HomeMy WebLinkAboutAgenda - 03-26-2009 - 3b1Rogers Road Small Area Plan Task Force
Interim Report
June 21, 2007
Rogers Road Small Area Plan Task Force:
Mayor Pro Tern Bill Strom
Council Member Mark Kleinschmidt
Bonnie Norwood
Robert Dowling
Susan Levy
James Stroud
Tom Tucker
Ruby Sinreich
Laura Wenzel
Delores Bailey
Neloa Barbee Jones
Barbara Hopkins
Robert Campbell
Timothy Peppers
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Background
The Rogers Road study area is located in Orange County to the north west of the
existing town limits of the Town of Chapel Hill; it also adjoins the Town limits of Carrboro
to the west. The study area is located in the Chapel Hill Transition Area, an area which
is planned to become part of the Town of Chapel Hill. The future growth of the Town of
Chapel Hill and the Town of Carrboro was established with Orange County, through a
Joint Planning Agreement in 1987.
The Town of Chapel Hill Comprehensive Plan, a long range plan for future development
of the Town, reflects the Joint Planning Agreement and identifies an Urban Services
Boundary which defines the future town limits in which it is intended that the Town will
grow and provide typical urban services. The Rogers Road study area is located within
the Urban Services Boundary.
The study area is approximately 330 acres. It is bounded by the Norfolk and Southern
Railroad to the east, the existing residential neighborhood of Billabong Road and
Homestead Place to the south, Rogers Road to the west and the Orange County Land
fill to the north.
Draw an imaginary vertical line through the middle of the study area. East of the line
almost half of the study area (164 acres) consists of the Greene Tract. Approximately
60 acres of the Greene Tract is owned by Orange County and 104 acres is jointly
owned by Orange County, the Town of Chapel Hill and the Town of Carrboro. The
Greene Tract was originally purchased in 1984 as a potential future landfill. It is located
south east of the existing Orange County landfill. A concept plan prepared by a Greene
Tract Workgroup was approved by the joint owners in late 2002. The concept plan
identifies that 18.1 acres of the jointly owned portion will be developed for housing and
the remaining acres of the jointly owned portion will be preserved and managed as open
space.
West of the imaginary line the study area consists of approximately 80 lots and tracts of
the Rogers Road Neighborhood. The properties are mostly accessed via Purefoy Drive
off Rogers Road.
Rogers Road Small Area Plan Task Force
Following a community open house in December 2006, the Rogers Road Small Area
Plan Task Force was formed and began meeting in February 2007. The Task Force has
met six times holding a meeting on the second Thursday in the month.
The charge of the Task Force is to take a more detailed look at the impacts of providing
public services in the study area, especially the extension of sanitary sewer, and the
impacts of developing an affordable housing site on the Greene Tract.
The Task Force has been reviewing background information about existing conditions
and infrastructure of the study area in order to establish a vision for the future. To date
the Task Force has focused on how to improve facilities for existing residents in
association with planning for future development of the study area.
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Interim Findings
This interim report includes a potential sanitary sewer plan to serve existing property in
the study area. The plan was developed with the assistance of OWASA staff. The report
also includes potential options for a road network to open up and connect the
neighborhood.
Keeping the neighborhood affordable is the key issue from the work so far. How to get
sanitary sewer and additional road access to the neighborhood without causing financial
hardship to existing residents? Who should pay for these facilities and how should they
be paid for?
The Task Force believes that the development of housing on the Greene Tract ought
not proceed without providing current residents of the neighborhood the opportunity to
be served by sanitary sewer.
The Task Force recommends:
• The development of an action plan to address sanitary sewer provision.
• The development of an action plan to address additional road access to the
neighborhood.
• That the Town Council of the Town of Chapel Hill receive and refer this interim
report to the Board of County Commissioners, the Carrboro Board of Aldermen
and the OWASA Board of Directors concerning the provision of sanitary sewer
and that the Council refer the report to the Board of County Commissioners
concerning additional road access.
• That the Chapel Hill Town Manager be authorized to work with the staff of
Orange County, the Town of Carrboro and OWASA to draw up action plans and
proposals for the provision of these facilities.
Guiding Principles
The Task Force has developed the following principles to guide the development of the
small area plan:
• Provide alternative road access into and out of the neighborhood
• Improve transportation access through all modes (vehicles, bicycle and
pedestrian, transit)
• Manage existing and through traffic
• Maintain affordable living to current residents
• Preserve the environment and cultural heritage of the study area
• Foster a sense of community amongst the residents
• Encourage rehabilitation of declining residential properties
• Encourage a full range of services for existing and future residents
• Don't leave the existing residents behind
• Provide utilities to meet community needs
• Encourage well built, affordable, smaller homes
• Improve the standard of facilities for the community
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Sanitary Sewer Plan
Most of the Rogers Road study area is served with water from OWASA. Water lines
extend eastward from Rogers Road. OWASA sanitary sewer has been extended into
the southwestern part of the study area. OWASA policy is that to work best sewers
need to run downhill so that wastewater will flow using gravity rather than being pumped
mechanically. Pumps are not desirable because they may fail during storms and they
involve operating costs for electricity and maintenance.
