ATTACHMENT 1
STAFF REPORT
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SUBJECT: |
Public Hearing: Chapel Hill Public Library Expansion – Application for Special Use Permit Modification (File No. 9789-94-5308) |
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DATE: |
November 12, 2007 |
INTRODUCTION
We have received a request from the Town of Chapel Hill for approval of a Special Use Permit Modification which proposes expansion of the Chapel Hill Public Library including 40,000 square feet of new floor area and 121 parking spaces. The request also includes a conceptual plan for park improvements and public art display areas in Pritchard Park.
The Chapel Hill Library/Pritchard Park site is located on the north side of Estes Drive, approximately 225 feet north of East Franklin Street. The 34.25 acre site is located in the Residential-1 (R-1) zoning district and the Resource Conservation District. The site is identified as Orange County Parcel Identifier Number 9789-94-5308.
BACKGROUND
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1986-1989 |
In 1986, the citizens of Chapel Hill approved general obligation bonds of $2.5 million for parks and $5 million for library improvements. The 35-acres that forms the core of the Library/Pritchard Park site was purchased in FY 1988-89 from the Pritchard family. The cost for the property was split evenly between the 1986 Parks and Library bonds. The Pritchard family also donated $100,000 for the development of a public park on the site. |
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April 8, 1991 |
A Special Use Permit was approved by the Council. The Special Use Permit authorized a 27,450 square foot library including 118 parking spaces. |
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May 22, 1994 |
The Chapel Hill Library opened. |
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June 2007 |
The Community Design Commission and the Town Council reviewed a Concept Plan proposal to expand the Chapel Hill Library. |
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June 27, 2007 |
The Council granted expedited processing for a Special Use Permit Modification for the Chapel Hill Public Library expansion. |
EXISTING CONDITIONS
Location: The Chapel Hill Library/Pritchard Park is located on a 34.25-acre site, near the intersection of Estes Drive and East Franklin Street. Adjacent land uses to the east include; a gas station/convenience store, the Siena Hotel, several multi-family developments, a real estate company, and dance school. To the north the site is adjacent to the Coker Hills residential area. Velma Road and Michaux Road also border the property on the north. Estes Drive borders the property on the southwest.
Existing Structures: The Chapel Hill Library contains approximately 28,000 square feet of floor area.
Access and Circulation: Vehicular access to the Chapel Hill Library/Pritchard site is from Library Drive via Estes Drive. Library Drive is a public right-of-way that terminates at the visitor parking lot. Along Library Drive between Estes Drive and the front of the library are an asphalt bicycle path and a separate concrete sidewalk.
Vehicular Parking: Staff and visitor parking lots include 121 vehicular parking spaces. A drop-off and circular turnaround near the main entrance includes several handicapped parking spaces. A gravel driveway from Estes Drive connects to a gravel parking lot behind the Siena Hotel property. This parking lot is used by Siena Hotel employees.
Bicycle Parking: Four bicycle racks are located near the turn around at the entrance to the Chapel Hill Library. At total of 16 bicycles may be parked at the site in these racks.
Sidewalks and Pedestrian Access: The frontage of the library/park site, along Estes Drive, includes a sidewalk. The site includes several internal pedestrian trails and paths. Two unimproved trails connect to Audubon Road. Another unimproved trail connects to Velma Road and Franklin Woods Apartments. Improved pedestrian/bicycle paths include a path to East Franklin Street via Sherwood Colony Drive. A second improved path provides pedestrian/bicycle access to Michaux Road. This path also provides secondary emergency vehicular access to the site.
Bus Stops: Bus service is provided to the site with a bus stop near the library entrance. A bus stop on East Franklin Street is accessible by way of a pedestrian/bike path.
