CONCEPT PLAN PROPOSAL

TO:	Roger L. Stancil, Town Manager

FROM:	J. B. Culpepper, Planning Director
	Gene Poveromo, Development Coordinator

SUBJECT:	Concept Plan: Old Oxford Subdivision

DATE:	January 17, 2007

INTRODUCTION

Attached is a proposal for Concept Plan review for construction of a four-lot subdivision with wells and septic systems on a 24.3-acre site. The site is located at 1141 Smith Level Road on the northeast corner of the Smith Level Road and Woodward Way and south and west of the Dogwood Acres neighborhood.

The property is in the Residential-Low Density-5 (R-LD-5) zoning district and the Resource Conservation District (RCD). The property is outside the Town limits and the Urban Services Area and within Chapel Hill’s Extraterritorial Zoning Jurisdiction.

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 acres
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

September 20, 2006 The Community Design Commission heard a Concept Plan for the Old Oxford Subdivision and forwarded comments to the applicant and Council.

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 worksheet for review of Concept Plans is attached for the Council’s use with this memorandum (Attachment 1).

Tonight’s Concept Plan was reviewed by the Community Design Commission on September 20, 2006. A copy of the Commission’s comments are attached to this memorandum.

DESCRIPTION OF THE PROPOSAL

This Concept Plan proposal is for a subdivision that would create four lots on a 24.3-acre site located at 1141 Smith Level Road on the northeast corner of the Smith Level Road and Woodward Way, and south and west of the Dogwood Acres neighborhood. A single point of vehicular access is proposed from a new public street from Woodward Way. All lots are proposed to be served by individual wells and septic systems. Lot 3 is proposed to contain an existing house and accompanying outbuildings along Smith Level Road.

The Land Use Plan, a component of the Comprehensive Plan, identifies this site as Agrarian. The site is located in the Residential-Low Density-5 (R-LD-5) zoning district and the Resource Conservation District. The property is located outside the Town limits, outside the Urban Service Area, and within the Extraterritorial Zoning Jurisdiction. The property is located in Orange County and is identified as Orange County Property Identifier Number 9777-64-2202.

RECOMMENDATION

We recommend that the Council review this Concept Plan, receive comments from citizens, and adopt a resolution transmitting comments to the applicant.

ATTACHMENTS

Worksheet for Concept Plan Review (p. 5).
Excerpt from Land Use Management Ordinance of Concept Plan procedures (p. 7).
September 20, 2006 Community Design Commission Concept Plan Summary Comments (p. 9).
Concept Plan application materials (p. 11).
Area Map (p. 14).
Reduced Plans (p. 15).