AGENDA #6

 

MEMORANDUM

 

TO:                  Mayor and Town Council

 

FROM:            W. Calvin Horton, Town Manager

 

SUBJECT:       Mason Farm Wastewater Treatment Facility

 

DATE:             January 12, 2004

 

 

Tonight the Council considers a proposed Concept Plan for the Orange Water and Sewer Authority Mason Farm Wastewater Treatment Facility.

 

On April 13, 1981, the Council approved a Special Use Permit for the Mason Farm Wastewater Treatment Facility.  This proposal involves modifying the approved Special Use Permit.  In accordance with the Land Use Management Ordinance, there has been no staff review of this Concept Plan.

 

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.

 

The attached memorandum for the Concept Plan proposal includes background information on the Concept Plan process, the applicant’s materials, and additional related information.

 

The Town Council granted expedited processing status for this proposal on November 24, 2003, and scheduled a Concept Plan Review for this business meeting.  A Public Hearing date for the Special Use Permit Modification application has been scheduled for February 16, 2004.

 

 

CONCEPT PLAN PROPOSAL

 

TO:                  W. Calvin Horton, Town Manager

 

FROM:            Roger S. Waldon, Planning Director

 

SUBJECT:       Concept Plan:  Proposed Upgrade and Expansion to Orange Water and Sewer Authority Mason Farm Wastewater Treatment Facility

 

DATE:             January 12, 2004

 

INTRODUCTION

 

Attached is a proposal for Concept Plan review.  The applicant’s proposal involves modifying the Orange Water and Sewer Authority Mason Farm Wastewater Treatment Facility Special Use Permit approved by the Town Council on April 13, 1981.  The 23.4 acre tract is located at 100 Old Mason Farm Road.

 

 

Text Box:   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 development 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 discussion, 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, 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 relationships 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 enhancements 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). 

 

BACKGROUND

 

April 13, 1981 – the Town Council approved a Special Use Permit for the Mason Farm Wastewater Treatment Plant.  A copy of the Special Use Permit is attached to this memorandum (Attachment 3).

 

November 24, 2003 – the Town Council approved a request for expedited processing status for this proposal.

 

December 17, 2003 – The Community Design Commission reviewed a Concept Plan proposal for the upgrade and expansion to the Mason Farm Wastewater Treatment Facility.  A summary of comments from the meeting will be distributed as soon as available.

DESCRIPTION OF THE APPLICATION

 

This Concept Plan review proposes to modify a previously approved Special Use Permit for upgrade and expansion of the Mason Farm Wastewater Treatment Facility.  The applicant is proposing to construct a new generator facility, electrical switchgear facility, secondary clarifier, influent pump station, headworks complex, aeration basins, UV Disinfection, effluent filter complex, and effluent pump station/post aeration tank. 

 

We understand that the applicant also requests modification of the Resource Conservation District (RCD) and the Watershed Protection District (WPD) rules.  The entire site is located within the RCD.  Portions of the site are located within the WPD stream buffers.

 

The Land Use Plan, a component of the Comprehensive Plan, identifies this site as Industrial.  The site is located in the Industrial zoning district.  The property is within the Town limits and the Town 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.

 

A Concept Plan for this site was reviewed by the Community Design Commission on December 18, 2003.  A copy of the Community Design Commission Summary Comments and a reduced copy of the proposed Concept Plans are attached to this memorandum (Attachment 7).  The Concept Plan before the Council tonight is the same plan reviewed by the Community Design Commission. 

 

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 of Concept Plan procedures (p. 6).

2.      Work sheet for concept plan review (p. 9).

3.      April 13, 1981 Special Use Permit (p. 11).

4.      Concept Plan application materials (p. 13).

5.      Area Map (p. 22).

6.      Reduced plans (p. 23).

A RESOLUTION TRANSMITTING COUNCIL COMMENTS ON A CONCEPT PLAN FOR THE MASON FARM WASTEWATER TREATMENT FACILITY (2004-01-12/R-7)

 

WHEREAS, a Concept Plan has been submitted for review by the Council of the Town of Chapel Hill, for the Orange Water and Sewer Authority Mason Farm Wastewater Treatment Facility; 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 January 12, 2004, and reflected in minutes of that meeting.

 

This the 12th day of January, 2004.