HomeMy WebLinkAboutAgenda - 12-17-1996 - 8i i
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ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: December 17, 1996
Action Agenda
Item #. 194
.SUBJECT: Clarence Loftin-Preliminary Plan
ACTION BY: January 31, 1997
DEPARTMENT: Planning& Inspections PUBLIC HEARING: Yes X_No
BUDGET AMENDMENT REQUIRED: Yes_ ,_No
ATTACHMENT(S): INFORMATION CONTACT: Emily Cameron
Resolution of Approval Extension 2580
Application
Vicinity Map
Preliminary Plan
Private Road Justification TELEPHONE NUMBERS:
Staff Evaluation of Hillsborough -732-8181
Private Road Justification Durham - 688-7331
12/4/96 Draft Planning Board Minutes Mebane -227-2031
Chapel Hill -967-9251
PURPOSE: Consideration of the Preliminary Plan for the Clarence Loftin property.
BACKGROUND: The property is located in Cheeks Township on the west side of Frazier Road(SR
13 10)two-thirds mile south of West Lebanon Road(SR 1306). It is situated on the
ridge line between the Upper Eno and the Back Creek protected watersheds,which
is also the boundary between the Neuse and Cape Fear River basins. The zoning is
Rural Residential (R-1), Upper-Eno-PW,and Back-PW.Adjacent land uses are
residential.
The total acreage of the tract is 17.1 acres.Nine(9)new residential lots are
proposed that range in size from 1 to 6 acres. All lots will be served by individual
wells and septic systems.
A private Class B road is proposed to provide access to all nine lots from Frazier
Road. The applicant's private road justification is included in the attachments
followed by the Staff evaluation of the justification. With the Preliminary Plan,the
applicant has submitted restrictive covenants to ensure tree protection, larger
setbacks/building envelopes,and to prohibit further subdivision.
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The private road is justified through the property's location in protected
watersheds, lower density than the maximum allowed, larger setbacks than the
minimum required, landscaping to screen the view of the eastern lots from the
public road, and covenants to protect open space and limit clearing of trees. In
addition, the subdivision design proposed is consistent with other subdivisions in
the Frazier Road area which include short private cul de sacs and 2-acre average
lot sizes.
On December 4, 1996,the Planning Board voted unanimously to recommend
approval of the Preliminary Plan for the Clarence Loftin Subdivision with a Class
B private road according to the conditions contained in the attached Fesolution of
Approval.
RECOMMENDATION: The Administration recommends approval of the Preliminary Plan for the
Clarence Loftin subdivision per the Planning Board recommendation.
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RESOLUTION
OF THE
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS
Date January 21. 1997
Name of Subdivision Clarence Loftin Property
Applicant Jeff Peloquin
The Board of County Commissioners hereby approves the Clarence Loftin subdivision preliminary
plat, dated September 9, 1996, and containing 9 lots, subject to the fulfillment of requirements
specified herein.
Before the Final Plat of the Clarence Loftin 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.
B. Roads and Access
1. Alton Court shall be constructed to Class B private road standards within a 50-foot
right-of-way. Alton Court 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 an escrow agreement shall be submitted to secure construction and
inspection of Alton Court to Class B private road standards. An estimate of the
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construction and certification costs including a 10% contingency factor 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 certified by a North Carolina Professional Engineer or a North Carolina
Registered Land Surveyor.
2. Any necessary erosion control measures for construction of the road shall be provided
during construction until the shoulders and ditches have been stabilized.
3. A Private Road Maintenance Agreement for Alton Court shall be submitted to the
Planning and Inspections Department and approved by the County Attorney.
4. A provision that there be no further subdivision of any lot created by this subdivision
shall be included in a document describing development restrictions and requirements to
be prepared by Planning Staff and recorded concurrently with the Final Plat.
5. A driveway permit for access to Frazier Road shall be obtained from the North Carolina
Department of Transportation.
6. Lots 1 through 9 shall access onto Alton Court. This restriction shall be stated in a
document describing development restrictions and requirements to be prepared by
Planning Staff and recorded concurrently with the Final Plat.
7. An approved street name sign shall be erected at the intersection of Frazier Road and
Alton Court 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.
