AGENDA #1

MEMORANDUM

TO: Mayor and Town Council

FROM: W. Calvin Horton, Town Manager

SUBJECT: Information for Work Session on Northeast Area

DATE: January 23, 2002

INTRODUCTION

This memorandum provides information for the work session on the US 15-501/Erwin Road corridor in the northeast part of town. The memorandum offers information, conclusions, and suggestions for consideration by the Town Council. Our basic conclusion is that all components of public infrastructure necessary to support new development in this area are either adequate or with facilities planned to be in place in the near future. The exception is transportation systems, where we note that traffic congestion at intersections along US 15-501 results in levels of service below minimum standards.

BACKGROUND

Three petitions were presented to the Town Council during May-June of 2001, all asking that the Council consider enacting a moratorium on development approvals in the northeast area of Chapel Hill. The petitions were as follows:

A neighborhood petition asked for a moratorium on unapproved construction in the area bordered by Interstate 40, Dobbins Road, and Erwin Road until currently approved construction projects have been completed.

The Transportation Board asked that the Council institute a 6-12 month moratorium on new development in the US 15-501 corridor, between Erwin Road and Sage Road.

The Community Design Commission asked that the Council consider a moratorium on new development along Erwin Road. The Commission asked for a study that would provide a better vision for growth and development in this area.

On September 24, 2001, the Council considered a report responding to theses petitions (please see Attachment 1). At the September 24, 2001 Town Council meeting, the Council adopted two resolutions: 1) Calling a work session to discuss issues raised by petitions requesting study of areas in the northeast section of Chapel Hill; and 2) Instructing the Town Manager not to schedule Public Hearings on rezoning applications for the areas described in the petitions until after the Town Council has conducted the work session.

At that time, the Council requested staff prepare information on existing and proposed plans for the area, including a comparison of existing and projected capacities for key public facilities and services, such as transportation, schools, water and sewer, and recreation.

STUDY AREA

The study area for this report is illustrated on Map 1. In general, the area is bounded on the northeast by I-40, on the southwest by US 15-501 and Legion Road, and on the west by a corridor approximately 1,000 feet to the west of Erwin Road. On September 24, 2001, the Town Council reviewed three petitions related to the northeastern area of Town. The study area for this report is a composite of each of the areas defined in the three petitions, as contained in Resolutions 9a and 9b adopted on September 24, 2001.

STATUS OF CURRENT DEVELOPMENT ACTIVITY

The following applications for development in this northeast area of Chapel Hill are pending or are expected to be filed soon (see Map 2):

Ø Europa Office Building (Special Use Permit): An office building is proposed at the Europa Drive/Legion Road intersection. The proposal includes a 38,000 square foot building with 108 parking spaces. A Public Hearing was held on June 25, 2001, for this Special Use Permit application. Contiguous property was determined to be 2,000 feet. This item is scheduled to return to the Town Council for possible action on February 11, 2002.

Ø Marriott Residence Inn (Rezoning and Special Use Permit): A hotel is proposed on a 13.4 acre site that is located at the northwest corner of the intersection of Erwin Road and Dobbins Drive. The proposed hotel would include 126 lodging units, and a total of 133 parking spaces. This site is diagonally across US 15-501 from the Sheraton Hotel. This development, as currently proposed, would require Council approval of Zoning Atlas Amendment and Special Use Permit applications.

The Community Design Commission conducted a concept plan review of this development on January 24, 2001. Applications for a Special Use Permit and Zoning Atlas Amendment, including a traffic impact statement, were received and accepted by Town staff in April and an initial staff review was completed in May.

The next step in the review process is for the applicant to resubmit plans and documentation for presentation to advisory boards and the Council. As of this writing, the applicant has not provided staff with the necessary application materials for review by advisory boards or the Council. Meeting dates before advisory boards and the Council on this development proposal have not been scheduled. The Council has instructed the Town Manager not to schedule a Public Hearing on rezoning applications for this area until after the Town Council has conducted this Work Session.

Ø Jefferson Commons at Chapel Hill (Rezoning and Special Use Permit): A mixed-use development is proposed on a 19.5 acre site located northeast of the intersection of Erwin Road and Dobbins Drive and on the west side of Sage Road. The proposed development consists of 50,268 square feet of retail/office space, 173 multi-family dwelling units and 656 parking spaces. This site is within 1,000 feet of the Erwin Road/US 15-501 intersection. This development, as currently proposed, would require Council approval of Zoning Atlas Amendment and Special Use Permit applications.

