602 Martin Luther King Jr. Boulevard Chapel Hill, North Carolina

Transcription

1 602 Martin Luther King Jr. Boulevard Chapel Hill, North Carolina

2 The Bicycle Apartments, Chapel Hill 602 Martin Luther King Jr. Boulevard Chapel Hill, North Carolina December 12, 2012 Narrative Description of Proposed Student Residential Re-Development of Central Park Apartments Site and Surrounding Conditions of Note Development Plan & Evolutionary Process & Plan Features Response to Council and CDC Review Comments Design Features of Note Zoning Atlas Amendment Statement of Justification Special Use Permit Statement of Justification Modifications to Regulations Narrative Description of The Bicycle Apartments The Bicycle Apartments is a proposed by-design student residential development of 194 dwelling units. The 9.1- acre site of this proposal is within 1/4 th of a mile of downtown Chapel Hill and the main campus of the University of North Carolina Chapel Hill. The property, currently known as Central Park Apartments, was developed in the mid 1960 s as Northampton Terrace and consists of 74 one-bedroom apartments in three buildings. The property is currently governed by a 1965 Special Use Permit, which incorporates this property and the adjacent property of Northampton Plaza (155 apartments). The Bicycle Apartments site is currently zoned Residential-4 (R-4) for medium density multi-family residential use. The site is designated for High Density Residential use in the 2000 Land Use Plan. A Zoning Atlas Amendment is proposed to rezone the property to the R-SS-C Residential District. The Bicycle Apartments will replace the existing low-density apartments with a higher density project that will provide high quality, new student housing within walking distance of the downtown core and the University of North Carolina. The site is positioned well within the urban service boundary and is designated for high-density development in the Town s existing 2020 Comprehensive Plan. The development plan has a single multi-family structure, situated on the northern portion of the property in order to preserve the character of the site and the neighboring properties. The current 4.38-acre RCD stream buffer was not in existence when Northampton Terrace was constructed. The proposed new residential structure has been located in order to reduce the amount of impervious surface in the RCD from 30,000 sq. ft. to 20,000 sq. ft. In addition, an aggressive stormwater management plan and program will be created to meet the town s high standards. The current site has no stormwater management or water quality discharge facilities. This project will be a sustainable residential development by providing urban densities in a park-like setting, with an overall density of the project proposed at 21 dwelling units per acre. The project is transit oriented by virtue of its student tenant mix and because this location does not require the use of automobiles for many trips. Given the proximity to the campus and downtown Chapel Hill, the Bicycle Apartments is a walkable urban development that will include increased pedestrian facilities and connectivity. Sidewalks will provide connectivity to the south via walking through Cobb Terrace on the existing pathway and public art will be incorporated into this design. The structure has three north-south oriented building wings. The eastern wing of the building is four floors tall, the center is five floors tall, and the western is six floors tall with the roofline at a constant elevation because the Bicycle Apts SOJ Page 1 of 28

3 building steps downhill from east to west. The facilities will also include a clubhouse, leasing office and recreational facilities. The goal of this site redevelopment is to capitalize on the site s unique characteristics by situating the structure to take advantage of the open space along the RCD, minimizing surface parking areas and providing a density that is appropriate for a site located within ¼ mile of the downtown district. The project will continue to be marketed to students and will be a by-design student property. Site and Surrounding Conditions of Note The property sits lower than its surrounding neighbors: The Residences at Grove Park approved development (Currently The Townhouse Apartments) Northampton Plaza (155 Units) 3 Cobb Terrace Homes (Franklin Rosemary Historic District) 5 Hillsborough Street Homes (Franklin Rosemary Historic District) Stream and RCD Conditions Along the site s southern boundary is a stream running east to west and a Resource Conservation District overlay buffer of about 4.4 acres. All of the current RCD stream buffer regulations were adopted well after the site was developed in the mid 1960 s. As a result, portions of buildings, parking lots, recreation areas, and other development related uses are in the RCD Overlay District. In total, 41,921 sf. of impervious surface is located with the RCD. Utility Lines and Easements By virtue of location and existing development the site is crossed by water, sewer and drainage facilities and easements that help define the design footprint of the proposed development. Access to The Bicycle Apartment Site Access to the site is provided by one driveway connection to MLK Jr. Blvd. Existing Vegetation The site contains a limited number of parking lot and landscaping trees and buffer vegetation at the property boundaries. As with the stream buffer regulations, the site was developed prior to existing use and street buffer standards. Convenience to Downtown Chapel Hill and UNC Chapel Hill Throughout its 46-year life, the current apartment development on the site has been conveniently accessible to the downtown and UNC-Chapel Hill and attractive as a location for students not desiring/needing to have automobiles. Development Plan & Evolutionary Process Response to Council and CDC Review Comments In response to the stakeholder comments the mass of the building along the eastern property edge has been reduced in order to be compatible with the Historic District. With this revision the density of the development has been pushed to the west closer to the existing Northampton development. Overall density (unit count, bedroom count and floor area) has been reduced by 35% as a result of the concept plan process. On-site facilities have been designed to address concerns about the potential impact on the neighbors, particularly those to the east and south. At the request of the Community Design Commission we have: Reduced the overall height of the building The building has been moved out of the RCD The height near the historic district is reduced to 4 stories from 7 stories Focused connectivity on existing pedestrian facilities Increased parking to approximately 1 space per unit Increased environmental resource protection Developed architecture that works with the nearby historic district forms Bicycle Apts SOJ Page 2 of 28