Topography, Drainage, and Vegetative Cover: The site rises from Estes Drive with a general slope of 10%. Steeper slopes (greater than 25%) exist near the main entrance, and the staff parking lot. These areas of steep slopes are the result of grading done when the existing Library was constructed. Other steep slope areas are present along a perennial stream (Resource Conservation District) that crosses the western portion of the site. This stream is a tributary of Bolin Creek. Stormwater from the site drains to the Bolin Creek tributary. Approximately 2.8 acres or 8.2% of the site is covered by impervious surface area.
In addition to areas of established landscaping, the site includes forested areas. Several specimen species of oaks and hickory, sweet gum, and pine trees are prevalent throughout the site. Notable trees in the vicinity of the Library building include a 30-inch double red oak, 38-inch and 34-inch pine trees, and a 28-inch White Oak.
EVALUATION
Town staff has reviewed this application for comparison with the standards of the Land Use Management Ordinance and the Design Manual and offers the following evaluation:
Development Description
This proposal from the Town of Chapel Hill includes a Special Use Permit Modification for the expansion of the Chapel Hill Public Library and a conceptual plan for improvements to Pritchard Park.
Chapel Hill Library: Proposed improvements to the Library include two additions, a single story addition on the north and a two story addition on the south side of the existing Library. The two additions total approximately 40,000 square foot of new floor area. The southern addition (28,000 square feet) is proposed adjacent to the existing lower-level parking and delivery area. This addition includes a new public entrance into the Library. Two fire lanes are proposed. One is associated with the northern addition accessed off the circular turnaround at the Library’s entrance and the second one is proposed along the south side of the southern addition accessed off Library Drive.
The northern addition (12,000 square feet) is adjacent to the visitor pull-off area. The main library entrance is proposed to be relocated approximately 25 feet north of the existing entrance within the new northern addition. The visitor pull-off, circular turnaround area is proposed to be shifted northward into the adjacent slope. Double retaining walls are proposed to accommodate handicapped spaces into the hillside adjacent to the traffic circle. Fire access to the new building additions are proposed along the north side of the proposed northern addition and the south side of the proposed southern addition with access from the proposed traffic circle.
121 new parking spaces are proposed including: 21 spaces at the northeast end of the existing parking lot; 14 perpendicular parking spaces on Library Drive; and a new 85-space parking lot accessible from the east side of Library Drive behind the Sienna Hotel. The applicant is also proposing 24 new bicycle parking spaces.
Stormwater improvements are proposed with six bio-retention basins located throughout the site. An existing gravel parking lot near the Siena Hotel is proposed to be removed and re-vegetated. A bio-retention facility is also proposed in this area.
Pritchard Park Improvements: The proposal includes a conceptual plan for improvements to Pritchard Park. Some of the proposed elements of this conceptual plan include: playground area, public art display areas; outdoor gathering area; a gazebo; and future greenway extension to Audubon Road.
Concept Plan Reviews
Concept Plans have been reviewed by the Community Design Commission and the Town Council this year. There were no differences between Concept Plans. Summary comments from the Community Design Commission and the Council are attached. The Concept Plans proposed 37,000 square feet of new floor area. The Special Use Permit application proposal includes 40,000 square feet of new floor area.
Ordinance Requirements
Zoning: The site is zoned Residential-1 (R-1). Permitted uses in the Residential-1 (R-1) zoning district include single family dwellings, child and adult day care facilities, primary or secondary school, non-profit recreational facility, places of worship, public use facility, and public cultural facilities. The Chapel Hill Public Library/Pritchard Park is a Cultural Use Facility. As an accessory use the Library also functions as a Place of Assembly.
Adjacent property to the east is zoned Residential-5 (multi-family developments). The southeast corner of the property adjoins a Community Commercial (CC) zoning district (Siena Hotel, gas/convenience store). The northeastern corner of the property abuts the Office/Institutional-1 (OI-1) zoning district (dance school). Surrounding the site on the north, west and south is the Coker Hills residential neighborhood in the Residential-1 (R-1) zoning district.
