AGENDA #4e

MEMORANDUM

 

TO:

Roger L. Stancil, Town Manager

FROM:

J.B. Culpepper, Planning Director

Gene Poveromo, Development Coordinator

SUBJECT:

Revision of Comprehensive Plan Design Guidelines Regarding Duplexes

DATE:

March 5, 2007

 

PURPOSE

 

Adoption of the attached revised Resolution would amend the Comprehensive Plan Design Guidelines relating to the construction of duplex structures.  We recommend that the Council adopt revised Resolution A.

 

BACKGROUND

 

On February 19, 2007, the Council held a Public Hearing to receive comments on proposed changes to the Comprehensive Plan Design Guidelines relating to the regulation and construction of duplex structures.

 

As we have reviewed the Duplex Design Guidelines, in the context of a pending legal challenge, we believe clarification of the provisions would be beneficial. We believe eliminating some of the guideline language and clarifying other guideline language will assist applicants and the Community Design Commission and respond to the legal concerns that have been raised. 

 

We recommend adjustment to the Duplex Design Guidelines because we believe it is important for an applicant to be provided clear direction about what needs to be done in order to have an approvable project.   

DISCUSSION

 

We believe that the Community Design Commission’s role is to review site plans and building elevations based on design guidelines and approve the plans if reasonable effort to achieve compliance with the guidelines has been made.

 

The Council received two letters (Attachment 2) commenting on the staff’s preliminary recommended changes to the Design Guidelines as described in the February 19, 2007, Public Hearing memorandum.  In response to those comments, we have revised our recommendation.

 

A copy of the current Duplex Design Guidelines highlighted with strike through and underlines identifying staff’s recommended adjustments, follows:

 

Duplex Design Guidelines

 

The Community Design Commission shall review site plans and building elevations and shall approve plans if the applicant demonstrates substantial compliance.  In situations where  substantial compliance has not been demonstrated, the Commission shall approve plans if the applicant demonstrates that reasonable efforts have been made to achieve compliance and that the failure to achieve substantial compliance is due to conditions that cannot be changed with reasonable efforts.

 

The appearance of a new duplex structure shall be consistent, with respect to building materials, roof forms, and lot siting, to the neighborhood in which such structure is to be built. 

 

  1. The size, and height, and form of a new duplex structure shall should not exceed by more than 25 percent any be comparable with other structures in the neighborhood in which such structure is to be built or converted to a duplex.

 

For purposes of evaluating compliance with this standard items 1 and 2 above, the “neighborhood” to be considered shall should include all structures designed or used as dwelling on lots any portion of which is within 300 feet of the subject property. include the following:

 

·         Structures immediately adjacent to  and across  from the subject property;

·         Structures on the same street (both sides) as the subject property;  and

·         Structures within 500 feet of the subject property.

 

  1. At least one duplex front door should be visible from the front of the structure.

 

  1. Garage doors, if facing the street, should not be the dominant feature of the structure shall be limited to a single, standard garage door.  Garage doors should not be more that 10 feet closer to the front set back of the lot than any of the front doors of the duplex dwelling units.
  2. Entrances should be visible and approaches to the front entrance of each dwelling unit should be clearly delineated by improved walkways and landscaping should clearly identify important access points.

Entrances should provide an introductory statement for dwelling units in the duplex structure, and should be landscaped with plants complementary to the building’s architecture and style.

 

  1. Each dwelling should have a front entrance that is defined by an outdoor light attached to the structure and adjacent to the front door, a landing or porch at least 3 feet square (9 square feet) and a canopy of materials matching the structure and extending at least 3 feet from the wall of the structure.

 

All elevations of a building’s exterior design should be coordinated with regard to color, materials, architectural form and detailing.

 

  1. Lighting shall should be designed to provide illumination from the parking areas to the front entrance of each dwelling unit, at entrances and along walkways to entrances, without creating spillover onto adjacent properties.
  2. Parking areas must be clearly designated by covering such areas with a paved or gravel surface and by delineating the edges of such areas through the use of landscape timbers, plantings, or other materials. 

Landscape plantings and hardscape materials shall be incorporated to clearly define parking areas and minimize the visual impact of front yard parking.

 

  1. The visual impact from the street or adjacent properties of any front yard parking should be minimized with vegetative screening or the use of low walls/fencing.

 

RECOMMENDATION

 

Staff’s Revised Recommendation:  We recommend that the Town Council adopt revised Resolution A approving the proposed changes clarifying the Comprehensive Plan Design Guidelines for duplex dwelling units.

 

ATTACHMENTS

  1. Duplex Standards (Section 6.19 from the Chapel Hill Land Use Management Ordinance) (p. 6).
  2. Citizen Correspondence (p. 10).