4 At the request of Council we have: Moved building development out of the RCD Added improved water quality measures, thus reducing the overall environmental impact Increased our parking by nearly 30%, yet still less than what is required by the LUMO Increased our bike storage to 100%, every resident will have an interior bike storage space - 49 bike spaces are required. We re currently showing 50 class I indoor spaces and 12 Class II outdoor spaces on the plans with additional space within the building for indoor and outdoor bike storage to reach a max storage 1 bike per resident on site. Reduced the height of the building near the Historic District Reduced the overall height of the building Reduced the overall density of the project (Bedrooms and Dwelling Units) Reduced the floor area of the structure Increased the recreational facilities on the site Relocated the refuse facilities Design Features of Note Active Recreation Facilities are required by the Land Use Management Ordinance (LUMO). For this application, 19,881 sq. ft. are required. Indoor common recreation facilities include a fitness center complimented by 16,640 square feet of outdoor facilities including a swimming pool, volleyball and platform tennis court will exceed the amount of active recreation area required. The platform tennis facility is not shown on the plans but will be located after a full review of the easement restrictions with OWASA. An element of recreation not considered by current standards is the provision of a bicycle storage and the encouragement of bicycle usage for daily activity purposes including recreational and cross-training riding activities. The Bicycle Apartments community will have secure indoor storage for up to one bicycle per tenant (600±). It is the applicant s experience that the provision of secure, all-weather protected spaces does encourage bicycle use for recreational purposes as well as trips to classes. It would make sense that as we encourage more developments to provide more secure, all-weather bicycle storage and thereby also encourage more use of bicycles, that the Town allow some portion of this indoor bike storage to be counted toward the active recreation requirement, thereby encouraging developers to spend the additional money it takes to create the indoor storage. A Tree Canopy area of 84,313 sq. ft. is required by the LUMO standards for this site (30% of eligible site area). The retained tree canopy of 49,351 sq. ft. results in the calculated need for 59.9 additional canopy trees. The proposed landscaping plan provides for 70 additional canopy trees, 16% more than the LUMO requirement. These additional trees are provided on-site in perimeter plantings, in the required parking lot tree islands, and elsewhere on the site. Impervious Surface and RCD Considerations - The plan proposes a net increase in impervious surface of about 45,000 SF. The total amount of impervious surface still remains less that the 50% maximum permitted for residential developments in Chapel Hill. Within the RCD, the impervious surface will be reduced by 39% and in each of the 50 feet wide RCD buffer zones the resultant impervious surface is below the permitted LUMO maximum. Buildings - The buildings will be of concrete and wood construction, with masonry and cement exterior siding, vinyl clad thermal pane windows and a composition shingle pitched roof system. The building is designed to provide exterior spaces for all residential units with private balconies and common recreational facilities. The units have private bathrooms for each bedroom, and each unit has a full kitchen, living room and laundry facilities. The units will be leased fully furnished for our residents. Interior finishes include carpet and vinyl floor covering, dry-walled interiors with painted finishes and standard cabinetry and fixtures. Building Heights The Concept Plan submitted to the Town for review contained buildings of seven floors over a floor of parking. Many of the CDC members, Council Members, and nearby residents felt that 7 story buildings Bicycle Apts SOJ Page 3 of 28

5 were too tall for this location. After continuing conversations with stakeholders, the mass and height of the building wings have been reduced in order to achieve a compatible relationship with the adjacent homes in the Franklin Rosemary Historic District. The three building wings step downhill as they move away from the eastern property line. The result is a building with 4 floors of apartments in the eastern wing, 5 floors in the center wing and 6 floors in the western wing, all with the same roof elevation. The following table shows the primary development features of the proposed development in the R-SS-C District and the corresponding development standards from the site as presently zoned OI-1 and R-4. Floor Area Dwelling Units Primary Height (ft.) Secondary Height (ft.) Zoning Districts Existing OI-1 and R-4 R-SS-C Proposed Max Allowed Proposed Max Allowed Proposed 63,974 NA 91 NA 294, ,816 NA 194 Max Allowed 34 ft. at property line 39 ft. at property line Proposed Max Allowed Proposed NA 60 NA NA Bicycle Apts SOJ Page 4 of 28

