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HomeMy WebLinkAboutAgenda - 10-16-2012 - 7d 1 ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: October 16, 2012 Action Agenda Item No. 7-d SUBJECT: North Carolina State Clearinghouse Request for Intergovernmental Review of Proposed Private Crossing Closures with the North Carolina Railroad (NCRR)/Norfolk Southern (NS) Railway DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N) No Comprehensive Planning Division ATTACHMENTS: INFORMATION CONTACT: 1. 9/21/2012 Letter from NCDOT Craig Benedict, Planning Director, 245- Regarding Proposed Crossing 2592 Closures and Solicitation for Scoping Tom Altieri, Comprehensive Planning Comments Supervisor, 245-2579 (Includes Figures 1, 2, and 3 as Abigaile Pittman, Transportation/Land Referenced in the Letter) Use Planner, 245-2567 2. DRAFT Letter to NCDOT with Comments Regarding Proposed Private Railroad Crossing Closures PURPOSE: To receive information on the North Carolina Department of Transportation (NCDOT) proposal to close private North Carolina Railroad (NCRR)/Norfolk Southern (NS) Railway crossings at Gordon Thomas Drive, Greenbriar Drive and Byrdsville Road in Orange County, and consider a letter submitting scoping comments related to the project. BACKGROUND: As part of the North Carolina State Clearinghouse Intergovernmental Review process, the Planning and Inspections Department has received a solicitation for scoping comments from the NCDOT with regard to the proposed private crossing closures with the North Carolina (NCRR)/Norfolk Southern (NS) Railway crossings at Gordon Thomas Drive (TIP No. P-44051), Greenbriar Drive (TIP No. P-4405J), and Byrdsville Road (TIP No. P-4405K) in Orange County (See Attachment 1 with Attachments 1-1 throuqh 1-3, as received from NCDOT). This railroad track is part of the Southeast High Speed Rail corridor (SEHSR), which when complete will provide high speed passenger rail service between Washington, DC and Charlotte, NC. These three private road rail crossings were identified in NCDOT's Private Crossing Safety Initiative (PCSI) report (2003/updated 2009). This report proposes safety improvements along the Raleigh to Charlotte "Sealed Corridor" that close private road crossings where feasible and protect the remaining open private crossings with crossbucks, automatic flashers and gates, signals and/or locking gates. NCDOT has requested that Orange County provide scoping comments consisting of any information that would be helpful for evaluating potential community and environmental impacts 2 for these projects, including identifying any permits and/or approvals required by the County. A response is desired by November 7, 2012 so that the County's comments can be used in the preparation of a proposed federally-funded Environmental Assessment (EA) in accordance with the National Environmental Policy Act. Provision of scoping comments is an early part of the process for development of the EA. The public involvement component of the process happens later, following the EA and development of draft plans detailing alternative access and community and environmental impacts. NCDOT has not addressed what public involvement is being planned. Staff is contacting the NCDOT Rail Division to learn more about the timetable and process, including public involvement. Planning staff does not typically bring NC State Clearinghouse requests before the BOCC. However these three crossing closure projects have the potential for impact on a significant number of County residents and properties. Alternate connections are being reviewed by staff. FINANCIAL IMPACT: The proposed private railway crossings are described in the State's Transportation Improvement Program (TIP) as part of various passenger rail projects comprising a private crossing safety initiative to close or enhance protection at railroad crossings between Raleigh and Charlotte. These three projects are specifically identified as P- 44051, P-4405J, and P-4405K, to be funded with Stimulus High Speed Rail Funds. The projects are to be performed during the State's FY 2012-FY2016 Work Program. RECOMMENDATION(S): The Manager recommends that the Board: 1) Receive the information on the NCDOT proposal to close private NCRR/NS Railway crossings at Gordon Thomas Drive, Greenbriar