The Community Design Commission conducted a concept plan review of this development on May 8, 2001.

Formal applications for Special Use Permit and Zoning Atlas Amendment have not yet been accepted. Meeting dates before advisory boards, therefore, have not been scheduled. We note that the Council has instructed the Town Manager not to schedule a Public Hearing on rezoning applications for this area until after the Town Council has conducted this Work Session.

Ø Notting Hill II (Rezoning and Special Use Permit): A multi-family development is proposed on a 33.6 acre site that is located north of the Englewood Subdivision on the east side of Erwin Road. The proposed development includes 186 dwelling units with 259,590 square feet of floor area. A total of 325 parking spaces are proposed. This site is within 1 mile of the Erwin Road/US 15-501 intersection. The development, as currently proposed, would require Council approval of Zoning Atlas Amendment and Special Use Permit applications.

The Community Design Commission conducted a concept plan review of this development on May 16, 2001.

The next step for the applicant is to submit formal Special Use Permit and Zoning Atlas Amendment applications. As of this writing, we have not received these applications. Meeting dates before advisory boards and the Council on this development proposal, therefore, have not been scheduled. We note that the Council has instructed the Town Manager not to schedule a Public Hearing on rezoning applications for this area until after the Town Council has conducted this Work Session.

The following developments in this northeast area of Chapel Hill have been approved by the Town Council and are either not yet under construction, or are under construction but have not received a Certificate of Occupancy (see Map 2):

Ø Eastowne 501 Office Building: An office building was authorized by the Town Council on November 12, 2001 at the corner of Old Sterling Drive and Eastowne Drive. The project includes a 36,709 square foot building with 131 parking spaces. Construction activity at this site has not yet begun.

Ø Providence Glen Condominiums: A development with 192 dwelling units and 383 parking spaces was authorized by the Town Council on May 15, 2000. Construction activity has begun on the site, located on the south side of Old Sterling Drive near Sage Road.

Ø Sage Road Offices: On April 9, 2001, the Town Council issued a Special Use Permit for two office/clinic buildings to be located at the corner of Sage Road and Old Sterling Drive. The development includes 62,000 square feet of floor area and 238 parking spaces. Construction has begun on the first of the two buildings.

Vacant Land

Map 3 shows properties in the study area which are vacant. These currently-vacant parcels include the parcels that have been approved for future development that appear on Map 2.

COMPREHENSIVE PLAN AND ZONING

The Town’s Comprehensive Plan, adopted May 8, 2000, contains a variety of policies, strategies and actions to articulate the “vision and directions in which we want the community to move” and to “help us achieve the future we desire” (Comprehensive Plan, page i). The Land Use Plan, discussed below, is an important component of the Comprehensive Plan. The Comprehensive Plan also incorporates other reports and plans previously adopted by the Town Council, including three that are relevant to the study area for this report: 1) the Master Landscape Plan for Entranceways (1988); 2) the New Hope Corridor Open Space Master Plan (1991); and 3) the Greenways Comprehensive Master Plan (1998).

Ø Master Landscape Plan for Entranceways (1988): The intent of this study is to provide an overall framework or master plan for the protection and visual enhancement of the major entrance corridors leading into the Town of Chapel Hill. The study included a survey of existing entranceways, a master plan with specific recommended improvements, and an implementation plan. The Town Council adopted the plan on May 9, 1988 as a component of the Town’s Comprehensive Plan. The Plan includes recommendations for the 15-501 Corridor (see Attachment 2).

Ø New Hope Corridor Open Space Master Plan (1991): This master plan was a joint effort of the City of Durham, Orange County, and the Town of Chapel Hill. The Master Plan was developed to identify critical environmental areas to be protected in the New Hope Corridor, design a master plan for the area, and to specify an implementation and phasing plan. The Corridor includes lands along New Hope Creek, Dry Creek, Mud Creek, and Sandy Creek between Durham and Chapel Hill. The Town Council adopted this plan as a component of the Comprehensive Plan on November 25, 1991. The Plan includes the Dry Creek area located in the northeast area. For more details of the Dry Creek section of the Master Plan, please see Attachment 3.

Ø Chapel Hill Greenways: Comprehensive Master Plan (1998): This Plan provides a guide for future physical improvements and operational policies. Prepared by the Greenways Commission and adopted by the Town Council, the Plan includes an analysis of current conditions, a strategic plan, an action plan, and design standards and guidelines.

