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HomeMy WebLinkAboutAgenda - 06-30-1997 - 8dd 1 ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: June 30. 1997 Action Agenda Item # 8–d SUBJECT: Section One Beaver Valley - Preliminary Plan ACTION BY: August 14, 1997 DEPARTMENT: Planning& Inspections PUBLIC HEARING: Yes_x—No BUDGET AMENDMENT REQUIRED: Yes_x No ATTACHMENT(S): INFORMATION CONTACT: Eddie Kirk Resolution of Approval Extension 2582 Application Vicinity Map TELEPHONE NUMBERS: Cluster Narrative Hillsborough 732-8181 Fiscal Impact Analysis Durham 688-7331 Preliminary Plan Mebane 227-2031 Draft 6/4/97 Planning Board Minutes Chapel Hill 967-9251 PURPOSE: Consideration of the Preliminary Plan for Section One Beaver Valley cluster subdivision. BACKGROUND: The property is located west of Mace Road(SR 1384) in Cheeks Township. It is zoned R-1 and designated Back-PW in the Land Use Element of the Comprehensive Plan. The Concept Plan was approved prior to the adoption of Flexible Development regulations. The subdivision was proposed as a cluster to allow the reduction in minimum lot width and building setbacks. No reduction in minimum lot size is proposed. Side setbacks are proposed to be reduced to 10 feet and approximately 10 lots will have a reduction in minimum lot width. These lots will average 110 feet in width. The Planning Board approved the Concept Plan for Beaver Valley on June 17, 1996. The Concept Plan included 101.76 acres with 75 lots and 20.36 acres of open space centered along intermittent streams. 2 Section One, located on the east side of a stream which bisects the tract, contains 62 acres, 15.45 acres of which is open space. There are 40 lots proposed. The average lot size is 1.05 acres and the minimum lot size is .92 acres. The two areas of proposed open space follow creeks that run through the property. Each lot will be served by individual wells and septic tanks. The developer proposes to combine lots 11 and 12 since only one suitable area for a septic tank was found on these two lots. Access to the property is from Mace Road(SR 1384). Mace Road will be upgraded by the developer to state standards from the end of state maintenance to the subdivision entrance, a distance of about 200 feet.. A new public road, Beaver Valley Drive, will intersect with the Mace Road and provide the main access road through the development. A stubout is proposed to the western property line which could eventually provide a connection between Hoover Road and Mace Road. Fox Trail, an existing road which is stubbed out to the southern boundary line of this property, will be extended in a northerly direction to connect to Beaver Valley Drive. Toad Hollow Lane is a proposed private road off the west side of Fox Trail and will serve 4 lots. The streams flowing through the property are intermittent streams and do not have floodplain. The open space areas along the streams contain all of the stream buffer. The stream buffer varies from 74 to 87 feet. The open space areas are on the east side of the stream along the western boundary of Section One and in the northeast corner of the property. When Section Two is proposed there will also be open space on the west side of the intermittent stream. On June 4, 1997 the Planning Board unanimously recommended approval of the Preliminary Plan for Section One Beaver Valley cluster subdivision subject to the conditions contained in the attached Resolution of Approval RECOMMENDATION: The Administration recommends approval of the Preliminary Plan for Section One Beaver Valley cluster subdivision per the Planning Board recommendation. 3 RESOLUTION OF THE ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS Date June 30, 1997 Name of Subdivision Section One Beaver Valley Owner/Applicant Bruce W. Curtis The Board of County Commissioners hereby approves Section One Beaver Valley subdivision preliminary plat, dated April 7, 1997 and containing 40 lots, subject to the fulfillment of requirements specified herein. Beaver Valley Drive, Fox Trail, Possum Walk Lane, Turkey Run West and Turkey Run East shall be irrevocably dedicated to the general public and be constructed to standards of the North Carolina Department of Transportation. The approval of this resolution authorizes and directs the Orange County Manager to accept for Orange County and --n behalf of the public generally, the o +er of dedication of Beaver Valley Drive, Fax Trail, Possum Walk-Lane, Turkey Run West and Turkey Run East. This acceptance by Orange County of the dedication to the general public of Beaver Valley Drive, Fox Trail, Possum Walk Lane, Turkey Run West and Turkey Run East shall be without maintenance responsibility. These roads shall be maintained by the owner/applicant until such time as it is accepted for maintenance by the North Carolina Department of Transportation or some other governmental body. Before the Final Plat of Section One Beaver Valley Subdivision can be recorded: A. Sewage Disposal 1. Each residential lot shall contain an adequate area for septic disposal, and repair area, approved by the Orange County Division of Environmental Health. 