6 The Bicycle Apartments at Central Park 602 Martin Luther King Jr. Boulevard Chapel Hill, North Carolina Zoning Atlas Amendment Statement of Justification This is a rezoning statement of justification supplied in connection with a request by Trinitas for approval of a Special Use Permit for The Bicycle Apartments at Central Park. The proposed development is designed and located to provide a compact high-density residential development on the east side of Martin Luther King Jr. Blvd within a ten minute walk and 5 minute bicycle ride of downtown Chapel Hill and the main campus of the University of North Carolina Chapel Hill. The development is located on one of the primary entryway corridors to Chapel Hill, yet is sheltered from view to the rear of other multi-family developments located directly on MLK Jr. Blvd. Justification For a Rezoning Request Article 4.4 of the Land Use Management Ordinance (LUMO) allows a zoning map and zoning text amendment for any of the 3 following reasons: a) to correct a manifest error in the Chapter, or b) because of changed or changing conditions in a particular area or in the jurisdiction generally, or c) to achieve the purposes of the Comprehensive Plan. Both criterion b and c are applicable to this rezoning request. They are addressed individually below, beginning with information applicable to criteria b and concluding with information addressing achievement of purposes of the Comprehensive Plan. Rezoning Justification Statement: Changed or Changing Conditions The Town of Chapel Hill adopted the Chapel Hill 2020 Comprehensive Plan in June 2012 acknowledging that there have been many significant changes since the Year 2000 Plan. Included by reference in the 2020 Plan are the several additional planning initiatives for neighborhood preservation, the approval of the Carolina North Development Plan, the Northern Area Plan, a downtown plan initiative, and a plan for the redevelopment of the Ephesus Church Road Fordham Boulevard area. These actions and the 2020 Plan all reflect the awareness that a Comprehensive Plan is a guide for growth, but that conditions change and that the specific means and methods for implementation of the goals and objectives of that plan often respond to the changed conditions. Prior to initiating the 2020 plan process, and within the past several years, the Town Council has considered and approved several residential developments in or near the downtown. These include Greenbridge, 140 West, Shortbread Lofts, and The Residences at Grove Park, a high density residential development immediately north of the proposed Bicycle Apartments site and with the same R-SS-C Residential zoning district that the applicant seeks for this proposed development. The applicant believes that the new planning initiatives and the Council record of approval of high density residential in and near the downtown demonstrate fully that there are changed and changing economic, social, and transportation conditions that affect the town and in particular this site and its immediate surroundings Bicycle Apts SOJ Page 5 of 28

7 Rezoning Justification Statement: Achieving the Purposes of the Comprehensive Plan Rezoning Criteria: Achieving the Purposes of the Comprehensive Plan The 2020 Comprehensive Plan, adopted June 25, 2012 contains many of the same goals and aspirations for the present and future Chapel Hill as the 2000 Comprehensive Plan while forging new ways of thinking about how to achieve these goals. The five Big Ideas of the plan, several of which are salient for examining the Bicycle Apartments at Central Park proposal are identified below and taken from page 2-3 of the Chapel Hill 2020 Comprehensive Plan. 1. Implement a bikeable, walkable, green communities plan by The goal of this effort is to provide safe connections between neighborhoods, schools, commercial areas, parks, rural bikeways and farms, and business and art/dining/ entertainment hubs that promote healthy exercise and environmentally friendly modes of transportation. 2. Create an entrepreneurial enterprise hub in the Rosemary Street Corridor. 3. Create entertainment/dining/arts hubs to capitalize on Chapel Hill s strengths as a recreational destination. Chapel Hill is home to exceptional restaurants, diverse arts and cultural events, and clubs and music venues. The University hosts world-class speakers, dramatic and musical performances, and nationally ranked sports teams. This initiative would consider how to enhance these offerings in new development and redevelopment efforts. New mixed-use entertainment districts could be created at sites such as Ram s Plaza and then linked via shuttle service to other districts such as downtown or the University Future hubs could include the Glen Lennox area, Timberlyne / Chapel Hill North, and the Future Focus areas identified in the Chapel Hill 2020 comprehensive plan (see Part 2, Chapter 5 for more information about the Future Focus areas). 4. Increase the ratio of workforce housing to 2020 and develop a plan for student housing in the community. Because Chapel Hill is a university town, the community benefits from the lively presence of a large student population. Off-campus housing is a good option for many, but can put pressures for change on established neighborhoods, increase car traffic and the need for parking space, and pose challenges in terms of noise and safety. Coordinated discussions between the Town, the University, and residents can help accommodate a reasonable number of off-campus students while ensuring the integrity and livability of the neighborhoods. 5. Establish a structure to support community and neighborhood engagement in a proactive manner. Community engagement was an integral part of the Chapel Hill 2020 process, and continued community involvement is key for creating a Chapel Hill that adheres to and fosters the Community Vision. This energy that the participants brought to this process should be channeled into community groups that can tackle some of the most difficult issues facing Chapel Hill, such as the town s reliance on automobiles. One model of engagement could include community committees to continue important discussions identified during the Chapel Hill 2020 process that cannot be addressed by the Town alone. This structure should embrace a broader definition of neighborhoods to include communities without a geographic border, such as the community of apartment dwellers, who live in many geographic areas. Other such examples of community exist in the greater Chapel Hill community. Together, these five Big Ideas supplement the Community Vision to create the desired future for Chapel Hill. The proposed Bicycle Apartments at Central Park university student residential community is in a location and proposes uses that r address three of the Big Five Ideas as discussed briefly below. In addition, it supports and Bicycle Apts SOJ Page 6 of 28

