HomeMy WebLinkAboutAgenda - 06-02-2015 - 8aORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: June 2, 2015
Action Agenda
Item No. 8 -a
SUBJECT: Final Consultant Report Regarding Future Development of Southern Orange
County Government Services Campus
DEPARTMENT: Asset Management Services PUBLIC HEARING: (Y /N) No
ATTACHMENT(S):
(UNDER SEPARATE COVER)
Report from Clarion Associates
INFORMATION CONTACT:
Jeff Thompson, 919 - 245 -2658
PURPOSE: To receive and discuss a report recommending development concepts and
phasing for future potential facilities on the County's Southern Government Services Campus on
Homestead Road in Chapel Hill, pursuant to its governing Special Use Permit that has been
approved by the Town of Chapel.
BACKGROUND: On June 23, 2014 the Town of Chapel Hill approved the Special Use Permit
( "SUP ") governing the Board - approved master plan for the Southern Orange County
Government Services Campus. This SUP provides a 25 year vested development right for the
property.
Orange County has contracted with Clarion Associates to begin work on the implementation of
the Master Plan. Components of the first phase of implementation included review and
compilation of information, discussions with County staff, preparation of preliminary
infrastructure plans and building concepts, subdivision of the site into development parcels, and
preparation of an Implementation Plan for moving forward. The attached report presents this
information.
Work has been coordinated with other ongoing Orange County efforts, including the Space
Study Work Group. Conceptual building plans have been prepared, along with a framework for
providing /expanding /adjusting infrastructure on the site. The attached report suggests an initial
phase of work on the site focusing on the area around the Southern Human Services building,
along with internal street adjustments and proposals for expanding the existing building. The
site of the proposed Veterans Memorial is in this first phase.
A second phase of work would focus on the area around the Seymour Center (and proposals for
expansion of that building), along with reconstructing the entrance to the site, reconstructing the
stormwater management ponds on the site, and constructing a new, second entrance to the
site. Following this proposed implementation plan and phasing, a subdivision of the site into
three parcels is also underway, reflecting the approach and framework described in this report.
2
FINANCIAL IMPACT: None at this time.
RECOMMENDATION(S): The Manager recommends that the Board receive and discuss this
report, recognizing that the Manager and staff plan to use these recommendations in future
Capital Investment Plan development.
„»tip of SOUTHERN ORANGE COUNTY GOVERNMENT SERVICES CAMPUS
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1i Implementateion
Report
June 2, 2015
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Table of Contents
1. Overview .................................................................................................................. ............................... 1
2. Background and History of Site ................................................................................. ............................... 2
3. Summary of Special Use Permit Provisions ................................................................ ............................... 4
4. Review of Development Opportunities on Site .......................................................... ............................... 5
A. Expansion of Southern Human Services Building ................................................................ ..............................6
B. Expansion of Seymour Center ............................................................................................ ..............................7
C. Site for Veterans Memorial ............................................................................................... ..............................7
D. New, Second Point of Access ............................................................................................. ..............................8
E. Repair of Stormwater Management Facilities .................................................................... ..............................9
F. Subdivision of Site into Three Parcels ................................................................................ ..............................9
5. Recommended Approach to Development .............................................................. ............................... 10
6. Preliminary Cost Estimates ...................................................................................... ............................... 14
7. Specific Ideas for Consideration .............................................................................. ............................... 14
8. Next Steps .............................................................................................................. ............................... 16
A. Estimated Timelines ......................................................................................................... .............................16
B. Detailed Drawings ............................................................................................................ .............................17
C. Permits to be Obtained .................................................................................................... .............................17
Appendices................................................................................................................. ............................... 17
1. OVERVIEW
This report focuses on a 34 -acre tract of land owned by Orange County, and represents a bridge
between planning and implementation regarding construction of needed government facilities.
Orange County has a rich history and a strong track record of effective and efficient governance. One of
the reasons that the County has been successful in providing the services and facilities needed by
residents is a strong emphasis on planning ahead - - monitoring trends, preparing projections of
population and demand for services, and purposeful planning for facilities that will be needed in the
future. In keeping with that tradition, Orange County purchased this 34 -acre tract in Chapel Hill in 1992,
anticipating the growth that would be occurring in southern parts of the County, and anticipating the
need to be building government facilities to provide services in this growing area, rather than requiring
that all residents needing to access county services would need to travel to the County Seat in
Hillsborough. An aerial view of this property and its surroundings appears below. The 33.24 acre
Southern Orange Campus lies on the south side of Homestead Road in Chapel Hill, just west of Martin
Luther King, Jr. Boulevard, and abutting UNC property to the south.
Existing facilities on this site include Project HomeStart operated by the Interfaith Council for Social
Services, and two county buildings: a Senior Center and a multi - purpose Human Services Center. Most
of the site remains undeveloped, and there is significant capacity here in this strategic location to
construct additional facilities without need to purchase additional property.
This report describes the process to date of planning for additional use of this property, and begins an
implementation phase to get the needed facilities on the ground.
Southern Orange County Government Services Campus I Implementation Report Page 1
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2. BACKGROUND AND HISTORY OF SITE
This Implementation Report has been prepared as part of a continuing series of initiatives aimed at
increasing the capacity of Orange County to provide services to residents of the southern portion of the
county. The report will review existing circumstances and plans, offer more specific details about
development possibilities, suggest a phasing plan for development of the site, and suggest next steps for
implementation.
Orange County owns a 34 -acre parcel of land on the south side of Homestead Road in Chapel Hill.
Located at 2551 Homestead Road, this site is the current location for the Robert and Pearl Seymour
Center, the Southern Human Services Center, and Project HomeStart. There is currently a total of
61,750 square feet of floor area in buildings on the site, served by 258 parking spaces.
In an effort to prepare for the public service needs of future residents in the southern portion of Orange
County, the County developed a long -range Master Plan for this Southern Orange County Government
Services Campus. 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 and by bike.
The Master Plan that was prepared and approved for this property includes a general, long -range site
plan that provides guidance for development of government service facilities over a 25 year planning
timeline. The intent of the 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.
The 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.
A copy of the Master Plan is included here as Appendix 1. 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
Subsequent to preparation of this Master Plan, Orange County applied to the Town of Chapel Hill for a
Special Use Permit to authorize additional development of facilities on the site. A copy of the approved
Special Use Permit is included here as Appendix 2.
Southern Orange County Government Services Campus I Implementation Report Page 2
A sketch of existing conditions on the site appears below, followed by a copy of the main Master Plan
site diagram that was prepared and adopted.
The Master Plan envisions up to
300,000 square feet of new building
area on the site, via expansions of the
existing Seymour Center and the
Southern Human Services Center, and
buildings in three new areas of the
site. A realignment of the entrance
road is planned, along with repair of
stormwater management ponds
adjacent to the existing road. A new,
second entrance to the site is planned
along the eastern edge of the property
(in an existing, unused right -of -way).
An area of existing hardwood forest in
the southwest portion of the site is to
remain undisturbed. Bicycle and
pedestrian paths will be provided,
along Homestead Road and internally,
including a connection to a major
north -south greenway that is to be
built just west of the site.
Southern Orange County Government Services Campus I Implementation Report Page 3
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3. SUMMARY OF SPECIAL USE PERMIT PROVISIONS
The Chapel Hill Town Council approved a Special Use Permit for this site on June 23, 2014, based on the
County's approved Master Plan. The new Special Use Permit covers the entire 34 acre site, incorporates
the provisions and authorizations of previously approved permits for the site, and modifies the
entitlements and restrictions for additional development. Specifically, the SUP authorizes construction
of an additional 300,000 square feet of building floor area on the site, and 600 additional parking spaces
The authorization has a 5 -year starting time limit, and a 25 -year life. Construction of the newly
authorized development may begin anytime, must begin by June 23, 2019, and be completed by June
23, 2039.
Approvals of new facilities on the site are to be administrative approvals, with authority delegated to
Town staff by the Special Use Permit to issue permits authorizing construction, following a staff
determination that any proposed development is consistent with the terms included in the Special Use
Permit.
There is a list of 86 stipulations in the Special Use Permit. Many are procedural requirements, many
focus on specific design provisions for new facilities and site work, and several focus on construction
management. Following are conditions /requirements /restrictions that are particularly relevant for this
Implementation Plan. The full set of 86 stipulations appears in Appendix 2.
Procedural Stipulations:
An administrative Zoning Compliance Permit (ZCP) must be approved by Town staff prior to any
development on the site, confirming compliance with provisions of the Special Use Permit and
other Town regulations. ZCP's will be issued for specific site improvements, road
improvements, and building construction. Building permits will also be required prior to the
start of any building construction. Prior to issuance of a ZCP for building construction, approval
of building elevations and site lighting by the Town's Community Design Commission is required.
• Prior to the issuance of the first ZCP, the following detailed plans must be submitted to and
approved by Town staff: grading, landscape protection, planting, solid waste management, and
construction management.
• Prior to issuance of a ZCP, a Construction Management Plan and Traffic and Pedestrian Control
Plan shall be prepared and approved.
• The County shall provide to the Town updates and reviews of construction every five years,
beginning June 23, 2019.
