ATTACHMENT 1
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SUBJECT: |
Public Hearing: Chapel Hill Country Club – Special Use Permit |
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DATE: |
March 19, 2007 |
We have received a request for approval of a Special Use Permit application to renovate a covered entrance, construct an outdoor pavilion, and add 7,963 square feet of floor area to the clubhouse, pro shop, and bathhouse at the Chapel Hill Country Club. The proposed development is located at the northwest corner of Lancaster Drive and New Castle Drive. The 32.26-acre site is located in the Residential-1A (R-1A) and Residential-1 (R-1) zoning districts.
The Town staff has reviewed this application for compliance with the standards of the Land Use Management Ordinance and the Design Manual and offers the following evaluation.
Location: The Chapel Hill Country Club, an Outdoor Commercial Recreation Facility, is located on a 155-acre site near the intersection of Lancaster Drive and New Castle Drive. The proposed Special Use Permit boundaries encumber the existing clubhouse and the portion of the golf facility north of Lancaster Drive. Surrounding land uses are primarily residential. The site is located in the Residential-1 (R-1) and Residential-1A (R-1A) zoning districts and is located in Orange and Durham Counties. The property is identified as Orange County Property Identification Number 9798-68-9751 and Durham County Parcel Identifier Number 9799-04-81-4658.
Existing Structures: The 32.26-acre site currently has several existing structures including a clubhouse, pro-shop, and a bathhouse. The site includes a swimming pool, 14 tennis courts, and an 18-hole golf course. Fire damage recently occurred at the clubhouse.
Access: Vehicular access to the Chapel Hill Country Club main parking lot is from Lancaster Drive. A smaller parking lot is accessed from New Castle Drive. There is a sidewalk on the site’s frontage along Lancaster Drive.
Parking: The site includes a total of 168 parking spaces.
Bus Stops, Routes: There are currently no bus routes that service Lancaster Drive.
Topography, Drainage: The topography of the site generally slopes down from north to south, with slopes ranging from zero to over 20 percent. Over 85 percent of the site has slopes less than 10 percent. The site is located inside the Watershed Protection District. No portion of the proposed Special Use Permit boundary lies within the 100-year floodplain or the Resource Conservation District. Portions of the golf course are located in the Resource Conservation District.
The applicant is proposing to renovate a covered entrance, construct an outdoor pavilion, and add 7,963 square feet of floor area to the clubhouse, pro shop, and bathhouse at the Chapel Hill Country Club. Since the Advisory Board meetings, the applicant has requested an additional 2,825 square feet of floor area to enclose a portion of the pro shop. Construction also includes an internal sidewalk from Lancaster Drive to the clubhouse.
The current Special Use Permit application for the Chapel Hill Country Club has not changed from Concept Plan Review by the Town Council (September 18, 2006) and the Community Design Commission (May 17, 2006).
Zoning: The Chapel Hill Country Club site is located in the Residential-1 (R-1) and Residential-1A (R-1A) zoning districts. Permitted uses in the Residential-1 (R-1) and Residential-1A (R-1A) include the Chapel Hill Country Club, a Recreation Facility: Outdoor Commercial. The surrounding area is also zoned Residential-1 (R-1) and Residential-1A (R-1A).
Land Use Plan: The Comprehensive Plan adopted by the Council on May 8, 2000, identifies this property as “Parks/Open Space.”
Dimensional Standards: The proposed project meets the dimensional standards outlined in the Dimensional Matrix (Table 3.8-1) of the Land Use Management Ordinance for the Residential-1 (R-1) and Residential-1A (R-1A) zoning districts.
The applicant has requested modifications to Article 5.6 (Landscape Buffer) and Article 5.9.6 (Parking Lot Screening) in the Land Use Management Ordinance. The Town Council has the ability to modify the regulations, according to Section 4.5.6 of the Land Use Management Ordinance, if a public purpose finding can be made.
The applicant proposes that the request to modify the buffer regulations (Article 5.6) could be based on the finding that public purposes are satisfied to an equivalent or greater degree because:
“1) the surrounding residential neighborhood is a compatible use and views from the neighboring residential lots into and across the links constitutes an amenity; 2) the area of proposed activity is generally buffered consistent with the current Land Use Management Ordinance standards; and 3) attention to landscaped buffering on the part of the Country Club is amply demonstrated by the photographs (attached).” [Applicant’s Statement]
The applicant proposes that the request to modify the parking lot screening regulations (Article 5.9.6) could be based on a determination that public purposes are satisfied to an equivalent or greater degree because:
“1) the majority of the existing parking area is adequately screened; and 2) the area with insufficient screening is mitigated through an elevation change and existing landscaping.” [Applicant’s Statement]
We believe that the Council could find that public purposes are satisfied to an equivalent or greater degree as noted by the applicant. For additional discussion on this subject, please refer to the section on Landscape Buffers and Parking Lot Screening.
