A RESOLUTION APPROVING AN APPLICATION FOR A SPECIAL USE PERMIT FOR THE FAMILY HOUSE AT UNIVERSITY OF NORTH CAROLINA HOSPITALS (2005-11-09/R-5a)
BE IT RESOLVED by the Council of the Town of Chapel Hill that it finds that the Special Use Permit application proposed by the Family House at the University of North Carolina Hospitals, on property identified as Orange County Tax Map 73, part of Lot 1 (PIN No. 9788-54-5304) if developed according to the site plans dated June & August 2005, received August 4, 2005:
BE IT FURTHER RESOLVED by the Town Council of Chapel Hill that it finds, in this particular case, that the following modification satisfies public purposes to an equivalent or greater degree:
1. Modification of Article 5.9 of the Land Use Management Ordinance minimum off-street parking regulations, to allow 59 parking spaces on the Family House site.
This finding is based on a determination that public purposes are satisfied to an equivalent or greater degree because the above requested modification to regulations for 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.
BE IT FURTHER RESOLVED that the Town Council hereby approves the application for a Special Use Permit for the Family House at the University of North Carolina Hospitals in accordance with the plans listed above and with the conditions listed below:
Stipulations Specific to the Development
1. That construction begin by November 9, 2007 and be completed by November 9, 2010.
2. Land Use Intensity: This Special Use Permit authorizes the Residential Support Facility, the Family House at the University of North Carolina Hospitals, for providing temporary occupancy for 40 families and one caretaker with hospitalized family members and according to the land use intensity requirements and dimensional standards as specified below:
|
Land Use Intensity |
|
|
Net Land Area |
320,166 s.f. |
|
Total # of Buildings |
1 |
|
Maximum # Family Accommodations |
40 |
|
Dwelling Unit for Caretaker |
1 unit |
|
Maximum Floor Area |
34,140 s.f. |
|
Maximum Impervious Surface Area |
41,068 s.f. |
|
Maximum # of Parking Spaces Proposed |
59 |
|
Minimum # of Bicycle Spaces |
6 |
3. Signal Retiming: That the applicant shall provide a $2,000 payment to the Town of Chapel Hill to implement signal retiming for the signals impacted by this development, prior to issuance of a Zoning Compliance Permit. The two signals are located at the intersections of 1) Old Mason Farm Road and Fordham Boulevard and 2) Manning Drive and Fordham Boulevard.
4. North Carolina Department of Transportation Encroachment Agreement: Prior to the issuance of a Zoning Compliance Permit, the applicant shall secure and provide an encroachment agreement from the North Carolina Department of Transportation for all work within the public right-of-way.
5. Shared Driveway Agreement: That the applicant shall provide a shared driveway access agreement, to be approved by the Town.
6. Driveway Width for Refuse Collection: The width of the driveway dedicated to refuse collection shall not exceed 20 feet. The Town Manager shall review and approve the final design, prior to issuance of a Zoning Compliance Permit.
7. Widen Old Mason Farm Road: That prior to the issuance of a Certificate of Occupancy the applicant shall widen Old Mason Farm Road two feet, on the north side, adjacent to the property frontage. The final design shall be reviewed and approved by the Town Manager, prior to issuance of a Zoning Compliance Permit.
8. Bicycle Parking: That prior to the issuance of a Certificate of Occupancy the applicant shall provide a total of 6 Class I bicycle parking spaces. The final design shall be reviewed and approved by the Town Manager, prior to issuance of a Zoning Compliance Permit.
9. Parking Lot Standards: That all parking lots, drive aisles and parking spaces shall be constructed to Town standards prior to the issuance of a Certificate of Occupancy.
10. Parking Lot Sidewalk Design: That the applicant shall move the sidewalk segment that crosses the vegetated island in the center of the parking lot to align with the handicapped parking space on the eastern side of the lot and that handicapped ramping be included on both ends of the sidewalk.
11. Sidewalks and Amenities: That prior to the issuance of a Certificate of Occupancy the applicant shall 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 final design and location shall be reviewed and approved by the Town Manager prior to issuance of a Zoning Compliance Permit.
