RESOLUTION A
(Staff’s Preliminary Recommendation)
BE IT RESOLVED by the Council of the Town of Chapel Hill that it finds that the University Village Special Use Permit Modification proposed by East West Partners, on property identified as Orange County Property Identifier Numbers 9798-34-3837, 9798-35-0079 and 9798-54-7612, if developed according to the Site Plan, dated November 1, 2006, and the conditions listed below would:
1. Would be located, designed, and proposed to be operated so as to maintain or promote the public health, safety, and general welfare;
2. Would comply with all required regulations and standards of the Land Use Management Ordinance;
3. Would be located, designed, and proposed to be operated so as to maintain or enhance the value of contiguous property; and
4. Would conform with the general plans for the physical development of the Town as embodied in the Land Use Management Ordinance and in the Comprehensive Plan.
BE IT FURTHER RESOLVED by the Town Council of Chapel Hill that it finds, in this particular case, that the following modifications satisfy public purposes to an equivalent or greater degree:
1. Modification of Section 5.6.2 to modify the minimum landscape bufferyards.
2. Modification of Section 5.9.6 to modify parking lot screening standards.
3. Modification of parking lot shading requirements.
This finding is based on a determination that public purposes are satisfied to an equivalent or greater degree.
BE IT FURTHER RESOLVED that the Town Council hereby approves the application for a Special Use Permit Modification for University Village development in accordance with the plans listed above and with the conditions listed below:
1. Construction Deadline: That construction begin by (two years from the date of Council approval) and be completed by (ten years from the date of Council approval).
2. Land Use Intensity: This Special Use Permit Modification approves:
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Gross Land Area |
11.22 Acres |
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Total Maximum Floor Area |
511,985 sq ft |
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Office Type Business or Clinic Floor Area |
120,214 sq ft |
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Convenience/Retail Type Business Use Floor Area |
58,487 sq ft |
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Residential Floor Area |
238,904 sq ft |
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Maximum Residential Units |
203 units |
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Affordable Residential Units as a Percentage of Total Residential Units |
30% |
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Minimum Recreation Space |
22,228 sq ft |
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Maximum Impervious Surface Area |
342,120 sq ft |
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Maximum Vehicular Parking Spaces |
784 spaces |
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Minimum Bicycle Accommodations |
279 |
3. Avalon Building- Change in Use: That the use of the Avalon Medical building may be converted into a temporary real estate sales office for the University Village project.
4. Provision of Affordable Housing: That the developer propose an Affordable Housing Plan that addresses the following items, for approval by the Town Manager prior to issuance of a Zoning Compliance Permit:
a. Provision of 30% of the proposed dwelling units as affordable dwelling unit(s) available to low and moderate income households with annual income at or below 80 percent of the area median income.
b. The determination of eligibility of the owners.
c. Marketing of the dwelling unit(s).
d. Adequate assurances that the designated units will remain affordable for 30 years.
e. That each building that contains a residential component shall have no fewer than 20% affordable units. That at least 30% of the units in Phase I will be affordable.
4. Affordable Housing Transfer Fee: That monies collected from a transfer fee associated with the sale/resale of properties are to be placed into a fund for the specific purpose of paying condominium and townhome HOA dues for persons who acquire affordable housing. Details of the fund shall be determined by the Town Manager
5. Schools Adequate Public Facilities Ordinance: That the applicant provide the necessary Certificate of Adequacy of Public Schools prior to the issuance of a Zoning Compliance Permit.
That unless determined otherwise, as shown on phasing plan reviewed and approved by the Town Manager, the applicant shall construct the following improvements prior to the issuance of a Certificate of Occupancy.
6. NC 54/Fordham Boulevard Improvements
a) Finley Golf Course Road intersection: Lengthen the existing NC 54 left-turn lanes to provide 250 feet of vehicle queue length on the eastbound and westbound approaches of NC 54.
b) Finley Golf Course Road intersection: Upgrade the existing traffic signal with pedestrian amenities on all approaches of the intersection including high visibility crosswalks.
c) Hamilton Road intersection: Upgrade existing traffic signal with pedestrian amenities on all approaches of the intersection and re-install street imprint for all crosswalks, including pavement markings and high visibility crosswalks.