Drive and Byrdsville Road in Orange County; and 2) Provide any additional comments the Board may have for addition to the attached draft letter (Attachment 2) submitting scoping comments to NCDOT. ' Attachment 1 3 d�tSTAT�v� % pxih, � � �y���Y STATE OF NORTH CAROLINA DEPARTMENT OF TRANSPORTATION ` Beverly Eaves Perdue Eugene A. Conti, Jr. Governor Secretary September 21, 2012 Mr. Craig Benedict OrangP r'o. Plan.ning Directc�r PO Box 8181 Hillsborough,NC 27278 Dear Mr. Benedict: Subject: Proposed Private Crossing Closures with the North Caralina Railroad(NCRR)/Norfolk Southern(NS)Railway at Gordoii Thomas Drive (TIP No. P-4405I), Greenbriar Drive (TIP No. P-4405J), and Byrdsville Road (TIP No. P-4405K) in Orange County The North Carolina Department of Transportation (NCDOT) proposes to close private North Carolina Railroad (NCRR)lNorfolk Southern (NS) Railway crossings at Gordon Thomas Drive, Greenbriar Drive and Byrdsville Road in Orange County(see Figure 1 for project location). These rail crossings were identified in NCI30T's Private Crossing Safety Initiative (PCSI) report completed in October 2003 and updated in December 20Q9. This initiative proposes safety improvements along the Raleigh to Char�otte "Sealed Corridor" that close private crossings where feasible and protect the remaining open private crossings with crossbucks, automatic flashers and gates, signals and/or locking gat�s. This track is part of the Southeast High Speed Rail corridor (SEHSR), which when complete, will provide high speed passenger rail service between Washington, DC and Charlotte,NC. We would appreciate any information you have that would be helpful in evaluating potential community and environmental impacts for this project. If applicable,please identify any permits and/or approvals required by your agency Please note that there will be no formal interagency scoping meeting for this project. This letter constitutes solicitation for scoping comments related to the project. It is desirable that you respond by November 7, 2012, so that your comments can be used in the preparation of a proposed federally-funded Environmental Assessment (EA) in accordance with the National Environmental Policy Act. MAILING ADDRESS: Te�EPHONE: 919-733-7245 LOCATION: NC DEPARTMENT OF TR4NSPORTATION � FAX: 919-715-6580 TRANSPORTATION BUILDING RAIL DIVISION 1 SOUTH WILMIN�TON STREET 1553 MAIL SERVICE CENTER WEBSITE: WWW.b�I'aIf1.0Y� , R4LEIGH NC Rn�eIGH NC 27699-1553 , � 4 The following describes the general features of the study area, as well as anticipated environmental impacts. Proposed Improvements ' � Crossing #735 199Y/MP H 48.49/ Gordon Thomas Drive (P-4405I). This crossing provides access to Old NC 10 (SR 1710) for six properties located south of the NCRR. The crossing occurs in an area where NS operates one mainline track and a passing siding. While the track section is straight at this location, it quickly enters a curved section both east and west of the crossing. The sight distance for train crews on either approach to the crossing is limited by heavy foliage on both sides of the track. The crossing is vertically humped and is protected by crossbucks. Much of the property surrounding the six parcels is owned by Duke University and is part of their School of Forestry. Alternative access to these properties will be considered using Paschall Drive - --- west of Gordon Thomas Drive (see Figure 2). From there, drivers will be able to access Old NC 10 via Dove Creek Road(SR 1715) or Murphy School Road (SR1714). • Crossing #726 305F/MP H 47.62/ Greenbriar Drive (P-4405J). This crossing serves eight residential parcels located north of the railroad and provides access to Old NC 10 (SR 1710). The crossing is located along a straight section of track. There is heavy foliage on all four approaches to the crossing. The roadway approaches are gravel, and the southbound approach is slightly humped. The crossing is protected by crossbucks. The railroad overpasses Old NC 10 approximately 550 feet east of the crossing. The Greenbrier subdivision abuts the Whispering Pines subdivision immediately to the east which has direct access to Old NC 10 without crossing the railroad. Alternative access will be considered parallel to the track to connect Greenbrier Drive to Spruce Pine Trail in the Whispering