Growth Management Protocol

The Comprehensive Plan also recommended the Council adopt a Growth Management Protocol. This Protocol would be “a framework developed to address the provision of public facilities and services to support development.” The Growth Management Protocol was adopted by the Council in October, 2000 (see Attachment 4).

The Growth Management Protocol calls for the Town Council to annually check the capacities of key components of community infrastructure, and to be able to use this information in reviewing and acting on development proposals. The Protocol envisions the Council would examine the adequacy of facilities in reviewing development applications. As reported to Council in October 2001, we have planned that the Council will review the first Growth Management Report in the spring of this year; however, implementation of the Downtown Design Workshop in February and March 2002 will likely delay this target date. This Report for the Northeast area is similar to the concept we envision in preparing the first Growth Management Report for the Town as a whole.

Land Use Plan

According to the Land Use Plan, adopted by the Council in May 2000, there are a variety of land use designations within the study area (see Map 4). North and west of Erwin Road, properties are designated for Low Residential (1-4 units/acre) or Medium Residential (4-8 units/acre). The area between Erwin Road and Sage Road contains a mix of Medium Residential; High Residential (8-15 units/acre); Institutional; and Mixed-Use, Office/Commercial Emphasis. The area between Sage Road and I-40 includes Mixed-Use, Office Emphasis (Eastowne Office Park area); Low Residential (bordering I-40); Parks/Open Space; Medium Residential; High Residential; Institutional; Office; and Commercial. The area north of Legion Road and south of US 15-501 includes Commercial; Low Residential; High Residential; Parks/Open Space (cemetery); Office; and Mixed-Use, Office/Commercial Emphasis.

The Land Use Plan also identifies a Development Opportunity Area adjacent to the study area, generally between US 15-501 and Old Durham Road, and adjacent to I-40. The site, designated as Mixed-Use, Office Emphasis on the Land Use Plan, was the subject of the Gateway competition last year.

Gateway Design Competition

In June, 2000, the Town Council authorized the sponsoring of a Design Competition for the Northeast Gateway area. The area included property on the north and south sides of U.S. 15-501, west of I-40 (see Attachment 5). In October, 2000, the Council selected the entry submitted by Duda Paine Architects to be the winner of the competition. On January 8, 2001 the architect presented to Council final drawings for the entry. At that time, the Council also considered a draft statement articulating design goals for the development of properties at the Northeast Gateway location.

The draft statement drew upon the design features contained in the winning entry, plus individual ideas from other entries, plus policy statements contained in the Comprehensive Plan. The intent was to have a narrative that could be used by developers and by the Town Council in preparing/reviewing development plans for the area. Key ideas included encouraging a mix of uses, containing residential, office, and commercial uses, integrated and connected with vehicular, bicycle and pedestrian corridors.

Zoning

There are a variety of zoning districts within the study area (see Map 5). In general, the area north and west of Erwin Road is zoned R-2 (Residential 2, 4 units/acre), and the area between Erwin Road and Sage Road is zoned primarily R-4 (Medium Density Residential, 10 units/acre). Some parcels within this area are zoned R-3-C (Medium Density Residential, 7 units/acre), R-5-C (High Density Residential, 15 units/acre), and OI-2 (Office and Institutional 2). A number of parcels immediately south of I-40 are zoned R-1 (Residential 1, 3 units/acre). Other parcels between Sage Road and I-40 are zoned R-2, R-3-C, R-5, R-4, CC (Community Commercial), OI-1 (Office and Institutional 1), OI-2, and MU-OI-1 (Mixed Use/Office and Institutional 1). Many of these parcels (those ending in “-C”) have been rezoned with conditional uses.

TRANSPORTATION

Current 24 Hour Traffic Volumes and Intersection Level of Service

Daily traffic volumes in the study area range from approximately 40,000 on US 15-501 to 4,200 along Sage Road (see Map 6).

Level of service is a measure of the level of congestion at an intersection. Level of service D represents the maximum acceptable operating performance. Levels of service E and F represent severe levels of congestion.

During the AM and PM peak periods, the level of service varies at key intersections along US 15-501 (see Map 6). The Erwin Road/US 15-501 intersection experiences level of service E during the AM period and F during the PM period. The other intersections along US 15-501 are operating at varying levels of service, with most experiencing level of service D or worse during the PM peak periods. The US 15-501/Sage Road intersection operates at level of service C during both AM and PM peak periods.

Transit Service

Chapel Hill Transit provides transit services to a large portion of this area (see Map 7). Most transit services are focused linking multifamily, office and commercial areas to the University and Town Center areas.