d) Rogerson Drive Intersection: That the applicant provide a payment to the Town of Chapel Hill for the installation of a traffic signal including funding for a traffic signal warrant study, and design. That the design include pedestrian countdown heads, and audible pedestrian signals. That the payment amount shall be reviewed and approved by the Town Manager. That the improvement shall be completed prior to the issuance of the first Certificate of Occupancy.
e) University Village main entrance drive intersection: Design and re-construct the left-turn lane into the main entrance of the site to provide 200’ of vehicle queue length and the appropriate taper on westbound NC 54.
f) University Village main entrance drive intersection: Design and construct a “left-over” median overlap at the entrance driveway/NC 54 intersection. That the “left-over” median overlap improvement incorporate a crosswalk and median refuge. The improvements at this intersection will prohibit westbound u-turns and left turns out of the proposed University Village driveway on NC 54. The improvements shall not change the existing traffic circulation on Rogerson Drive.
g) University Village main entrance drive intersection: Design and re-construct the central driveway to restrict movements from/to eastbound NC 54 to right-in/ right-out access. This design shall not prohibit left turns from westbound NC 54.
h) University main entrance drive intersection: Design and construct a 100-foot-long exclusive right-turn lane with the appropriate taper on NC 54 to provide for right turns into the main entrance of the site.
That the design of the improvements shall be reviewed and approved by the Town Manager and NCDOT prior to the issuance of a Zoning Compliance Permit.
7. Finley Golf Course Road Improvements
a) Construct Finley Golf Course Road to a three-lane cross-section, with one lane southbound and two lanes northbound between NC 54 and Prestwick Road.
b) That if an easement can be obtained from the UNC Hospitals property on Finley Golf Course Road, the applicant construct curb and gutter and a five-foot sidewalk with utility strip along the west side of the roadway, between NC 54 and Prestwick Road. That all necessary stormwater improvements associated with the construction of the sidewalk shall be constructed by the applicant.
That the design of the improvements shall be reviewed and approved by the Town Manager and NCDOT prior to the issuance of a Zoning Compliance Permit.
8. Hamilton Road Improvements
Hamilton Road/Prestwick Road Intersection: That the applicant install high visibility crosswalk markings and all-way stop control.
9. Prestwick Road Improvements
a) Construct Prestwick Road to Town standard, 39-foot wide from back of curb to back of curb between Hamilton Road and Finley Golf Course Road, with two 11-foot wide travel lanes and 8-foot wide parking spaces on both sides of the street.
b) Construct five-foot wide concrete sidewalks to Town standard on the north side of Prestwick Road, between Hamilton Road and the Prestwick Place development.
c) Construct a five-foot wide concrete sidewalk to Town standards on the south side of Prestwick Road, adjacent to the proposed parallel parking spaces. Where possible, the sidewalk shall be seven feet in width. That the construction of the sidewalk be subject to obtaining an off-site construction/public access/maintenance easement.
d) Where determined necessary by the Town Manager, the applicant shall construct a raised crosswalk across Prestwick Road at a location to be determined by the Town Manager.
e) Prior to the issuance of a Zoning Compliance Permit, provide a copy of a recorded off-site construction/access/maintenance easement for the sidewalk on the south side of Prestwick Road, adjacent to the parallel parking spaces. The easement shall be reviewed and approved by the Town Manager prior to recordation.
f) Prior to the issuance of a Zoning Compliance Permit, dedicate right-of-way along the property frontage. The new right-of-way boundary would be located one foot behind the back of the sidewalks.
g) Install speed calming measure improvements. The design and location shall be reviewed and approved by the Town Manager prior to the issuance of a Zoning Compliance Permit.
h) Provide standard sight triangles for all driveway connections to the public street and dedicate sight distance easements along Prestwick Road prior to the issuance of a Zoning Compliance Permit.
That the design of the improvements shall be reviewed and approved by the Town Manager and NCDOT prior to the issuance of a Zoning Compliance Permit.
10. Traffic Signal Timing Plans: That the applicant provide a payment-in-lieu of $8,000 to revise the traffic signal timing plans for the NC 54 corridor between Barbee Chapel Road and Hamilton Road and for the US 15-501 corridor between Old Mason Farm Road and Manning Drive.