Pines subdivision. A new roadway will be studied in two locations (see Figure 2). One will be from Greenbriar Drive approximately 400 feet north of the railroad crossing to Spruce Pine Trail approximately 450 feet north of Old NC 10. The other will be from the northern end of Greenbriar Drive to Spruce Pine Trail where �Spruce Pine Trail turns to the east. • Crossing #735 189T/MP H 43.89Byrdsville Road (P-4405I�. This crossing serves a large subdivision of permanent and mobile homes. The crossing is pxot��t�d by automatic warning c�evices. The approach roadway is paved and is approximately 16 feet wide. The westbound approach is curved. The crossing is slightly humped and there is heavy foliage on three of the four approaches. Approximately 70 homes are served by this crossing. Residential areas south of Byrdsville Road are surrounded on tl�ree sides by Duke University property (Duke Forest) which will most likely remain undeveloped. Alternatives will be considered for Byrdsville Road to have access to NC 86 to the west. A new roadway is proposed to connect Byrdsville Road to Walter Clark Drive (see Figure 3). From there, drivers can follow Walter Clark Drive north to NC 86. Driveway improvements will also be considered in two locations to maintain connectivity to residential areas north of Byrdsville Road. � 2 ' 5 Water Resources I' All three project study areas fall within the Neuse River Basin (USGS Hydrologic Unit 03020201) (DWQ Subbasin 03-04-01). However, the Gordon Thomas Drive study area is adjacent to the Cape Fear River Basin. The Gordon Thomas Drive and Greenbriar Drive study areas are within the Eno River Water Supply Watershed. The Byrdsville Road study area is not in a water supply watershed. Based on a review of the USGS topographic map and the National Wetland Inventory (NWI) mapping inventory, an unnamed tributary (UT) to Rhodes Creek flows adjacent to the Gordon Thomas Drive study area and through the Greenbriar Drive study area. Stony Creek is adjacent to the Byrdsville Road crossing, and a NWI wetland is partially within the study area. A full natural resources investigation will be �onducted for the project to d�termine if there are any impacts to natural resources including jurisdictional waters. Federally Protected Species Five (5) federally protected species are listed for Orange County according to the September 22, 2010 US Fish and Wildlife Service species list. The currently listed species include the following: Common Name Scienti ac Na�ne Status* Bald eagle Haliaeetus leucocephalzrs BGPA* Red-cockaded woodpecker Picoides borealis Endangered Dwarf wedgemussel Alasmidonta heterodo�a Endangered Michaux's sumac Rhus michauxii Endangered Smooth coneflower Echinacea laevigata Endangered *FSC=Federal Species of Concem;BGPA=Bald and Golden Eagle Protection Act. A natural resources investigation will be conducted to determine if any endangered or threatened species are in the project study area. Historic Architectural and Archaeological Resources A preliminary database search shows one property listed on the National Register of Historic Places near the study areas. The Murphy School, on the southwest corner of Old NC 10 and Murphy School Road (SR 1714), is within 0.3 mile of the Greenbriar Drive crossing but is not within the study area limits. NCDOT will conduct appropriate studies to determine if the project will have an effect on historic or archaeological resources. 3 , 6 Thank you for assisting us in this study. If fiurther information regarding the proposed action or the environmental analysis process is required, please contact me by phone at (919) 707-4705 or by email at mhamel@ncdot.gov. Sincerely, ` ' 1""�� Marc L. Hamel, Rail Environmental Manager � NCDOT Rail Division ' Environmental and Planning Branch MH/mlr Attachments 4 Attachment 1-1 Figure '1 N 70 1 0 Hillsborough fi BUS �4 70 -o� Byrdsville Road mar (P-4405K) L 86 Gordon Thomas Drive i Southern (P-44051) � + �� To Durham f0 0 Old State Hi h �gpaa WaY 10 (SR 1710)-� � 70 J. l CU Greenbriar Drive (P-4405) 11� \ Wes c a Legend a I �sR 1716 o���af�js ® Project Crossing f afi p Road �o aa(cS',, Interstate ��' �--- �l>I Major Road �-- Road —�—�- Railroad Streams and Creeks Water Bodies Sinai R oad (SR 1718) 0 0.5 _1 0 Mt, 0 Municipal Boundary Miles SPATE OF NORTH