HomeMy WebLinkAboutAgenda - 03-08-1995 - VIII-E 1
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: March 8, 1995
Action Agenda
Item #yam
SUBJECT: Phase B Watkins Farm - Preliminary Plan
ACTION BY: April 22, 1995
DEPARTMENT: Planning PUBLIC HEARING Yes X No
ATTACHMENT(S) : INFORMATION CONTACT: Eddie Kirk
Extension 2582
Resolution of Approval
Application
Vicinity Map TELEPHONE NUMBERS:
Private Road Justification Hillsborough - 732-8181
Staff Evaluation of Private Durham - 688-7331
Road Justification Mebane - 227-2031
Preliminary Plan Chapel Hill - 967-9251
Draft 2/20/95 Planning Board Minutes
PURPOSE: To consider the Preliminary Plan for Phase B Watkins
Farm Subdivision.
BACKGROUND: The property is located on the west side of New Sharon
Church Road (SR 1538) . It is zoned Agricultural
Residential with an overlay district of L-ENO-PW, and
designated Agricultural Residential and Lower Eno
Watershed in the Land Use Element of the Comprehensive
Plan.
Land uses in the area include farming and scattered
residential houses. A 1993 traffic count for New
Sharon Church Road indicated 900 trips per day. This
count was taken just south of Schley Road, which is
north of this property.
This tract contains 17. 61 acres. Six (6) new
residential lots are proposed. Lots range in size from
2.25 acres to 4. 11 acres. The average lot size is 2.94
acres. Two streams flow through the property with
stream buffers indicated.
2
The applicant is proposing a Class B private road to
serve the six lots. Phase A of Watkins Farm included
three lots and was previously approved as a minor
subdivision.
The Planning Staff's evaluation of the proposed private
road justification is attached. Because of large lots,
and protection of existing vegetation in the watershed,
the Staff recommends approval of the private road.
The Planning Board approved the Concept Plan for Phase
B Watkins Farm with a private Class B road on October
17, 1994 subject to the following condition:
1. Submit restrictive covenants, and a private road
maintenance agreement for review with the
Preliminary Plan.
These documents were submitted with the Preliminary
Plan.
On February 20, 1995, the Planning Board recommended
approval of the Preliminary Plan for Phase B Watkins
Farm with a Class B private road subject to the
conditions contained in the attached Resolution of
Approval.
RECOMMENDATION: The Administration recommends approval of the
Preliminary Plan for Phase B Watkins Farm with a Class
B private road subject to the conditions contained in
the attached Resolution of Approval.
3
RESOLUTION
OF THE
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS
Date March 8. 199
Name of Subdivision Phase B Watkins Farts
Owner/Applicant lbornas F. Gates
The Board of County Commissioners hereby approves Phase B Watkins Farm subdivision
preliminary plat, dated December 12, 1994 and containing 6 lots in Orange County, subject
to the fulfillment of requirements specified herein.
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. The septic system location may restrict the size and location of improvements.
This disclosure 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. Watkins Farm Road shall be constructed to Class B private road standards
within a 50 foot right-of-way.
Watkins Farm Road 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, escrow agreement, or bond shall, be submitted to secure
construction and inspection of Watkins Farm Road 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
4
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. Submit an erosion control plan for construction of the road.
3. A Private Road Maintenance Agreement for Watkins Farm Road shall be
submitted to the Planning and Inspections Department and approved by the
County Attorney.
4. Sight distance triangles shall be provided at the intersection as required by
NCDOT.
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.
OR
The applicant shall secure landscape requirement installation and preservation
through a letter of credit, escrow agreement, or bond. An estimate of the cost
for required preservation, plantings and their installation 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.
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 recorded concurrently
with the Final Plat.
2. A stream buffer shall be provided as indicated on the preliminary plan.
5
E. Parkland
1. Cash in the amount of$771 ($4,500/acre x 6/35 acre) 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. Streams flowing through the property.
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 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. The Department of Environmental Health shall certify that each lot contains a
suitable area for septic disposal.