In March OWASA staff presented a conceptual layout of a sanitary sewer network that
could provide service to existing lots within the Rogers Road study area. The
conceptual layout identifies new lines that would need to be constructed and an existing
line extended to provide a gravity sanitary sewer service to existing lots. Topography in
the study area indicates that portions of the study area would best be served with
gravity sewer falling in different directions from the study area. This includes extending
the existing line from the south west, a new line to Eubanks Road in the north east and
a new line to the west which could be provided in cooperation with the Town of
Carrboro.
Appendix 1 is maps showing a conceptual sewer network plan to serve most of the
existing lots in the study area. There is one concept for the study area with two
versions; Concept A serves the Neville Tract and the adjoining 24 acre Harris property
via a new line to the north. Concept A has greater potential to facilitate subdivision of
the Harris property. Construction is estimated to cost $ 2.9 million. Concept B serves
the same properties via a new line to the west. Construction is estimated to cost $ 2.5
million. Neither Concept A or B serve properties off Sandberg Lane or 3 lots off Merin
Road. Concept C shows how gravity sewer could be provided to those lots not served
by A or B via a new line along Billabong Lane. Billabong Lane is beyond the study area.
Construction of the lines in Concept C would add $1.3 million to the construction cost of
Concepts A or B.
Appendix 2 provides more detail from the OWASA on the conceptual sewer network
plan and a breakdown of the cost to construct the lines. It also sets out indicative non -
construction costs to hook up existing homes to the lines.
The Task Force reviewed the OWASA water and sewer extension policies. In
accordance with the OWASA policies, benefiting properties would bear the cost of
extending water and sewer lines. The Task Force also reviewed the assessment
process for neighborhoods pursuing water and sewer service.
Members expressed great concern over the ability of existing homeowners to bear the
cost of installing main lines, hooking up to services and paying utility bills, thereby
decreasing the affordability of low -cost housing that currently exists in the study area.
The Task Force believes that the development of housing on the Greene Tract ought
not proceed without providing current residents of the neighborhood the opportunity to
be served by sanitary sewer.
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Appendix 3 outlines the cost per lot to provide sewer with an assessment project. It also
shows how that cost could be reduced by additional development in the neighborhood,
increasing the number of lots. In other words how the assessment cost could be
reduced by splitting it between 200 lots as opposed to 100 lots.
The Task Force recommends that an action plan is made to address sanitary sewer
provision. The Task Force requests that the Town Council of the Town of Chapel Hill,
the Board of County Commissioners and the Carrboro Board of Aldermen work with
OWASA to develop an action plan for the provision of sanitary sewer.
Additional Road Access
Properties in the study area are mostly accessed via Purefoy Drive off Rogers Road.
Rogers Road is currently classified as a collector street by the North Carolina
Department of Transportation (NCDOT). Rogers Road carries approximately 5,000
vehicles per day, a rise from 3,000 vehicles per day in 1990. In general traffic on
Rogers Road increases by 4 to 6 percent per year. We would anticipate continued
growth in vehicle traffic along Rogers Road linked to continued development along both
Homestead Road and Eubanks Road in Chapel Hill and Carrboro. Purefoy Drive as it
exists currently is sufficient to accommodate 500 trips per day and will accommodate
the projected trips from the future Habitat for Humanity development proposed at
Purefoy D rive .
The Task Force understands that new development in the study area may require
expansion or upgrade of existing streets. The Task Force identified the need for
additional access to the neighborhood and internal road connections. In particular it
identified the need to have a north -south roadway connection through the study area to
connect to Eubanks Road.
As Orange County owns approximately 70 percent of the property with frontage on
Eubanks Road including the landfill site, the future operations center and the future
animal shelter, the Task Force identified that Orange County needs to be an active
partner in the small are planning process and in its implementation. The Task Force
recommends that the Town of Chapel Hill and Orange County act cooperatively to
secure a roadway corridor through the Orange County property to Eubanks Road.
Appendix 4 is a conceptual road network providing potential access to and internal
connections in the study area. The Task Force
The Task Force considered options to provide an east to west road connection to the
neighborhood through the Greene Tract. It identified that this would be constrained by
the permanent preservation of the Greene Tract and the difficulty in securing a vehicular
crossing of the railroad. The Task Force considers that a greenway connection should
be explored through the Greene Tract.
