CONCEPT PLAN PROPOSAL

 

TO:                  W. Calvin Horton, Town Manager

 

FROM:            Roger S. Waldon, Planning Director

 

SUBJECT:       Concept Plan:  University of North Carolina Cogeneration Facility

 

DATE:             June 21, 2004

 

 

INTRODUCTION

 

Attached is a proposal for Concept Plan review.  The applicant’s proposal involves demolition and replacement of a cooling tower, the addition of a generator, and construction of several small buildings adjacent to the existing Duke Power Company substation.  The 0.37-acre site is located in Orange County on the south side of West Cameron Avenue just east of Merritt Mill Road.

 

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

 

This Concept Plan was reviewed by the Community Design Commission on May 19, 2004.  A summary of comments from that meeting will be provided as soon as they are available.

 

DESCRIPTION OF THE APPLICATION

 

This Concept Plan application describes proposed demolition and replacement of a cooling tower, addition of a generator, and construction of several small buildings on a 0.37-acre site that is located on the south side of West Cameron Avenue. 

 

The Land Use Plan, a component of the Comprehensive Plan, identifies this site as University.  The site is located in the Industrial (IND) zoning district.  The property is located within the Town limits and the Town Urban Services Area.  The property is located in Orange County and is identified as Chapel Hill Township Tax Map 92, Block H, Lot 2.

 

A Concept Plan for this site was reviewed by the Community Design Commission on May 19, 2004.  A summary of comments from that meeting will be provided as soon as they are available.  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 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 Comments (10).
  4.  Concept Plan application materials (p. 11).
  5. Area Map (p. 14).
  6. Reduced Plans (p. 15).

A RESOLUTION TRANSMITTING COUNCIL COMMENTS ON A CONCEPT PLAN FOR THE UNIVERSITY OF NORTH CAROLINA COGENERATION FACILITY (2004-06-21/R-1)

 

WHEREAS, a Concept Plan has been submitted for review by the Council of the Town of Chapel Hill, for the University of North Carolina Cogeneration Facility; and

 

WHEREAS, the Council has heard presentations for the applicant, and from 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 discussions on June 21, 2004, and reflected in minutes of that meeting.

 

This the 21st day of June, 2004.