11. NC 54 Pedestrian/Bicycle Path: That the applicant construct an asphalt bicycle/pedestrian path along NC 54 between Finley Golf Course Road and Hamilton Road.
a. That where feasible, as determined by the Town Manager, the path be located at least 6-8 feet from the highway and if possible, be located within the public right-of-way. That the bicycle/ pedestrian path be 10 feet wide along its entirety, unless otherwise determined by the Town Manager.
b. That the design of the bicycle/pedestrian path minimize pedestrian/vehicular conflict at the entrance driveway and minimize grading and land disturbance near the critical root zones of several specimen trees. That the final design and location of the bicycle/ pedestrian path be reviewed and approve by the Town Manager prior to the issuance of a Zoning Compliance Permit.
c. That the bicycle/pedestrian path follow the North Carolina Department of Transportation’s guidelines for design and signage and be constructed to the standards for off-road bicycle trails, as specified in either the American Association of State Highway and Transportation Officials (AASHTO) Guide for the Development of Bicycle Facilities document, or the North Carolina Bicycle Facilities Planning and Design Guidelines which are current at the time of construction.
d. That the maintenance of the bicycle/pedestrian path be the responsibility of the Owners’ Association.
That where feasible that the path be provided within a 15-foot wide public greenway easement. The easement be recorded at the Orange County Register of Deeds, and grant an easement in perpetuity to the Town of Chapel Hill. The recorded easement shall include wording that guarantees public pedestrian, non-motorized vehicle, and motorized wheel chair access. The easement must also guarantee the Town of Chapel Hill’s right to construct and maintain the trail, allow for access of emergency vehicles, signage, or any other function necessary to guarantee public safety. The recorded easement shall also include sketch maps indicating the location of the trail within the easement and nearby points of reference, such as public streets.
That the bicycle/pedestrian path be completed prior to issuance of the first Certificate of Occupancy for this development.
12. Bus Transit Improvements: That prior to the issuance of a Zoning Compliance Permit, the applicant provide the following payments-in-lieu of improvements to the bus transit system:
ˇ A $6,500 payment-in-lieu for a bus shelter at either Rogerson Drive or for a second shelter at Burning Tree Drive.
ˇ A $6,500 payment-in-lieu for a future bus shelter along Prestwick Road or, if determined reasonable by the Town Manager, the payment may be held until such time that it can be applied toward the construction of a future transit stop on Prestwick Road.
ˇ A $10,000 payment-in-lieu for a bus pull-off along the north side of NC 54 between Burning Tree Drive and Hamilton Road, to be constructed at such time that right of way becomes available.
ˇ A $24,800 payment-in-lieu for the implementation and installation of solar-generated electronic bus schedules at the Glen Lennox Shopping Center bus stop and at a future bus stop on the north side of NC 54 between Burning Tree Drive and Hamilton Road.
13. Transportation Management Plan: That prior to issuance of a Zoning Compliance Permit for any portion of the proposed non-residential uses, the applicant prepare a Transportation Management Plan for approval by the Town Manager. The required components of each Transportation Management Plan shall include:
a Provision for designation of a Transportation Coordinator;
b Provisions for an annual Transportation Survey and Annual Report to the Town Manager;
c Quantifiable traffic reduction goals and objectives;
d Ridesharing incentives;
e Public transit incentives;
f Traffic demand strategies for employees and residents of the site including items such as car sharing vehicles or posted transit information
g Other measures subject to approval by the Town Manager.
14. Pedestrian/Bicycle Directional Signage: That the applicant provides a detail signage plan that includes pedestrian and bicycle directional signage. That the applicant shall be responsible for the installation and continued maintenance of such signage.
15. Parking Deck Entrance Design: That in order to safely accommodate pedestrian movements in the vicinity of the parking deck entrances, the applicant shall incorporate design elements that minimize conflicts between vehicles and pedestrians. Design elements may include the construction of a continuous sidewalk across the parking deck entrance, or similar hardscape features or details. That the final design and type of details for these areas shall be reviewed and approved by the Town Manager prior to the issuance of a Zoning Compliance Permit.
16. Bicycle Detector Loops: That the applicant shall provide bicycle detector loops at the intersections of Hamilton Road and Finley Golf Course Road.
17. Pedestrian Connection to Aurora/McLean property: That if determined reasonable and necessary by the Town Manager, that the applicant shall construct a crosswalk and/or sidewalk between proposed Building 7 and the adjacent property to the east. That the final design and location of this improvement shall be reviewed and approved by the Town Manager prior to the issuance of a Zoning Compliance Permit.
