Chapel Hill Planning Board Chapel Hill Transportation Board

MEMORANDUM
TO:
Chapel Hill Planning Board
Chapel Hill Transportation Board
Chapel Hill Bicycle and Pedestrian Advisory Board
Chapel Hill Community Design Commission
FROM:
Gene Poveromo, Development Manager
Phil Mason, Principal Planner
SUBJECT:
The Arc Orange Apartments at Meadowmont, 150 West Barbee Chapel Road:
Application for Master Land Use Plan Modification (Case 12-0053)
DATE:
August 21, 2012 (Planning Board)
August 23, 2012 (Transportation Board)
August 28, 2012 (Bicycle and Pedestrian Advisory Board)
September 26, 2012 (Community Design Commission)
PURPOSE
The attached staff report includes background information on a Master Land Use Plan
Modification application proposed jointly by The Arc of Orange County and The Arc of North
Carolina. The Master Land Use Plan Modification application proposes to change the use
authorized by the 1995 Master Land Use Plan, from civic use to multi-family residential and
open space, on the southern and northern parts of the site respectively. The Meadowmont
development and Master Land Use Plan were originally approved in 1995.
The Master Land Use Plan Modification application is accompanied by a Special Use Permit
application, which proposes The Arc Orange Apartments at Meadowmont, a multi-family
development with 6 affordable dwelling units and parking for 8 vehicles. A detailed staff report
for both applications is attached to the Special Use Permit memorandum. The 0.72-acre (gross
land area) site is located in the northeast quadrant of Weaver Mine Trail and W. Barbee Chapel
Road, immediately west of Meadowmont Village Center and is identified as Orange County
Parcel Identifier 9788-64-2896.
The Planning Board, Transportation Board, Bicycle and Pedestrian Advisory Board, and
Community Design Commission are asked to make recommendations to the Council on this
application. A public hearing has been tentatively scheduled for October 15, 2012.
RECOMMENDATION
Staff Recommendation: We recommend that the Planning Board, Transportation Board, Bicycle
and Pedestrian Advisory Board, and Community Design Commission recommend Resolution A,
approving the Master Land Use Plan Modification application with conditions.
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Resolution B would deny the Master Land Use Plan Modification.
ATTACHMENTS
Resolution A (approving the Master Land Use Plan Modification application)
Resolution B (denying the Master Land Use Plan Modification application)
Applicant’s Material’s, Including Statement of Justification
Meadowmont Site Plan and 1995 Master Land Use Plan
Area Map
RESOLUTION A
(Staff Recommendation)
(Approving the Master Land Use Plan Application)
A RESOLUTION APPROVING AN APPLICATION FOR A MASTER LAND USE
PLAN MODIFICATION FOR THE MEADOWMONT DEVELOPMENT
(CASE 12-0053)
BE IT RESOLVED by the Council of the Town of Chapel Hill that it finds that the Master Land
Use Plan Modification application, for The Arc Orange Apartments at Meadowmont at 150
Barbee Chapel Road, proposed jointly by The Arc of Orange County and The Arc of North
Carolina, on property identified as Orange County Property Identifier Number 9798-64-2896, if
developed according to the Site Plan, with cover sheet dated March 27, 2012 (revised August 8,
2012), and the conditions listed below would:
1. Be located, designed, and proposed to be operated so as to maintain or promote the public
health, safety, and general welfare;
2. Be located, designed, and proposed to be operated so as to maintain or enhance the value of
contiguous property; and
3. Conform with the general plans for the physical development of the Town as embodied in the
Land Use Management Ordinance and the Comprehensive Plan.
BE IT FURTHER RESOLVED that the Town Council hereby approves the application for the
Master Land Use Plan Modification for the Meadowmont development in accordance with the
plans listed above and with the conditions listed below:
1. Application Deadline: That an application for a Special Use Permit for The Arc Orange
Apartments at Meadowmont proposal be accepted and approved by the Council by (two
years from the date of Council approval of the Master Land Use Plan), or the above Master
Land Use Plan Modification shall automatically expire.
2. Relationship to 1995 Meadowmont Master Land Use Plan and the 1999 Meadowmont
Master Land Use Plan Modification: This approval modifies the terms of the Meadowmont
Master Land Use Plan approved by the Town Council on October 23, 1995 and modified in
March 22, 1999. Except as specifically authorized or modified by this document, the terms
and conditions of the Meadowmont Master Land Use Plan as adopted by the Council on
October 23, 1995 and modified on March 22, 1999 remain in effect.