CAROLINA DEPARTMENT OF TRANSPORTATION • RAIL DIVISION •^ e„ Project Vicinity Map • .F, n , P-4405I9 J, & K Private Crossing Safety Initiative Crossings at Gordon North Carolina Counties W°m," Thomas Drive, Greenbriar Drive, & Byrdsville Road Orange County Orange County Attachment 1-2 Figure$2 N r° 96° Spruce Pine Trail f ~OUgh (SR•1846) Greenbriar Drive A �4 Crossing#726 305FIMP H 47.62 P-4405J 01dNC 10( '►� r ♦. CIO<SR�� } To Durham Li Gordon Thomas Drive Crossing#735199Y/MP H 48.4 NC�Q P-4405I tlro Duke Forest NoCJo�k s°uthern Railway Murphy School IIT to ghodes Creek Gordon Thomas Drive v Murphy,School Road'(-.V1'11,A) Dove Creek Road Yasc�apD�°e (SR 1715) Coach?do ntain Road(SR1716) 1 S I ATE OF NORTH CAROLINA DEPARTMENT OF TRANSPORTATION 'p2 Tpn RAIL DIVISION Legend Duke Forest R a Project Study Area Map O Private Railroad Crossing Gordon Thomas Drive,P-4405I& Greenbriar Drive Study Area Greenbriar Drive,P-4405J Gordon Thomas Drive Project Study Area Private Crossing Safety Initiative Crossings at Gordon Duke Forest Boundary Thomas Drive,Greenbriar Drive,&Byrdsville Road ®Murphy School(Historic Property) Orange County Water Bodies 0 500 1,000 Feet Streams and Creeks Attachment 1-3 Figure93 N To$ulsborough Workman Road °yro (SR•1882) �.y Off, Olf TT O Luther.Drive �Q�! (SR1883) 4 Lonnie Circle Jaspers Lane (SR 1893) Byrdsville Road (SR 1894) Crossing#735 189T/MP H 43.89 P-4405K O� a 0 Byrdsville !� w Road nt ti 86 n rn m o R � x T d4 faa� STATE OF NORTII CAROLINA Duke Forest DEPARTMENT OF TRANSPORTATION NAIL DIVISION Legend •- >a Project Study Area Map eg Byrdsville Road,P-4405K Private Railroad Crossing Private Crossing Safety Initiative Crossings at Gordon iM Byrdsville Road Project Study Area Thomas Drive,Greenbriar Drive,&Byrdsville Road Duke Forest Boundary Orange County _`- Water Bodies 0 500 1,000 Feet — Streams and Creeks ATTACHMENT 2 10 ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT Craig N. Benedict, AICP, Director f Administration 131 W. Margaret Lane (919) 245-2575 1i L 4z P O Box 8181 (919) 644-3002 (FAX) Hillsborough, NC 27278 www.co.orange.nc.us Aft, + "� 3 October 8, 2012 Marc L. Hamel, Rail Environmental Manager NC DOT Rail Division Environmental and Planning Branch 1553 Mail Service Center Raleigh, NC 27699-1553 Subject: Request for scoping comments related to the proposed private crossing closure with the North Carolina Railroad (NCRR)/Norfolk Southern (NS) Railway at Gorgon Thomas Drive (TIP No. P-44051), Greenbriar Drive (TIP No. P-4405J), and Byrdsville Road (TIP No. P-4405K) in Orange County Dear Mr. Hamel: The Orange County Planning & Inspections Department has performed a preliminary review of the three proposed private crossing closures with the NCRR/NS Railway referenced above, and offers the following scoping comments. IN GENERAL: 1 . Orange County Planning Department has had insufficient time to ascertain potential impacts of proposed road layouts. We hope that the process will allow future opportunities for a more thorough and in-depth review prior to any final rerouting decisions. Planning staff also requires additional time to coordinate its review with other County departments and the Town of Hillsborough. 2. Orange County Planning staff has had insufficient time to review the proposed private crossing closures with Police, Fire and EMS departments for concerns regarding any impacts with regard to emergency response. 3. County regulations establish thresholds for specific classification of roadways to serve parcels. Any replacement right-of-way for said existing lots will have to 11 comply with the provisions of Section 7.8 of the Unified Development Ordinance (U DO). 4. All proposed new roads would have to be built to the `public' NCDOT roadway standards. 