HomeMy WebLinkAboutAgenda - 05-15-1997 - 5 1
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: May 1 S, 1997
Action Agenda
Item No.
SUBJECT: Orange County Response -Meadowmont Special Use Permit Applications
DEPARTMENT: County Manager PUBLIC HEARING: (Y/1)
BUDGET AMENDMENT: (Y/1)
07 INFORMATION CONTACT:
51'61'97 Material from Chapel Hill John Link, ext 2300
Planning Director
TELEPHONE NUMBERS:
Hillsborough 732-8181
Chapel Hill 968-4501
Durham 688-7331
Mebane 227-2031
PURPOSE: To discuss the Board's input to the Chapel Hill Town Council concerning the
Meadowmont Special Use Permit applications.
BACKGROUND: On April 23, 1997,the Chapel Hill Town Council opened five public hearings
related to the proposed Meadowmont development. These public hearings are on five separate
applications presented by the developer: infrastructure; park and school site; swim club; apartments;
and village center. The Council's plans involve continuation of the public hearings to mid-late May
to receive public comment and input from Advisory Boards. Council action could possibly take
place at a June or July meeting.
The attached materials provide some background on the special use permit applications submitted
by the developer. Staff will follow up to obtain additional information that the Board of
Commissioners may identify as necessary, and act on any direction the Board may provide
regarding the proposed Meadowmont development.
RECOMMENDATION(S): As the Board decides.
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MEMORANDUM
TO: Chapel NO Planning Board
Chapel FLIT Transportation Board
FROM - Roger S. Waldon, Planning Director
SUBJEC C: Meadowmont Special Use Permit Applications
DATE: May 6, 1997
Attached for your consideration are five applications that have been submitted as part of
the propc sed Meadowmont development. The Planting and Transportation Boards are
requested to review these applications and make recommendations to the Town Council.
This cove r memorandum will describe the background that sets the context for these
applications, and review procedural considerations. A key point is review of the Master
Land Use Plan for this property that the Town Council approved in 1995. We will also
describe t to property as it exists today,and summarize the extent of development
proposed with these five Special Use Permit applications.
The five a ccompanying Staff Reports will each offer our staff evaluation of the
applicatio ts, and offer recommended resolutions of approval. In each case; our
pretimim y staff recommendation is that the Boards recommend that the Council approve
the apphe ttion,with the conditions included in each report.
PROCEDURAL CONTEXT
Under the Town's Development Ordinance, a developer of a tract of land twenty acres or
greater in size may elect to apply for approval of a Master Plan. A Master Plan is a
general cc nceptual plan for the development of the overall tract without the detail required
of a Spec W Use Permit application. Once a Master Plan is approved, a Special Use
Permit is 1 equired for subsequent development of all or any part of the overall tract. Such
an applies lion for a Special Use Permit is expected to demonstrate that it is consistent
with the p reviously approved Master Plan.
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The Town► Council approved a Master Land Use Plan for the Meadowmont development
in Octobo.•, 1995. The Master Plan covers 425 acres on the east side of Chapel Hill, along
HLghway 54. A mixed-use development is described in the Master Plan, including single-
family an i multi-family dwelling units, commercial and office space, a Town Park, a
private re xeation facility, a greenway, and land reserved for a future school. The Master
Plan was approved after a process of consideration that included multiple evenings of
Public Ht aring testimony and an adjustment to the Town's Comprehensive Plan for the
N.C.Higl sway 54 corridor.
The Development Ordinance's Master Plan process "is intended to provide a procedure
which ca s relate to type,-design and Iayout of residential, commercial and office
developm:nt to a particular site in a general way, providing the basis for subsequent, more
detailed c kvelopment plans and applications through the Town's Special Use Permit
Process."
DESCRIPTION OF EXISTING CONDMONS
The Meac owmont site has rolling topography, with a mixture of fields and woods. A
north-sou:h ridge dominates the western portion of the site, and a more circular knoll is
found on :he DuBose Estate to the east. The ridge sits more than 50 feet above Highway
54, provic:ing views to the south and west,including the Chapel Hill skyline.