Traffic Impact: The Traffic Impact Analysis was waived for this development because the total number of trips for the proposed development is projected to be less than 210 new trips per day. We believe there would be no significant traffic impact on the surrounding street network.
Vehicle Parking: Off-street parking requirements for this recreational use are not listed in Section 5.9 of the Land Use Management Ordinance. In cases where the parking requirements are not listed, the Town Manager is to determine the minimum parking space requirement. The applicant’s Statement of Justification includes a statement that the existing 168 parking spaces are adequate to serve the needs of the clubhouse. No additional spaces are proposed. We concur. We have included this as a stipulation in Resolution A.
If vehicle parking regulations are changed to reference maximum parking requirements, as proposed, in addition to minimum requirements, this application will continue to comply because parking requirements are not listed for this recreational use.
Bicycle Parking: The Town’s adopted standard for bicycle parking for recreational uses (Section 5.9.7 of the Land Use Management Ordinance) is 25 percent of the existing vehicle parking. The Chapel Hill Country Club has 168 vehicle parking spaces; therefore 25 percent of this total would require 42 bicycle parking spaces.
The proposed changes to the Land Use Management Ordinance regarding bicycle parking, scheduled for consideration on March 26, 2007, would change bicycle parking to be determined by the Town Manager. The application would comply with the changes.
Resolution A includes a stipulation requiring a total of 42 bicycle parking spaces, including at least 20 existing spaces and installation of up to 11 inverted “U” type racks.
Sidewalks: A sidewalk currently exists along the Lancaster Drive frontage of this site. Along the New Castle Drive frontage, there is an existing sidewalk on the opposite side of the street. As part of this application, the applicant has proposed to construct a sidewalk connection between Lancaster Drive and the clubhouse. We have included the sidewalk construction as a condition in Resolution A.
Buffers and Landscaping: A minimum 20-foot Type “C” landscape buffer is required for the entirely of the area to be encumbered by the proposed Special Use Permit. In some areas, the existing landscaping exceeds this requirement. However in two locations, the proposed buffer does not meet the standards of the Land Use Management Ordinance.
The applicant has indicated that most of the existing landscape buffering meets or exceeds the current Land Use Management Ordinance requirements with the following exceptions:
· The tennis courts’ frontage on New Castle Drive and on the north side of the northernmost tennis court. The buffer at these locations is limited and does not meet the ordinance requirements for width or density; and
· The vegetative buffer at the corner of Lancaster Drive and New Castle Drive. A portion of this buffer is set back from the property line to accommodate a cart path running between the tree line and the property line.
The applicant is seeking modification of the regulations with respect to these buffer requirements. We recommend that the buffer regulations be modified for these two locations. For additional information on this subject please refer to the discussion in this report in the section titled Modifications to Regulations. We have included a stipulation in Resolution A requiring a minimum 20-foot Type “C” landscape buffer around the entire site with the two exceptions listed above.
Parking Lot Screening: Article 5.9.6 of the Land Use Management Ordinance requires that all parking facilities shall be screened from adjacent streets. The applicant states that most of the parking area is adequately screened except the site’s southwestern corner. The applicant has indicated that the lack of screening in this area is somewhat mitigated because the elevation of the parking surface is 4 to 6 feet above the street right-of-way and because of existing crepe myrtles. The applicant is seeking modification of the regulations with respect to this screening requirement. For additional information on this subject please refer to the discussion in this report in the section titled Modifications to Regulations.
We recommend that all parking areas be screened from view in accordance with the provisions of Article 5.6 of the Land Use Management Ordinance except for the southwestern corner of the parking lot as requested. The screening plans are to be approved by the Town Manager prior to issuance of a Zoning Compliance Permit. We have included this as a stipulation in Resolution A.
Parking Lot Shading: We recommend that the applicant provide a parking lot shading plan, demonstrating compliance with the Town’s shading requirements, subject to approval by the Town Manager and prior to issuance of a Zoning Compliance Permit. We anticipate that no additional plantings shall be required. We have included this standard stipulation in Resolution A.
Landscape Protection Plan: We recommend that a Landscape Protection Plan be reviewed and approved by the Town Manager prior to issuance of a Zoning Compliance Permit. We have included this as a stipulation in Resolution A.
Building Elevations and Lighting Plan: We recommend that detailed building elevations and a lighting plan be approved by the Community Design Commission prior to the issuance of a Zoning Compliance Permit. We have included this standard stipulation in Resolution A.
Watershed Protection/Impervious Surface: The proposed development is located in the Watershed Protection District. The Watershed Protection District is that portion of the New Hope Watershed that drains to Jordan Lake.