Intensity and Dimension Standards: The applicant is proposing 40,000 square feet of new floor area. The total proposed new floor area and existing floor area of 28,000 square feet is within the maximum permitted floor area of 99,231 square feet. In the Residential-1 zoning district, 28-foot setback standards apply for the street, 14-foot setbacks for interior and 17-foot for solar setbacks. The proposal does not comply with the minimum street setback of 28 feet along the internal Library Drive and exceeds the maximum secondary height of 40-feet. The applicant is requesting modification to the regulations with respect to these standards.
Modifications to the Regulations
The Special Use Permit Modification application does not comply with the Land Use Management Ordinance regarding minimum street setback or maximum secondary height. The applicant is asking for a modification to the regulations. The proposed modifications are discussed below.
Modification to Minimum Street Setback
Table 3.8-1 of the Land Use Management Ordinance specifies a minimum street setback along Library Drive of 28 feet. At the southeast corner of the new building addition (southern), the applicant proposes pedestrian access to serve visitors entering the library’s southern entrance. The proposed stairs and associated retaining wall would encroach into the street setback 28 feet. We recommend modification of the regulations to permit the applicant to construct these improvements in the street setback along Library Drive. We believe the applicant’s request is reasonable in order to incorporate a visitors’ entrance into the southern addition.
Modification to Maximum Secondary Building Height
Table 3.8-1 of the Land Use Management Ordinance specifies a maximum secondary building height in the Residential-1 zoning district of 40 feet. The applicant is proposing to exceed this maximum height by 12 feet. We recommend modification to the regulations to permit the applicant to exceed the maximum secondary building height. We believe the applicant’s request is reasonable in order to design the additions with the existing topography, minimize land disturbance and preserve natural areas.
Transportation
Traffic Impact: A Traffic Impact Analysis (TIA) was prepared by the Town Consultant in accordance with the Town’s TIA guidelines in July 2007. An amended TIA was prepared in October 2007. This amendment included traffic counts conducted when schools are in session. Copies of the TIA Executive Summary and the amended TIA are attached to this report. The findings of the analysis and the Consultant’s and Town staff recommendations are provided below:
Sight Distance at the Intersection of Library Drive and Estes Drive
The TIA conducted in July and the amended TIA indicated that removal of existing vegetation within the sight triangles at the corner of Library Drive and Estes Drive will improve driver’s visibility at Library Drive. The Town is working on removal of vegetation to improve the sight visibility at this intersection.
Traffic Operations at the Signalized Intersection of East Franklin Street and Estes Drive
The TIA found that the intersection of East Franklin Street and Estes Drive, under existing and future conditions, experiencing significant traffic congestion and delay due to the inadequate lane capacity on several approaches. The TIA Consultant recommended roadway improvements at the intersection of Estes Drive and Franklin Street. This recommendation is based on the existing capacity deficiencies at this intersection and would likely require the acquisition of additional right-of-way.
Because these streets are State maintained and the library site doesn’t have frontage at this intersection, we do not believe that it would be appropriate to require the applicant to install the recommended improvements. However, Town staff has discussed the operational findings and has recommended improvements to the North Carolina Department of Transportation and requested that the State implement improvements at this intersection.
Traffic Signal Installation at the Intersection of Estes Drive and Library Drive
The findings of the TIA indicate that the traffic generated by the library expansion does not warrant a traffic signal at the intersection of Estes Drive and Library Drive. However, the study recommended monitoring the intersection of Library Drive and Estes Drive and suggested that a traffic signal would improve the overall operations on the corridor and provide safe crossing for pedestrians.
We believe that the library expansion offers an opportunity to look broadly at pedestrian, bicycle, vehicle, and bus traffic patterns in the area. We recommend that the applicant design and install a traffic signal with pedestrian amenities and bicycle activated loops at the intersection of Estes Drive and Library Drive, subject to the review and approval of N.C. Department of Transportation and the Town Manager. We also recommend that the design of the traffic signal include the development of coordinated traffic signal timing plans for the following intersections:
We have included a stipulation to this effect in Resolution A.