4. 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
APPLICATION FOR PRELIMINARY PLAN APPROVAL
MAJOR SUBDIVISION 6
e/ss
ORANGE COUNTY
DATE: 12-11-711
PLEASE TYPE OR PRINT (INK ONLY) /�
SUBDIVISION NAME: R t/ j� tqs FA M
LOCATION: , i rui -5h A R O N 06Rc A FD-W- SR /S 3g
OWNER/DEVELOPER: l�d / '�• fifiC {�! ! t lf?d,wA r 6,472-s
`.►
ADDRESS: ;7,Z0 !r 1 �U TELEPHONE NO.: -
AGENT/CONTACT: jww Z L /1J 1�'/�/'f` TELEPHONE NO.:�
A. SUMMARY INFORMATION:
Orange County Tax Map
Block�[ Lotis► �� Township
Zoning District(s): r
Total Number of Acres: _ LG / Phases: '
Total Number of Lots: r�Average Lot Size: 2 "f' Minimum Lot Size: "2 -1-
Number/Type of Structures: (existing) --- (proposed)
Lineal Feet in Streets: Acres in Open Space:
Water Supply: Public (specify) Community Individual
Wastewater Disposal: Public (specify) Community Individual
School District: Fire*District:
General Land Uses in Area: A - C S - is/f T,4 e-
Critical Areas: �strsam/drainageways flood prone areas '
Z- •E"/VO watershed (specify) historic sites
other (explain)
Is the property to be subdivided currently under"farm use value taxation'? Yes—No_Z.'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 shoot no smaller than one inch equals two-hundred feet (1'=2001 and
no larger than one inch equals twenty feet (1 20') and must contain the foDowing'information:
subdivision name ./ _` zoning of tract and adjacent,
..
name &address of owner(s) properties
name &address of subdivider building setback lines by notation
(if other than owner) or typical lot layout
> :.>s name of surveyor, onginsar, _Z ` .sue location and width of existing and
o landscape architect or architect, proposed easements (drainage,
address, registration p and seal utilities, roads, etc,)
ti MA :-- (t)tie) Preliminary Plan existing, proposed and adjoining
scale, north arrow rights-of-way including dimensions
data Gncluding revision dates) and strsat names and state road
wtownship,tax map-block-lot numbers. Lineal feet of road
4J w references centorlines and approximate
'''q ° Parent Parcel Identificstion # acreage of new street rights-of-
14 dead book and page #of property way
+J w+ to be subdivided ` ME existing and proposed utilities,
� co boundary described ydth bearings including type, sizes, hydrants,
cw and distances valves, manholes
total acreage of the tract and existing and proposed curbs,
acreage of lots, including and gutters and culverts, 'including
excluding area within rights-of- sizes and grades
vwa y location and width of alleys,
control comer sidewalks, bike lanes, transit
systems, and bus stops
(please complete reverse side)
✓ proposed lot lines with dimensions typical street cross-sections and
lot & block numbers intersection details including
phasing lines design and width of travolway and
topography at ton foot (10) shoulders
intervals horizontal alignment and general
o water bodies, streams, floodway curve data (public roads)
and floodplains centerline radius on all proposed
rn
streets
stream buffers
a) location and size of parcels permanent features such as
Cn U dedicated for Public use, buildings, cemeteries, historic
E _4
a) u - recreational use or reserved in landmarks
3 4-4
.-614 common, with purpose noted adjoining lot layout names of
'0 impervious surface data (if located adjoining property owners. If
CD 4 a in water supply watershed) subdivided, subdivision plat name,
.4.) -4
vicinity map showing general plat book & page number, and
CL a) location of subdivision with streets perimeter lot numbers.
I=- �4
0 cc and roads identified by State road location and size of lots of
U *0 number and name restricted development potential
_U 4) and notation on plat regarding
U = landscaping and buffer
-a
w cc requirements same
=
U W township, corporate and extra- :tormwater 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) copiet 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 sower is not available, a copy of the Preliminary Plat indicating
Health Department sails 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-B-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 %CrP-.mont, 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 proliminary and final plat).
7. If the subdivision contains 10 lots or more the following information shall be submitted with the
application:
8. 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 p i nt, hereby certify&that 1h i g application is complat ccurals.
