AGENDA# 2
CONCEPT PLAN PROPOSAL
TO: W. Calvin Horton, Town Manager
From: Roger S. Waldon, Planning Director
Subject: Concept Plan: Proposed Changes to Meadowmont Master Land Use Plan
DATE: November 17, 2003
INTRODUCTION
Attached is a proposal for Concept Plan review. The applicant’s proposal involves modifying the Meadowmont Master Land Use Plan approved by the Town Council in 1995. The 424-acre Meadowmont development is located on NC 54, between Burning Tree Drive and Barbee Chapel Road, north of the Friday Center and south and east of the Chapel Hill County Club.
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.
The Concept Plan review process does not involve staff evaluation of the proposal. Review of the Concept Plan submittal is conducted by the Community Design Commission and, in some instances, the Town Council, as noted above.
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 December 19, 2001 and September 9, 2003. A summary of comments from each meeting is attached to this memorandum (Attachment 3).
BACKGROUND
Meadowmont Master Land Use Plan- On October 23, 1995, the Town Council approved a Master Land Use Plan for the Meadowmont development located on NC 54. Located in the Mixed-Use Residential-1 (MU-R1), the Residential-5-Conditional (R5-C) and Residential-1 (R1) zoning districts, the 1995 plan authorized:
· Maximum 1,298 dwelling units; and
· Maximum 785,100 square feet of non-residential floor area including;
o 134,600 square feet of commercial retail space;
o 140,000 square feet of hotel floor area;
o 389,000 square feet of office space; and
o 121,500 square feet of other commercial floor area.
In 1999 the Town Manager approved a minor modification to the Master Land Use Plan. The modification was proposed by the applicant in response to a request by a Council member that the applicant reduce the overall trip generation from Meadowmont by approximately 25 percent. The reduction in trip generation was achieved by reducing the number of overall dwelling units, reducing commercial retail space and converting commercial floor area to office space.
The 1999 modification, based on reducing overall trip generation numbers resulted in the following changes to the 1995 Master Land Use Plan:
· Maximum 1061 dwelling units (237 dwelling unit reduction); and
· Maximum 765,600 square feet of non-residential floor area (19,500 square foot reduction) including:
o 96,600 square feet of commercial retail space (38,000 square foot reduction);
o 140,000 square feet of hotel floor area;
o 442,167 square feet of office space (53,167 square foot increase); and
o 86,833 square feet of other commercial floor area (34,667 square foot reduction).
DESCRIPTION OF THE APPLICATION
This Concept Plan application proposes a modification to the Meadowmont Master Land Use Plan. The proposal involves the relocation of residential units in the Meadowmont development. The application states that the proposed concept plan does not increase the overall number of residential units authorized by the 1995 Master Land Use Plan. The request also includes a Concept Plan proposal to modify the Meadowmont Village Center Special Use Permit.
The Land Use Plan, a component of the Comprehensive Plan, identifies this site as Residential, Town/Village, Office, Commercial, Institutional, Park and Open Space. The site is located in the Mixed-Use Residential-1 (MU-R1), the Residential-5-Conditional (R5-C) and Residential-1 (R1) zoning districts. 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 Durham County.
This Concept Plan was reviewed by the Community Design Commission on December 19, 2001 and September 9, 2003. Copes of the Community Design Commission Summary Comments and a reduced copy of the proposed Concept Plans are attached to this memorandum (Attachment 3). The Concept Plan before the Council tonight is the same plan as the plan reviewed by the Community Design Commission on September 9, 2003.
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. 6).
2. Work sheet for concept plan review (p. 9).
3. Community Design Commission Summary Comments: December 19, 2001 and September 17, 2003 (p. 11).
4. Concept Plan application materials (p. 14).
5. Area Map (p. 25).
6. Reduced plans (p. 26).
A RESOLUTION TRANSMITTING COUNCIL COMMENTS ON A CONCEPT PLAN FOR THE MEADOWMONT MASTER LAND USE PLAN (2003-11-17/R-2)
WHEREAS, a Concept Plan has been submitted for review by the Council of the Town of Chapel Hill, for the Meadowmont 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 November 17, 2003, and reflected in minutes of that meeting.
This the 17th day of November, 2003.