HomeMy WebLinkAboutAgenda - 08-04-1997 - 8j 1
' ORANGECOUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: August 4. 1997
Action Agenda
Item#—I--' _
SUBJECT: OXBOW CROSSING ON MORGAN CREEK-- PRELIMINARY PLAN
ACTION BY: August 16, 1997
DEPARTMENT: PLANNING PUBLIC HEARING: Yes_X—No
BUDGET AMENDMENT REQUIRED: Yes_X No
ATTACHMENT(S): INFORMATION CONTACT: Jim Hinkley
EXTENSION: 2584
Resolution of Approval
Application TELEPHONE NUMBERS:
Vicinity Maps Hillsborough- 732-8181
Fiscal Impact Analysis Durham - 688-7331
Planning Board Minutes of 7-2-97 Mebane -227-2031
Chapel Hill - 968-4501
PURPOSE: Consideration of the Preliminary Plat for Oxbow Crossing on Morgan Creek Major
Subdivision.
BACKGROUND: The proposed 27-lot subdivision is located at the southeast corner of Dairyland Road
and Bethel-Hickory Grove Church Road. The proposed development is composed of
three existing parcels of record (Tax Map Nos. 7.110..6, 7, & 8), ranging in size from
22 to 38 acres. (See attached map.) The total tract consists of 97.11 acres. The proposal
is skirted on the east by Morgan Creek which flows directly into University Lake. The
creek was designated as a greenway in the Joint Planning Area Land Use Plan and as
a wildlife corridor in the 1988 Inventory of the Natural Areas and Wildlife Habitats of
Orange County, N.C. (See attached Preliminary Plat.)
The property is zoned RB(UNIV-PW)--Rural Buffer (University Lake Protected
Watershed). (Flexible Development regulations do not apply in the Rural Buffer.)
All lots will be served by new public roads, with driveways limited to interior streets
only. No lot will have direct access to Bethel-Hickory Grove Church Road. Current
access to the existing residence on lot#12 will be abandoned, and a new access will be
provided to Oxbow Crossing Road.
2 s
Lots #8, #9, & #10 and lots #22 & #23 will share joint driveways as shown on the
preliminary plan. Documents for shared driveways have been prepared for recordation.
The calculated stream buffer width adjacent to Morgan Creek ranges from 70 to 155
feet beyond the 100-year floodplain line, depending on vegetative cover type and
percent-of-slope calculations. Including the floodplain, the stream buffer line lies 200
feet from the creek to the rear of lot #2 just south of Dairyland Road. The floodplain
and buffer widen to 450 feet in the broad meander behind lot #5 where public
dedicated passive recreation land belongs to Orange County.
In the Concept Plan for the subdivision, the applicant proposed public and private open
space adjacent to Morgan Creek. This space is designated as a greenway location in
the Joint Planning Area Land Use Plan.
Orange County holds passive recreation easements and owns properties along Morgan
Creek which were acquired during the subdivision of Durham Estates and Laurel
Springs. These are shown on the Preliminary Plan. Greenway dedication was required
along Morgan Creek for adjacent subdivisions. The Preliminary Plan illustrates these
other recreation dedications acquired by the County during subdivision of tracts
adjacent to the creek on the east side. In the Durham Estates Subdivision, a 60-foot
public greenway easement was dedicated in 1990 and deeded to the County to provide
access from Dairyland Road to a 2.6-acre parcel located on both sides of the creek. In
the Laurel Springs Subdivision, a 60-foot public greenway easement--to the south of
the abovementioned County-owned land--was dedicated during development in 1986.
This easement runs for about 500 feet along both sides of the creek and then solely on
the east side.
The proposed subdivision lies within the Chapel Hill District Park Service Area. The
applicant proposed dedication of 1.3-acres in a 22-foot wide private open space
corridor to Orange County for public recreation as required by Section IV-B-7-b-2 of
the Subdivision Regulations.
The Recreation and Parks Advisory Council considered the applicant's proposal to
dedicate recreation land at its March 4, 1997 meeting. It recommended that payment
be made in lieu because previous dedications in Durham Estates and Laurel Springs
had already created a continuous greenway along the entire length of Morgan Creek
from Dairyland Road to the southern boundary of the property. The calculated amount
will be $10,920 (minutes attached).