Turning Lanes on Library Drive at Estes Drive
We recommend that the applicant construct a southbound left turn lane and right turn lane on Library Drive at its intersection with Estes Drive within the existing Library Drive pavement, if the pavement is wide enough to accommodate both turn lanes. We have included a stipulation to this effect in Resolution A.
Vehicular Parking: The Land Use Management Ordinance defines a library as a Public Cultural Facility. We also understand that a portion of the proposed expansion (approximately 8,100 square feet) is designed to be used for community meeting space. We understand that these meeting areas are designed to function independently from the main library and may be used during times when the library is closed. This community meeting area would accommodate approximately 284 people. We believe as an ancillary use this portion of the facility can be considered a Place of Assembly. We believe, for vehicular parking space requirements, it is reasonable to evaluate a portion of the proposed project as a Place of Assembly. We recommend that the proposed community meeting space floor area (approximately 8,100 square feet) be considered as a different use from the library expansion floor area for the purposes of calculating parking numbers.
The applicant is proposing to add 121 parking spaces to the existing 121 parking spaces. We recommend that the approval of the Chapel Hill Library Special Use Permit authorize a total of 242 parking spaces based on a proposed land uses of a Public Cultural Facility with 59,900 square feet of floor area, and a Place of Assembly with 284 seats. This recommended number of parking spaces complies with the current minimum and maximum parking regulations in the Land Use Management Ordinance. Resolution A that includes this recommendation.
New Parking on Library Drive: The applicant is proposing a total of 242 parking spaces, including 14 new perpendicular spaces on Library Drive. We believe there will be limited visibility when drivers back out of parking spaces and into both travel lanes on Library Drive, which is a public street. The Town’s Design Standards do not permit perpendicular on-street parking. Therefore we recommend that the proposed perpendicular parking be eliminated. Resolution A includes this recommendation.
However, we recommend that the total number of parking spaces be maintained at 242. We believe that the 14 deleted spaces could be incorporated into the new southern parking lot and the expansion of the existing parking lot by creating a number of compact spaces, rather than by increasing impervious surface in these lots. This recommendation has been incorporated into Resolution A.
Bus Transit: Currently, bus transportation is provided by bus stops on E. Franklin Street and internal to the site on Library Drive. No new bus stops are proposed.
Sidewalks and Crosswalks: The site’s frontage along the north side of Estes Drive includes a public sidewalk. Sidewalk extends from East Franklin Street to Estes Hills Elementary School. A sidewalk is also located along Library Drive, between Estes Drive and the library building. The applicant is proposing to construct a 240-foot long sidewalk segment on the south side of Estes Drive, directly across from the Library/Estes Drive intersection. The applicant is also proposing a pedestrian crosswalk on Estes Drive at this location.
The Town’s Pedestrian Facilities Plan identifies the south side of Estes Drive, between East Franklin Street and Martin Luther King Jr. Boulevard, as a location for a future sidewalk. We recommend that the applicant extend their proposed sidewalk, on the south side of Estes Drive, approximately 700 feet to East Franklin Street. We recognize that the installation of this sidewalk may not be reasonable due to impediments such as inadequate right-of-way, utility conflicts, stormwater management concerns, NCDOT approval, etc. Therefore we recommend that the determination requiring the applicant to construct the sidewalk to East Franklin Street be reviewed by the Town Manager during final plan review. We have included a stipulation in Resolution A to this effect.
Bicycle/Pedestrian Path: Existing bicycle/pedestrian paths include an 8-foot wide bicycle path and a 5-foot wide sidewalk along Library Drive. There is also a bicycle path between the Chapel Hill Library and East Franklin Street, along Sherwood Colony Drive, a multi-family access road.
