HomeMy WebLinkAboutAgenda - 10-16-2012 - 7a
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ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date:
October 16, 2012
Action Agenda
Item No.
7-a
SUBJECT:
Southern Orange County Government Services CampusMaster PlanAdoption
DEPARTMENT:County Manager’s Office, PUBLIC HEARING: (Y/N)No
Asset Management Services
ATTACHMENT(S):INFORMATION CONTACT:
1)Formal Master PlanDocumentFrank Clifton, 919-245-2306
2) Master Plan Presentation Gwen Harvey, 919-245-2307
3)Clarion Associates Professional Michael Talbert, 919-235-2308
Services Agreement AmendmentJeff Thompson, 919-245-2658
PURPOSE:
To:
Receive and adopt a Master Plan for the Southern Orange County Government Services
Campus;
Authorize the Manager to submit the necessary application and fees to the Town of
Chapel Hill for the Special Use Permit (“SUP”) Modificationprocess for this project;
Authorize the Chair to execute an amendment to the Clarion Associates Agreement
dated May 15, 2012 in the amount not to exceed $37,500 for potential additional
services related to the SUP process; and
Consider authorizing the Chair to contactthe Town of Chapel Hill regarding adjusting the
SUP modification process and related fees for this project.
BACKGROUND:
At the August 21, 2012 regular meeting, the Board of County Commissioners
received a presentation regarding the Southern Orange County Government Services Campus
Master Plan process. As a result of that presentation, the Board directed County staff and the
County’s consultant, Clarion Associates, to fully develop concept plan “B” into a formal master
plan and related development guidelines.
Attachment 1represents this formal master plan document. Staff and the consultant are
presentingthis document for formal approval and subsequent submission to the Town of Chapel
Hill for the required SUP modifications.
Attachment 2represents the presentation materials that will be used to inform the Board and
frame the discussion.
Since the August 21, 2012 Board meeting, Clarion Associates has solidified Chapel Hill’s
requirements for this SUP modification process should the Board authorize the Manager to
continue the processwith a formal master plan approval decision. The SUP process requested
by Chapel Hill has become lengthier, primarily because of the potential number of review and
process meetings that may be required of thisSUP application. Originally, the process
2
estimated 7-8 review meetings. Recently, Chapel Hill has suggestedan estimated 17 review
meetings. Attachment3 represents a Professional Services Agreement amendment in the not-
to-exceed amount of $37,500 that would compensate Clarion for this additional time, if
necessary.
Additionally, staff and the consultant reported on the estimated Chapel Hill SUP processing fees
during the August 21, 2012 update. Clarion has since discussed these fees with Chapel Hill and
recommends the County reserve $110,000 for this purpose. Staff recommends the Board
authorize the Chair tocontactChapelHillregarding adjusting theprocess and associated fees
for the benefit of Orange County.
FINANCIAL IMPACT:
There are sufficient funds in the capital project budget for the additional
not-to-exceed $37,500 for Clarion’s professional services as well as the $110,000 for the Chapel
Hill SUP process fees.
RECOMMENDATION(S):
The Manager recommends the Board:
Receive and adopt a Master Plan for the Southern Orange County Government Services
Campus;
Authorize the Manager to submit the necessary application and fees to the Town of
Chapel Hill for the Special Use Permit (“SUP”) Modification process for this project;
Authorize the Chair to execute an amendment to the Clarion Associates Agreement
dated May 15, 2012 in the amount not to exceed $37,500 for potential additional
services related to the SUP process; and
Authorize the Chair to contact the Town of Chapel Hill regarding adjusting the SUP
modification process and related fees for this project.
3
Attachment 1
i_ S il• I r }F r v
A.
d L;
(itSOUTHERN ORANGE COUNTY GOVERNMENT SERVICES CAMPUS
a s n
September 24,2012
4
Table of Contents
MASTER PLAN OVERVIEW ...............................................1
Planning Objectives .............................................................1
MASTER PLAN MAP.........................................................2
DESIGN GUIDELINES ........................................................4
SITE PLANNING................................................................... 4
General ................................................................................4
SitePlans........... ... ......................................................5
SolidWaste Plan ..................................................................6
Construction Management Plan..........................................6
SteepSlope Plan..................................................................7
GradingPlan.........................................................................7
Landscape Protection Plan ..................................................7
PlantingPlan........................................................................7
INFRASTRUCTURE............................................................... 7
Water and Sewer.................................................................7
Stormwater..........................................................................8
Lighting/Street and Parking Lots .........................................8
UNDISTURBED AREAS......................................................... 9
SUSTAINABILITY.................................................................. 9
Orientation ..........................................................................9
Daylight................................................................................9
Shading .............................................................................. 10
Water Efficiency.................................................................10
Landscape .......................................................................... 10
Materials............................................................................ 10
Energy Management Plan.................................................. 10
BUILDINGS........................................................................ 10
Building Flexibility.............................................................. 10
BuildingEntry.....................................................................10
Pedestrian Scale.................................................................11
Building Height/ Roof Form...............................................11
Aesthetics .......................................................................... 11
Appendices....................................................................12
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MASTER PLAN OVERVIEW
In an effort to prepare for the public service needs of future residents in the southern portion of Orange
County, the county has developed a long-range Master Plan for the Southern Orange County
Government Service Campus. Located at 2551 Homestead Road in Chapel Hill, the campus site is the
current location for the Robert and Pearl Seymour Center and the Southern Human Services Center.
The campus provides ample opportunities for future development of government services that can
serve citizens in southern Orange County. Multiple facilities can be easily located within one convenient
and cohesively designed campus. The site is served by public transportation, and is located adjacent to
future centers of activity (i.e., Carolina North), creating opportunities for increasing access to public
services via alternative modes of transportation—on foot or by bike.
This Master Plan is a general, long-range site plan that provides guidance for development of
government service facilities over a 25 year planning timeline. The purpose of this Master Plan is to
provide a framework within which future government facilities can be planned, designed, and
constructed. The intent of this Master Plan is to provide a general framework for future development
that is flexible to new planning and design innovations that will arise over the course of campus
development. This Master Plan consists of
(1) a map that identifies areas for future development and areas that should remain undisturbed,
and
(2) a set of design guidelines that will guide future development actions on this site.
Any future changes that occur to either of the two elements of the Master Plan require corresponding
revisions to the other element.
