CONCEPT PLAN PROPOSAL
TO: W. Calvin Horton, Town Manager
FROM: J. B. Culpepper, Acting Planning Director
SUBJECT: Concept Plan: American Board of Pediatrics
DATE: September 19, 2005
INTRODUCTION
Attached is a proposal for Concept Plan review. The applicant’s proposal includes construction of new buildings of approximately 23,800 square feet of floor area and an additional 80 parking spaces. The site is located at the intersection of Kingston Drive and Silver Cedar Circle, just south of Weaver Dairy Road, in the Office/Institutional-2 (OI-2) 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 acres
Floor Area 100,000 square feet
# of Dwelling Units 50 dwelling units
The Council has the opportunity tonight to hear this applicant’s presentation, receive a set of comments from the Community Design Commission, hear public comment, and offer suggestions to the applicant for consideration as further plans are drawn. At the conclusion of the evening’s discussion, we recommend that the Council adopt a resolution (attached) transmitting comments to the applicant.
An excerpt from the Land Use Management Ordinance with a description of the process for Concept Plans is attached.
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
July 25, 1979 Special Use Permits were granted by the Aldermen for Timberlyne Office Park South.
August 24, 1981 Council approved the Site Plan and Preliminary Sketch for Timberlyne Office Park South.
February 15, 1983 The property was annexed into the Town limits.
October 22, 1984 The July 25, 1979 Special Use Permit was determined to be no longer necessary and was revoked by the Council.
May 9, 1989 Site Plan Approval was granted to the American Board of Pediatrics by the Planning Board for a 16,500 square foot building addition and 46 additional parking spaces.
June 22, 2005 Community Design Commission reviewed the American Board of Pediatrics Concept Plan proposal. The conceptual plan for the 6.3 acre site proposes an additional 23,800 square feet of floor area and an additional 80 parking spaces.
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 June 22, 2005. A copy of the Commission’s comments will be distributed during tonight’s meeting.
DESCRIPTION OF THE APPLICATION
This Concept Plan application proposal for additional floor area and parking spaces is located on a 6.3-acre site at the intersection of Kingston Drive and Silver Cedar Court, just south of Weaver Dairy Road. The existing American Board of Pediatrics facility includes two buildings totaling 36,164 square feet of floor area and 91 parking spaces. The development proposal includes 23,800 square feet of new floor area and 80 new parking spaces.
The Land Use Plan, a component of the Comprehensive Plan, identifies this site as Office. The site is located in the Office/Institutional-2 (OI-2) zoning district. 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 24K, Lot 5.
RECOMMENDATION
We recommend that the Council review this Concept Plan, receive comments from citizens, and adopt a resolution transmitting comments to the applicant.
ATTACHMENTS
A RESOLUTION TRANSMITTING COUNCIL COMMENTS ON A CONCEPT PLAN FOR THE AMERICAN BOARD OF PEDIATRICS (2005-09-12/R-1)
WHEREAS, a Concept Plan has been submitted for review by the Council of the Town of Chapel Hill, for the American Board of Pediatrics; and
WHEREAS, the Council has heard presentations from 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 September 19, 2005, and reflected in minutes of that meeting.
This the 19th day of September, 2005.