18. Planting Areas: That the applicant shall provide the following planting areas:
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Planting Areas Proposed |
Location |
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10-150’ “planting area” |
NC 54/Raleigh Road
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8’ “planting area” |
Internal Eastern Edge (Prestwick Place and Aurora) |
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0-10’ “planting area” |
Prestwick Road
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8’ “planting area” |
Internal Western Edge (Fire Station) |
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8’ “planting area” |
Internal Southern Edge (Fire Station) |
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10’ “planting area” |
Hamilton Road |
19. Perimeter Planting Areas: That prior to the issuance of a Zoning Compliance Permit, the applicant shall obtain approval of a planting plan from the Community Design Commission shall for landscape materials within all perimeter “Planting Areas” as identified on the approve Special Use Permit site plan.
20. Landscape Protection Plan: That a detailed Landscape Protection Plan, clearly indicating which rare and specimen trees shall be removed and preserved, critical root zones of all rare and specimen trees, significant tree stands, detail of protective fencing and construction parking and materials staging/storage areas, and including Town standard landscaping protection notes, shall be approved by the Town Manager prior to issuance of a Zoning Compliance Permit. That the plan shall provide tree protection fencing for all land disturbance proposed off-site.
21. Chain-Link Tree Protection Fencing: That if determined necessary by the Town Manager, the applicant install a chain-link fence in lieu of standard tree protection fencing. That the final design and location of the chain link fence shall be reviewed and approved by the Town Manager.
22. Landscape Plan and Landscape Maintenance Plan: That a detailed Landscape Plan (including all proposed landscaping in the NC 54 median, the UNC Golf Course and the Aurora Restaurant site) and a Landscape Maintenance Plan shall be approved by the Town Manager prior to issuance of a Zoning Compliance Permit. The landscape plan shall indicate the size, type, and location of all proposed plantings as well as the limits of land disturbance and tree protection fencing.
23. Off-Site Landscape Easements: That prior to the issuance of a Zoning Compliance, that the applicant provided a recorded copy of an necessary off-site easements authorizing the installation and maintenance of landscape materials off-site. That the easement shall be reviewed and approved by the Town Manager, and if applicable by NCDOT, prior to recordation.
24. Building Elevations: That the Community Design Commission shall approve building elevations, lighting, including the location and screening of all HVAC/Air Handling Units for this project, prior to issuance of a Zoning Compliance Permit.
25. Lighting Plan: That the Community Design Commission shall approve a lighting plan for this site and shall take additional care during review to ensure that the proposed lighting plan will minimize 1) upward light pollution and 2) offsite spillage of light, prior to issuance of a Zoning Compliance Permit.
26. Leadership in Energy and Environmental Design Certification (LEED): That the applicant construct the development to Silver Leadership in Energy and Environment Design (LEED) certification.
27. Stormwater Management Plan: That prior to the issuance of a Zoning Compliance Permit the applicant shall submit a Stormwater Management Plan for review and approval by the Town Manager. The plan shall include low-impact stormwater management solutions and best management practices, such as bio-retention, pervious pavements, underground storage, infiltration trenches, vegetative swales and similar techniques.
The plan shall be based on the 1-year, 2-year, and 25-year frequency, 24-hour duration storms, where the post-development stormwater run-off rate shall not exceed the pre-development rate and the post-development stormwater runoff volume shall not exceed the pre-development volume for the local 2-year frequency, 24-hour duration storm event. Engineered stormwater facilities shall also remove 85% total suspended solids and treat the first inch of precipitation utilizing NC Division of Water Quality design standards.
28. Storm Drainageway Easement: That all stormwater management improvements, outside public right-of-way, shall be located inside reserved storm drainageway easements, per Town guidelines, to be approved by the Town Manager prior to the issuance of a Zoning Compliance Permit.
29. Stormwater Operations and Maintenance Plan: That the applicant shall provide a Stormwater Operations and Maintenance Plan for all engineered stormwater facilities. We recommend that the plan include the owner’s financial responsibility and include the maintenance schedule of the facilities to ensure that it continues to function as originally intended and shall be approved by the Town Manager, prior to the issuance of a Zoning Compliance Permit.
30. Impervious Surface Tally: We recommend that the applicant provide a continuous tally of all built-upon areas of this project to ensure that they do not exceed the 70% maximum built-upon area for the high density option. We recommend that with the submission of each final plan application and building permit that the applicant provides an impervious surface worksheet to clearly identify existing impervious and proposed impervious surfaces.