Planning Objectives
The Master Plan was developed under the policy direction of the 2030 Orange County Comprehensive
Plan and the Chapel Hill 2020 Comprehensive Plan. Key planning objectives of the Master Plan include:
• Coordinate locations of development and public services
• Support non-automobile modes of travel
• Protect rural lands, and promote clustered, walkable developments
• Provide efficient and fiscally responsible public facilities
• Protect natural resources and promote sustainable development
• Foster compact communities and hubs of activity
Plan Development
This Master Plan was developed under the supervision of the Southern Orange County Government
Services Campus Master Plan Project Program Team and ultimately adopted on [insert adoption date]
by the Orange County Board of Commissioners. Two public information sessions were provided on
September 4, 2012 at the Seymour Center and the Southern Human Services Center, providing the
public with opportunity to view and respond to draft versions of the Master Plan. The appendices
provided in this document provide background analysis and information used to develop this Master
Plan.
Southern Orange County Government Services Campus I MASTER PLAN Page 1
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MASTER PLAN MAP
The 33-acre campus site offers opportunities for centralized, convenient, accessible, and co-located
government facilities within one campus that is served by public transportation. Located adjacent to the
Carolina North campus, this site also offers opportunities to connect to the Town of Chapel Hill's greater
greenway, pedestrian, and bicycle networks by providing pedestrian and bicycle facilities that link to the
Carolina North Greenway and to future facilities planned along Homestead Road.
The intent of the Master Plan map is to identify general areas where development should be placed in
the future. Accordingly, the map identifies development areas that could accommodate 350,000
additional square feet of floor area,the maximum area that can be permitted for the site per Town of
Chapel Hill development regulations. If the site were fully built-out to the maximum floor area
permitted, the floor area would cover approximately 28 percent of the total site.',. The campus will be
the site for future government services uses. The specific uses that will be developed on this site will be
determined over time as specific government facility plans are developed.
The Plan Map outlines specific"development areas"where land disturbance activities can occur. These
areas may include buildings, parking, stormwater facilities, landscaping, roads, sidewalks and trails, and
bike paths. In addition, the Plan addresses opportunities for expansion of existing facilities—the
Seymour Center and the Southern Human Services Center. Specific guidance for development of future
facilities within these "development areas" are explained in the Design Guidelines section of this Master
Plan. It _qqqwhhh�,
As specific site plans are developed, "development areas" may also include natural areas; these areas
will not be disturbed for the purpose of protecting existing tree stands, environmentally sensitive areas,
or natural recreation areas. The Plan identifies the southwest corner of the site as an area that should
remain undisturbed and where development activities should not occur.
The roads, pedestrian and bicycle paths, and greenways on the Master Plan map denote general areas
where these facilities should be placed. The Master Plan does not identify the precise locations of these
facilities, which will be determined u on development of future detailed plans and site plan approval.
NQThe percent of the total campus area that could be developed with one-story buildings(i.e.,one-story floor area)
is calculated by adding the existing floor area (61,750 square feet)to the potential addition of floor area (350,000
square feet)totaling 411,750 square feet. Dividing the total future floor area (411,750) by the total square footage
of the site(1437480 square feet or 33 acres) results in the future potential floor area being 28 percent of the total
site. This calculation is provided to assist in understanding the quantity of development that can be permitted on
the site. It does not suggest that future development be in the form of one-story buildings,or that floor area
should total 28 percent of the site.
Southern Orange County Government Services Campus I MASTER PLAN Page 2
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DESIGN GUIDELINES
This set of Design Guidelines is intended to guide design and siting of future individual government
facilities uses. Specific site design objectives for the Master Plan include:
• Develop a walkable campus of clustered county services
• Be clear about preservation areas and development areas
• Promote green design of public facilities
• Promote energy efficiency, and reduction of resource consumption
• Emphasize transportation connections, with particular attention to non-automobile options
• Address tree canopies, greenways, and open space
• Coordinate building locations and parking locations
• Design road and pedestrian networks to achieve safety and connecti
These Design Guidelines are organized into five core as:
(1) Site Planning
(2) Infrastructure
(3) Undisturbed Areas
(4) Sustainability
(5) Buildings
SITE PLANNING
General
The design intent is to create a campus approach for the design of future buildings and development
areas. Buildings will be sited to create strong relationships between existing and future buildings on the
site and the related pedestrian, bicycle, and vehicular access. Pedestrian access to all new buildings and
throughout the campus must be carefully designed with attention to adjacent landscaping to promote
walking. Development will follow the natural contours of the site where possible. Preserving significant
trees has been a key element of all prior planning efforts on the site, and this Master Plan reinforces
that effort by designating specific areas for tree protection.
New facilities will be oriented with consideration of sun, wind, and microclimate factors, especially the
possible use of daylighting to offset the use of artificial lighting in occupied spaces.
Future site designs will follow various elements of the 2020 Chapel Hill Comprehensive Plan.
1) A vibrant center of activity and services
2) A compact community where larger existing areas are left undisturbed
3) Promotion of alternate modes of transportation (environmentally friendly)
4) Green connections to adjacent properties
5) Preserve areas on site and within the developed areas
6) Protect natural resources with effective on site stormwater management and preservation
areas
Southern Orange County Government Services Campus I MASTER PLAN Page 4
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All plans for new projects at this site will be developed using the Town of Chapel Hill's Design Guidelines
as well as the High Performance Guidelines:Triangle Region Public Facilities.All new development will
include detailed site plans which will be approved prior to issuance of a Zoning Compliance Permit.
Site Plans
Site Plans will be approved as part of the Town of Chapel Hill's Zoning Compliance Permit process
required for all new development. Future site plans for the site will meet the following guidelines:
1) All vehicular parking layouts will comply with Town of Chapel Hill Standards Lot Layout
Schedule Plan.
2) All vehicular pavements will meet minimum town standards for asphalt paving sections.
3) Bicycle parking will comply with all Town of Chapel Hill standards.
4) Roadway sections will include curb and gutter sections with sidewalks on at least one side. A
minimum of two travel lanes and bike lanes. Additional turn lanes will be added as needed
for intersections. See illustrated streetscape.
5) Roadway designs will comply with all requirements of AASHTO and The Town of Chapel Hill.
