CONCEPT PLAN PROPOSAL

 

TO:                  W. Calvin Horton, Town Manager

 

FROM:            Roger S. Waldon, Planning Director

 

SUBJECT:       Concept Plan:  Sunrise Road Subdivision  

 

DATE:             October 18, 2004

 

INTRODUCTION

 

Attached is a proposal for Concept Plan review.  The request from Habitat for Humanity of Orange County is for a Concept Plan Review of a residential development consisting of 50 dwelling units.  The 17.18 acre site is located on the east side of Sunrise Road, approximately 700 feet north of Ginger Road and 650 feet south of Interstate 40.  Access to the site is proposed from Sunrise Road.  A future road connection to the adjacent property to the south is also proposed.  The site is located in the Residential-2 (R-2) zoning district and is identified as Chapel Hill Township Tax Map 17, Lot 22.

 

BACKGROUND

 

March 5, 2003                Mayor’s Committee met and discussed the proposed Habitat for Humanity residential development on Sunrise Road.

 

May 12, 2003                 Town Council received a report from the Mayor’s Committee.  Copies of that report and Summary Minutes from the Council’s May 12, 2003 meeting are attached to this memorandum (Attachment 5).

 

February 2, 2004            Town Council adopted a Resolution in responds to a petition from Sunrise Coalition Regarding Potential Habitat Development and I-40 Noise.  A copy of the adopted Resolution is attached (Attachment 6).

 

July 7, 2004                    Application for a Concept Plan Proposal from Habitat for Humanity submitted to the Town (Attachment 7).

 

August 18, 2004              Community Design Commission reviews first meeting on Concept Plan Proposal.  Commission hears applicant presentation, receives citizen comments and agreed to continue discussion to the September 22, 2004 meeting.

 

September 22, 2004        Community Design Commission agreed to forward citizen and Commission comments to the Town Council. 

 

Handouts, statements, letters and other information submitted to the Community Design Commission and received subsequent to September 22, 2004 are attached (Attachment 4).

             

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 acre

            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, 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 August 18, 2004, and September 22, 2004.  A summary of comments from those meetings is attached for the Council’s use (Attachment 3).

 

DESCRIPTION OF THE APPLICATION

 

This Concept Plan application describes a residential development consisting of 50 dwelling units.  The 17.18 acre site is located on the east side of Sunrise Road, approximately 700 feet north of Ginger Road and 650 feet south of Interstate 40.  Access to the site is proposed from Sunrise Road.  A future road connection to the adjacent property to the south is also proposed. 

 

The Land Use Plan, a component of the Comprehensive Plan, identifies this site as Low Residential (1-4 units per acre).  The site is located in the Residential-2 (R-2) zoning district.  The property is located outside the Town limits and within the Town Urban Service Area.  The property is located in Orange County and is identified as Chapel Hill Township Tax Map 17, Lot 2.

 

A Concept Plan for this site was reviewed by the Community Design Commission on August 18, 2004 and September 22, 2004 and included as 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 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. Worksheet for Concept Plan Review (p. 9).
  3. August 18, 2004 and September 22 , 2004 Community Design Commission Summary Comments (p. 11).
  4. Handouts, statements, letters and other information submitted to the Community Design Commission and received subsequent to September 22, 2004 (p. 15) , p.16, p.17, p.18, p.19, p.20, p.21-67, p.68-107, p.108-152 .
  5. May 12, 2003 Agenda Item (Recommended Community Goals for Consideration in Preparing Development Plans for a Site on Sunrise Road) without Attachments and Summary of Council Minutes from May 12, 2003 (p. 153).
  6. February 2, 2004 Resolution responding to petition from Sunrise Coalition (p. 169).
  7. Summary of Transportation Board Action responding to February 2, 2004 Resolution (p. 170).
  8. Sunrise Road Coalition Verbatim Excerpts from August & September Community Design Commission Meetings (p. 167).
  9. October 13, 2004 email and pictures from Bob Calhoun to Doug Schworer (p. 173).
  10. October 13,2004 email from Richard Surwit to Bob Calhoun (p. 176).
  11. Concept Plan application materials (p. 178).
  12. Color Area Map (p. 183).
  13. Color Proposed Site Plan (p. 184).
  14. Reduced Plans (p. 185).

A RESOLUTION TRANSMITTING COUNCIL COMMENTS ON A CONCEPT PLAN FOR THE SUNRISE ROAD SUBDIVISION (2004-10-08/R-1)

 

WHEREAS, a Concept Plan has been submitted for review by the Council of the Town of Chapel Hill, for the Sunrise Road Subdivision; 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 discussions on October 18, 2004, and reflected in minutes of that meeting.

 

This the 18th day of October, 2004.