• Updated traffic analyses shall be prepared in 2020, 2030, and 2040.
Use and Design Stipulations:
• Only governmental services and facilities are authorized for the site.
• Detailed plans must be consistent with approved general site plan.
Southern Orange County Government Services Campus I Implementation Report Page 4
• Required bicycle and pedestrian improvements along Homestead Road and internal to the site.
• Reconstruction of stormwater management ponds to occur at the time that the existing main
entrance road to the site is re- aligned.
• Detailed site plans for buildings, parking, infrastructure, and roadways to be submitted with
each Zoning Compliance Permit application.
These and other stipulations of the Special Use Permit are important considerations as phasing plans are
drawn for development of planned facilities over time.
4. REVIEW OF DEVELOPMENT OPPORTUNITIES ON SITE
The Southern Orange County Government Services Campus is an important and strategic part of the
County's land holdings, and provides significant opportunities for needed expansion of facilities and
services over time as Orange County's population grows.
Orange County has been attentive to recent and expected trends, and needs for facilities. Following is a
list of initiatives focusing demands and needs for facilities over the last decade:
• 2000 Space Study, updated in 2004, 2005, 2006, and 2007
• 2010 Space Needs Study
• 2013 Orange County Facilities Report
• 2014 Space Study Follow -up
The most recent initiative is a recently completed 2015 Orange County Space Study, which builds upon
previous work and comprehensively examines the County's current and projected space needs.
Beginning in November 2014, it drew upon the collective experience and information provided by an
assembled Space Study Work Group to do an inventory and assessment of existing facilities, project
future demand, estimate needs for future space, and provide input into the County's CIP budget
process. Key findings of the Space Study are:
• Current space, overall, is generally adequate for current needs.
• Some short -term adjustments to space are possible now.
• Long -term, addition of space and facilities is needed.
• A key opportunity for additional space and facilities is at the Southern Campus.
• Southern Campus key points:
• The Senior Center needs more space, and there is room for expansion.
• Current infrastructure on site is inadequate for growth; proposed CIP project.
• County needs that could be addressed on the Southern Campus include:
■ Redundant IT hub
■ 911 Center
■ Court facilities
■ Human Services Facilities
■ Educational /multi - purpose facilities.
These findings, along with the collection of previous studies help clarify the opportunities and potentials
for the Southern Campus property.
Southern Orange County Government Services Campus I Implementation Report Page 5
* 10
It is clear from these reports and studies that the best opportunities on the Southern Campus property
focus on expansion of the Southern Human Services building and expansion of the Robert and Pearl
Seymour Center. Expansion of floor area in these two buildings was also a key recommendation in the
approved Master Plan for the site. Following are additional details exploring these two key
opportunities.
A. EXPANSION OF SOUTHERN HUMAN SERVICES BUILDING
A key opportunity is expansion of the existing Southern Human Services Building, and this expansion is
recommended to become Phase 1 of implementation of the Master Plan. The building is well- situated
and designed to accommodate an addition to the rear of the building, adding a total of 15,000 square
feet of floor area in a two -floor configuration. The one -story configuration of the existing building stays
in place. Expansion of that existing floor plan to the rear of the building offers the opportunity for an
additional 7,500 square feet on that same level. Because the site slopes down, away from the building
to the rear, there is opportunity for a lower floor to be added of an additional 7,500 square feet.
Additional parking and access areas would be required to accompany this 15,000 square foot addition,
and those can be added with relatively little disturbance to site features. Following below is a rendering
of how this expansion might be accomplished, fitting into the existing topography on the site.
❑ Existing Building ❑ Existing Pavement
❑ New Building Addition ❑ New Pavement Addition
Additional parking could be added by making more efficient use of the area in front of the building (west
of the building). Additional parking /loading /drop -off areas can be added around both sides of the
existing building and new addition. No changes would be necessary to the entrance road to the site to
accomplish this expansion.
Southern Orange County Government Services Campus I Implementation Report Page 6
* 11
B. EXPANSION OF SEYMOUR CENTER
Orange County's plans anticipate expansion of the existing Seymour Center facility. There are several
options for how a major building addition could be accomplished. The most efficient and effective
addition would be placed at an existing juncture in the existing building, and extend out to the west.
This building addition would be accompanied by a realignment of the main entrance road into the site,
and repair /reconstruction of existing stormwater management ponds. Following is an illustration of
how this addition might be placed on the site:
❑ Existing Building ❑ Existing Pavement
❑ New Building Addition ❑ New Pavement Addition
In addition, review and examination of the existing Seymour Center building as part of the work on this
Implementation Report identified a number of small /minor changes that could be considered that
would add capacity to the facility at modest cost. There remains a long -term need for a major building
expansion here to accommodate growing demand for services to older adults, especially in light of the
changing demographic profiles of our communities. A recommendation of this report is that
consideration be given to pursuing these smaller adjustments soon, with construction of a major
building addition planned further out (as described below in the phasing discussion).
C. SITE FOR VETERANS MEMORIAL
A recent proposal for use of a portion of this site was brought to the Board of County Commissioners on
May 5, 2015: construction of a proposed Veterans Memorial. Over the past several years, interested
Orange County residents and others in support of honoring the contributions and service of Orange
County military veterans have organized in an effort to raise funds to construct a Veterans Memorial
within Orange County. Attention turned to the County's Homestead Road tract in the spring of 2015,
Southern Orange County Government Services Campus I Implementation Report Page 7
* 12
and a promising idea emerged. A small piece of this property was once the location for the former
Hoyle home site, with a residence that has since been demolished. The site of the former residence,
surrounded by large trees and adjacent to the existing entrance road coming into the site, would be a
desirable location for the proposed Veterans Memorial. As discussion of this idea evolved, it became
clear that this home site could be used for the Memorial in a way that did not compromise or reduce the
potential for construction of new County facilities on the site. In addition, the home site is in a location
that can be accessed both by the existing internal road configuration, and the proposed new realigned
internal road network. An advantage of that site geography is that the timing of construction of the
Memorial could take place at any time, either before or after the internal road realignment. The
following sketch shows this location on the property:
The Board of County Commissioners approved this idea in principle on May 5, and directed County staff
to proceed and participate in the ongoing project planning process.
D. NEW, SECOND POINT OF ACCESS
A key opportunity identified in the Master Plan is the possibility of adding a second point of access into
the site, using an existing right -of -way abutting the site to the east. This new point of access appears on
the Master Plan, as shown previously on page 3 of this Implementation Report. As the amount of
building floor area on this site increases from the existing 61,000 square feet to over 300,000 square
feet, the second point of access into the site is very important. The second access also will allow for
efficient movement of buses and other vehicles through the site without requiring turnarounds and
redundant paths.
Phasing considerations are very important here, and the component parts of site development align
well. This second means of access into the site will need to be in place before construction work starts
to realign the existing entrance road. And the realigning of the existing entrance road would most
efficiently take place at the same time as the proposed building expansion for the Seymour Center
Southern Orange County Government Services Campus I Implementation Report Page 8
* 13
(which also will be accompanied by reconstruction of the existing stormwater management ponds in
that same area). Accordingly, construction of this new point of access into the site would need to be
included in Phase 1 of implementation, so that access to the site remains in place while the existing road
entrance to the site is reconfigured in Phase 2.
E. REPAIR OF STORMWATER MANAGEMENT FACILITIES
There are two stormwater detention ponds currently existing near the site's entrance on Homestead
Road. Both are in poor condition and in need of repair /reconstruction /replacement. The Master Plan
identifies and acknowledges this need (as does the approved Special Use Permit), and proposes to
replace the existing ponds with two new ponds, one on each side of the newly realigned entrance road.
In addition to satisfying stormwater management requirements, these ponds will also be strategically
located in a manner that will provide a significant site amenity along this main entry drive.
As noted above, the phasing of site elements can work well and efficiently by (1) Constructing the new
access road as part of Phase 1 of implementation, and (2) Including the realignment of the entrance
road, the reconstruction of the stormwater ponds, and the major expansion of the Seymour Center, all
of which are in close proximity to each other, together in Phase 2. This is described below in the phasing
discussion.
F. SUBDIVISION OF SITE INTO THREE PARCELS
A final key consideration is a recommendation that the 34 acre site be subdivided into three parcels,
each slightly larger than 10 acres in size, to allow flexibility for the County in securing potential financing
for separate phases of this implementation. The proposed configuration of the subdivision appears
below.
11
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Southern Orange County Government Services Campus I Implementation Report Page 9
* 14
S. RECOMMENDED APPROACH TO DEVELOPMENT
In consideration of the approved Master Plan for this site, the approved Special Use Permit with specific
conditions, and the information and ideas described in this Implementation Report, an approach comes
together for construction of these additional governmental facilities
The approach starts with a clear vision of the site and its existing facilities, as described previously and
illustrated in this drawing: a 34 acre site with three existing facilities.
rd
The first phase of implementation should include a 15,000 square foot expansion of the Southern
Human Services building. This would be an extension to the rear of the existing building, with 7,500
square feet on the same level as the existing facility, and another 7,500 square feet as a lower level.
