ATTACHMENT 2
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: The Family House at University of North Carolina Hospitals - Application for Special Use Permit (File No. 7.73..1, PIN #9788-54-5304)
Date: September 27, 2005 (Community Design Commission)
September 28, 2005 (Bicycle and Pedestrian Advisory Board)
October 4, 2005 (Planning Board)
October 4, 2005 (Transportation Board)
INTRODUCTION
The text immediately below has been changed from the original Staff Report.
We have received a request for
approval of a Special Use Permit to construct the 34,140 square-foot Family
House, a Residential Support Facility associated with the University of North
Carolina (UNC) Hospital System. The proposal is to provide a Residential
Support Facility for 40 families who have family members at the UNC Hospital
System. The site is located on Old Mason Farm Road, adjacent to the
Ronald McDonald House and south of the Highland Woods neighborhood. The
applicant proposes to encumber a 6.15 acre (268,026 square feet) 7.65
acre (333,366 square feet) portion of a 19.73-acre lot with a Special Use
Permit. The Ronald McDonald House is also on the same lot, and has its own Site
Plan Review approval. The applicant is proposing 59 parking spaces. The site is
located in the Office/Institutional-2 (OI-2) zoning district. The site is
located in Orange County is identified as a portion of Chapel Hill Township Tax
Map 73, Lot 1 (PIN # 9788-54-5304).
The applicant is requesting modification to regulations from the minimum parking requirements. The applicant is also proposing a Land Use Management Ordinance Text Amendment to change the number of families permitted in a Residential Support Facility.
BACKGROUND
December 17, 2003 A Concept Plan review of this application was conducted by the Community Design Commission (see attached summary).
March 15, 2004 A Concept Plan review of this application was conducted by the Town Council (see attached minutes).
March 7, 2005 Applicant submitted a Special Use Permit application to construct the Family House, Residential Support Facility.
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.
The text immediately below has been changed from the original Staff Report.
Existing Conditions
Location: The 7.65 6.15-acre site is
located on Old Mason Farm Road, near the intersection of Fordham Boulevard. The
site is adjacent to undeveloped land to the east, the Highland Woods
Neighborhood to the north, the Ronald McDonald House to the west and an
electrical substation to the south. The site is located in the
Office/Institutional-2 (OI-2) zoning district.
Existing Structures: The site is currently undeveloped. An abandoned fairway and paved cart path from the Finley Golf Course occupies the northern part of the site.
Vehicular Access: There is currently no access to the site.
Pedestrian Circulation: There are currently no sidewalks along either side of Old Mason Farm Road. There is an abandoned, asphalt cart path, used by the adjacent former UNC golf course fairway, which traverses the northern portion of the proposed development area.
Bus Stops, Routes: There are currently no bus routes that service Old Mason Farm Road.
Topography, Drainage, Vegetative Cover: The site generally slopes down from northeast to southwest at an average slope of approximately 9%. The site is steeper towards the rear of site. The site generally drains from the northeast to the southwest.
The site is located inside the Watershed Protection District. No portion of the site lies within the Federal Emergency Management Agency (FEMA) 100-year floodplain or the Resource Conservation District.
There are several ephemeral stream channels, flowing southwesterly direction across the site. There is a high water table present on the site as well as soils with low permeability.
There are approximately twenty two specimen trees located mostly in the southern part of the site. Two significant tree stands have been identified on the Landscape Plan. One stand is located along the northern boundary of the site and the other in the southeast corner of the site.
Development Description
The applicant is proposing to construct a two-story Residential Support Facility, for use by families with members at the UNC Hospital. The proposal includes 34,140 square feet of floor area and accommodations for 40 families and one care-taker unit.
The applicant is proposing to provide 59 vehicular parking spaces, including 2 handicapped spaces, as well as 6 bicycle parking spaces.
The applicant is proposing three bio-retention features located in the south western part of the site, for managing increased stormwater runoff associated with the proposed development.
