TO: Mayor and Town Council
From: W. Calvin Horton, Town Manager
Subject: Public Hearing: Southern Orange County Senior Center - Application for Special Use Permit Modification (File No. 7.24..42)
DATE: June 20, 2005
INTRODUCTION
We have received a request for approval of a Special Use Permit Modification from Orange County for a new 25,000 square foot Senior Center and 103 parking spaces to be constructed at the location of the Orange County Southern Human Services Center Building at 2501 Homestead Road. The 34.5-acre Human Services campus currently includes the Southern Human Services Building and is located on the south side of Homestead Road between Martin Luther King Jr. Boulevard and the Southern Railroad tracks. This site is located in the Residential-5-Conditional (R-5-C) zoning district and Resource Conservation District. The property is located in Orange County and is identified as Chapel Hill Township Tax Map 24, Lot 42.
Tonight’s Public Hearing has been scheduled to receive evidence in support of and in opposition to approval of the application, and further to receive evidence which the Council may consider as the Council determines any appropriate requirements to include as conditions of approval.
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This package of materials has been prepared for the Town Council’s consideration, and is organized as follows:
¨ Cover Memorandum: Introduces application, describes process for review, summarizes staff and advisory board comments, and offers recommendations for Council action.
¨ Summary of Changes: Describes recent revisions to the staff report provided to Advisory Boards.
¨ Staff Report: Offers a detailed description of the site and proposed development, and presents an evaluation of the application regarding its compliance with the standards and regulations of the Land Use Management Ordinance.
¨ Attachments: Includes a checklist of requirements for this development, resolutions of approval and denial, advisory board comments, and the applicant’s materials. |
PROCESS
The Land Use Management Ordinance requires the Town Manager to conduct an evaluation of this Special Use Permit Modification application, to present a report to the Planning Board, and to present a report and recommendation to the Town Council. We have reviewed the application and evaluated it against Town standards; we have presented a report to the Planning Board; and tonight we submit our report and preliminary recommendation to the Council.
The standard for review and approval of a Special Use Permit Modification application involves consideration of four findings (description of the findings follows below). Evidence will be presented tonight. If, after consideration of the evidence, the Council decides that it can make each of the four findings, the Land Use Management Ordinance directs that the Special Use Permit Modification shall then be approved. If the Council decides that the evidence does not support making one or more of the findings, then the application cannot be approved and, accordingly, should be denied by the Council.
BACKGROUND
Town Council approved a Special Use Permit for Orange County to construct a 34,000 square foot Orange County Southern Human Services Center Building on July 5, 1994. On September 27, 2004, the Town Council granted expedited process in the review of a Special Use Permit Modification application for Southern Orange Senior Center. Concept Plan reviews of this application were conducted by the Community Design Commission on October 28, 2004, and by the Town Council on November 15, 2004 (See Attachments 7 and 8).
DESCRIPTION OF THE APPLICATION
The applicant is proposing to construct a 25,000 square foot, two-level building to provide services/programs to the older adults in Orange County. The building is proposed to be sited into the hillside adjacent to Homestead Road and in front of the existing Southern Human Services Building. Access to the proposed parking lot and building is from an existing Homestead Road driveway.
Proposed on-site improvements for vehicular improvements include a parking lot on the south side of the building on the upper level for 103 cars. A drop-off for busses and cars is proposed at the main entry via a circular driveway with an overhead canopy extending to the drop-off curb. A service drive to the proposed service area for loading and unloading and location of refuse service is proposed off the new parking area.
Proposed on-site improvements for pedestrian travel include sidewalks connecting the new building to the existing sidewalk network as well as new courtyard areas on both the first and second level entrances to the proposed building.
We have evaluated the application regarding its compliance with the standards and regulations of the Town’s Land Use Management Ordinance. Based on our evaluation, our preliminary recommendation is that the application as submitted, complies with the regulations and standards of the Land Use Management Ordinance and Design Manual with the conditions and modifications of regulations included in Resolution A.
Tonight the Council receives our attached evaluation, and also receives information submitted by the applicant and citizens. The applicant’s materials are included as attachments to this memorandum. All information that is submitted at the hearing will be placed into the record.
Based on the evidence that is submitted, the Council will consider whether or not it can make each of four required findings for the approval of a Special Use Permit Modification.
The four findings are:
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Special Use Permit Modification – Required Findings of Fact
Finding #1: That the use or development is located, designed, and proposed to be operated so as to maintain or promote the public health, safety, and general welfare;
Finding #2: That the use or development would comply with all required regulations and standards of the Land Use Management Ordinance;
Finding #3: That the use or development is located, designed, and proposed to be operated so as to maintain or enhance the value of contiguous property, or that the use or development is a public necessity; and
Finding #4: That the use or development conforms with the general plans for the physical development of the Town as embodied in the Land Use Management Ordinance and in the Comprehensive Plan.
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Following the Public Hearing, we will prepare an evaluation of the evidence submitted in support of and in opposition to this application.
KEY ISSUE
We have identified one key issue associated with this development, discussed below.
Homestead Road Crosswalk: The original Staff Report presented to Advisory Boards recommended that the applicant construct crosswalk improvements on Homestead Road (see proposed location map Attachment 16). The Transportation Board did not believe that the users of the Senior Center would use the crosswalk and recommends deletion of the stipulation.
We believe that the applicant is concerned with the cost associated with this improvement. We understand that the applicant is also concerned that NCDOT approval of the crosswalk would delay the project beyond the expiration of the current Senior Center lease located on Elliott Road (June 2006). The applicant is hoping to relocate to the proposed facility before that time. We understand that the applicant is willing to provide a payment-in-lieu for the stipulated crosswalk improvements.
Comment: We recommend the construction of a crosswalk on Homestead Road. This recommended improvement will link the existing sidewalk network between the proposed Senior Center and Homestead Park. We believe that in addition to serving the propose Senior Center this crosswalk will also provide pedestrian access for the larger Human Service Campus and the adjacent Brookstone Apartments.
We do not support the applicant’s proposed payment-in-lieu. We believe that NDCOT approval is achievable prior to June 2006. We have included a stipulation in Resolution A, the Manager’s Preliminary Recommendation, that the Homestead Road crosswalk improvement be constructed prior to issuance of a Certificate of Occupancy.
SUMMARY
We have attached a resolution that includes standard conditions of approval as well as special conditions that we recommend for this application. With these conditions, our preliminary recommendation is that the Council could make the four findings necessary in order to approve the application. The Manager’s recommendation incorporates input from all Town departments involved in review of the application.
SUBSEQUENT REGULATORY STEPS
Following is a brief outline describing the next steps in the development review process, should the Council approve the Special Use Permit Modification application for this site:
1. Applicant accepts and records a Special Use Permit Modification, which incorporates the terms of the Council-adopted resolution.
2. Applicant submits detailed Final Plans and documentation, complying with Council stipulations. Information is reviewed by Town departments and the following agencies:
3. Community Design Commission reviews and approves building elevations and site lighting.
4. Upon demonstration of compliance with remaining Council stipulations, Town staff issues a Zoning Compliance Permit authorizing site work. Permit includes conditions specific to the development and requires pre-construction conferences with Town staff.
5. Inspections Department issues Building Permits and Certificates of Occupancy.
RECOMMENDATIONS
Recommendations are summarized below. Please see summaries of board actions and recommendations in the attachments.
Planning Board Recommendation: On June 7, 2005, the Planning Board voted 8-0 to recommend that the Council approve this application with the adoption of Resolution A. Please see the attached Summary of Planning Board Action.
Transportation Board Recommendation: On June 7, 2005, the Transportation Board voted 9-0 to recommend that the Council approve this application with adoption of Resolution B with conditions. Please see the attached Summary of Transportation Board Action.
The Transportation Board recommended deletion of the stipulation requiring a crosswalk at the Homestead Park entrance.
Comment: Please refer to the discussion under Key Issue.
The Transportation Board recommended revising Stipulation 10 (bicycle parking) with insertion of bold text below:
Bicycle Parking: That a minimum of seven bicycle parking spaces be provided at the plaza at the northern entrance of the facility with one Class I bicycle apace and six Class II parking spaces, subject to Town Manager approval, prior to issuance of a Zoning Compliance Permit.
Comment: We have included the revised stipulation in Resolution A.
The Transportation Board recommended adding the following stipulation in Resolution B:
· A stipulation that requires the applicant to construct a missing sidewalk section, east of the site along Homestead Road.
Comment: This recommended improvement is not located along the applicant’s Homestead Road frontage. We do not believe that it is reasonable for this applicant to construct this off-site improvement. We have not included this stipulation in Resolution A.
The Transportation Board recommended:
· That the Council form a committee made up of property owners along Homestead Road, between Martin Luther King Jr. Boulevard and High School Road to review the issue of transit service along the Homestead Road corridor.
Comment: We believe that if the Board feels that additional study is warranted, that the Board undertakes this task. We have not included a resolution for the Council to form a committee to study transit issues along the Homestead Road corridor.
