CONCEPT PLAN PROPOSAL
TO: W. Calvin Horton, Town Manager
FROM: Roger S. Waldon, Planning Director
SUBJECT: Concept Plan: Castalia at Meadowmont
DATE: January 19, 2005
INTRODUCTION
Attached is an application for a Concept Plan Proposal to modify the Meadowmont Master Land Use Plan. The proposal involves relocating dwelling units and floor area, as allocated by the Meadowmont Master Land Use Plan, in order to add dwelling units and increase the total floor area on a on a 4.2-acre site that is located on the east side of West Barbee Chapel Road, north of NC Highway 54, across from the Hilltop Condominiums. The proposed Concept Plan does not increase the overall number of residential units or floor area authorized by the Meadowmont Development 1995 Master Land Use Plan.
The request also includes a Concept Plan Review for the construction of three story building. With the reallocation of floor area and residential units proposed with the modification of the Master Land Use Plan, the applicant is proposing to construct a 76,000 square foot building. The new building would include an addition of 24,000 square feet of residential floor area in addition to the 52,000 square feet of floor area previously approved by the 1995 Master Land Use Plan. A total of 180 parking spaces are proposed for the new development.
The Meadowmont Development, located in Orange County and Durham County, is identified as part of Chapel Hill Township Tax Map 52, Lot 6 and part of Durham County Tax Map 479, Lot 1B.
BACKGROUND
October 23, 1995 Town Council approved a Master Land Use Plan for the Meadowmont Development. A portion of the approved Master Land Use plan includes a 52,000 square foot office/retail building on the hilltop “Commercial/Office” site (proposed Castalia site). The approved Master Land Use Plan does not specify percentage floor area for office or retail.
May 11, 1998 During a Public Hearing on the Meadowmont Infrastructure Special Use Permit, the Meadowmont applicant voluntarily offers to modify the 1995 Master Land Use Plan and restrict the hilltop “Commercial/Office site to 17,333 square feet of commercial space and 34,677 square feet of office space. The proposed modification on the hilltop “Commercial/Office” site was one of six modifications to the Master Land Use Plan offered by the applicant during the Public Hearing. The modifications offer by the applicant was in response to a Council members request for a 25% reduction in overall daily vehicle trips generated by the Meadowmont Development.
March 22, 1999 As offered by the Meadowmont applicant during the May 11, 1998 Public Hearing and as endorsed by the Town Council, in order to reduce overall daily vehicle trips generated by the Meadowmont Development by 25%, the Town Manager approves a minor modification to the Meadowmont Master Land Use Plan (Attachment 3).
January 16, 2002 Community Design Commission reviews a Concept Plan Proposal from Meadowmont Health Decisions Office/Residential Building. The proposal includes modifying the Meadowmont Master Land Use Plan to relocate dwelling units and floor area, as allocated by the Meadowmont Master Land Use Plan. The request also includes a Concept Plan Proposal to construct a 77,000 square foot building including 25,000 square feet of residential floor area. A copy of Community Design Commission summary comments and a site plan are attached to this memorandum (Attachment 4).
December 15, 2004 Community Design Commission reviews a Concept Plan Proposal from Castalia at Meadowmont. The proposal is identical to the proposal before the Council tonight. A copy of Community Design Commission summary comments is attached (Attachment 5).
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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).
A Concept Plan for this site was reviewed by the Community Design Commission on January 16, 2002, and December 15, 2004. Summary comments from both meetings are attached for the Council’s use (Attachments 4 and 5).
DESCRIPTION OF THE APPLICATION
This Concept Plan proposes to modify the Meadowmont Master Land Use Plan. The proposal involves relocating dwelling units and floor area, as allocated by the Meadowmont Master Land Use Plan, in order to add dwelling units and increase the total floor area on a 4.2-acre site that is located on the east side of West Barbee Chapel Road, north of NC Highway 54, across from the Hilltop Condominiums. The proposed Concept Plan does not increase the overall number of residential units or floor area authorized by the Meadowmont Development 1995 Master Land Use Plan.
The request also includes a Concept Plan proposal for the construction of a three story building. With the reallocation of floor area and residential units proposed with the modification of the Master Land Use Plan, the applicant is proposing to construct a 76,000 square foot building. The new building would include 24,000 square feet of residential floor area in addition to the 52,000 square feet of floor area previously approved by the 1995 Master Land Use Plan. A total of 180 parking spaces are proposed for the new development.
The Land Use Plan, a component of the Comprehensive Plan, identifies the Hilltop Commercial/Office site as Mixed Use, Office/Commercial Emphasis. The site is located in the Mixed-Use Residential-5-Conditionnal (MU R-5-C) zoning district. The property is located in Town limits, within the Town Urban Service Area. The property, located in Orange County and Durham Count, is identified as part of Chapel Hill Township Tax Map 52, Lot 6 and part of Durham County Tax Map 479, Lot 1B.
RECOMMENDATION
We recommend that the Council review this Concept Plan, receive comments from citizens, and adopt a resolution transmitting comments to the applicant.
ATTACHMENTS
A RESOLUTION TRANSMITTING COUNCIL COMMENTS ON A CONCEPT PLAN FOR CASTALIA GROUP LLC (2005-01-19/R-1)
WHEREAS, a Concept Plan has been submitted for review by the Council of the Town of Chapel Hill, for Castalia at Meadowmont; 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 January 19, 2005 and reflected in minutes of that meeting.
This the 19th day of January, 2005.