Greene Tract
The Task Force received information from Dave Stancil Director of the Environment and
Resource Conservation Department at Orange County concerning the environmental
on
sensitivity and importance of the Greene Tract. The Greene Tract lies at the headwaters
of three watersheds. Excepting the 18.1 acres of the Greene Tract which is identified by
for housing development by the 2002 Greene Tract Concept Plan, the Task Force
supports the placement of Conservation Easements on the Greene Tract.
The Task Force believes that the development of housing on the Greene Tract ought
not proceed without providing current residents of the neighborhood the opportunity to
be served by sanitary sewer.
Land Uses
In March the Task Force took part in a land use visioning exercise, members expressed
a preliminary preference for low- density residential, recreational, and small commercial
land uses in the Rogers Road study area. Further exercises will be scheduled to
identify preferred locations for uses within the study area.
Landfill and Establishment of Waste Transfer Center
The Task Force has not actively discussed the operation of the County Landfill. This is
because this matter is being addressed separately by the Orange County Historic
Rogers Road Community Task Force. Members of the Rogers Road Small Area Plan
Task Force have raised concerns about potential contamination of water from the
landfill site and how contamination might affect future development. Members have also
raised concerns about the proposed relocation of the Convenience Center.
Conclusion
A small area plan for the Rogers Road Area is essential to coordinate the provision of
infrastructure and services to the neighborhood. Additional transportation access and
the provision sanitary sewer are needed to improve the infrastructure of existing
residents and for the orderly development of housing on the Greene Tract.
The Task Force is greatly concerned about the cost of providing sanitary sewer to
existing residents of the study area and recommends that the Town Council of the Town
of Chapel Hill, the Board of County Commissioners, the Carrboro Board of Aldermen
and the OWASA Board of Directors work together to provide sanitary sewer to the study
area.
The Task Force believes that the development of housing on the Greene Tract ought
not proceed without providing current residents of the neighborhood the opportunity to
be served by sanitary sewer.
The Task Force also recommends that the Town Council of the Town of Chapel Hill and
the Board of County Commissioners, work together to secure a roadway corridor
through the Orange County property to Eubanks Road.
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OWASA ORANGE WATER AND SEWER ALiTHORITY
Quality Service Since 1977
MEMORANDUM
TO: Gordon Sutherland
FROM: Ed Holland
DATE: June 22, 2007
SUBJECT: Preliminary Concept Plans and Cost Estimates for Providing Sewer
Service to the Rogers Road Study Area
Background and Overview
Per our recent meetings, OWASA staff has provided three concept plans and associated
cost estimates (preliminary) for a sewer collection system that could serve the Town of
Chapel Hill's study area east of Rogers Road. Virtually all existing parcels in the study
area have access to OWASA water lines; therefore, this exercise focused on sewer
service only. If the Town or others decide to pursue these or other sewer concepts,
additional engineering and professional services will be needed to provide site -level
detail and an overall determination of project feasibility.
The concept plans represent three potential gravity flow configurations. None
incorporate sewage pumping stations, which OWASA only approves in unusual
circumstances where property cannot be served by gravity options. We have found that
pumping stations are expensive to maintain and less reliable over time, due to the greater
risk of mechanical failure and resulting sewage spills, than are gravity systems. As
shown in Concepts A and B, wastewater from most of the study area would flow toward
the upstream portion of a sewer line that the Town of Carrboro is extending
approximately 900 feet to an area that was annexed in 2006. According to North
Carolina annexation laws, that facility must be completed by the end of January 2008.
Our concept drawings do not include portions of the sewer system that will be installed
for properties within the study area that are being developed by Habitat for Humanity,
nor do these concept plans anticipate service to most of the Greene Tract, which are
intended to remain as permanent open space.
Under Concepts A and B, sewer service would not be available to 11 existing parcels in
the study area, as indicated by purple cross - hatching on the drawings. Additional sewer
lines near the southeastern portion of the study area would be needed to serve 10 of those
11 lots, as shown in Concept C. None of the three concepts plans could provide sewer
service to the single small lot in the extreme northwest corner of the study area.
Preliminary Rogers Road Sewer Concepts
June 22, 2007
Page 2
Concepts A and B are identical, except for the manner in which gravity service is
provided to the several parcels immediately west of the Neville Tract. Concept A, which
directs gravity flow northward to the new sewer line that will serve the Orange Regional
Landfill, would be approximately 10 percent more expensive than Concept B, but would
likely offer gravity service to a greater number of future lots. Concept B represents a
slightly less expensive configuration, but may not offer sufficient flexibility if the two
properties immediately west of the Neville Tract are subdivided for further development.
