AGENDA #9
MEMORANDUM
TO: Mayor and Town Council
FROM: W. Calvin Horton, Town Manager
SUBJECT: Concept Plan: Dobbins Hill
DATE: January 24, 2005
Tonight the Council considers a Concept Plan for a proposal by Crosland Inc., to construct 32 multi-family units.
The proposal includes adding residential units to the Dobbins Hill apartment complex located on the north side of Dobbins Drive. The proposal includes two buildings with a total of 32 multi-family units and 54 parking spaces. The Concept Plan is being proposed in conjunction with the proposed Wilson Assemblage in accordance with the Land Use Management Ordinance. There has been no staff review of this Concept Plan.
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.
The attached memorandum for the Concept Plan proposal includes background information on the Concept Plan process, the applicant’s materials, and additional related information.
CONCEPT PLAN PROPOSAL
TO: W. Calvin Horton, Town Manager
FROM: Roger S. Waldon, Planning Director
SUBJECT: Concept Plan: Dobbins Hill
DATE: January 24, 2005
INTRODUCTION
Attached is an application for Concept Plan review from Crosland Inc., to add residential units to the Dobbins Hill apartment complex located on the north side of Dobbins Drive (see area map on back). The proposal includes two buildings with a total of 32 multi-family units and 54 parking spaces. The Concept Plan is being proposed in conjunction with the proposed Wilson Assemblage development. The 6.8 acre site is located in the Residential-4 (R-4) zoning district and is identified as Orange County Tax Map 27, Block B, Lot 3. Implementation of changes proposed in this application would require modification of the Dobbins Hill Special Use Permit
BACKGROUND
November 15, 2004 The Council held a Public Hearing on the Wilson Assemblage Special Use Permit. The proposed development, located northeast of the intersection of US 15-501 and Erwin Road, proposed 149 dwelling units, 50,000 square feet of office/retail space, and 402 parking spaces on a 20.81 acre site. The Public Hearing was continued to January 10, 2005.
December 6, 2004 In response to the Council’s comments during the Public Hearing concerning affordable housing, the applicant for the Wilson Assemblage proposal, Crosland Inc., presented the Council with a petition. The petition includes a proposal for an affordable housing component and requests expedited processing for modifications to the Dobbins Hill Special Use Permit. The petition was referred to the Town Manager for comment.
January 6, 2005 Crosland Inc., submits a Concept Plan Proposal to add 32 residential units to the Dobbins Hill multi-family development.
January 10, 2005 Council adopts a resolution directing the Town Manager to expedite processing of a pending Special Use Permit Modification application for Dobbins Hill. The resolution includes a date specific schedule for Concept Plan Reviews, Special Use Permit Public Hearings and Final Plan approval.
January 20, 2005 Community Design Commission reviews Concept Plan Proposal for Dobbins Hill.
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 from the Land Use Management Ordinance with a description of the process for Concept Plans is attached (Attachment 1).
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. In this particular case, the Concept Plan proposal for Dobbins Hill does meet the minimum thresholds triggering Council review.
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 January 20, 2005. A summary of comments from that meeting will be provided as soon as they are available.
DESCRIPTION OF THE APPLICATION
The proposal includes the construction of 32 multi-family units at Dobbins Hill. The proposal also includes 54 parking spaces.
The Land Use Plan, a component of the Comprehensive Plan, identifies this site as Mixed Use Office/Commercial Emphasis. The site is located in the Residential-4 (R-4) zoning district. The property is located in Town limits and within the Town Urban Service Area. The 6.8 acre site is located in the Residential-4 (R-4) zoning district and is identified as Orange County Tax Map 27, Block B, Lot 3.
A Concept Plan for this site was reviewed by the Community Design Commission on January 19, 2005. We believe that 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
A RESOLUTION TRANSMITTING COUNCIL COMMENTS ON A CONCEPT PLAN FOR DOBBINS HILL (2005-01-24/R-11)
WHEREAS, a Concept Plan has been submitted for review by the Council of the Town of Chapel Hill, for Dobbins Hill; 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 24, 2005, and reflected in the minutes of that meeting.
This the 24th day of January, 2005.