Included in Phase 1, along with the building addition, would be a reconfiguration and addition to the
existing parking lot (retaining as many existing parking spaces as possible for reasons of efficiency and
cost), construction of the new second access into the site, bicycle /pedestrian improvements along
Homestead Road, and reservation of a Veterans Memorial site. Following is a drawing illustrating what
would be included in Phase 1.
Southern Orange County Government Services Campus I Implementation Report Page 10
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Southern Orange County Government Services Campus I Implementation Report
Page 11
* 16
Phase 2 would include more extensive work on the site. Phase two would involve (1) An additional
expansion of the Southern Human Services Building, with associated additional parking and circulation
roads; (2) Expansion of the Seymour Center, with associated additional parking and drop -off areas;
(3) Reconfiguration of the existing entrance drive (using the Phase 1 newly constructed secondary
entrance road for all access while the main entrance is being rebuilt); and (4) Reconstruction of the
stormwater management ponds, designed to become an amenity for the site. The following drawing
illustrates what site and building components would be included in Phase 2:
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EXISTING BUILDINGS ~ - _ — — — ------ — � _ .
EXISTING ROADS AND PARKING -
NEW BUILDING ADDITIONS
NEW ROADS AND PARKING
NEW STORM WATER AREA
Southern Orange County Government Services Campus I Implementation Report Pagc
* 17
Phase 3 is the most conceptual, due in part to its being 10 -15 years out. All infrastructure improvements
and elements required as conditions of the Special Use Permit approval would very likely be completed
by the end of Phase 2 of this implementation plan. Phase 3 becomes, in some ways, a placeholder for
future needs. Phase 1 would likely add 15,000 square feet of floor area (addition to Southern Human
Services Center). Phase 2 would likely add approximately 46,500 square feet (16,500 square foot
addition to the Seymour Center, and a second addition of 15,000 square feet to the Southern Human
Services Center). That leaves approximately 250,000 square feet of additional new building capacity
that can be built as needs and circumstances require in the future. The following sketch shows the
three locations on the site where additional buildings and parking could be located, as approved in the
Master Plan and authorized with the Special Use Permit:
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NEW BUILDING ADDITIONS
NEW ROADS AND PARKING
NEW STORM WATER AREA
FUTURE DEVELOPMENT AREA
Southern Orange County Government Services Campus I Implementation Report Page 13
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6. PRELIMINARY COST ESTIMATES
Following are initial preliminary cost estimates, in current dollars, with contingencies added, for funding
needed to accomplish the first two phases of implementation, as described in this Implementation
Report.
Phase 1: Two -story building addition to Southern Human Services Building, with related parking and
internal road changes, and construction of new, second access into the site (as illustrated on page 11).
Building Addition to SHS - 15,000 sf
With Related Site Work, Parking
Infrastructure Costs, Including New Road
Total Phase 1
$6,000,000 to $6,625,000
$1,800,000 to $1,980,000
$7,800,000 to $8,605,000
Phase 2: Additional 2 -story expansion of the Southern Human Services Building, 2 -story expansion of
the Seymour Center, reconfiguration of the existing entrance drive, and reconstruction of the
stormwater management ponds (as illustrated on page 12).
2nd Building Addition to SHS - 15,000 sf
With Additional Site Work, Parking
Building addition to Sr. Center - 16,500 sf
With Site work for new parking areas
Infrastructure costs
Total phase 2
$6,000,000 to $6,625,000
$6,600,000 to $7,425,000
$6,000,000 to $660,000
$13,200,000 to $14,710,000
7. SPECIFIC IDEAS FOR CONSIDERATION
In addition to the planning for future site development, ideas were generated during discussions as part
of work on this Implementation Report that may be considered as detailed plans are drawn.
Regarding the Southern Human Services Building: There is interest and opportunity in considering the
lower floor of the proposed Phase 1 building addition for Emergency Services operations. The
combination of good access for equipment and loading, a safe and easily secured physical setting (in a
setting resembling a lower -level basement), and proximity to Chapel Hill and Carrboro is unique. This
building addition is proposed at 15,000 square feet, meaning that 7,500 square feet of lower level space
would be available.
Southern Orange County Government Services Campus I Implementation Report Page 14
* 19
Regarding the Seymour Center: Study of the site and this facility resulted in a series of suggestions for
relatively minor structural changes that would result in an increase in the amount of usable space in the
Center. These are not included as part of the Phase 2 building expansion, but rather offered as ideas for
smaller projects that could enhance the usability of the existing building, in the interim period before
Phase 2 work can be funded and implemented.
Part of the scope of this implementation phase was to secure assistance and suggestions from a
professional with expertise in emerging trends in senior center focus and design. Assistance was
obtained from Rick Eldridge, Executive Director of the Rufty - Holmes Senior Center in Salisbury, NC, and
a contributor to regional and national examination of these issues.
Following is a list of these suggestions for consideration, with sketches on the following pages,
suggesting ideas which would enhance capacity of the building, while awaiting the full building addition:
1) Remove /re- locate the wall separating the hallway from the large multipurpose room.
2) Fill -in the floors /ceilings between levels.
3) Relocate open lounge space in lobby to new flooring area and construct new offices in lobby.
4) Convert areas used for fitness machines to office space (with construction of new fitness wing).
5) Reconfigure the Computer Lab to regular classroom space over time by investing in laptops or
tablets rather than desktop units, and making sure the building has Wi -Fi throughout.
Additional comments are included in Appendix 4. Following are sketches highlighting the areas of the
building described above. Purple indicates possible areas for expansion through remodeling of existing
space; yellow indicates opportunity for expansion with new building construction.
Construct new fitness center
Enlarge multi - purpose room
Ideas for Improvements focused on 1st Floor of Seymour Center.
Southern Orange County Government Services Campus I Implementation Report Page 15
* 20
Ideas for Improvements focused on 2nd Floor of Seymour Center.
The menu of potential renovations and additions listed above include minor interior renovations,
extensive interior renovations and small additions.
Current program offerings point to the need for additional space prior to the proposed two story
addition (Phase II) through one or more of the methods highlighted above.
We highly recommend that each concept be thoroughly studied and estimated since it is our experience
that small renovation and building addition projects can be very expensive on a cost per square foot
basis. A cost range for the types of construction outlined could range $75 to $400 per square foot.
8. NEXT STEPS
This Implementation Report suggests an approach and framework for adding facilities to the Southern
Orange County Government Services Campus pursuant to the Master Plan and Special Use Permit that
have been approved for the site. Following are recommendations for next steps.
A. ESTIMATED TIMELINES
Next steps include preparation of detailed drawings and construction plans for the facilities
recommended in Phase 1, along with appropriate funding allocations. Work on detailed building and
infrastructure designs could begin during the summer of 2015, in anticipation of construction beginning
during 2016. Work to design a Veterans Memorial could begin immediately, in partnership with
organizations that have been involved in that effort.
Southern Orange County Government Services Campus I Implementation Report Page 16
* 21
B. DETAILED DRAWINGS
The following sets of detailed drawings and construction plans will be needed to move forward with
implementation of Phase 1:
• Construction plans, in coordination with NCDOT and the Town of Chapel Hill, for a new 10'
bike /pedestrian facility along Homestead Road.
• Construction plans, in coordination with NCDOT and the Town of Chapel Hill, for the new road
segment to the east of the property labeled "Chapel Ridge Drive."
• Construction plans for the internal road and parking reconfigurations as shown for Phase 1.
• Design and building plans for the 15,000 sf addition to the Southern Human Services Building.
• Plans for site work to accommodate water and sewer service to the new building addition.
• Grading plans.
• Landscape protection and planting plans.
• Solid Waste Management, Stormwater Management, Utility, and Lighting plans.
• Construction Management plan.
C. PERMITS TO BE OBTAINED
The following permits /approvals will need to be obtained prior to the start of construction for facilities
identified in Phase 1:
• Approvals from the Town of Chapel Hill and NCDOT for improvements in public rights -of -ways
and the new intersection of Chapel Ridge Drive and Homestead Road.
• Approval of a Zoning Compliance Permit from the Town of Chapel Hill (administrative approval)
for site work.
• Approval of building elevations and site lighting by Community Design Commission.
• Building permit for any building addition.
APPENDICES
1) Master Plan
2) Approved Special Use Permit
3) Veterans Memorial Information
4) Recommendations from Rick Eldridge, with Seymour Center Floor Plans
Southern Orange County Government Services Campus I Implementation Report Page 17
22
Appendix
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ADOPTED
Octobu 16, 2012
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Master Plan
23
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
Storm wate r ........................................... ...............................
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
24
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 October 16, 2012 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
25
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.
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 upon development of future detailed plans and site plan approval.
The 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
26
27
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 connectivity
These Design Guidelines are organized into five core areas:
(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
W
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
29
Figure 1: Illustrative Streetscape Section
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Solid Waste Plan
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
30
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 required prior to the issuance 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
31
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 conditions
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
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)
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
32
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 fencing.
SUSTAINABILITY
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.