APPLICANT'S SIGN Jfi�U 0 NER A E
DATE DATE
AtT
4>1eZ
-7
FEES:-Amount Wo Date Paid Receipt #
6742 47C PHASE B WATKINS FARM 8
1 Applicant: Thomas L. Merritt
Zone: AR & L-ENO-PW
14 27AcLUP: AR & Lower Eno Watershed
18AC _ ` v s i
CC SS
IA NEW SHARON
UNITED MEETNODIS-
G 7269 CHURCN
2A 9.001
16 =.0
16.59A�,.
4526
25 AC.
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182 28 z l A
0899 96
24. 68 AC. �/� Si 4C .6727
6.8 3 AC. C8
2461
E� CDII 71 AC.
3 8. 14 AC.
- 178 70 IIA
.7051 1012
s
1.604C-9 II 4.62 .AC.
/ ---- / 11B 12A 6696
FU �� /359. 55 8654 AC2 8.04 AC.
O _ 74.6
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IOA ?500 �/� 13A
WAG
ER BEND 13B
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12.25 AC. // ° 9 ` ,r
/2.423AC
4156 [ zs 9. C12
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13 17 .10 9.41 AC. i� (2C 5.2
14. 538 AC. —
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1 13:.5�7F 12D 5.18 AC.
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0846 535.12 8871
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226 S. Churlon Si.. Hillsborough. NC
732-6262
September 23, 1994
PRIVATE ROAD JUSTIFICATION
WATKINS FARM
A private road in this subdivision is appropriate for the following reasons:
L The lots in this subdivision are significantly larger than required. All lots
are at least twice the minimum lot size, and the average lot size(2.94 Ac.), is three
times the required minimum.
2. This subdivision is in a protected watershed(L.-ENO-PW), and a private
road,requiring less grading and paving,will reduce the amount of impervious
surface created.
3. This road will never be emended to serve additional lots. Restrictive
covenants will prohibit further subdivision of the proposed lots.
4. The road was designed and the houses will be located so as to minimize
disturbance of the required stream buffers.
ORANGE COUNTY PLANNING DEPARTMENT 10
306F REVERE ROAD
HILLSBOROUGH, NORTH CAROLINA 27278
i
STAFF EVALUATION OF PRIVATE ROAD JUSTIFICATION
SUBDIVISION: Phase B Watkins Farm - Concept Plan
DATE: October 6, 1994
The standards contained in the Subdivision Regulations pertaining to public and private roads
are listed below. 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 was built according to State construction standards,
Watkins Farm Road could be accepted by the State when the
required density was met.
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.
(According to the Department of Transportation, a road less
than one mile in length must provide ingress and egress for at
least S occupied permanent residences and have a minimum
density of two houses per tenth of a mile. Watkins Farm Road
will serve a total of 9 residences when the subdivision is fully
developed. NCDOT would consider this positively when
reviewing any request for State maintenance.
2. The subdivision roads extend existing roads which are public; or
(The subdivision road does not extend an existing public road.)
1
3. The subdivision roads are part of a development which is located in an 11
area designated as Urban or Transition on the Orange County
Comprehensive Plan; or
("The subdivision is not located in a designated Urban or Transition
Area.)
4. A proposed road is designated as an arterial or collector street on an
approved Thoroughfare Plan for a municipality or in the Orange
County Comprehensive Plan; or
(The proposed road is neither an arterial or 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.
(The subdivision road is proposed for residential development.)
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 required 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. For example, if the minimum required lot size is two
acres, and each lot contains at least four acres, compliance is
assured; and/or
(Lots in the subdivision will average close to three times the
minimum lot area. Normal setbacks are proposed, however,
large stream buffers are proposed.
2
12
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, maintain a wooded or forested character,
maintain scenic views, or preserve wildlife, botanical, historic,
archaeological and/or recreation sites;
(The front part of the property is open, however, most of the site
is wooded. Four of the six proposed dwelling units will be
located away from the public road and screened by existing
trees. The wooded area around the streams will be preserved.)
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.
(Upon buildout, the subdivision will meet NCDOT density requirements
for Watkins Farm Road.)
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.
(7here are no recreation/open space areas designated.)
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 Plan to reduce the amount of impervious surface and
cause infiltration of storm water runoff to prevent the pollution of water
supply reservoirs.
(There will be a large stream buffer along the streams running through
the property. Lot sizes, along the streams, are larger than required
which will reduce the amount of impervious surface.)