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.
- The applicant shall secure landscape installation through a letter of credit or an escrow
agreement. An estimate of the cost of required plantings and their installation including
a 10%contingency factor must be provided. The financial guarantee shall reflect 110%
of the estimate and be issued by an accredited financial institution licensed to do
business in North Carolina.
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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, as pursuant to Article 6.23.3 of the Zoning Ordinance shall be
included in a document describing development restrictions and requirements to be
prepared by Planning Staff and rocorded concurrently with the Final Plat.
E. Parkland
1. Cash in the amount of$3864 [(2 x$455)+(7 x$422)] shall be paid to Orange County
as payment in lieu of parkland dedication.
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 natural and man-made site features shall be shown on the plat: (Include
streams, rivers,ponds, lakes, swamps,marshes, sites in "Inventory",houses,barns,
sheds,railroads,overhead utility lines, cemeteries)
a. stream on the western portion of lot 5.
3. A setback of 60 feet shall be maintained as measured from the edge of rights-of-way of
Frazier Road and Alton Court. Side yards shall be a minimum of 30 feet, and rear
yards a minimum of 30 feet. Lots 4 and 5 are subject to building envelopes as indicated
on the Preliminary Plat. These setback requirements and building envelopes with
dimensions shall be shown on the Final Plat,and referenced 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 land owner and developer
shall be on the face of the plat and included in a document describing development 6
restrictions to be recorded concurrently with the Final Plat.
3. A Certificate regarding private road access and maintenance signed by the land owner.
4. The Division of Environmental Health shall certify that each lot contains a suitable area
for septic disposal.
5. A Certificate of Approval signed by the Orange County Planning and Inspections
Department.
Signature of Applicant Clerk to the Board
I, , accept the above listed conditions of subdivision approval, and
acknowledge that each must be met prior to recordation of the final plat.
Applicant Date
APPLICATICIN FOR PRELIMINARY PL 114-N APPROVAL
MAJOR SUBDIVISION 7
ORANGE COUNTY:-- ��' oM -
A1 0-1(0' 1LpATE AVC, 30
PLEASE TYPE OR PRINT (INK ONLY)
SUBDIVISION NAME: GL�Ay-sMGE LAFTI&I MAJoV- 5U13DI V 1S 100
LOCATION: W. OF T.CKASIE(L -? f r)
WNER EVELOPER: CLA(Mf4CF- LOFTI Al
ADDRESS: 32t Tlewme eD TELEPHONE NO.:-;�-?,/-, 3
D()(CKk^ &1G Z7-713
AGENT/CONTACT: 75FF faLoQtUW TELEPHONE NO.: 17-1
3212 TWIA STIAASCWCL HILL-
A. SUMMARY INFORMATION:,'
Orange County Tax Map Block Lot(s) 94 t Z OTownship Cff5EK5
Zoning District(s):
Total Number of Acres: ('(, Phases:
Total Number of Lots: �_Average Lot Size: Minimum Lot Size: I\C
Number/Type of Structures: (existing) O (proposed) 9 "le-'fAl"44 AymcS
Lineal Feet in Streets: 5(00, Acres in Open Space: -r
Water Supply: 14eis ,I9 Public (specify) Community_ Individual
Wastewater Disposal: Public (specify) Community Individual
School District: Fire District:
General Land Uses in Area: 9ES/DENT/j A612Kul-TORAL-
Critical Areas: stream/drainageways flood prone areas
W-K.t U-ENO watershed (specify) historic sites
other (explain)
Is the property to be subdivided currently under"farm use value taxation"? 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 (1"=200') and
no larger than one inch equals twenty feet 0 201 and must contain the following'information:
subdivision name ✓ :> s!"' zoning of tract and adjacent
/ name &address of owner(s) properties
name &address of subdivider ✓ building setback tines by notation
..::; ....... typical lot layout
(if other than owner) or out
�, ''>'.>fz '• name of surveyor, engineer, ✓ location and width of existing and
C landscape architect or architect, proposed easements (drainage,
G address, registration # and seal utilities, roads, etc.)