The preliminary plan delineates a 100-meter wide (328 feet) wildlife corridor on the
west side of Morgan Creek, encompassing from 1/3 to 2/a of the area of each of the nine
five-acre lots lying between Oxbow Crossing Road and the southwestern bank of
Morgan Creek. The creek is a major link in the County's wildlife corridor network,
connecting three natural areas: Pickards Mountain to the northwest, Calvander Bluff
and Bottom just to the southeast, and McCauley's Mountain at University Lake farther
to the southeast. The wildlife corridor would be protected from building construction,
fences, and other physical obstructions, clearing of vegetation, and other activities
which could inhibit its function as a wildlife habitat and corridor linking with other
3
" habitats identified in the 1988 Inventory of the Natural Areas and Wildlife Habitats of
Orange County.
The Planning Board approved the Concept Plan on March 6, 1997.
The Planning Board recommended the Preliminary Plan on July 2, 1997. The Board
voted 11 in favor with one abstention (Brooks, whose firm will be marketing the
property).
RECOMMENDATION: The Administration recommends approval of the Preliminary Plan for Oxbow
Crossing on Morgan Creek per the attached resolution.
4
RESOLUTION
OF THE
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS
Date August 4, 1997
Name of Subdivision Oxbow Crossing on Morgan Creek
Owner/Applicant John D. Hartle
The Board of County Commissioners hereby approves Oxbow Crossing on Morgan Creek
Subdivision preliminary plat, dated May 6, 1997, and containing 27 lots, subject to fulfillment of
requirements specified herein.
All roads in the subdivision shall be irrevocably dedicated to the general public and be
constructed to standards of the North Carolina Department of Transportation (NCDOT). The
approval of this resolution authorizes and directs the Orange County Manager to accept for the
County, and on behalf of the public generally, the offer of dedication of Oxbow Crossing Road,
Oconee Court, and Galax Court. This acceptance of dedication to the general public shall be
without maintenance responsibility. These roads shall be maintained by the owner/applicant until
such time as they are accepted for maintenance by NCDOT or some other governmental body.
Before the Final Plat of Oxbow Crossing on Morgan Creek Subdivision can be recorded:
A. Sewage Disposal
1. Each residential lot shall contain adequate septic disposal and repair areas,
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 Division of Environmental Health.
B. Roads and Access
1. Oxbow Crossing Road shall be constructed to NCDOT standards within a
50-foot right-of-way, and Oconee and Galax Courts shall be constructed to
NCDOT standards within 45-foot rights-of-way. Construction shall be inspected
and approved by NCDOT.
OR
5
A letter of credit or escrow agreement or other security shall be submitted to
secure construction of Oxbow Crossing Road and Oconee and Galax Courts to
NCDOT standards. An estimate of the construction cost must be prepared by a
certified/licensed engineer or grading contractor and submitted to the Orange
County Planning Department. The financial guarantee must reflect 110 percent 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. 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.
3. Approved street name signs shall be erected at all intersections, as required in
Section IV-B-3-c-12 of the Orange County Subdivision Regulations. The
applicant shall submit evidence that signs are in place, or a receipt for purchase of
signs shall be submitted to the Planning Department.
4. Access to all lots shall be from interior streets only.No lots shall have direct
driveway access onto Bethel-Hickory Grove Church Road.
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 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 the development restrictions and requirements document to be
prepared by Planning Staff and recorded concurrently with the Final Plat.
2. Drainage easements as required shall be located following review and approval of
the Erosion Control Plan.
3. A Stream buffer as proposed on the Preliminary Plat shall be contained entirely
within the open space area indicated on the Preliminary Plan. The width will
range from 70 to 155 feet beyond the 100-year flood line, depending upon
e
6
vegetative cover types and percent-of-slope calculations as set forth in Article
6.23.7 of the Zoning Ordinance.
4. Drainage culverts shall be sized and located as required by NCDOT and the
Erosion Control Officer.
E. Parkland
1. Cash in the amount of$10,920 ($455 X 24 lots) shall be paid to Orange County as
payment in lieu of parkland dedication. There are 24 new lots to be created in the
27-lot subdivision.
2. Open space to be shown on the Final Plat shall be in the form of easements for
recreation/open space use by residents of the subdivision.
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 Subdivision Regulations.
2. The following easements shall be shown on the plat:
a. Drainage easements as required above in¶D.2.
b. Power easements as shown on the Preliminary Plat.