31. Stormwater Management Surety: That prior to the issuance of a Zoning Compliance Permit the applicant provide a perpetual surety instrument, satisfactory to the Town Manager, to assure maintenance, repair, or reconstruction necessary for adequate performance of the engineered stormwater controls.
32. Erosion Control: That a detailed soil erosion and sedimentation control plan, including provision for monitoring and maintenance of facilities and modifications of the plan if necessary, be approved by the County Erosion Control Officer and the Town Manager prior to issuance of a Zoning Compliance Permit.
If one (1) acre or more is uncovered by land-disturbing activities for this project, then a performance guarantee in accordance with Section 5-97.1 Bonds of the Town Code of Ordinances shall be required prior to final authorization to begin land-disturbing activities. This financial guarantee is intended to cover the costs of restoration of failed or failing soil erosion and sedimentation controls, and/or to remedy damages resulting from land-disturbing activities, should the responsible party or parties fail to provide prompt and effective remedies acceptable to the Town.
33. Silt Control: That the applicant takes appropriate measures to prevent and remove the deposit of wet or dry silt on adjacent paved roadways.
34. Overhead Power Lines: That all proposed or relocated utility lines must be located underground. That the existing utilities along Prestwick Road be relocated underground.
35. Utility/Lighting Plan Approval: That the final utility/lighting plan be approved by Orange Water and Sewer Authority, Duke Power Company, TimeWarner Cable, Public Service Company, BellSouth or GTE, and the Town Manager before issuance of a Zoning Compliance Permit. The property owner shall be responsible for assuring that these utilities, including cable television, are extended to serve the development.
36. OWASA Easements: That easement documents as required by OWASA and the Town Manager be recorded before final plat approval.
37. State or Federal Approvals: That any required State or Federal permits or encroachment agreements be approved and copies of the approved permits and agreements be submitted to the Town of Chapel Hill prior to the issuance of a Zoning Compliance Permit.
38. NCDOT Approvals: That plans for improvements to State-maintained roads be approved by NCDOT prior to issuance of a Zoning Compliance Permit for the subject phase of development.
39. Fire Flow Report: That a fire flow report, sealed by an engineer registered in the State of North Carolina, be provided for review and approval by the Town Manager prior to issuance of a Zoning Compliance Permit.
40. Automatic Sprinkler System: That the applicant install an automatic sprinkler system.
41. Fire Hydrant Accessibility: That all structures must be located within 500 feet of a fire hydrant. That the applicant maintain a 50-foot maximum distance between fire hydrants and fire department connections, in a clearly visible and accessible location on the street side of buildings.
Stipulations Related To Solid Waste Management and Recycling
42. Solid Waste Management Plan: That a detailed Solid Waste Management Plan, including a recycling plan and a plan for managing and minimizing construction debris, be approved by the Town Manager prior to issuance of a Zoning Compliance Permit. That the approved plan includes the following:
a. Detailed information about the proposed refuse and recyclables collection facilities. If refuse compactors are proposed that the plans be reviewed by a private refuse collection company and confirmation to be provided to the Town that the facilities as designed are accessible. That the plans specifically address how cardboard will be collected to assure that it is segregated from refuse.
b. That the applicant holds pre-demolition and pre-construction conferences with Orange County Solid Waste staff.
c. That the applicant holds a deconstruction assessment meeting with Orange County staff concerning the buildings to be removed from this site.
d. That the following note be placed on the final plans: Prior to any demolition or construction activity on the site the applicant will hold a deconstruction assessment conference with the County’s Solid Waste staff concerning buildings to be removed from this site.
e. That the plans include a separate, to-scale, dimensioned detail of any proposed refuse/recycling collection areas, including pad length, width, and depth, associated screening, overhead clearances, and protective bollards. Bollards must be 6” CID steel, with two bollards centered behind each bulk waste container and placed 1’ off the back wall of the enclosure. Dumpster, roll-cart, and compactor details should be provided to scale. Preferable scales for the detail are 1” = 10’ or 1” = 20’. Each bulk waste container (except roll-carts) should be labeled for the type of material to be collected.
