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Blue Hill Massing Study

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Project Update

The Town Council adopted new standards for building massing in the Blue Hill District on February 19, 2019. Additional provisions for townhouse projects will be considered at a later time. The approved standards can be summarized as follows:

  • Maximum Building Dimensions - vary depending on Subdistrict location and configuration with parking

Conditions

Max Width and Depth

Secondary Wing

I.

WX-5, WX-7, WR-7

Wrapped Parking
(Building wraps deck
on at least 2 sides)

330’ x 200’

Allowed, 100’ x 75’

II.

WX-5, WX-7, WR-7

Standalone Building
(no wrapped parking)

Applicant takes 1 of 2 options

IIA: 330’ x 120’

IIB: 275’ x 210’

Allowed, 100’ x 75’

III.

WR-3

220’ x 120’

Allowed, 100’ x 75’

IV.

WX-5, WX-7, WR-7

Any Parking Deck

230’ x 180’

Not allowed

  • Inviting Space Between Buildings
    • 30’ separation
    • Include pedestrian connections and adequate lighting
  • Reduce Space Devoted to Parking
    • Allow 50% parking reduction for mixed use projects

      (at least 25% residential and 25% commercial)

  • Support Standalone Parking Decks
    • Allow CDC to approve reduced structured parking setbacks with quality design

 

Background

In response to a petition from Council members, the Town conducted a Massing Study to evaluate potential modifications to the Form-Based Code for the Blue Hill District (LUMO 3.11).

Massing refers to the shape, form, and size of a building. Massing that creates a sense of human scale can contribute to the walkability of an area.

For more information and to provide input, please contact Corey Liles in the Planning Department at cliles@townofchapelhill.org

 

Project Purpose

Objectives for new standards around building massing in Blue Hill include:

1) Increase pedestrian connections (ability to move around buildings)
2) Increase visual permeability (ability to see around buildings)
3) Reduce visual impact of taller buildings (ability to see over and above buildings)

 

Process

 1. Assess Existing Conditions  Aug-Sept 2019                                
 2. Market Overview of District  Sept-Oct 2019
 3. Advisory Board Introduction (Community Design Commission and Planning Commission)  October 2019
 4. Test Building Concepts (urban design and development feasibility)  Oct-Nov 2019
 5. Test Mass Variation Opportunities (urban design and development feasibility)  November 2019
 6. Draft Recommended Standards  November 2019
 7. Community Review (public and Advisory Boards)  Nov 2019 - Jan 2020
 8. Town Council Review  Jan-Feb 2020

 

The Town engaged Civitech, Inc to develop and evaluate additional standards that would more effectively achieve the objectives for building massing. To ensure that buildings meeting new standards are still economically feasible, the Town also engaged Noell Consulting Group to study development finance impacts.

Council Petition - submitted to Town Council March 14, 2018. Seeking to address community interests for the Blue Hill District.

Council Work Session - June 5, 2019. Town Council discussed potential new massing standards that could achieve the purposes of the Council Petition.

Existing Standards: The Blue Hill Form-Based Code addresses massing through standards such as Height, Block size, Building step back requirements, and Building floor plate requirements.

Existing Guidance: The Blue Hill Design Guidelines describe desired approaches to Building Mass & Scale. These include varied height, varied vertical and horizontal expression lines, varied roof lines, wall setbacks, and upper story step backs. The Design Guidelines support the Community Design Commission's review of projects in the Blue Hill District.

 

Meetings

 Planning Commission Intro

October 15, 2019, 7:00pm, Chapel Hill Town Hall

 

Community Design Commission Intro

October 22, 2019, 6:30pm, Chapel Hill Town Hall

 

Council Committee on Economic Sustainability

November 1, 2019, 8:00am,
Chapel Hill Library, Meeting Room B

Public Information Meeting  January 7, 2020, 5:15-6:30pm, Chapel Hill Town Hall

 

 

 

Planning Commission Discussion  January 7, 2020, 7:00pm, Chapel Hill Town Hall

 

 

 Town Council Public Hearing  January 8, 2020, 7:00pm, Chapel Hill Town Hall
Community Design Commission Discussion  January 28, 2020, 6:30pm, Chapel Hill Town Hall
 Town Council - Continue Hearing and

Adoption of Text Amendment

 

February 19, 2020, 7:00pm, Chapel Hill Town Hall

 

January 7, 2020, 5:15-6:30pm, Chapel Hill Town Hall

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