Community Design Commission Recommendation: The Community Design Commission is scheduled to review this application on June 22, 2005. We will provide a copy of the Summary of Community Design Commission Action to the Council when it is available.
Bicycle and Pedestrian Advisory Board Recommendation: On May 24, 2005, the Bicycle and Pedestrian Advisory Board voted 5-1 to recommend that the Council approve this application with the adoption of Resolution A. Please see the attached Summary of Bicycle and Pedestrian Advisory Board Action.
The Bicycle and Pedestrian Advisory Board recommended deletion of the following two stipulations related to the Weaver Dairy Road/Homestead Road intersection:
· Westbound Homestead Road Right Turn Lane: That the applicant provide an exclusive right turn lane on the westbound approach of Homestead Road with full-width storage of 100 feet and a 100 foot taper. The final plans for the construction shall be approved by NCDOT and the Town Manager prior to issuance of a Zoning Compliance Permit.
· Eastbound Homestead Road Left Turn Lane: It will be necessary for the applicant to provide an exclusive left turn lane on the eastbound approach of Homestead Road with full-width storage of approximately 200 feet and a 100 foot taper. The final plans for the construction shall be approved by NCDOT and the Town Manager prior to issuance of a Zoning Compliance Permit.
Comment: We concur with this recommendation. These two mitigation measures were discussed in the Traffic Impact Analysis as improvements to Homestead Road that were needed whether the proposed development was constructed or not. We do not believe that the need for improvement at the intersection is related to this proposed development. Resolution A does not require improvement to the Weaver Dairy Road/Homestead Road intersection. For additional discussion please refer to the Staff Report Update (Attachment 1).
Parks and Recreation Commission Recommendation: On June 13, 2005, the Parks and Recreation Commission voted 8-0 to recommend that the Council adopt Resolution A. Please see the attached Summary of Parks and Recreation Commission Action.
Manager’s Preliminary Recommendation: Based on our evaluation of the application, our preliminary conclusion is that, with the stipulations in Resolution A, the application complies with the standards and regulations of the Land Use Management Ordinance.
Following tonight’s Public Hearing, we will prepare an evaluation of the evidence submitted in support of and in opposition to this application. If the Council makes the required findings for approval of a Special Use Permit Modification, we recommend that the application be approved with the adoption of Resolution A.
Resolution B would approve the application as recommended by the Transportation Board.
Resolution C would deny the application.
Southern Orange County Senior Center - Special Use Permit Modification
Differences Among Resolutions
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ISSUES |
Resolution A (Approval)
Town Manager’s Prelim. Recommendation, Bicycle and Pedestrian Advisory Board Recomm., Planning Board Recomm., Parks and Recreation Commission Recomm. |
Resolution B (Approval)
Transportation Board Recommendation |
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No Requirement for Weaver Dairy Road/ Homestead Road Turning Lanes |
Yes |
Yes |
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Require Right Turn Lane on Homestead Rd. |
Yes
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Yes |
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Require Homestead Rd. Crosswalk |
Yes |
No
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Construct Missing Homestead Rd. Sidewalk East of Site |
No * |
Yes |
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Bicycle Parking Moved to Plaza at N. Entrance |
Yes |
Yes |
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Council Committee of Homestead Rd. Property Owners to Study Transit Issues on Homestead Rd. |
No |
Yes |
*Issue not raised at Advisory Board meeting.
ATTACHMENTS
1. Staff Report Update, Cover Memo (p. 10)
2. Updated Staff Report to Advisory Boards (p. 12).
3. Project Fact Sheet Requirements (p. 28).
5. Resolution B (Transportation Board Recommendation, Approving the Application) (p. 37).
6. Resolution C (Denying the Application) (p. 39).
7. Community Design Commission Concept Plan Summary (p. 39.1).
8. Meeting Minutes, Town Council Concept Plan Review (p. 40).
9. Bicycle and Pedestrian Advisory Board Summary of Action (p. 42).
10. Planning Board Summary of Action (p. 43).
11. Transportation Board Summary of Action (p. 44).
12. Parks and Recreation Commission Summary (p. 45).
13. Statement of Justification (p. 46).
14. Project Fact Sheet (p. 48).
15. Traffic Impact Analysis (p. 50).
17. Existing Sidewalks Map (p. 59).
STAFF REPORT UPDATE
INTRODUCTION
This update is provided as a clarification for circumstances and/or recommendations that have changed since the Staff Report (Attachment 2) was composed and reviewed by advisory boards, with detailed discussion below. The changes are also noted in the respective sections of the original Staff Report to correspond to discussions in this update. We believe that the applicant is in agreement with each of the recommended changes, except where noted.
Transportation Issues
Homestead Road Crosswalk: The original staff report recommended that a Homestead Road crosswalk be constructed subject to NCDOT and Town Manager approval prior to issuance of a Zoning Compliance Permit. We believe that additional time may be needed to obtain NCDOT approval of the crosswalk. We have changed construction of the crosswalk to be approved by the Town Manager and NCDOT prior to issuance of a Certificate of Occupancy. We recommend the following revised stipulation included in Resolution A, the Manager’s Preliminary Recommendation:
5. Homestead Road Crosswalk: That the applicant construct an off-site high visibility crosswalk across Homestead Road at the driveway to Homestead Park to include: advanced warning pedestrian signs, an overhead flashing signal, and a pedestrian refuge island subject to the approval of North Carolina Department of Transportation and the Town Manager prior to issuance of a Certificate of Occupancy.
Westbound Homestead Road Right Turn Lane and Eastbound Homestead Road Left Turn Lane at Weaver Dairy Road: Two conditions were not recommended in the Staff Report but erroneously appeared in the recommended resolution. The Traffic Impact Analysis discussed improvement to the Weaver Dairy Road/Homestead Road intersection that were needed whether the Senior Center was constructed or not. The need for improvement at the intersection is not related to this proposed development.
We recommend removing the following stipulations from Resolution A, the Manager’s Preliminary Recommendation:
7. Westbound Homestead Road Right Turn Lane: That the applicant provide an exclusive right turn lane on the westbound approach of Homestead Road with full-width storage of 100 feet and a 100 foot taper. The final plans for the construction shall be approved by NCDOT and the Town Manager prior to issuance of a Zoning Compliance Permit.
8. Eastbound Homestead Road Left Turn Lane: It will be necessary for the applicant to provide an exclusive left turn lane on the eastbound approach of Homestead Road with full-width storage of approximately 200 feet and a 100 foot taper. The final plans for the construction shall be approved by NCDOT and the Town Manager prior to issuance of a Zoning Compliance Permit.
Homestead Road Turn Lane at Orange County Driveway: The original staff report recommended a right turn lane on Homestead Road at the existing Human Services driveway but did not contain a stipulation for the improvement. We recommend including the following stipulation in Resolution A, the Manager’s Preliminary Recommendation:
Homestead Road Turn Lane: That the applicant provide a right turn lane on Homestead Road at the existing site entrance to provide for right turns into the site. The final plans for the construction shall be approved by NCDOT and the Town Manager prior to issuance of a Zoning Compliance Permit.
The applicant supports this recommendation and has shown a 100 foot taper right turn lane into the site off Homestead Road for traffic heading eastward.
Homestead Road and Martin Luther King Jr. Boulevard Intersection Traffic Signal Modifications: The original Staff Report included a stipulation (#6) for a payment-in-lieu to the Town for traffic signal improvements requiring modifications to the existing traffic signal design at the Homestead Road and Martin Luther King Jr. Boulevard intersection. The original Staff Report discussed the Traffic Impact Analysis report including a recommendation that the signal timing required adjustment at this intersection. We have updated the original Staff Report to include a discussion of the stipulation for a payment-in-lieu for $2,000 to be paid to the Town for traffic signal design adjustments at the Homestead Road and Martin Luther King J. Boulevard intersection.
Bicycle Parking Location: The original Staff Report included a stipulation (#14) for bicycle parking requiring 10 bicycle parking spaces to be provided inside the main building and an outdoor stationary rack to be located in a convenient location for at least two bicycles. We have updated the original Staff Report to include this recommendation and included the information in the Manager’s Preliminary Recommendation to include a specific location for the bicycle parking at the plaza at the northern entrance of the facility.
ORIGINAL STAFF REPORT TO ADVISORY BOARDS
Some of the circumstances and/or recommendations in the original Staff Report, reviewed by Advisory Boards, have changed. Please refer to the Staff Report Update (Attachment 1) for detailed discussion of changes to recommendations. The changes in the Staff Report are noted by underlines and strikeouts for inserted and deleted text respectively.