Concept Plan / Special Use Permit Application Comparison
The plans for the UNC Hospital’s Family House have changed in minor respects from Concept Plan review by the Community Design Commission (December 17, 2003), the Concept Plan Review by the Town Council (March 15, 2004) and the current Special Use Permit application. Some of those differences are noted in the table below:
Concept Plan / Special Use Permit - Comparison
|
The Family House |
Type of Review |
||
|
Concept Plan Review: Community Design Commission December 17, 2003 |
Concept Plan Review: Town Council March 15, 2004 |
Special Use Permit Review: September 2005 |
|
|
Proposed Floor Area |
26,000 s.f. |
32,000 s.f. |
34,140 s.f. |
|
Vehicular Parking Spaces |
52 |
53 |
59 |
|
Proposed Impervious Surface |
not specified |
37,715 s.f. |
|
Ordinance Requirements
Zoning: The Family House is classified as a Residential Support Facility and is located in the Office/ Institutional-2 (OI-2) zoning district. Permitted uses in the Office/Institutional-2 (OI-2) zoning district include the Residential Support Facility use being proposed by the applicant. The adjacent zoning is Residential-1 (R-1) to the north and south and Office/Institutional-2 (OI-2) to the east and west.
This proposal meets zoning regulations except for the number of families proposed under the definition of Residential Support Facility. As defined, the Land Use Management Ordinance allows occupancy not to exceed 30 families. The applicant is proposing to accommodate 40 families. The applicant is requesting a Land Use Management Ordinance Text Amendment to permit 40 families rather than 30 families. The Land Use Management Ordinance Text Amendment application is tracking concurrently with the Special Use Permit application for this project.
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 Office Institutional-2 (OI-2) zoning district.
Modifications to Regulations
The applicant has requested modification to regulations from the Land Use Management Ordinance. The Town Council has the ability to modify the regulations, according to Section 4.5.6 of the Land Use Management Ordinance, if a public purpose finding can be made.
Parking Regulations: Article 5.9 of the Land Use Management Ordinance requires minimum off-street parking of one space per 500 square feet of floor area, or in this case 68 parking spaces. The applicant is proposing 59 parking spaces or 13% less that required. The applicant has indicated that the shared use of the existing shuttle bus to UNC Hospital with the Ronald McDonald House will reduce the need for the parking spaces.
We believe that reducing the off-street parking requirements in Article 3.8 of the Land Use Management Ordinance to allow 59 parking spaces, or 13% less than required, is reasonable. We recommend approval of this requested modification, permitting the applicant to provide 59 parking spaces at the proposed Family House. We believe that the Council could find that public purposes are satisfied to an equivalent or greater degree because the Family House facility 1) will have a shuttle bus available to UNC Hospital, minimizing the need for parking spaces, and 2) is located in the Watershed Protection District and fewer parking spaces will reduce impervious surface.
Land Use Management Ordinance Text Amendment
A Land Use Management Ordinance Text Amendment will accompany the Special Use Permit application for the UNC Family House to the Council Public Hearing. The applicant has proposed accommodations for 40 families in the UNC Family House but the Ordinance only allows 30 families. The applicant has therefore proposed that the following definition for a Residential Support Facility be amended:
The applicant is proposing that the definition of a Residential Support Facility be amended to permit a maximum occupancy by up to 40 families rather than 30. Approval of the proposed text amendment will be required for the applicant to obtain approval of the Special Use Permit, as currently proposed.
Transportation Issues
Traffic Impact: This development proposal was exempted from the Traffic Impact Analysis requirement. The requirement to prepare a Traffic Impact Analysis may be waived by the Town Manager if all of the following conditions are met:
a) Daily trip generation is less than 500 (or, for a change to an existing property that does not requiring rezoning, difference in daily trip generation is less than 500);
b) No more than 250 vehicles per day (or, for a change to an existing property that does not requiring rezoning, no more than 250 vehicles per day) access an existing collector or local road;
c) The total traffic, including background traffic and additional traffic from proposed new site or redeveloped property does not exceed an average of 150 vehicles per day on any unpaved road;
d) The applicant submits a written request for a Traffic Impact Analysis waiver with appropriate supporting documentation including pedestrian/bicycle analysis, if applicable; and
e) The Town Manager concurs with the request.
This development proposal met all of the above required criteria for a Traffic Impact Analysis waiver (Attachment 11).
The text immediately below has been changed from the original Staff Report.
Also, the traffic impact exemption was approved with the following additional conditions:
a)
No more that 40 41 families are allowed to be accommodated
under this exemption. A full traffic impact analysis report must be prepared if
accommodations for more than 40 41 families are proposed; and
b) As part of the Special Use Permit, subject to Town Council approval, the Town Manager may recommend several roadway improvements, such as sidewalks, bike lanes, payment-in-lieu for signal timing improvements, and turning lanes.
The text immediately below has been changed from the original Staff Report.