(n .�:�::�� (title) Preliminary Plan :;: "::"�•';:':x` existing, proposed and adjoining
scale, north arrow rights-of-way including dimensions
date (including revision dates) and street names and state road
E ✓ " 3<
township,tax map-block-lot numbers. Lineal feet of road
, 44-4 references centerlines and approximate
•'-4 C ✓ Parent Parcel Identification # acreage of new street rights-of-
-0 �+ '}» deed book and page # of property way
-0 ++ to be subdivided >= :' ' existing and proposed utilities,
(o ,/ boundary described with bearings - including type, sizes, hydrants,
CL °) and distances valves, manholes
U
�0 ✓ total acreage of the tract and existing and proposed curbs,
o acreage of lots, including and gutters and culverts, including
excluding area within rights-of- `Are sizes and grades
CD co
way location and width of alleys,
L) Cn
✓ >s? z control corner sidewalks, bike lanes, transit
systems, and bus stops
(please complete reverse side)
tyr street cross-sections and
proposed lot lin#. ith dimensions
✓ lot & block numbers intersection details including
phasing lines design and width of travelway and
topography at ten foot (10) shoulders
intervals
horizontal alignment and general
0 water bodies, streams, floodway curve data (public roads)
and floodplains
a)
centerline radius on all proposed
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stream buffers streets
CD location and size of parcels NA permanent features such as
U3 U dedicated for public use, buildings, cemeteries, historic
E .14 landmarks
Q) 4.4 recreational use or reserved in
-W 4.4
4 0 common, with purpose noted adjoining lot layout names of
✓ .. impervious surface date (if located adjoining property owners. If
in water supply watershed) subdivided, subdivision plat name,
a) V11 vicinity map showing general plat book & page number, and
I M perimeter lot numbers.
CL a) location of subdivision with streets
E �4 A location and size of lots of
0 M and roads identified by State road
number and name restricted development potential
landscaping and buffer and notation on plat regarding
(V cc requi,-iments same
LO
Al stormwater detention and/or
U township, corporate and extra-
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.
2. One full size copy of an Orange County Tax map (with 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 draft form, prepared in accordance with Section-VL of.this Ordinance
which assure completion and/or maintenance of improvements required by this Ordinance.
Such documents may include, but not be limited to, a private road maintenance agreement, 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.
a. Fee - $350.00 plus $5.00 per lot 0 fee for preliminary and final plat).
7. If the subdivision contains 10 lots or more the following information shall be submitted with the
application:
a. Number of years to buildout.
b. Number of houses to be built during each year to buildout.
C. Average price of houses including lots for each year to buildout.
1, the applicant, hereby certify that the foregoing application is complete and accurate.
PPLICANT YSIGNATURE OWNER'S SIGNATURE
NG A\)& 3d 119 1&
DATE DATE
FEES: Amount Date Paid X17 140 -9G Receipt #
Clarence Loftin
s AC. 7E 9
Applicant: Jeff Peloquin '� y = �•;,
Zoning: Rural Residential (R-1) ' u 6242 ; ,256 1 =
Back Creek Protected Watershed '162N Z
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/.�;: � $ 7.1 " tl955 7J 9 334`',
and Upper Eno Protected Watershed _�
Land Use Element: Twenty Year Transition 5\ : -
7G 195
878 7K 2620
and Water Supply Watershed .. .3'Zv2A0 267co- W' '2 BQO�
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Z3 PELOQUIN t;ONSTRUCTIOK INC.
Zo
June 19, 1996
Emily Cameron
Orange County Planning Dept.
306-F Revere Rd
Hillsborough NC 27278
RE: Private Road Justification for Loftin 9-lot Subdivision
We would like to request a private road for this subdivision for the following
reasons:
1. Most important to us, although not a criteria of the Orange County, is the
affordable nature of the lots. We are promoting modular or nice double-wide
homes with permanent foundations as in keeping with the general vicinity. Should
we construct a D.O.T. road, the lots become more expensive and out of the reach
of many potential home owners.
92 000
2. The average lot size is WWW sq. ft. which is double the minimum lot size for
the zoning. This helps by limiting the impervious surface and with less homes
overall, keeps the subdivision more natural and less congested or developed.
