to: Roger L. Stancil, Town Manager
from: J. B. Culpepper, Planning Director
Gene Poveromo, Planning Manager
subject: Concept Plan: Southern Village Center, 301 Aberdeen Street
date: January 21, 2009
Attached is a proposal for a Concept Plan for the Southern Village, Village Core. The Council has the opportunity tonight to hear this applicant’s presentation, receive a set of comments from the Community Design Commission, hear public comments, and offer suggestions to the applicant for consideration as further plans are drawn. At the conclusion of the evening’s discussion, we recommend that the Council adopt the attached resolution transmitting comments to the applicant.
This development proposal meets the Land Use Management intensity thresholds requiring Council review.
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July 1993 |
Town Council approved a Master Land Use Plan for the 312-acre Southern Village site. The plan called for a mix of uses including several housing types, office, civic, recreation, cultural and retail uses located both within the neighborhoods and concentrated in a central office/retail Village Core. |
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July 1993 |
The Council approved the Southern Village, Village Core, Storefront District Special Use Permit. The Special Use Permit approved 262,500 square feet of residential, commercial and office floor area. |
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October 22, 1996 |
Town Council approved a modification to the Southern Village Master Land Use Plan. Some of the changes authorized by the modification included: modification to the pedestrian/bicycle path; replacement of an approved stormwater control lake with small ponds; and modification to the required land use intensity ratios. |
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The Council also approved a modification to the Southern Village, Village Core, Storefront District Special Use Permit. The modification increased the maximum floor area from 262,500 square feet to 370,000 square feet of residential, commercial and office floor area. |
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September 24, 2008 |
A Concept Plan for this site was reviewed by the Community Design Commission. A copy of the summary minutes from the September 24, 2008 meeting is attached. |
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November 17, 2008 |
The applicant asked the Council to delay review of the Southern Village Center Concept Plan to January 21, 2009. |
The Land Use Plan, a component of the Comprehensive Plan identifies the site as Parks/Open Space. The Southern Village Master Plan and Special Use Permit authorized the site to be used as a parking lot.
The Town has received a proposal from Southern Village Center, LLC for a Concept Plan Review for a hotel or multi-family development in the Southern Village, Village Core. The proposed development is located in the parking island in the Southern Village Center surrounded by Market Street, Kildaire Road, and Aberdeen Street. The Concept Plan proposes to replace an existing ground level parking lot with a 4-story building with 120,000 square feet of floor area and underground parking. A drop-off area and parking for a maximum of 125 vehicles is proposed. Access to the parking area is proposed from Market Street and Aberdeen Street. Aberdeen Street is proposed to be closed between both sides of Market Street for a proposed plaza connecting the proposed hotel and the existing Village Green. The .9-acre site is located in the Neighborhood Commercial-Conditional (NC-C) zoning district. The site is identified as Orange County Parcel Identifier Number 9787-05-5432.
The Concept Plan has been revised from the initial submittal as reviewed by the Community Design Commission. The changes are in response to comments from both the Community Design Commission and the neighborhood. The changes with this application are illustrated in the following table:
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September 24, 2008 Community Design Commission Concept Plan |
January 21, 2009 Council Concept Plan |
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Number of Floors |
6 |
4 |
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Floor Area |
90,476 Square Feet |
120,000 Square Feet |
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Parking |
147 |
100-125 hotel; 30-38 multi-family |
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No. of Hotel Rooms |
90 |
101 |
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No. of Condominium Units |
60 |
50-75 |
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Parking Space Layout (garage) |
Not shown |
90 degrees. 18 ft. long; aisle 24 ft. wide |
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Building Width |
Outside street right-of-way |
Encroaches into public street right-of-way |
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Aberdeen St. |
Street right-of-way remains open |
Aberdeen Street right-of-way closed for plaza |
The proposal, if developed as proposed, will likely require a rezoning application.
ELEMENTS OF REVIEW
The Town Council and Community Design Commission, in examining Concept Plan proposals, are to consider the various aspects of design, with special emphasis on whether the proposed development is consistent with the Town’s Design Guidelines and the Goals and Objectives of the Town’s Comprehensive Plan.
The Concept Plan review process does not involve staff evaluation of the proposal. Review of the submitted Concept Plan is conducted by the Community Design Commission and, in some instances, the Town Council.
Pursuant to the provisions of Section 4.3 of the Town’s Land Use Management Ordinance, tonight’s Concept Plan review affords Council members the opportunity to provide individual reactions to the overall concept of the development which is being contemplated for future application.
We recommend that the Council review this Concept Plan, receive comments from citizens, and adopt the attached Resolution transmitting comments to the applicant.
[See also Manager’s Memorandum]