2. Disclosure that the septic system location may restrict the size and location of improvements shall be included in a document describing development restrictions to be recorded concurrently with the Final Plat. The document shall also disclose that information regarding the tentative location of septic systems is available from the Orange County Health Department, Division of Environmental Health. 3. Lots 11 and 12 shall be reconfigured to form one lot since there is only adequate area for septic disposal for one lot. 4 B. Roads and Access 1. Beaver Valley Drive, Fox Trail, Possum Walk Lane, Turkey Run West and Turkey Run East shall be constructed to standards of the North Carolina Department of Transportation, within a 50' right-of-way, and the construction shall be inspected and approved by NCDOT. OR A letter of credit or escrow agreement or other security shall be submitted to secure construction of Beaver Valley Drive, Fox Trail, Possum Walk Lane, Turkey Run West and Turkey Run East to the standards of the North Carolina Department of Transportation. An estimate of the construction cost must be prepared by a certified/licensed engineer or grading contractor and submitted to the Planning and Inspections Department. The financial guarantee must reflect 110% of that estimate and be issued by an accredited financial institution licensed to do business in North Carolina. The document describing development restrictions to be recorded with the Final Plat shall state that the financial guarantee will not be released until the road construction has been inspected and approved by NCDOT. 2. Toad hollow Lane shall be constructed to Class B private road standards within a- 50 foot right-of-way. Toad Hollow Lane shall be inspected, and the construction certified in writing to the Orange County Planning Department by a North Carolina Professional Engineer, or a North Carolina Registered Land Surveyor. The location of the travelway within the platted private road right-of-way shall also be certified. OR A letter of credit, or escrow agreement, shall be submitted to secure construction and inspection of Toad Hollow Lane to Class B private road standards. An estimate of the construction and certification costs must be prepared by a certified/licensed engineer or grading contractor and submitted to the Planning and Inspections Department. The financial guarantee must reflect 110%of that estimate and be issued by an accredited financial institution licensed to do business in North Carolina. The document describing development retrictions to be recorded with the Final Plat shall state that the financial guarantee will not be released until the road construction has been certified by a North Carolina Professional Engineer or a North Carolina Registered Land Surveyor. 3. An erosion control plan for construction of the roads shall be submitted by the applicant to the Orange County Erosion Control Division for review and approval. 5 4. A Private Road Maintenance Agreement for Toad Hollow Lane shall be submitted to the Planning and Inspections Department and approved by the County Attorney. 5. Approved street name signs shall be erected at the intersection of streets as required in Section IV-B-3-c-12 of the Orange County Subdivision Regulations. Evidence shall be submitted by the applicant that the sign is in place, or a copy of the receipt for purchase of the sign shall be submitted to the Planning Department. 6. Mace Road shall be dedicated and constructed to NCDOT specifications from the end of state maintenance to Beaver Valley Drive. 7. All lots shall access onto the new subdivision roads. C. Land Use Buffers and Landscaping 1. Landscaping shall be installed or preserved as indicated on the approved landscape plan, and must be inspected and approved by the Planning and Inspections Department. 2. Provisions for protection of existing trees as shown on the approved landscape plan shall be included in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. D. Drainage 1. Impervious surface data,pursuant to Article 6.23 of the Zoning Ordinance shall be included in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. 2. Locate drainage easements as required following review and approval of the Erosion Control Plan. 3. Stream buffers shall be contained entirely within the open space areas as indicated on the preliminary plan. 4. Drainage culverts shall be sized and located as required by NCDOT and the Orange County Erosion Control Officer. E. Parkland 1. Cash in the amount of$18,200.00 shall be paid to Orange County as payment in lieu of parkland dedication. 2. The entirety of the open space to be shown on the Final Plats shall be irrevocably dedicated to the homeowners association for recreation/open space use by residents of the subdivision. 6 F. Miscellaneous 1. The Final Plat shall contain a title block and vicinity map in accordance with Section V-D-2 and V-D-3 of the Orange County Subdivision Regulations. 2. The following easements shall be shown on the plat: a. drainage easements as required by D.2. above. 