RESUBMITTED: APRIL 26, 2000

This memorandum responds to a petition submitted to the Town Council at its January 10, 2000 meeting to revise the Proposed Land Use Plan to change the designation of three (3) properties from Low Residential 1-4 units/acre to Mixed Use.

BACKGROUND

The petition (Attachment 1) requests that the Proposed Land Use Plan (a component of the Draft Comprehensive Plan currently under consideration by the Council) be revised to designate three (3) properties located at the southwest corner of Cameron Avenue and Wilson Street as Mixed-Use.

The Proposed Land Use Plan designates these properties as "Low Residential 1-4 units/acre" and "Residential Conservation Area." The 1986 Land Use Plan designates these properties as "Low Residential 0-4 units/acre." The properties are currently zoned Residential-3, Medium Density Residential, 7 units/acre. The properties lie within the Cameron-McCauley Historic District. Please see the map in Attachment 9 which locates the properties and shows the 1986 Land Use Plan and Proposed Land Use Plan designations for the properties.

We recommend no action be taken by the Council. We believe that the proposed land use designations for these properties are appropriate, and recommend that no change be made to the Proposed Land Use Plan.

The Planning Board reviewed this petition and recommends that the Council not change the land use designation for these three properties. The Historic District Commission reviewed this petition and recommends that the Council take no further action.

DISCUSSION

Character of the Area

The Cameron-McCauley Historic District is situated just south of the downtown and to the west of the University of North Carolina -Chapel Hill. The downtown area is zoned Town Center-2. Primary land use in the neighborhood is residential.

Downtown Plan

The Downtown Plan (adopted March 27, 2000 as a component of the Comprehensive Plan) focuses on encouraging mixed-use development in the town center, with a key objective to "protect fragile residential neighborhoods bordering the downtown business district." The Plan highlights that the downtown area is fortunate to retain its setting of surrounding residential neighborhoods, and that the line between residential neighborhoods and downtown should be well-defined and continuously maintained. The Plan calls for protection of these existing neighborhoods. A key component of the Downtown Plan is to achieve a smooth transition from more intensive downtown retail/commercial uses to the surrounding residential districts.

Draft Comprehensive Plan

The Draft Comprehensive Plan is the culmination of a year and a half of work by the citizens of Chapel Hill. Based upon the community values identified during plan development, it lays out a vision for the future and describes the strategies the Town should pursue to achieve the future its residents desire. Preparation of the Comprehensive Plan was led by the Comprehensive Plan Work Group, comprised of Planning Board members and citizens appointed by Town Council. The Work Group developed the plan recommendations in numerous work sessions over the course of a year. Community meetings have been held at key points in the planning process to ensure public input into the plan.

In addition, three Public Information Meetings will be held in April 2000 to present the revised Draft Comprehensive Plan and elicit further comments or questions from citizens. The Draft Comprehensive Plan will then be considered by the Town Council for possible adoption on May 8, 2000. The Plan is organized around twelve major themes, one of which is to conserve and protect existing neighborhoods.

A Community Character objective in the Draft Plan is to "Maintain the integrity of the Historic Districts and promote their preservation..." Another objective is to "Protect the physical and social fabric of Chapel Hill's neighborhoods." Strategies to implement these objectives include designating the Cameron-McCauley neighborhood a "residential conservation area." This designation means that the stated policy of Chapel Hill is that neighborhood protection in this area is paramount and when policy choices that affect this area are before the Town, the balance would tilt in favor of protection and preservation.

The Plan states that the protection of historic resources is paramount and that there is a need to strengthen the existing historic district regulations in addition to the protection provided by the "residential conservation area" overlay. These three properties are designated for low-density residential use.

Mixed-use development forms are encouraged through strategies in the draft plan but only where appropriate. Mixed-use development areas include small (neighborhood scale) and medium (community scale) commercial centers that serve surrounding neighborhoods. The downtown is a community scale commercial center in which the plan encourages exploration of additional opportunities to introduce or reinforce mixed-use characteristics. Mixed uses in the downtown serve the Cameron-McCauley neighborhood. The Cameron-McCauley Historic District is not designated by the draft plan as a potential site for either a small or medium scale mixed-use center.

RECOMMENDATIONS

Manager's Recommendation: We recommend no action. We believe that the proposed land use designations for these properties are appropriate, and recommend that no change be made to the Proposed Land Use Plan. However, if the Council finds that changing the proposed land use designations for these three properties is appropriate, then we recommend that the Council adopt the attached resolution that would revised the Proposed Land Use Plan to reflect this change.

Planning Board’s Recommendation: That the Council not change the land use designation for the three properties described in the petition from Steve Dobbins (see Attachment 7). (Vote: 9–0)

Historic District Commission Recommendation: That at this time the Council take no further action on the request for the Dobbins property (see Attachment 8). (Vote: 9- 0)

ATTACHMENTS

1. Petition from Steve Dobbins, November 30, 1999.

2. Letter from Catherine Frank to the Mayor, January 10, 2000.

3. Letter from Roy Fauber to the Planning Board, February 8, 2000.

4. Letter from Catherine Frank to the Planning Board, February 9, 2000.

5. Letter from Steve Dobbins to the Council, March 6, 2000.

6. Letter from Roy Fauber to the Council, March 21, 2000.

7. Planning Board Summary of Action, February 15, 2000.

8. Historic District Commission Summary of Action, January 19, 2000.

9. Map of Dobbins Properties.

10. Roy E. Fauber letter

11. Anthony Maurice letter

A RESOLUTION REVISING THE PROPOSED LAND USE PLAN TO CHANGE THE DESIGNATION OF 3 PROPERTIES FROM LOW RESIDENTIAL, 1-4 UNITS/ACRE, TO MIXED USE (2000-4-24/R-10.1)

WHEREAS, the Council of the Town of Chapel Hill is considering a Draft Comprehensive Plan; and

WHEREAS, the Proposed Land Use Plan is a component of the Draft Comprehensive Plan;

WHEREAS, the Council finds that revising the Proposed Land Use Plan to change the designation of 3 properties located at the south west corner of Cameron Avenue and Wilson Street from Low Residential, 1-4 units/acre, to Mixed Use is appropriate;

NOW, THEREFORE BE IT RESOLVED, by the Council of the Town of Chapel Hill that the Proposed Land Use Plan be revised to change the land use designation of 3 properties located at the south west corner of Cameron Avenue and Wilson Street from Low Residential, 1-4 units/acre, to Mixed Use

This is the 10^th day of April, 2000.