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 that 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 submitted 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 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 balances 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 attached for the Council’s use with this memorandum (Attachment 2).

This Concept Plan was reviewed by the Community Design Commission on December 17, 2003.  A summary of comments from that meeting will be provided as soon as they are available.

DESCRIPTION OF THE APPLICATION

This Concept Plan proposes to construct a two-story building with approximately 26,000 square feet of floor area on a 5.8-acre site that is located on the north side of Old Mason Farm Road.  The proposed facility is to provide residential support for 40 families.  The facility is proposed to be operated similarly to the Ronald McDonald House with the exception that the families being served would have adult family members at the hospital.  The proposed project includes 53 parking spaces.  The applicant suggests that most users of the facility will ride the hospital shuttle to and from the hospital.  A copy of tonight’s Concept Plan is attached to this memorandum (Attachment 5).

The Land Use Plan, a component of the Comprehensive Plan, identifies this site as University.  The site is located in the Office/Institutional-2 (OI-2) zoning district.  The property is located within the Town limits, the Town Urban Services Area, and the Watershed Protection District.  The existing zoning for the site allows a residential support facility to serve 30 families and the applicant is proposing a modification to the Ordinance to allow a facility to serve 40 families.  The property is located in Orange County.

Two Concept Plans for this site were reviewed by the Community Design Commission on December 17, 2003 (Proposal A and B).  Community Design Commission Summary Comments will be provide as soon as they are available.  Some of differences between the two proposals are noted below:

Tonight the applicant is presenting Concept Plan Proposal B (Attachment 5) for review and comment by the Town Council.  A copy of Proposal A is attached to this memorandum (Attachment 3).  We anticipate that this proposal will require Council approval of a Special Use Permit.

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. 5).

2.            Worksheet for Concept Plan Review (p. 8).

3.            Concept Plan Proposal A (p. 10).

4.            Area Map (p. 15).

5.            Concept Plan application materials (Proposal B) and reduced plans (p. 16).

6.            Paul Neebe letter to Town Council, December 17, 2003 (p. 27).

A RESOLUTION TRANSMITTING COUNCIL COMMENTS ON A CONCEPT PLAN FOR THE FAMILY HOUSE ON OLD MASON FARM ROAD (2004-03-15/R-1)

WHEREAS, a Concept Plan has been submitted for review by the Council for the Family House on Old Mason Farm Road; and

WHEREAS, the Council has heard presentations for the applicant, 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 March 15, 2004, and reflected in minutes of that meeting.

This the 15^th day of March, 2004.