STAFF REPORT
Subject: Southern Orange County Senior Center- Application for Special Use Permit Modification (File Nos. 7.24..42)
Date: May 24, 2005 (Bicycle and Pedestrian Advisory Board)
June 7, 2005 (Transportation Board)
June 7, 2005 (Planning Board)
June 13, 2005 (Parks and Recreation Commission)
June 22, 2005 (Community Design Commission)
INTRODUCTION
We have received a request for approval of a Special Use Permit Modification from the Southern Orange County Senior Center for a new 25,000 square foot building and 103 parking spaces to be constructed at the location of the Southern Human Services Center Building at 2501 Homestead Road. The 34.5-acre Human Services campus includes the Southern Human Services Center Building, adjacent 134 space parking lot, and a family housing component as part of the Project Homestart, women’s shelter and associated day care facility. The site is located on the south side of Homestead Road between Martin Luther King Jr. Boulevard and the Southern Railroad tracks. Across the street are Duke Power Company offices and adjacent on the east is Brookstone Apartments. The site is located in the Residential-5-Conditional (R-5-C) zoning district and the Resource Conservation District. The site is within the Town limits and within the Town Urban Service Area and is located in Orange County and is identified as Chapel Hill Township Tax Map 24, Lot 42.
BACKGROUND
July 5, 1994: Town Council approved a Special Use Permit to Orange County to construct a 34,000 square foot public use facility (Orange County Southern Human Services Center Building).
November 28, 1995: Town Council approved a Special Use Permit Modification to authorize the construction of 10,800 square feet to provide temporary housing for homeless families and battered women.
September 27, 2004: Town Council granted expedited process in the review of a Special Use Permit Modification application for Southern Orange Senior Center.
October 20, 2004: The Community Design Commission reviewed the Concept Plan for the Southern Orange County Senior Center site.
November 15, 2004: The Town Council reviewed the Concept Plan for the Southern Orange County Senior Center site.
EVALUATION
The Town staff has reviewed this application for compliance with the standards of the Land Use Management Ordinance and the Design Manual and offers the following evaluation.
Existing Conditions
Location: The 34.5-acre site is located at 2501 Homestead Road across the street from Duke Power Company offices, on the south side of Homestead Road, adjacent on the east to Brookstone Apartments.
Existing Structures: This site, owned by Orange County, is the site of the Southern Human Services Campus and includes the Southern Human Services Center Building with a parking area for 134 vehicles. Two single story buildings, used to house women and their families as part of Project Homestart, are leased to the Interfaith Council.
Vehicular Access: Vehicular access to the site is from an existing driveway serving the existing Southern Human Resources Center off Homestead Road. Homestead Road currently provides a left turn lane for traffic turning onto the Human Services Center Building driveway.
Parking: There is currently a 134-space parking lot on-site associated with the Southern Human Services Center Building.
Pedestrian Circulation: There is a sidewalk connecting the Southern Human Services Center Building to the sidewalk along the southern side of Homestead Road. A sidewalk currently exists from the east side of the driveway to Martin Luther King Jr. Boulevard. A nature trail posted along Homestead Road is a dirt path that crosses between the Brookstone Apartments and the Southern Human Services Center Building.
Bus Stops, Routes: Bus route A goes to the Southern Human Services Center Building and turns around at the top or the parking lot for the return trip. A bus stop at the Southern Human Services Building will also serve the Southern Orange County Senior Center.
Topography, Drainage, Vegetative Cover: This site has areas of slopes greater than 25% found in the undeveloped portion of the site. The proposed Senior Center is located on a portion of the site that contains mostly 15% slopes with an average slope of 8%.
There are two areas of Resource Conservation District on the site, each associated with a perennial spring. One area is adjacent to the Project Homestart buildings on the northeast section of the site and is the location of the spring. The other is a small area in the southeast corner of the site where a spring is on the adjacent property. The highest elevation on the property is approximately 560 feet and land slopes towards Homestead Road and towards the Resource Conservation area to the southeast. The location of the lowest point on the site, 466 feet, is adjacent to Homestead Road near the driveway entrance.
A small stormwater pond (elevation 515 feet) exists adjacent to the parking lot that serves the Southern Human Services Center Building. A standpipe collects high water and empties water into a natural drainage swale directing water toward Homestead Road.
There are two significant hardwood tree stands on each side of the entrance drive near Homestead Road. One of these areas on the east side of the driveway is the proposed location of the Senior Center. This mature hardwood tree stand includes a 40 inch poplar and five oaks with diameters greater than 24 inches. All of these trees will be removed with the proposed construction.
Development Description
The Senior Center is proposed to be located adjacent to Homestead Road in front of the existing Southern Human Services Center Building. This location contains slopes between 5% and 12% and the building is proposed to be sited into the hillside with the main entrance on the south-facing upper level and the lower level facing Homestead Road on the north. The entry level is at 535 feet and the lower level is at 521 feet.
The applicant is proposing to construct a 25,000 square foot, two-level building to provide services/programs to the older adults in Orange County. The building contains 20,000 square feet of office space, program space and meeting areas, and a 5,000 square foot auditorium and meeting room. The center’s programs are proposed to provide a broad program of individual services and group activities to older adults and a future senior population.
The construction and operation of the Senior Center is proposed to follow Green Building concepts.
Proposed on-site improvements for vehicular improvements include a parking lot on the south side of the building on the upper level for 103 cars. Three parking areas are proposed with planting islands connected with drive aisles. A drop-off for busses and cars is proposed at the main entry via a circular driveway with an overhead canopy extending to the drop-off curb.
Two portions of the building are proposed as single story. A courtyard connects the lower level portion of the site and building together. A service area for loading and unloading and for the dumpsters is accessed by a proposed service road off the parking lot on the upper level and with a courtyard on the lower level. A ten foot retaining wall is proposed along the west side of the service drive and
Proposed on-site improvements for pedestrian travel include the lower level courtyard with sidewalks extending from the courtyard connecting to the Homestead Road sidewalk, the proposed service area on the east side of the building, and the existing sidewalk along the entrance driveway. A sidewalk connects the upper and lower levels with three sets of stairs.
Concept Plan / Special Use Permit Application Comparison
The plans for the Southern Orange County Senior Center Special Use Permit Modification application have changed in the impervious surface and number of parking spaces compared to Concept Plan review by the Community Design Commission (October 20, 2004), and the Concept Plan Review by the Town Council (November 15, 2004). The difference in the impervious surface square footage is a result of the removal of a service drive proposed off Homestead Road along the eastern property line. These differences are noted in the table below:
Concept Plan / Special Use Permit Modification - Comparison
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Type of Review |
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Concept Plan Review: Community Design Commission October 20, 2004 |
Concept Plan Review: Town Council November 15, 2004 |
Special Use Permit Modification Review: May 24, 2005 |
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Proposed Floor Area |
25,000s.f. |
25,000 s.f. |
25,000 s.f. |
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Proposed Impervious Surface |
249,955 s.f. |
249,955 s.f. |
224, 709 s.f. |
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Proposed Vehicular Parking Spaces |
107 |
107 |
103 |
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Proposed Bicycle Parking Spaces |
0 |
0 |
0 |
Ordinance Requirements
Zoning: The site is located in the Residential-5-Conditional (R-5-C) zoning district and is adjacent to the University-owned land zoned Residential-2 (R-2) on the west and south boundaries. The R-2 property across Homestead Road on the north contains several single family homes. The property adjacent on the east contains Brookstone Apartments and is zoned Residential-4 (R-4). The Residential-5 Conditional zoning district allows development only upon issuance of a Special Use Permit by the Town Council. Some of the uses allowed in the Residential-5 (R-5) zoning district include adult day care facilities, multi-family dwelling units up to 7 units, places of worship, public cultural facilities, public service facilities, public use facilities, non-profit recreation facilities, and a rooming house, for example.
The Town Council approved a Special Use Permit to Orange County to allow a 34,000 square foot public use facility for the Southern Human Services Center Building in July 1994.
Dimensional Standards: The proposed project meets the dimensional standards outlined in the Dimensional Matrix (Table 3.8-1) of the Land Use Management Ordinance for the Residential-5 (R-5) zoning district.
Transportation Issues
Homestead Road Improvements: The applicant has proposed to improve Homestead Road to include a right turn lane on the south side of the road. We recommend that the applicant submit the design to the Town Manager and the North Carolina Department of Transportation for approval prior to issuance of a Zoning Compliance Permit. We have included a stipulation to this effect in Resolution A.
The applicant has proposed curb and gutter along the full length of the Homestead Road frontage. We recommend that the curb and gutter be tied to the existing curb and gutter on the east side of the property. We have included a stipulation to this effect in Resolution A.
Homestead Road Sidewalk Improvement: The applicant has proposed to continue the Homestead Road sidewalk from the entrance of the driveway to the west property line. We recommend that the applicant construct the 5-foot wide sidewalk on Homestead Road to Town Standard, subject to Town Manager approval, prior to issuance of a Zoning Compliance Permit. We have included a stipulation to this effect in Resolution A.
Vehicular Parking: The minimum required vehicular parking for the proposed Southern Orange Senior Center is one vehicular parking space per 350 square feet of floor area. This means that 72 parking spaces are required. The application is proposing a total of 103 parking spaces, including 6 handicapped spaces. This proposal complies with the Land Use Management Ordinance minimum parking requirements. The Town council has historically imposed a 110% limit for parking. If a maximum parking requirement of 110% of the minimum were imposed in this case, 80 parking spaces would be allowed. The applicant has proposed 103 vehicular parking spaces, Given the unique nature of the facility, and the likelihood of automobile trips, we recommend approval of 103 parking spaces. We have include a stipulation in Resolution A that no more than103 parking spaces be provided.