The sides of the ridge and hilltop range from 10-201/a in slope. The majority of the rest of
the site cc stains slopes less than 10//0. Areas with slopes of over 201/1 include a
drainagev,ay between the ridge and the hilltop, and on the north and east faces of the
hilltop.
Drainage xc urs generally to the north and east(to Little Creek and the Jordan Lake
upper Sot dplain), and to the south into a tributary of Morgan Crecic, which also drains
into Jordi,n Lake. Wetlands occur in the northern portion of the site, in area covered by a
Army Coi ps of Engineers flowage easement.
The prop sty is located ent4*within the Town's Watershed Protection District.
Portions c if the property, including streams, springs and ponds,are also in the Resource
Conserve ion District. Portions of the property are in the regulatory Soodplain.
Woodlands, primarily hardwoods, cover the site except for an intermittent band of about
1,000 Aw. on each side of FIighway 54. This band contains old fields and meadows. Rock
outcroppings and springs are found scattered in several areas of the site.
Barns, to pant houses, outbuildings, and ponds are found on the interior of the site.
Situated on a knoll adjacent to the 425 acre Meadowmont site, a half-mile north of
Highway 54, is the DuBose Estate. This 27.5 acre parcel includes a mansion with
landscape d grounds listed on the National Register of Historic Properties. This estate has
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been deede t to the University of North Carolina, and a Special Use Permit has been
approved fi it a conference center on that property.
SUMMA:tY OF DEVELOPMENT PROPOSED WITS THESE APPLICATIONS
Five applies itions have been submitted,as described below.
1. hXAQ MONT 2flMM=CnM PLAN AND DESIGN QMELMES -
Applics Lion for Special Use Permit: Planned Development-Mused Use
A request for approval of a Special Use Permit for major infrastructure, open space,
residential tevelopment, and some commercial/office development for the Meadowmont
Development, and a set of Design Guidelines. The total acreage encumbered by this
application is approximately 182 acres. The infrastructure plan, which includes streets,
stormwatet. management, sanitary sewers and water distribution systems, will serve the
entire Mew lowmont development. Several commercial/office parcels, 418 residential lots,
and open space, bicycle and pedestrian plans are included with this application. In
addition to design guidelines for the entire Meadowmont development, a set of design
guidelines i br the Highway 54 Entranceway Corridor, a sub-area within the Meadowmont
developme rt, is also included in this request. (Special Note to Planning Board and
Transports ion Board members: Copies of the "Design Guidelines" were in the packet
delivered to you in advance of the April 23 Council meeting.)
2. 6W.MONT VII.LAGE CENTER - Application for Special .Use Permit:
Planned Di_velopment-Mixed Use
A request f br approval of a Special Use Permit for a Planned Development-Mixed Use to
develop a village center with retail, office, and residential uses in the Meadowmont
Developan nt. Approval would permit the construction of 13 buildings containing
125,000 sq uare feet of retail space, 102,400 square feet of office space, and 63,360 square
feet of res dential space located on 18.25 awes of gross laud area. This application is
located jus:west of Friday Lane, approximately 200 feet north of Highway 54.
3. D OMLM APART'IViEMS - Application for Special Use Permit: Planned
Develo pment-Housing
A request for approval of a Special Use Permit for Planned Development - Housing to
develop sr ulti-family apartments in the Meadowmont Development. Approval would
permit the construction of 258 apartment units totaling 354,000 square feet of floor area
with 479 itaricing spaces, located on 20 awes of gross land area. This application is
located on the north side of Highway 54 between Friday Lane and Barbee Chapel Road.
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4. 1Zg 2Q_W_bJ_ONT SE$rj�j�j�_Application for Special Use Permit
A request for approval -of a Special Use Permit for a private Swim Club in the
Meadow most Development. Approval would permit the construction of a pool, tennis
and voUt ybail courts, and the renovation of an existing barn into a club house, located on
8.2 acre: of gross land area. This application is located 800 feet west of Friday Lane,
approxin ately 1,100 feet north of Highway 54.