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
33
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 Flexibility
Flexible building design that accommodates 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
34
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
35
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
A� 7
Appendix 1:
Southern Orange County Government
Services Campus Master Plan
Context and Background Information Report
July 5, 2012
Al 1
Contents
• Project Fundamentals
— Objectives
• Contextual Information for Site
— Regulatory History
— Site Conditions and Constraints
— Proximate Proposed and Pending Developments
— Policy Framework
— Key Regulatory Considerations
2
Project Fundamentals:
Project Objectives
Develop and Adopt Master Plan
— General site plan / building program
— Plan for phasing
— Design Guidelines
• Obtain Development Approvals from TOCH
— Special Use Permit Modification
— Short -term building
— Initial Zoning Compliance Permit
3
Contextual Information
1. Existing Site Context
2. Regulatory History of Site
3. Site Conditions and Constraints
4. Proximate Proposed and Pending Developments
5. Policy Framework
6. Key Regulatory Considerations
4
m
Southern Human Services Campus
39
m
4. Proximate Proposed & Pending Developments
Carolina North
i
• Site: 947 acre Horace Williams Tract
• Mixed -use research and learning campus
• Focus on sustainability and fostering innovation
• Located due south of Southern Orange Campus
Numerous studies, plans, and public input
opportunities between 1990 -2008
— 2007 Ecological Assessment Report
— 2007 Carolina North Plan
— 2008 Carolina North Design Guidelines
11
4. Proximate Proposed & Pending Developments
Carolina North
• 2007 Carolina North Plan
— 50 year development plan for 250 acres
— Development concentrated on 228 acres
— 8 -9 million sf development
— 311 acres in conservation
• 2009 SUP for Innovation Center
• 2009 Development Agreement and U -1 Zoning
— 20 -year agreement for mid -stage plan
— 3 million sf of building on 133 acres in SE corner
— Uses: university, research, civic, hospital, cultural, housing,
businesses, office, recreation, utility, open space
12
42
54 -year Development Plan
Southern Orange Campus
Carolina North Plan
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Projected Development: First 800,000 square feet
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Small Ceutral Utility Plant
5,000 sf
Law School
250,000 sf
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5. Policy Framework
Orange County Comprehensive Plan
• BOCC Planning Principles
• Efficient and Fiscally Responsible Public Facilities
• Sustainable Growth and Development
• Energy Efficiency, Reduced Consumption, Air Quality Protection
• Natural Area Resource Preservation
• Preservation of Rural Land Pattern
• Water Resources Preservation
• Promotion of Economic Prosperity and Diversity
• Preservation of Community Character
25
5. Policy Framework
Orange County Com rghensive Plan
• Key Land Use Goals for Consideration
1. Coordinating new development with public service capacity
2. Development that supports non -auto modes of travel
3. Patterns of development that mix uses, limit sprawl, and
protect rural lands
4. Promoting clustered, walkable developments
5. Supporting green design of public facilities
6. Land uses that protect natural and cultural resources
26
5. Policy Framework
Orang.e County Comprehensive Plan
• Key Transportation Goals for Consideration:
1. Multi -modal transportation system
2. Transportation that is accessible to all users
3. Integrated land use and transportation planning
4. Provision of public transit, walking, and biking facilities
5. Provision of public transit facilities (carpooling, park- and -ride)
6. Evaluate and serve special needs (seniors, disabled,
disadvantaged, youth)
27
5. Policy Framework
Orange County Com rehensive Plan
• Key Natural /Cultural Resource Goals for
Consideration
1. Energy conservation and use of non - renewable energy
sources
2. Sustainable quality and quantity of ground and surface water
resources (emphasis on Jordan Lake)
3. Stormwater best management practices
4. Reduction of greenhouse gas emissions and air pollution
5. Promote use of fuel- efficient vehicles
6. Conserve high priority natural areas and wildlife habitats
28
5. Policy Framework
Orang.e County Comprehensive Plan
• Key Services /Facilities Goals for Consideration
1. Growth consistent with adequate and sustainable County
services and facilities
2. Ensure wastewater disposal facilities are appropriate given
present and future demand for service
3. Strive to meet 61% waste reduction goal
4. Minimize construction waste
5. Set -aside adequate space and access for waste management
and recycling on -site
29
5. Policy Framework
2020 Chapel Hill Comprehensive Plan
• Year -long effort to produce draft plan
• Emphasis on citizen engagement, key themes,
four geographic focus areas for further study
• Key Themes:
1. Transportation: Variety and Ecological Consciousness
2. Economic Development: with emphasis on UNC
3. Destination for cultural and entertainment events
4. Improved range of housing choices
30
5. Policy Framework
2020 Chanel Hill Comprehensive Plan
• Ideas from the plan relevant to this site:
1. Vibrant center of culture, academia, diversity, and ideas
2. Compact community; population growth expected
3. Promote environmentally - friendly modes of transportation
4. Focus on green infrastructure , emphasis on connections
5. Focus on hubs of activity, with multiple destinations
6. Support and encourage community engagement
7. Be clear about preservation areas and development zones
8. Tree canopy, greenways, and open space
9. Allocation of scarce public resources
10. This site in one of four designated "Focus Areas"
31
5. Policy Framework
2020 Chapel Hill Comprehensive Plan
• Focus Area 3
Considerations:
1. Carolina North
2. Connections
3. Transit corridor
4. Complete streets
5. Coordinate development
with transportation
network
cvftm"Apt�'
SHE Daprl
32
6. Key Regulatory Considerations
• New Development Standards:
— 2010 Tree Protection Ordinance
• Options for Securing Development Approvals
— SUP Major Modification
— SUP Minor Modification
— Concept Plan Review
— Zoning Compliance Permits
6. Key Regulatory Considerations
e Protection Ordinance (2010)
• Sets out protection of tree canopy cover
• Supports Town sustainability goals to reduce
carbon emissions and urban "heat island"
effect
• Institutional Use Canopy Requirement — 40%
33
34
6. Key Regulatory Considerations
Tr= rotection Ordinance (2010)
• Highest priority for maintenance and tree
replacement on -site
• Fee -in -lieu of tree replacement is an option
• Modifications to standards possible if other
sustainability goals met:
— LEED
— Stormwater management
— Goals of the Town Comp Plan, etc.
35
6. Key Regulatory Considerations
e Protection Ordinance (2010)
• Process for Calculating
— Determine net lot size
— Calculate required canopy coverage (40 %)
— Measure area of existing canopy to be protected
— Determine canopy deficit
— Calculate replacement trees needed to reach goal
36
— —A
exvsking o
o
tree protection andfor
sift fence
37
54
6. Key Regulatory Considerations
Special Use Permit Modification
• Process:
• Application submittal
• Town Manager Analysis / Preliminary Conference
• Town Manager's Report to Planning Board
• Planning Board Review
• Town Council /Public Hearing
• Town Manager Report /Recommendation for Action
• Town Council Action
• Key Considerations:
— Lengthy, expensive process
— If no activity within 2 years, SUP modification expires
— 1 -time, 12 month extension available
— Can secure building / grading permits
39
6. Key Regulatory Considerations
Concept Plan
• Process:
—Application Submittal
— Review by Community Design Commission
— Possible review by Town Council
• Key Considerations:
— Preliminary step toward formal development plan
— Shorter and less expensive process
— Not possible to obtain grading permits with
concept plan approval
40
56
. i
Southern Orange County
Government Services Campus
Master Plan
rm' 41
57
58
Prepafmd y: Kay, Peur4toin, Chapel I W1 P[anningwid Swtainab I ity
ORAN,,( E I " OUN17 Y
Appendix 2
ly
'11) %IN () PCH APE HJ 5 1,
405 MARTIN LIlTHER K.ING JR BLVD
(,"HAPEL I EILL, NC 275 H
(919)9,6&2729
S—'PE(3,At-.(j$ R
L ',, �,LMWIJ,
-1- —
59
NORTH, CAR,01-INA
KNOW All. M B Y T1111.SE PRESENTS, that tbe -undmigrw'd applicarit, orange count y IvIving to 111c TcWn OC
Chapel Hill For a Spe;� ial UP4 fk z-11JA. Modifivatiom was, p witrd by thc I owit of ChupO HJU onlunc 23, 2014 the terms of sai d
upprowd being, �N' tlollows,:
NAM,Z OF PRWECTI St"T'allem, omge county ("knernmem Service's camplis"
NAME OF DEVELOPER.'. Orange CtmaAvl GOverffillevit
DFSC`.'R1PTI()N OF PREMISE
1,C)(7A]"I ON: 25 5 I Hoummad Road
ORANGE COUN7Y RNRCEL IDFN'TIFTER NUMBER, 9930-H-8257
DESCRIP-THIN OF DE-VELOPMENT,
GROSS IL,AND, AFJ,,.A,: 343 acrc�;
FLOOR AREA,-. 300,000 square Fa;xt proposcd-1 61 ,'750 squan fiat cxWi ng
PARKING SPACES; 600 nVIN WhirUbF SPMX*�, 218 ZXislirIg $I%N=
EM)", EAN (,-Aj S St 63 01%�quare f el
S S
PECIAt,'FERMS AN]?, CONDITIOWS
11 X, v c 10PITnem acrording wig tficSitc Plan cl%cd 6"mriwch,-6,2WA, with 01c rollowing mudif"IMIiUll OfTePL1121509W
1. Modiflemion of„' able 3 8 of i,,he Land Use Managenum OT(linauct to a],Iow a 9040cm: mwOnurn, Sucank"lAry
,b46Wq,,, JwIgfil intenon; to the Siiib in the area idewi:ried tpn the appvoved Iflans as the 1101-11-Ilym lfrmdon
0rivelopimpt A rem,
'nrk firlding, is, for IN'lled ori a dcummhwiflon that public Parpmms, aw m4 °m 1,0; an i1vairmt "I
, �Xjrw
tkgrcc as thic Proposal is I inteTnal I* FAW site, 2),no( Visible ficim, Hovimestead 1�ozd, 3) could rvAucc imNmviom surlhte nrea.