Impervious surface area (e.g. built-upon area) is restricted in the Watershed Protection District by Section 3.6.4 of the Land Use Management Ordinance. The existing impervious surface on the 32-acre site is approximately 35,837 square feet. The application is proposing to add 6,967 square feet of new impervious surface area. The addition of this impervious surface area will result in approximately 3 percent of the site being covered by impervious surface area.
The proposal meets the Watershed Protection District provisions.
Resource Conservation District: The Town conducted an on-site inspection and determined that there are no streams within the proposed Special Use Permit boundary. There is no Resource Conservation District within the proposed Special Use Permit boundary.
Stormwater Management: The applicant received a Stormwater Impact Statement exemption and a Stormwater Management Facilities waiver from the Town Manager in accordance with Sections 5.4.4(b) and 5.4.5(b) of the Town’s Land Use Management Ordinance.
Erosion Control: We recommend that a Soil and Erosion Control Plan for the site be approved by the Orange County Erosion Control Officer and be submitted to the Town Manager prior to issuance of a Zoning Compliance Permit. This stipulation has been included in Resolution A.
Refuse Management: The Land Use Management Ordinance requires that a Solid Waste Management Plan, including provisions for recycling and for the management and minimization of construction debris, and demolition waste, be approved by the Town Manager prior to issuance of a Zoning Compliance Permit. We have included this as a stipulation in Resolution A.
Utilities: The Land Use Management Ordinance requires that detailed utility plans be reviewed and approved by OWASA, Duke Energy Company, Public Service Company, BellSouth, Time Warner Cable, and the Town Manager prior to issuance of a Zoning Compliance Permit. Except for three-phase power lines, all new or relocated utility lines shall be located underground. We have included these standard stipulations in Resolution A.
Fire Hydrant Location: It is required that all new structures be located within 400 feet of a fire hydrant and that all hydrants be shown on Final Plans, subject to approval by the Town Manager prior to issuance of a Zoning Compliance Permit. We have included this as a stipulation in Resolution A.
Fire Sprinklers and Fire Department Connections (FDC’s): Automatic fire sprinkler systems are required for buildings that meet any of the following conditions:
· The building has 6,000 square feet of floor area, or more;
· 20 percent or more of the total floor area is located further than 200 feet from the nearest point of access for a fire truck; or
· The building exceeds two stories or 24 feet in height from the average grade of the lot to the windows on the topmost occupied floor.
Furthermore, any buildings requiring sprinklers must have FDC’s clearly indicated on Final Plans, subject to Town Manager approval, prior to issuance of a Zoning Compliance Permit. We have included this as a stipulation in Resolution A.
Fire Flow Report: The applicant is required to submit a fire flow report, sealed by a professional engineer in North Carolina, demonstrating compliance with Town standards, for review and approval by the Town Manager prior to issuance of a Zoning Compliance Permit. We have included this as a stipulation in Resolution A.
Construction Management Plan: We recommend that the applicant provide a Construction Management Plan, indicating how construction vehicle traffic will be managed, subject to approval by the Town Manager, prior to issuance of a Zoning Compliance Permit. We have included this as a stipulation in Resolution A.
Traffic and Pedestrian Control Plan: We recommend 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 pedestrian using the 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.
As-Built Drawings: Prior to the issuance of a Certificate of Occupancy, it will be necessary for the applicant to provide as-builts for building footprints, storm drainage systems, and all other existing or proposed impervious surfaces. The as-builts should be in DXF binary format using State plane coordinates. We have included this stipulation in Resolution A.
For approval of a Special Use Permit, the Council must make the following findings, as set forth in Article 4.5.2 of the Land Use Management Ordinance:
a. That the use or development is located, designed, and proposed to be operated so as to maintain or promote the public health, safety, and general welfare;
b. That the use or development complies with all required regulations and standards of this Chapter, including all applicable provisions of the Land Use Management Ordinance;
c. That the use or development is located, designed, and proposed to be operated so as to maintain or enhance the value of contiguous property, or that the use or development is a public necessity; and
d. That the use or development conforms with the general plans for the physical development of the Town as embodied in the Land Use Management Ordinance and in the Comprehensive Plan.
Upon review of the application and information that has been submitted to date, our preliminary conclusion is that these findings can be made with the proposed modifications to regulations.
Based on information available at this stage of the application review process, we believe that the proposed Chapel Hill Country Club Special Use Permit, with the conditions in Resolution A, and the modification of the regulations as requested by the applicant, meets the requirements of the applicable sections of the Land Use Management Ordinance and Design Manual, and that the proposal conforms with the Comprehensive Plan.
Resolution A would approve the application with conditions.
Resolution B would deny the application.