Long-Range Transportation Planning Efforts

US 15-501 Corridor Study

Completed in 1994, the US 15-501 Corridor Study recommended a program of transportation improvements designed to maintain mobility within the corridor. These improvements included:

· Conversion of US 15-501 in Durham to a freeway;

· Intersection improvements to maintain mobility and improve peak hour congestion;

· Increased transit service;

· Additional bicycle and pedestrian facilities; and

· Implementation of a circulator road system to link development in the four quadrants of the US 15-50l/I-40 inter-change.

US 15-501 Major Investment Study

Completed in 2001, the US 15-501 Major Investment Study recommended implementation of a fixed guideway transit corridor between the University of North Carolina and Duke University. The Study proposed a specific fixed guideway corridor and included a transit station at the Gateway area.

Durham-Chapel Hill-Carrboro 2025 Regional Transportation Plan

The Durham-Chapel Hill-Carrboro Urban Area is completing work on a 2025 Regional Transportation Plan. The Plan will include an evaluation of future transportation conditions along major corridors, including US 150-501. The Plan will also include recommendations for transportation improvements. Final recommendations of the 2025 Plan are expected in June, 2002.

2002-2008 Transportation Improvement Program

The 2002-2008 Transportation Improvement Program includes funding for the following projects:

· Weaver Dairy Road improvements, including the extension of Sage Road north of Erwin Road;

· Improvements to the Erwin Road/US 15-501 intersection; and

· 15-501/Erwin Road Intersection (superstreet)

US 15-501/Erwin Road Intersection Improvements (Superstreet)

The 2002-2008 North Carolina Department of Transportation’s Transportation Improvement Program calls for intersection improvements for the US 15-501/Erwin Road intersection. These improvements are commonly referred to as a “superstreet.” The TIP indicates an anticipated construction cost of approximately two million dollars, with the funding from the State. Construction start-up is noted as fiscal year 2004.

In response to the previous questions concerning the design of the superstreet and projecting future traffic volumes, we refer the Council to the attached June 19, 2001 letter from the Engineering Department (see Attachment 6).

The attached June 19 letter notes the following:

· The proposed superstreet improvements would be capable of handling expected traffic growth in the vicinity at an acceptable level of service;

· An annual growth factor of 4% was used in the design of the superstreet;

· The design of the superstreet anticipated an increase of more than 10% in traffic volumes by 2004;

· Construction of the superstreet is planned for 2004;

· The superstreet analysis and associated design account for future development that could reasonably be expected for undeveloped land in the vicinity of Europa Drive/Erwin Road/US 15-501 intersection; and

· Modeling suggests that the superstreet design should reduce vehicle travel time through the intersection area and reduce delays.

Sidewalks and Bikeways

The Town has not recently constructed any new sidewalks in the study area, though some infill sidewalks have been completed as parts of new development projects. Sidewalk projects on Legion Road and Old Durham Road are currently listed on the Town’s sidewalk priority list for future consideration.

There are currently no bicycle facilities (bike lanes, bike paths, wide outside lanes, wide shoulders) in the study area (see Map 8). The planned Dry Creek Trail, within the study area, would provide facilities for bicyclists. Fordham Boulevard, leading into the project area, currently has wide shoulders. Also, a projected bicycle facility is shown in the 2002-2008 TIP on Old Durham-Chapel Hill Road. Future street improvements in the study area would be regulated by the Council’s direction on bicycle facility design, providing wide outside lanes on arterial and collector streets, and bicycle lanes on arterial and collector streets where certain conditions (i.e. higher speed limits, minimal intersections, few driveway cuts, limited turning movements, and no high-speed descents) exist.

Transportation Management Plans

A number of businesses within the study area have been required to develop and implement Transportation Management Plans. Since these plans are typically submitted to fulfill the requirements of Special Use Permit stipulations, future businesses within the study area requiring a Special Use Permit will likely be required to develop a transportation management plan. The goal of these plans is to promote policies that will reduce the use of single occupant vehicles by providing incentives to employees to carpool, use transit, bicycle, or walk.

SCHOOL CAPACITY

Current and Projected Membership

The study area is served by Ephesus and Glenwood Elementary Schools, Phillips Middle School, and East Chapel Hill High School. Based on data provided by the Chapel Hill-Carrboro School System, Ephesus Elementary and Phillips Middle School had membership enrollments which exceed capacity for the 2001-2002 school year. Glenwood Elementary and East Chapel Hill High School are under capacity for the 2001-2002 school year. (Please see Attachment 7.) Capacity refers to the number of permanent seats available in schools, and does not include the number of seats provided in mobile or relocatable units. Membership refers to the actual occupants of desks.