3. We have proposed larger lots in the back and want to create"Building
Envelopes" for the 2 larger lots. This would help by keeping a buffer of natural
vegetation.
4. We also propose to increase the set backs by 50% to increase the natural
butter. We feel this would help with the rural character of Orange County as well.
5. We want to install trees along the first section of the road into the subdivision
where the property has been in farm use. We want to enhance the existing
natural setting In the area by planting screening trees closer together than DOT
would allow with a paved road. This would also help with impervious surface
control.
We hope that these criteria will help persuade Planning of the importance of
keeping road as a Class 'B' for this subdivision.
Sincerely,
Jeff P`e`loquin
3212 TWIN STREAMS ROAD • CHAPEL HILL, NC 27516 • (919) 929-7839
J
ORANGE COUNTY PLANNING DEPARTMENT
306F REVERE ROAD �1
HILLSBOROUGH, NORTH CAROLINA 27278
STAFF EVALUATION OF PRIVATE ROAD JUSTIFICATION
SUBDIVISION: Clarence Loftin Property - Preliminary Plan
DATE: November 22, 1996
The standards contained in the Subdivision Regulations pertaining to public and private roads are
listed below as amended 8/8/94. The Planning Staff comment regarding each is provided in
italics.
IV-B-3-d-1. Roads -Public roads are generally required in all subdivisions and will be
required where it is found that:
1. The subdivision roads would be accepted by the State for maintenance if:
a. They are built in a manner which satisfies the minimum State design and
construction criteria for subdivision roads; and
(If the road were built according to State construction standards, it would create
more disturbance and impervious surface than the proposed private road and
would impact two protected watersheds.)
b. They would satisfy other requirements for addition to the State
maintenance system, including, but not limited to,the general density
standard of at least two occupied residences for each one-tenth of a mile
of subdivision road; or
(A cul-de-sac less than two tenths of a mile long must provide ingress and egress
for at least four[41 occupied residences in order to meet the State's density
requirement. If the road were built to State standards, the road would be eligible
for State maintenance when four[4]residences are constructed and occupied.)
2. The subdivision roads extend existing roads which are public; or
(Not applicable)
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3. The subdivision roads are part of a development which is located in an area
designated as Urban or Transition on the Orange County Comprehensive
Plan; or
(The subdivision is located in a Twenty Year Transition Area as shown on the
Comprehensive Plan; however, the subdivision as proposed is consistent with
other subdivisions approved in the area, such as Wedgewood, Frazier Forest, and
Pleasant Woods, which feature short private cul de sacs and 2-acre average lot
sizes.)
4. A proposed road is designated as an arterial or collector on an approved
Thoroughfare Plan for a municipality or in the )range County
Comprehensive Plan; or
('The road is not designated as an arterial or a collector.)
5. The subdivision roads are part of a non-residential development consisting
of office,retail, industrial, and similar businesses, each located on a separate
lot. This provision shall only apply to that portion of a subdivision being
developed for non-residential purposes.
(Not applicable)
However,private roads may be allowed in a subdivision where,in the judgment
of the Planning Board and with the approval of the Board of County
Commissioners, it is found that the nature and location of the subdivision with
respect to other development and the Comprehensive Plan are such that a private
road is justified.
In determining whether to permit private roads in subdivisions,the following
design features will be considered:
1. The location and design of the subdivision is such that it clearly preserves
the rural character of the County through:
a. The provision of lot sizes and building setback lines significantly greater
than required by ordinance provisions. Compliance with this standard is
assured in University Lake Watershed where a subdivision is required to
provide a minimum lot size of five acres. Where the minimum required
lot size is less than five acres, compliance is assured when each lot in the
--subdivision contains at least twice the minimum required lot size; and/or
(The proposed subdivision is located in the Upper Eno and Back Creek
Watersheds where the maximum density is one unit per 40,000 square feet. The
average lot size proposed is 1.9 acres, over twice the minimum. The applicant has
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submitted restrictive covenants to prohibit further subdivision of the proposed
lots. Building setbacks have been increased to 60 and 30 feet (50 percent) and
building envelopes designated on larger lots to control placement of structures.)
b. The retention and/or provision of landscaping and use of clustering of
dwelling units to screen the view of the subdivision from public roads
and/or maintain a wooded or forested character, maintain scenic views,
or preserve wildlife, botanical,historic, archaeological and/or recreation
sites.