3. Minimum building setbacks shall be as indicated on the Preliminary Plan. The setback requirements shall be stated on the plat, and in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. G. Certifications 1. A Certificate of Survey and Accuracy signed by a registered Land Surveyor shall be notarized on the face of the Final Plat. 2. A Certificate of Declaration and Maintenance in the form provided in Section V-D-6-b of the Orange County Subdivision Regulations signed by the landowner end developer shall be on the face of the plat and included in a document describing development restrictions to be recorded concurrently with the Fine:: Plat. 3. The North Carolina Department of Transportation shall certify that Beaver Valley Drive, Fox Trail, Possum Walk Lane, Turkey Run West and Turkey Run East has been constructed to State standards or that construction plans have been approved. 4. A Certificate of Approval signed by the Orange County Planning and Inspections Department. Signature of Applicant Clerk to the Board accept the above listed conditions of subdivision approval, and acknowledge that each must be met prior to recordation of the final plat. Applicant Date APPLICATION FOR P RELii`UNARY PLAN APPROVAL MAJOR SUBDIVISION 8/93 ORANGE COUNTY ' DATE: �1 1 PLEASE TYPE OR PRINT (INK ONLY) \ SUBDIVISION NAME: �iAV� \j� _� SF_CTl01J O�)�1 LOCATION: OWNER/09VELOPFR: �_3_� _w• CU�Z-T �s ADDRESS: RD TELEPHONE NO.: N y Z7 i. 4y1 AGENTICONTACT; t= N-T I t A Svyn4ey5'12 C- TELEPHONE NO.: 73L-{aZ�OL A. SUMMARY INFORMATION: Orange County Tax Map V_ Block -' Lot(3) (�o ` Township �u K Zoning Dietrict(s): -Z-1 �AC -9" — Twat Number of Acres: ,(°1 Phases: 4 Total Number of Lots: A Lot Size: Minimum Lot Size: O•'32- Number(Typs of Structures: (existing) NONE (proposed) Lineal Feat in Strsste A395 Acres in OOen Specs: IS•4 S Water Supply' Public (speaify) � Community Individual Wastewater Disposal: Public (specify) Community Individual School District: Oran ge __ Fin'Dstrict: f/a d, General Land Uses in Aran Stay %Q6A H QAL- Critical Areas: stresmldrainageways flood prone areas watershed (specify) historic sites other (explain) Is the property to b• subdivided currently under'farm(use value taxation'' Yss_ Nom If 'yes'. 1 pleaao comsat the Orange County Tax Office. Subdivision Of the property may requirs payment of 1 deferred taxes under 'farm use value taxation'. B. Al( plats must be submitted on shoat no smaller than one inch equals two-hundred feat (t'-200') and no larger than one inch equals twenty fast (1''20'! and must contain the fol)owing'informatlon: ✓ ". ;: subdivision name ✓ zoning of treat and adjacent ✓ r�? name & address of owneris) properties =4 Za" name & address of subdivider building setback lines by notation (if other than owner) or typical lot layout o+ s Wiz; name of surveyor, engineer. __,� location and width of existing and landscape architect or architect, proposed sesemsnts (drainage. address. registration 0 and seat utilhfes, roads, *to.) m xa....� (title) Preliminary Plan existing, proposed and adjoining rights-of-way Including dimensions tiy"a`x4 scale. north arrow na treOR n+es and stets road data (including revision diaN and et •� / ,_ township, tax msp-block-lot nua*rtbets. Lineal tsar of road w contarlinse and approximate _ ref•renase o Parent Parcel Identification 0 acreage of new arrest right"f- 7= L+ %G y dead book and 0090 •Of property way W 2 / to be subdivided existing and proposed utiiitiss. 4) f : !Q boundary described With bearings incfudin9 type, s4m hydrants. and distances valves. manholes L. total safeega of the treat and existing and proposed curbs. v acreage of lots. including and gutters and culverts. including excluding area within rights-cf- sizes and grades y c� wevF location and width of alleys. ✓ LT control corner sidewalks, bike lanes, transit systems, and bus stops (please complete reverse side) ✓ proposed got i1ne4l wrtn dimens,ons typical street cross-sections and 8 ict & bIOQK numoers intersection datsils including ✓ ✓ :-. phasing lines design and width of traveiway and ✓ topography at ton foot (10) shoulders 'a intervals ✓ "' ` horizontal alignment and general water bodies, streams, floodway curve data (public roads) Q) and fioodplains centerline radius on all proposed N '`✓:`.` stream buffers streets a) V location and size of pdreels' permanent features such as V dedicated for public use, buildings, cemetanas, historic J w recreational use or reserved in landmarks O common, with purpose noted "' adjoining lot layout names of t/� Impervious surface data (if located adjoining property owners, If ,Qr in werter supply watershed) subdivided, subdivision plat newts, vicini ty map showing general plat book & gaga number, and C. co location of subdivision with streets perimeter lot numbers. S r and roads identified by State road 14A location end size of lots of U number and name restricted development potential landscaping and buffer and notation on plat regarding aa)i coo requirements / some ttj r, 0.1/P township, corporate and extra- stormwater detention and/or territorial planning jurisdiction lines retention sites and undisturbed which cross the property areas for infiltration purposes (if located in water supply watershed) C. OTHER SUBMITTAL. REQUIREMENTS 1. Twenty-five (25) copied of the preliminary plot. 2. One full size copy of an Orange County Tax map (with tax parcels involved clearly marked in pencil). 