School	Capacity	Membership
Ephesus Elementary	472	553
Glenwood Elementary	445	372
Phillips Middle	706	745
East Chapel Hill High	1,515	1,391

We note that, overall, the Chapel Hill Carrboro City Schools are over-capacity at the elementary level, under capacity at the middle school level (with the recent opening of Smith Middle), and approaching capacity at the high school level. Construction has begun for a 9^th elementary school at Meadowmont, with use of that new school anticipated in fall, 2003.

Adequate Public Facilities Ordinance for Schools

A draft Adequate Public Facilities Ordinance for Schools is currently under consideration by Orange County, Carrboro, and Chapel Hill. The draft ordinance would be a development regulation tool which proposes to synchronize new residential development with the availability of school facilities, so that growth matches the availability of school facilities as noted in the school district’s Capital Improvements Plans. Chapel Hill Town Council is scheduled to hold a public hearing on the proposal in February, 2002.

WATER AND SEWER CAPACITY

The water and wastewater treatment plants operated by the Orange Water and Sewer Authority have sufficient capacity to handle existing demand as well as demand from approved projects, according to a July 2001 OWASA report. The table below, from the OWASA report, shows that both plants have reserve capacity to support future growth.

	Jones Ferry Water Plant				Mason Farm Wastewater Plant
	OWASA Values¹		Permit Values²		OWASA Values¹		Permit Values²
Existing Facility Capacity	Avg. Day MGD	Max Day MGD	Avg. Day MGD	Max Day MGD	Avg. Day MGD	Avg. Day Max Month MGD	Avg. Day MGD	Avg. Day Max Month MGD
Existing Capacity	15.00	20.00	15.00	20.00	12.00	12.00	12.00	12.00
Existing Demand/Facility Service Level³	9.17	13.95	9.17	13.95	8.52	10.92	8.52	10.92
Existing Unused Capacity	5.83	6.05	5.83	6.05	3.48	1.08	3.48	1.08
Projected Additional Demand from Approved Projects	0.33	0.52	0.57	0.89	0.30	0.36	0.52	0.62
Available Reserve Capacity to Support Future Demand	5.50	5.53	5.26	5.16	3.18	0.72	2.96	0.46
Source: Orange Water and Sewer Authority Water and Sewer Facility Capacity and Demand Tracking Report (July 2001) ¹OWASA values applied after actual connections made. ²Permit values applied after plans approved for construction. ³Average day and Average Day Max Month is a 12 month average.

OWASA plans to expand both the Jones Ferry Water Plant and the Mason Farm Wastewater Treatment Plant in the next few years. The Water Plant will be expanded later this year from its current treatment capacity of 15 million gallons per day to 18 million gallons per day, and to 20 million gallons per day by 2005. The treatment capacity of the Wastewater Plant will be expanded from 12 million gallons a day to about 14 million gallons per day by 2006. Existing water and sewer lines in the study area are shown on Map 9.

STORMWATER MANAGEMENT

Map 10 shows the locations of streams in this study area. In considering stormwater management issues, the dominant physical feature is Dry Creek and its associated floodplain and wetlands. We note that Sage Road runs along a ridge line: Areas to the east of Sage Road drain to the north, into the Dry Creek watershed. Areas to the west drain away from Dry Creek.

We note the following description of the Dry Creek area, which was included in a July, 2000 memorandum to the Town Council:

Dry Creek (Cedar Terrace Bottoms)

Cedar Terrace Bottoms is a large tract of nearly mature bottomland swamp forest. One threatened and endangered species, Thorey’s grayback dragonfly (Tachopterx thoreyi), is known to breed in the stillwater seeps (where the crystalline rock of the piedmont meets the flat sediment of the Triassic Basin) and other rare (but not endangered) species such as the scarlet tanager (Pirangia olivacea) and the hooded warbler (Wilsonia citrina) are also known to inhabit this area.

While portions of this area is already protected under Chapel Hill’s Resource Conservation District Ordinance, special precautions should be taken to protect the areas directly upslope from the seeps from development that might affect significant breeding areas and habitats. Protection of these areas could also serve as an expanded riparian buffer for stormwater management purposes. This area is one of the best examples of a swamp forest in the county.

Acquisitions in this area would also complement Chapel Hill’s Greenways Master Plan as a valuable trail/corridor area for residents and wildlife within this rapidly growing northern edge of Town.