f. That the collection vehicle access route to any area containing recyclable material collection containers be paved with all-weather, heavy-duty pavement OR the following note be included on the plans and recorded on the plat: “Orange County will not be responsible for any pavement damage that may result from service vehicles.”
g. That the applicant reserve space for segregated grease rendering/recycling collection and consider providing space for segregated food waste collection near the delivery entrance for any building which currently houses, proposes to include or may at some future date incorporate a restaurant, cafeteria, bar, or other food service facility at any time. Commercial grease wastes are not allowed disposed with regular wastes.
h. That the applicant contact Orange County Solid Waste to request multi-family recycling services when the residential units are ready for occupants.
i. That the revised plans show lighting details that adequately illuminate the recycling and refuse site.
j. That if this development includes a facility with an ABC permit, provision must be made for the recycling of glass.
k. That the plans include the following note: “On days when the dumpsters are serviced, gates must be opened. Gate designs must have retainers.”
l. That the applicant contacts Orange County Solid Waste in order to maximize recycling of demolition waste from the existing structure.
43. Cross Access Easement: That applicant submit a recorded copy of a cross access easement for ingress and egress to and through the site from adjacent property to the east.
Taxation: That during any time this property is exempt from ad valorem property taxes, the owner shall make annual payments-in-lieu of property taxes, the amount to be determined based on a valuation determined by the Orange County Tax Supervisor and the applicable year’s established city and county tax rate.
44. Construction Management Plan: That a Construction Management Plan be approved by the Town Manager prior to issuance of a Zoning Compliance Permit. We recommend that the construction management plan: 1) indicate how construction vehicle traffic will be managed, 2) identify parking areas for on-site construction workers including plans to prohibit parking in residential neighborhoods, 3) indicate construction staging and material storage areas, and 4) identify construction trailers and other associated temporary construction management structures.
45. Traffic and Pedestrian Control Plan: That the applicant provide a Work Zone Traffic Control Plan for movement of motorized and non-motorized vehicles on any public street that will be disrupted during construction. The plan must include a pedestrian management plan indicating how pedestrian movements, including pedestrians using the existing transit system, will be safely maintained. The plan must be reviewed and approved by the Town Manager prior to the issuance of a Zoning Compliance Permit. At least 5 working days prior to any proposed lane or street closure the applicant must apply to the Town Manager for a lane or street closure permit.
46. Construction Sign Required: That the applicant post a construction sign that lists the property owner’s representative, with a telephone number; the contractor’s representative, with a telephone number; and a telephone number for regulatory information prior to issuance of a Zoning Compliance Permit. That a detail of the sign must be reviewed and approved by the Town Manager prior to the issuance of a Zoning Compliance Permit.
47. Detailed Plans: That final detailed site plans, grading plans, utility/lighting plans, stormwater management plans (with hydrologic calculations), landscape plans, and landscape maintenance plans be approved by the Town Manager before issuance of a Zoning Compliance Permit, and that such plans conform to plans approved by this application and demonstrate compliance with all applicable regulations and the design standards of the Land Use Management Ordinance and the Design Manual.
48. Phasing Plan: That prior to the issuance of a Zoning Compliance the applicant provide a Phasing Plan that meets Section 3.5.1(d)(2) of the Land Use Management Ordinance.
49. Certificates of Occupancy: That no Certificates of Occupancy be issued until all required public improvements are complete; and that a note to this effect shall be placed on the final plats.
If the Town Manager approves a phasing plan, no Certificates of Occupancy shall be issued for a phase until all required public improvements for that phase are complete; and no Building Permits for any phase shall be issued until all public improvements required in previous phases are completed to a point adjacent to the new phase; and that a note to this effect shall be placed on the final plats.
50. New Streets - Traffic Signs: That the property owners shall be responsible for placement and maintenance of temporary regulatory signs, including street name signs, before issuance of any Certificates of Occupancy until such time that the street system is accepted for maintenance by the Town.
51. New Street Names and Numbers: That the name of the development and its streets and house/building numbers be approved by the Town Manager prior to issuance of a Zoning Compliance Permit.
52. Continued Validity: That continued validity and effectiveness of this approval is expressly conditioned on the continued compliance with the plans and conditions listed above.
53. Non-Severability: That if any of the above conditions is held to be invalid, approval in its entirety shall be void.
BE IT FURTHER RESOLVED that the Council hereby approves the Special Use Permit Modification for the University Village development.
This the _____ day of ___________, ______.