AGENDA #5

 

MEMORANDUM

 

TO:                  Mayor and Town Council

 

From:            W. Calvin Horton, Town Manager

 

Subject:       Concept Plan: Proposed Changes to Chapel Hill North Master Land Use Plan

 

DATE:             October 20, 2003

 

 

INTRODUCTION

 

Attached for your consideration is a proposal for Concept Plan review.  The applicant’s proposal involves modifying the Chapel Hill North Master Land Use Plan approved by the Town Council in 1990.  The 40-acre site is located on the east side of Airport Road and the north side of Weaver Dairy Road, immediately south of Interstate 40 (I-40). 

 

 

PROCEDURAL BACKGROUND

 

On January 27, 2003, the Council enacted a Land Use Management Ordinance requiring that the Council conduct a Concept Plan Review for proposed developments meeting specific land or floor area thresholds.  Applications (other than in Town Center) meeting any of the minimum thresholds as shown below require Town Council review in addition to Community Design Commission review:

 

                        Characteristic               Threshold Triggering Council Review

 

                        Land Area                                5 acres

                        Floor Area                               100,000 square feet

                        # of Dwelling Units                   50 dwelling units

 

The Council has the opportunity tonight to hear this applicant’s presentation, receive a set of comments from the Community Design Commission, hear public comment, and offer  suggestions to the applicant for consideration as further plans are drawn.  At the conclusion of the evening’s discussions, we recommend that the Council adopt a resolution (attached) transmitting comments to the applicant.

 

An excerpt from the Land Use Management Ordinance with a description of the process for Concept Plans is attached.

 

ELEMENTS OF REVIEW

 

A Concept Plan is a preliminary step toward the preparation of a formal development plan and application.  The Land Use Management Ordinance states that design and construction of site elements should include:

 

·        Appropriate descriptions and explanations of the relationship and balance among site elements;

 

·        The relationship of the development to natural features, neighboring developments and undeveloped land;

 

·        Access and circulation systems;

 

·        Retention of natural vegetation, minimal alteration of natural topography, mitigation of erosion and sedimentation, mitigation of stormwater drainage and flooding;

 

·        Arrangement and orientation of buildings and amenities in relation to each other and to neighboring developments and streets;

 

·        Landscaping, preservation or enhancement of vistas; and

 

·        Mitigation of traffic impacts.

 

The Town Council and Community Design Commission, in examining development applications, 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 work sheet for review of concept plans is included for Council use with this memorandum (Attachment 2).

 

This Concept Plan was reviewed by the Community Design Commission on June 18, 2003.  A summary of comments from that meeting is attached to this memorandum (Attachment 3).

 

BACKGROUND

 

Chapel Hill North Master Land Use Plan- On January 23, 1990, the Town Council approved a Master Land Use Plan for the Chapel Hill North mixed-use development at the intersection of Airport Road and Weaver Dairy Road.  Located in the Mixed-Use Office/Institutional-1 zoning district, the approved plan authorized a total of 633,400 square feet of floor area on the 40 acre site.   The approved Master Land Use Plan specified a mix of uses based on floor area.

 

Specifically, the approved floor area ratio authorized by the Council with the 1990 Chapel Hill North Master Land Use Plan is:

 

·        Minimum of 374,200 square feet of floor area devoted to office type use (60%);  and

·        Maximum of 259,200 square feet of floor area devoted to retail use (40%).

 

For additional discussion on the mix of uses, refer to the discussion below under Mixed-Use Districts.

 

Chapel Hill North Phase 1 Special Use Permit- Following approval of the Master Land Use  Plan, the Town Council approved the Phase 1 Special Use Permit for Chapel Hill North in 1991.  The Phase I approval authorized a portion (102,713 square feet of office type use and 147,807 square feet of retail use) of the floor area approved by the 1990 Master Land Use Plan.