8 satisfies many of the six THEMES AND GOALS of the Chapel Hill 2020 Comprehensive Plan as well as addressing additional Chapel Hill planning goals found in the Chapel Hill 2000 Comprehensive Plan. THE BIG IDEAS BIG IDEA 1 - The Bicycle Apartments proposal strongly supports the goals and underlying assumptions of Idea One. The provision of facilities that will achieve a bikeable, walkable, green community needs the concurrent development of uses at densities and in key locations that will provide the pedestrians, bicyclists, transit riders and consumers that eschew their cars (reduced in number per household) for trips that have less impact on the environment in many ways. In addition to increasing the supply of student housing near the downtown and campus, the proposed development will contribute to improvements for the transit system and add to the pedestrian system that currently serves the site and several of its adjoining properties. BIG IDEA 4 - The Bicycle Apartments development will provide university student housing in a location that can take full advantage of the existing high level of Chapel Hill Transit bus service on MLK Jr. Blvd. It will abut two existing apartment developments occupied by many students and will be one of the first steps toward the implementation of Idea 4, the creation of new off-campus university housing that can also relieve rental demand pressure on other rental housing that could be available for workforce housing. BIG IDEA 3 - Downtown Chapel Hill is the primary entertainment, dining, and art hub in town and has been since the founding of Chapel Hill and The University of North Carolina. Idea 3 recognizes that the town has grown and that new and competitive activity locations and destinations have been developed during the past 15 years and that more activity in these locations can occur and should be encouraged. The unstated assumption of this idea is that Downtown Chapel Hill will also grow and continue to be the primary destination district for arts, entertainment, dining and the visual and functional center of a lively, diverse Chapel Hill. The Bicycle Apartments will add to the vibrancy downtown by its proximate location and the additional residents it will add near the downtown. In order to achieve the goals of increasing the residential population in and near the downtown in multi-family development, in suitable locations that have direct access to mass transit and are within a ten minute walk of downtown Chapel Hill, the Town Council amended the R-SS-C district in November 2008 to create a high density residential development district that provides the amount of floor area needed to encourage the redevelopment of existing properties that were originally built at lower densities. This zoning has been applied to one property to date, the property immediately to the north of the Bicycle Apartments property. For the Bicycle Apartments property, the only residential zoning district that provides the amount of floor area and density needed encourage or permit the redevelopment of the current Central Park Apartments (74 dwelling units) is the R=SS-C zoning district. The table on the following page shows the floor area and density options for the residential re-development of the Bicycle Apartments property for the existing OI-1/R-4 zoning and the R-SS-C district Bicycle Apts SOJ Page 7 of 28

9 Table 1 PERMITTED DEVELOPMENT INTENSITIES Site Area in Square Feet MAXIMUM PERMITTED FLOOR AREA Existing Zoning R-SS-C R-4 & OI-1 Districts Residential Zoning Full Credit FAR area of Site RCD Managed Zone RCD Streamside Zone 266,078 54, ,074 57,264 1,088 1,088 74, Totals 397,616 63, ,517 EXISTING FLOOR AREA 72,000 72,000 Total Permitted Dwelling Units Total Existing Dwelling Units Total Proposed Dwelling Units 91 N/A THEMES AND GOALS The Bicycle Apartments relationship and support of the six themes and their goals is shown below. Text taken directly from the Chapel Hill 2020 Comprehensive Plan is in black, applicant comments are highlighted in BOLD italicized text. 1. A Place for Everyone Chapel Hill is a community that welcomes a diversity of people of all ages, races, sexual orientations, and ethnicities to participate in the creative spirit that makes this University town a unique place in the Triangle. UNC-CH draws a diverse student body for undergraduate, graduate, and professional schools and education. Approximately 2/3 rd of the students live off campus, many outside of Chapel Hill and Orange County. University leaders have spoken many times of their desire to have more students live in Chapel Hill, participate more fully in University Campus life and in Chapel Hill living. The proposed development will increase the opportunity to live in Chapel Hill for about 500 additional undergraduate and graduate students. The location of Bicycle Apartments will reduce the need for these students to travel in and out of town on a daily basis and create additional opportunities for participation in university and town life. When the Chapel Hill community welcomes newcomers, the community benefits from their knowledge, skills, and new ideas. The community nurtures the arts, the intellect, and the spirit of diversity. Providing new in-town living opportunities for university students will provide an additional arts, economic and intellectual base of the town. Chapel Hill is changing to reflect the world around it. When all are welcomed to the community, community 1 There is no specified maximum dwelling unit density in the R-SS-C District. Development intensity is regulated by maximum floor area only Bicycle Apts SOJ Page 8 of 28

