REVISED RESOLUTION A
(Approving the Special
Use Permit Application)
Manager’s Revised
Recommendation
A RESOLUTION APPROVING AN APPLICATION FOR A SPECIAL USE PERMIT MODIFICATION
FOR FREEDOM HOUSE GROUP CARE FACILITY (2007-05-07/R-12a)
BE IT RESOLVED by the Council of the Town of Chapel Hill that it finds that
the Freedom House Group Care Facility, as proposed by Warren Mitchell, on
property identified as Orange County Parcel Identifier Numbers 9880-22-3617 and
9880-22-4757, if developed according to the Site Plan, dated May 22, 2006,
revised October 15, 2006, and the conditions listed below would:
- Be located, designed, and proposed to be operated so as to maintain or
promote the public health, safety, and general welfare:
- Comply with all required regulations and standards of the Land Use
Management Ordinance, including all applicable provisions, and with all other
applicable regulations, with the modifications listed below;
- Be located, designed, and proposed to be operated so as to maintain or
enhance the value of contiguous property; and
- 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 that the Town Council hereby approves the application
for a Special Use Permit Modification for Freedom House development in
accordance with the plans listed above and with the conditions listed below:
Stipulations Specific to the Development
- Construction Deadline: That construction begins by May 7, 2009 and
be completed by May 7, 2017.
- Land Use Intensity: This Special Use Permit Modification approves:
Gross Land Area
|
5.16 Acres
|
Total Maximum Floor
Area
|
30,470 sq. ft.
|
Maximum No.
Buildings
|
7
|
Maximum Residents
|
44
|
Max Impervious
Surface Area
|
63,900 sq. ft.
|
Max Vehicular
Parking Spaces
|
54 spaces
|
Min Bicycle Parking
Space
|
6
|
Stipulations Related to Transportation
- New Stateside Drive Sidewalk: That the applicant construct a five-foot
sidewalk to Town standard, along New Stateside Drive right-of-way adjacent to
the Homestead Community Park traffic island drop-off, prior to issuance of a
Certificate of Occupancy.
- Sidewalk to Martin Luther King Jr. Boulevard: That the applicant
construct a five-foot sidewalk segment, between the proposed internal sidewalk
and the public sidewalk along Martin Luther King, Jr. Boulevard sidewalk. That
the applicant obtain an Engineering Construction Permit and, if applicable,
permits from NC DOT before beginning work within the Martin Luther King Jr.
Blvd. right-of-way.
- Internal Sidewalks: That all sidewalks internal to the site be
constructed to Town standards.
- New Stateside Drive Raised Crosswalk/Speed Table: That prior to
the issuance of a Certificate of Occupancy, the applicant construct a raised
crosswalk/speed table across New Stateside Drive just north of the Freedom
House driveway. That the improvements include handicapped accessible ramps.
- Driveway Apron: That the applicant reconstruct the driveway
apron on New Stateside Drive to Town standards prior to issuance of a
Certificate of Occupancy.
- Bicycle Parking: That the applicant provide a minimum of six
bicycle parking spaces on-site and comply with the Class I and Class II bicycle
parking standards in the Design Manual.
Stipulations Related to Landscaping and Building Elevations
- Landscape Bufferyards: That the applicant shall provide the
following bufferyards:
Location
|
Bufferyard
Required
|
Martin Luther King, Jr. Blvd. (east)
Parkside Subdivision (north)
NCDOT detention basin, (north)
Mitchell multi-family dwellings (south)
|
Alternative Buffers
authorized by
1997 Special Use
Permit
|
New Stateside Drive (south, west)
|
Type “C” – 20’wide
|
NCDOT detention basin, west
|
Type “C” - 20’
wide
(use existing
natural buffer)
|
Mitchell multi-family dwellings (east)
|
Type “C” - 20’
wide
|
- Alternative Buffers: That prior to the issuance of a Zoning
Compliance Permit the Community Design Commission shall reapprove alternative
bufferyard areas that include changes or revisions to the previously approved
bufferyard planting plan.
- Canopy Tree: That all canopy trees shall be a minimum of 2 ½
-inch caliper at the time of installation.
- Parking Lot Screening: That all parking areas shall be screened
from view in accordance with the provisions of Section 5.9.6 of the Land Use
Management Ordinance. The screening plans shall be approval by the Town
Manager prior to issuance of a Zoning Compliance Permit.
- Parking Lot Shading Plan: That the Final Plans shall include a
Shading Plan demonstrating compliance with Section 5.9.6 of the Land Use
Management Ordinance. The Shading Plan shall be approved by the Town Manager
prior to issuance of a Zoning Compliance Permit.
- Five-Foot Landscape Buffer Strip: That a five-foot planting
strip be provided between the parking lots and all buildings in accordance with
the provisions of Section 5.9.6 of the Land Use Management Ordinance. The
buffer strip shall be approved by the Town Manager prior to issuance of a
Zoning Compliance Permit.