The parking lot must be constructed to Town standards. We have included a stipulation to this effect in Resolution A.
Bicycle Parking: The applicant is not showing bicycle parking spaces on the plans. The Land Use Management Ordinance currently does not require bicycle parking for a public use facility. The Town Council is considering revision to the Town bicycle parking provisions. In a May 23 memorandum the Town Manager recommended that bicycle parking for a public use facility be one bicycle parking space per 4,000 square feet of floor area. The proposed Senior Center (25,000/4,000 = 6.24) would require seven bicycle parking spaces, if this proposed standard were to be applied. We recommend that seven bicycle parking spaces be provided. Class I bicycle parking, (locker, individually locked enclosure, or supervised area with a building) should represent 10% of the spaces, (1 space) and 90%, (6 spaces) may be in a stationary rack.
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The text immediately below has been changed from the original Staff Report: |
We recommend that the applicant provide 7 bicycle parking spaces (1 space as Class I and 6 spaces as Class II) and have included a stipulation to this effect and included the bicycle parking spaces should be located at the plaza at the northern entrance of the Senior Center in Resolution A.
Pedestrian Circulation: Proposed on-site improvements for pedestrian travel include construction of a 5-foot wide sidewalk connecting the building to the Homestead Road sidewalk, striped crosswalks and sidewalks connecting the proposed sidewalk to the building, and sidewalks that connect the upper and lower levels of the building to each other as well as the service area and the driveway sidewalk on the west side of the proposed building. The applicant is also proposing a 5-foot wide sidewalk along the Homestead Road frontage to the western property line. We have included a stipulation to this effect in Resolution A.
We also recommend that the applicant provide a crossing of Homestead Road from the Human Services campus to Homestead Park, location of the future aquatics center and the future Rail Trail greenway. The Orange County Health Department received funding from the Eat Smart, Move More North Carolina and the North Carolina Healthy Weight Initiative Community Grants Program for fiscal year 2004-2005. The grant provided funding for the mapping of existing walking routes and the identification of infrastructure improvements needed to create a safe and continuous pedestrian and bicycle network in the area surrounding the planned Orange County Senior Center, existing Human Services Center, and existing Homestead Community Park in southern Orange County. The project organized senior citizens and other neighborhood stakeholders, to identify obstacles and recommended solutions to improve the safety and quality of the local pedestrian and bicycle network in order to help seniors and others become more physically active. This was accomplished by carrying out a bikeability and a walkability assessment of the area.
The Project Team’s findings have been summarized in an illustrated report which will be presented to the Senior Center Design Committee, the Town of Chapel Hill, Orange County, and others to help inform future infrastructure investment decisions. The top priority improvement recommended by the “Active Seniors” project is the provision of a crosswalk/sign/light located at the entry to Homestead Park on Homestead Road in order to facilitate pedestrian movements from the existing sidewalk on the north side of Homestead Road to the park, proposed walking routes devised by the project team, and the future aquatics center. The report is tentatively scheduled to go before the Orange County Board of Commissioners later this summer.
We recommend a crosswalk on Homestead Road, at the Homestead Park entrance, with the following elements included in the design of the crosswalk:
· A high visibility crosswalk;
· A pedestrian refuge;
· Advanced warning pedestrian signs; and
· An overhead flashing signal.
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The text immediately below has been changed from the staff report: |
We have included a stipulation in
Resolution A that the construction design details and location be
of the crosswalk be reviewed and approved by the Town Manager and
NCDOT prior to issuance of a Zoning Compliance Permit Certificate of
Occupancy. Because Homestead Road is a NCDOT roadway, the crossing
improvements would require NCDOT approval.
We recommend providing pedestrian connections between the Human Services site and the adjacent Brookstone Apartments on the east. An existing Nature Trail provides a dirt trail that is located on both properties.
Bus Stops and Routes: No improvements to the existing bus stop network are proposed or recommended with this application.
Transportation Management Plan: We recommend that the applicant provide a Transportation Management Plan to be approved by the Town Manager prior to issuance of a Zoning Compliance Permit. According to Town guidelines, a comprehensive Transportation Management Plan should include:
· Quantifiable traffic reduction goals and objectives;
· Provisions for designation of a Transportation Coordinator;
· Provision for an annual Transportation Survey and Annual Report to the Town Manager;
· Ridesharing incentives;
· Public transit incentives; and
· Other measures subject to approval by the Town Manager.
A stipulation to this effect has been included in Resolution A.
Traffic Impact Analysis: The Traffic Impact Analysis (TIA) was prepared by a Town consultant in accordance with the Town’s TIA guidelines. The purpose of the analysis is to determine the impact of the proposed development to the surrounding transportation system.
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The text immediately below has been changed from the staff report: |
Based on the TIA, the following improvements are recommended at
the study intersections.
Intersection
of Homestead Road and Weaver Dairy Road:
·
Provide an exclusive right turn lane on the westbound
approach of Homestead Road with full-width storage of 100 feet and a 100 foot
taper.
·
Provide an exclusive left turn lane on the eastbound
approach of Homestead Road with full-width storage of 200 feet and a 100 foot
taper.
Intersection of Homestead Road and Martin Luther King Jr. Blvd:
·
Provide an overlap phase for the southbound and eastbound
right turn movements. This improvement will require modifications to the
existing traffic signal design at this intersection. Signal timing adjustments
at this intersection are also recommended for the PM peak hour signal system
plans.
[KP1] We support the findings of the
Traffic Impact Analysis and the recommended [KP2] improvements subject to NC DOT review
and approval. We understand that the applicant has agreed to the above
recommendations for the right turn lane on the westbound approach, the left
turn lane on the eastbound approach of Homestead Road exists, and signal timing
adjustments at the intersection of Homestead Road and Martin Luther King Jr.
Boulevard. We have included a stipulation in Resolution A for two turn lanes (east
bound and west bound) on Homestead Road into the site and signal timing
modifications to the traffic signals at the Martin Luther King Jr Boulevard and
Homestead Road intersection.
improvements to the traffic signal at the intersection of Martin Luther King Jr. Boulevard/Homestead Road improvement is warranted. We support the findings of the Traffic Impact Analysis and the recommended improvements subject to NCDOT review and approval. We understand that the applicant has agreed to a payment-in-lieu of $2,000 to the Town for traffic signal improvements requiring modifications to the existing traffic signal design. We have included a stipulation in Resolution A to this effect[KP3] [KP4] .
Landscaping and Architectural Issues
Significant Tree Stands: Areas identified as significant tree stands exist on the site. These areas contain hardwood trees with over 50% of the trees with a DBH (diameter at breast height) over six inches. Both areas straddle the entrance drive near Homestead Road. The stand east of the driveway is the proposed location of the Southern Orange County Senior Center. Five significant oaks (DBH of between 23 and 26 inches) are also proposed to be removed with the construction of the project.
Rare Trees: A 41-inch oak, a 40-inch poplar, a 39-inch oak, and a 36-inch oak exist on the site near or within the construction limits. The 40-inch poplar is proposed to be removed with the construction.
We recommend that the tree protection fencing be extended to the southern parking lot entrance to better protect the 21-inch white oak tree. We have included a stipulation in Resolution A to this effect.
Specimen Trees: The site contains many specimen trees. Nine of these are within the significant tree stand areas. Five of these trees are proposed to be removed with this application. All of the significant trees are hardwoods and all are oak trees.
In order to preserve as much of the tree stand areas and specimen trees as possible, we recommend adjustment to the eastern side of the proposed parking lot and associated grading to retain the several specimen trees located in the proposed parking area. We have included a stipulation to this effect in Resolution A.
Additionally, we recommend that the 35-inch white oak at the southwest corner of the parking lot be preserved. Therefore, we recommend that grading be adjusted to better preserve the critical root zone of the oak tree. We have included a stipulation in Resolution A that the Grading Plan must be approved by the Town Manager prior to issuance of a Zoning Compliance Permit.
Tree Protection: We recommend that a detailed Landscape Protection Plan be approved by the Town Manager prior to issuance of a Zoning Compliance Permit. This plan must include a detail of protective fencing and construction parking and materials staging/storage areas. This plan must also show all critical root zones of rare and specimen trees affected by proposed construction indicate which labeled trees are proposed for removal, and where tree protection fencing will be installed. We have included a stipulation to this effect in Resolution A.
The applicant has shown tree protection fencing around the 21-inch white oak at the southern parking lot entrance. We have included a stipulation in Resolution A that tree protection fencing be provided at the southern parking lot entrance to better protect the 21-inch white oak tree and that the tree protection fencing be approved by the Town Manager prior to issuance of a Zoning Compliance Permit.
Buffers and Landscaping: The table below outlines the minimum landscape buffers requirements for the site and the buffers proposed by the applicant.
|
Landscape Buffers |
||
|
Location |
Ordinance Requirement (Min.) |
Proposed Buffers |
|
Southern Property Line (adjacent to R-2) |
20 ’ Type ‘C’ External Buffer |
Included with Southern Human Resources Bldg. app. |
|
Eastern Property Line (adjacent to R-2) |
20’ Type ‘B’ Internal Buffer |
20” Type ‘B’ Buffer |
|
Northern Property Line (Homestead Road ) |
30’ Type ‘D’ External Buffer |
30’ Type ‘D’ Buffer |
|
Western Property Line (adjacent to R-2) |
20’ Type ‘B’ Internal Buffer |
Included in Project Homestart App. |
We recommend that detailed landscape plans (including buffers), landscape maintenance plans, and parking lot shading requirements be approved by the Town Manager prior to issuance of a Zoning Compliance Permit. The landscape plan shall indicate the size, type, and location of all proposed plantings. We have included a stipulation to this effect in Resolution A.
It will be necessary to show landscape screening proposed for the stormwater ponds and to have the landscape plans approved by the Town Manager prior to issuance of a Zoning Compliance Permit. The two stormwater ponds are proposed on the site. One is in front of the building adjacent to Homestead Road. And the second one is also adjacent to Homestead Road but located on the west side of the driveway. We have included this stipulation in Resolution A.
It appears that the proposed sewer line crosses beneath the Homestead Road buffer. Utility lines may cross a landscape buffer at a right angle.
We recommend that all parking areas be screened from view in accordance with the provisions of Article 5.6 of the Land Use Management Ordinance. The screening plans shall be approved by the Town Manager prior to the issuance of a Zoning Compliance Permit. We have included a stipulation to this effect in Resolution A.
We also recommend that the applicant comply with Town parking landscaping standards in Section 5.9.6(d) of the Land Use Management Ordinance. The shading plan shall be approved by the Town Manager prior to the issuance of a Zoning Compliance Permit. We have included a stipulation to this effect in Resolution A.
Building Elevations and Lighting Plan: We recommend that detailed building elevations and a lighting plan be approved by the Community Design Commission prior to the issuance of a Zoning Compliance Permit. We have included a stipulation to this effect in Resolution A.
ENVIRONMENTAL ISSUES
Watershed Protection District: The site is not located inside the Watershed Protection District.
Impervious Surface: The Land Use Management Ordinance allows applicants to deduct impervious surface area that existed on a development site as of January 27, 2003 from the proposed impervious surface to calculate the post-development percentage of impervious surface on a site. The post-development impervious surface is calculated by subtracting the existing impervious surface from the proposed impervious surface and divided that figure by the existing pervious surface on the site, as illustrated in the table below:
|
Existing and Proposed Impervious Surface Data |
|||||
|
|
Gross Land Area |
Existing Impervious |
Existing Pervious Surface |
Proposed Impervious Surface |
Total Proposed Impervious Surface |
|
Area (Square Feet) |
1,356,399 s.f. |
142,167 s.f. |
1,214,232 s.f. |
82,542 s.f.
|
224,709 s.f. |
|
Percentage of Gross Land Area |
100% |
10.5% |
89.5% |
6.1% |
16.6% |
Section 3.6.4-1 of the Land Use Management Ordinance requires proposed development to comply with either a low density option (24% impervious surface limit) or a high density option (50% impervious surface limit). The applicant is proposing 16.6% impervious surface for the site, which does not exceed the 24% low density impervious surface option and therefore complies with the Land Use Management Ordinance requirement for the low density option.
Floodplain: The 1983 Federal Emergency Management Agency (FEMA) Floodplain Map does not identify this site as being in the 100-year floodplain.
Resource Conservation District: A Stream Determination was conducted on this site October 12, 2004. It appears that there are two areas of Resource Conservation District on the site associated with the presence of perennial springs. One Resource Conservation Area adjacent to Homestead Road includes the spring. The other area on the southeast property is the Resource Conservation District associated with an off-site spring. We have included a stipulation in Resolution A that no land disturbance may occur within the Resource Conservation District. We recommend that the boundaries of the Resource Conservation District be shown on the final plat and final plans with a note indicating that “Development in the Resource Conservation District shall be in accordance with the Land Use Management Ordinance.”
Stormwater Management: The applicant is proposing to manage stormwater associated with the proposed development by constructing two stormwater detention ponds along the Homestead Road frontage. The pond labeled as Pond #1 contains an 18 foot retaining wall as an edge to the south and west sides of the pond. The project is proposed to only affect a drainage basin of about 8.9 acres of the 30.48 acre site. The stormwater detention ponds are proposed to reduce the post-development discharge levels to rates better that the pre-development conditions. In addition, these ponds will serve as BMP’s to accomplish 85% TSS removal. The proposed stormwater management facilities are identified on Sheet SUP 5 of the plans. We believe, based on the preliminary information submitted by the applicant, that the proposed stormwater management facility design will comply with the Land Use Management Plan stormwater standards for rate, quality and volume.
We recommend that, prior to the issuance of a Zoning Compliance Permit, the applicant submit a Stormwater Management Plan for review and approval by the Town Manager. We recommend that the plan include low-impact stormwater management solutions and best management practices, including but not limited to bio-detention, infiltration trenches, vegetative swales and similar techniques. We have included a stipulation to this effect in Resolution A.
The Stormwater Management Plan shall be based on the 1-year, 2-year, and 25-year frequency, 24-hour duration storms, where the post-development stormwater run-off rate shall not exceed the pre-development rate and the post-development stormwater runoff volume shall not exceed the pre-development volume for the local 2-year frequency, 24-hour duration storm event. Engineered stormwater facilities shall also remove 85% total suspended solids and treat the first inch of precipitation utilizing NC Division of Water Quality design standards.
All stormwater detention, treatment, and conveyance facilities shall be located within an easement entitled: “Reserved Storm Drainageway”. A storm drainageway shall be reserved from any stormwater management feature that would obstruct or constrict the effective conveyance and control of stormwater from or across the property, for all engineered stormwater structures above and below ground, and for all conveyance systems such as pipes, streams, ditches if such systems convey, divert, or otherwise manage surface water flowing onto the property/site from off-site areas. The Reserved Storm Drainageway shall be defined on the appropriate final plan sheet(s) and recorded on the final plat. Maintenance access to the Reserved Storm Drainageway must be provided and shown on the plans.
We recommend that the applicant provide a Stormwater Operations and Maintenance Plan for all engineered stormwater facilities. We recommend that the plan include the owner's financial responsibility and include the maintenance schedule of the facilities to ensure that it will continue to function as originally intended and must be approved by the Town Manager, prior to the issuance of a Zoning Compliance Permit. We have included a stipulation to this effect in Resolution A.
It will be necessary that Pond #1 be located outside the 30’Type ‘D’ buffer. It appears that a small portion of the grading associated with the pond occurs within the Homestead Road buffer. We have included a stipulation in Resolution A that the all stormwater facilities must be located outside the 30’ Type ‘D’ buffer.
The proposed Stormwater Pond #1 is shown within the Duke Power Company easement. Confirmation from Duke Power Company that the location of the stormwater pond within the Duke Power Company easement is acceptable must be provided prior to issuance of a Zoning Compliance Permit. We have included a stipulation in Resolution A to this effect.
Erosion Control: The regulations require that a soil erosion and sedimentation control plan (including provisions for maintenance of facilities and modification of the plan if necessary), be approved by the State of North Carolina, and that a copy of the approval be provided to the Town Manager prior to the issuance of a Zoning Compliance Permit. If more than one acre of land is disturbed, then a performance guarantee, in accordance with Section 5-97.1 Bonds of the Town Code of Ordinances, shall be required prior to final authorization to begin land-disturbing activities. We have included stipulations to this effect in Resolution A.
UTILITIES AND SERVICE ISSUES
Refuse Management: The Ordinance requires that a Solid Waste Management Plan, including provisions for recycling and for the management and minimizing of construction debris, and demolition waste be approved by the Town Manager prior to issuance of a Zoning Compliance Permit. We have included a stipulation in Resolution A to this effect.
We are concerned with the location and access to the proposed service area containing two dumpsters on the east side of the proposed building. As proposed on the plans, the dumpsters are inaccessible. The service area access is provided down a drive with an approximate slope of 16%. As proposed, the top of the service drive and the bottom of the service drive sharply curve so that damage to the underside of refuse vehicles is likely as vehicles level back to grade. In addition, the maneuvering room for the vehicles appears to be a problem. We do not believe that sufficient room is available for safe and adequate turn around room. The proposed retaining wall north of the service area ranges in height from 531 feet to 521 feet, ten feet tall. We believe significant revision to the service area is required. It will be necessary to provide vertical curves on the revised plans. We have included a stipulation to this effect in Resolution A.
We recommend that all new drive aisles proposed to access the dumpster pad be constructed of heavy duty pavement and that the detail be shown on the revised application. We have included a stipulation to this effect in Resolution A.