12. Surety Guarantee for Old Mason Farm Road Improvements: That the applicant shall provide a surety guarantee for 125 percent 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 improvements shall be completed no later than one year after the issuance of a Certificate of Occupancy.
13. Hospital Shuttle Service: That the applicant shall provide a shared shuttle service with the Ronald McDonald House between UNC Hospital and the facilities on Old Mason Farm Road.
14. Transportation Management Plan: That the applicant shall prepare and obtain Town Manager approval of a Transportation Management Plan prior to issuance of a Zoning Compliance Permit. The required components of the Transportation Management Plan shall include:
a. Quantifiable traffic reduction goals and objectives;
b. Provisions for designation of a Transportation Coordinator;
c. Provision for an annual Transportation Survey and Annual Report to the Town Manager;
d. Ridesharing incentives;
e. Public transit incentives; and
f. Other measures subject to approval by the Town Manager.
15. Traffic Impact Analysis: That a Traffic Impact Analysis shall be provided if more than 40 families are proposed to be accommodated on the site.
Stipulations Related to Landscaping and Architectural Issues
16. Required Buffers: That the following landscape buffers be provided and identified on final plans; and if any existing vegetation is to be used to satisfy the buffer requirements, the vegetation will be protected by fencing from adjacent construction:
|
Location |
Required Buffers |
|
Southern Boundary (Old Mason Farm Rd. Frontage) |
20’ Type ‘C’ External Buffer |
|
Western Boundary (Towards Ronald McDonald House)
|
10’ Type ‘B’ Internal Buffer |
|
Northern Boundary (Toward Highland Woods Subdivision) |
35 - 150’ Type ‘C’ External Buffer |
|
Eastern Boundary (Towards Finley Golf Course) |
10’ Type ‘B’ Internal Buffer |
17. Undisturbed Buffers: Buffers shall remain undisturbed and no stormwater control structures shall be placed in landscape buffer areas except for two parts of the eastern buffer the applicant proposes to grade. These two areas shall be properly replanted, subject to approval by the Town Manager, prior to issuance of a Zoning Compliance Permit.
18. Preserve Existing Vegetation on Northern Boundary: That the applicant shall not disturb the existing vegetation between the former golf-cart path and the northern property line except in circumstances where supplemental vegetation is being provided to enhance the existing vegetation.
19. Specimen Tree Protection: That the applicant shall protect eight specimen trees, near the south-central part of the site, specified for preservation on the landscape protection plan, subject to Town Manager approval prior to issuance of a Zoning Compliance Permit.
20. Landscape Protection Plan: That a detailed Landscape Protection Plan, clearly indicating which rare and specimen trees shall be removed and preserved, critical root zones of all rare and specimen trees, significant tree stands, detail of protective fencing and construction parking and materials staging/storage areas, and including Town standard landscaping protection notes, shall be approved by the Town Manager prior to issuance of a Zoning Compliance Permit.
21. Landscape Plan and Landscape Maintenance Plan: That a detailed Landscape Plan including a Landscape Maintenance Plan, shall be approved by the Town Manager prior to issuance of a Zoning Compliance Permit. The landscape plan shall indicate the size, type, the location of all proposed plantings and landscape buffers, as well as the limits of land disturbance and tree protection fencing.
22. Parking Lot Landscape Screening: 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 landscape screening plans shall be approved by the Town Manager prior to issuance of a Zoning Compliance Permit.
23. Parking Lot Shading Plan: That prior to issuance of a Zoning Compliance Permit, a Parking Lot Shading Plan must be submitted and approved by the Town Manager demonstrating compliance with Town regulations.
23. Building Elevations: That the Community Design Commission approve building elevations, including the location and screening of all HVAC/Air Handling Units for this project, prior to issuance of a Zoning Compliance Permit.
24. Lighting Plan: That the Community Design Commission approve a lighting plan for this project prior to issuance of a Zoning Compliance Permit. The Community Design Commission shall take additional care during review to ensure that the proposed lighting plan will minimize 1) upward light pollution and 2) offsite light spillage. Particular care shall be taken to minimize the visibility of lighting from the adjacent Highland Woods neighborhood, which is on higher ground than the development site.