3. Minimum building setbacks 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, as provided in Section V-D-6-b of
the Subdivision Regulations, signed by the landowner and developer shall be on
the face of the plat and included in a document describing development
restrictions to be recorded concurrently with the Final Plat.
3. NCDOT shall certify that Oxbow Crossing Road, Oconee Court, and Galax Court
have been constructed to State standards or that construction plans have been
approved.
4. A Certificate of Approval shall be signed by the Planning Department.
i
7
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
f
8
APPLICATION FOR PRELIMINARY PLAN APPROVAL
MAJOR SUBDIVISION 8/93 j
ORANGE COUNTY
DATE: `
PLEASE TYPE OR PRINT (INK ONLY)
SUBDIVISION NAME: L�')XBozj
LOCATION: CD�Y)��2 �� ��Tt/GC hiC,i✓D/?� �I��yE �f/�,Q Af�l/2y�flr►C �°Q
OWNER/DEVELOPER:
ADDRESS: oZ fT TELEPHONE NO.: /y Z
�l D O Z 7 7/0
AGENT/CONTACT: \7 �tl YM/2L4 TELEPHONE NO.: 0(07 7
A. SUMMARY INFORMATION: /// !�
Orange County Tax Msp Block� Lot(s) 7• Township C 111IPf L
Zoning District(a):
Total Number of Acres: Phases:
Total Number of Lots: �_Average Lot Size: <- Minimum Lot Size: AG
Number/Type of Structures: (existing) E.p S ? (proposed) 2-LO
Lineal Feet in Streets: 3100 Acres in Open Spsce:2 �,lpli _ W/4,0 4r�_
Water Supply: Public (specify) Community X Individual
Wastewater Disposal: Public (specify) Community ly Individual
School District: C C Fire'District: ASS
General Land Uses in Area: i C, Ckt C
Critical Areas:�� stream/drainageways DU flood prone areas
W watershed (specify) e2eaL historic"sites
other (explain) M Ole! L 2 Grp/
Is the property to be subdivided currently under 'farm use value taxation'1 Yes (' No_. If 'yes',
please contact the Orange County Tax Office. Subdivision of the property may require payment of
deferred taxes under 'farm use value taxation'.
B. All plats must be submitted on sheet no smaller than one inch equals two-hundred feet 0' 200') and
no larger than one inch equals twenty feet (1' 20') and must contain the follow)ng'information:
ji subdivision name zoning of tract and adjacent
L7 name &address of owner(s) properties
name & address of subdivider building setback lines by notation
(if other then owner$ or typical lot layout
name of surveyor, engineer, location and width of existing and
C landscape architect or architect, proposed easements (drainage,.
address,registration I and seal / utilities, roads, etc.)
> , (tide) Preliminary Plan 1/ existing, proposed and adjoining
? { scale, north arrow, rights-of-weV
y (V 1.7- daft Gncluding revision dates) and street names land state
r= 44 "In township,tax map4lock-iat numbers. Lineal feet of road
.61 w references centerlines and approximate
'� ✓ � Parent Parcel Identification 0 acreage of now street rights-of-
cu c ✓ deed book and page r of property. way .
`++ to be subdivided ' existing and proposed utilities,
boundary described Y�th bearings including type, sizes, hydrants,
S W and distances valves, manholes�a�.
total acreage of the tract end' ✓<? existing and propoe�o 4arbe;
Y m acreage of loti, including and culverts,including
U a excluding area within rights-of- sizes and grades
N way - location and width of alleys,
l control corner sidewalks, bike lanes, transit
systems, and bus stops
(please complete reverse side)
� � 9
✓ i proposed lot lines with dimensions tYolcal street cross-sections ano
�- lot & block numbers intersection details including
► — phasing lines design and width of traveiwev and
a _yam topography at ten foot (10) 1 / shoulders
^� intervals ✓ 4h-7matal At naa3am and general
o water bodies, streams, floodway curve data (public roads)
a) end floodplains ✓ _; centerline radius on all proposed
V) ` stream buffers
� streets
location and size of parcels I✓ Permanent features such as
V) U dedicated for public use, buildings, cemeteries, historic
m recreational use or reserved in landmarks
o common, with purpose noted """'''> adjoining lot layout names of
u ✓' %> >": impervious surface data (if located adjoining property owners. If
in water supply watershed) subdivided, subdivision plat name,
C) _ vicinity map showing general plat book & page number, and
a to location of subdivision with streets perimeter lot numbers.
o and roads identified by State road location and size of lots of
U number and name restricted development potential
-14 ✓ landscaping and buffer and notation on plat regarding
U
a� M requirements same
U (4) township, corporate and extra- ✓ '`` stormweter 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) copies of the preliminary plat.
vZ. One full size copy of an Orange County Tax map Iwith tax parcels involved clearly marked in
pencil).