5. h"&WM=PARK AND SCHOOL SITE •Application for Special Use Permit
A► reques: for approval of a Special Use Permit for a Town park and school site, on 88
acres in he Meadowmont Development. Approval of this application will establish a
future Tc wn park site on 72 acres, and a future school site on 16 acres. The tract is
located n xth of the Paul 1. Rizzo Conference Center site and east of the Chapel Dill
Country t:lub.
COMPONENTS OF MASTER PLAN NOT INCLUDED IN THESE
APPLICATIONS
These five applications do not cover the entire Meadowmont site, although they do cover
most of it There are several areas and functions that are to be the subjects of future
Special U c Permit applications. These include:
AffbEU Housin : During the Master Plan proceedings, the developer offered to make
land avails ble at Meadowmont for the development of 32 units of affordable housing.
This land,vas designated on the Master Plan as being adjacent to the Village Center. The
developer has been worldng with the Orange County Housing Corporation to design this
component;and the Director of the Housing Corporation announced at the April 23
meeting th it submittal of a Special Use Permit application for 32 units was imminent.
Qffice, nercia! Hotel South gf Highfwly 54: These five applications are all for
developme at on the north side of Highway 54. The Master Plan shows offices,
commercial space,and a hotel on the south side. These would be the subjects of future
Special Us:Permit applications.
Wellness cwt During the Master Plan proceedings the developer described tentative
plans for a Wellness Center,north of the Village Center. This area is not part of these five
application t.
_C=: The Master Plan calls for development of a 50 acre site on the east side
of Meedo%moat Lane as congregate care or multi-famtily residential. This area is not part
of these fiv:applications.
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estop: I he last major area not covered by these five applications is an area in the
southwoo quadrant of the Meadownwnt site, on top of a ridge,labeled the"Hilltop"area.
The Mast x Plan calls for office, commercial,and restaurant uses in this area.
PROCESS
The Pubii;Hearings on these applications opened on April 23, 1997, with a presentation
from the applicants. Tonight begins a process of review of the applications by six
Advisory 1 Boards for consideration and recommendations:
Ple ginning Board Transportation Board
Al.pearance Commission Design Review Board
Parks and Recreation Commission Greenways Commission
The Coun;,il recessed the Public Hearings until May 19, 1997, at which time the Council
will begin the process of
l. Receiving the comments and recommendations from Advisory Boards;
2. Receiving evaluations and recommendations from the Town Manager,
3. . Receiving public comment.
We note :hat the Council has already reserved May 20 as a date for continuation of
discussion; that begin on May 19. June 9, June 24, and July 7 have been designated as
dates for Council discussion and possible action on the applications. This follows the
schedule adopted by the Council on March 24.
SUMMARY AND CONCLUSION
We have evaluated the five applications with respect to Chapel Hill's regulations and the
approved'master Land Use Plan. With conditions,we fend the applications to be generally
consistent with the Master Plan and in compliance with regulations in the Development
Ordinance We suggest that the Boards recommend that the Council adopt the
resolution i:of approval contained in the staff reports.
Attachmer is
Prelindw P Staff Report#1: Infrastructure
Prelisr iaw r Staff Report#2: Village Center
Prelindaar;r Staff Report#3: Apartments
Preliminar!Staff Report#4: Swim Club
Preliminw r Staff Report#5: Town Park and School Site
199S Masi.or Plan Approval Resolution
Correspon fence
Traffic Lni Pact Statements
Site Plans
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Preliminary Staff Reports on
Meadowmont
Special Use Permit Applications
5. PARK & SCHOOL SITE
May 6, 1997
!Ire Town of Chapel Hill hers received a series of five Special Use
,'ermit Applications for the Meadowrnont property. An accompanying
4 VW memorandum describes the property and the process for
considering these five applications This Staff Report discusses and
r valuates one of the five application Recommendations and
i rlternative resolutions for action are attached
We have received and reviewed an application for a Special Use Permit to allow
developm ent of a Town Park and a school site, on an 87.9 acre tract in the
Mcadowr font development. Approval of this application would establish a future
School sire on 16.0 acres and a future Town Park site on 71.9 acres. The subject
parcel is located in the Residential-1 (R-1) zoning district, north of the Paul J. Rizzo
Confem n Center site and east of the Chapel Hill Country Club. The property is
identified as part of Orange County, Chapel MU Township, Tax Map 52, Lot 6 and
part of Dt trham County, Triangle Township, Tax Map 479, Block 1, Lot 1B.