6) Bus stops will be provided as necessary and conform to the latest Town of Chapel Hill
Standards.
7) Pedestrian walkways will be a minimum of five feet wide and meet Town of Chapel Hill
Standards, while using existing topography and natural constraints. Pedestrians will have
priority over vehicles in all roadway and parking area crossings. Raised crosswalks will be
provided in roadway and parking lot areas for significant pedestrian movements.
8) All concrete curb and gutter will comply with the applicable Town of Chapel Hill Standards.
9) Accessible ramps will be provided at all street intersections and driveway crossings. Ramps
will conform to the Town of Chapel Hill Standards and ADA requirements.
10) Sight distance triangles shall be provided at all roadway intersections. A minimum 10'X70'
sight triangle will be provided. No plantings will be allowed in the sight triangle.
11) A typical roadway section is provided to show the locations of all utilities in the streets. This
section will included street lights which will be located per Town of Chapel Hill standards.
12) All new work to be done on the site will require clearing limits which will be shown on the
plans along with the tree protection fencing. All tree protection fencing will comply with the
Town of Chapel Hill standards and details. No work can take place until the tree fencing is in
place and reviewed and approved by the Town's Urban Forrester.
13) Traffic calming areas, if provided, will comply with the latest Town of Chapel Hill Standard
details and signage. Pedestrian crossing will be provided on raised crosswalks and so will
comply with all Town Standards.
The following street cross-section illustrates the intent for future streets identified on the Master Plan
map. They shall include a minimum of two travel lanes, bike lanes, and sidewalk on a minimum of one
side of the street.
Southern Orange County Government Services Campus I MASTER PLAN Page 5
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Figure 1:Illustrative Streetscape Section
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Solid Waste Plan T*J%hA..-7
A Solid Waste Plan will be approved prior to issuance of a Zoning Compliance Permit and will address
the following:
1) New buildings will be required to comply with all applicable Town Standards for Solid Waste
Management. Screen walls and concrete pads will be compatible with adjacent buildings on the
site and comply with minimum Town of Chapel Hill Standards.
2 Dumpster pads will be constructed of concrete pavement with a minimum compression
strength of 4000 psi and sized in accordance with the number of dumpsters needed. The pads
will be a minimum of 20 feet deep. All dumpster pad areas shall be designed to accommodate
the Town's front loading refuse truck and have an inside turning radius of 40 feet. Backing
movements needed to access the pads shall not exceed 100 feet. Heavy duty pavements shall
be provided along the access route from the primary roadways to any dumpster area. Recycling
roll cart areas shall be provided in all dumpster layouts, and shall conform to all applicable Town
Standards.
Construction Management Plan
A Construction Management Plan will be approved prior to issuance of a Zoning Compliance Permit.
A construction staging and access plan shall be required for all new construction on the site. These
plans shall indicate routes for the material deliveries as well as construction staging and fencing areas.
All traffic control construction plans shall conform to the latest NCDOT Manual on Uniform Traffic
Control Devices.
Southern Orange County Government Services Campus I MASTER PLAN Page 6
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Steep Slope Plan
A Steep Slope Plan will be approved prior to issuance of a Zoning Compliance Permit, and shall address
the following guidelines.
a) A Steep Slope Plan will be provided which designates the slopes by 0-10%, 10-15%, 15-25%, and
25%or greater.
b) Each slope area will show all clearing limits and the distribution for that slope category on the
grading plan.
c) No work will be done on slopes greater than 25%without prior approval of the Town.
Specialized site construction techniques will be approved by the Town of Chapel Hill for work in
any of these areas.
Grading Plan
An approved Grading Plan is required prior to issuance of a Zoning Compliance Permit.
A Grading Plan will be prepared for all new work with new and existing contours at two foot intervals,
limits of disturbance, and tree protection fencing locations. The Plan will denote the total perimeter of
disturbed areas, as well as existing and proposed impervious surface totals for the property.
Landscape Protection Plan
A Landscape Protection Plan shall be approved prior to issuance of a Zoning Compliance Permit.
A Landscape Protection Plan will be proposed for any new work at the site. The plan will show all
existing rare and specimen trees per the Town of Chapel Hill Standards. These trees will be drawn
showing their critical root zones. All trees to be removed shall be noted. A clearing limit with the new
tree protection fencing shown will be required. A pre-construction/demolition conference will be
conducted with the Town of Chapel Hill's Urban Forester to discuss the Landscape Protection Plan.The
plan shall comply with all applicable patterns of the Town's Tree Protection Ordinance. The tree canopy
coverage calculations will be shown on the plan.
Planting Plan
An approved Planting Plan is requir=ance of a Zoning Compliance Permit.
A Planting Plan will be provided which labels all landscape buffer yards and screens.All existing
easements shall be shown on the planting plan. New landscape buffers and parking lot plantings shall
be shown along with the calculations for a 35%shading requirement. All new grading and utilities shall
be shown on this plan.
INFRASTRUCTURE
Water and Sewer
All water and sewer layouts will conform to the latest OWASA Standards and Specifications. Fire
hydrant layout will be provided around the primary road system and comply with all requirements of
the Town of Chapel Hill Fire Department. All utilities will be located underground. All water and sewer
lines will require a dedicated OWASA easement. All utilities will be located under paved areas where
possible with appropriate easements. Stormwater piping and structures will be installed per Town of
Chapel Hill Standards. A 20 foot minimum dedicated easement will be provided over all lines and
structures for the Town of Chapel Hill. No plantings will be allowed over the utility easements.
Southern Orange County Government Services Campus I MASTER PLAN Page 7
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Stormwater
1) A Stormwater Impact Statement will be prepared for any proposed improvement to the site.
