CONCEPT PLAN PROPOSAL

 

TO:                  W. Calvin Horton, Town Manager

 

FROM:            J.B. Culpepper, Acting Planning Director

 

SUBJECT:      Concept Plan:  Chapel Hill North – Residential Development

 

DATE:                        June 20, 2005

 

INTRODUCTION

 

Attached is a proposal for Concept Plan review for the Chapel Hill North mixed-use development. The applicant’s proposal includes 120 multi-family dwelling units and 215 parking spaces.  The applicant is also proposing to 1) revoke a portion of the Chapel Hill North Master Land Use Plan; and 2) revoke a portion of the Chapel Hill North Phase I Special Use Permit. 

 

The 12.7-acre site is an undeveloped portion of the Chapel Hill mixed-use development and is located east of the existing Chapel Hill North Shopping Center. The site is located in the Mixed Use-Office/Institutional-1 (MU-OI-1) zoning district. The lot is located in Orange County and is identified as Chapel Hill Township Tax Map 17, Lot 45.  In accordance with the Land Use Management Ordinance, there has been no staff review of this Concept Plan.

 

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

 

June 18, 2003                          Community Design Commission reviews the Chapel Hill North-Residential Development Concept Plan proposal.  The conceptual plan for the 12.7 acre site proposes 190 multi-family dwelling units and 329 parking spaces.  The plan also included a proposal to modify the Chapel Hill North Master Land Use Plan (Attachment 6: CDC Summary Comments).

 

October 20, 2003                    Town Council reviews the Chapel Hill North Concept Plan proposal.  (Attachment 5: Council Summary Minutes).

 

April, 2005                              The applicant informed staff about proposed changes to the 2003 Concept Plan.  Staff encourages applicant to return to the Concept Plan Review process.

 

May 25, 2005                          Community Design Commission reviews a revised Concept Plan for the Chapel Watch Village residential development.  The proposal includes 120 multi-family dwelling units and 215 parking spaces.  The plan also includes a proposal to revoke a portion of the Chapel Hill North Master Land Use Plan and Phase I Special Use Permit.  A copy of the Community Design Commission comments will be provided as soon as they are available.

 

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 May 25, 2005.  A copy of the Commission’s comments will be provided as soon as they are available.

 

BACKGROUND

 

Chapel Hill North Master Land Use Plan- On January 23, 1990, the Town Council approved a Master Land Use Plan for the Chapel Hill North mixed-use development at the intersection of Martin Luther King Jr. Boulevard and Weaver Dairy Road.  Located in the Mixed-Use Office/Institutional-1 zoning district, the approved plan authorized a total of 633,400 square feet of floor area on the 40-acre site.   The approved Master Land Use Plan specified a mix of uses. Specifically, the approved floor area ratio authorized by the Council with the 1990 Chapel Hill North Master Land Use Plan is:

 

·         Minimum of 374,200 square feet of floor area devoted to office type use (60%);  and

·         Maximum of 259,200 square feet of floor area devoted to retail use (40%).

 

For additional discussion on the mix of uses, refer to the discussion below under Mixed-Use Districts.

 

Chapel Hill North Phase I Special Use Permit- Following approval of the Master Land Use Plan, the Town Council approved the Phase I Special Use Permit for Chapel Hill North in 1991.  The Phase I approval authorized a portion (102,713 square feet of office type use and 147,807 square feet of retail use) of the floor area approved by the 1990 Master Land Use Plan.

 

MIXED-USE DISTRICTS

 

The Chapel Hill North development is located in the Mixed-Use Office/Institutional-1 (MU-OI-1) zoning district.  This mixed-use zoning district includes special land use intensity standards, specific permitted land use regulations, and development thresholds.

 

The applicant’s proposed Concept Plan for Chapel Hill North proposes to modify the development mix for Chapel Hill North, to reduce office floor area and introduce a residential component.  The MU-OI-1 zone calls for the following development thresholds:

 

 

A.     Minimum lot size of 20 contiguous acres.

 

B.     Uses proposed in one of the following combinations:

 

* Office, Commercial, and Residential uses

 

* Office and Commercial uses

 

*Office and Residential uses.

 

C.     At least 60% of floor area devoted to "business, office-type" uses.

 

D.          No more than 85% of floor area devoted to "business, office-type" uses.

 

 

DESCRIPTION OF THE APPLICATION

The proposal involves a request to construct a 120 unit multi-family development on a 12 acre portion of the 40 acre Chapel Hill North development.  The proposal also includes 215 parking spaces. This Concept Plan also includes a proposal to revoke a portion of the Chapel Hill Master Land Use Plan and revoke a portion of the Chapel Hill North Phase I Special Use Permit proposes a modification to the Chapel Hill North Special Use Permit. 

 

A comparison between the Master Land Use Plan, the Phase I Special Use Permit, the 2003 Concept Plan and the current Concept Plan proposal are outlined in Table #1(Attachment 3).

 

The Land Use Plan, a component of the Comprehensive Plan, identifies this site as Mixed-Use Office/Commercial emphasis.  The site is located in the Mixed-Use Office/Institutional-1 (MU-OI-1) zoning district.  The property is within Town Limits and the Town’s Urban Services Area.  This Concept Plan is proposed in the context of the existing zoning for the site.  The tract is located in Orange County and is identified as Chapel Hill Township Tax Map 17, Lot 45.

 

This Concept Plan was reviewed by the Community Design Commission on May 25, 200 5.  A copy of the Community Design Commission Summary will be provided as soon as it is available.  We believe that the Concept Plan before the Council tonight is the same plan.

 

RECOMMENDATION

 

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


 

ATTACHMENTS

 

  1. Excerpt from Land Use Management Ordinance of Concept Plan procedures (p. 7).
  2. Worksheet for Concept Plan Review (p. 10).
  3. Table #1: Comparison of 1990 Master Land Use Plan, 1991 Special Use Permit, 2003 Concept Plan and 2005 Concept Plan (p. 12).
  4. 2005 Concept Plan application materials (p. 16).
  5. October 20, 2003 Council Summary Minutes Concept Plan Review Chapel Hill North (p. 20).
  6. June 18, 2003 Community Design Commission Concept Plan Summary Comments (p. 21).
  7. 2003 Concept Plan application materials (p. 23).
  8. Area Map (p. 44).
  9. 2005 Reduced Plan (p. 45).
  10. 2003 Reduced Plans (P. 46).

A RESOLUTION TRANSMITTING COUNCIL COMMENTS ON A CONCEPT PLAN FOR THE CHAPEL HILL NORTH – RESIDENTIAL DEVELOPMENT (2005-06-20/R-2)

 

WHEREAS, a Concept Plan has been submitted for review by the Council of the Town of Chapel Hill, for the Chapel Hill North – Residential Development; 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.