DEVELOPMENT DESCRIPTION
The Parka School site application proposes to develop a 71.89 acre site as a Town Park
and to n serve a 16.02 acre site for a future public school site. The application
identifies the following facilities:
• 2 footbalUsoccer fields
• a softball field
• an outdoor basketball court
• a picnic area
• pedestrian/hil ing trails, including 3 pedestrian bridges
a 10-foot wide bicycle path
• a con ndyard waste site, and
• 2 asphalt puldog lots tone lot with 121 spaces, the other with 28 spaces),
including handicap access facilities
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These"ties associated with the Park(&hvol application an geneiJily praQosed to be
the pedestrian/hi
trails and
locked orr the `souh side of. Creek. Qhly' ,
10.be located on the north
` associatod`,�edestr�an bndSes w�nthur'the pack are'PrOp°$� ,
. _ side-of•Liit�e Creek. _,
kin lot are proposed to
One of tnl. football/socce r.fields And sparse par g
eve umny je included as pot of the: school as a;,faces V shamd by bath the
Town and tlie: School: Subsequent development;of the site as a school' wW'require
Town Cott�81 approval as a Special Use Permit Modification:
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Specxat use:- Permit
As part #f f the, accompanying
Meadowtitotit Infrastructure
applicatzw 5 lots are stloa iVfedowmont Lane directly south of the proposed
amp
.set These'S lens. (approxim Wy 2.3-aches) are.reserved for possible future.; ..
parohase the Chapel Hilt-Caribom School.,Board- in accordance�with the 1995
faster Land Use Plan,
KEY:Y'OIlYTS FROM iVYASTER PLAN
k
The 1995 Master Land Use Plan for Mi.adowmont°indicates school grid Para facilities Iri
tlns aTesi: Master Plan ideatiSes&SC rool building.:parlartB areas; sow'. a -
two olds,
sogball fiei,.and a Picnic ana 'i'he'Master Plan also indicates that X.20-foot stnP'Ott ead:
along LanAstec'Drive will be:deeded to the€yaks Homeownm Associatiom
a
}�{�������r} a ved:-hiaster-Land Use Plan dots not A6W thef locaaoa Hof a compost!: ..
Although .yi .appro ..
yard wasted-:ate, tlse Town Cound. did* a �compost/yard
loca�tsd Grit the Meadawmoat Devdop:neM ss, stipulation of Master_Plant�pgroval:
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As:part of hss Special.Use Pernnt aPPfi#d- 4 the.developer has proposed a locatton,for
the:required conVostlyaM waste site.
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We:nave wed the application: for coBtplsatux with the sswutdatds of the Town's
t+Dtdutance, tha s€andards of<the Towe's Design 1Vlamual and t +ed
I3ewelQpm�n
>� down Master Lant Use Plan. We offer the following evaluation: :
Ex�stlsta::L oetiditio�s: The proposW pvWSohool. tact is located: in the northeastern
portion-of the,;h+deadowtnonr' evelopmehL The site is bordered w the south by the
- Urtiversky of Noah Carolina's Paul J Rico Conference Center and to the west b the
y
_.Chapel Xli Country.
Club Golf Course The site is bordered`to the north and'west by
the Ou"Ilq subdivis:oa(Lancaster Dave aiid Ie ltnsdale; �`
e
A.ugntfics;a pornon of tine'site,is a ailed Sues Army Corps.of Engineers this
easement t of B. Everett Jordan Dam acid Ia3ae.