The Stormwater Impact Statement will include the following information:
a) Written narrative describing existing and proposed conditions, anticipated stormwater
impacts and management structures and strategies to mitigate impacts
b) Description of land uses and area (in square footage)
c) Existing and proposed impervious surface area in square feet for all subareas and project
area
d) Ground cover and uses information
e) Soil information (classification, infiltration rates, depth to groundwater and bedrock)
f) Tim of concentration calculations and assumptions
g) Topography (2-foot contours)
h) Pertinent on-site and off-site drainage condition
i) Upstream and/or downstream volumes
j) Discharges and velocities
k) Backwater elevations and effects on existing drainage conveyance facilities
1) Location of jurisdictional wetlands and regulatory FEMA Special Flood Hazard Areas
m) Water quality volume calculations
n) Drainage areas and sub-areas delineated
o) Peak discharge calculations and rates (1, 2, and 25-year storms)
p) Hydrographs for pre-and post-development without mitigation, post—development with
mitigation It _qqqwhhh�,
q) Volume calculations and documentation of retention for 2-year storms)
r) 85%total suspended solids (TSS) removal for post-development stormwater run-off
s) Nutrient loading calculations
t) Stormwater best management practice (BMP) sizing calculations
u) Pipe sizing calculations and schedule (include hydraulic grade line and energy grade line
calculations and profiles)
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2) A Stormwater Management Plan is required for all new work at the site. The plan will included
proposed and existing contours at a 2 foot intervals. All existing drainage conditions, features
and stormwater piping and structures shall be shown on the plan. All Resource Conservation
District(RCD) areas on the site shall be noted with delineated boundaries. All proposed
stormwater systems and drainage conditions must be shown. A piping system for the new
stormwater system shall be shown with the associated schedule. New roof drains from all
buildings shall be shown to their terminations. All proposed stormwater easements shall be
labeled and provide a 20 foot width at a minimum. All proposed best management practices
shall be shown on the plan with associated details and sections. New plantings and stabilization
techniques shall be noted on this plan. A Stormwater Management Plan will included
compliance with the latest Town of Chapel Hill requirements as well as Jordan Lake Rules, and
shall be approved prior to issuance of a Zoning Compliance Permit.
Lighting/Street and Parking Lots
All street and parking lighting plans will be approved by the Town of Chapel Hill Community Design
Commission (CDC) prior to issuance of a Zoning Compliance Permit.
Southern Orange County Government Services Campus I MASTER PLAN Page 8
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UNDISTURBED AREAS
Future site plans will identify areas where land disturbance activities will not occur.
1) No work is allowed in designated undisturbed areas, except for connections of pedestrian paths
and greenways.
2) Tree protection fencing is to be provided during construction activities to delineate the amount
of clearing in the area.
3) Areas shall be walked for best route and flagged prior to installation of fencing by designer and
Urban Forester.
4) Designated disturbed areas are portions of the site needed to support the development area,
and may include buildings, parking, stormwater facilities, landscaping, roads, sidewalks and
trails, and bike paths. They may also include undisturbed areas identified at the site plan
development stage of planning and design.
5) Site plans shall show all clearing limits and tree protection fencin .
SUSTAINABILITY Lr-.%
All new projects at the site will be done following the Town of Chapel Hill Design Guidelines as well as
the High Performance Guidelines:Triangle Region Public Facilities prepared by the Triangle J Council of
Governments.
Balancing the fulfillment of our current needs without compromising the ability of future generations to
meet their needs is the essence of sustainability. Orange County, as an early proponent of sustainable
design, will be seek to apply design solutions used on recently completed facilities as well as new
technologies and designs where feasible on this site.
Orientation
The natural setting of the site, its contours and vegetation, shall be viewed as assets to be preserved and
woven into the design as much as possible. For the Chapel Hill climate, buildings oriented with the
longitudinal axis of the building in the east/west direction will typically have lower energy costs than
buildings oriented with the longitudinal axis of the building in the north/south direction.
Daylight
Using daylight from windows, clerestories, skylights, atriums, etc, is encouraged to reduce artificial
lighting and increase user satisfaction. Skylights and atriums should allow narrow building footprints to
be naturally lit. Windows close to the ceiling are encouraged to allow greater penetration of daylight.
Interior offices should incorporate transoms and vision lights to allow light infiltration into deeper
spaces. 'ML AV
Uncontrolled use of daylight can lead to user discomfort and increase mechanical cooling requirements.
Buildings should incorporate appropriate shading devices over windows and entryways. Roof
overhangs, recessed windows, sunshades, and arcades are all devices which can be used to create shade
on the face of a building. Automated, motion-sensor or user-controlled interior lighting, either natural
or artificial, should be provided to maintain user comfort and reduce energy costs.
Southern Orange County Government Services Campus I MASTER PLAN Page 9
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Shading
Passive solar shading is useful for conserving energy, animates buildings and public spaces, and creates
additional design opportunities (e.g., a deep-set window shaded by the building frame or by the addition
of sunscreens), and will be considered as designs for future buildings on the site are developed.
Water Efficiency
Water use reduction and irrigation efficiency measures limit or eliminate the use of potable water for
landscape irrigation. Designs should reduce the volume and slow the flow of storm water runoff
through the landscape with vegetated swales and sequences of check dams and catchments, cisterns
and water collection points in parking lots. Rainwater collection is widely used in existing Orange County
facilities and should be considered for toilet flushing and irrigation.
Landscape
Reduce site disturbance and/or restore damaged areas. Choose landscaping which reduces the heat
island effect and that is native to North Carolina.
Materials
Where possible, use durable, recyclable materials made from recycled content that are locally produced.
Energy Management Plan
The design of future buildings and its systems shall provide energy efficiency of 20 percent above what
is required by ASHRAE Standards. The use of sustainable forms of energy (such as solar,wind,
geothermal and biofuels) shall be utilized where possible.
Any proposed efforts to increase energy efficiency will include investigation of possible participation in
the NC Green Power Program or similar programs. Projects shall be monitored over time to help
evaluate achievement of goals related to energy efficiency, reduction of carbon footprints, and
reduction of single automobile trips
BUILDINGS
Building Flexibili
Flexible building design that accommo ates change is very important and is a proven way to respond to
programmatic needs that evolve over time. Initial building phases should be designed as a first step in a
larger collection of integrated buildings. To accomplish this, consider the following:
1) Simple Forms: Simple rectilinear forms are preferred because these forms are more easily
adaptable to change than buildings with complicated forms. Individual forms should be
designed to complement one another as well as their surroundings.
2) Planned Expansion (Additions and Renovations): As site permits, each future building should
allow for growth.
3) Massing: Buildings shall be set back off all internal streets and driveways in a consistent manner
to produce visual unity.
Building Entry
An Entrance is a primary building design feature and should be well defined and easily recognizable as a
point of entry, regardless of the size of the building. Building entrances provide links between individual
building design and site design and should be well defined. At ground level, building design should focus
Southern Orange County Government Services Campus I MASTER PLAN Page 10
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on the pedestrian. Building entrances should be oriented to pedestrian plazas and entry courts and
should be open and inviting.