(Additional landscaping with evergreen trees and shrubs is proposed to screen
the view of the eastern lots from Frazier Road. The applicant has submitted
restrictive covenants that include provisions for setbacks, building envelopes, and
limits on the clearing of existing trees. The area on lots 4 and 5 outside the
building envelopes is approximately 7.34 acres in size and will remain in its
natural state protecting the existing woods and creek)
c. The preservation of site features which directly enhance the special or
unique cultural,historical, archaeological,or biological characteristics of
the immediate area.
(The subdivision as proposed is consistent with the character of the immediate
area. The larger lots and restrictive covenants will help protect open space)
2. The number, location and/or size of lots to be located in the subdivision are
such that, even if constructed to State standards,the streets would not be
accepted by the State for maintenance due to density or other State
requirements;
(If built to State standards a minimum offour lots must be occupied for the road
to be accepted by the State for maintenance. Refer to the Staff response regarding
density requirements on page 1)
3. Recreation and/or open space areas, including lands containing significant
botanical, wildlife, historic and/or archaeological sites, are to be dedicated
and/or preserved through restrictive covenants in amounts significantly
greater than required by standards for recreation/open space dedication.
(By providing lot sizes and building setbacks that exceed minimum requirements,
more open space is protected than if the minmum standards were met.)
4. Significantly larger than required stream buffers and lot sizes, and/or other
design features are proposed as part of a subdivision to be located in a
Protected Watershed as designated on the Orange County Comprehensive
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Plan to reduce the amount of impervious surface and cause infiltration of
storm water runoff to prevent the pollution of water supply reservoirs.
(This subdivision is located in the Upper Eno and the Back Creek protected
watersheds. No streams that require protection are located on the property. The
stream shown on the western portion of lot 5 will be protected because it is
outside the designated building envelope as shown on the plat and described in
the restrictive covenants. Furthermore, a public road creates more disturbance
[11,400 sgft.]and more impervious surface [2880 sgft.]than a private road.)
5. Topographic and environmental features, such as streams, steep slopes, or
watersheds,that would be adversely affected by the use of roads constructed
to State standards because of factors such as significant amounts of
earthwork(cut and fill)that would contribute to increased runoff of
stormwater and siltation.
(Building the roads to State standards would require clearing and grading
significantly more area than with the proposed private road. A public road must
be a minimum of 18 feet wide instead of 12 feet wide. A proposed public right-of-
way must be cleared entirely of all trees and underbrush. Trees and natural
understory may remain in a private right-of-way,provided there is adequate
clearance for larger vehicles)
6. The site is already developed to 100%of the capacity which could be
achieved after approval of the subdivision and some or all of the non-
conforming aspects of existing development on the site will be made more
conforming as a result of the proposed subdivision, and all conforming
aspects of the development will remain conforming.
(Not applicable)
7. There is only one subdivision road proposed. Its length does not exceed 350
feet. It serves no more than five lots. Its grade does not exceed nine
percent. The land being subdivided is not connected to or is part of another
subdivision required to be served by public roads. In addition,the average
lot size within the subdivision is at least 40,000 square feet.
(Not applicable)
EVALUATION SUMMARY: The proposed private road is justified through lower density,
larger setbacks,protection of natural features, and additional screening. In addition, the
subdivision is located in two protected watersheds where disturbance and impervious surface
should be minimized. Planning Staff recommends that the proposed road be approved as a Class
B private road.
}
D t ru u i Z/4196 FLAMAJI bo4ev NIuUT 5
15
b. Preliminary Plans
(1) Clarence Loftin
(9 Lots-Cheeks Township)
Presentation by Emily Cameron.
The property is located in Cheeks Township on the west side of Frazier
Road(SR 13 10)two-thirds mile south of West Lebanon Road(SR 1306). It
is situated on the ridge line between the Upper Eno and the Back Creek
protected watersheds,which is also the boundary between the Neuse and
Cape Fear River basins. The zoning is Rural Residential(R-1),Upper-Eno-
PW,and Back-PW. Adjacent land uses are residential.