Little, Creole flows through
easement,.for which the boundary luie is,spocifiy.defined all arras at or below
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the 245-foot con our line. A large portion of the site is located in the 140-year
floodplain. App roximatcly 73.8 acres of the site is within the Town's Resource
Conservation Dis rict(RCD). Although there are several identified wetland areas south
of Little Creek, i he majority of the identified wetland areas are located on the north
side of Little Cre:k. The entire application area is located in the Watershed Protection
District. i
dress with 'noose l Rt
igoliq ns: Several uses/facilities are proposed to be placed in areas
that have special I Iesignations:
• wedw ds;
• Untta l States Army Corps of Engineers Flowage Easemenr,
• 100-y qtr Floodplain;and
• Resm rce Conservation District(RCD).
This section seep s to clarify where proposed uses/facilities will be placed with respect to
these special area s.
The majority of the northern portion of the park site consists of wetland areas. No
development is F roposed to occur in these wetland areas, other than utilizing two existing
bridge structures to cross two different wetland areas_ A third bridge is proposed to cross
Little Creek.
The United States Army Corps of Engineers' flowage easement for B. Everett Jordan
Dan and Lake extends over all areas of the site which are at or below the 245 foot j
contour line. TP a*ority of the proposed park site is located in this flowage easement.
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The following fi cilities are proposed to be constructed in the Corps of Engineers'flowage
easement: a soccer field, the softall field, an outdoor basketball court, foot bridges and
hiking trails. The Corps of Engineers has approved the construction of the soccer field,
softball field,&)t bridges and hiking trails. We reconunend that additional documentation
be provided to indicate that the outdoor basketball court is a facility that has been
approved by thr;Corps of Engineers. This requirement has been included as a stipulation
in Resolution 5,L
We note that a,- a condition of approval, the United States Army Corps of Engineers has
indicated that n)activity may disturb waters or wetlands in the flowage easement, and that
the flowage easement shall not suffer any net loss of flood storage capacity due to
O=vation, file ag or grading activities. The soccer field which will have a slightly higher
elevation at the: center of the field to assist with drainage, is proposed to be constructed
between the Z 12.5 and 244 foot contour levels. The softball field is proposed to be
constructed between the 242.5 and 240 foot contour levels,while the outdoor basketball
court is prom ed to be constructed at the 244 foot contour level.
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All of the I tsW&cilities proposed with the Army Corps of Engineers' flowage eamnent
are also k rated in the 100-year Floodplain and the Town's Resource Conservation
District.
The fottowi ag facilities are proposed to be constructed outside of the Corps of Engineers'
flowage ea Cement, but partly or completely in the 100-year Floodplain and the Town's
Resource Conservation District: the soccer ficld closest to Meadowmont Lane and the
compoWya rd waste site.
The soccer field closest to Meadowmont Lane(which will be constructed between the 256
and 258 fa it contour lines) is partly in the I00-year Floodplain and the Town's Resource
Conservatic�n District. The northwest corner of this soccer field will require some grading
in the Floor.plain and Resource Conservation District.
The comps Alyard waste site is locate below the dam of the existing pond, and is ply
located in tie 100-year Floodplain and is almost entirely located in the Town's Resource
Conservati<n District.
A bicycle pith is also proposed to be built as part of the park site. The bicycle trail will
consist of & 10 foot wide asphalt path located within a 16 foot cleariag. On the
Park/SchocI site, this bicycle trail is partly located in the I00-year Floodplain and is
entirely for ted in the Town's Resource Conservation District.
lei ice: The Park/School application includes some picnic shelter structures
and an exi:ting cabin that is to remain on site. We recommend inclusion of a small
restroom fa a ity. This small amount of floor area complies with the Town's Development
Ordinance. Any subsequent development of s school on the site however, will require s
Special Use Permit Modification.
Watershed ?rotection District: This site is located in the portion of the Meadowmont,
Developm*it proposed for development under the low density option. The proposed
Park/Schoo Site meets the requirements of the low density option.