3. Where municipal or OWASA sewer is not available, a copy of the Preliminary Plat indicating
Health Department soils analysis approval/denial 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).
5. Auxiliary documents, in drab form, prepared in accordance with Section VL of.this Ordinance
which assure completion end/or maintenance of improvements required by this Ordinance.
Such documents may include, but not be limited to, a private road maintenance <Cra Ment, and
articles of incorporation and restrictive covenants pertaining to a homeowner's association.
These documents may be required as necessary as evidence that the ordinance requirements
are being met.
4-)0
8. Fee - *369.00 plus $5.00 per lot 0 fee for preliminary and final plat).
7. If the subdivision contains 10 lots or more the following information $half be submitted with the
application:• -
a. Number of'ysan to buildout.
b. Number of houses to be built during ea" e year to buildout.
C. Average price of houses including lots for each year to buildout �oQl/L2
I, the applican ( hereby certify that the foregoing application is complete and occur a.
AP C �^'S/SIG TURE OW IG A E
DATE DATE _T
FEES: Amount 60$-. o o Oats Paid 'S- f 3- 17 Receipt # 12S 13 4-
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13
FISCAL IMPACT ANALYSIS FOR OXBOW CROSSING SUBDIVISION
RESIDENTIAL SERVICE STANDARD APPROACH
Prepared by
The Orange County Planning Department
June, 1997
PROJECT DESCRIPTION
Oxbow Crossing is a proposed 27-lot subdivision located on Morgan Creek in Chapel
Hill Township. The lots are accessed by 3,500 feet of new public roads (Oxbow Crossing
Road, and Oconee and Galax Courts). Oxbow Crossing Road will intersect with the east
side of Bethel Hickory Grove Church Road (SR 1104). The current zoning is RB - Rural
Buffer(UNIV-PW). The average lot size is 3.36 acres, with individual lots ranging from 2.0 to
5.1 acres Lots will be served by individual septic systems and wells.
Project build-out is estimated at three years. Housing units will be constructed at a
rate of nine per year 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 $300,000 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
Bureau of Economic& Business Research -University of Florida 14
Modified 4115/97 -Orange County, NC Planning Department
SECTION 1 - PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT:
PROJECT: Oxbow Crossing
TOWNSHIP: _ Chapel Hill
CONSTRUCTION PERIOD:
Beginning Year. 1998
Ending Year: 2001
Inflativrt�tat�. 250%
CHARACTERISTICS OF HOUSEHOLDS:
Persons/House:, ENTEK!V BESIDE APPLICABLE SCHOOL DISTRICT BELOW: - 2.56
Children/House: ENTER 1 BESIDE APPLICABLE SCHOOL DISTRICT" " BELOW. 0.63
o NEltiiirty :, 10000°fcR
HOME SALES DATA:
Average Distribution
Number of Sales Price of Units
Year Homes (S) by Year
308,0 .3333?