10 members have more opportunities to share, spark innovation, and understand each other. Chapel Hill s school children are an essential resource, and the community seeks to nurture them while they are here and to nourish a community that will remain attractive to them as they learn, grow, and develop new ideas that will shape the community s future successes. Chapel Hill includes arts destinations and enticing places to gather and play. The town nurtures educational partnerships, community partnerships, and new ideas. Chapel Hill is a place for youth, students, singles, families, retirees, and people at every life stage. Goals: Family-friendly, accessible exterior and interior places throughout the town for a variety of active uses (PFE.1) A creative place to live, work, and play because of Chapel Hill s arts and culture (PFE.2) A range of housing options for current and future residents (PFE.3) A welcoming and friendly community that provides all people with access to opportunities (PFE.4) A community of high civic engagement and participation (PFE.5) 2. Community Prosperity and Engagement Chapel Hill is a place that supports its existing businesses and institutions and welcomes opportunities to support and improve its economic vitality. Chapel Hill is home to a preeminent University and the state s most comprehensive health-care facility. Chapel Hill is also the home of world-class entrepreneurs and creative thinkers. As the community grows, it seeks opportunities to welcome and attract new, complementary employers, businesses, and residents by nurturing the business community. As Chapel Hill continues to attract new thinkers and new money, the community continues to expand its options to maintain the high quality of life and civic institutions that make this community a connected, exciting, and welcoming place to be. Key opportunities include actively recruiting innovation and spin-off businesses related to the University of North Carolina at Chapel Hill and the UNC Health Care System, supporting the newest entrepreneurs and start-up businesses, and nurturing the retail, commercial, and arts and culture economies that enrich the community. The broader and more diverse the community is, the more sustainable all parts of the community will be. Goals: The residents of Bicycle Apartments will assist in the broadening of the economic health for the arts and cultural community of Chapel Hill and UNC-CH by providing additional economic purchasing power and support for entertainment and business. Balance and sustain finances by increasing revenues and decreasing expenses (CPE.1) Foster success of local businesses (CPE.2) Promote a safe, vibrant, and connected (physical and person) community (CPE.3) 3. Getting Around Chapel Hill is a connected community where people of all ages, incomes, and ability have options for getting from place to place within the community and within the Triangle. A holistic transportation system that includes connected pedestrian, bicycle, recreation, automobile, and transit systems with supportive, flexible strategies and policies that include parking, transit, and bikeways is Bicycle Apts SOJ Page 9 of 28

11 key to minimizing the congestion that can come with growth. The key features of this system include expanded bicycle and pedestrian connections, public transportation opportunities such as bus rapid transit, light rail, and park-and-ride options. These features provide connections between neighborhoods and link neighborhoods to shopping, employment, and recreation destinations as well as connections within the region. The benefit to the community is that enhanced mobility increases the vitality, the diversity, and the ability to access what community members need. Goals: The Bicycle Apartments will provide pedestrian and transit system improvements that will improve access to downtown Chapel Hill and UNC-CH. These improvements and the residents who will utilize them and live in modern energy efficient housing will assist the town in reaching its goals of reducing our per capita carbon footprint and in sustaining the multi-modal transportation system needed for the future. A well-conceived and planned, carefully thought-out, integrated, and balanced transportation system that recognizes the importance of automobiles, but encourages and facilitates the growth and use of other means of transportation such as bicycle, pedestrian, and public transportation options (GA.1) A connected community that links neighborhoods, businesses, and schools through the provision of greenways, sidewalks, bike facilities, and public transportation (GA.2) Connect to a comprehensive regional transportation system (GA.3) Make an adaptable transportation system to support both dense and suburban development (GA.4) Create a comprehensive transportation system that provides everybody safe and reasonable access to all the community offers (GA.5) A transportation system that accommodates transportation needs and demands while mitigating congestion and promoting air quality, sustainability, and energy conservation (GA.6) Incorporate street planning into zoning code (GA.7) A community that has a parking system based on strategies that support the overall goals of a holistic transportation system (GA.8) The Bicycle Apartments will contribute financial and via its design to the development of the desired connectivity/ transportation system in Chapel Hill that will be integrated and provide opportunities to more fully develop the pedestrian, bicycle, and transit system components needed to reach the goals of... a connected community where people of all ages, incomes, and ability have options for getting from place to place within the community and within the Triangle. 4. Good Places, New Spaces Chapel Hill comprises many different places, each with its own special character and identity. Historic districts and neighborhoods, shopping centers and cultural destinations all benefit from careful planning, protection of natural features, and integration with other parts of town. When different parts of the community are encouraged to meet different needs, the community increases its ability to serve many interests. By identifying places for people to study, work, shop, live, and convene, the community maximizes its ability to grow in ways that meet the needs of many different people. Chapel Hill balances areas of activity with open gathering spaces. The community provides choices and connections that are able to tie the community together into one place. Supporting and promoting areas of focus such as downtown, the Rural Buffer, and areas for growing office, retail, residential and cultural amenities result in a vibrant community that is reflective of the many residents and choices they enjoy Bicycle Apts SOJ Page 10 of 28