We recommend that final plans include dimensioned details of any proposed refuse/recycling collection area including:
· pad length, width, and depth;
· associated screening
· clearances,
· protective bollards. (Bollards must be 6” CID steel, with two bollards centered behind each bulk waste container and placed 1’ off the back wall of the enclosure)
· fence height must be 7’ or at least 1’ above the height of the containers
· dumpster details should be provided to scale;
· clarify how personnel will access the dumpsters and recycling containers for refuse disposal
· label each bulk waste container for type of material to be collected.
We have included a stipulation in Resolution A to this effect.
If gates are to be used for the dumpster area, we recommend the following notes be included on the plans prior to issuance of a Zoning Compliance Permit: “1. Any gate design will include gate retainers. 2. The user will be responsible for opening gates to the dumpster area on collection days of any material(s) to be collected from this location.” We have included a stipulation to this effect in Resolution A.
We recommend the following note be included on the plans prior to issuance of a Zoning Compliance Permit: “If any vehicles are parked in the refuse or recyclables collection vehicle access area, the containers will not receive service until the next scheduled collection day.” We have included this condition in Resolution A.
We recommend the collection vehicle access route to any area containing recyclable material collection containers be paved with all-weather, heavy-duty pavement OR the following note be included on the plans and recorded on the plat: “Orange County Solid Waste Department will not be responsible for any pavement damage that may result from service vehicles.” We have included this in Resolution A.
We recommend that revised plans show lighting details that adequately illuminate the recycling and refuse site. We have included a stipulation to this effect in Resolution A.
We recommend that the following notes be place on the Final Plans:
1. By Orange County Ordinance, clean wood waste, scrap metal and corrugated cardboard, all present in construction waste, must be recycled.
2. By Orange County Ordinance, all haulers of construction waste must be properly licensed.
3. Prior to any demolition or construction activity on the site the applicant will hold a pre-demolition/pre-construction conference with the County’s Solid Waste staff. This may be the same meeting held with other development officials.
We have included a stipulation to this effect in Resolution A.
We also recommend that final plans confirm that no overhead obstruction or utility wires will interfere with service vehicle access or operation. We have included a stipulation to this effect in Resolution A.
Any State of Federal permits or encroachment agreements must be approved and copies of the approved permits and agreements be submitted to the Town of Chapel Hill prior to issuance of a Zoning Compliance Permit. We have included a stipulation in Resolution A to this effect.
Utilities: The Ordinance requires that detailed utility plans be reviewed and approved by OWASA, Duke Power Company, Public Service Company, BellSouth, Time Warner Cable and the Town Manager prior to issuance of a Zoning Compliance Permit. Except for three phase power lines, the Ordinance requires that all new or relocated utility lines be located underground. We have included these standard stipulations in Resolution A.
A 40-foot OWASA easement is proposed on the east property line and is located under the proposed parking lot and under a portion of the service drive. The sewer easement narrows to 30 feet for the remainder of the easement ending at the service area.
An existing section of sewer main is proposed to be abandoned and replaced with a new section of main sewer line. Approximately 500 feet of a new line main is proposed with the majority of the line under the proposed drive aisles and parking lot.
All necessary sewer line profiles must be approved by the Town Manager prior to issuance of a Zoning Compliance Permit. We have included a stipulation in Resolution A to this effect.
A temporary 10-wide sanitary sewer easement located on the south side of the proposed parking lot is proposed to be removed with this application.
A 20-foot OWASA water line easement is proposed from the service area to the water line on the north side of Homestead Road. The line under Homestead Road is proposed to be installed with a bore and jack.
An existing 30-foot Duke Power Company easement for overhead utility lines is located along Homestead Road extending to the edge of the Homestead Road landscape buffer. Grading associated with the installation of the western stormwater pond is located within the Duke Power Company easement. It will be necessary for Duke Power Company to provide authorization to the Town Manager for the land disturbance associated with the grading of the western stormwater pond. We have included a stipulation to this effect in Resolution A.
Fire Safety: The Senior Center building is proposed to provide installation of an automatic fire sprinkler system. Fire hydrant location complies with the North Carolina Fire Code as the closest fire hydrant to the building is approximately 250 feet away from the building. It is also the only hydrant available to use for protection of the entire site. Depending on fire flow calculations for the existing hydrant, it may be necessary to install an additional hydrant. We have included our standard stipulation requiring that a fire flow report sealed by a professional engineer, be submitted for review and approval by the Town Manager prior to the issuance of a Zoning Compliance Permit, for all proposed fire hydrants.
All turning radii proposed on site for fire apparatus access (including Tower-71) will need to be approved by the Town Manager prior to issuance of a Zoning Compliance Permit. We have included a stipulation in Resolution A to this effect.
MISCELLANEOUS ISSUES
Traffic and Pedestrian Control Plan: We recommend that a Traffic Management Plan for movement of motorized and non-motorized vehicles on any public streets (maintained and operated by the Town or the NCDOT) that will be disrupted during construction, including detour information and a Pedestrian Management Plan indicating how pedestrian movements on or adjacent to public rights-of-way will be safely maintained be reviewed and approve by the Town Manager prior to the issuance of a Zoning Compliance Permit. We have included a stipulation to this effect in Resolution A.
Comprehensive Plan: the Land Use Plan, a component of the Comprehensive Plan, identifies this site as Industrial.
SPECIAL USE PERMIT FINDINGS
For approval of a Special Use Permit, the Council must make the following findings, as set forth in Article 4.5.2 of the Land Use Management Ordinance:
1. That the use or development is located, designed, and proposed to be operated so as to maintain or promote the public health, safety, and general welfare;
2. That the use or development complies with all required regulations and standards of this Chapter, including all applicable provisions of the Land Use Management Ordinance;
3. That the use or development is located, designed, and proposed to be operated so as to maintain or enhance the value of contiguous property, or that the use or development is a public necessity; and
4. That the use or development conforms with the general plans for the physical development of the Town as embodied in the Land Use Management Ordinance and in the Comprehensive Plan.
Upon review of the application and information that has been submitted to date, our preliminary recommendation is that these findings can be made.
CONCLUSION
Based on information available at this stage of the application review process, we believe that the proposal, with the conditions in Resolution A, meets the requirements of the applicable sections of the Land Use Management Ordinance and Design Manual, and that the proposal conforms with the Comprehensive Plan.
Resolution A would approve the application with conditions. Resolution B would deny the application.
Project Fact Sheet Requirements
Check List of Regulations and Standards
Southern Orange County Senior Center |
Compliance |
Non-Compliance |
|
Use Permitted |
Ö |
|
|
Min. Gross Land Area |
Ö |
|
|
Min. Lot Size |
Ö |
|
|
Min. Lot Width |
Ö |
|
|
Max. Floor Area |
Ö |
|
|
Impervious Surface Limits |
Ö |
|
|
Treatment of Stormwater Quality, Volume, and Rate |
Ö |
|
|
Min. Recreation Area/Space |
NA |
|
|
Min. # Vehicular Parking Spaces |
Ö |
|
|
Min. # Bicycle Parking Spaces |
Not required |
|
|
Max. # Dwelling Units |
NA |
|
|
Min. Street Setback |
Ö |
|
|
Min. Interior Setback |
Ö |
|
|
Min. Solar Setback |
Ö |
|
|
Max. Height Limit |
Ö |
|
|
Min. Landscape Buffers |
Ö |
|
|
Steep Slopes |
Ö |
|
|
Resource Conservation District |
Ö |
|
|
Watershed Protection District |
NA |
|
|
Adequate Public Schools Facilities |
NA |
|
|
Section 6.18 (Planned Developments) |
NA |
|
NA = Not Applicable Prepared: May 19, 2005
RESOLUTION A
(Manager’s Preliminary Recommendation,
Bicycle and Pedestrian Advisory Board Recommendation,
Planning Board Recommendation,
Parks and Recreation Commission)
A RESOLUTION APPROVING AN APPLICATION FOR A SPECIAL USE PERMIT MODIFICATION FOR THE SOUTHERN ORANGE COUNTY SENIOR CENTER
NOW, THEREFORE, BE IT RESOLVED by the Council of the Town of Chapel Hill that it finds that the Special Use Permit Modification application proposed by Nathan Harms of Gurlitz Architectural Group, PA for the Southern Orange County Senior Center on property identified as Orange County Tax Map 24, Lots 42 (PIN no. 9880-00-8527) if developed according to the site plans dated December 14, 2004, revised April 12, 2005, and the conditions listed below:
1. Would be located, designed, and proposed to be operated so as to maintain or promote the public health, safety, and general welfare;
2. Would comply with all required regulations and standards of the Land Use Management Ordinance;
3. Would be located, designed, and proposed to be operated so as to maintain or enhance the value of contiguous property; and
4. Would conform with the general plans for the physical development of the Town as embodied in the Land Use Management Ordinance and in the Comprehensive Plan.
