Development Plan Staff
Report to the Town Council
07-SP-038,
Greg
Barnes, Case Manager
REQUEST
The applicant,
T.O.W., Inc., represented by Horvath Associates, has requested approval of a
development plan to construct 10 townhouses and 14 patio homes at
BACKGROUND INFORMATION
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Applicant |
T.O.W., Inc.
105 |
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Agent |
Horvath Associates, PA |
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Acreage |
8.32 acres (approximate) |
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General Location |
South of West Chatham Street, approximately 1,200 feet southwest
of the intersection of |
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Hearings / Meetings |
Public
Hearing
N/A |
Planning
and Zoning Board |
Town
Council
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Land Use Designations |
High-Density Residential (HDR) for portions of the property that are
approximately 480 feet from |
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Zoning District |
Residential Multi-Family Conditional Use (RMF-CU) |
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Town Limits |
In the Town of |
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Existing Use |
Vacant |
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Proposed Use |
Residential |
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Public
Notification:
In accordance with Town policy, on
Project
Summary:
The applicant, T.O.W., Inc., represented by
Horvath Associates, has requested approval of a development plan to construct 10
townhouses and 14 patio homes
on approximately 8.32
acres
located at
The plan is being reviewed by the Town Council as
a result of a zoning condition that requires review of the site plan with
respect to approximate placement of building(s), parking areas, and measures to
ensure overall compatibility of the development’s architecture with the
surrounding area. No modifications
from the provisions of the Land Development Ordinance (LDO) are requested.
CONSISTENCY WITH THE LAND DEVELOPMENT ORDINANCE AND DESIGN STANDARDS
A.
Transportation:
Existing Section:
2-lane minor thoroughfare, Variable Right-of-way
Future
Section:
3-lane collector (45’B-B), 67’ Right-of-way
Road
Improvements:
None scheduled by the Town
Sidewalks Requirements: Sidewalks required on both sides
Bicycle Requirements: 14’ wide outside lanes
Transit Requirements:
None
Traffic
Analysis:
A traffic study (07-TAR-256) was conducted by HNTB.
This study evaluated 19 single-family
homes (land use code 210) and 10 condominiums/ townhomes (land use code 230).
The trip generation is 25 PM trips, which exceeded the LDO threshold at
the time the study was undertaken.
The traffic study identified the following mitigations:
· Move the curb line to the east and construct additional pavement along the site frontage and immediately upstream and downstream of the proposed site driveway to allow enough pavement width to make West Chatham Street a three-lane cross section consistent with existing laneage upstream and downstream of the proposed site driveway.
B.
Parks & Greenways:
In accordance with the Parks, Recreation and
Cultural Resources Facilities Master Plan, a public greenway trail is proposed
along the riparian buffers crossing the southern and eastern portions of the
property. The developer has agreed
to dedicate to the Town a conservation and greenway easement over approximately
4.2 acres of designated open space in these areas.
A recreation payment-in-lieu would be required for the residential
development in accordance with the LDO.
C.
Environmental:
Applicant needs to secure a Federal 404 permit
and a State 401 permit for stream crossing before initiating any construction
related activity. Once the plan is
approved, this requirement would be addressed as a staff-initiated condition of
acceptance of the master plan set submitted for staff signatures.
D.
Buffers:
In accordance with the LDO, a 30-foot buffer is provided along
portions of the property adjacent to multi-family dwellings, a 40-foot buffer is
provided along portions of the property adjacent to single-family dwellings, a
20-foot buffer is provided along portions of the property adjacent to
residentially-zoned vacant parcels, and a 10-foot buffer is provided along
portions of the property adjacent to land designated as open space.
A 40-foot wide buffer is required along portions of the site that adjoin
existing commercial property.
However, the buffer is proposed to vary in width from 10 feet -40 feet.
LDO Section 7.2.10(D), Allowable Modifications and Reductions, provides
flexibility in meeting buffer standards by allowing for the preservation of
existing healthy vegetation within the site to be credited towards meeting
required perimeter buffers at a rate of 1.5 times.
The square footage of buffer area required adjacent to the commercial
property is 12,477 square feet. The
amount of buffer area actually provided is 4,718 square feet, leaving 7,759
square feet of the perimeter buffer not provided. The plans propose to
permanently set aside an additional 6,378 square feet of existing native forest
area to compensate for the reduced buffer area adjacent to the commercial
property. This proposal exceeds the
preservation requirement (7,759 square feet divided by a rate of 1.5) by
approximately 1,205 square feet and represents an allowable alternative to
strict compliance of providing a 40-wide wide buffer.
E.
Streetscape:
As required, a 50-foot opaque streetscape is proposed along
portions of the property that adjoin
ADDITIONAL REFERENCE INFORMATION
Staff
Recommendation:
The plan complies
with all requirements and with staff recommendations.
Staff recommends approval of the plan.
Planning and Zoning
Board Action
Date:
July 21, 2008
Action:
The Planning & Zoning Board unanimously approved Chatham Pointe by a vote
of 9-0.
Town Council Action
Date:
August 14, 2008
Action:
