CONCEPT PLAN PROPOSAL

 

TO:                  W. Calvin Horton, Town Manager

 

FROM:            J. B. Culpepper, Acting Planning Director

 

SUBJECT:      Concept Plan:  Chapel Hill Kehillah – Parking Lot Rental Request

 

DATE:                        June 20, 2005

 

INTRODUCTION

 

Attached is a proposal for Concept Plan review.  The applicant’s proposal includes development of a long term lease Park/Ride Lot of approximately 50 parking spaces.  The place of worship is located at the intersection of Mason Farm Road and Purefoy Road, in the Residential-4 (R-4) zoning district. 

 

 

PROCEDURAL BACKGROUND

 

On January 27, 2003, the Council enacted a Land Use Management Ordinance requiring that the Council conduct a Concept Plan Review for proposed development meeting specific land or floor area thresholds.  Applications (other than in Town Center) meeting any of the minimum thresholds as shown below require Town Council review in addition to the Community Design Commission review: 

 

            Characteristic                                      Threshold Triggering Council Review

            Land Area                                                       5 acre

            Floor Area                                                       100,000 square feet

            # of Dwelling Units                                        50 dwelling units

 

The Council has the opportunity tonight to hear this applicant’s presentation, receive a set of comments from the Community Design Commission, hear public comment, and offer suggestions to the applicant for consideration as further plans are drawn.  At the conclusion of the evening’s discussion, we recommend that the Council adopt a resolution (attached) transmitting comments to the applicant.

 

An excerpt for the Land Use Management Ordinance with a description of the process for Concept Plans is attached.
 
 

 

The Concept Plan review process does not involve staff evaluation of the proposal.  Review of the Concept Plan submitted is conducted by the Community Design Commission and, in some instances, Town Council, as noted above.

 

BACKGROUND

 

April 20, 2005                         Community Design Commission reviewed the Chapel Hill Kehillah Concept Plan proposal.  The conceptual plan for the 2 acre site proposes creating a long term lease Park/Ride Lot for approximately 50 vehicles (Attachment 3: CDC Summary Comments).

 

May 4, 2005                            The Town Council received a request from the Chapel Hill Kehillah for review of the Concept Plan by the Town Council.  The proposal does not meet the Ordinance threshold for Council review.

 

May 9, 2005                            The Town Council granted the request for Concept Plan review by the Town Council.

 

ELEMENTS OF REVIEW

 

A Concept Plan is a preliminary step toward preparation of a formal development plan and application.  The Land Use Management Ordinance states that design and construction of site elements should include:

 

·            Appropriate descriptions and explanations of the relationships and balances among site elements;

 

·            The relationship of the development to natural features, neighboring developments, and undeveloped land;

 

·            Access and circulation systems;

 

·            Retention of natural vegetation, minimal alteration of natural topography, mitigation of erosion and sedimentation, mitigation of stormwater drainage and flooding;

 

·            Arrangement and orientation of buildings and amenities in relation to each other and to neighboring developments and streets;

 

·            Landscaping, preservation or enhancements of vistas, and

 

·            Mitigation of traffic impacts.

 

The Town Council and Community Design Commission, in examining development applications, are to consider the various aspects of design, with special emphasis on whether the proposed development is consistent with the Town’s Design Guidelines, and the Goals and Objectives of the Town’s Comprehensive Plan.  A work sheet for review of Concept Plans is attached for the Council’s use with this memorandum (Attachment 2).

 

Tonight’s Concept Plan was reviewed by the Community Design Commission on April 20, 2005.  A copy of the Commission’s comments from the April 20th meeting is attached to this memorandum.

 

DESCRIPTION OF THE APPLICATION

 

This Concept Plan application proposal for a park/ride lot development is located on a 2-acre site at the intersection of Mason Farm Road and Purefoy Road. The Chapel Hill Kehillah, a place of worship, currently has an existing building of approximately 19,230 square feet with a 100-space parking lot.  The development proposal includes development of a 50 parking space long term lease park/ride lot. 

 

The Land Use Plan, a component of the Comprehensive Plan, identifies this site as medium density residential (4-8 units per acre).  The site is located in the Residential-4 (R-4) zoning districts. The property is located within the Town limits and within the Town Urban Service Area.  The property is located in Orange County and is identified as Chapel Hill Township Tax Map 71, Block C, Lot 11.

 

RECOMMENDATION

 

We recommend that the Council review this Concept Plan, receive comments from citizens, and adopt a resolution transmitting comments to the applicant.

 

ATTACHMENTS

 

  1. Excerpt from Land Use Management Ordinance of Concept Plan procedures (p. 5).
  2. Worksheet for Concept Plan Review (p. 8).
  3. April 20, 2005 Community Design Commission Concept Plan Summary Comments (p. 10).
  4. Concept Plan application materials (p. 11).
  5. Area Map (p. 14).
  6. Reduced Plans (p. 24).

A RESOLUTION TRANSMITTING COUNCIL COMMENTS ON A CONCEPT PLAN FOR THE CHAPEL HILL KEHILLAH – PARKING LOT RENTAL REQUEST (2005-06-20/R-1)

 

WHEREAS, a Concept Plan has been submitted for review by the Council of the Town of Chapel Hill, for the Chapel Hill Kehillah – Parking Lot Rental Request; and

 

WHEREAS, the Council has heard presentations for the applicant, and citizens; and

 

WHEREAS, the Council has discussed the proposal, with Council members offering reactions and suggestions;

 

NOW, THEREFORE, BE IT RESOLVED by the Council of the Town of Chapel Hill that the Council transmits comments to the applicant regarding this proposal, as expressed by Council members during discussions on June 20, 2005, and reflected in minutes of that meeting.

 

This the 20th day of June, 2005.