Stipulations Related to Environmental Issues
25. Stormwater Management Plan: That prior to the issuance of a Zoning Compliance Permit the applicant shall submit a Stormwater Management Plan for review and approval by the Town Manager. The plan shall include low-impact stormwater management solutions and best management practices, such as bio-retention, pervious pavements, underground storage, infiltration trenches, vegetative swales and similar techniques.
The 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 percent total suspended solids and treat the first inch of precipitation utilizing NC Division of Water Quality design standards.
26. Ephemeral Stream Channels: As part of the Stormwater Management Plan, the applicant shall identify ephemeral stream channels, demonstrate the necessity of land disturbance within these channels, and demonstrate how such disturbance shall be minimized, subject to approval by the Town Manager, prior to the issuance of a Zoning Compliance Permit.
27. Soils and Water Table Constraints: That the applicant demonstrate how the proposed stormwater management features are appropriate given constraints of low permeability soils and a high water table, subject to approval by the Town Manager, prior to the issuance of a Zoning Compliance Permit.
28. Stormwater Operations and Maintenance Plan: That the applicant shall provide a Stormwater Operations and Maintenance Plan for all engineered stormwater facilities. The plan shall include the maintenance schedule of the facilities to ensure that it continues to function as originally intended and shall be approved by the Town Manager, prior to the issuance of a Zoning Compliance Permit.
29. State or Federal Approvals: That any required State or Federal permits or encroachment agreements must be approved by the appropriate agencies and copies of the approved permits be submitted to the Town Manager prior to the issuance of a Zoning Compliance Permit.
30. Erosion Control: That a soil erosion and sedimentation control plan be approved by the North Carolina Department of Environment, Health and Natural Resources and a copy of the approval be submitted to the Town Manager prior to issuance of a Zoning Compliance Permit.
31. Silt Control: That the applicant takes appropriate measures to prevent and remove the deposit of wet or dry silt on adjacent paved roadways.
Stipulations Related to Utility and Service Issues
32. Solid Waste Management Plan: That a Solid Waste Management Plan, including provisions for recycling, and for managing and minimizing construction debris, shall be approved by the Town Manager prior to issuance of a Zoning Compliance Permit.
33. Solid Waste Final Plan Details: That final plans shall include dimensioned details as well as appropriate signage and lighting for the refuse area, subject to Town Manager approval, prior to issuance of a Zoning Compliance Permit. That final plans shall also include the following notes:
a. Prior to demolition or construction activity on the site the applicant shall hold a deconstruction assessment conference with the County’s Solid Waste staff concerning buildings to be removed from this site.
b. Any gate design shall include gate retainers;
c. The user shall be responsible for opening gates to the dumpster area on collection days of any material(s) to be collected from this location;
d. If any vehicles are parked in the refuse or recyclables collection vehicle access area, the containers shall not receive service until the next scheduled collection day;
e. By Orange County Ordinance, clean wood waste, scrap metal and corrugated cardboard, all present in construction waste, shall be recycled;
f. By Orange County Ordinance, all haulers of construction waste shall be properly licensed; and
g. Prior to any demolition or construction activity on site the applicant shall hold a pre-demolition/pre-construction conference with the County’s Solid Waste staff. This may be the same meeting held with other development officials.
34. Recycling Facilities: That the applicant provide 7 to 9 recycling roll carts in the waste collection area for recyclable materials such as glass, metal cans, plastic, and papers.
35. Heavy Duty Pavement: That the applicant shall provide heavy-duty pavement for service vehicles across drive aisles access routes to refuse container(s), subject to Town Manager approval.
36. Pavement Damage: That final plans include the following note, prior to issuance of a Zoning Compliance Permit, “The Town of Chapel Hill, its’ assigns or the County shall not be responsible for any pavement damage that may result from service vehicles.”
37. Recycling Specialist: That the applicant shall meet with an Orange County Recycling Specialist to request multi-family type recycling services near the time of occupancy of the facility.