3. Land Uses: That this Master Land Use Plan Modification approves multi-family residential
and open space uses on the Lot 12, to be subdivided as follows:
Lot 12C (Southern)
Lot 12D (Northern)
Multi-Family
Residential
Open Space
Development
Uses
Approximate Land
(Gross Land Area)
Area
0.72 acres
0.49 acres
That in a case of conflict between the Land Use Management Ordinance regulations
regarding maximum land use intensity and the developer’s proposal; the Land Use
Management Ordinance shall supersede the developer’s proposal.
BE IT FURTHER RESOLVED that the Town Council hereby approves the application for a
Master Land Use Plan Modification for the Meadowmont Development in accordance with the
plans and conditions listed above.
This the _____ day of__________, 2012.
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RESOLUTION B
(Denying Master Land Use Plan Application)
A RESOLUTION DENYING AN APPLICATION FOR A MASTER LAND USE PLAN
MODIFICATION FOR THE MEADOWMONT DEVELOPMENT (CASE 12-0053)
BE IT RESOLVED by the Council of the Town of Chapel Hill that it finds that the Master Land
Use Plan Modification application, for The Arc Orange Apartments at Meadowmont at 150
Barbee Chapel Road, proposed jointly by The Arc of Orange County and The Arc of North
Carolina, on property identified as Orange County Property Identifier Number 9798-64-2896, if
developed according to the Site Plan, with cover sheet dated March 27, 2012 (revised August 8,
2012), and the conditions listed below would not:
1. Be located, designed, and proposed to be operated so as to maintain or promote the public
health, safety, and general welfare;
2. Be located, designed, and proposed to be operated so as to maintain or enhance the value
of contiguous property, or that the use or development is a public necessity; and
3. Conform with the general plans for the physical development of the Town as embodied in
the Land Use Management Ordinance and the Comprehensive Plan.
BE IT FURTHER RESOLVED that the Town Council finds:
(INSERT ADDITIONAL REASONS FOR DENIAL)
NOW, THEREFORE, BE IT RESOLVED that the Town Council hereby denies the application
for a Master Land Use Plan Modification for the Meadowmont Development in accordance with
the plans and conditions listed above.
This the _____ day of__________, 2012.
Master Land Use Plan-Statement of Justification
The Arc Orange Apartments
Below is a Statement of Justification for the request for modification to the Meadowmont Master
Land Use Plan (MLUP).
The plan submitted for The Arc Orange Apartments in Meadowmont proposes that the approved
Master Land Use Plan be modified for the proposed site, Lot 12C, from civic to multifamily
residential use. The existing zoning, R5-Conditional, allows residential use. The developer of
Meadowmont, East West Partners, fully supports this proposed modification and is donating the
land to The Arc of Orange County specifically for our planned purpose. Lot 12D, also owned by
East West Partners, will be changed from Civic Use to Open Space and conveyed to the
Meadowmont Homeowners Association prior to the issuance of the Zoning Compliance Permit.
Please see the attached letter from East West Partners indicating their intention to convey the
property to the Meadowmont Homeowners Association to be used as Open Space after the
property is subdivided.
Three findings are required to approve the requested change to the MLUP. The justification for
these findings is provided below.
Finding #1: That the use or development is located, designed, and proposed to be operated
so as to maintain or promote the public health, safety and general welfare.
The Arc Orange Apartments will be located, designed and operated so as to promote the public
health, safety and general welfare of the residents and the broader community. Our plan proposes
to build a 6-unit apartment building for people with intellectual and developmental disabilities in
the Meadowmont neighborhood. There is a strong need in Chapel Hill for affordable housing
that offers people with disabilities a place to live independently with the support they need to
thrive and succeed. The community will be enriched by the diversity this project and the
residents will bring.
The primary financing from the U. S. Department of Housing and Urban Development under
their Supportive Housing Program for Persons with Disabilities requires and assures that this
housing will be limited to and remain affordable for this population for a minimum of 40 years.
Each resident will pay 30% of their income toward rent and project-based rental assistance will
cover the remainder of the HUD-set rent. One hundred percent of the units will be occupied by
persons with income at or below 50% of the median income for Orange County. There is no
other housing in Orange County that offers persons with intellectual and developmental
disabilities the opportunity in live in a supportive independent setting that is affordable on a
limited income.