- 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, 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
disturbances proposed off-site, including sidewalk installation on the new Stateside Drive right-of-way.
- Landscape Plan and Landscape Maintenance Plan: That a detailed
Landscape Plan, including all additional plantings to existing buffers, 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. That the plant list shall not
include invasive exotic species as identified in Section 3.2.1 of the Design
Manual.
- Community Design Commission Approval: That prior to the issuance
of a Zoning Compliance Permit the Community Design Commission shall approve:
1) Building elevations, including
the location and screening of all HVAC/Air Handling Units; 2) a lighting plan
to ensure that the proposed lighting plan will minimize: a) upward light
pollution, and b) offsite spillage of light; and if necessary; and 3) alternate
landscape bufferyard revised planting plans.
Stipulations Related to the Environment
- 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 one-year, two-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 two-year frequency, 24-hour duration storm event.
Engineered stormwater facilities shall also remove 85 percent total suspended
solids and treat the first inch of precipitation utilizing NC Division of Water
Quality design standards.
- Stormwater Operations and Maintenance Plan: That the applicant
shall provide a Stormwater Operations and Maintenance Plan for all engineered
stormwater facilities. The plan shall 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.
- 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 and recorded at the County Register of Deeds office prior to the
issuance of a Zoning Compliance Permit.
- 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.
- Silt Control: That the applicant takes appropriate measures to
prevent and remove the deposit of wet or dry silt on adjacent paved roadways.
Stipulations Related to Solid Waste Management and Recycling
- Old Dumpster Pad: That the old dumpster pad be removed and a new
curb be installed that lines up with the edge of the adjacent parking spaces.
- Solid Waste Management Plan: That a detailed Solid Waste
Management Plan, be approved by the Town Manager prior to issuance of a Zoning
Compliance Permit.
Stipulations Related to Water, Sewer, and Other Utilities
- Overhead Power Lines: That all proposed or relocated utility
lines, except for three-phase electrical distribution lines, must be located
underground. That the existing utility line from the Martin Luther King, Jr.
Blvd. right-of-way be relocated underground.
- OWASA Easements: That easement documents as required by OWASA
and the Town Manager be recorded at the County Register of Deeds Office prior
to issuance of a Zoning Compliance Permit.
- Utility/Lighting Plan Approval: That the final utility/lighting
plan be approved by Orange Water and Sewer Authority, Duke Energy Company,
TimeWarner Cable, Public Service Company, BellSouth or GTE, and the Town
Manager before issuance of a Zoning Compliance Permit.
- Construction 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.
- Engineering Construction Permit: That an Engineering
Construction Permit shall be required for all work in the New Stateside Drive
and Martin Luther King, Jr. Blvd. rights-of-way.
Stipulations Related to State and Federal Approvals
- 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.
- NCDOT Approvals: That any plans for improvements to
State-maintained roads be approved by NCDOT prior to issuance of a Zoning
Compliance Permit.
Fire Safety Stipulations
- Fire Flow Report: That a fire flow report, which demonstrates
compliance with Town standards, 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.
- Automatic Sprinkler System: That the applicant install an
automatic sprinkler system in all new buildings.
- Fire Hydrant Accessibility: That all structures must be located
within 400 feet of a fire hydrant. That the applicant shall 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.
Miscellaneous Stipulations
- Construction Management Plan: That a Construction Management Plan
shall, be approved by the Town Manager prior to issuance of a Zoning Compliance
Permit. The construction management plan shall: 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.
- Traffic and Pedestrian Control Plan: That the applicant shall
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 shall also include added traffic control and safety
measures in order to separate construction traffic from vehicular and
pedestrian traffic entering/exiting Homestead Park.
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.
- That the construction hours be limited
to between 7:00 am and 7:00 pm weekdays.
- Construction Sign Required: That the shall applicant post a
construction sign that lists the property owner’s representative, with a
telephone number, the contractor’s representative, with a phone number; and a telephone
number for regulatory information prior to commencement of any land disturbing
activities. The construction sign may have a maximum of 32 square feet of
display area and may not exceed 8 feet in height. The sign shall be
non-illuminated, and shall consist of light letters on a dark background and
may not be erected prior to issuance of a Building Permit and removed within
seven days of issuance of a Certificate of Occupancy. A detail of the proposed
sign and site location shall be reviewed and approved by the Town Manager prior
to the issuance of a Zoning Compliance Permit.
- As-Built Drawings: That 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
plan coordinates.
- 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.
- Continued Validity: That continued validity and effectiveness of
this approval is expressly conditioned on the continued compliance with the
plans and conditions listed above.
- 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 Freedom House development.
This the 7th day of May, 2007.