The applicant is in the process of submitting a revised request for a Traffic Impact Analysis waiver for 41 units, rather than 40 units. We will provide the waiver for the Council when it is available.
Prior to issuance of a Zoning Compliance Permit, we recommend that the applicant provide a $2,000 payment to the Town of Chapel Hill to implement signal retiming for the signals impacted by this development. The two signals are located at the intersections of 1) Old Mason Farm Road and 2) Manning Drive and Fordham Boulevard. We have included a stipulation to this effect in Resolution A.
Prior to issuance of a Certificate of Occupancy, we recommend that the applicant provide an 11-foot wide center turn lane from the intersection of U.S. 15-501 at Old Mason Farm Road, to the western-most driveway entrance to the site. Furthermore, a 295-foot transition taper should be extended in an eastern direction from the driveway entrance. The design must be approved by the Town Manager and the North Carolina Department of Transportation prior to issuance of a Zoning Compliance Permit. We have included a stipulation to this effect in Resolution A.
Vehicular Access: Two points of access to the Family House are proposed, both from Old Mason Farm Road, 1) a shared driveway with the existing Ronald McDonald House and 2) a new driveway with access to refuse containers. The shared driveway will intersect the existing drive aisle of the Ronald McDonald House with access to Old Mason Farm Road. This driveway is off the southwest corner of the Family House site. We recommend that the applicant provide a shared driveway access agreement. Stipulation to this effect have been included in Resolution A.
The proposed second driveway on the eastern part of the site, for refuse container access, is 25 feet wide. We recommend that the proposed driveway width be reduced from 25 feet to 12 feet. We have included a stipulation to this effect in Resolution A.
The applicant is proposing 2-feet of additional pavement width along the north side of Old Mason Farm Road. We recommend this improvement and have included a stipulation to this effect in Resolution A.
Vehicular Parking: The Land Use Management Ordinance requires a minimum number of 68 parking spaces for a Residential Support Facility. Article 5.9 of the Land Use Management Ordinance requires minimum off-street parking of one space per 500 square feet of floor area, or in this case 68 parking spaces. The applicant is proposing 59 parking spaces, including 2 handicapped spaces. The applicant requests that regulations be modified to allow the applicant to provide 59 parking spaces, rather than the 68 required. See modification to regulations section for additional detail. The applicant is proposing 13% fewer parking spaces than required because of the existing shuttle bus service offered between the Ronald McDonald House and UNC Hospital.
Bicycle Parking: The Ordinance requires 6 bicycle parking spaces and the applicant is proposing an enclosed, Class I bicycle rack with 6 parking spaces. We have included a stipulation to this effect in Resolution A.
The text immediately below has been changed from the original Staff Report.
Pedestrian Circulation: The applicant is proposing to provide a 5-foot sidewalk, for approximately 330 linear feet, on the Old Mason Farm Road frontage, including a 2-foot wide curb and gutter and a 3-foot wide grass strip. The applicant will be required to provide a surety guarantee for 125% for the estimated value of the required Old Mason Farm Road infrastructure improvements, prior to issuance of the Zoning Compliance Permit, for the sidewalk, curb and gutter, 3-foot wide grass strip and 2-foot widening of pavement, should the applicant choose not to complete these infrastructure improvements prior to issuance of a Certificate of Occupancy. The surety guarantee will give the applicant the option of completing the proposed Old Mason Farm Road infrastructure after projected utility work in Old Mason Farm Road is complete. The improvements are required to be completed no later than one year after the issuance of a Certificate of Occupancy. We have included a stipulation to this effect in Resolution A.
This The sidewalk on
the frontage is proposed to connect to walkways throughout the site, as
well as to the golf course path associated with the former golf fairway,
providing pedestrian access and circulation. We have included a stipulation to
this effect in Resolution A.
Bus Stops and Routes: There are no public bus stops on Old Mason Farm Road. There is an existing shuttle bus that currently serves the Ronald McDonald House and the UNC Hospital. This shuttle bus is proposed to be shared between the Ronald McDonald House and the proposed UNC Family House.
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 and have included a stipulation to that effect. 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.
Landscaping and Architectural Issues
Significant Tree Stands: Two significant tree stands have been identified on the Landscape Plan, one along the northern boundary of the site and the other in the southeast corner of the site. The applicant has stated that the proposed development would impact a portion of the significant tree stand in southeastern part of the site.