The proposed housing plan is a far less intensive use of the site than what is currently allowed
under the existing R-5-Conditional zoning. Existing regulations allow a maximum floor area of
9,510 SF and the proposed building has a gross floor area of 5,393 SF The proposed setbacks,
building height, and street frontages are all in compliance with the requirements in the ordinance.
The parking plan proposes only 8 parking spaces and the traffic impact will be minimal since the
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majority of the residents of these units will not have cars and will use public transportation. A
TIA waiver has been provided from the Transportation Division.
A stormwater management system is in place for the entire Meadowmont development and the
impervious area allowed for this site under that system significantly exceeds what our plan is
proposing. The current requirements of the LUMO will be met through treatment provided by
the existing Meadowmont pond located across Barbee Chapel Road from our site. There are no
streams or Resource Conservation District on this site, per the original Meadowmont approval.
Fire-service water and sanitary sewer will be connected to the existing service lines along West
Barbee Chapel Road. Domestic water service will be tied into existing water main at Weaver
Mine Trail. Please see the accompanying Site Utility drawing
Finding #2: That the use or development is located, designed, and proposed to be operated
so as to maintain or enhance the value of contiguous property, or that the use or
development is a public necessity.
The proposed apartments are a public necessity because there are currently no other affordable
supportive, independent living housing projects specifically designed for persons with
intellectual and developmental disabilities in the Chapel Hill area. There are approximately 2500
people with intellectual and developmental disabilities in Orange County. Without appropriate
supportive housing options available, many of these people will have no choice but to move into
more restrictive group home settings, adult care homes, substandard housing or homeless
programs, most of which are costly to the public and not appropriate to meet their unique needs.
In addition to being a public necessity, The Arc Orange Apartments has been located, designed
and proposed to be operated so as to maintain the value of contiguous property and enhance the
community as a whole. This land was originally designated for civic use, and the proposed
residential use will be much less intense than what was originally planned and will complement
the existing residential feel of the neighborhood.
Numerous academic studies indicate conclusively that supportive housing for people with
disabilities has little or no effect on neighboring property values. These studies looked at a wide
variety of types of housing, locations, and outcome measures over a period of many years to
assess the potential effect of housing facilities on neighboring property values. For example, one
study in Illinois found that the location of group homes for people with developmental
disabilities had no impact on property values or stability in the surrounding neighborhood. The
study further showed that the crime rate for people living in this type of housing is substantially
lower than that of the general population and that the residents do not pose a threat to the safety
of the neighborhood. Another study evaluated single-family house sales performance in
Minnesota and found nearly no negative effects and many positive effects to affordable rental
housing in these neighborhoods. Please see the information attached regarding the findings of
these studies and many others.
In reviewing these studies, it appears that the assumption that property values will decline with
the location of affordable housing is based on the idea that one facility can affect a whole
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neighborhood and that such a facility will be conspicuous, unattractive, poorly maintained and
poorly managed. As outlined below, The Arc Orange Apartments have been specifically
designed to be in harmony with the neighborhood and will be constructed of high quality
materials. In addition, The Arc of North Carolina has extensive experience in providing quality
property management and the on-going operating subsidy from HUD will assure the funds are
available to maintain the property at a consistently high quality.
The design of the building relates well to the context of the existing neighborhood architecture in
scale, form, color, and materials. The building will be composed of four one-bedroom
apartments and two two-bedroom apartments accessed through a breezeway which provides a
“front door” on West Barbee Chapel Road and a “back door” on the parking lot. Dutch hip roofs
minimize the apparent height and mass of the structure. Contrasting brick patterns break up the
massing to an appealing smaller scale.
To the east, is a 2-story multifamily complex with clapboard siding. To the west is a 2 1/2-story
brick townhouse structure. Using both brick and siding, our 2-story building will be a visual
transition between the existing developments. The brick elements which form the figure, the
wainscoting and the 2-story accents at the entries and the east elevation, will be the color of the
building to the west. The background brick will be a similar palette but with a broader range of
colors. The siding and trim will pick up the colors of the development to the east. Please see the
attached renderings of the proposed development.
The parking will be accessed from Weaver Mine Trail which has lower volume traffic than West
Barbee Chapel Road. Views of the parking lot from West Barbee Chapel Road will be shielded
by the building.