 

MIXED-USE DISTRICTS

 

The Chapel Hill North development is located in the Mixed-Use Office/Institutional-1 (MU-OI-1) zoning district.   This mixed-use zoning district includes special land use intensity standards, specific permitted land use regulations, and development thresholds:

 

The applicant’s proposed Concept Plan for Chapel Hill North proposes to modify the development mix for Chapel Hill North, to reduce office floor area and introduce a residential component.  The MU-OI-1 zone calls out the following development thresholds,

 

 

As proposed the applicant’s Concept Plan would decrease the office ratio threshold (item C above) below the specified 60% minimum.

 

DESCRIPTION OF THE APPLICATION

 

This Concept Plan application proposes a modification to the Chapel Hill North Master Land Use Plan.  Proposed changes to the Master Land Use Plan are outlined in Table #1 on the next page.

 

 

 

 

TABLE #1 COMPARISON OF 1990 CHAPEL HILL NORTH MASTER LAND USE PLAN  AND CONCEPT PLAN PROPOSED BY APPLICANT
	Master Land Use Plan Approved By Town Council in  1990	Concept Plan Submitted for Town Council Review
Total Floor Area	633,400 sq ft	633,400 sq ft
Land Use (permitted/proposed)	Office, Retail (permitted)	Office, Retail ([permitted)  Residential (proposed)
Office  Floor	374,200 sq ft	232,500 sq ft
Retail Floor Area	259,200 sq ft	160,900 sq ft
Residential Floor Area	0 sq ft	240,000 sq ft
Mixed-Use Ratio   Office   (LUMO requires at least 60% land use devoted to office type use.  Ratio for office type use may be increased to 85%   Remaining portion of ratio can be either retail, residential or a mix of both)   Retail   Residential	60 %                       40%   0% (Residential use not authorized by Master Land Use Plan)	36.7 %   (Proposal to decrease office ratio below 60% would not meet the ratios of the Land Use Management Ordinance.  In approval of a Master Plan, the Council is not required to find that the proposed development meets regulations.)   25.4%   37.9%

 

The Land Use Plan, a component of the Comprehensive Plan, identifies this site as Mixed-Use Office/Commercial emphasis.  The site is located in the Mixed-Use Office/Institutional-1 (MU-OI-1) zoning district.  The property is within Town Limits and the Town’s Urban Services Area.  This Concept Plan is proposed in the context of the existing zoning for the site.  The tract is located in Orange County and is identified as Chapel Hill Township Tax Map 17, Lot 45.

 

This Concept Plan was reviewed by the Community Design Commission on June 18, 2003.  Community Design Commission Summary Comments and a reduced copy of the proposed

Concept Plan are attached to this memorandum (Attachment 3).  We believe that the Concept Plan before the Council tonight is the same plan.

 

RECOMMENDATION

 

We recommend that the Council review this Concept Plan, receive comments from the Community Design Commission and citizens, and adopt a resolution transmitting comments to the applicant. 

 

ATTACHMENTS

 

1.      Excerpt from Land Use Management Ordinance on Concept Plan procedures (p. 7).

2.      Work sheet for concept plan review.  (p. 10)

3.      Community Design Commission Summary Comments June 18, 2003 (p. 12).

4.      Reduced plans: Approved 1990 Master Land Use Plan (p. 13)

5.      Concept Plan application materials (p. 14).

6.      Area Map (p. 28).

7.      Reduced plans (p. 29).

 

 

A RESOLUTION TRANSMITTING COUNCIL COMMENTS ON A CONCEPT PLAN FOR THE CHAPEL HILL NORTH MASTER LAND USE PLAN (2003-10-20/R-3)

 

WHEREAS, a Concept Plan has been submitted for review by the Council of the Town of Chapel Hill, for the Chapel Hill North Master Land Use Plan; and

 

WHEREAS, the Council has heard presentations from the applicant, the Community Design Commission, and citizens; and

 

WHEREAS, the Council has discussed the proposal, with Council members offering reactions and suggestions;

 

NOW, THEREFORE, BE IT RESOLVED by the Council of the Town of Chapel Hill that the Council transmits comments to the applicant regarding this proposal, as expressed by Council members during discussion on October 20, 2003, and reflected in minutes of that meeting.

 

This the 20^th day of October, 2003.