Sunrise Ridge Concept Plan

CONCEPT PLAN PROPOSAL

TO: W. Calvin Horton, Town Manager

FROM: J. B. Culpepper, Planning Director

SUBJECT: Concept Plan: Sunrise Ridge Subdivision

DATE: April 19, 2006

INTRODUCTION

Attached is a proposal for a Concept Plan review for a multi-family residential development consisting of 24 buildings with 48 dwelling units. The applicant, Habitat for Humanity of Orange County, proposes to construct affordable housing in collaboration with Orange Community Housing and Land Trust. The development is proposed to be located on the east side of Sunrise Road. Access to the site is proposed from Ginger Road and through the recently approved Bradley Green Subdivision. The 19.4-acre site is located in the Residential-2 (R-2) zoning district with portions in the Resource Conservation District. The site is identified as Chapel Hill Township Tax Map 17, Lots 20 and 22.

BACKGROUND

March 5, 2003	Mayor’s Committee discussed the proposed Habitat for Humanity residential development on Sunrise Road.

May 12, 2003	Town Council received a report from the Mayor’s Committee and adopted a resolution endorsing Goals/Principles (Attachment 5).

February 2, 2004	Town Council adopted a Resolution in response to a petition from Sunrise Coalition Regarding Potential Habitat Development and Noise along the Interstate-40 Corridor (Attachment 6).

Aug/Sept 2004	Community Design Commission reviewed a Concept Plan Proposal for a multi-family development with 50 units on 17 acres, located on the east side of Sunrise Road, between I-40 and Ginger Lane. A copy of the proposed site plan and Community Design Commission comments are attached (Attachment 7).

October 18, 2004	Town Council reviewed a Concept Plan Proposal for a multi-family development. Council’s Summary Minutes from the Concept Plan discussion are attached (Attachment 8).

November 8, 2004	Town Council approved a request for expedited processing for a Special Use Permit for the Sunrise Road Development.
February 15, 2006	Community Design Commission reviewed a Concept Plan Proposal for a multi-family development with 50 units on 19 acres located on the east side of Sunrise Road, between I-40 and Ginger Road. A copy of the Concept Plan application materials (Attachment 9) and an Area Map (Attachment 11) are attached. A copy of the Summary Comments from that meeting are attached (Attachment 6). Reports, handouts, statements, letters and other information submitted to the Community Design Commission on February 15, 2006 are attached (Attachment 4).

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:

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 (Attachment 1).

The proposal reviewed by the Community Design Commission on February 15, 2006 is different from the proposal before the Council tonight. Two dwelling units have been removed from the plan closest to the Duke Power Company easement (southwest side). A total of 48 dwelling units instead of 50 are proposed in 24 buildings rather than 25. In addition, a pedestrian trail is proposed from the proposed recreation area through the Duke Power Company easement to a circular trail southwest of the Duke Power Company easement. A letter from the applicant states the differences between the two Concept Plans (Attachment 10).

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).

DESCRIPTION OF THE APPLICATION

This Concept Plan Proposal includes a multi-family development with 24 buildings and 48 units to be located on a 19.4-acre site located on the east side of Sunrise Road. Vehicular access is proposed from Ginger Road and Amesbury Drive in the Chandler’s Green Subdivision. Frontage on Sunrise Road does not provide access to the site. Habitat for Humanity of Orange County is working in collaboration with Orange Community Housing and Land Trust in developing this proposed affordable multi-family project.

The Land Use Plan, a component of the Comprehensive Plan, identifies this site as Low Density Residential, one to four units. The site is located in the Residential–2 (R-2) zoning district. The property is located in Orange County and is identified as Chapel Hill Township Tax Map 17, Lots 20 and 22.

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. February 15, 2006 Community Design Commission Concept Plan Summary Comments (p.11).

4. Materials presented at the February 15, 2006 Community Design Commission Meeting (p. 15).

5. Resolution Endorsing Goals/Principles (p. 47).

6. Resolution Endorsing Noise Study (p. 50).

7. August/September 2004 Community Design Commission Concept Plan (p. 51).

8. October 18, 2004 Council Concept Plan Review Summary Minutes (p. 56).

9. Concept Plan application materials (p. 64).

10. Applicant letter stating differences between Concept Plans (p. 71).

11. Area Map (p. 72).