The library expansion proposal includes removal of the upper section of the existing 8-wide bike path and constructing a new 10-foot wide section of bicycle/pedestrian path along the south, west and north sides of the library through the proposed art garden. Since a portion of this new bicycle/pedestrian path will not be handicapped accessible, the applicant is proposing to construct a separate handicapped accessible 5-foot wide pedestrian path around the steeper portions of the bicycle/pedestrian path.
A portion of the proposed bicycle/pedestrian path extends into the Resource Conservation District. We believe this Resource Conservation District encroachment is necessary in order to avoid a bioretention basin proposed at the southwest corner of the southern addition.
We recommend that prior to issuance of a Zoning Compliance Permit, the applicant provides detailed construction and maintenance plans for the proposed pedestrian/bicycle path and greenway. The plans must show pavement design, horizontal and vertical alignment (including profiles), grading, stormwater drainage, cross sections, clearing limits and erosion control. We have included a stipulation in Resolution A to this effect.
Bicycle Parking: Based on the proposed total floor area at build-out (68,000 square feet) the Land Use Management Ordinance requires a minimum of 14 bicycle parking spaces. There are currently 16 bicycle parking spaces located in four bicycle racks located near the front of the building. The applicant is proposing 8 additional bicycle parking spaces for a total of 24 spaces. This number exceeds the ordinance minimum number by 10 spaces. Three of the spaces will be in bike lockers and most of the other spaces will be covered. We have included a stipulation in Resolution A calling for the additional 8 bicycle parking spaces, including bicycle parking at the lower level building entrance.
Bolin Creek Tributary Greenway: A future Pritchard Park greenway trail is proposed to be constructed in the western portion of the site. This greenway will connect the library and the proposed art garden to Audubon Road. Preliminary design plans for the improvements have been reviewed by Town staff. In order to begin construction, final construction plans and greenway design must be reviewed and approved by the Town Manager. The greenway trail is not a part of this application.
Landscaping and Architecture
Landscape Buffers: The following chart lists the minimum landscape bufferyard requirement of Land Use Management Ordinance and the buffer proposed by the applicant:
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Landscape Bufferyards |
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Location |
Min Required |
Proposed |
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Estes Drive (arterial street) |
Type “D” 30’ wide |
Type “D” - 60’ wide (retain all vegetation) |
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East property line (adj. non residential) |
Type “B” 10’ wide |
Type “B” – 20’wide (retain 10’vegetation) |
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East/North/West property lines (adjacent use residential) |
Type “C” 20’ wide |
Type “C” – 40’ wide (North/West - retain veg.) (East – retain 20’ veg.) |
The applicant is proposing buffers greater than those required by the Land Use Management Ordinance. The applicant is proposing to retain existing vegetation in sections of all perimeter buffers with this application.
The eastern buffer located behind the Siena Hotel and Winchester Court, a multi-family development, is required to have a 10-foot wide type “B” buffer. The applicant is proposing a 20-foot buffer in this area. An existing gravel parking lot and driveway would be removed and a new bio-retention basin installed in its place. The gravel areas and proposed bio-retention basin are located within the 20-foot buffer area. Grading and a new retaining wall associated with the new parking lot construction are proposed approximately 5 feet inside the 20-foot buffer. The applicant is proposing to landscape the disturbed area to provide a full 20-foot buffer in this area.
We have included stipulations in Resolution A calling for provision of the required landscape bufferyards.
Landscape Screening and Shading: In addition to meeting buffer requirements, the proposal must meet the Land Use Management Ordinance landscaping standards, including:
We have included a stipulation in Resolution A requiring the landscape planting and a parking lot shading plan prior to the issuance of a Zoning Compliance Permit.
Landscape Protection, Planting and Maintenance Plan: We recommend that the final plans provide a landscape protection, planting and maintenance plan. We recommend that the plan clearly indicate all significant tree stands, all trees to be removed and the location of tree protection fencing. We have included stipulations to this effect in Resolution A.
Community Design Commission Review: The Land Use Management Ordinance requires 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 a stipulation to this effect in Resolution A.
