CONCEPT PLAN PROPOSAL
TO: W. Calvin Horton, Town Manager
FROM: J. B. Culpepper, Planning Director
SUBJECT: Concept Plans: IPTL Office Building at Meadowmont
DATE: April 19, 2006
INTRODUCTION
Attached is a proposal for Concept Plan Review to modify the Meadowmont Master Land Use Plan and construct a new office building. The proposal involves changing the use as allocated in the Meadowmont Master Land Use Plan from a restaurant to an office-type development, on a 2.1-acre site that is located at the northeast corner of West Barbee Chapel Road and NC Highway 54. The Concept Plan also proposes an increase in the amount of floor area authorized on this site by the Meadowmont Development 1995 Master Land Use Plan.
The request also includes a proposal for the construction of a two-story office building. The applicant is proposing to construct a 14,000-square-foot office building. The new building would increase the floor area by 2,000 square feet from the 12,000 square feet of floor area previously approved by the 1995 Master Land Use Plan. A total of 38 parking spaces are proposed for the new development.
The Meadowmont Development is located in Orange County and Durham County is identified as Chapel Hill Township Tax Map 52, Lot 384A.
BACKGROUND
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October 23, 1995 |
Town Council approved a Master Land Use Plan for the Meadowmont Development. A portion of the approved Master Land Use plan includes a 12,000-square-foot restaurant on this site (proposed IPTL site). |
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February 15, 2006 |
Community Design Commission reviewed a Concept Plan Proposal from IPTL Office Building at Meadowmont. The proposal is identical to the proposal before the Council tonight. A copy of Community Design Commission summary comments is attached (Attachment 3). |
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 acre |
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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:
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 February 15, 2006. Summary comments from the meeting are attached for the Council’s use (Attachment 3).
DESCRIPTION OF THE APPLICATION
This Concept Plan proposes to modify the Meadowmont Master Land Use Plan. The proposal involves changing the use from restaurant as indicated in the Meadowmont Master Land Use Plan to office, on a 2.08-acre site that is located at the northeast corner of the intersection of West Barbee Chapel Road and of NC Highway 54.
The request also includes a Concept Plan proposal for the construction of a two-story office building. The applicant is proposing to construct a 14,000-square-foot building. The new building would add an additional 2,000 square feet of floor area previously approved by the 1995 Master Land Use Plan. A total of 38 parking spaces are proposed for the new development.
The Land Use Plan, a component of the Comprehensive Plan, identifies this site as “Commercial”. The site is located in the Mixed-Use Residential-5-Conditionnal (MU R-5-C) zoning district. The property is located in Town limits, within the Town Urban Service Area. The property is located in Orange County and is identified as Chapel Hill Township Tax Map 52, Lot 384A.
RECOMMENDATION
We recommend that the Council review this Concept Plan, receive comments from citizens, and adopt a resolution transmitting comments to the applicant.
ATTACHMENTS