3. Whsrs municipal or OWASA sever is not evailsb* a copy of the Preliminary Plat indicating Health Department soils analysis spprovaildenial for each lot shown thereon. ^ 4. Where a private road is proposed a written statement by the applicant or his/her authorized representative which sets forth the justification for a private road (see Section IV-8-3-d-1 of the Orange County Subdivision Regulations). 51 Auxiliary documents, in draft form, prepared in accordance with Section Vl of.this Ordinance which "ours completion and/or maintenance of improvements required by this Ordinance. Such documents may include, but not be limited to, a private road maintenance aCm--ment, and articles of incorporation and restrictive oovenente pertaining to a horneowner's asaacistion. These documents may be required as necessary as evidence that the ordinance requirementa are being met. O. Fee - $350.00 plus $5.00 04"lot (1 fee for preliminary and final plot). 7. If the subdivision contains 10 lots or more the following information shall be submitted with the application: e, Number of year's to buildout. b. Number of houses to be built during each year to buildOut. a. Average price of houses including lots for each year to lwildouL 1, the applicant, hereby certify that the foregoing aaolieation is complete and accurate. APPLICANT'$ SIGNATURE OWNER'8 91GNATURE qlq7 y 9 I -7 �. DATE DATE FSFS: Augurs$ S�� O6 Date Paid `t' Raosipt 0 9 ENT Yana/ Jn0. 226 S. Churton St., Hillsborough, NC 732-6262 April 7, 1997 PRIVATE ROAD JUSTIFICATION BEAVER VALLEY Toad Hollow Lane A private road in this subdivision is appropriate for the following reasons: 1. This subdivision is in a protected watershed (BACK-PW), and a private road , requiring less grading and paving, will reduce the amount of impervious surface created. 2. This road, serving only four lots, will never be extended to serve additioz-fal lots. Open Space preservation and lot siZ , will prohibit further subdiv__'nn �t thZ lots usi,.-, this road. 3. The preservation of large areas of open space significantly exceeds the *^�numurn required. standards. Beaver Valley Applicant: Bruce Curtis 10 Zoning: R1 & BACK-PW LUP: Rural Residential Back Creek Protected Watershed � 79 Ac. , \-1 56.4 AC,CAL. _• .t�."t Secti nOn ozll Ea Side C trey , \ 6 r!220 I , IOM L14 III; MEp4u I 0 46,1 6'IOM 16 8331 "'•'— � i \m\ ��=�•!4 t� ION! 1 65 A S tion ne It S' a of /SEE MAP 1IA 42 362 •h st / , a Str m' ( FOREST PARK 1 /:, IOU, S2,St ` 34T .r•` i� 46 t'C i ' d 26 13 MAP EIIB � _ (0.V WYNN & 411 IOC) • 9,75Ar T SYKES ) '7 10`1 gels 25 4e61• 26 0696 � r2.15 A� �. � 26A 3694 745 2 IIA 2 /7294 o Ac. 3.0 I 44 IS AG. 09681 2 .2468 AC •L4 ` 11.25 AC. , 3aC. i / 1299 i �• uzs• .� �j 4.7 18G 21;.c .ice`.1'1 292!. 120 `NG•. G �•��•i 391` g r A Z,.1919 t� r oc 1M '266eL \ L AC. 18• 9`37 0168 %7f 2655+ \' 130 3C � •a!1! ✓S••I. .^,�'"r 3`•v 1 E ,, z 66sc 1 731.1 .469 L9 �63s1 %S 52-10 CC. ` tK ,. p6,s ��• (3•�i s - 415 .=--►�J '� f 110 -. �eeo z!':c 18A AC 112A °(lo X612 3l� 72.16 �. 79 s i' / G03 e If• LC _ ` �r_ C 3 yo-^. �e31w ` y 57'" 6 _E 2629 !( 4a t3 1 Er 'AG \ 'A 25 71 '��—a 1 MAP 23 9 24 uoz 542 S 5 ��rNEgM SEE I+A 1a :t 24 IzA f J Beaver Valley Applicant: Bruce Curtis Zoning: Rl & BACK-PW LUP: Rural Residential Original Concept Plan Design Back Creek Protected Watershed 79 aG. j 158.4 AG.G AL. 6 Or � r 1 z2 y r -t73 r45 t O 6A: :` � ;p.u 3131.'.) 10 1654 rf; \�1\ Bf••`� tIf - ' r SEE MAP IIA� t 42 � ]62 tt l FOREST PARK 1w t, IOU O wOP 46 AG' SEE tf, 'f 26 {3 , MAP f 1 8 (O.V WYNN 6 a„- .i 104 _ 9.75AC �.t trKES I f /1VV. 11/1011. a6i3 26 2q 0696 �4O 9q 1• 2.15 AC. P \ .•IOT 26A 3694 3406 22 f 19\ ` \ � qt '• II. .5.0 7 AG. -T4 `/7298 f f AG is 4G. O9i6t 1321•i 20 .2a6fi / Z\ '+ 3 L; 11.23 AG. 1299 i 3 AG. 1 \ 336 j •j it 49 I • .0 049 2t y.. 2 a! i31 AIR {t 2:0lSq 2.33 /•:'._• ' � C. w Ih 266 66? I •"' 71 . F 19`� 9137 1 2) X66 Hf6 961E L `265 r - { is 1U 2 �,'EhSt,63. 13.0• X �� p313 �•• "• 4'J='••+f Ise �' 19 a , it 6 aC ?914 a ..69, '+L 6�t 52 1O �K alt 2 S .._a3y^J 4T 4151, ^ 1 uD r+ SSp 2 18A ..0 (]``iAC �� ,r i0 61:3• .. •. 7b6 106 IZ%. t •� ::�71q♦� ibl U e rr !AG rA 25 his i.4 • 4 ; MAP 2 3 µS CI 24 , 1 ' ons 3 SCIE MA • '��` �� 12 FINDINGS OF THE ORANGE COUNTY PLANNING AND INSPECTIONS DEPARTMENT PERTAINING TO SECTION ONE BEAVER VALLEY SUBDIVISION CRITERIA FINDING IV-B-9-b Application Criteria a) The tract is a minimum of 400,000 a) The property is 101.76 acres or square feet. 4,432,665 square feet in size, 4,032,665 square feet larger than the minimum required. b) Approved water supply and wastewater b) As approved by the Orange County treatment systems are available and each Division of Environmental Health, each lot is served by separate water supply lot will have an individual well and and sewerage connections. septic system. c) The total number of lots proposed for c) 61.99 acres gross land area the tract, excluding parcels of reserved -4.92 acres in right-of-way recreation/open space, is not greater ----- than the number determined by dividing 57.07 acres net land area the gross land area, excluding public road rights-of-way, by the minimum lot 57.07_ size requirements for the zoning district 1 acre = 57 lots maximum established in the Orange County Zoning Ordinance. 