5. Any new road will have to comply with established flood damage prevention, stream buffer, stormwater management and erosion control standards enforced by the State and the County. There will also have to be demonstrated compliance with applicable impervious surface limits based on the adjoining properties presence in watershed overlay districts. Further, new right-of-ways will need to be properly denoted on appropriate plats and recorded in the Orange County Registrar of Deeds office at the appropriate time. CROSSING #735 199Y/MP H 48.49/Gordon Thomas Drive (P-44051) NCDOT DESCRIBED IMPROVEMENTS This crossing provides access to Old NC 10 (SR 1710) for six properties located south of the NCRR. The crossing occurs in an area where NS operates one mainline track and a passing siding. While the track section is straight at this `.. location, it quickly enters a curved section both east and west of the crossing. The sight distance for train crews on either approach to the crossing is limited by heavy foliage on both sides of the track. The crossing is vertically humped and is protected by crossbucks. Much of the property surrounding the six parcels is owned by Duke University and is part of its School of Forestry. Alternative access to these properties will be considered using Paschall Drive west of Gordon Thomas Drive. From there, drivers will be able to access Old NC 10 via Dove Creek Road (SR 115) or Murphy School Road (SR 1714). COMMENTS 1 . Based on the plat and deed information we have reviewed, Paschall Drive is a private access easement only 30 feet in width. Additional property will have to be secured by fee simple transactions or condemnation to secure the necessary right-of-way. PR. i" ATE ROAD . NO TRESPASSING _ Page 2 12 2. Side drainage ditches will need to be constructed. 3. The development of a new road down the existing Paschall Drive access easement would have to be built to NCDOT standards, which may render some lots non-conforming with respect to local land use regulations. 4. Staff encourages a re-evaluation of the cost-benefit analysis and other alternatives for this closure as there are so few properties receiving access from the crossing vs. the significant impact to this private community. 0 0 4 a c a a � a s o a Q 1 p • Q :Z 4 pp O r p° _ ® •7 0 rtl a❑ � 1 ❑ T OGC-H_M4[1NFAE+►y7 a a 9 o Q d b Duke Forest � a o a Building NCIHI Route � Road EasemenR ° Orange County G/S Page 3 13 CROSSING #726 305F/MP H 47.62/Greenbriar Drive (P-4405J) NCDOT DESCRIBED IMPROVEMENTS This crossing serves eight residential parcels - located north of the railroad and provides t access to Old NC 10 (SR 1710). It is located ;... along a straight section of track. There is heavy foliage on all four approaches to the crossing. The roadway approaches are gravel, and the southbound approach is slightly humped. The ,a ' crossing is protected by crossbucks. The € x railroad overpasses Old NC 10 approximately " p 550 feet east of the crossing. The Greenbrier subdivision abuts the Whispering Pines subdivision immediately to the east which has direct access to Old NC 10 without crossing the railroad. Alternative access is being considered parallel to the track to connect Greenbrier Drive to Spruce Pine Trail in the Whispering Pines subdivision. A new roadway will be studied in two locations- One will be from Greenbriar Drive approximately 400 feet north of the railroad crossing to Spruce Pine Trail approximately 450 feet north of Old NC 10. The other will be from the northern end of Greenbriar Drive to Spruce Pine Trial where Spruce Pine Trail turns to the east. COMMENTS 1 . The proposed NCDOT road layout includes a cross access/road mid-way on Greenbriar Drive that does not align with existing lot patterns and appears to serve no practical purpose. This cross access/road would also involve an unnecessary perennial stream crossing. 2. Existing Greenbriar Drive is not built to acceptable standards. It has substandard width and no side drainage ditches. 3. This proposed option could potentially involve traffic associated with adjoining non-residentially zoned property, to have ingress/egress through an established single-family residential neighborhood. 4. Either the southern or the northern end of Greenbriar Drive will need to be renamed after the closure to avoid duplicated street names. 5. Planning staff requests that more viable alternatives other than the current proposal be explored. This location is part of a County designated and zoned economic development district (EDD), and is also immediately south of an interchange with 1-85 which is planned for improvements. Staff would prefer an alternative that considers the larger context of the area's access issues and Page 14 14 needs. Pursuing the proposed alternative could exasperate upcoming development efforts for the interchange and the EDD. 6. The proposed NCDOT road layout involves potential crossing(s) of Rhodes Creek. If there is to be a crossing of this perennial stream, with the associated environmental impacts, there should be multiple purposes for the larger EDD area. 4 70 o a a 4 Q —4 6 a '''a.Cp, ° ❑ C ° BAN"" .Q' l J.. 