Pedestrian Scale
At building entrances and on streetscape facades, elements that relate buildings to the size of humans
are important. While buildings may be up to 60 feet high, these larger masses can be broken into
smaller visual elements through sensitive use of building materials,window articulation and building
massing.
Building Height/ Roof Form
Building heights and their roof forms can be used to promote an overall sense of cohesiveness and
offers an opportunity to focus attention to certain key buildings or areas.
1) Building Height: The maximum allowable height for buildings is 60 feet above ground, as
measured from the average grade of the site. The maximum height could reach four
stories. Floors below grade are permitted. The floor levels of new buildings should match
the floor levels of the adjacent existing buildings. Established vertical heights should be
maintained to continue the vertical campus grid and allow upper levels of buildings to be
connected by bridges.
2) Roof-Mounted Infrastructure Screening: Roof parapets should be used to screen roof-
mounted equipment. Roof-mounted mechanical equipment and vent stack pipes should be
grouped together and screened from all views on campus. Taller equipment should be
enclosed by walls or grills that are in harmony with the design of the building and provide
for the required air circulation needs of the equipment. Satellite dishes and antennas must
be fully concealed if located on a building. Roof drains shall direct water underground and
divert water from structures and paved surfaces to prevent erosion or ponding.
Aesthetics
Future designs should maintain a uniform architectural style within the development area being
proposed. In general,future architectural styles should be compatible with existing architectural styles
and should express an image of governmental facilities. Forms and shapes are to be simple, yet creative
and appealing and should relate to nearby forms.
Southern Orange County Government Services Campus I MASTER PLAN Page 11
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APPENDICES
1) Context and Background Information Report(July 5, 2012)
2) Site Context Map
3) Site Conditions Map
Southern Orange County Government Services Campus I MASTER PLAN Page 12
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Appendix 1:
Southern Orange County Government
Services Campus Master Plan
Context and Background Information Report
July 5, 2012
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HDOl WoaJ sjenoaddd juauadoIanaa uielg0 •
sauijaping uSisad —
Suiseqd aoI ueld —
uaeaSoad Suippq / ueld axis leaaua!D —
ueld aaIseW IdopV pug dOIDAD(] .
S@All:) afqo 1:) @fOJd
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b
suoileaapisuoD Ajojejnga� AaN • 9
IJO/\rxDweJJ A:) ,110d • S
sluauadoIanaa -guipuad pue posodOJd aleuaixoad •V
sluiealsuoD Pue suoiIipuoD axis • E
axis 10 AJOIS,IH Ajojejnga� • Z
IxaluoD axis .2uilsix3 • T
sommomp-
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4
9
IeIuauauoainua 'jeoiSoloaeyoae 'Ieanlln:) sIuauassasse Jeaanas —
sasodand SuiIaoM }}elS IeuaaIul aoJ —
ueld lda:)uoD AjunoD jo uoildopy :LOOZ •
aaluaD aoivas anouaAas Iaead pue jaago�j —
panoaddy uoile:)ijipoW df1S : SOOZ •
Al!IPe} IaelsauaoH Pafoad —
panoaddy uoile:)ijipoW df1S : S66Z •
aaIuaD sa:)inaas ueuanH uaaylnos Aluno:) aSueap —
panoaddy (dns) Iivaaad ash lei:)adS :ti66Z •
Aluno:) aSueap uaaylnos ui saOinaas ueuany }o uoilepilosuoD —
alis pasepand AjunoD : Z661 •
axis jo AJOISIH AjolelnOalj • Z
23
Concept Plan 2006
Southern Human Services Campus
RCD
r, faw -
Senrar CeWec I[lJrde+Construction) -
Y F Bldg Area#4
.�� � Ertrefarking-- ❑arks+lg i
�ar+rrnq -
- Area �—
_ - �-xtre Perxi rg
Bldg .
- Ar•_a
Farrner
Bidr#Area 0 2
- a 81JgAre
Legend: Cult.S Arch. Survey ❑verlay
t` E Poterit*l Sues(-12 acres)
r
Fannlr * 2-Senior Center Under CartsVUCtio es
n{-d acres
i
'� -
e9da}area u 1 Blray Area a 5 3-Exlsting{-72 acres}
{i - 4-Environmental Corsiraints(-E acres;+
8
sued paIieIad —
saOinaas pue Aimin —
( lepoua-illnua) uoilelaodsueal —
suoiJena13 Suipp8 jeanjoajiyoay —
Suideospuel pue uoiIOaIoad aaal —
Aiisuaiui ash puei —
JuauaaSeueW aalennuaaoIs pue IeIuauauoainu3 —
sai1inil:)y pajeja�j uoil:)nalsuoD —
: suoilelndiIS dns •
axis 10 AJOIS ,IH AjoleInOoIj • Z
25
Existing Site Context
cl
Lu
CL
Lu OW
� r EAS�yn•ENT(BLANKET���• '�„ti - _ --- �, L - --
f
H C®UNCIL''�
GA
�r. 50'BUFFER LINE/' °RD�ERT-7►A4Q'PEARt�.:.
SOUTHERN ORANGE CAMPUS 'SEYMOUR;CENTER'
W TOTIjL'FLOORAREA.25000
g 33.24 ACRES /#CxF PARKINO.SPACES 71p
• a�,UJ OWASA r �% U .
�ml EXISTING TRAIL FORCEMAIN �� � APART,W SYSTEM EASMENT � ��.� ¢.
.
JCL
! •.,
• EXI NG 5 { 30'OWASA SANITY ARY i� -. -�'
19 Z
4D I
POND ; SEWER EASMENT PB !
��� 78 PG 88 •,
NO ROAD CONNECTIONS rv�
ARE PLANNED • / '. '•.
