|
TO: |
Roger L. Stancil, Town Manager |
|
FROM: |
J.B. Culpepper, Planning Director |
|
SUBJECT: |
Concept
Plan: Wesley Foundation at 214 Pittsboro Street |
|
DATE: |
March 16, 2009 |
Attached is a proposal for a revised Concept Plan for the Wesley Foundation. A previous version of the Concept Plan was reviewed by the Historic District Commission on December 13, 2007. Based on feedback from the Historic District Commission, the plan was revised and underwent review by the Council on March 10, 2008. Based on Council comments, the plan has been further revised.
The Council has the opportunity tonight to hear this applicant’s presentation, receive a set of comments from the Historic District Commission, hear public comment, 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 Ordinance intensity thresholds requiring Council review.
The Wesley Foundation is located on the west side of Pittsboro Street between Cameron Avenue and Raleigh Road. The original building was built in 1965.
The Historic District Commission reviewed the Concept Plan on December 13, 2007. Summary Minutes from that meeting are attached.
On January 28, 2008, the applicant received expedited processing. The Council granted expedited processing for the following reasons:
· The project is proposed to meet or exceed the LEED Silver certification standards;
· The project is proposed to exceed the ASHRAE 90.1-2004 energy efficiency standards by at least 20 percent; and
· The Wesley Foundation has served the public good of the broader community of Chapel Hill in many respects over the years.
On March 10, 2008, the Town Council reviewed the Concept Plan. A copy of the minutes of the Council meeting are provided as Attachment 2. The applicant revised the Concept Plan application based on comments received from the Council and the Historic District Commission.
The proposal’s iterations reviewed by the Historic District Commission in 2007, the Town Council in 2008, and by the Council again tonight differ in the following ways:
|
HDC Application 2007 |
Council Application 2008 |
Council Application 2009 |
|
5 story building |
4 story building |
Same as 2008 |
|
160 beds (100,000 s.f.) |
148 beds (70,000 s.f.) |
Same as 2008 |
|
54 parking spaces (Klaus system) |
31 parking spaces |
28 parking spaces |
The property is adjacent to the University and is located partially within one of the “Residential Conservation Areas” of the Comprehensive Plan. The Land Use Plan, a component of the Comprehensive Plan, identifies this site as “Institutional.”
This Concept Plan proposal is for demolition of the existing building and construction of a four-story building with 148 beds, 70,000 square feet of floor area and 28 parking spaces. The 0.68-acre site is located in the OI-2 zoning district, and identified as Orange County Parcel Identifier Number 9788-35-4796. We think the Land Use Management Ordinance defines the proposed use as a fraternity/sorority dwelling.
The Town Council and Historic District 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.
A Concept Plan review process does not involve staff evaluation of the proposal. Review of the submitted Concept Plan is conducted by the Historic District Commission, and, in some instances, the 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. As part of this consideration, we recommend that the Council provide the staff and applicant with feedback regarding adjustment to the Land Use Management Ordinance. We think a reasonable approach would involve extension of our office-institution zoning districts to provide a bridge between our suburban style office-institutional zones and the more intense Office/Institutional-4 zoning district intended for University use.
1. Concept Plan Review Process, Land Use Management Ordinance, Subsection 4.3 (p. 5).
2. Council Concept Plan Summary Minutes (3/10/08) (p. 8).
3. Historic District Commission Concept Plan Summary (12/13/07) (p. 17).
4. Applicant’s Response to the Council and Commission comments (p. 19).
5. Concept Plan application (p. 25).
6. Area Map (p. 45).