38. Overhead Obstruction/Utility Lines: That the final plans shall include details verifying that no overhead obstruction or utility wires will interfere with service vehicle access or operation.
39. Utility/Lighting Plan Approval: That the final Utility/Lighting Plan shall be approved by Duke Power Company, Orange Water and Sewer Authority, BellSouth, Public Service Company, Time Warner Cable, and the Town Manager prior to issuance of a Zoning Compliance Permit.
40. Utility Line Placement: That all new utility lines shall be placed underground. The applicant shall indicate proposed off-site utility line routing and upgrades required to service the site on Final Plans, to be approved by the Town Manager prior to issuance of a Zoning Compliance Permit.
41. 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.
42. Fire Sprinklers and Fire Department Connections (FDC’s): That the applicant shall install an automatic fire sprinkler system for buildings that meet any of the following conditions:
a. The building has 6,000 square feet of floor area, or more;
b. 20 percent 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.
Any buildings requiring sprinklers shall have associated FDC’s clearly indicated on Final Plans, subject to Town Manager approval, prior to issuance of a Zoning Compliance Permit.
43. Fire Apparatus Access: All driveway entrances shall be designed to meet the minimum unobstructed turning radii for fire apparatus access.
44. Fire Flow Report: That a fire flow report for all new development, shall be prepared and sealed by a registered professional engineer, which demonstrates that flows meet the minimum requirements of the Town Design Manual, to be approved by the Town Manager prior to issuance of a Zoning Compliance Permit.
45. Construction Management Plan: That a Construction Management Plan, indicating how construction vehicle traffic will be managed, shall be approved by the Town Manager prior to the issuance of a Zoning Compliance Permit.
46. Traffic and Pedestrian Control Plan: That a Traffic Management Plan for movement of motorized and non-motorized vehicles on any public street that will be disrupted during construction, including detour information and a pedestrian management plan indicating how pedestrian movements will be safely maintained shall be reviewed and approved by the Town Manager prior to the issuance of a Zoning Compliance Permit.
47. Open Burning: That the open burning of trees, limbs, stumps and construction debris association with this development is prohibited.
48. Detailed Plans: That final detailed site plans, grading plans, utility/lighting plans, stormwater management plans (with hydrologic calculations), and landscape plans and landscape maintenance plans be approved by the Town Manager prior to issuance of a Zoning Compliance Permit, and that such plans conform to the plans approved by this application and demonstrate compliance with all applicable conditions and the design standards of the Land Use Management Ordinance and the Design Manual.
49. As-Built Plans: That as-built plans in DWF binary format using State plane coordinates, shall be provided for street improvements and all other existing or proposed impervious surfaces prior to issuance of the first Certificate of Occupancy.
50. Certificates of Occupancy: That no Certificates of Occupancy shall be issued until all required public improvements are completed; and that a note to this effect shall be placed on the final plans and plat.
That if the Town Manager approves a phasing plan, no Certificates of Occupancy shall be issued for an individual phase until all required public improvements for that phase are complete; no Building Permits for any phase shall be issued until all public improvements required in previous phases are completed to a point adjacent to the new phase, and if applicable a note to this effect shall be placed on the final plan and/or plat.
51. Construction Sign: That the applicant shall post a construction sign that lists the property owner’s representative and telephone number, the contractor’s representative and telephone number, and a telephone number for regulatory information at the time of issuance of a Building Permit, prior to the commencement of any land disturbing activities. The construction sign may have a maximum of 16 square feet of display area and may not exceed 6 feet in height. The sign shall be non-illuminated, and shall consist of light letters on a dark background.
52. Continued Validity: That continued validity and effectiveness of this approval is expressly conditioned on the continued compliance with the plans and conditions listed above.
53. Non-severability: That if any of the above conditions is held to be invalid, approval in its entirety shall be void.
BE IT FURTHER RESOLVED by the Council of the Town of Chapel Hill that the Council hereby approves the application for the Special Use Permit application for the Family House at the University of North Carolina Hospitals, in accordance with the plans and conditions listed above.
This the 9th day of November, 2005.