40 lots proposed d) The recreation/open space reserved d) See comments that follow. within the tract conforms with the recreation and open space standards established in Section IV-B-7-b. IV-B-7-b 2. Dimensional Requirements If the application of the provisions The acreage provided for of Article 5.1.1 (Required recreation/open space is 15.45 acres, Minimum Recreation Space Ratio) which exceeds the amount required by and Article 6.12 (Land Use the Zoning Ordinance (1.73 acre) and Intensity System) of the Orange by the Subdivision Regulations (0.7 County Zoning Ordinance results in acre). a greater amount of land, then the difference between the application of the standards above and those of Article 5.1.1 and Article 6.12 shall be established as private recreation for the use of the residents of the development. 3. Site Suitability 13 Land provided or dedicated for passive recreation and open space purposes shall be of a character, slope and location suitable for use for walking, jogging, reading and similar quiet activities, and the preservation of natural features and cultural resources such as steep slopes, rock outcrops, native plant life and wildlife cover, mature woodlands and water resources. Criteria for evaluating the suitability of proposed recreation areas shall include but not be limited to the following: a. j ocL ation. Land dedicated for a. The open space as shown preserves a recreation purposes shall be natural wooded area and stream through located so as to serve the needs lots A and B. Lot A has an area where of the residents of the land is more suited for recreational subdivision and the residents of purposes due to level slopes and the immediate neighborhood possible location of a jogging or within which the subdivision is walking trail. Lot A will have frontage located. Recreation areas shall on Beaver Valley Drive and lot B will be located so as to provide have frontage on Turkey Run East. insofar as possible, reasonable accessibility to all residents of the subdivision and residents living in the immediate neighborhood. Recreation areas shall be located where land more suited for recreational purposes due to shape, level slopes and/or dry soil conditions is present. Where proposed park sites are shown on the adopted Land Use Plan, and a subdivision contains a portion of the park site, then the recreation area may be located at the edge of the subdivision so that additional land may be added as adjacent land is subdivided. 14 b. lhi4. Land dedicated for b. The acreage designated for recreation purposes shall be a recreation/open space is located in two single parcel except where it is different areas; however, both parts will determined that two (2) or more be owned by the Homeowners parcels are suited to the needs of Association. Public roads will connect a particular subdivision. The the two open space areas. Planning Board may recommend, and the Board of Commissioners may require, the dedication of a connecting path in addition to the land required in Section IV-B-7-b-2 of this ordinance. Where a connecting path is necessary, a path of up to fifty (50) feet in width may be required, but in no case shall the path be less than thirty (30) feet in width. c. Accessibility. Land dedicated c. Lot A has frontage on Beaver Valley for recreational purposes shall Drive. Lot B exceeds the minimum have at least fifty (50) feet of frontage requirements on a cul-de-sac frontage on at least one (1) street with frontage on Turkey Run East. within the subdivision. 4. Site Improvements Private recreation facilities, either The recreation/open space is suitable for required or provided at the option of passive recreation (walking, nature study the applicant, shall meet the photography, etc.) It also serves as a standards for improvements: buffer for the streams through lots A and B. Active recreation is not proposed. Park bench, picnic tables, grills and trash receptacles. One (1) picnic table per 50 residents, 50 sq. ft. of land per table. In addition to land provided or dedicated for active recreation purposes, sufficient area shall be provided to make available a minimum of five (5) off-street parking spaces for the first two (2) acres of each recreation site and one (1) space for each additional acre thereafter. 