These preliminary conclusions still need to be confirmed by engineering analyses and
field surveys.
Concept C offers sewer service to the 10 existing lots within the study area that could not
be served by either Concept A or B. Concept C would also provide service to
approximately 20 additional lots in the Billabong Lane vicinity, which is outside of the
delineated Rogers Road study area.
A combination of either Concept A or B, plus Concept C, would therefore be needed to
serve all existing properties within the study area, except for the single lot in the
northwest corner of the study area, which cannot be served by gravity sewer under any of
the three configurations.
Preliminary Cost Estimates
Project Costs — The table on the next page summarizes the preliminary estimated cost
components of each concept plan. These were derived through the same methods used to
estimate OWASA's own capital project costs. Further details are available on request.
The following important caveats should be observed as these estimates inform the Roger
Road Small Area planning process:
• If the Town or others decide to pursue these sewer system concepts, additional
engineering and professional services will be needed to provide site -level detail and
overall determinations of engineering feasibility.
• Construction cost estimates reported below are only preliminary and are not based
on any assessment of field conditions. Cost estimates typically become more
precise as detailed engineering design proceeds.
• Estimates are based on the best information available as of June 2007. OWASA
assumes that project costs will escalate at a rate of 8 percent perms. We
recommend that this inflation factor be used in any future interpretation of these
estimates.
• The overall extent of these concept plans and the number of unserved parcels will
change in the future if (or as) individual development projects extend new lines to
currently unsewered properties.
Preliminary Rogers Road Sewer Concepts
June 22, 2007
Page 3
The table includes project costs only. Additional per lots costs for connecting
individual properties to the sewer system are discussed in the section below.
Estimated Project Costs of Three Sewer System Concept Plans
for Chapel Hill's Rogers Road Study Area
Concept
Concept
Concept
Concepts
Concepts
A
B
C
A +C
B + C
Engineering Design
$2201000
$1901000
$1001000
$3201000
$2901000
Construction
$211801000
$119001000
$9701000
$311501000
$218701000
Construction Administration
$1101000
$1001000
$501000
$1601000
$1401000
Construction Inspection
$1101000
$1001000
$501000
$1601000
$1401000
Contingency
$2601000
$2301000
$1201000
$3801000
$3401000
Totals
$2,880,000
$2,520,000
$1,290,000
$4,170,000
$3,780,000
Individual Connection Costs — As noted, the preceding table only includes estimates of
constructing the sewer collection system itself. Additional per lot costs for connecting to
the new system would include the following:
OWASA Service Availability Fee — This one -time connection fee represents the
proportional cost of "buying in" to OWASA's existing facility infrastructure (main sewer
lines, treatment plant, etc.) and is assessed according to the square footage of residential
properties. The sliding scale of availability fees that will be effective as of October 1,
2007 ranges from $2,441 for homes of less than 1,300 square feet to $4,514 for homes of
greater than 3,800 square feet. Fees for multi - family residences will be $2,645 per unit.
A different scale of availability fees applies to non - residential sewer connections.
Private Plumbing Costs — The pipe that extends from a building to the OWASA sewer
line is called a lateral. Unlike pipes in OWASA's system, the lateral is part of the private
property served by the public sewer. Installation and maintenance of the lateral is the
responsibility of the property owner, who typically contracts with a private plumber for
installation. Costs depend on several factors, especially the distance from the building to
the OWASA sewer line. A recent telephone survey of several local plumbers indicated
prices in the range of $25 per foot. That is, installation of a 50 -foot lateral would cost
approximately 51,250, a 100 -foot lateral would cost approximately $2,500, and so forth.
Sewer Tap Charge — This fee is for physically connecting the private sewer lateral to the
OWASA sewer line. The base tap charge, effective as of October 1, 2007, will be $318.
Preliminary Rogers Road Sewer Concepts
June 22, 2007
Page 4
Monthly User Fees — In addition to the one -time service availability fee, tap charge, and
private plumbing costs, all OWASA customers pay monthly water and sewer bills that
include a fixed service charge plus a water and sewer commodity charge based on the
number of gallons used each month. The typical water plus sewer bill of a residential
customer using an average of 6,000 gallons per month will generally range from $60 and
$70 per month. Bills will vary according to the actual amount of water used.
OWASA staff has appreciated the opportunity of providing this information to support
Chapel Hill's Rogers Road Small Area Planning process and will be glad to answer
questions or provide further details as needed.
r•
iL� � �� f •L I �•' ' � M1 � ~�� i 3•
Edward A. Holland, AICP
Planning Director
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