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, the 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 copy of the Commission’s comments is attached to this memorandum (Attachment 3).

DESCRIPTION OF THE APPLICATION

This Concept Plan application describes a potential residential development consisting of three buildings on a 5-acre site that is located east of Airport Road just to the south of the YMCA.  The applicant indicates that 46 dwelling units are proposed, including eight affordable units, with a total of 56,000 square feet of floor area. Primary access to the site would be from Airport Road.  The applicant indicates a total of 92 parking spaces are proposed. 

The Land Use Plan, a component of the Comprehensive Plan, identifies this site as Office.  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 portions of the site are located in the Resource Conservation District.  The property is located in Orange County and is identified as Chapel Hill Township Tax Map 29..10.

A Concept Plan for this site was reviewed by the Community Design Commission on December 17, 2003.  Community Design Commission Summary Comments are attached to this memorandum (Attachment 3).

The Concept Plan proposal before the Council tonight differs from the plan reviewed by the Community Design Commission in several respects.  Some of those differences are noted below: 

The additional units and floor area proposed by the applicant with tonight’s Concept Plan does change the site design the applicant presented to the Community Design Commission.   

Also attached to this report is a copy of an affordable housing policy as proposal by the applicant (Attachment #4).  This proposal was presented to the Community Design Commission on December 17, 2003, and to the Town Council during the January 21, 2004 Public Hearing on proposed changes to the Land Use Management Ordinance.

RECOMMENDATION

We recommend that the Council review this Concept Plan, receive comments from 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.            Summary of Community Design Commission Concept Plan Review Comments (p. 10).

4.            Applicant’s Proposed Affordable Housing Policy (p. 12).

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

6.            Area Map (p. 19).

7.            Reduced Plans (p. 20).

A RESOLUTION TRANSMITTING COUNCIL COMMENTS ON A CONCEPT PLAN FOR THE SAWMILL RESIDENTIAL LOFT CONDOMINIUMS (2004-3-15/R-3)

WHEREAS, a Concept Plan has been submitted for review by the Council of the Town of Chapel Hill, for the Sawmill, Residential Loft Condominiums; 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.