BE IT FURTHER RESOLVED that the Town Council hereby approves the application for a Special Use Permit Modification for the Southern Orange County Senior Center in accordance with the plans listed above and with the conditions listed below:
Special Terms and Conditions
Conditioned on the following additional stipulations to be applied to the terms of the July 5, 1994 Special Use Permit, recorded in db.1283, page 256 at the office of the Register of Deeds, and the November 13, 1995 Special Use Permit Modification, recorded in db. 1437, page 33 of the Office of the Register of Deeds:
Stipulations Specific to the Development
1. That construction begin by (two years from approval date) and be completed by (three years from approval date).
2. Land Use Intensity: This Special Use Permit Modification authorizes a public use facility and land use intensity requirements and dimensional standards as specified below:
|
Land Use Intensity |
|
|
Net Land Area |
1,327,713 s.f. |
|
Total # of Buildings |
1 |
|
Maximum Floor Area |
25,000 s.f. |
|
Maximum Impervious Surface Area |
82,542 s.f. |
|
Maximum # of Vehicular Parking Spaces |
103 |
|
Minimum # of Bicycle Parking Spaces |
7 |
3. Homestead Road Curb and Gutter: That the applicant provide curb and gutter to Town Standard along the Homestead Road frontage of the site to tie into existing curb and gutter on the east side of the frontage. The final plans for the construction shall be approved by NCDOT and the Town Manager prior to issuance of a Zoning Compliance Permit.
4. Homestead Road Sidewalk: That the applicant provide a 5-foot concrete sidewalk along the entire Homestead Road frontage to Town Standard. The final plans for the construction shall be approved by NCDOT and the Town Manager prior to issuance of a Zoning Compliance Permit.
5. Homestead Road Crosswalk: That the applicant construct an off-site high visibility crosswalk across Homestead Road at the driveway to Homestead Park to include: advanced warning pedestrian signs, an overhead flashing signal, and a pedestrian refuge. The final plans for the construction shall be approved by North Carolina Department of Transportation and the Town Manager prior to issuance of a Certificate of Occupancy.
6. Homestead Road and Martin Luther King Jr. Boulevard Intersection Traffic Signal Modifications: That the developer provide a payment-in-lieu of $2,000 to the Town of Chapel Hill for traffic signal improvements requiring modifications to the existing traffic signal design at the Homestead Road and Martin Luther King Jr. Boulevard intersection prior to issuance of a Zoning Compliance Permit. These signal timing adjustments may also include the PM peak hour signal system plans.
7. Homestead Road Turn Lane: That the applicant provide a right turn lane on Homestead Road a the existing site entrance to provide for right turns into the site. The final plans for the construction shall be approved by NCDOT and the Town Manager prior to issuance of a Zoning Compliance Permit.
8. Removed.
9. Parking Lot Standards: That all parking lots, drive aisles and parking spaces shall be constructed to Town standards.
10. Bicycle Parking: That a minimum of seven bicycle parking spaces be provided at the plaza at the northern entrance of the facility with one Class I bicycle space and six Class II parking spaces, subject to Town Manager approval, prior to issuance of a Zoning Compliance Permit.
11. Transportation Management Plan: That a Transportation Management Plan shall be approved by the Town Manager prior to the issuance of a Zoning Compliance Permit. The required components of the Transportation Management Plan shall include:
a. Provision for designation of a Transportation Coordinator;
b. Provisions for an annual Transportation Survey and Annual Report to the Town Manager;
c. Quantifiable traffic reduction goals and objectives;
d. Ridesharing incentives;
e. Public transit incentives;
f. Provision of a maximum of 7 on-site bicycle parking spaces;
g. Encouragement of alternative modes of transportation;
h. Provision of a shower in this building; and
i. Other measures subject to approval by the Town Manager.
Stipulations Related to Landscaping and Architectural Issues
12. Required Buffers: That the following landscape buffer be provided; and if any existing vegetation is to be used to satisfy the buffer requirements, the vegetation will be protected by fencing from adjacent construction:
Required Landscape Buffers
|
Location |
Required Buffers |
|
Southern Property Line (adjacent to R-2) |
20 ft. Type ‘C’ |
|
Eastern Property Line (Adjacent to R-2) |
20’Type ‘B’ Internal Buffer |
|
Northern Property Line (Homestead Road ) |
30’Type ‘D’ External Buffer |
|
Western Property Line (Adjacent to R-2) |
20’ Type ‘B’ Internal Buffer |
13. Parking Lot Shading Plan: That prior to issuance of a Zoning Compliance Permit, a Shading Plan must be submitted and approved by the Town Manager, demonstrating compliance with Town regulations.
14. Adjustment of Eastern Parking Area: That the parking lot plans shall be evaluated and adjusted to retain specimen trees located in the proposed eastern parking area, subject to the Town Manager approval prior to the issuance of a Zoning Compliance Permit.
21. Building Elevations: That the Community Design Commission approve building elevations including the location and screening of all HVAC/Air Handling Units for this project, prior to issuance of a Zoning Compliance Permit.
22. Lighting Plan: That the Community Design Commission approve a lighting plan for this project prior to issuance of a Zoning Compliance Permit. The Community Design Commission shall take additional care during review to ensure that the proposed lighting plan will minimize 1) upward light pollution and 2) offsite spillage of light.
Stipulations Related to Environmental Issues
23. Resource Conservation District: That no land disturbance associated with the construction of the building may occur in the Resource Conservation District. That the Resource Conservation District boundaries be shown on the Final Plat and the Final Plans.
24. Stormwater Management Plan: That prior to the issuance of a Zoning Compliance Permit the applicant shall submit a Stormwater Management Plan for review and approval by the Town Manager. The plan shall include low-impact stormwater management solutions and best management practices, such as bio-retention, pervious pavements, underground storage, infiltration trenches, vegetative swales and similar techniques.
The plan shall be based on the 1-year, 2-year, and 25-year frequency, 24-hour duration storms, where the post-development stormwater run-off rate shall not exceed the pre-development rate and the post-development stormwater runoff volume shall not exceed the pre-development volume for the local 2-year frequency, 24-hour duration storm event. Engineered stormwater facilities shall also remove 85% total suspended solids and treat the first inch of precipitation utilizing NC Division of Water Quality design standards.
25. Storm Drainageway Easement: That all stormwater management improvements, outside public right-of-way, shall be located inside reserved storm drainageway easements, per Town guidelines, to be approved by the Town Manager prior to the issuance of a Zoning Compliance Permit.
26. Stormwater Operations and Maintenance Plan: That the applicant shall provide a Stormwater Operations and Maintenance Plan for all engineered stormwater facilities. We recommend that the plan include the owner's financial responsibility and include the maintenance schedule of the facilities to ensure that it continues to function as originally intended and shall be approved by the Town Manager, prior to the issuance of a Zoning Compliance Permit.
27. Westernmost Stormwater Pond Outside the Duke Power Company Easement: That Duke Power Company provide confirmation that the location of grading associated with the stormwater pond labeled as #1 shown on sheet SUP 3 is authorized in the easement, prior to issuance of a Zoning Compliance Permit.
28. State or Federal Approvals: That any required State or Federal permits or encroachment agreements must be approved by the appropriate agencies and copies of the approved permits be submitted to the Town Manager prior to the issuance of a Zoning Compliance Permit.
29. Erosion Control: That a detailed soil erosion and sedimentation control plan, including provision for monitoring and maintenance of facilities and modifications of the plan if necessary, be approved by the State of North Carolina and that a copy of the approval be provided to the Town Manager prior to issuance of a Zoning Compliance Permit. That a performance guarantee shall be provided, if more than one acre of land is disturbed, in accordance with Section 5-97.1 of the Town Code of Ordinances prior to issuance of any permit to begin land-disturbing activity.
30. Silt Control: That the applicant takes appropriate measures to prevent and remove the deposit of wet or dry silt on adjacent paved roadways.
Stipulations Related to Utility and Service Issues
31. Solid Waste Management Plan: That a Solid Waste Management Plan, including provisions for recycling, and for managing and minimizing construction debris, shall be approved by the Town Manager prior to issuance of a Zoning Compliance Permit.
32. Service Access Redesign: That the refuse and recycling facilities be provided in an area determined to be accessible by the Town Manager. The revised plans shall be approved by the town Manager and may include the provision of vertical curve information for the service drive serving the refuse area to be approved by the Town Manager prior to issuance of a Zoning Compliance Permit.
33. Solid Waste Details: That final plans include dimensioned details as well as appropriate signage and lighting for the refuse area, subject to Town Manager approval, prior to issuance of a Zoning Compliance Permit. Details must include:
· pad length, width, and depth;
· associated screening;
· clearances;
· protective bollards (Bollards must be 6” CID steel, with two bollards centered behind each bulk waste container and placed 1’ off the back wall of the enclosure);
· fence height must be 7’ or at least 1’ above the height of the containers
· dumpster details should be provided to scale;
· clarify how personnel will access the dumpsters and recycling containers for refuse disposal; and
· label each bulk waste container for type of material to be collected.
34. Dumpster Area Gates: The following notes shall be placed on the plans if gates are used for the dumpster area:
1. Any gate design will include gate retainers.
2. The user will be responsible for opening gates to the dumpster area on collection days of any material(s) to be collected from this location.