Specimen Trees: Approximately twenty two specimen trees have been identified on the Landscape Plan submitted by the applicant, primarily in the south-central part of the site. Eight of the specimen trees have been designated for preservation, indicated behind tree protection fencing. We have included a stipulation to this effect in Resolution A.
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 Req (Min.) |
Proposed Buffers |
|
Southern Boundary (Old MFR Frontage) |
20’ Type ‘C’ External Buffer |
20’ Type C External Buffer |
|
Western Boundary (Ronald McDonald House) |
10’ Type ‘B’ Internal Buffer |
10’ Type B Internal Buffer |
|
Northern Boundary (Highland Woods) |
20’ Type ‘C’ External Buffer |
20’ Type C External Buffer |
|
Eastern Boundary (Finley Golf Course) |
10’ Type ‘B’ Internal Buffer |
10’ Type B Internal Buffer |
A 20-foot type “C” external buffer is required along the southern boundary of the site, the Old Mason Farm Road frontage. The applicant is proposing a 20-foot type “C” external buffer along the Old Mason Farm Road frontage. We have included a stipulation to this effect in Resolution A.
A 10-foot type “B” internal buffer is required along the western boundary of the site, towards the Ronald McDonald House. The applicant is proposing a 10-foot, type “B” internal buffer along the western boundary of the site. We have included a stipulation to this effect in Resolution A.
A 20-foot type “C” external buffer is required along the northern boundary of the site. The applicant is proposing a 20-foot type “C” external buffer along the northern boundary of the site. We have included a stipulation to this effect in Resolution A.
A 10-foot type “B” internal buffer is required along the eastern boundary of the site, towards the Finley Golf Course. The applicant is proposing a 10-foot type “B” internal buffer along the eastern boundary. We have included a stipulation to this effect in Resolution A.
The text immediately below has been changed from the original Staff Report.
It is unclear from the Landscape
Plans submitted what the applicant proposes to do with the former Finley Golf
Course fairway extending across the northern part of the site. We recommend
that the applicant provide clarification and show the location of
tree protection fencing and/or supplemental plantings in the fairway area
needed to meet Town buffer requirements, some of the small
saplings in the former fairway area be protected by tree protection fencing
to be approved by the Town Manager prior to issuance of a Zoning Compliance
Permit. We recommend that the protection of these trees be integrated into the
Landscape Protection Plan.
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, indicating which trees are proposed for removal, and where tree protection fencing and/or silt fencing will be installed along all construction limit lines. We have included a stipulation to this effect in Resolution A.
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.
We recommend that all parking areas shall 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 recommend that the applicant provide a Parking Lot Shading Plan, demonstrating compliance with Town shading requirements, subject to approval by the Town Manager, prior to 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.
We recommend that the proposed landscape buffers remain undisturbed and no stormwater control structures be placed in the buffers. The applicant is proposing to do some grading in the eastern landscape buffer and we recommend that these two areas be properly replanted. 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.
The Highland Woods neighborhood is sited on higher ground above the proposed development. We recommend that particular care should be taken to minimize the visibility of lighting from the adjacent Highland Woods neighborhood. We recommend that the Community Design Commission take additional care during review to ensure that the proposed lighting plan will minimize 1) upward light pollution and 2) offsite spillage of light on the site. We have included a stipulation to this effect in Resolution A.
Environmental Issues
Watershed Protection District: The proposed development is located in the Watershed Protection District. Impervious surface area (e.g. built-upon area) is restricted in the Watershed Protection District by Section 3.6.4 of the Land Use Management Ordinance. The Watershed Protection District is that portion of the New Hope Watershed that drains to Jordan Lake.
The text immediately below has been changed from the original Staff Report.
Existing impervious surface area as of July 1, 1993 can be deducted by
the provisions of Section 3.6.4 of the Land Use Management Ordinance, thereby
exempting impervious surface that existed as of this date. The existing
impervious surface area on site as of July 1, 1993 was approximately 4,356
square feet (asphalt golf course path) and is not included in impervious
surface calculations (see table immediately below). The proposed impervious
surface is calculated as a percentage of existing pervious surface area
as of July 1, 1993, which is 329,010 263,670 square feet. The
proposed impervious surface with this Special Use Permit application is 41,068
square feet, or 12.3 15.5 % of existing pervious surface.
|
|
Gross Land Area |
Existing Impervious Surface |
Existing Pervious Surface |
Proposed Impervious Surface |
|
Area (Square Feet) |
|
4,356 s.f. |
|
41,068 s.f. |
|
Percentage of Gross Land Area |
100% |
|
|
(Percentage of Existing Pervious Surface) |
Section 3.6.4-1 of the Land Use Management Ordinance requires proposed
development to comply with a 50% impervious surface limit. The applicant is
proposing to increase impervious surface area on the site 12.3 15.5%,
well below the 50% threshold.