12 The Bicycle Apartments residential development and its residents will directly support downtown Chapel Hill and the many businesses and services that the town seeks to sustain in the downtown. Goals: Low density, green Rural Buffers that exclude urban development and minimize sprawl (GPNS.1) A vibrant, diverse, pedestrian-friendly, and accessible downtown with opportunities for growing office, retail, residential, and cultural development and activity (GPNS.2) A development decision-making process that provides clarity and consistency with the goals of the Chapel Hill 2020 comprehensive plan (GPNS.3) A joint Town/University development strategy that aligns initiatives for transportation, housing, environmental protection, and entrepreneurial programs (GPNS.4) A range of neighborhood types that addresses residential, commercial, social, and cultural needs and uses while building and evolving Chapel Hill s character for residents, visitors, and students (GPNS.5) A community that welcomes and supports change and creativity (GPNS.6) Open and accessible common spaces for community gathering, cultural uses, and community development (GPNS.7) Future land use, form, and density that strengthen the community, social equity, economic prosperity, and natural environment (GPNS.8) The Bicycle Apartments will contribute to the realization of the goals underlined above and to the overall goal of a more vibrant community that is economically sustainable for all residents and businesses. 5. Nurturing Our Community Chapel Hill strives to live in harmony with the natural world, sustaining its present community, and preserving its quality of life for the future. Its commitment to preserve and maintain its natural beauty, recreational opportunities, and environment are understood and supported by the community. The key features of Chapel Hill s natural stewardship philosophy include close attention to water quality, environmentally sensitive growth, and continued attempts to live within its natural footprint. Chapel Hill benefits from a commitment to stewardship through a healthier ecosystem and the many opportunities to enjoy natural areas and recreation communities for all ages and abilities within the community. When Chapel Hill demonstrates its commitment to living within its natural limits, Chapel Hillians are responsible global citizens. Goals: Become a model for North Carolina and beyond in wisely and justly reducing waste in a way that minimizes local environmental impact without imposing upon the environmental and social rights of others (NOC.1) Maintain and improve air quality and water quality, and manage stormwater to heal local waterways and conserve biological ecosystems within the town boundaries and the Extra Territorial Jurisdiction (NOC.2) The Bicycle Apartment development is the redevelopment of a property that has no water quality or management system in place and intrudes into the RCD stream buffers in ways no longer considered appropriate. The new development will comply with current and stringent town standards that govern the collection, treatment and management of stormwater. In doing so it will remedy many existing problems. By providing university student residential development near downtown and reducing the need for automobile trips (and storage) for students to reach the campus and downtown retail business, the proposed development will improve the air quality impact of this development especially when Bicycle Apts SOJ Page 11 of 28

13 compared to the same type and intensity of development located outside Chapel Hill. The town s tree canopy requirements that will be met with on-site landscaping also assist in the reduction of urban heat loading of paved parking surfaces as well as contributing to the visual and environmental benefits derived from healthy trees. Protect, acquire, and maintain natural/undeveloped open spaces and historic sites in order to protect wildlife corridors, provide recreation, and ensure safe pedestrian and bicycle connections. These spaces could include, among other things, Significant Natural Heritage Areas (SNHA) lands adjacent to and connecting various properties such as riparian lands, etc. (NOC.3) Support the Parks and Recreation Master Plan and the Greenways Master Plan to provide recreation opportunities and ensure safe pedestrian and bicycle connections (NOC.4) Adopt an integrated development review process that is fair and transparent and that incorporates the Chapel Hill 2020 environmental goals (NOC.5) Support local food producers and access to local foods by encouraging community and backyard gardens, farmers markets, and community-supported agriculture without encroaching on working farms within or adjacent to the Chapel Hill planning district (NOC.6) Reduce the carbon footprint of all Town-owned or managed services and properties; require that all new development meets standards; and support residents in minimizing their personal footprints (NOC.7) Protect neighborhoods from the impact of development such as stormwater runoff, light and noise pollution, and traffic (NOC.8) The stormwater management system for Bicycle Apartments will reduce the amount and increase the quality of stormwater runoff from the property. Vehicular traffic generated by the development will not enter (or need to enter) any of the surrounding neighborhoods including the Cobb Terrace and others in the Franklin-Rosemary Historic District. Light and noise impacts will be controlled by operational rules that govern the development and its residents and by the careful location of the required residential outdoor recreation facilities in the center of the site. Outdoor lighting for all areas of the site will be developed with dark sky principles and meet the town s stringent property line lighting level restrictions. Existing vegetation, augmented by new plantings along the western and southern boundaries of the property will add to the existing visual shield adjoining properties in these locations. 6. Town and Gown Collaboration Home to the University of North Carolina at Chapel Hill and the UNC Health Care System, Chapel Hill is a community where creativity, innovation, and traditions thrive. Students bring energy and vitality to the community and push the town to the forefront of learning, technology, and environmental stewardship. In return, Chapel Hill provides the University students, faculty, and staff with a progressive environment and an excellent quality of life. The key features of this university town are choices in where the residents live and how they travel from campus to work and from home to downtown. Complementary futures will include more cultural opportunities, more partnerships, more innovation, and more integrated thinking about the place in which Chapel Hill residents call home. The campus meets the community downtown, on Franklin Street, where the historic academic quad leads to the shops and restaurants, where stone walls define its edges and link its paths. Chapel Hill and the University are connected by people and places. The Town s partnership with the University is critical to the continued growth and success of Chapel Hill. Faculty and students, medical professionals and patients, employees and residents all share an interest in a community that meets their diverse needs, and the Bicycle Apts SOJ Page 12 of 28