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
run-off of stormwater and siltation.
(Building the road to State standards would require grading
significantly more area than with the proposed private road. The
stream would be adversely affected by construction of a public road
crossing instead of a private road.)
3
5. The site is already developed to 100% of the capacity which could be 13
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.)
i
i
EVALUATION SUNMARY: The subdivision is located in the Lower Eno Watershed and
the streams running through the property flows into the Eno River. Although the subdivision
road would be taken over by the State if it was built to their standards, the subdivision is
located in a rural area of the County designated as Agricultural Residential in the
Comprehensive Flan. The subdivision proposes large lots and large stream buffers. The
private road would also reduce the impervious surface area in the subdivision. Based on
these factors the Staff recommends that the subdivision road be private and constructed to
Class B standards.
4
DRAFT 2/20/95 PLANNING BOARD MINUTES 14
MOTION: Reid moved approval as recommended by the
Planning Staff with a third condition asking the
developer to contact the owners and users of the
private road prior to Preliminary Plan
presentation. Seconded by Burklin.
VOTE: Unanimous.
b. Preliminary Plans
( 1) Watkins Farm
(6 Lots - Eno Township)
Presentation by Eddie Kirk.
The property is located on the west side of New
Sharon Church Road (SR 1538) . It is zoned
Agricultural Residential with an overlay district
of L-ENO-PW, and designated Agricultural
Residential and Lower Eno Watershed in the Land
Use Element of the Comprehensive Plan.
Land uses in the area include farming and ,
scattered residential houses. A 1993 traffic
count for New Sharon Church Road indicated 900
trips per day. This count was taken just south of
Schley Road, which is north of this property.
This tract contains 17 .61 acres. Six (6) new
residential lots are proposed. Lots range in size
from 2.25 acres to 4 . 11 acres. The average lot
size is 2.94 acres. Two streams flow through the
property with stream buffers indicated.
The applicant is proposing a Class B private road
to serve the six lots. Phase A of Watkins Farm
included three lots and was previously approved
as a minor subdivision. Because of large lots,
and protection of existing vegetation in the
watershed, the Staff recommends approval of the
private road. (A copy of the private road
justification and the staff evaluation are
attachments to these minutes on pages . )
The Planning Board approved the Concept Plan for
Phase B Watkins Farm with a private Class B road
on October 17, 1994 subject to the condition that
the applicant submit restrictive covenants and a
private road maintenance agreement for review
with the Preliminary Plan. These documents were
submitted with the Preliminary Plan.
Agency comments were received from Environmental
15
Health, Emergency Management, Soil & Water
Conservation, Recreation and Parks, County
Attorney and Erosion Control. Applicable comments
have been incorporated into the Resolution of
Approval.
The Planning Staff recommends approval of the
Preliminary Plan for Phase B Watkins Farm with a
Class B private road subject to the conditions
contained in the Resolution of Approval (copy an
attachment to these minutes on pages ) .
MOTION: Burklin moved approval as recommended by the
Planning Staff. Seconded by Scott.
VOTE: Unanimous.
AGENDA ITEM #11: MATTERS HEARD AT PUBLIC HEARING
(5/5/94, 5/23/94, 6/30/94)
a. Open Space/Flexible Development Proposals
Collins distributed a memorandum that addressed
Agenda Items #11 a and #12 a and reviewed the status
of these two items. (A copy of the memorandum is an
attachment to these minutes on pages . )
AGENDA ITEM #12: PLANNING BOARD ITEMS
a. Report
I-40/Old NC 86 Economic Development District
Presentation by Marvin Collins.
(A copy of the abstract information is an
attachment to these minutes on pages . )
The Planning Staff recommends: ( 1) that the boundary
adjustments and EDD north of Cates Creek be referred
to the Ordinance Review Committee for review and
recomm endation; and (2) that Cornwallis Hills and
Old NC 86 residents, as well as other affected
property owners, be provided the opportunity to
participate in the review of these issues.
b. Recommendations - Planning Board Membership
Presentation by Marvin Collins.
This item is to prepare a list of recommended
candidates to fill upcoming Planning Board
vacancies.
On March 30, 1995, the terms of appointment of