CONCEPT PLAN REVIEW
TO: W. Calvin Horton, Town Manager
FROM: J.B. Culpepper, Planning Director
SUBJECT: Concept Plans: Dobbins Hill Phase II and Wilson Assemblage
DATE: November 21, 2005
INTRODUCTION
Attached are two requests for Concept Plan Review. The Concept Plan Review requests are proposing to modify the Dobbins Hill Phase II and the Wilson Assemblage Special Use Permits. The Town Council approved Special Use Permits for the Wilson Assemblage and Dobbins Hill Phase II developments earlier this year.
The Dobbins Hill Phase II and Wilson Assemblage development proposals are located on the north side of Dobbins Road, between Erwin Road and Sage Road. The properties are located in the Residential-4 (R-4) zoning district. The sites are located in Orange County and are identified as Chapel Hill Township Tax Map 27A, Block A, Lot 1, and as Tax Map 27, Block B, Lots 3, 3A, 5, 6, 7, 8, 9, 10, and 11.
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
May 24, 1993 The Town Council approved the Dobbins Hill Special Use Permit for 55 multi-family units on a 7.4 acre site.
March 7, 2005 The Town Council approved a Special Use Permit for Wilson Assemblage. The 20.81-acre mixed-use development included 149 dwelling units, 48,000 square feet of office/retail space, and 402 parking spaces. The approval Special Use Permit included a stipulation requiring that the North Carolina Housing Finance Agency approve the applicant’s proposal to construct 32 affordable residential units in Dobbins Hill prior to the issuance of a Zoning Compliance Permit for Wilson Assemblage.
The Special Use Permit also stipulated that 1) No Zoning Compliance Permit shall be issued for this development until the North Carolina Department of Transportation has executed construction contracts for the Superstreet improvements at the intersection of U.S. 15-501 and Europa Drive/Erwin Road; and 2) No Certificates of Occupancy shall be issued for any part of this development until the Superstreet improvements at the intersection of U.S. 15-501 and Europa Drive/Erwin Road, are completed and open to traffic. A copy of the adopted Resolution approving the Wilson Assemblage Special Use Permit is attached (Attachment 3).
April 25, 2005 The Town Council approved a Special Use Permit Modification for Dobbins Hill Phase II. The approval authorized the addition of 32 multi-family units to the existing 55 unit Dobbins Hill Apartment complex located on the north side of Dobbins Drive. The proposal also included 54 additional parking spaces on the 7.4 acre site.
The Dobbins Hill Phase II project is closely linked to the Wilson Assemblage Special Use Permit. There is common infrastructure (stormwater and internal roadway improvements) and the affordable housing associated with Dobbins Hill Phase II is a stipulated component of the Wilson Assemblage development.
Conditions of approval in the Wilson Assemblage project require that the Wilson Assemblage project cannot go forward without approval and construction of the proposed affordable units in the Dobbins Hill Phase II application. However, if the developer of Dobbins Hill Phase II project desires, construction of the 32 affordable multi-family units may begin independent of the development of the Wilson Assemblage project or the Superstreet project. A copy of the adopted Resolution approving the Dobbins Hill Phase II Special Use Permit Modification is attached (Attachment 4).
July 13, 2005 Applicant submits a letter addressed to Mayor and Council (Attachment 5) noting possible delay in Superstreet project and potential negative impact on acquiring tax-credit approval from the State Housing Finance Agency.
October 5, 2005 Applicant submits Concept Plan Proposal for Dobbins Hill Phase II and Wilson Assemblage. On October 18, 2005 notification of the two Concept Plan Proposals is mailed to all property owners within 1,000 feet of the subject sites. Notification includes a date of January 18, 2006 for Council review of the Concept Plans.
October 24, 2005 Council received petition from applicant (Attachment 6) requesting that the Council change the scheduled January 18, 2006 meeting date and grant expedited review to the Concept Plan Proposals. Council approves the request for expedited review and schedules Concept Plan Proposal review for November 21, 2005.
October 26, 2005 During a Durham-Chapel Hill-Carrboro Urban Area Technical Coordinating Meeting, a North Carolina Department of Transportation representative reported that bidding on the Superstreet project is delayed until May 2006 and construction completion is tentative anticipated for the summer of 2007.
Community Design Commission conducts Concept Plan Review of the Dobbins Hill Phase II and Wilson Assemblage projects. A copy of summary minutes from the Community Design Commission is attached (Attachment 7).
November 1, 2005 Notification of the rescheduled Council meeting (November 21, 2005) to review the two Concept Plan Proposals is mailed to all property owners within 1,000 feet. Residents of the Dobbins Hill development are also included in the mailing notification.
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).
Concept Plans for these sites were reviewed by the Community Design Commission on October 26, 2005. Summary minutes of the meeting are attached (Attachment 7).
DESCRIPTION OF THE PROPOSALS
These Concept Plan Reviews include a request to modify the Dobbins Hill Phase II and the Wilson Assemblage Special Use Permits. The Town Council approved Special Use Permits for the Dobbins Hill Phase II and Wilson Assemblage developments earlier this year.
The Concept Plan Proposal for Dobbins Hill Phase II appears to propose no changes to the approved Special Use Permit Modification.
The Concept Plan Proposal for Wilson Assemblage includes a proposal to 1) Offer a $5,000,000 letter of credit for the Dobbins Hill Phase II affordable housing component; 2) Delay the stipulation requiring the completion of the North Carolina Department of Transportation “Superstreet” project on US Hwy. 15-501; 3) Reduce the number of residential units and office floor area; and 4) Construct the project in four phases.
The below table describes some of the differences between the approved March 7, 2005 Wilson Assemblage Special Use Permit and tonight’s Concept Plan Proposal.
|
|
Wilson Assemblage March 7, 2005 SUP |
Wilson Assemblage November 21, 2005 Concept Plan |
|
Proposed # of Dwelling Units |
149 |
129 |
|
Parking Spaces |
396 |
331 |
|
Total Floor Area |
No Change |
|
|
Wilson Office Building Floor Area |
30,000 |
25,000 |
|
|
Wilson Assemblage March 7, 2005 SUP |
Wilson Assemblage November 21, 2005 Concept Plan |
|
Square Feet Impervious Surface |
453,285 |
less than 453,285 |
|
Completion of Superstreet before issuance of first certificate of occupancy |
Yes (stipulated in SUP) |
No (Delayed until the last development phase) |
|
Proposed Phasing |
Not specified |
Phase 1 - Construction of 129 residential units and submission of a $500,000 letter of credit for affordable housing component.
Phase 2 – Construction of 32 units in Dobbins Hill and return of letter of credit to applicant or Town call in the letter of credit
Phase 3 – Construction of Sage Rd Office
Phase 4 – Construction of Wilson Office (after Superstreet construction) |
RECOMMENDATION
We recommend that the Council review this Concept Plan, receive comments from citizens, and adopt a resolution transmitting comments to the applicant.
ATTACHMENTS