oven.fll by oncouraging mmvpnt dovelopaw-af, and dl) k :3 fk:iH,1yft'v1 benefits all of Ow renidems of Orange
cuuvvXv as well as LMrvc pyrinciples Of ffier("hapci Ifill
Elewloprn�enl acocnfirig to the she PIRn d'alc-d M rdi 6, 7014, i'm fik�, ill CNA[W�Jfill Plag'111i11�,m [)e�,,pattmerfl, condi,'Uoncd con
A
Che foll'awing;
60
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SPECIAL USE PERMIT
PAGE 2
StjpAlafiQt1q _pp�jfi ic to the Development
5,
I . Construction Dcadli= That construction begins by June 23, 2019, to be completed by June 23, 2039.
2. Consolidating of Current Special Use Permits: That the three existing Special Use Permits for the Inter-Faith Project Home
Start (Deed Book 109 Page 437), Orange County Southern Human Services Center (Deed Book 1283 Page 257), and
Robert and Pearl Seymour Center (Deed Book 1009 Page 437) be consolidated into this Special Use Permit Modification
and all conditions of those three permits are in effect with approval of this Special Use Permit Modification for Southern
Orange County Government Services Campus unless modified.
3. Detailed Plan Review and Approval: That prior to the issuance of Zoning Compliance Permits for individual
buildingsJparking, final detailed site plans shall be approved by the Town Manager that include: 1) Grading, 2) Landscape
Protection, 3) Planting, 4) Solid Waste Management, and 5) Construction Management, shall confonn to plans and
conditions approved by the Council and demonstrate compliance with the standards of the Land Use Management
Ordinance and the Design Guidelines for the Southern Orange County Government Services Campus expansion, and
Town Design Manual.
Plans, pints, and associated detailed requirements as set forth in the stipulations of this resolution and incorporated into the
special use permit modification shall be reviewed and approved by the Town Manager, or his designee, as well as outside
agencies where indicated.
4. Council 5-Year Update and Review: That the applicant provides the Town Council with updates and reviews of
construction every five years following approval of the Special Use Permit Modification.
5. 0 e Q v rnment " Fag i Ii fy sgs: That any use within the 34.3 acre site, other than governmental services and facilities intended
- — —, " _1L
to provide protective, administrative, residential, social, transit, and recreational services directly to the general public, are
not allowed,
6. Land lLstlitmsit ication authorizes the addition of the following on the 34.3 acre site:
ty: This Special Use Permit Modif
Land [Jse: Public Use Facilities
Floor Area -Nows-.1-of"floor area proposed (61, 75(D
s.f. existing)
Impervious Surface 39,0,000 s.f new impervious surface
241,550 s.f, ting)
Land Disturbance 533,600 s.f.
Access
7, Accessibility Reguirements: Prior to issuance of a Certificate of Occupancy for new buildings, the applicant shall provide
the minimum required handicapped infrastructure according to Americans with Disabilities Act and associated codes and
standards,
8. Performance Ban& 'Mat prior to commencing construction activity for required improvements in the public right-of-way,
a performance bond shall be provided to the Town to insure that improvements are in accordance with Town standards.
Transportation
9. Transit Improvemen SL : That prior to the issuance of a Zoning Compliance Pennit for individual buildings transit
improvements shall be approved by the Town Manager.
10. Bus Pull-Off Payment-in-Lieu: That prior to the issuance of the first Zoning Compliance Permit, the applicant provide a
55,000 payment-in-lieu for a Homestead Road bus pull -off on the south side of Homestead Road. If after five years
following issuance of a Certificate of Occupancy it is determined that a pull-off is not necessary, the payment-in-lieu will
be refunded to the applicant, upon the request of the applicant.
11. Vehicle Parking: That for each new building, associated vehicle parking must comply with the Land Use Management
Ordinance Section 5.9.
11 Bicycle Parking: That for each new building, associated bicycle parking must comply with the Land Use Management
Ordinance Section 5.9.
13, Homestead Road Sidewa k/Multi- Modal -Path: That as part of the construction associated with the realignment of the
internal drive, the applicant will extend the existing sidewalk and the proposed 10 foot bicycle /pedestrian path along
Homestead Road to the west of the site to the Weaver Dairy Road Extension on the eastern leg of the intersection. The
new multi-modal path shall be built to Towti/AASTITO, standards and physically separated from Homestead Road,
buffered from the vehicular travel lane.
14. 1 ternM Drive
That all new internal driveways shall be constructed to provide for 2-way traffic, 5-foot
sidewalks on at least one side of the street and a pavement design to provide for daily bus traffic, emergency vehicle
access, and safe multi -modal transportation that includes bicycling. A separate "climbing lane" is constructed for bicyclists
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SPECIAL, USE PER-MIT
PAGE I
from Homestead Road to the first driveway intersection. Sharrow markings are to be indicated on the internal drives in all
other locations.
15. E , astem Drive M..Tuming Movements: That, due to potential site distance issues, the proposed eastern driveway shall be
limited to right -tuna in/right-turn out access only.
16, Qhape[ Ridge Drive Encroachment Agreement: It will be necessary to obtain an Encroachment Agreement from the Town
prior to beginning land disturbance for construction of the new driveway,
17. Syhsequ nt Transportation Impact Analysis (TIA) Updates: It will be necessary to prepare an updated TIA in 2020, 2030,
_ ye_
and 2040 according to the Guidelines and Procedures used in the November 2013 Traffic Impact Analysis and the Town's
Traffic Impact Analysis Guidelines. The cost of preparation of the TIA shall be borne by the developer and shall be
conducted by the Town's T[A consultant. Updated TIAs shall address the accuracy of the projections and assumptions in
November 2013 for the Development. The Town may require additional roadway mitigation measures based on the
findings and recommendations of the updated'FlAs.
18. Eastbound Deceleration Lane: It will necessary to construct an eastbound right turn deceleration lane with 150 feet of
storage on Homestead Road at the existing main entrance within one year after completion of Phase I (described in the
November 2013 TIA) construction.
19, Tr ffic Sigi1a and the
..a--.-. -1: It will be necessary to design and install a traffic signal at the intersection of Homestead Road ,
existing driveway entrance within one year after completion of Phase I (described in the November 2013 TIA)
construction. The design and construction of the traffic signal details shall accommodate pedestrian amenities (high
visibility crosswalks with pedestrian signals), street lighting, and bicycle activated loops and be subject to approval of the
Town and the North Carolina Department of Transportation.
207raffic_Signja rqui Fee: Prior to issuance of the first Zoning Compliance Permit, the applicant shall provide a $2,000
JL - 9 - --
payment to the Town for retiming traffic signals in proximity to the site.
21, 1 i:iqt'qz-Cha el Ridge Drive Public Right-of-Way: That the new roadway shall be constructed with Town Manager
approval. This section ofroadway shall be maintained by the applicant or until theTown accepts it for Town triamtenance.
22, Homestead Road Crosswalk: That the applicant will provide a crosswalk from the site to the north side of Homestead
Road, at such time as sidewalk is constructed on the north side of Homestead Road, with approval by the Town Manager.
23. Greenwav, Link to Carolina North: That the applicant will provide a greenway link to the University of North Carolina
property to the west, Carolina North. 'That the greenway link accessed off the internal drives, connects to the nearby UNC's
trail and is built to Town/AASHTO standards prior to issuance o,fa Certificate of Occupancy of Phase I (described in the
November 2013 TIA) construction.
24. nw Q
- ree X Easement: That the applicant obtain a greenway easement or similar permission, as required by the University
of North Carolina for the greenway link to their trail. The link will only be required if the University grants the easement
to Orange County.
25. New Natural Surface Trails: That new trails connecting to Carolina North shall be natural surface, and in order to prevent
unnecessary trail length, be located to connect directly with on -site buildings and roads.
26. Existiriv On-Site Natural Surface Trail from Carolina North: That the applicant shall connect the existing on-site natural
trail from Carolina North to the proposed 10-fo,ot greenway connection.
27, Intemal "l,00D" Road Desiun: The internal loop road in the central /southern part of the site shall be adjusted to reduce the
degree to which the loop of the road extends to the west. The final design of the road shall be approved by the Town
Manager prior to approval ofthe final plans,
28, Encroachment ALreement Driveway-fingrovements / NCDOT Rig ht -OF Wav: That prior to issuance of a Zoning
Compliance Permit for individual buildings, an encroachment agreement between the applicant, and NCDOT shall be
executed for improvements in the NCDOT right-of-way.
