CONCEPT PLAN PROPOSAL
TO: W. Calvin Horton, Town Manager
FROM: J. B. Culpepper, Planning Director
SUBJECT: Concept Plan: The Cedars of Chapel Hill at Meadowmont
DATE: June 19, 2006
INTRODUCTION
Attached is a proposal for Concept Plan review which would increase the number of dwelling units at The Cedars of Chapel Hill at Meadowmont from 300 to 307 dwelling units. The Cedars is located at the northeast corner of West Barbee Chapel Road and Meadowmont Lane. The 50.24-acre site is located in the Residential-5-Conditional (R-5-C) zoning district. The site is identified as Durham County Tax Map 491, Block 1, 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:
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Characteristic |
Threshold Triggering Council Review |
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Land Area |
5 acres |
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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.
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. This Concept Plan proposal is before the Council because the existing Special Use Permit for The Cedars meets the thresholds which trigger Council review.
BACKGROUND
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October 23, 1995 |
Town Council approved a Master Land Use Plan for the Meadowmont Development. The approved Master Land Use Plan includes a maximum number of dwelling units of 1,298 including a Congregate Care facility. |
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March 22, 1999 |
The Town Manager approved a minor modification to the Meadowmont Master Land Use Plan to designate the Congregate Care Facility to 350 as Congregate Care units. The modification was one offered by the applicant in response to a Council Member’s request for a 25 percent reduction in overall daily vehicle trips generated by the Meadowmont Development. |
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May 15, 2000 |
Town Council approved a Special Use Permit for The Cedars of Chapel Hill at Meadowmont with 300 dwellings and a Healthcare Facility. |
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April 26, 2006 |
A Concept Plan was presented to the Community Design Commission for a Modification of the Special Use Permit to increase the number of dwelling units by seven with no increase to floor area or parking (Attachment 4). |
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).
Tonight’s Concept Plan was reviewed by the Community Design Commission on April 26, 2006. A copy of the Commission’s summary comments from the April 26 meeting is attached to this memorandum.
DESCRIPTION OF THE PROPOSAL
This Concept Plan proposal describes an increase to the number of dwelling units at The Cedars of Chapel Hill. The proposal would increase the number of dwelling units from 300 as approved by the May 15, 2000 Special Use Permit to 307. No site changes are proposed. No increase in overall floor area is proposed. The Cedars is located on the northeast side of West Barbee Chapel Road and the east side of Meadowmont Lane with frontage on both streets.
The Land Use Plan, a component of the Comprehensive Plan, identifies this site as High Residential, 8-15 units/acre. The site is located in the Residential-5-Conditional (R-5-C) zoning district. The property is located in Durham County and is identified as Tax Map 491, Block 1, Lot 1.
RECOMMENDATION
We recommend that the Council review this Concept Plan, receive comments from citizens, and adopt a resolution transmitting comments to the applicant.
ATTACHMENTS