1999 9 300,000 33.33%
20001" � � � Q% 33.33%
2001 0 0 0.00%
2G
OZ
0:00%'
2003 0 0 0.00%
2004 0. Or, OOOsfo
2005 0 0 0.00%
20061 _ t 0.00%
2007 0 FO 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 Courify ( 0 :., ECertentary c ' :.571
Middle School 22%
Chapel Hill- errt ( 1 Hig i c o - 21%
15
SECTION 6 - SUMMARY OF PROJECTED DEMOGRAPHIC/FISCAL IMPACTS
YEAR 1998 1999 2000' 2001 2002
HOUSING UNITS 9 18 27 27 27
POPULATION 23 46 69 '+ 69 69''
SCHOOL CHILDREN
Elementary 3 6 10 10 10`
Middle 1 2 4 4 4
High School 1 ! 2 4,' 4 4'
TOTAL &, 11 17.' 17 17
COUNTY EMPLOYEES 0:.1 0.25 0.37 0.37 0.37
SCHOOL EMPLOYEES 0,26 0.50 : 01,5 0.75 0.76
TAX BASE($1000) 2700 5468 830+x' 8512 8725
COUNTY BUDGET($)
Revenues 25962; 52726 82245 84301
Expenditures 183€3 37707 57974 59423 60909
BALANCE 751 15020 22265':•; 22822 23392'
SCHOOL DISTRICT BUDGET($)
Revenues 34143' 107129" 109807 112552`
Expenditures 3239&ti 66416 10211 5-1 104668 107285
BALANCE 1715)= 3387 5014'' 5139 5268:
COMBINED BUDGETS(5)
Revenues 80'00, 122530 '1873 192052 .196853
Expenditures 5t?79 104123 16x00$ 164091 168194
BALANCE 9309(,' 27271t`' 27961 28660
YEAR 2003.' 2004 : 2005P 2006 2007';
HOUSING UNITS 27, 27 21 27 27
POPULATION b '" 69 69 69 69
SCHOOL CHILDREN
Elementary 1Q ` 10 '1 10 10
Middle 4- 4 4,*j 4 4
High School 4 4r_ 4 4
TOTAL 17 17 17
COUNTY EMPLOYEES 03F 0.37'' 0.371 0.37 0.37
SCHOOL EMPLOYEES 0.75 0.75 ` 0675 0.75 0.76
TAX BASE($1000) 8 9166 93W 9630 9871 ;
COUNTY BUDGET(5)
Revenues 86409 88569 90783 93053 95379
Expenditures 62432 63992 692; 67232 68913
55
BALANCE 23977 24576 2019' 25821 26466
SCHOOL DISTRICT BUDGET($)
Revenues 115366 118250 121217 124237 127343
Expenditures 109967 112716 115534; 118422 121383'
BALANCE 5395 5534 5673 5814 5960
COMBINED BUDGETS($)
Revenues 201775 206819 211990 ' 217289 222722
Expenditures 172399 176708 181126 185654 190296
BALANCE 29376 30111 30863 31635 32426
SECTION 7 - SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS 16
SCHOOL DISTRICT DATA:
School District: School Attendance:
Orange County NO ) Elementary;School 57%
Middle School 22%
Chapel Hilt-Carrboro YES High School 21%7,01
YEAR 1998 1999 2000 2001 2002
SCHOOL CHILDREN
Elementary 3 6 1 } 10 10
Middle 1 2 ,: 4 4
High School 1: 2 4 4 4=
TOTAL 11 17 17
YEAR 2003 2004 2005 2006 2007
SCHOOL CHILDREN
Elementary f�- 10 10 10
Middle
4 4 4 4 4
High School 4 ' 4 4 , 4 4
TOTAL 1�7: 17 1 17 17',
SCHOOL CAPACITIES-ALL SCHOOLS CURRENT ENROLLMENT-ALL SCHOOLS
Elementary. :E enta `: 3922
Middle
2104 Middle 1897
High School" 26CS Hl lt'.ScIoI 2110
TOTAL 8457 TOTAL 7929
YEAR 1998 1999 2000 2001 2002
PROJECTED ENROLLMENT
Elementary 3925 3928
39W 3932 3932
Middle 1898x' 1899 19ft1 1901 1901
High School 2111 2112 2114 2114
TOTAL 7$ 7940 7L 7946 7946
YEAR 2003 2004 2005 2006 2007
PROJECTED ENROLLMENT
Elementary 3932 ' 3932 3932 3932
Middle 1901 1901 190t 1901 1901
High School 2114 2114 2114° 2114 2114
TOTAL 794& 7946 7946 ' 7946 7946
Orahge County Planning Board Minutes July 2 , 1997 17
MOTION: Walters moved approval as recommended by the Planning Staff. Seconded
by Price.
VOTE: Unanimous.
(4) Oxbow Crossing
(Chapel Hill Township-27 Lots)
Presentation by Jim Hinkley.
The proposed subdivision is located at the southeast comer of Dairyland
Road and Bethel-Hickory Grove Church Road. The proposed development
is composed of three parcels of record ranging in size from 22 to 38 acres.