The total acreage of the tract is 17.1 acres.Nine(9)new residential lots are
proposed that range in size from I to 6 acres. All lots will be served by
individual wells and septic systems.
A private Class B road is proposed to provide access to all nine lots from
Frazier Road. The applicant's private road justification and Staff evaluation
are attachments to these minutes on pages .The applicant has
also submitted restrictive covenants to ensure tree protection,larger
setbacks/building envelopes,and to prohibit further subdivision.
The private road is justified through the property's location in protected
watersheds,lower density than the maximum allowed,larger setbacks than
the minimum required,landscaping to screen the view of the eastern lots
from the public road,and covenants to protect open space and limit clearing
of trees. In addition,the subdivision design proposed is consistent with
other subdivisions in the Frazier Road area which include short private cul
de sacs and 2-acre average lot sizes.
On July 9, 1996,the Planning Board approved the Concept Plan for the
Clarence Loftin Property. The subdivision design shown on the
Preliminary Plan is identical to the Concept Plan.
Cameron noted a change in the Resolution of Approval to Item#F 3-
sentence 4 should read:
These setback requirements and building envelopes,with dimensions,
shall be shown on the Final Plat,and referenced in a document
describing development restrictions and requirements to be prepared
by Planning Staff and recorded concurrently with the Final Plat.
The Planning Staff recommends approval of the Preliminary Plan for the
Clarence Loftin subdivision with a Class B private road subject to the
conditions contained in the Resolution of Approval(an attachment to these
minutes on pages ).
Barrows asked about lot 31 on the tax map west of the proposed
subdivision. Her concern was that the adjacent lot was so narrow that
getting road access into the property could be difficult. Cameron
i
pia/96 PLa�N uuCl aie.eD h t,Uc1T'�5 16
responded that the lot appeared to be narrow in proportion to its length,but
that it is probably 300 to 400 feet wide.
Brooks asked what kept lot 6 from being a flag lot. Cameron responded
that technically on the bulb of a cul de sac the minimum frontage is 20 feet.
The lot is shaped like a flag lot,but meets the minimum lot width
requirement.
MOTION: Barrows moved approval as recommended by the Planning Staff with the
addition to F-3 in the Resolution as stated by Cameron. Seconded by
Hoecke.
VOTE: Unanimous.
(2) Holman Heirs Subdivision
(6 Lots-Chapel Hill Township)
Presentation by Emily Cameron.
The property is located in Chapel Hill Township west of the intersection of
Old School Road(SR 194 1)and Moon Ridge road(SR 1973)south of
Jones Ferry Road(SR 1942)in the University Lake Watershed portion of
the Rural Buffer. The tract consists of two lots of record zoned Rural
Buffer and University Lake Protected Watershed. Adjacent land uses are
residential.
There are two existing residential structures,two mobile homes which will
be removed,and a shed on the property. A 100-foot Piedmont EMC power
line right-of-way crosses the eastern portion of the site running north-south.
A 50-foot land use buffer is required adjacent to both sides of the
power line right-of-way.
The total acreage of the tract is 17.18 acres. The land contains a knoll near
the center of the site with northwest facing slopes that range from 10-22
percent gradients.The southeast facing slopes do not exceed 16 percent.
The proposed subdivision consists of two adjacent lots of record as of
October 2, 1989 when the current watershed protection standards were
adopted. The Zoning Ordinance allows the tracts to be combined for
development,provided the resultant subdivided lots do no exceed the sum
of the number of lots which could be created from each lot of record. Out
of 17 acres,the maximum number of lots which could be proposed is eight
(8). Six lots are proposed which average 2.86 acres in size.
Lot 1 and 6 contain existing residences. Each lot will have an individual
well and septic system and will have access to Old School Road via a
proposed private road. The private road will extend an existing private
right-of-way and will follow the existing driveway currently serving the
two residences. The applicant's private road justification and the Planning
Staff's analysis are attachments to these minutes on pages
The private road is justified through the subdivision's location in a
protected watershed,the steep slopes on site,and the fact that the
subdivision will not be visible from the public road. The Planning Staff