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PLANNING phone (919) 968-2728 fax (919)
969-2014 |
ATTACHMENT 2
CONCEPT PLAN REVIEW SUMMARY MINUTES
COMMUNITY DESIGN COMMISSION
WEDNESDAY, NOVEMBER 12, 2008, 7:00 P.M.
Chairperson Jonathan Whitney called the meeting to order at 7:00 p.m. Commission members present were Mark Broadwell, Mary Margaret Carroll, Augustus Cho, George Cianciolo, Chris Culbreth, Kathryn James, Glenn Parks, Amy Ryan, and Polly Van De Velde. Staff members present were Senior Planner Kay Pearlstein, and Planning Technician Kay Tapp.
CHAPEL HILL-CARRBORO CITY SCHOOLS ELEMENTARY SCHOOL #11
400 Caldwell Street, File No. 9788-18-1797
The Town has received a proposal from the Chapel Hill-Carrboro City Schools for a Concept Plan Review for Elementary School #11, located at 400 Caldwell Street. The Concept Plan proposes to demolish four existing buildings and parking areas and construct 100,000 square feet of floor area for classrooms (pre-kindergarten through 5th grades), including a gymnasium, cafeteria, and media center. Parking for 84 vehicles is also proposed. The proposed development is located between Caldwell Street and McMasters Street in the Northside neighborhood. Access to the site is proposed from both McMasters Street and Caldwell Street. The 7.9-acre site is located in the Residential-3 (R-3) zoning district, the Resource Conservation District, and the Northside Neighborhood Conservation District. The site is identified as Orange County Parcel Identifier Number 9788-18-1797.
CONCEPT PLAN PRESENTATION
The design team for a new elementary school concept plan presented a plan for demolition of existing houses and construction at 400 Caldwell Street, on property owned by Orange County.
COMMISSION COMMENTS
- Commissioner Mary Margaret Carroll asked why there were less places to
park cars then with other schools. The applicant replied that is was a
compromise between providing outdoor space and parking, a small lot for a
neighborhood school. Commissioner Carroll voiced concern with potential
stacking in the roads with neighborhood children walking to school and hoped
that not all students will be walking. She said that for a working parent,
drop-off and pick-up is a primary issue.
Commissioner Mary Margaret Carroll asked if there was a Naming opportunity. She noted that the parking area when coupled with people walking through it could be dangerous. She recommended a very careful design for the entrances.
- Commissioner Robin Whitsell thought that a stacking lane on the east
side of the driveway would become a drop-off for kids in the waiting line and
that there would be unintended consequences.
Commissioner Whitsell suggested that the Resource Conservation District be cleaned out to accommodate areas for outdoor classrooms, greenway, and nature trails.
- Commissioner Mark Broadwell liked the presentation. He asked if there
was a way to assemble additional land to enlarge the school property. The
applicant responded that the owner of the site, Orange County, offered the
property to the school system when they learned a school site was being sought.
Commissioner Broadwell also recommended that any outdoor spaces for use by children be visible to eliminate any criminal activity. He noted that the site was more urban and confined than other school sites.
- Commissioner Glenn Parks thanked the applicant for a clear presentation.
He wondered why there wasn’t a trail connection through the school and that for
connectivity and keeping “eyes” on the trail one should be considered.
Commissioner Parks asked about the wall shown along the parking area on the west side. The applicant replied that is was proposed to be a 5 foot retaining. Commissioner Parks asked about providing shade on the parking lot. The applicant replied shading was likely to be tree plantings but not yet resolved.
Commissioner Parks noted that the proposed building orientation overlooked the parking lot. He wanted to see the building “address” Caldwell Street and more provision for pedestrian circulation both around the site and to/from the site.
Commissioner Parks suggested that the applicant prepare a Transportation Diagram showing where traffic might flow and where conflicts could arise. He suggested that there be a separate drop-off for pre-K students that are being walked to their classroom rather than having parents with kids weave through the parking lot and cross the drop-off line.
Commissioner Parks recommended the applicant consider solar tiles for the roofing material.
- Commissioner Kathryn James supported the school site and the potential exercise for kids walking to the school. She suggested encouraging the Active Living aspects of the design by embracing pedestrian aspects, including a morning loop trail within the natural parts of the site.
- Commissioner Augustus Cho liked the transportation and environmental
approach to the design. He wanted information on the bus routes that were
available to the site within ¼ mile of the school and suggested that traffic to
the school be reduced. He recommended bicycle parking be made available for 10%
of the student body. Commissioner Cho suggested wide sidewalks and providing a
sidewalk along Caldwell Street. He suggested that the Mobility Plan shows where
sidewalks should go including McMasters Street.
Commissioner Cho suggested using the wooded portion of the site for education but that safety and security needed to be addresses. He wanted to see a guard rail along the top of the retaining wall.
- Commissioner Chris Culbreth believed that most of the children will walk
to school because of the density of the neighborhood and wanted to see
sidewalks everywhere.
Commissioner Culbreth especially liked the applicant’s approach to identifying the architectural elements of the surrounding neighborhood architecture and incorporating the details into the school building design.
- Commissioner Polly Van de Velde liked the presentation. She commented on
the importance of the history of the old school and that the neighborhood
appreciates its history. She believes that the school could become a landmark
and focus for the area. She thought that this site was an interesting school
site including the natural areas for classroom experiences. She cautioned that
the area should retain some of the natural vegetation and not be entirely
cleaned up.
Commissioner Van de Velde believed that there will not be too many kids being driven to school but acknowledged that Head Start and Pre K students would need to be walked into their classrooms.
- Commissioner George Cianciolo suggested that with the amount of parking area that the applicant considers pervious pavers and other sustainable aspects such as a cistern for roof water and stormwater collection of irrigation. The applicant stated they were considering a community garden irrigated with rain water and although they would like to include a vegetated roof, was not sure the budget constraints.
SUMMARY
The Commission’s comments are summarized below. They generally supported the proposed school and had the following comments:
- The limited area designated for vehicular parking;
- Stacking at drop-off and pick-up times and pedestrian traffic conflicts;
- Use Resource Conservation District for outdoor classroom;
- Security and safety;
- Trail connections and pedestrian circulation in general – both internal and external to the site;
- Drop-off separate for Pre-K and Head Start students that need to be escorted to class;
- Supports Active Living design aspects of neighborhood school;
- Additional information on bus routes and bicycle networks and parking numbers;
- Becomes a neighborhood focal point;
- School architecture to take cues from architecture of neighborhood – porches, roof pitch, walls, shapes, etc.
- Sustainable design aspects to be included if possible – pervious pavers, green roof, solar tiles, rainwater cistern, community garden, and sun orientation; and
- General concern for safety of pedestrians involving vehicular circulation.
Prepared for: George Cianciolo, Chair
Prepared by: Kay Pearlstein, Staff