Revised

SUMMARY OF PLANNING BOARD ACTION

Subject:                       Wilson Assemblage - Application for Special Use Permit (Planned Development – Mixed Use)   

Meeting Date:           November 9, 2004

Issues Raised:           The following issues were raised by Planning Board members:

· Affordable Housing:  Many Board members expressed disappointment that the applicant is not proposing to provide affordable housing with this application.

· Site Design:  Board members noted that the site plan could be designed to be more pedestrian-oriented and less of a typical suburban apartment complex that is vehicle-oriented.

· Mixed-Use:  A number of Board members noted that the project lacks integration of the various mixed-use components.

· Comprehensive Plan Goals:  Board members noted the difficulty in balancing Comprehensive Plan goals.  For example, related to the issue of connection to McGregor Drive, Board members noted competing objectives of increasing connectivity between neighborhoods and protecting existing neighborhoods.

· Erwin Road Impacts:  A number of Board members noted that they did not have sufficient information about the potential impacts on Erwin Road for the various Sage Road intersection alternatives.

· Sage Road Intersection:  There was no consensus as to the best alternative for the intersection of the project at Sage Road.  The Board’s vote recommends the Sage Road Median alternative.

· McGregor Place:  There was no consensus as to whether to require full vehicular connection to McGregor Drive.  The Board’s vote recommends a full vehicular connection.

· Parking:  Several Board members expressed concern about the number of parking spaces and the prominence of parking on the plans. Concern was expressed about the living environment being established for the residents. It was suggested that as a mixed-use development, the minimum parking standards could be reduced by the Council if requested by the applicant.

· Raised Crosswalks:  Board members suggested that raised crosswalks be incorporated on the public roads surrounding the development to encourage pedestrian movement (across Sage Road to Lowe’s and Borders, for example).

· White House:  The Board members did not reach a consensus on whether the existing white house should be saved. A Board member encouraged the Town to continue investigating whether the Town might want the house and another Board member suggested instead that the developer preserve the house as a clubhouse amenity for the residents.

Recommendation:   That the Council approve the Special Use Permit (Planned Development – Mixed Use) for the Wilson Assemblage development with the adoption of Resolution A, as recommended in the Staff Report dated November 9, 2004, subject to the following changes:

                                    Insert the following stipulations:

· Prior to the issuance of a Certificate of Occupancy, the applicant shall install a median on Sage Road such that the left turns to and from the site are prohibited.  The design and construction of the median, signage, pavement markings, and any necessary street widening shall be approved by the Town Manager prior to issuance of a Zoning Compliance Permit.

· Prior to the issuance of a Certificate of Occupancy, construct an exclusive left turn lane on Dobbins Drive into the site.  The design and construction details shall be reviewed and approved by the Town Manager and the North Carolina Department of Transportation, prior to issuance of a Zoning Compliance Permit.

· Prior to the issuance of a Certificate of Occupancy, Dobbins Drive on the east side of the Erwin Road/Dobbins Drive intersection shall be improved with the construction of one shared left-through lane and one exclusive right turn lane. The design and construction details shall be reviewed and approved by the Town Manager and the North Carolina Department of Transportation, prior to issuance of a Zoning Compliance Permit.

· Prior to the issuance of a Zoning Compliance Permit, the applicant shall provide a payment in-lieu to the Town for a traffic signal at the intersection of Erwin Road and Dobbins Drive.  The payment-in-lieu will be based on the percentage of the proposed development traffic at the intersection. The payment-in-lieu will be returned to the applicant five years after complete build-out of the Wilson Assemblage site if a traffic signal is not installed, upon request by the developer.

· The applicant shall close the proposed access between the Howell property and the office building ‘B’ site.

· That a crosswalk shall be installed across Sage Road connecting the site driveway to the Lowe’s driveway entrance.  The design and construction details shall be reviewed and approved by the Town Manager and the North Carolina Department of Transportation, prior to issuance of a Zoning Compliance Permit.

Delete the following stipulation:

11. Access Easement:  Prior to issuance of a Zoning Compliance Permit, an access easement shall be provided from the Howell Property located south of the proposed development to the new right-of-way required for the Office ‘B’ site to allow a vehicular connection.

Modify the following stipulations as follows:

9.   Public Streets:  That a public street shall be constructed to provide access through the site from Dobbins Drive to Sage Road.  The public street shall be 27-feet wide, measured from back of curb to back of curb, with 30-inch wide curb and gutter within a 45-foot wide right-of-way, built to Town Standard.  The street shall be aligned with the existing Lowes’ entrance on Sage Road and a 45 foot wide public right-of-way shall be dedicated across the office ‘B’ site.  Prior to issuance of a Zoning Compliance Permit the applicant must submit the final design and construction details for approval by the Town Manager.

24. Minimum Recreation Requirements: That a minimum of 26,446 square feet of recreation space shall be provided for this development.  A partial payment in lieu of recreation space may be authorized by the Town Manager.

Vote:                          5 – 4

Ayes:    Donna Bell, Rebecca Boyles, Thatcher Freund,  Nancy Milio, Ruby Sinreich

Nays:   Julie Coleman, Timothy Dempsey, Suzanne Haff,  Gene Pease

Explanation of Dissenting Votes:

One of the dissenting members stated her opinion that the project does not meet the Special Use Permit finding to promote the public health, safety or welfare.

Others dissenting members noted that they did not recommend approval of the project because they did not agree with the full vehicular connection to McGregor Drive, and they preferred that the Sage Road intersection be aligned with the Lowe’s driveway and signalized.

Prepared by:                 Timothy Dempsey, Chapel Hill Planning Board

            Than Austin, Staff

Revised Ayes and Nays:  December 7, 2004