COUNTY'S CAROLINA NORTH TO
HOMESTEAD ROAD OR
SOUTFE
HARDWOODS SERVIIrE ,
N SOUTHWEST 111 TOTAL FLbOR7•Rf•F
CORNER - i � �� oF`PaRKIN� :�� •
r RCD BUFFER LINE = • TONE
APAR
'SETBACK BUFFER
AROLINA NOR • j�
26
4 . Proximate Proposed & Pending Developments
Carolina North
e IFC Men's Shelter e Carolina
So ern
�Ay�EB1iG 1 1 \
The Retfeat � �' �sr��
u+µ _ a Carolina � au�r
�g j i Flats
ZZ
Ntl'Id FLLHON VNIYOHVO L00 saui aping uOisaa glaoN eui oae:) 8002 -
-
ued glaoN euilojeD LOOZ —
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l]IH'13dtlH P
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sndwe:) .Ouivaeal pue q:)jeasaj asn-paxiW .
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qlJON euilojeD
sluawdoIanaa Suipuad ig pasodoad Olewi.xoad •V
ZZ
coeds uado `Al!l!ln `uoileaaoaa `aoillo `sassauisnq
`8uisnoq `leanilm `lelidsoq `:)ini:) `q:)aeasaa `AIisaaniun :sash —
aauao0 3S ui SOJOe EEZ uo 8uippq jo Is uoill!w E —
ueld a8els-p!w col juawaaa8e aeaA-OZ -
-ouiuoZ Z-n pue luauaaaa.?d juawdoIanaa 60OZ •
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u01jenaasu00 ui SOJOe ZZE —
juawdoIanapIs uOl.11! a 6-8 —
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ueld glaoN euilojeD LOOZ •
qlJON euiloje:)
sjuawdojanaa Suipuad ig pasodoad Olewlxoad •V
29
50-year De el pment Plan
out ern Orange
F
Carolina North Plan
. .
.
_ cn .
} n
�+
Plow.' .. -�
f'
L
Cate%Drive
yk, 1
oninhew I1 '3ChM
_ _ 0 5Da 1000 1500 20W
Ftt1
30
r -
f��Rt�sS. Iff
Carolina North Plan
Mid Stage Southern Orange Campus'
Apprcx. 3 M S.F. r
cn .....,
I :x
- pir�eY Mountain
r'
Esfes afive
' GLbrnissian:
- 0ctobe-31, 24Da
a �aa
*Note: Schoc•1 site& Poliw/Fire site to be identified FEE y,aa aaoa
�
FEET •�i�
31
Projected Development: First 800,000 square feet
Research Building One 225.E300 sf dam J•" 1�7 W,
Small Central Utilit • Plant 5,000 sf
Southern Orange Campus
Lau Schaal 250.000 sf
Research Building Tu-o 120.000 sf
� .
—. 4 a .... F [ a iEx fl
Housu' ig 200.000 Sf ,..
'T
ExistingBuikings
g, u
Carolina Nam —
L deualDprnentAgreament Bouridary
i
® Proposed RoadB a- '
Pro xsea open space - ° _ ti f h
Proposed Flelde
Paved Pa frig
_ r-
BuMi r gs-first 800.000 sq-ft_
Sidewalk ImproverneMs ,
-- Bike Lana imprmemenls , r
iitrliiiiilil Realigned Alrport L]r - ` 4A
rrafie Signal lrnprowements ftir School ti �r i �
Llrility CdrM1ry4r =y �� -. �
(Breermy i kusea�ch - - Eseea Dr. r
- Bus Sheller ti
Railroad
Streams .Hqusi I• t r �
open rotor I `
THE UNIVERSITY ' u
4?f NORTka CAROLINA
ar CHAPEL HILL r
O
15 1
32
4. Proximate Proposed & Pending Developments
Carolina North
kioln.ebaeren. Electric Ductbank Pha�hig
Current Work : pnerueJl.n . ti„
— Duct At191tlFti'3'{M�1 1:tOk fy7P12 ae
Southern Orange Campus
bank construction
k
Landfill . pipe • •
• . North . �
Research • . • =•C C.n.nwk6n:fi.er,wrlal l4lY
building infrastructure
l
F
f � K
a
Y
i
x
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it a
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� enlrenucne.:
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ildaeded Vres.,.� '
t�
_YlpnuMetl 5l5,M1
SeIVI[p Reetl �'
{ iii V�Vyr
33
4. Proximate Proposed & Pending Developments
Carolina North
• ,,,m�,,dRd Conceptual Greenway Lacatiorti
Carolina North
• Conservation areas
Southern Orange Campus
• Opportunities for
ped/bike c `
4
ir•'
1 .... s
f�rf rrf, ti
Ropesrd Wnrervner A�r�c f
_ i !
�Lanlf111 i4awi�1¢d&nn6ay) y
-V.WG6EN+n00orsrcp'Jfaim
rr
1,�r`�ouu�rv¢n ue�ms
�Ym�uoMdYlY�er r;.' I .
0 X73 a[tt.26�Fers 'k ter,
-nape Fle CIl IIM1y
inner Rees PUnKxn cwP TAY
34
4. Proximate Proposed & Pending Developments
IFC Men 's Shelter
• Area Map
The Interfaith Council's
Community Men's Shelter
1 . acres
r;L
■ w
Northeast • e of R-2 Namesfead '3 w y'
Cammundy ; ►r f
P31k .� Qp'NIXiFiC2l[ore rrt y
property
Men's Shefber a�nr s�R~ �
• Transitional men's shelter 19-
• z7.voo nnT
dl T.NM.. ■ —
T.700 R6T O�IL2 � ■ _
�np,gy � � ■ *N i
2-story, 16, 250sf ....
• SUP Approved 2011
i Gander. '• . u,red � '•
cnucn • ^■
t]'rarr�eC� ��R� ••� R-3-C '� a ��e.
Ndrrbara
Southern Orange �'_ -�
� a
beds
taxe
FWer
Office ' space `A6 Fee[
by
ilr
i1[
16 • • spaces
r
prFHTTI-frm
iflTillill
�� rh
CONCEPT MEN'S SHELTER ILLUSTRATIVE SITE PLAN
COUNCIL THE INTER FAITH
NORTH CHAPEL HILL, R•
GGA ARCHITECTS June 5,2009
INN19
36
4. Proximate Proposed & Pending Developments
The Retrea
Area Map
Homestead Road
Formerly e Cottages" Multi-Family Residential Development
yG> o
BHIa qLn �ed4 w_n_r
38 . 29 �ncvucate ylneyard
acres
Square Conchs-___ x Orange
8ndgepotnf
� Mixed Use r l7
East of project -
• Proposed multi-family
development
• Proposed ped connection
• Concept Plan Review Jan . 72 g i
v +
Ihllage�
� i � Saciarvl€.es
R-2
.a; � .° � Futu� Multi-Family
N� uniq - Carolina North Residential
R-1 Center of
� Peace �N
scnooi . ''' 1000'Notificafion Line J
townhouses
2012 102 single-family units
Clubhouse
: 1 • parking spaces
0
37
HOMESTEAD RD
1 E 1DENTI L
_ ._.