29. RegLiriht Pqhl.ic R-igbkgf-Way: Prior to a Certificate of Occupancy, it will be necessary to repair all damage for work in
the public right-of-way, to the satisfaction of the Town, related to the construction of this project, which may include
pavement milling and overlay.
30. Work Zone Traffic Control Plan: Prior to issuance of a Zoning Compliance Permit for individual buildings, it will be
necessary to provide a Work Zone Traffic Control Plan and a Construction Management Plan for approval. The Work
Zone Traffic Control Plan shall comply with the Manual on Uniform Traffic Control Devices.
31. Vehicular Parking: That prior to the issuance of individual Zoning Compliance Permits for new construction, the applicant
shall provide dimensioned details for the vehicular parking spaces and compliance with 5,9 of the Land Use Management
Ordinance.
32, DBLicalefluUngr That prior to the issuance of individual Zoning Compliance Pen-nit for new construction, the applicant
shall provide dinnensioned details for the number of Class I and I Class 11 bicycle parking spaces that comply with 'Town
parking standards, Section 5.9 of the land Use Management Ordinance,
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33. Tmansp9_rtatiop Management Plan: That a Transportation Management Plan for individual building proposals shall be
approved prior to issuance of the Zoning, Compliance Permit with annual updates required. The required components of
the Transportation Management. Plan include:
a. Designation of a Transportation Coordinator to communicate and promote alternate modes of transportation.
b. Submission of an Occupancy Survey due 90 days after issuance or the final Certificate of Occupancy.
c. Submission of an updated annual 'Transportation Management Plan Report and Resident and Employee Surveys
during survey years.
d. Measures to gradually attain the goals of the program.
c. Annual survey of employees for any increase demand for additional bicycle parking.
Landscaping and Elevations
34. Landscape Buffers: The following : landscape bufferyards shall be provided:
Location I, andsc,ape Buffer
Southern Property Line (Carolina North) 20 ft. wide Type C
Western Property Line (R-2) 20 ft. wide Type B
Northern Property Eastern Property Line ie (Homestead. Road.)' 20 ti� p
wide Type BB
35. landscape Protection: That prior to issuance of a Zoning Compliance Permit for new construction, a Landscape Protection
Plan shall be approved by the Town with details including trees to be removed and preserved., critical root cones of all rare
and specimen trees, with names and species.
36. Tree Save Area: That the mature hardwood forest in the southwest corner and along the western edge of the property shall
be protected. A note to this effect shall be placed on the plans.
37. Tree Protection Fencin -g: That prior to issuance of a :cloning Compliance Pen -nit for new construction, the applicant shall
provide Town standard landscaping protection notes on Final Plans, including a noted indicating that tree protection
fencing will be installed and inspected prior to land - disturbing activity. Tree protection fencing shall be provided around .
construction limits, parking, and staging/storage areas.
38. CAr!d apg Planting Ptah: That prior to issuance of a loaning Compliance Permit for new construction, the applicant shall
provide a detailed Landscape Planting Plan with a detailed planting list, for approval by the Town. The Plan shall meet the
minimum 40% tree canopy coverage requirement of the entire site, including surface parking areas and adhere to screening
and shading standards for Section 5.9.6 (a -d) of the Land Use Management Ordinance..
39, Invasive Exotic Vegetation: That prior to the issuance of a Zoning Compliance Permit, the applicant shall identity on the
planting plan, known invasive exotic species of vegetation, as defined by the Southeast Exotic Pest Plant Council (SE-
EPPC) and provide notes indicating removal from the landscape bwfFer areas, Prior to planting.
40. Design Cam: That the Design Guidelines for the site be modified to call explicitly for:
I. covered walkways that link buildings on the site whenever building location, driveway configuration, and
topography allow;
2, clustering of buildings on the site to achieve walkabnlity, visibility, and connectedness while maximizing
preservation of undisturbed areas; and
3. sharrows instead of bike lanes for internal driveways and streets including sharrow bicycle signage cons"eted to
industry standards.
41. Community Design Commission Approval: Prior to issuance of a Zoning Compliance Permit for new construction, the
applicant shall obtain. Community Design. Commission approval ofbuilding elevations and site lighting including special
consideration of the location and screening ofIIVAC.
Environment
42. Energy Management and Efficiency: That prior to issuance of a Zoning Compliance Permit for new construction, the
applicant shall provide an Energy Management Plan (EMP) for Town approval. The plan shall incorporate a "20 percent
more energy efficient' feature to outperform the American Society of Heating, Refrigeration, and Air Conditioning
Engineers (ASHRAE) energy efficiency standard 90.1 -2010. The property owner shall provide, by the Certificate of
Occupancy date, a letter scaled, by a licensed, professional engineer showing the anticipated energy performance of the
buildings, as designed and built, satisfies the "20 percent more energy efficient" expectation.
Stormwater Mana,:ep ment
43. Siorruwatgr.Management Lqn: That this project must comply with the Section 5.4,51orinwaler Management of the Land
Use Management Ordinance.
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44. Jordan Stonnwater Management for New I)cvelooment That if the total disturbed area exceeds 0,5 acres, this project
must comply with Section 5.19 ,Jordan Watershed Storntwaler Management far Ncvv Development of the Land Use
Management Ordinance to provide: the required, reductions in nitrogen and phosphorus loads for new development and
redevelopment projects,_
45. Erosion Control Ins ections: That, in addition to the requirement during construction for inspection alter every rainfall,
the applicant shall inspect the erosion and sediment control devices and offsite roadways daily, make any necessary repairs
or adjustments to the devices, remove deposition of wet or dry silt on adjacent road +ways and maintain inspection logs
documenting the daily inspections and any necessary repairs.
46. Phasic Dan: That prior to issuance of a Zoning Compliance Permit, the applicant shall obtain Town Manager approval
of a Phasing, Plan that provides details of which improvements are to be constructed during each phase. The phasing pllan .
shall detail that public 'improvements and stormwater management structures will be completed in each phase prior to
requesting a Certificate of Occupancy. Construction for any phase may not begin until all public improvements in previous
phases are complete, with a note to this effect on the final plans and plats.
4T Jordan Surety: That if the total disturbed area exceeds 0.5 acres, prior to issuance of a Certificate of Occupancy, the owner
shall post a maintenance bond or other surety instrument satisfactory to the Town Manager, in an amount equal to one
hundred twenty -five (125) percent of the construction cost of each stormwater management facility to assure maintenance,
repair, or reconstruction necessary for adequate performance of the stormwater management facility, or establish a
stormwater maintenance (sinking fund) budget and escrow account in accordance with the requirements of Section 5.1.9 of
the Land Use Management Ordinance.
411. Erosion Control bond: That if one acre or more is uncovered by land; disturbing, activities for this project, then a
performance guarantee in accordance with Section 5 -97.1 Bonds of the Town Code of Ordinances shall be required prior
to final authorization to begin land - disturbing activities,
49. Stormwater wi aciltttee,sw,_TWa�serr euats autd C7peratictti and Maintenance Plans: That all stormwater detention, treatment and
conveyance facilities located on and below the ground shall be wholly contained within an easement entitled: "Reserved
Stormwater Facility Easement Hereby Dedicated" and shall be reserved from any development which would obstruct or
constrict the effective management:, control, and conveyance of stormwater from or across the property, other than the
approved, design and operation functions. A copy of the final plat or easement exhibit, signed and sealed by a North
Carolina- registered Land, Surveyor and recorded by the County Register of Deeds, arid, containing the following notes shall
be submitted prior to issuance of the Certificate of Occupancy.
I . A suitable maintenance access (minimum 20' wide) to accommodate heavy equipment from the nearest public
right -of -way to the Reserved Stormwater Facility Easement must be provided and shown on the plans.
2. The "Reserved Stormwater Facility Easements" and the facilities it/they protect are considered to be private, with
the sole responsibility of the owner to provide for all required maintenance and operations as approved by the
Town.
3, The Reserved Stormwater Facility Easement and the Operations and Maintenance Plan are binding on the owner,
heirs, successors, and assigns.
50. Stormwater iipc rat�cany nii,mlulauntunance, Plan Recordation: "That prior to issuance of a Certificate of Occupancy, a
Stormwater Operations and Maintenance Plan, signed by the owner and recorded at the County Register of Deeds, shall be
provided for the proposed stormwater management facilities and submitted to the Stormwater Management Engineer for
approval. A schedule of inspection and maintenance tasks shall be included. The operation and maintenance plan shall
require the owner of structural. BMP's to perform and maintain a record of annual inspections by a qualified, professional.
51. Erosion Control: That during the construction phase, additional erosion and sediment controls may be required if the
proposed measures do not contain the sediment Sediment leaving the property is a violation of the Tow'n's Erosion and
Sediment Control Ordinance. The applicant shall inspect erosion and sediment control devices daily, make necessary
adjustments to the devices and maintain inspection logs documenting inspections and repairs..