Environmental
Leadership in Energy and Environmental Design (LEED): The applicant is proposing to construct the Chapel Hill Public Library to the Leadership in Energy and Environmental Design (LEED) certification Silver rating, established by the Green Building Council. The applicant’s Statement of Justification notes that:
The applicant has also reviewed the Council’s previous considerations of sustainable development projects, and the designers are proposing energy efficiency standards as a component of the Special Use Permit Modification. The applicant is also committing to standards the Council requested of the recently approved Special Use Permit for the Orange County Animal Shelter. Resolution A includes the energy efficient standard proposed by the applicant as outlined in the attached Statement of Justification. Please refer to the applicant’s Energy Management Plan in the Statement of Justification, and the attached LEED checklist for additional information.
We recommend that the stipulation requiring LEED certification include a requirement that the applicant provide a copy of the LEED checklist with the final plan application. This revised stipulation also includes a one-year time line for certification.
Impervious Surface: This site is located outside of the Town’s Watershed Protection District. Currently, 8.1% of the site (124,203 square feet) is covered with impervious surface. The applicant is proposing to add 62,767 square feet of new impervious surface. This additional impervious surface area will result in 12.2% of the site covered by impervious surfaces.
An existing driveway and gravel parking lot with a concrete sidewalk to the Siena Hotel in the southeast corner of the site is proposed to be removed. The driveway and a portion of the parking lot are located within the Resource Conservation District.
Resource Conservation District: A stream determination study located three ephemeral streams on the site. A perennial stream exists along the southwestern edge of this site. The site contains 6.48 acres with Resource Conservation District. The applicant is proposing activity within the Resource Conservation District that includes: a) removal of a gravel drive and parking lot near the Siena Hotel; b) construction of a bio-retention basin; c) stormwater drainage lines; and d) construction of a pedestrian/bicycle path.
Land disturbance in the Resource Conservation District is estimated to be 15,000 square feet including 12,000 square feet of vegetative restoration associated with removal of the existing gravel drive and parking lot.
Stormwater Management: Stormwater is currently managed by a system of culverts, catch basins and drainage pipes. The system conveys stormwater southward through the site and into the Resource Conservation District.
The Land Use Management Ordinance regulates stormwater rate, volume and quality. Regarding volume, the proposed Stormwater Management Plan employs a low impact development strategy to reduce runoff volume, improve water quality, and reduce the rate. This strategy attempts to minimize runoff impacts through increased groundwater infiltration using bio-retention areas for water quality treatments.
Six bio-retention basins are located throughout the site. Bio-retention basin #1 is proposed on the proposed northern parking at a high point of the property. Bio-retention basin # 2 is proposed to be located partially within an existing gravel parking area near the Siena Hotel. The gravel lot is proposed to be removed and revegetated. Some of the parking lot gravel will be incorporated into construction for bio-retention basin #2.
Bio-retention basin #3 is proposed at the south end of the proposed relocated bicycle path. The applicant is proposing to locate this basin over an existing underground electrical line. We recommend that the applicant relocate the underground line under the new sidewalk on the west side of the basin. We have included a stipulation to this effect in Resolution A.
Bio-retention basin #4 is located at the south corner of the proposed southern addition. The proposed bicycle/pedestrian path dips below this basin into the Resource Conservation District. In order to keep the bio-retention basin and associated grading outside of the Resource Conservation District, the greenway (a permitted use in the Resource Conservation District) is designed to encroach a maximum of twenty feet into the Resource Conservation District for approximately 100 linear feet.
Bio-retention basin #5 is proposed to be constructed south of the existing library building. Bio-retention basin #6 is located within the landscaped area in the proposed parking lot off Library Drive.
We recommend that all bio-retention basin outlets have outlet protection in order to create non-erosive flow conditions. We have included a stipulation to this effect in Resolution A.