Future S jh of Site: We have had preliminary discussion with the Chapel Mill-Csrrboro
City Schoo s regarding the proposed school site. A letter from Superinterelent Neil
Pedersen of the Chapel Hill-Carrboro City Schools, regarding the proposed Meadowmont
school site, ;s attached. .
Access and QmWaim. Access to the Park/School site is proposed to be provided from
Highway 5 s by Meadowmont Lane. We recommend that at least two lanes of
Me adowmo at Lane be built to provide access to the Pa WSchool site. This requirement is
included as-►stipulation in Resolution SA
A single point of access from Meadowmont Lane is proposed to serve as the entrance to
both the pal k and the school site. The access roadway leads to the primary 121 space
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parking lot and a smaller 28 space puking lot that is located closer to the proposed J
softball field =d outdoor basketball court. This access roadway also leads to the
proposed comps►st area. Regarding access into the compost area, we recommend that the
entrance to the compost area be relocated as the turning radii of the currently proposed
entranceway =ry pose significant difficulty for large equipment entering the site. We
recommend relc cating the center of the entranceway to a point 40-50 feet further east of
the proposed en trance. This requirement is included as a stipulation in Resolution SA.
The applicant I m proposed to provide all-weather heavy duty paving for the access
roadway leading j to the compostlyard waste site and the entrance apron for this site. We
believe that this pavement will not be sufficient to accommodate the maneuvering of large
vehicles accessi ig the compost site. We recommend a heavier-duty pavement suface be
utilized for the access roadway leading to the compostlyard waste site and the entrance
apron. We bdi eve that the proposed pavement will be adequate for parking spaces and
parking lot acce ss aisles. This requirement is included as a stipulation in Resolution 5A '
Parkins: The ►application proposes 149 parking spaces in two parking lots. The larger
parking lot is F roposed to be a facility shared by both the Town and the School. The
Development (Hinance does not provide minimum requirements for the number of
Pig spaces at a pubic park. We believe that the proposed number of spaces is
appropriate.
PmI Sit-e- )A'e recommend a stipulation that requires the developer to install an
appropriately-si zed, centrally-located restroom facility, including water and sewer
connections. 'Ns amenity is consistent with other Town parks. This requirement is
included as a st pulation in Resolution 5A
BaNeld: The application presently proposes a softball field with a 200 foot outfield
margin. This p-oposed axe would severely restrict the variety of program possible on this
field. Therefor tti we recommend that the outfield margin for the ballfield be expanded to
at least 240 fee. This requirement is included as a stipulation in Resolution 5A-
Soccer FW& We recommend that the recreation fields be graded, in a manner to
facilitate drains ge in order to be suitable for regular recreational use, with designs to be
approved by the Town Manager.
BiWje Trail: 4 10 foot wide bicycle trail begins at the lower, smaller parking lot on the
park site. We -ecomrnend that bollards be installed at the entrance of this bicycle trail (at
least one locks )le)in order to prevent vehicular access. We also,recommend that a public
access easeme:it be dedicated to the Town for the bicycle trail at aU locations where the
trail is deeded i o other entities(examples-Homeowners dissociation, School Board).
Mature Tra: A four-foot wide natural-surface trad is proposed to wind throughout the
northern and a astern portions of the ark site. The trail is located outside of designated
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wetland are ts,with the exception of two points where existing bridges will be improved to
cross desigt arced wetland areas. A third bridge is proposed to cross Little Creek
We recomt:send that the developer be required to include a note on the final plans
indicating 6 at boardwalk sections will be provided as needed. We believe that a majority
of the trail should be dry enough to leave as natural surface. However, some areas may
need boards walk. This requirement is included as a stipulation in Resolution SA
We also recommend that the trail be continued to connect to Lancaster Drive.