15 5. Method of Provision or Dedication Land dedicated for public recreation The applicant is required to make a area as required by this Ordinance payment of$18,200.00 in lieu of public shall be designated on both the dedication of recreation/open space which preliminary and final plat(s) of the will be used to purchase and/or develop subdivision and must be dedicated parkland for use by the subdivision and to an appropriate unit of local neighborhood residents. government. e. The minimum amount of land reserved Lot sizes have not been reduced below the as recreation/open space shall be the minimum. sum of all reductions in minimum lot area as a result of the cluster form of development and/or the minimum recreation/open space required in Section IV-B-7-b, whichever is greater. IV-B-9-c Reductions in Lot and Setback Requirements For lots created as part of a cluster development minimum lot area, lot width and setback requirements specified in Section 4.1.2 may be reduced as follows: a. Minimum lot area requirements may be a. The minimum residential lot size reduced by fifty percent (50%) but shall proposed is .92 acre, which is not be no smaller than 5000 square feet. reduced. b. Minimum lot width requirements may b. The minimum lot width required is 130 be reduced by twenty percent (20%), feet. Lot widths may be reduced to 104 but shall be no less than fifty (50) feet. feet. Lot width is not applicable on the turning circle of the cul-de-sac. There are 10 lots that do not meet the minimum lot width of 130 feet. These lots have an average lot width of 110 feet. c. Minimum front setback requirements c. Front setbacks may be reduced to 30 may be reduced by twenty-five percent feet. (25%) except where the front lot line forms an exterior boundary of the cluster development. 16 d, Minimum rear and side setback d. With the exception of exterior requirements may be reduced to ten (10) subdivision boundaries, side and rear feet except where the rear or side lot setbacks may be reduced to 10 feet. line forms an exterior boundary of the cluster development. IV-13-9-e Approval of Preliminary Plan a. Individual lots, buildings and streets shall be designed and situated to a. The proposed road will cross the stream minimize alteration of the natural site at a 90 degree angle. Houses will be features to be preserved. located away from the stream. b. The usability of cluster open/recreation b. The open space is suitable for passive space shall be determined by the size, recreation. shape, topographic and location requirements specified in Section IV-B- 7-b. c. Cluster open space shall include c. It includes streams that are surrounded irreplaceable natural features such as, by significant stands of trees. but not limited to, streams, significant stands of trees, individual trees of significant size and/or specieb, uncommon plant communities, wildlife habitats and rock outcroppings. d. Cluster recreation space shall be easily d. The open space is located on each side accessible to pedestrians, including the of the main subdivision road where handicapped. slope gradients are accessible for pedestrians. e. The suitability of cluster open space e. The open space preserved is located intended for scenic value shall be specifically to protect the streams and determined by its visibility from provide a buffer. adjoining properties and streets and shall seek to lessen the area devoted to motor vehicle access. f. Diversity and originality in lot layout f. The road and lots are located to shall be encouraged to achieve the best minimize disturbance and make the best possible relationship between the land use of soils for sewage disposal. The and the development. location of the open space areas provide additional protection of the streams. 16a • g. Up to one-fourth of the land with slopes g. Slopes greater than 15% on the property greater than fifteen percent (15%) may are minimal. Only a few lots are be removed or altered only when such affected by these areas. slopes are small and isolated and do not otherwise adversely affect the design of the development. h. At least twenty percent of the gross land h. 15.45 acres (24.9%) is designated as area is designated as common open common open space. There are no space. No more than fifty percent sewage treatment systems, utilities, or (50%) of the required common open other uses which prohibit access by the space shall be used exclusively for residents of the cluster subdivision. sewage treatment systems, utilities, or other uses which prohibit access by the residents of the cluster subdivision. This restriction does not apply to areas of historic or natural significance which may be protected by access restrictions. 17 FISCAL IMPACT ANALYSIS FOR BEAVER VALLEY SUBDIVISION RESIDENTIAL SERVICE STANDARD APPROACH Prepared by The Orange County Planning Department June, 1997 PROJECT DESCRIPTION Beaver Valley is a proposed 40-lot subdivision located in Cheeks Township. The lots are accessed by new public roads which will intersect with the west side of Mace Road (SR 1384). The current zoning is R1 - Rural Residential. The average lot size is 1.02 acres. Lots will be served by individual septic systems and wells. Project build-out is estimated at four years. Housing units will be constructed beginning in 1998, with completion of the project scheduled for 2001. Units will consist of detached single-family homes, and the applicant estimates the average sales price to be $155,366, including the lot. METHODOLOGY Fiscal impact analysis is a projection of the direct, current, public costs and revenues associated with residential and non residential growth in the jurisdiction in which the growth is taking place. Fiscal impact analysis considers only direct impact in that it projects only the primary costs that will