Using plant materials which thrive in this locale, the landscape plan adorns the building with
decorative green foundation, tying it visually into the site. A grouping of Crepe Myrtles provides
a focal point to parking lot drive. A line of Laurel Oaks follows the curve of the bikeway,
strengthening the definition of that amenity. A curve of Chindo Viburnam provides privacy for
the patio. Other evergreens screen refuse and HVAC compressors. The northeast area of the site
will be preserved as a naturalized hardwood forest.
The site consists of .655 acres of undeveloped land. The soil type is Enon loam (EnC) which is
well-drained and has a depth to groundwater of over 80 inches. With minimum grading and
small site coverage the new development respects the existing drainage pattern of the site and
has low impact on the impermeable percentage.
The north portion of the site will remain undisturbed, preserving the large hardwood stand there.
During construction, trees will be protected according to the Town of Chapel Hill standards.
New plantings will follow themes established by the neighboring developments and use
materials from the town’s list of recommended species.
Finding #3: That the use or development conforms to the general plans for the physical
development of the Town as embodied in this chapter and in the Comprehensive Plan.
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The Chapel Hill Comprehensive Plan is embodied in the Meadowmont Master Land Use Plan
and the proposed development is consistent with both Plans. It should be in keeping with and/or
have no adverse impact on the Watershed Conservation District, the Chapel Hill Thoroughfare
Plan, the Greenway Plan, or the Urban Services Area.
The proposed development will comply with and promote the themes and goals from the
2020 Comprehensive Plan in the following ways:
It is noted as part of the first theme in the 2020 Comprehensive Plan (“the Plan”) that the Chapel
Hill community welcomes a diversity of people which enhances opportunities for residents of the
Town to share and understand each other, and a goal of creating and maintaining a welcoming
and friendly community that provides all people with access to opportunities. The proposed
apartments will enhance Meadowmont’s socio-economic diversity by promoting the involvement
of persons with intellectual and development disabilities in the community. Carrying through
with this theme, the project will help meet the goal of providing a range of housing options for
the future. There are no other apartment developments in the Orange County area that are
designed for people with intellectual and development disabilities to live independently with
support in the community. The numerous group homes in Orange County do not offer the
independence that so many citizens of Orange County with disabilities desire. This unique
development will offer many brand new opportunities for its residents, and allow residents of the
surrounding neighborhood to get to know a special group of people belonging to a population
that they may only have had limited opportunity to interact with before. As stated under Theme
2 of the Plan, “the broader and more diverse the community is, the more sustainable all parts of
the community will be.”
The transportation goals of the Plan include (1) encouraging the use of other-than-automobile
means of transportation such as bicycle, pedestrian, and public transportation options, and (2)
mitigating congestion and promoting air quality, sustainability, and energy conservation. Due to
the unique population who will reside in these apartments, most will not drive automobiles, but
will instead take advantage of all of the alternate transportation opportunities that this centrallylocated site in Meadowmont offers. The parking plan proposes only 8 parking spaces and the
traffic impact will be minimal since the majority of the residents of these units will not have cars
and will walk, bike, or use public transportation.
The proposed use will protect the existing neighborhood from the impact of development,
another goal of the Plan, and conserve the residential nature of the adjacent properties. The
proposed apartments are a less intensive use of the site than what is currently allowed under the
existing R-5-Conditional zoning. The residential design will complement the surrounding
residential properties, and the size of the project will allow for the preservation of trees on the
north portion of the site. The commitment of East West Partners to dedicate future Lot 12D as
Open Space will help meet the goal of protecting and maintaining undeveloped open spaces. In
addition, The Arc Orange Apartments are being built to the green building standard, EarthCraft,
which will minimize local environmental impact, another of the goals of the 2020
Comprehensive Plan. Homes, businesses and communities certified through the EarthCraft
program must meet a number of criteria that ensure sustainable, efficient design and function.
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Areas of focus will include indoor air quality, energy efficiency, water efficiency, resourceefficient design, resource-efficient building materials, waste management, and site planning.
The proposed supportive apartment project will provide a much needed, quality service for
people with intellectual and developmental disabilities. Many people desire, and are able to live
successfully in their own apartment with minimal support services. These apartments will
provide quality affordable housing, with access to quality supportive services designed to meet
each tenant’s unique needs and allow them to be successful in the community.
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