DEVELOPMENT.
55.1' .- .:�: ���� - - •-�'--
P^�IrvGiriiiwliia•i:
'•' �`' x 4LAY- 134��75}'F,t .,i�rhi�ll3'prit'_
f hr
��• � � �, ��#nywuinsL}nilh
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So N vi 4� twit -
FF• V�,:f f � ,�' �•
r
... . ••moo 0
� . TT L 0 alLp
14.7
' II
F
% I r W L
,I } Southern Orange Campus
4 '• ,
`° PROPERTIES
Williams
�"3Sl}£I�lf�5
■ten l�.ii'���•h��a�uFa
38
4. Proximate Proposed & Pending Developments
El
Carolinn c: l
• Area Map
16 . 18 - Carolina Flats @Estes
• Multi-Family Residential Development
• TimberNollowf R-4 '� O�
Proposed
development with 4-story
hotel and parking deck
• Seven 3-story apartment
❑:- R-1
Shadowood o a 9
.o Future . •"�! O -_, •
Carolina � � y
�� Estes Dr i
r . •
buildings
° � � � Carolina Flats @Estes
• In flight hazard zone
• Concept Plan Review March 189 apartment units
2012 124-145.'• +•. Multi-Family Residential
Site
hotel
parking spaces
MLMM 22
30
rtft
fir
Z 0 Mt,-
lit
LU
LL t
CONCEPT PLA
LL� 0 JDAVISARONITECTS
REVIEW DRAWINO
ROT FOR CONISTRUCTION
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48
Policy 5. •
2020 ChALel Hill Comprehensive Plan
�' Malor
Focus Area � _Uiopcl H�Il Plonninglurfrdc[ion 9oundary
G
Considerations :
1. f! �
Carolina • I�
2. Connections
3. Transit corridor
11
4 Complete jf
5. y�
Coordinate • ' ' • • '
with transportation
network
a e CARRBDRQ�"5 �°
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53
• Key Regulatory • • ' •
Tree Protection Ordinance ( 2010 )
0 proposed tree (typ.) ea-�.z- Tents excluded fi-oin aet
1aild arca Calculation
'vew a ' 15' storm water access easement
pares y
10 otfiC a bio-retention
street — — uildirt I
—_ J", -— exsting ties
fee prakection and/or
silt fence
37
Eff
8E
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Government Servoices Campus
Master Plan
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Appendix
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SOUTHERN ORANGE CAMPUS sEYMOUR,cENTER'}
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NO ROAD CONNECTIONS rv�
ARE PLANNED • / '. '•.
CAROLINA NORTH TO
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CORNER i �� 9#f3F*PAREI `�
r RCD BUFFER LINE = • TONE
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'SETBACK BUFFER
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Attachment 2
Master Plan Presentation
Southern Orange County
Government Services Campus Master Plan
October 16,2012
Orange County Board of County Commissioners
Imo: 1
Presentation Objectives
• Activity Since Last Status Report
• Design Guidelines
• Adjustments to Master Plan
• Draft Plan
• Update on Approval Process/Fees
z
Activity Since Last Status Report
• Presentation to BOCC on August 21
• Public Information Meetings on September 4
• Meetings with Stakeholders and Town Staff
• Revisions to Map Based on Additional
Information
• Development of Design Guidelines
3
Design Guidelines
• Orange County 2030 Comprehensive Plan
• Chapel Hill 2020 Plan
• Chapel Hill Design Guidelines
• TJCOG High Performance Guidelines for Triangle
Region Public Facilities
• Planning Best Practices
4
Design Guidelines
• Site Planning
• Infrastructure
• Undisturbed Areas
• Sustainability
• Buildings
s
Adjustments to Master Plan
• Based on Concept"B"from August 21 Meeting
• Added Connection to Carolina North Greenway/
Bikeway
• Added Homestead Road Improvements
• Clarified Language Regarding Expansion of
Existing Buildings
• Clarified Buffer and Setback Lines
Attachment 2
Master Plan Presentation
6
I.
Update on Approval Process/Fees
• Process
• 12 month timeframe
•Two steps:Concept Plan,Special Use Permit
• Up to 17 meetings
• Recommended adjustment to project budget
• Application Fees
•Concept Plan&Special Use Permit Modification estimate
$110,000
8
Next Steps
• BOCC Approval of Master Plan
• Submission of Concept Plan Application to Town
of Chapel Hill
• Submission of Special Use Permit Modification to
Town of Chapel Hill
Attachment 2
Master Plan Presentation
HARD-
9
63
Attachment 2
Master Plan Presentation
IM
m
Orange Southern
Government Services Campus Master Plan
.im 10
64
Attachment 3
STATE OF NORTH CAROLINA AMENDMENT TO AGREEMENT FOR
ORANGE COUNTY PROFESSIONAL SERVICES
Addendum to that certain Agreement effective the 15th day of May; 2012 by and between
the County of Orange, (herein referred to as "County") and Clarion Associates, LLC, a Colorado
Limited Liability Company d/b/a Clarion Associates-Chapel Hill, NC, 101 Market Street, Suite
D, Chapel Hill,NC 27516, Inc., (hereafter, the "Provider").