be incurred and the immediate revenues that will be generated. It calculates the financial effect of a planned development or new subdivision by considering the current costs and revenues such a development would generate if it were completed and occupied today. Fiscal impact analysis does not consider the private costs of public action. It is concerned only with public (governmental) costs and revenues. The method used in preparing the fiscal impact analysis is the Service Standard Approach. While only gross expenditures by service category are derived from the Per Capita Method, the Service Standard method determines the total number of additional employees by service function that will be required as a result of growth. This method employs average county government costs per person, average school costs per pupil, an employee to population ratio, and average operating expenses per employee for each service category and school district. The number of new employees are projected and multiplied times the average operating expenses (includes personnel, operating and capital costs) per employee. These average costs are then weighed against per capita and per pupil revenues to project the total net fiscal impact of the development. RESIDENTIAL FISCAL IMPACT TEMPLATE: SERVICE STANDARD METHOD 18 Bureau of Economic & Business Research -University of Florida • Modified 4115197 - Orange County, NC Planning Department SECTION 1 - PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT: PROJECT: Beaver Valley TOWNSHIP: Cheeks CONSTRUCTION PERIOD: Beginning Year: 1998 Ending Year: 2001 Inflation Rate: 2.50% CHARACTERISTICS OF HOUSEHOLDS: Persons/House: ENTER"1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 2.47 Children/House: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 0.33 % Non-Elderly: 100.00% HOME SALES DATA: Average Distribution Number of Sales Price of Units Year Homes ($) by Year 1998 10 140,000 24.39% 1999 10 150,000 24.39% 2000 10 160,000 24.39% 2001 11 170,000 26.83% 2002 0 0 0.00% 2003 0 0 0.00% 2004 0 0 0.00% 2005 0 0 0.00% 2006 0 0 0.00% 2007 0 0 0.00% SCHOOL DISTRICT DATA: ENTER "1" IN ( ) BESIDE SCHOOL DISTRICT IN WHICH PROJECT IS TO B LOCATED TO GENERATE STUDENT DISTRIBUTION BY SCHOOL TYPE. School District: School Attendance: Orange County ( 1 ) Elementary School 64% Middle School 17% Chapel Hill-Carrboro ( 0 ) High School 19% 194 SECTION 6 - SUMMARY OF PROJECTED DEMOGRAPHIC/FISCAL IMPACTS YEAR 1998 1999'-- "` 2000 2001 2002 HOUSING UNITS 10 20 30 41 41 POPULATION 25 49 74 101 101 SCHOOL CHILDREN Elementary 2 4 = 6 9 9 Middle 1 1 - 2 2 2 High School 1 1 2 3 3 TOTAL 3 7 10 14 14 COUNTY EMPLOYEES 0.13 0.26 0.40 0.54 0.54 SCHOOL EMPLOYEES 0.19 0.38 0.57 0.78 0.78 TAX BASE($1000) 1400 2935 4608 6594 6758 COUNTY BUDGET($) Revenues 15738 32789 51190 72829 74649 Expenditures 14738 30214 46453 65073 66700 BALANCE 999 2576 4737 7755 . 7949 SCHOOL DISTRICT BUDGET(S) Revenues 18560 38048 58499 81948 83997 Expenditures 18560 38048 58499 81948 ` 83997 BALANCE 0 0 0 0 0 COMBINED BUDGETS(S) Revenues 34298 70838 : 109690 154777 158646 Expenditures 33299 68262 104953 147021 . 1506971 BALANCE 999 2576 4737 7755 7949 1 IYEAR 2003 2004 2005 2006 2007 HOUSING UNITS 41 41 41 41 41 POPULATION 101 101 101 101 101 SCHOOL CHILDREN Elementary 9 9 9 9 9 Middle 2 2 2 2 2 High School 3 3 3 3 3 TOTAL 14 14 14 14 14 COUNTY EMPLOYEES 0.54 0.54 0.54 0.54 0.54 SCHOOL EMPLOYEES 0.78 0.78 0.78 0.78 0.78 TAX BASE($1000) 6927 7101 7278 7460 7647 COUNTY BUDGET(S) Revenues 76516 78429 80389 82399 84459 Expenditures 68368 70077 71829 73625 75465 BALANCE 8148 8352 8560 8774 8994 SCHOOL DISTRICT BUDGET($) Revenues 86097 88249 90455 92717 95034 Expenditures 86097 88249 90455 92717 95034 BALANCE 0 0 0 0 0 COMBINED BUDGETS($) Revenues 162612 166677 170844 175116 179493 Expenditures 154464 158326 162284 166341 170500 BALANCE 8148 8352 8560 8774 8994 20 SECTION 7 - SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS SCHOOL DISTRICT DATA: School District: School Attendance: Orange County YES ) Elementary School 64% Middle School 17% Chapel Hill-Carrboro NO ) High School 19% YEAR 1998 1999 2000 2001 2002 SCHOOL CHILDREN Elementary 2 4 6 9 9 Middle 1 1 2 2 2 High School 1 1 2 3 3 TOTAL 3 7 10 14 14 YEAR 2003 2004 2005 2006 2007 SCHOOL CHILDREN Elementary 9 9 9 9 9 Middle 2 2 2 2 . 2 High School 3 3 3 3 3 TOTAL .14 14 14 14 14 SCHOOL CAPACITIES-ALL SCHOOLS CURRENT ENROLLMENT-ALL SCHOOLS Elementary 3328 Elementary '" 2822, Middle 1522 Middle 1240 High School 1520 High School 1457, TOTAL 6370 TOTAL 5519 YEAR 1998 1999 2000 2001 2002 PROJECTED ENROLLMENT Elementary 2824 ; 2826 2828 2831 2831' Middle 1241 ' 1241 1242 1242 1242 High School 1458 1458 1459 1460 .1460 TOTAL 5522 5526 5529 5533 -5533 YEAR 2003 2004 2005 2006 2007 PROJECTED ENROLLMENT Elementary 2831 2831 2831 2831 2831 Middle 1242 1242 -1242 1242 1242- High School ;-.1460_* 1460 1460 1460 j146�0 TOTAL 5533 5533 5533 5533 5533 DRAFT 6-4- 97 PLANNING BOARD MEETING MINUTES _ DRAFT b. Preliminary Plans (1) Section One Beaver Valley (Cheeks Township-40 Lots) Presentation by Eddie Kirk. The property is located west of Mace Road(SR 1384)in Cheeks Township. It is