subdivision. The site is located on the east side of Pinehurst Drive north of Driskel Court. This proposal involves construction of a new public street (cul-de-sac) and would subdivide a 5.1-acre site into four lots. The 5.1-acre site includes a single-family residence and is located in the Residential-1 (R-1) zoning district, the Watershed Protection District and is identified as Chapel Hill Township Tax Maps 52..6H.
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 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.
BACKGROUND
On November 16, 2005, the Community Design Commission reviewed a revised Concept Plan Proposal for the Rayfield Subdivision. The proposal reviewed by the Community Design Commission is identical to the proposal 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 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 November 16, 2005. A summary of comments from the November 16, 2005 meeting will be distributed when it is available.
DESCRIPTION OF THE APPLICATION
This Concept Plan Proposal describes the development of four residential lots on a 5.1-acre site located at 1027 Pinehurst Drive. The proposed development site is located on the east side of Pinehurst Drive north of Driskel Court.
The Land Use Plan, a component of the Comprehensive Plan, identifies this site as Low Density Residential (1-4 units/acre). The site is located in the Residential-1 (R-1) 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 Maps 52..6H.
RECOMMENDATION
We recommend that the Council review this Concept Plan, receive comments from citizens, and adopt a resolution transmitting comments to the applicant.
ATTACHMENTS