Floodplain: The 1983 Federal Emergency Management Agency (FEMA) Floodplain Map does not identify any portion of this site as being in the 100-year floodplain.
Resource Conservation District: There is no Resource Conservation District on the site as associated with the presence of perennial stream channels or as related to an elevation of 3 feet above the 100-year floodplain. The Town conducted an on-site inspection and determined that there were no streams on the site.
Stormwater Management: The applicant is proposing three bio-retention areas, located in the south western part of the site, for managing increased stormwater runoff associated with the proposed development.
We believe, based on the preliminary information submitted by the applicant, that the proposed design of the stormwater management facilities will comply with the Land Use Management Ordinance 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 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. We have included a stipulation to this effect in Resolution A.
There are several ephemeral stream channels flowing in a southwesterly direction across the site. It appears that the applicant is proposing development within these ephemeral stream channels. According to Section 5.4.6 of the Land Use Management Ordinance, land disturbance within the stream channel of any ephemeral stream shall be minimized, and prohibited unless the necessity for such disturbance is demonstrated. As part of the required Stormwater Management Plan, we recommend that the applicant identify the ephemeral stream channels, demonstrate the necessity of land disturbance within these channels, and demonstrate how such disturbance shall be minimized. We have included a stipulation to this effect in Resolution A.
There are also low permeability soils and a high water table present on the site. We recommend that the applicant demonstrate how the proposed stormwater management features are appropriate given these site constraints. We have included a stipulation to this effect in Resolution A.
Erosion Control: We recommend that a Soil and Erosion Control Plan for the site be approved by the NC Department of Environment, Health, and Natural Resources and be submitted to the Town Manager prior to issuance of a Zoning Compliance Permit. This stipulation is included 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 recommend that final plans include dimensioned details of proposed recycling collection area, including pad, associated screening, refuse containers, overhead clearances, and protective bollards, subject to Town Manager approval, prior to issuance of a Zoning Compliance Permit. These standard stipulations are included 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.
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.
Fire Hydrant Location: It is required that all new structures be located within 500 feet of a fire hydrant and that all hydrants be shown on Final Plans, subject to the approval of the Town Manager prior to the issuance of a Zoning Compliance Permit. We have included a stipulation to this effect in Resolution A.
Fire Sprinklers and Fire Department Connections (FDC’s): Automatic fire sprinkler system are required for buildings that meet any of the following conditions:
a. The building has 6,000 square feet of floor area, or more;
b. 20% or more of the total floor area is located further than 200 feet from the nearest point of access for a fire truck; or
c. The building exceeds two stories or 24 feet in height from the average grade of the lot to the windows on the topmost occupied floor.
Furthermore, any buildings requiring sprinklers must have FDC’s clearly indicated on Final Plans, subject to Town Manager approval, prior to issuance of a Zoning Compliance Permit. We have included a stipulation to this effect in Resolution A.
Fire Apparatus Access: It is required for all driveway entrances to be designed to meet the minimum unobstructed turning radii for fire apparatus access. We have included a stipulation to this effect in Resolution A.
Fire Flow Report: It is required for the applicant provide a fire flow report, sealed by a professional engineer, to be submitted for review and approval by the Town Manager prior to the issuance of a Zoning Compliance Permit, for all proposed fire hydrants. We have included a stipulation to this effect in Resolution A.
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.
Construction Management Plan: We recommend that the applicant provide a Construction Management Plan, indicating how construction vehicle traffic will be managed, subject to approval by the Town Manager, prior to the issuance of a Zoning Compliance Permit.
Comprehensive Plan: The adopted Land Use Plan classifies the site as “University” and the underlying zoning district is Office/Institutional-2 (OI-2) thereby allowing the proposed Residential Support Facility use.
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, with the modification of regulations noted previously.
CONCLUSION
Based on information available at this stage of the application review process, we believe that the proposal, with the conditions in Resolution A, and the modification of regulations, meets the requirements of the applicable sections of the Land Use Management Ordinance and Design Manual, and that the proposal conforms to the Comprehensive Plan.
Resolution A would approve the application with conditions. Resolution E would deny the application.