Stream Restoration: Several years ago a stream restoration project, near the intersection of Library Drive and Estes Drive, was proposed by the NC Department of Water Quality (NCDWQ) on the Library site. Since then, NCDWQ has determined that the project is not cost effective. The restoration plan is not funded and is not proposed as part of this application. If the State decides to pursue the project, the Town will be involved as the local sponsor.
Erosion Control: We recommend that a Soil Erosion and Sedimentation Control Plan (including provisions for maintenance of facilities and modification of the plan if necessary), be reviewed and approved by North Carolina Department of Environmental and Natural Resources. We also recommend that Orange County Erosion Control Officer provide courtesy comments to the Town Manager prior to the issuance of a Zoning Compliance Permit.
Steep Slopes: Steep slopes in excess of 25% exist on the site in several locations: on the west side of Library Drive near Estes Drive, on the east side of Library Drive near the library, on the east and west side of the visitor parking lot, and north of the visitors’ entrance. The applicant is proposing to construct the new turnaround and handicapped parking spaces in an area with slopes greater than 25%. A portion of a bio-retention facility, proposed at the north end of the visitors’ lot may also encroach into these steep slopes. The Land Use Management Ordinance limits land disturbance in these steep slopes (>25%) to no more that 25% of the total area. The applicant is proposing to disturb 20.8% of the 25% and greater slopes.
Utilities and Services
Refuse Management and Recycling: There is a refuse/recycling service area in the lower service area parking lot on the east side of the library. A refuse container and roll carts for recycling pickup are located in here. Any expansion to the recycling/ refuse management will require approval by the Town Manager prior to issuance of a Zoning Compliance Permit. We recommend that a Solid Waste Management Plan be reviewed and approved prior to issuance of a Zoning Compliance Permit.
Utilities- Water and Sewer: This project proposes extension of water and sewer service. Extension of a water line under Library Drive would be located within the proposed fire lane adjacent to the southern addition and within an OWASA water easement. A new sewer lateral extension and sanitary sewer manhole are proposed to serve the new addition. The sewer line would extend from the existing manhole near the parking lot to the northern building addition.
Utility Lines Underground: Section 5.12.2 of the Land Use Management Ordinance requires that all new or relocated utility lines, other than 3-phase electric power distribution lines be located underground. We have included a stipulation to this effect in Resolution A.
Fire: Fire access roads are proposed on the north and south sides of the proposed building additions. We recommend that the traffic circle at the entrance to the library include a turning radius that will accommodate fire apparatus vehicles. We recommend that the northern and southern fire access roads a) be a minimum of 20 feet wide with unobstructed clearance of 13 ½ feet; b) be constructed of all-weather surface capable of withstanding the imposed load of fire apparatus (75,000 lbs.); c) include signage restricting parking; and d) include removable bollards to prohibit unauthorized access. We have incorporated these stipulations into Resolution A.
Hydrant Locations: Three fire hydrants exist on the site. A new fire hydrant is proposed at the southwest corner of the proposed southern addition. Resolution A includes a stipulation that the new hydrant location be approved by the Town Manager.
Miscellaneous
Construction Management Plan: We recommend 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: a) indicate how construction vehicle traffic will be managed; b) identify parking areas for on-site construction workers, including plans to prohibit parking and construction traffic in residential neighborhoods; c) indicate construction staging and material storage areas; and d) identify construction trailers and other associated temporary construction management structures. We have included a stipulation to this effect 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 will safely occur. The plan must be reviewed and approved by the Town Manager prior to the issuance of a Zoning Compliance Permit. We have included a stipulation to this effect in Resolution A.
Special Use Permit Findings: 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:
Comprehensive Plan: The Comprehensive Plan includes a goal to provide community facilities and services that meet the physical, social, and cultural needs of Chapel Hill’s population. The Land Use Plan, a component of the Comprehensive Plan, identifies this site for use as Parks/Open Space.
Upon review of the application and information that has been submitted to date, our preliminary recommendation is that these findings can be made.