AGENDA #5
MEMORANDUM
TO: Mayor and Council
FROM: W. Calvin Horton, Town Manager
SUBJECT: Concept Plan: University Village Mixed-Use Development
DATE: October 19, 2005
Tonight the Council considers a Concept Plan for the University Village Mixed-Use Development, proposed on NC 54 between Finley Golf Course Road and Hamilton Road.
This proposal involves demolishing the University Village Motel and an office building at the corner of Hamilton Road and NC 54. Proposed construction includes a mixed-use development with 477,900 square feet of retail, office, hotel and residential floor area and 922 parking spaces. In accordance with the Land Use Management Ordinance, there has been no staff review of this Concept Plan.
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.
The attached memorandum for the Concept Plan proposal includes background information on the Concept Plan process, the applicant’s materials, and additional related information.
TO: W. Calvin Horton, Town Manager
FROM: J.B. Culpepper, Acting Planning Director
SUBJECT: Concept Plan: University Village Mixed-Use Development
DATE: October 19, 2005
INTRODUCTION
Attached is a proposal for Concept Plan review. This proposal involves demolishing the University Village Motel and an office building at the corner of Hamilton Road and NC 54. Proposed construction includes a mixed-use development with 477,900 square feet of retail, office, hotel and residential floor area and 922 parking spaces. The 11.2-acre site is located in the Community Commercial (CC) zoning district and the Watershed Protection District and is identified as Chapel Hill Township Tax Map 65, Block C, Lot 3.
Tonight the Council is reviewing this proposal along with a Concept Plan proposal to redevelop the adjacent Aurora Restaurant/McLean Building Company property.
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 16, 2004 Community Design Commission reviewed a Concept Plan Proposal for the University Village property. This proposal differs from the proposal before the Council tonight.
September 20, 2004 Town Council reviewed a Concept Plan Proposal for the University Village property. This proposal is the same as reviewed by the Community Design Commission April 16, 2004 but is different from the proposal before the Council tonight.
September 28, 2005 Community Design Commission reviewed a revised Concept Plan Proposal for the University Village. This proposal is identical to the proposal before the Council tonight.
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).
A Concept Plan for this site was reviewed by the Community Design Commission on June 16, 2004 and on September 28, 2005. A copy of comments from the September 28, 2005 meering will be distributed as soon as they are available.
DESCRIPTION OF THE APPLICATION
This Concept Plan Proposal includes the demolition of the University Village Motel and an office building located at the corner of Hamilton Road and NC 54. The proposal includes construction of a mixed-use development including 477,900 square feet of retail, office, hotel and residential uses on an 11.2-acre site. The proposed development site is located on the south side of NC 54 between Finley Golf Course Road and Hamilton Road.
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 Community Commercial (CC) zoning district. The property is located within the Town limits and the Town Urban Service Area. The property is located in Orange County and is identified as Chapel Hill Township Tax Map 65, Block C, Lot 3.
A Concept Plan for this site was reviewed by the Community Design Commission and the Town Council in 2004. The below tables describes some of the differences between the previous proposal and tonight’s Concept Plan.
|
|
2004 Proposal |
2005 Proposal |
|
Land Area |
9.11 acres |
11.2 acres |
|
Proposed # of Dwelling Units |
191 |
189 |
|
Proposed # of Units Per Acre |
19 |
17 |
|
Percent Affordable Units |
30% |
30% |
|
Proposed Floor Area |
337,500 |
477,900 |
|
# of Parking Spaces |
665 |
922 |
|
Impervious Surface (%) |
55% |
63% |
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 UNIVERSITY VILLAGE (2005-10-19/R-1)
WHEREAS, a Concept Plan has been submitted for review by the Council of the Town of Chapel Hill, for University Village; 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 October 19, 2005, and reflected in minutes of that meeting.