14 Town should continue to involve the University while implementing the Chapel Hill 2020 comprehensive plan. When the University, the UNC Health Care System, and residents work together toward a common future, they bring out the best in the Chapel Hill community. Goals: Take full advantage of ideas and resources to create a thriving economy and incorporate and utilize the intellectual capital that the University and Town create (TGC.1) Improve and expand access to the arts, culture, and intellectual pursuits for both the University and the Town (TGC.2) The University and Town will collaborate to improve downtown parking options that support business, cultural, and academic purposes (TGC.3) Housing for students that is safe, sound, affordable, and accessible and meets a demonstrated need conducive to educational and maturational needs of students, and housing for Town, University, and the Health Care System employees that encourages them to reside in the community (TGC.4) The University, the UNC Health Care System, and the Town will coordinate closely to manage development in ways that respect history, traditions, and the environment while fostering revitalization and innovation (TGC.5) Promote access for all residents to health-care centers, public services, and active lifestyle opportunities (TGC.6) Town and Gown collaboration and the accomplishment of the many goals cited above, particularly the provision of housing off-campus, will be the result of a multi-player partnership that includes the private sector businesses the will be the actual developers and managers new residential communities that will bring UNC-CH and UNC Health Care students and employees into town and will expand the arts, cultural, and business opportunities that are key to the sustainability of Chapel Hill and UNC-Chapel Hill Bicycle Apts SOJ Page 13 of 28

15 Chapel Hill 2000 Comprehensive Plan The Town s 2000 Comprehensive Plan identifies a number of major planning themes (Twelve are identified on pp. 4-6 of the Plan) in order to accomplish the goals and objectives of the Comprehensive Plan. Several of these themes carry forward into the 2020 Comprehensive Plan, though not in the same explicit fashion. The proposed Bicycle Apartments development directly supports several of these main themes and provides the following comments for review and consideration. 1. Maintain the Urban Services/Rural Buffer Boundary The proposed development lies within the Urban Services Boundary and proposes to develop with public water and sewer services provided by OWASA. 2. Participate in the Regional Planning Process The Town of Chapel Hill participates actively in the Regional Planning Process, particularly with respect to transportation facilities, greenways, and other matters. 3. Conserve and protect existing neighborhoods The development site is currently developed with multi-family housing as are the properties abutting it on the northern and western sides. The southern and eastern sides of the site are in the Franklin/Rosemary Historic District. The southern portion of the site has a stream and extensive stream buffer. Homes on Cobb Terrace are separated from the site by a heavily treed buffer and hillside. There will be no impact on the Cobb Terrace neighborhood from the Bicycle Apartments development. Four lots and homes on Hillsborough Street share a common property line with the proposed development. These lots have heavily treed rear yards and sit twenty or more feet higher than the Bicycle Apartments site. The proposed arrangement of parking and building is almost identical to the existing arrangement of parking and building on the eastern side of the site. The proposed building is four stories in height along this side of the site replacing two story buildings. The residents of these four homes on Hillsborough Street will notice the increase in building height. The applicant believes that the bordering neighborhoods, multi-family and singlefamily, will be conserved and protected by the proposed arrangement of buildings and parking. The applicant will continue to work with neighbors to assure that an appropriate and beneficial buffer and screening will be part of the approved Special Use Permit. 4. Conserve and protect the natural setting of Chapel Hill This re-development proposal is for a site that was developed prior to all current stream, buffer, and steep slope regulations of Chapel Hill. The applicant proposes to reduce the amount of impervious development within the RCD buffers and install a storm water treatment and discharge system that will dramatically improve the quality of storm water that leaves the property, thereby improving overall stream quality. In addition, the applicant will provide remedial improvements within the streamside buffer zone. The overall impact of these actions will be a dramatic improvement in the health of the stream-side vegetation and a reduction of erosion and sediment seepage into the stream. 5. Identify areas where there are creative development opportunities The redevelopment of an existing rental residential development on an arterial street and near downtown Chapel Hill is the type of infill development that is located to take advantage of the current infrastructure. The new development, designed specifically for college students, will replace buildings that are about 45 years old with new energy efficient housing that will suit the needs of its new residents for many decades. 6. Encourage desirable forms of non-residential development This theme is not applicable for this property. 7. Create and preserve affordable housing opportunities Bicycle Apts SOJ Page 14 of 28