zoned R-1 and designated Back-PW in the Land Use Element of the Comprehensive Plan. The subdivision is being proposed as a cluster to allow the reduction in minimum lot width and building setbacks. Since the subdivision is in a WS-2 watershed the developer is not proposing a reduction in minimum lot size requirements. Section One contains 62 acres, 15.45 acres of which is open space. There are 40 lots proposed. The average lot size is 1.05 acres and the minimum lot size is.92 acres. The two areas of proposed open space follow creeks that run through the property. Each lot will be served by individual wells and septic tanks. The developer proposes to combine lots 11 and 12 since only one suitable area for a septic tank was found on those two lots. The Planning Board approved the Concept Plan for Beaver Valley on June 17, 1996,prior to adoption of flexible development standards. The Concept Plan included 101.76 acres with 75 lots and 20.36 acres of open space centered along intermittent streams. Section One is located east of a stream which bisects the tract. Access to the property is from Mace Road(SR 1384). Mace Road will be upgraded by the developer to state standards from the end of state maintenance to the subdivision entrance. A stubout is proposed to the western property line which could eventually provide a connection between Hoover Road and Mace Road. Beaver Valley Drive is the main access road through the development running in an east-west direction. In Section One this road will stubout to the east side of the stream. When future sections are proposed this road will extend through the property. Fox Trail is an existing road which is stubbed out to the southern boundary line of this property. This road will be extended in a northerly direction to connect to Beaver Valley Drive. Toad Hollow Lane is a proposed private road off the west side of Fox Trail which will serve 4 lots. The streams flowing through the property are intermittent streams and do not have floodplain. The open space areas along the streams contain all of the stream buffer. The buffer varies from 74 to 87 feet. The open space areas are on the east side of the stream along the western boundary of Section One and in the northeast corner of the property. When Section Two is proposed there will also be open space on the west side of the intermittent stream. The Planning Staff recommends approval of the Preliminary Plan for Section One Beaver Valley cluster subdivision per the Resolution of Approval(copy an attachment to these minutes on pages ). 1 DRAFT 6-4-97 PLANNING BOARD MEETING MINUTES DRAFTPrice referred to Mace Road and Hoover Road and asked Barrows if it was a policy to try and keep driveways on cul de sacs rather than major thoroughfares.Barrows stated that she had asked that question in the past referring to development along Pleasant Green Road and efforts to provide internal access rather than"dumping"more traffic onto Pleasant Green Road. The surveyor for the development,Steve Yuhasz,responded this was different from Pleasant Green Road which is already an existing state road. Even though this may,at some point,connect Mace Road and Hoover Road,it really is an internal subdivision road that is being built and probably will carry the amount of traffic for this subdivision. Willis noted that there is also a provision in the ordinance that corner lots access the road of lesser classification. From that standpoint,access should be required to the two cul de sacs. Barrows asked what is intended for open space B. Yuhasz responded that it is intended to remain as natural as possible to protect the creek and the applicant noted the possible construction of walking trails. Selkirk asked about the use of funds in payment-in-lieu. Willis responded that any funds that are spent from payment-in-lieu fees go towards public facilities. Searles asked about the intent of phasing,A,B and C.Kirk responded that the intent is to construct the phases as indicated. As they move through the phases,roads must be constructed or security provided for road construction prior to final approval of each phase. Price noted that lot 8 is in Phase A and the cul de sac which it accesses is in Phase C. Yuhasz responded that the intention was to allow the lots in Phase A to access the main road. There would still be enough lots in Phase C to meet the density requirements for state maintenance. He continued that the intent is to provide the greatest number of lots in the initial phase to get the process started. Selkirk asked about the access road for lot 41 and if it would accommodate emergency vehicles. Kirk responded that it is a long driveway rather than an access road. Yuhasz agreed that while it is a long driveway,it will accommodate emergency vehicles. Yuhasz noted that the open space that is in Section One is greater than the minimum requirement. When Section Two is presented,the open space will probably be a little less than the minimum required. However,in aggregate,the whole thing together does meet the open space requirement. MOTION: Strayhom moved approval as recommended by the Planning Staff. Seconded by Selkirk. VOTE: Unanimous.