35. Heavy Duty Pavement: That the applicant shall provide heavy-duty pavement in the required emergency and service vehicle access easement, and the pathway to refuse container(s), subject to Town Manager approval.
36. Pavement Damage: That final plans include the following note, prior to issuance of a Zoning Compliance Permit, “The Town of Chapel Hill, its’ assigns or the County shall not be responsible for any pavement damage that may result from service vehicles.”
37. Final Plan Notes: It will be necessary to place the following notes on the Final Plans:
· By Orange County Ordinance, clean wood waste, scrap metal and corrugated cardboard, all present in construction waste, must be recycled.
· By Orange County Ordinance, all haulers of construction waste must be properly licensed.
· Prior to any demolition or construction activity on the site the applicant will hold a pre-demolition/pre-construction conference with the County’s Solid Waste staff. This may be the same meeting held with other development officials.
38. Overhead Obstruction/Utility Lines: That the final plans included details verifying that no overhead obstruction or utility wires will interfere with service vehicle access or operation.
39. Utility/Lighting Plan Approval: That the final Utility/Lighting Plan be approved by Duke Power Company, Orange Water and Sewer Authority, BellSouth, Public Service Company, Time Warner Cable, and the Town Manager prior to issuance of a Zoning Compliance Permit.
40. Utility Line Placement: That all new utility lines shall be placed underground. The applicant shall indicate proposed off-site utility line routing and upgrades required to service the site on Final Plans, to be approved by the Town Manager prior to issuance of a Zoning Compliance Permit.
41. Sewer Line Profiles: That all necessary sewer line profiles be approved by the Town Manager prior to issuance of a Zoning Compliance Permit.
42. Fire Apparatus Turning Radii: That all turning radii proposed for fire apparatus be approved by the Town Manager prior to issuance of a Zoning Compliance Permit.
43. Fire Flow: That a fire flow report for all new construction, shall be prepared and sealed by a registered professional engineer, which demonstrates that flows meet the minimum requirements of the Town Design Manual, to be approved by the Town Manager prior to issuance of a Zoning Compliance Permit.
44. Additional Fire Hydrant: If sufficient water pressure is not available with the existing fire hydrant as determined by a Fire Flow Report, installation of an additional fire hydrant may be necessary. Fire hydrant locations must be approved by the Town Manager prior to issuance of a Zoning Compliance Permit.
45. Construction Management Plan: That a Construction Management Plan, indicating how construction vehicle traffic will be managed, shall be approved by the Town Manager prior to the issuance of a Zoning Compliance Permit.
46. Traffic and Pedestrian Control Plan: That a Traffic Management Plan for movement of motorized and non-motorized vehicles on any public street that will be disrupted during construction, including detour information and a pedestrian management plan indicating how pedestrian movements will be safely maintained shall be reviewed and approved by the Town Manager prior to the issuance of a Zoning Compliance Permit.
47. Open Burning: That the open burning of trees, limbs, stumps and construction debris association with this development is prohibited.
48. Detailed Plans: That final detailed site plans, grading plans, utility/lighting plans, stormwater management plans (with hydrologic calculations), and landscape plans and landscape maintenance plans be approved by the Town Manager prior to issuance of a Zoning Compliance Permit, and that such plans conform to the plans approved by this application and demonstrate compliance with all applicable conditions and the design standards of the Land Use Management Ordinance and the Design Manual.
49. As-Built Plans: That as-built plans in DXF binary format using State plane coordinates, shall be provided for street improvements and all other existing or proposed impervious surfaces prior to issuance of the first Certificate of Occupancy.
50. Certificates of Occupancy: That no Certificates of Occupancy shall be issued until all required public improvements are completed; and that a note to this effect shall be placed on the final plat.
That if the Town Manager approves a phasing plan, no Certificates of Occupancy shall be issued for a phase until all required public improvements for that phase are complete; no Building Permits for any phase shall be issued until all public improvements required in previous phases are completed to a point adjacent to the new phase, and if applicable a note to this effect shall be placed on the final plan and/or plat.
51. Construction Sign: That the applicant shall post a construction sign that lists the property owner’s representative and telephone number, the contractor’s representative and telephone number, and a telephone number for regulatory information at the time of issuance of a Building Permit, prior to the commencement of any land disturbing activities. The construction sign may have a maximum of 16 square feet of display area and may not exceed 6 feet in height. The sign shall be non-illuminated, and shall consist of light letters on a dark background.
52. Continued Validity: That continued validity and effectiveness of this approval is expressly conditioned on the continued compliance with the plans and conditions listed above.
53. Non-severability: That if any of the above conditions is held to be invalid, approval in its entirety shall be void.
BE IT FURTHER RESOLVED by the Council of the Town of Chapel Hill that the Council hereby approves the application for the Special Use Permit Modification application for the Southern Orange County Senior Center in accordance with the plans and conditions listed above.
This the______day of__________________, 2005.
RESOLUTION B
(Transportation Board Recommendation)
A RESOLUTION APPROVING AN APPLICATION FOR A SPECIAL USE PERMIT MODIFICATION FOR THE SOUTHERN ORANGE COUNTY SENIOR CENTER
NOW, THEREFORE, BE IT RESOLVED by the Council of the Town of Chapel Hill that it finds that the Special Use Permit Modification application proposed by Nathan Harms of Gurlitz Architectural Group, PA for the Southern Orange County Senior Center on property identified as Orange County Tax Map 24, Lots 42 (PIN no. 9880-00-8527) if developed according to the site plans dated December 14, 2004, revised April 12, 2005, and the conditions listed below:
1. Would be located, designed, and proposed to be operated so as to maintain or promote the public health, safety, and general welfare;
2. Would comply with all required regulations and standards of the Land Use Management Ordinance;
3. Would be located, designed, and proposed to be operated so as to maintain or enhance the value of contiguous property; and
4. Would conform with the general plans for the physical development of the Town as embodied in the Land Use Management Ordinance and in the Comprehensive Plan.
BE IT FURTHER RESOLVED that the Town Council hereby approves the application for a Special Use Permit Modification for the Southern Orange County Senior Center in accordance with the plans listed above and with the conditions listed below:
1. Resolution A: That all of the stipulations in Resolution A shall apply to the proposed development unless modified or superseded by those stipulations below.
2. Revised Stipulations: That the following stipulations shall be revised:
Deleted Stipulations:
7. Westbound Homestead Road Right Turn Lane: That the applicant provide an exclusive right turn lane on the westbound approach of Homestead Road with full-width storage of 100 feet and a 100 foot taper. The final plans for the construction shall be approved by NCDOT and the Town Manager prior to issuance of a Zoning Compliance Permit.
8. Eastbound Homestead Road Left Turn Lane: It will be necessary for the applicant to provide an exclusive left turn lane on the eastbound approach of Homestead Road with full-width storage of approximately 200 feet and a 100 foot taper. The final plans for the construction shall be approved by NCDOT and the Town Manager prior to issuance of a Zoning Compliance Permit.
New Stipulation:
7. Homestead Road Turn Lane: That the applicant provide a right turn lane on Homestead Road at the existing site entrance to provide for right turns into the site. The final plans for the construction shall be approved by NCDOT and the Town Manager prior to issuance of a Zoning Compliance Permit.
BE IT FURTHER RESOLVED by the Council of the Town of Chapel Hill that the Council hereby approves the application for the Special Use Permit Modification application for the Southern Orange County Senior Center in accordance with the plans and conditions listed above.
This the day of 2005.
RESOLUTION C
(Denying the Application)
A RESOLUTION DENYING AN APPLICATION FOR A SPECIAL USE PERMIT MODIFICATION FOR THE SOUTHER ORANGE COUNTY SENIOR CENTER
NOW, THEREFORE, BE IT RESOLVED by the Council of the Town of Chapel Hill that it finds that the Special Use Permit application proposed by Nathan Harms of Gurlitz Architectural Group, PA for the Southern Orange County Senior Center on property identified as Orange County Tax Map 24, Lots 42 (PIN no. 9880-00-8527) if developed according to the site plans dated December 14, 2004, revised April 12, 2005, and the conditions listed below:
1. Would not be located, designed, and proposed to be operated so as to maintain or promote the public health, safety, and general welfare;
2. Would not comply with all required regulations and standards of Land Use Management Ordinance;
3. Would not be located, designed, and proposed to be operated so as to maintain or enhance the value of contiguous property; and
4. Would not conform with the general plans for the physical development of the Town as embodied in the Land Use Management Ordinance and the Comprehensive Plan.
BE IT FURTHER RESOLVED that the Town Council hereby denies the application for a Special Use Permit Modification for Southern Orange County Senior Center in accordance with the plans listed above and with the conditions listed below:
(INSERT ADDITIONAL REASONS FOR DENIAL)
BE IT FURTHER RESOLVED by the Council of the Town of Chapel Hill that the Council hereby denies the application for the Southern Orange County Senior Center as proposed by Nathan Harms of Gurlitz Architectural Group, PA.
This the day of , 2005.