16 This is specifically addressed in the next section of the ZAA Statement of Justification that addresses the specific issues that a property zoned R-SS-C is required to consider. 8. Co-operatively plan with the University of North Carolina at Chapel Hill The proposed additional new off campus student housing supports the desire of the University to have its students living on campus or nearby so that they may participate fully in the campus experiences available during their college years. 9. Work toward a balanced transportation system Automobile, pedestrian, bicycle, and bus transit systems are the primary components of the current transportation systems in Chapel Hill. This re-development site is well served by the existing sidewalks and bus routes on MLK Jr. Blvd. A strategic element of the proposed development is the provision of 216 vehicular parking spaces. This is a ratio of 1 space for each 3 bedrooms - only 1.05 spaces per dwelling unit. This plus the provision of 324 bicycle parking spaces (49 outdoor and 275 secure indoor spaces) or 1 for each 1.85 bedrooms emphasizes the commitment of Trinitas to a multi-modal transportation system that should resonate well with those students looking for an apartment near the campus. The expected result of these plan elements will be the increased use by residents of sidewalks, bicycle paths, and busses while at the same time reducing the number of vehicular trips in peak hours substantially from conventional or student only residential developments that provide higher levels of parking even when located as conveniently as this development site. 10. Complete the bikeway/greenway/sidewalk systems There is no public greenway system or pathways for pedestrians or bicyclists adjacent to the development site. The applicant proposes to enhance the current on-site informal path that is used by current Central Park and Townhouse Apartments residents to connect to Cobb Terrace and the downtown. It is the applicant s intent to develop this path and continue its use via a pedestrian easement. 11. Provide quality community facilities and services The proposed private development will provide on-site recreation facilities as required by the LUMO, new bus pull-off and bus shelter facilities, and new sidewalk and bike lanes on Estes Drive. 12. Develop strategies to address fiscal issues As a compact infill development, Bicycle Apartments will yield a high per acre tax value. No new municipal public facilities will be created that require management and maintenance. No public school children are anticipated from this development even though the development will generate about $225,000 in school impact fees Bicycle Apts SOJ Page 15 of 28

17 Residential-Special Standards-Conditional (R-SS-C) Zoning District (Ord. No /O-4, 2) The R-SS-C Residential Special Standards District was amended in November 2008 to add a specific set of criteria to be satisfied by a development in this district. After the goal/purpose statement provided immediately below are the applicant s responses to the specific criteria. A residential-special standards-conditional (R-SS-C) is hereby established, pursuant to North Carolina General Statutes Section 160A-382. Uses allowed in this district shall be those described in section 3.7 and Table (Use Matrix) of this chapter, and are permitted only upon issuance of a special use permit by the town council pursuant to section 4.5 of this chapter. Residential development and the recreational, open space, and other urban amenities associated with such development when located within the residential-special standards-conditional district shall, to the extent practical, comply with the goals and objectives of the comprehensive plan. Zoning atlas amendment applications, proposing to rezone a site to the residential-special standardsconditional district shall comply with A or B below: An applicant must demonstrate that the associated special use permit application complies with the following objective: A. Promotion of an one hundred (100) percent affordable on-site housing component. Or B. An applicant must demonstrate that the associated special use permit application complies with each of the following objectives: 1. Promotion of affordable housing on-site, and off-site when appropriate, that complies with or exceeds the council's current affordable housing policy. As a rental housing development, The Bicycle Apartments residential community is not required to provide on-site affordable housing within the framework of the Inclusionary Zoning Ordinance. However, as part of the requirements for use of the R-SS-C District the proposed development is required to promote affordable housing on-site or off-site. As a rezoning request, a proposal for is expected to comply with Council Resolution /R-7. Because the Bicycle Apartments proposed rezoning is R-SS-C with its explicit statement about promotion of affordable housing as a requirement, the applicant hereby makes the following proposal for affordable housing that complies with the R-SS-C affordable housing criterion for approval of the R-SS-C district. The town adopted an Affordable Housing Plan in June This plan contains three overarching goals, each with several proposed actions for implementation of a broad housing program. Goal 2 with pertinent implementation components is provided below: (1) Advocate for a sustainable community that balances economic vitality, social equity, and environmental protection (c) Link affordable housing policies with transportation needs and costs (e) Develop affordable, off-campus student rental housing along transportation corridors in order to reduce the conversion of single-family properties into student rental units Trinitas understands the need and demand for both student housing and affordable housing in the community of Chapel Hill and recognizes the Council s desire to promote affordable housing on-site and off-site when appropriate. The town has recognized this need in its adopted Affordable Housing Plan and has implemented appropriate policies in the Land Use Management Ordinance and Council 2 See Attachment A at end of Statement of Justification Bicycle Apts SOJ Page 16 of 28