In consideration of the mutual promises and conditions set forth herein, the County and
Provider agree to amend the Agreement as follows:
WHEREAS, the County wishes to contract with the Provider for professional services including
Master Planning and Potential Special Use Permit modification involving the Southern Human '
Services Campus; and '
WHEREAS, the Provider wishes to provide the services provided in Attachment A; ,
NOW THEREFORE, In consideration of the mutual promises and conditions set forth herein, the
County and Provider agree to amend the Agreement as follows:
Effective Date: ,
Section 4 of the Agreement is amended as follows:
This contract shall be in effect from May 15, 2012 to December 31, 2013. ,
Combensation: '
Section 5 of the Agreement is amended as follows: '
a) Compensation for Basic Services in section S.a. increases from a maximum amount ,,
payable of Ninety Six Thousand Dollars ($96,000)to a maximum amount payable of One ,
Hundred Thirty Three Thousand Five Hundred Dollars ($133,500), a not-to-exceed ',
increase of Thirty Seven Thousand Five Hundred Dollars ($37,500);
b) Reimbursable expenses decreases from a maximum amount payable of Fourteen
Thousand Dollars ($14,000) to Seventy Eight Hundred Dollars ($7,800), a not-to-exceed ,
decrease of Sixty Two Hundred Dollars ($6,200). This $6,200 amount is to be available '
for Compensation for Basic Services in lieu of Reimbursable Expenses.
Full Force and Effect
Except as amended by this Amendment,the Agreement shall remain in full force and effect.
[SIGNATURES ON THE FOLLOWING PAGE]
�
65
IN TESTIMONY WHEREOF,the parties have hereunto set their hands and seals the day and
year first above written.
ORANGE COUNTY: ATTEST:
By: By:
Bernadette Pelissier, Chair ponna Baker, Clerk to the Board of
Commissioners
PROVIDER: Clarion Associates, LLC WITNESS:
By: By:
Printed Name and Title Printed Name and Title
This instrument has been pre-audited in the manner required by the Local Government Budget '
and Fiscal Control Act. '
Finance Director '
Approved as to technical content. '
Jeff Thompson, for Department Director '
Approved as to form and legal sufficiency. ',
Office of the Counry Attorney
2
66
i
C L �1 � 1 Q ti1 ''
Clarion Associates '
101 Market Street,Suite D ',
Chapel Hill,NC 27516
919.967.9188 phone
919967.9077 fax '
Memorandum
To: Jeff Thompson,Orange County Asset Management Services
Prom; RogerWaldon,Clarion Associates
Date: 5eptember 12,2012
Re: Request for Adjusting Scope,Budget,and Contract for Southern Human Services Project
The purpose of this memorandum is to provide information on the status of work on this project, and
to request consideration of adjustments to the projecYs scope,budget,and corriract. Specifically,we
ask for consideration of iwo adjustments: (1) A contract amendment to.shift the balance between '
reimbursable expenses and professional staff time expenses (without changing the overall budget
total); and(2)Consideration for Phase 2 of either an increase in the project's overall budget,or a shift
in meeting responsibilities between consultant and County staff,or both. � :
We also include here information about Chapel Hill's fee schedule for development applications.
Bacf�qround
We are approaching the end of Phase 1 of our initiative to prepare a Master Plan for, and seek
development approvals from the Town of Chapel Hill for Orange County's Southern Orange Campus
on Homestead Road. Work on the project has gone well,and response has been favorable from the , '
community and from the Orange County Board of County Commissioners. There has been a close ,
and collaborative working relationship befween County staff and the Consultant team, and we are
pleased with p'rogress to date. We are on-track to hit the deadline of obtaining approval of a Master ' '
Plan by the Orange County Board of County Commissioners on October 16, which will complete '
Phase 1. We will then be in a position to proceed with work on Phase 2, seeking approval of a '
Special Use Permit Modification for the site from the Town of Chapel HiIL ',
As we have progressed with work to date,however,we have encountered some un-anticipated need '
for meetings related to the project, and have leamed additional information about Chapel Hill's '
processes and requirements for obtaining a mod'rfication of the existing Special Use Permits for site. :
We will describe those below, and follow with a suggested set of contract adjustments for ,
consideration.
1
67
'
Steps in the Process—Special Use Permit-Modifica4ion Appllcation Review: ,
• Required pre-submittal meeting with Planning Staff to review completed application. �
• Required Department Head Review meeting(DHR}to discuss application.
• Required Public Inf.ormation Meeting(PIM). ',
• Optional meeting with Planning Staff to discuss DHR and PIM comments. �
• Following revisions to application,optional meeting with Planning Staff to discuss the staff's '
preparation of a memorandum and recommended stipulations for approval. i '
• Required meeting with Planning Board, Planning Board required to make recommendation to the '
Town Council at a Public Hearing. May require a second meeting'rf Planning Board does not ',
make recommendation at first meeting(although it usually does).
• Required meeting to present to Transportation Board. '
• Required meeting to present to Bicycle and Pedestrian Advisory Board.
• Required meeting to present to Community Design Commission. .
• Required meeting to present to Parks and Recreation Commission.
• Required meeting to present to Town Council at Public Hearing.
• Required meefing of Town Council,post-hearing,for Council to consider action. Town Council � '
not required to act;can ask for more information and subsequent return. �
Summary-Number of Meetings to Attend and Present Materials:
For Concept Plan Process: 5 meetings at Town Hall(3 required) '
For Special Use.Permit Process_i 12 meetings at Town Hall(10 required)^!�!_^__� '
Total: 17 meetings(13 required)
Following are budget implications of these facts
• Budget for taking applications through the process(assuming 6-7 meetings): $28,000. '�
• Anticipated budget for full 17-meeting process,with full consultant presence: $65,500. ',
• Additional Cost of full consultant presence at all 17 meetings $37,500.
Menu of Options for consideration:
• Adjust Scope and Budget for project for Phase 2,and increase project budget by$37,500.
• Or,alternatively, decide that there will be up to 10 meetings covered by County staff,without
consultant participation.
• Or,adjust our approach for allocation of consultant resources to some or all of these meetings ' '
(fewer consultant attendees}.
• Or,a combination of these options.
From the list of ineetings, above, if attendance were to be limited to Courrty staff (no consultant
presence),we would suggest that the meetings most suitable for this approach would be, in order: '
the Public Information Meeting, meetings with Town Advisory Boards, and meetings with Staff to '
review procedural logistics.
3
68
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F'ir�al Plans for Zonmg;Compltaiice Pel'i'n�k Zssuance �/z of ori,g�nal approval f�e '
Revised Finak Plahs/Rewised Pha�mg Plan $4SQ .
RCD Ehtrtlachmen� $480
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M�norSubdlvi�iqn � ' �
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�Extension,;Renew�l, Minor Change ' ; E; ; , ,
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� Site Plan for parked 4-wheeled - `$234 :
� rnotoc vehicles',per zo:ning lot `$118 !(
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