'WQ.r�� 4n 70 a C � S7•�e a° M a b a o 4 a a a Economic Development Transition - x F: Building Poalprirds 100 Year Floodplain NC Tai nu w a � 100 Year Flaodway 500 Year Floodplain n M1 @ } o0 47 A+ Source: Orange County GIS Page 5 15 CROSSING #735 189T/MP H 43.89/Byrdsville Road (P-4405K) NCDOT DESCRIBED IMPROVEMENTS This crossing serves a large subdivision of permanent and mobile homes. The crossing is protected by automatic warning devices. The approach roadway is paved and is approximately 16 feet wide. The westbound approach is ' curved. The crossing is slightly humped and there is heavy foliage on three of the four approaches. Approximately 70 homes are served by this crossing. Residential areas south of mss' Byrdsville Road are surrounded on three sides by Duke University property (Duke Forest) which ;; will most likely remain undeveloped. Alternatives will be considered for Byrdsville Road to have access to NC 86 to the west. A new roadway is proposed to connect Byrdsville Road to Walter Clark Drive. From there, drivers can follow `Walter Clark Drive' north to NC 86. Driveway improvements will also be considered in two locations to maintain connectivity to residential areas north of Byrdsville Road. COMMENTS 1 . The proposed new road layout cuts across Duke Forrest Property (PIN 9873-73- 3084), behind existing single-family residential lots within the Joppa Oaks subdivision, to access an existing private driveway located on Piedmont Electric property (PIN 9873-65-7546), eventually accessing a stubbed out, unnamed, reserved 60-foot wide roadway easement. This easement, part of the Joppa Oaks development (PB 23 PG 10) accesses NC 86 near the Hillsborough Church of God property (PIN 9873-66-3261). The aforementioned easement runs behind the Church and currently affords access to a few single-family residential properties. 2. In general, all of the existing roads and easements in the study area are not to acceptable standards. Most have substandard widths, many are graveled, storm drainage pipes are rare and typically crumbling in the ground, and there are few if any side drainage ditches. Storm drainage will be important throughout the study area due to a number of perennial and intermittent streams, many which do not appear on the study area map. 3. In general, there are many utility poles throughout the study area that are situated immediately next to the graveled or paved roads. Road widening and improvements would require utility pole relocation. 4. The road which is identified as Walter Clark Drive on NCDOT's Project Study Map is a graveled 60-foot wide roadway easement. Although there is a road sign at the location identifying this as Walter Clark Drive, the County's plat shows this road as being an unnamed roadway easement. Page 16 16 5. The unnamed roadway easement (i.e. the road identified by NCDOT as Walter Clark Road) intersects NC 86 at an angle. The proposed road layout would create a road accessing the highway across from the primary access to the Wildwood single-family residential subdivision. Also, a short distance to the south on NC 86 is an entrance to the Becketts Ridge single-family residential subdivision. Staff has concerns regarding both the increase in the amount of traffic that would be utilizing this intersection and the increased danger associated with the angled, slightly off-set intersection that would be created. Staff believes that a traffic study would be necessary, to evaluate if this intersection should be signalized and realigned to address traffic access and congestion management issues. Additionally, some evaluation should be made as to whether north and/or south bound turn lanes would be required on NC 86. 6. Staff is aware that the Town of Hillsborough has been contacted for its comments regarding this proposed private crossing closure. The County's and Town's comments should be coordinated with regard to traffic impacts along NC 86. 