Accordingly we recommend that the developer provide a 20 foot easement in the center
of the.24 aj--re strip adjacent to Lancaster Drive that is proposed to be deeded to the Oaks
Community Association. This easement will provide access from the park site to
Lancaster I rive and should be described as a"Public Pedestrian, non-motorized vehicle,
and motori and wheelchair easement dedicated to the Town of Chapel Hit for trail
purposes or,ly." This requirement is included as a stipulation in Resolution SA
Pond Dun: There is an existing pond located in the southern central portion of the
Park/School site. A darn is located along the northern edge of the pond,which drains into
Little Creek. As part of the Final Plan review process, we recommend that the applicant
submit an ,asgineer's report regarding the condition of the dam. Based on future
maintenance concerns, we recommend a stipulation that the developer be required to
certify that the dam is safe, or make any improvements needed to guarantee the Town
such assurar ce. A stipulation to this effect has been included in Resolution 5A.
Community Conroost/Yard Waste Site: As part of the 1995 Master Land Use Plan
approval, th s Town Council required that a compoWyard waste areas) be located in the
Meadowmor,it Development as a stipulation of approval. Therefore, the location of the
compost/yat 3 waste site was not shown on the Master Land Use Plan. Consequently, as
part of this ;special Use Permit application, the developer has proposed a specific location
for the required compost/yard waste site.
The applicar t proposes to build a community compostiyard waste site north of the existing
pond on the ParWSchool site. A portion of the proposed site is located in the 100-year
800dplam, v►lisle the majority of the site is located in the Town's Resource Conservation
District (RC D). In additiot% the compost/yard waste site is being proposed beneath the
existing dam for the pond.
We believe t hat the proposed compost/yard waste site will work in the location proposed
by the applit ant. A compost/yard waste site is a permitted use in the Town's Resource
Conservatirn i District
We recommend that the compost site be developed during the same phase and in
conjunction with the park site. This requirement has been included as a stipulation in
Resolution 5
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Lndssaaina_ E ubm and Tree rotection: It will be necessary to provide a Landscape
Plan and a Trot Protection Plan prior to issuance of a Zoning Compliance Permit. We '
recommend tha t all clearing Umit lines adjacent to heavy construction be fenced.
W er Nalfty-wd SSMmu ter M m mm We note that this area is in the Watershed l'
Protection Dis xict. The applicant proposes development on the Park/School site in <I
accordance with the low density option (less than 241/6 impervious surface) that is
described in th+-i Town's Development Ordinance.
We recommen I that a stormwater management plan, wing the Town's Hydros computer
model, be subr pitted for review and approval by the Town Manager prior to issuance of a
Zoning Compl ance Permit. A condition to this effect is included in Resolution$A.
INhia, Util ty providers have indicated that they presently serve this site. We have '
included a stipulation in Resolution SA which requires that the local utility companies
review and apl+rove the proposed plan prior to issuance of a Zoning Compliance Permit.
sun rshi : I Ve recommend that all Park/School site acreage be deeded to the Town
initially, and tat the Town would then subsequently deed land to the school at the time
school plans a v ready to proceed.
CONSISTENCY WITH APPROVED MASTER PLAN
In a typical SI e:cial Use Permit proceeding,the burden is on the applicant to present a case
to allow the Council to make the four findings the Council is required to make before it ,
can approve c f a Special Use Permit. With Council approval of a conceptual Master Plan,
if the Special-Use Permit application is found to be consistent with the Master Plan, then
the burden re,carding three of the foar findings shifts to those opposed to approval of the
Special Use F ermit. The Council must make only the Bending regarding compliance with
applicable se etions of the Development Ordinance:. (Please refer to the Cover
memorandum for a more detailed discussion.)
We have reviewed this application for consistency with the Master Plan and find the
proposal to b.-generally consistent with the Master Land Use Plan.
CONCLUSION
We believe 1 hat the proposal meet the requirements of the applicable sections of the
Development Ordinance with the conditions noted in Resolution SA. We suggest that the
Boards recor:unend that the Council approve the application, with the conditions listed in
the attached -esolution.
Adoption of Resolution 5A would approve the application with conditions.
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