The total tract consists of 97.11 acres. The 27-lot proposal is skirted on the
east by Morgan Creek which flows directly into the University Lake
Reservoir. The creek has been designated as a greenway in the Joint
Planning Area Land Use Plan and as a wildlife corridor in the 1988
Inventory of the Natural Areas and Wildlife Habitats of Orange County.
N-C—
The property is zoned RB(UNIV-PW)-Rural Buffer(University Lake
Protected Watershed). (Flexible Development regulations do not apply in
the Rural Buffer.)
All lots will be served by new public roads,with driveways limited to
interior streets. No lot will have direct access to Bethel-Hickory Grove
Church Road. Current access to the existing residence on lot#12 will be
abandoned and a new access will be provided to Oxbow Crossing Road.
Lots#8,#9,
 and lots#22 will share joint driveways as shown
on the preliminary plan and documents have been prepared for recordation.
The calculated stream buffer width adjacent to Morgan Creek ranges from
70 to 155 feet beyond the 100-year flood line,depending on vegetative
cover type and percent-of-slope calculations. Including the floodplain,the
stream buffer line lies 200 feet from the creek to the rear of lot#2 just south
of Dairyland Road. The floodplain and buffer widen to 450 feet in the
broad meander behind lot#5 where publicly dedicated,passive recreation
land belongs to Orange County.
In the Concept Plan,the applicant proposed public and private open space
adjacent to Morgan Creek. This space is designated as a greenway location
in the Joint Planning Area Land Use Plan.
Orange County holds passive recreation easements and owns properties
along Morgan Creek which were acquired during the subdivision of
Durham Estates and Laurel Springs. Greenway dedication was required
along Morgan Creek for adjacent subdivisions.
The applicant proposed dedication of 1.3 acres in a 22-foot wide private
open space corridor to Orange County for public recreation as required by
Section IV-B-7-b-2 of the Subdivision Regulations.
e
18
e
The proposed subdivision lies within the Chapel Hill District Park Service
Area. The Recreation and Parks Advisory Council considered the
applicant's proposal to dedicate recreation land at its March 4, 1997
meeting. It recommended payment-in-lieu because previous dedications in
Durham Estates and Laurel Springs have already created a continuous
greenway along the entire length of Morgan Creek from Dairyland Road to
the southern boundary of the property. The calculated payment will be
$10,920.
The preliminary plan delineates a 100-meter wide(328 feet)wildlife
corridor on the west side of Morgan Creek,encompassing from 1/3 to 2/3
of the area of each of the nine five-acre lots lying between Oxbow Crossing
Road and the southwestern bank of Morgan Creek. The creek is a major
link in the County's wildlife corridor network connecting three natural
areas: Pickard Mountain to the northwest,nearby Calvander Bluff and
Bottom just to the southeast,and McCauley's Mountain at University Lake
farther to the southeast. The wildlife corridor would be protected from
building construction,fences,and other physical obstructions,clearing of
vegetation, and other activities which could inhibit its function as a wildlife
habitat and corridor linking with other habitats identified in the 1988
Inventory of the Natural Areas and Wildlife Habitats of Orange County.
Hinkley noted that, in the Resolution of Approval, under E. Parkland,#2
should read: Open space to be shown on the Final Plat shall be in the form
of easements for recreation/open space use by residents of the subdivision.
With the one change in the Resolution,the Planning Staff recommends
approval of the Preliminary Plan for Oxbow Crossing per the Resolution of
Approval(an attachment to these minutes on pages ).
Price asked if there would be jurisdictional problems with fire district
designation. Hinkley responded that information received from the Fire
Marshall did not address this concern. He stated that he would get further
information from the Fire Marshall on this concern.
Katz asked for clarification of the easement. John Hartley,developer,
responded that the easement is a twenty foot trail easement along the creek
accessible to the residents of the subdivision.
Barrows asked about the creek being designated as a greenway. Collins
responded that Morgan Creek was designated as a greenway on the Joint
Planning Area Land Use Plan which means that it is a public pedestrian and
bicycle trail on the east side. On the side of this development, it is a
private easement for the subdivision.
MOTION: Katz moved approval as recommended by the Planning Staff. Seconded by
Hoecke.
VOTE: I 1 in favor.
I abstained(Brooks-due to the fact that her firm will be marketing the
property).
AGENDA ITEM##9: ITEMS HEARD AT PUBLIC HEARING(5/27/97)