7. The unnamed roadway easement (i.e. the road + identified by NCDOT as Walter Clark Road) does not have an open intersection with Jaspers Lane, i.e., there is not currently any connectivity with the Joppa Oaks development. There is an earthen barricade at the terminus of Jaspers Lane. This road actually ends at the Piedmont Electric property line, where it accesses a private easement on its property. 8. The private drive access on the Piedmont Electric property is an access easement granted with the recordation of an easement agreement in the Orange County Registrar of Deeds office within Book 433 Page 641 between Piedmont and Wildwood Corporation of Hillsborough. This allows access to a property south of Piedmont Electric's, with an Orange County Parcel Identification Number (PIN) of 9873-64-6782 and a street address of 2370 NC Highway 86 South. 9. Because this access easement on Piedmont Electric's property is not a `dedicated right-of-way', NC DOT will have to condemn the necessary property to create the required right-of-way. 10.Condemning right-of-way through Piedmont Electric's property could create ramifications on its ability to comply with established development requirements associated with an existing Special Use Permit issued by Orange County. Potential expansion and modification of existing infrastructure on the property Page 17 17 could be compromised as the easement is located in an area of the property slated for preservation as part of a required land use buffer. 11 .The proposed new roadway layout would create reverse/double frontage lots for approximately 17 lots within the Joppa Oaks single-family residential neighborhood and the Piedmont Electric property. Section 7.7.3 (C) of the Orange County Unified Development Ordinance discourages the development of `reverse/double frontage lots' unless considered `desirable' by the County Staff does not consider this situation `desirable'. A `Lot, Double Frontage' is defined within Article 10 of the UDO as: a. `A continuous (through) lot which is accessible from both of the streets upon which it fronts on opposite sides' 12.The 17 lots within the Joppa Oaks single-family residential subdivision (referenced in Comment #11 above) have chain link fencing along their rear property boundaries. This fencing might be impacted with the development of a new roadway in the proposed location. 13. Easements/right-of-way will need to be secured on Duke Forrest property (PIN 9873-73-3084) because the access easement ends at Piedmont Electric's eastern property boundary. 14.The proposed access network to the west of the twin lakes and the rail crossing does not seem to recognize that there is an existing private road off of Lonnie Drive within the Joppa Oaks development. This existing private road has a sign for the `C & J Mobile Home Park' and it currently provides access to most if not all of the properties on the western side of the `red square' (refer to NCDOT Figure 2 Project Study Area Map). Therefore, staff is not certain that this western side of the `red square' would be necessary. �� ' �; -c , .__s r•. .:err=-+. - s r" 5. Approximately 95 properties would be directly impacted by the proposed new access improvements, and the entire Joppa Oaks Subdivision, Wildwood Page 18 18 Subdivision, Becketts Ridge Subdivision, C & J Mobile Home Park, and the Byrdsville Mobile Home Park would be impacted by revisions to traffic patterns either in these developments to along NC 86. 6. The proposed new access improvements could potentially have significant impacts to a large number of County residents within the lower income Byrdsville community. The staff recommends consideration of alternative routes as well as measures to enhance compatibility and improve the positive aspects of the community's character. 0 � D � o � �qQ 6 aop6 ® O o p a q o ❑ � o d � O d � a 4 ❑ o q O o a Joppa Oaks d p d a 4 p Subdivision a p u Q od Q ❑ o p Widwo p d o � � o d p � ❑ Subdivision � a 98 � 4 ❑ � P � o E ° p o a 0 O LBecketts Ridge fl Church q Q D ap ❑ d V L� Q C3� Sutidivision q O P d 0 0 0 �yrdsville bile a p p o 4 Q © Q Home P k Q a d u o f o a Piedmont Electric Po o �4OrI o 0o p N DOT R ute _ Duke Forest o o Source: Orange County GIS I invite you to meet with me, and/or Tom Altieri and Abigaile Pittman of my staff regarding any comments in this letter. Sincerely, Craig Benedict, AICP Director of Planning and Inspections Page 19