51 Curb Inlets:, That the applicant shall provide pre -cast curb inlet hoods and covers stating, "Dump No Waste! Drains to
Jordan bake", in accordance with the specifications of the Town Standard Detail SD -5A, for all new curb inlets for private,
Town and State fights-of-way,
53. On Site1Adaacant Stprmwa2l r i catiares,: That prior to issuance of a Zoning Compliance Permit for new construction,
existing site conditions and features shall be located on plans, including all on -site and adjacent stormwater drainage
features. The final plans must provide proper inlet protection for the stormwater drainage inlets on or adjacent to the site to
ensure the stormwater drainage system will not be obstructed with construction debris.
54. P.E. Certification: That prior to the issuance of a Certificate of Occupancy for any phase, the applicant shall provide a
certification, signed and sealed by a North Carolina- licensed Professional Engineer, that the stormwater management
facilities are constructed in accordance with the approved plans and specifications.
Water, Sewer, and Other Utilities;
55. Utility/Lighting Plan .. ,p ruoval: That prior to issuance of a Zoning Compliance Permit for new construction, the final
utility /lighting plan shall be approved by the Town, Orange Water and Sewer Authority, Duke Energy Company, and other
local utility service providers.
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56. Lighting _'law That prior to issuance of a Zoning Compliance Permit for new construction, the applicant shall submit a
lighting plan, scaled by a Professional Engineer, demonstrating compliance with Section 5.11 of the Land Use
Management Ordinance and Town standards, for approval.
57, Street Lighting Plan: Prior to issuance of a Zoning Compliance Permit for new construction, the applicant shall install
street lighting along the access driveway from Homestead Road and the new road, Chapel Ridge Drive. The plan shall be
approved by the Town and where necessary, by NCDOT.
58. R location of Overhead Utilities 13ndeyg
iw . .9und: That prior to a Certificate of Occupancy, the applicant shall install afl new
or relocated utilities underground, except for 3 phase or greater electric lines,
59, Utility Easement Plats: That prior to issuance of a Zoning Compliance Permit for new construction, casement plats and
documentation shall be approved by the Town and OWASA and recorded by the applicant.
Safely
60. Safe_ ty Plan: That prior In the issuance of a Zoning Compliance Permit for new construction,, the applicant shall provide a
detailed safety plan, to be reviewed by the Town, regarding 1) visibility and appropriate trimming of landscaping
materials, where appropriate, 2) limited access control, including provision of locks and safety standards, 3) use of alamns
and carneras, as appropriate and 4) sufficient lighting in parking areas.
6L Fire Sprinklers: That prior to issuance of a Zoning Compliance Permit for new construction, plans shall show all proposed
fire department connections to required fire sprinklers, which shall be installed according to NC Fire Code prior to a
Certificate of Occupancy.
62. H Active: That all required fire hydrants must be installed, active, and accessible for the Fire Department use prior
to the arrival of combustible materials on site. That fire protection systems shall be installed according to Town Ordinance,
the NC Fire Code, and NFPA 13.
63, Firefighting Access during Construction: That prior to issuance of a Certificate of Occupancy, NC Fire Code (Section
1410.1 Required Access), and vehicle access for firefighting shall be provided to all construction or demolition sites
including, vehicle access to within 100 feet of temporary or permanent fire department connections and hydrants. Vehicle
access shall be provided by either temporary or permanent roads capable of supporting vehicle loading under all weather
conditions.
64. Fire I lydrant and FDC Locations: That prior to the issuance of a Zoning Compliance Permit, the locations of existing and
proposed fire hydrants and Fire Department Connections (FDC) shall be approved, Fire Department Connections shall be
located on the street side of the building within 100 feet of a hydrant. Hydrant spacing shall comply with the Town Design
Manual. Design shall be approved prior to issuance of a Zoning Compliance Permit.
65. Fire Flow Re nom That prior to issuance of a Zoning Compliance Permit for new construction, the applicant shall provide
a fire flow report, with an OWASA flow test that meets Town Design Manual standards, sealed by an Engineer registered
in the State of North Carolina for approval.
66. Fire Apparatus Access Road: That any fire apparatus access roads, (any public/private street, parking lot access, fire lanes
and access roadways), used for fire department access, shall be all weather and designed to carry the imposed load of fire
apparatus weighing at least 75,000 lbs. Fire apparatus access roads shall have a minimum width of 20' with an overhead
clearance of at least 13'-6" for structures not exceeding 30' in height and shall provide access to within 150' of all exterior
portions of the building.
67, Fire Aerials: That where a building exceeds 30' in height or 3 stories above the lowest level of Fire Department Access,
overhead power and utility lines shall not be allowed within the aerial apparatus access roadway and the roadway shall
have an unobstructed width of 26' exclusive of the shoulders. At least one of the apparatus access roadways shall be
located within a minimum of 15" and maximum of 30'from one complete side of the building.
68. Fire Access Grade and A
-....pprp4cb: That fire apparatus access roads shall not exceed 10% in grade unless approved by the
Town and all approach and departure angles shall be within the limits established based on the Department's apparatus.
69. Heavy-Duty Pavin : That prior to issuance of a Certificate of Occupancy, the applicant shall provide heavy duty paving
designed and built to withstand fire apparatus weighing at least 75,000 pounds.
70. Fire Lane: That prior to issuance of a Certificate of Occupancy for new construction., the fire lane must be marked and
signed in accordance with Town standards, with the associated plans approved by the Town prior to issuance of a Zoning
Compliance Pennit.
71. I"m,in-QTlqn-qy..,Coinmunications Systei That the developer shall provide building design features which enable public safety
responders' radios to penetrate and provide reliable radio transmissions within the buildings.
Solid 3Kqste i�
M.a.i 4ge.ment and-Recycling
72, Solid Waste Manap-ement Plan: That prior to issuance of a Zoning Compliance Permit for new construction, a detailed
Solid Waste Management Plan, including a recycling plan and a plan for managing and minimizing construction debris,
shall be approved. Each bulk waste container shall be labeled as to type of material to be collected. Prior to issuance of a
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SPECIAL USE PERMIT
PAGE 7
Zoning Compliance Permit, the developer shall provide documentation of an agreement for solid waste collection by a
private provider, where necessary.
73. Refuse Container Adjustment: That prior to issuance of a Zoning Compliance Permit for new construction, the proposed
location of the refuse container shall be rotated southward, to be on axis with the building face, to improve access for solid
waste vehicles.
74. Construction Waste: That per Orange County Ordinance, clean wood waste, scrap metal and corrugated cardboard, all
present in construction waste, must be recycled, and haulers of construction waste must be properly licensed. The
developer shall provide the name of the permitted waste disposal facility to which any land clearing or demolition waste
will be delivered.
State and Federal Approvals
75, State or Federal Approvals: That prior to issuance of a Zoning Compliance Permit for new construction, any required
State or federal permits or encroachment agreements (e.g,, 401 water quality certification, 404 permit) shall be provided to
the "town of Chapel Hill.
76, North.Carolina Department of,rran,sportation Approvals: That prior to issuance of a Zoning Compliance Permit for new
construction, plans for any improvements to State-maintained roads or in associated rights-of-way shall be approved by the
Town and NTCDOT.
Miscellaneous
77. Construction Management Plan: That prior to issuance of a Zoning Compliance Permit for new construction, a
Construction Management Plan, that includes the following details, shall be approved: 1) construction vehicle traffic
management, 2) on-site construction parking areas including plans to prohibit parking in residential neighborhoods, 3)
construction staging and material storage areas, 4) construction trailers and associated temporary structures, and 5)
proposed Town Noise Ordinance compliance.
78. Traffic and Pedestrian Control Plan: That prior to the issuance of a Zoning Compliance Permit for new construction, the
applicant shall provide a Work Zone Traffic Control Plan for Town approval, for vehicular movement on any public street
that will be disrupted during construction, including safe pedestrian circulation. At least 5 working days prior to any
proposed lane or street closure the applicant must apply for a lane or street closure permit,
79. Addressing: That prior to issuance of a Zoning Compliance Permit for new buildings, the Town shall assign a building
and unit address.
80. Unified Sign Plan: That prior to issuance of a Certificate of Occupancy for Phase I (described in the November 2013 TIA)
a L)nified Sign Plan shall be approved by the Town Manager.
81. Construction Sign RM4Lipod: That prior to the issuance of a Zoning Compliance Permit for new construction, a sign detail
shall be approved. Prior to the start of land disturbing activities when the Building Pen-nit has been issued, the applicant
shall post a construction sign at the development site that lists the property owner's representative and telephone number,
the contractor's representative and telephone number, and a telephone number for regulatory information. Non-illuminated
signs with a maximum area of 32 square feet and height of 8 feet are allowed (§5.14.3(g) of LUMO).
82. On _Burning: That the open burning of trees, limbs, stumps, and construction debris associated with this development is
prohibited.
83, As-Built Plans: That prior to issuance of the first Certificate of Occupancy, the applicant shall provide to the Town
certified as-built plans for building footprints, parking lots, street improvements, storm drainage systems and gtormwater
management structures, and all other impervious surfaces.
84, Vested Ri ght: This Special Use Permit Modification constitutes a site specific development plan establishing a vested right
as provided by N.C.G.S. Section 160A-385.1 and Appendix A of the Chapel Hill Land L)se Management Ordinance.