A full copy of that July, 2000 memorandum appears as Attachment 8. We note that the Town has purchased land in this area, as recommended in this July 2000 memorandum.

The Town Council has increasingly given attention to stormwater management issues as new development proposals are reviewed. It is our expectation that every new development application, in this study area and throughout Town, will include stormwater management facilities to address rate, volume, and quality of runoff. We believe that there are no unique infrastructure problems in this study area that would preclude the construction and operation of such facilities on a site-by-site basis.

PARKS, RECREATION AND OPEN SPACE

Parks

A citizen’s committee has completed a draft Parks and Recreation Master Plan for submission to the Town Council, tentatively scheduled for January 25, 2002. According to the draft plan, the study area features no Town parks. The draft plan proposes that the Town consider building a neighborhood park in the general area of Erwin Road and Interstate 40, which would require a site 5 to 15 acres in size. Facilities in a neighborhood park could include play equipment, informal play fields, internal trails, picnic facilities and sitting areas.

The nearest parks to the study area are Cedar Falls Park west of Weaver Dairy Road and south of East Chapel Hill High School, Ephesus Park adjacent to Ephesus Elementary School on Ephesus Church Road, and the Burlington Park/play area east of Ephesus Elementary School.

The Draft Parks and Recreation Master Plan classifies the 64-acre Cedar Falls Park as a “community park,” a type of park that typically serves the surrounding area extending out two to three miles, making it a facility that serves residents in the study area. The park has parking for about 160 vehicles, two lighted softball/baseball fields, two lighted youth softball fields, a restroom/concession building, six lighted tennis courts, and a 1.5-mile loop trail. The Master Plan states that the park is in “fair to good condition, but it needs improvements to expand and enhance use.” Problems cited in the plan include tennis courts that are in such “poor condition they may need to be closed for use in the near future,” trail areas that are in need of repair, and play equipment that “lacks active play stations,” and is “not wheelchair accessible.”

Burlington Park, 5 acres in size, is classified as a “neighborhood park,” a type of park that typically has a service radius of one-half to one mile and serves a population of up to 5,000. Based on that standard Burlington Park serves areas in the southern portion of the study area. Burlington Park has 15 parking spaces, a youth play field with soccer goals, playground equipment, picnic facilities and benches. The Master Plan states that “the overall condition of the park and its components is very good for the moderate level of use that it receives.”

Ephesus Park includes a tennis facility with six lighted tennis courts and a softball/baseball field, a facility shared with the school.

Greenways

The Greenways Master Plan (1998) includes greenways in the Dry Creek area (see Attachment 9). The Town is developing the Dry Creek Trail, which is planned to extend from East Chapel Hill High School to Providence Road off Eastowne Drive (see Map 8). Construction is completed on the section from Silver Creek Trail to Perry Creek Road. The Greenways Master Plan also identifies a proposed trail that would extend along Interstate 40 across the north edge of Town, crossing into Durham County north of New Hope Commons.

Open Space

A significant natural area identified in the Orange County Natural Areas Inventory (1988) is the Cedar Terrace Bottoms, bottomlands north of U.S. 15-501 and Cedar Terrace (see Map 10). Map 10 shows the locations of several properties identified in the Inventory as significant natural areas. The inventory states that the “bottomland forest type found here is found rarely in Orange County as it is hydrologically part of the bottomland system found in the Triassic Basin.” Attachment 10 provides an excerpt from the Inventory with detail on the natural features and wildlife in the area.

CONCLUSIONS

This memorandum reviews information that is currently available for public infrastructure that is necessary in order to support new development in the northeast part of Chapel Hill.

After review of these data, we conclude that, except for transportation facilities, all needed public facilities to support new development are either:

In place, with excess capacity;
Planned or under construction, with funding in place; or
Capable of being constructed as components of any new development application.

With respect to transportation, the infrastructure shortfall takes the form of congested intersections. Several intersections along US 15-501 are currently operating at a level of service that is below adopted minimums.

NEXT STEPS

We recommend that the Town Council review this information and discuss it tonight, and advise us regarding any additional information that would be helpful.

We suggest that this report, along with its information and conclusions, be considered and referred to whenever any development proposal is being considered for this study area.

We believe that the traffic congestion being experienced at intersections within this study area represents an infrastructure deficiency that would be especially important to consider when the Town Council is reviewing any rezoning proposal for this area that proposes increasing levels of permitted development densities or intensities.