85. Continued Validity: That continued validity and effectiveness of this approval shall be expressly conditioned on the
continued compliance with the plans and conditions listed above.
86. Non-Severability: That if any of the above conditions is held to be invalid, approval in its entirety shall be void.
�10, 114�
1 10,1101,110 R1101WORIM KNI [10EIVA
0 MIS 12 =1
WSE��
Itt?m No. 7-c
SUBJEC 11 ' rr p emorial Site on vie Say,thern Camp
Veterans� M us
............... ...............
DEPARTMENT. Asset Management Seirvir. es, PUBLIC IHEA RING: (YIN), No
Departmentof Environment,
Agriziulturem Parks&
Reereation
ATTACHMENT($).'
1) -Site Locator
21, Copy of April 29, 2015 Electronic
Letter to BOCC,Chair
INFORMATION CONTACT:
Jeff Thompson, .,9- 26,58
David Stanefl, 919 245-2522
C om rii issionler Ba rry J ,cobs, 19 19,245,,,
2130
Coimrrfiissionet Reriee Price,, 9,19-245-
2130
M
PURPOSE; 'T pprow in priociplo the siting of a fuiture, Voterans- Memoria, I upon the Southern
Campus in aicooirdain with the recen,,tlly approved Campus Master Plan, and authorize the,
Manaf,)ier and staff to parfi<Jpate, in the mrogoin I p(plect planninig process,
BACKGROUND: Over the past severa[ years, interested! GranQe County residents and
supporters of honaring the canfitWions and service of Orange Counity veterans Ii e organized
on an effort to raiSO fUnds, site and construct a Vetemns Meniorial ("Menioriial") within ran us
County. In the past several months, these supporters have rais,ed, modest funds for this effort
and have focused efforts, on siting the Memofial' i,,,n the hapel Hill" area, working in conjunction
with Towiij of Chapel Hill staff.
'In the spri,,nig of, 2015, re present at[ves from the Board (Coin missiloners, Barry Jac obis, and Renee
Prim ) and :o, n,l staff began im tin ig w1th the comirviktee During these meetings, the potentiliall
for locatinig the memonal on Courdy-owned sites on sou,thern Orange Counly was, diSGU55ed,
and ultimate,ly, strong interest was reftected for the Southern Hurnan SerWceis Centeir oampus,
On April 113, a class of students at C,VV, Stainford Middle Schoo[, which had been wotking
inclopondo ruts y on a ola pirojea w desigo avotoran's rnomonal, presen,,ted their oesigTns to the,
committee,, 'The committee, also had the opportundy to walk to Soluthern Garnpus site wit'll, -the,
pru:rj,aclt dE,,rsjgner to h)o ,t possible locations, and expressed interesi in the form" r home site
wrft 'iiin the camptis,
On April 21,, 2015, a meefing of the Veterans Memorial Committee with, Town and iCounty staff
was li,eld at the Chapel H11 Libirajry to discuss, and reach consensus on requesting the siting of
the Memorial on or near the former I ioryle home, site in coniphance with, the recently' approved
67
Southern Campus Master Plan (note Attachment 1, "'Site Locator"), Attendees of this meeting
included residents and supporters from southern, central and northern Orangle County - all of
whom participated in the consensus.
This, resident group submitted an April 291, 201�5 electronic letter (with the formal signed letter to
be provided) to the Board Chair outlining the consensus and the desire to site the Memorial
according to the Site Locator. The letter (Attachment 2) emphasized the desire to begin raising
funds for the design, construction and maintenance of the Memorial,
Should the Board approve the siite In principle, staff recommends the Board reserve the right of
final construction approval contingent upon Board approval of- 1) ownership, 2) design', 3)
budget and certification of adequate development and construction funds, raised; and 4) the
approval of an ongoing operations and maintenance agreement for the Memorial, Additionally,
the development will also be, contingent upon the approval of the Memorial according to the
design guidefines and other requirements stipulated within the approved Special Use Permit
issued by the Town ® Chapel Hill.
I imp I I R1 VD-111 1 g - r. W
FINANCIAL IMPACT: None, at this t The preliminary recommendation is for the County to
own the property underlying the Memorial as well as the finished Memorial itself. Final Board
approval is, contingent upon ownership structure, the project budget, certification of adequate
funds, raised for the project, design approval, and operations, and mailintenance agreements
acceptable to the Board. These elements will be developed and presented to the Board as the
project progresses,
RECOMMENDATION(S): The Manager recommends the Board:
1 ) Approve in principle the siting of a future Veterans Memorial upon the Southern Campus
in accordance with the recently approved Campus Master Pilan, with development
contingent upon the approval of the Memorial according to the des,ign g deilines and
other requirements stipulated within the approved Special Use Permit issued by the Town
of Chapel Hill;
2) Authorize the Manager and staff to participate in the ongoing project planning process;
w
_ _ ve the right of final construction approval contingent upon Board approval of- 1)
ownership, 2) desigin; 3) budget and certification of adequate development and
construction funds raised; and 4) the approval of an ongoing operations and maintenance
agreement for the Memorial,
.:
ttachrr §§
W
Attachment 2
April 29, 2015
The Honorable Earl McKee
Chairman, Orange County Board of Commissioners
5200 Kilter- Road
ROLIgemont, NC 27572
Dear Commissioner McKee-.
Oil November 22, 2010, Colonel Fred Black, U.S. Army (Retired) and a Vietnam Veteran,
then serving as the Veterans Memorial Corninittee Chairman, petitioned the Town Council to
approve the siting of a proposed Veterans Memorial at Chapel Hill at time Chapel Hill
Memorial Cemetery. This request was approved and the Veterans Memorial Committee
began time design phase.
A preliminary concept design was developed and brought before the Town Council and
approved in April 2013.
This merriorial is for all veterans and includes veterans in neighboring communities. We are
now formulating the plan for project funding where we will solicit funds needed for
memorial construe ti oil.
Concurrent with our efforts, veterans, students, and fantifics of veterans of Orange County
have also asked time question, "Why don't we have a County Veterans Mernorial?" That
challengc has created an opportunity for the veterans of Chapel Hill to join with county
veterans to build a noble memorial for time Town of Chapel Hill and Orange County within
Chapel Hill. We have shared our memorial's concept with Orange County veterans and it has
been well received.
This comity memorial may be a good and appropriate fit for flic Orange County Southern
Human Set-vices complex oil homestead Rd. Space for a memorial on the "hoillestead" site
area may be available. The Veterans Committee has looked at this alternate site and, if
available, would provide a premiere location for a Veterans Mernorial at Chapel Hill. It is
well-suited for a memorial oil the upper hillside. There is ampic parking, public
transportation, and the center is frequently visited by both Chapel Hill and county citizens.
I share this information with you now, as we have been asked to consider combining efforts.
Time county will soon be asked about a memorial aild an appropriate site. We think that
Homestead Road site in Chapel Hill would be well-served to be the home for a vetcralls,
memorial for the veterans of Orange County.
Most respectfully,
JIM ME RRIT'T BRUCE RUNSBERG
Veterans Memorial Committee Chairman Co-Chainrian
OP . ... ..
M,
70
SYMDLpr Center, Ist Floor (Existing),
Seymour Center, 2,rd Floor (Existing),
71
RECOMMENDATIONS FROM RICK ELDRIDGE, RUFTY - HOLMES SENIOR CENTER
Attached please find a copy of the Seymour Center's floor plans with notes relating to my
recommendations.
As we discussed on -site, there are several things the Center could do in remodeling existing space to
gain usable square footage:
1) Remove /re- locate the wall separating the hallway from the large multipurpose room
2) Fill -in the floors /ceilings between levels
3) Relocate open lounge space in lobby to new flooring area (# 2) and construct new offices in
section of lobby;
4) Convert areas used for fitness machines and small exercise classes to office /classroom space (in
conjunction with construction of a new fitness wing)
I would also suggest that consideration be given to reconfiguring the Computer Lab to regular classroom
space over time by investing in laptops or tablets rather than desktop units, and making sure the
building has Wi -Fi throughout.
Looking at the exterior of the Center building, we identified several options for expansion into newly
constructed space. After studying these, I believe it would be good to investigate extending the large
multipurpose room into the courtyard area rather than the rear side. The space is already flat and I
don't believe you would have to move any utilities.
I also feel that coming out into the courtyard area from the other side with a new space for fitness
would be better than adding a two -story wing in the front. The new fitness facility could have 1 % to 2
story high ceilings to accommodate various indoor activities such as volleyball and basketball, as well as
exercise classes and the use of fitness equipment. By not extending the building toward the front, you
might alleviate the need to change the road and drainage ponds out front. A curved driveway is not all
bad, if you view it aesthetically.
My observation is that the Center needs more office space, classroom space, multipurpose & dining
space, and space for health & wellness programs. By remodeling existing space, I think the Center can
gain additional office and classroom space. The multipurpose room could be an additional 1/3 rd larger,
and a new fitness wing could be 4,000 — 6,000 square feet.
The Center already has a great mix of spaces that can be adapted for various purposes.
Give me a call should you desire to discuss this in more detail.
Rick Eldridge
Rufty - Holmes Senior Center