Loading...
HomeMy WebLinkAboutAgenda - 10-21-2014 - 7eORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: October 21, 2014 Action Agenda Item No. 7 -e SUBJECT: Maior Subdivision Prelim inary Plat Application — Stroud's Creek DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y /N) No ATTACHMENTS: 1. Application Package 2. Project Vicinity Map 3. Staff Generated Correspondence 4. Excerpt of Draft Minutes from September 3, 2014 Planning Board 5. Preliminary Plat (Including Color Rendering) 6. Fiscal Impact 7. Resolution of Approval Under Separate Cover. 8. Preliminary Plan Sheets INFORMATION CONTACT: Patrick Mallett, Planner II, (919) 245 -2577 Michael D. Harvey, Planner III, (919) 245 -2597 Craig Benedict, Director, (919) 245 -2575 PURPOSE: To review and take action on a Major Subdivision Preliminary Plat application proposing a 14 lot single - family residential subdivision in accordance with the provisions of Section 2.15 and Article 7 Subdivisions of the Unified Development Ordinance (UDO). BACKGROUND: The basic facts concerning the current application are as follows- Applicant(s): Stephens Road Partners C/o Mr. Glenn Futrell 1050 Towerview Court Cary NC, 27513 Owner: Waterford Sterling LLC 214 South Kings Street Leesburg VA, 20175 Agent(s): Summit Engineers C/o Mr. Terry Boylan and Mr. Chad Abbott 504 Meadowland Drive Hillsborough, NC 27278 Location: Stroud's Creek Road - Please refer to Attachment 2 for a vicinity map of the parcel. 2 b. Size of Parcel: 25.3 acres in area. c. Zoning of Parcel: Agricultural Residential (AR) and Special Flood Hazard Area Overlay District (SFHA). The property is not located within a Watershed Protection Overlay District. d. Township: Hillsborough. e. School District: Orange County. f. Future Land Use Map Designation: Agricultural Residential and Rural Industrial Activity Node. Please refer to Attachment 2 for additional detail. g. Growth Management System Designation: Rural. It needs to be remembered the Growth Management System Map was developed in an attempt to differentiate the impacts of a rural versus urban subdivisions (i.e. utility service, density, traffic impacts, etc.) and identify an appropriate development review process for a given project at specific densities. This map is not the tool utilized to determine whether or not a project should be allowed to utilize existing public services. That tool is known as the Water and Sewer Management Planning Boundary Agreement (WASMPBA) and map. And, as articulated herein, this property is located within a primary utility service area where water /sewer is available to allow development. h. Existing Conditions /Physical Features: Varying topography with heavy vegetation, primarily mixed hardwoods, throughout. There are streams running through the property with varying slopes. Portions of the property are also encumbered by floodplain and wetlands. i. Roads: Vehicular access to the subdivision is proposed via Stroud's Creek Road, a North Carolina Department of Transportation ( NCDOT) publicly maintained roadway. The subdivision proposes to build a public road (27' wide curb and gutter pavement within a 40' public right -of -way) that terminates in a cul -de -sac. The site is bordered by streams, floodplain and the Pathways Elementary School. Therefore, no additional public or private vehicular access to adjacent properties is proposed or required. The public road is designed to meet or exceed NCDOT and /or Town of Hillsborough residential street design standards. The cul -de -sac portion of the road is also designed to meet Orange County Fire and Emergency Services design preferences. C Water and Sewer Service: The property is located within a primary public utility service area according to the Water and Sewer Management Planning Boundary Agreement (WASMPBA). The proposed residential lots will be served with public water (via a 4" domestic and 8 -12" fire lines), and public sewer (via an 8" sanitary sewer line) by the Town of Hillsborough. Surrounding Land Uses: a. NORTH: Stroud's Creek Road; an undeveloped single - family residential subdivision comprised of 40 lots all ten acres or more in size. b. SOUTH: Property is within the corporate limits of the Town of Hillsborough. The property is slated for development as an office / industrial park. There is also an undeveloped 78 acre parcel within the County's planning jurisdiction that is zoned AR. c. EAST: Church on property zoned AR; NC Highway 57. d. WEST: Pathways Elementary School zoned AR. STAFF NOTE: Although surrounding uses are zoned AR, the land use activity within the area, including the properties to the south, is urban in nature with high traffic volume during both weekday and weekend time periods. Development Process, Schedule, and Action: The typical cadence for the review of a major subdivision is as follows: • First Action — Planning staff schedules a Neighborhood Information Meeting (NIM). Staff Comment — DONE. This meeting was held on May 14, 2014. • Second Action — The Planning Board reviews and takes action on the Concept Plan application approving either the `conventional' or `flexible development' layout. Staff Comment — DONE. The Planning Board reviewed the Concept Plan at its June 4, 2014 regular meeting and approved the Flexible Design Option. Agenda materials from this meeting can be viewed at: http: / /orangecountync.gov /planning /documents / .4.14P Packet.pdf Minutes for this meeting are available at: http-//oranqecountvnc.qov/planning/document /6414PBMi nutes.pdf • Third Action — Once a concept plan is approved, the Planning Board reviews and makes a recommendation on the approval of the Preliminary Plat for the project. Staff Comment. The Planning Board met on September 3, 2014 and unanimously recommended approval of the Preliminary. Agenda materials from the meeting can be viewed at: http: / /orangecountync.gov /planning /documents /9.3.14P PAC T.pdf Minutes for this meeting are included as Attachment 4. M • Fourth Action — The BOCC reviews and take action on the Preliminary Plat application at its scheduled October 21, 2014 meeting. • Fifth Action — Once all construction activities have been completed, or appropriate bonds have been approved, staff will sign off and allow the recordation of a Final Plat allowing for the individual lots to be created. Proposal: The petitioner has submitted a Major Subdivision Preliminary Plat application proposing to develop a 14 lot single - family residential subdivision with an overall proposed density for the project of 1 dwelling unit per every 1.8 acres of land area with approximately 17.21 acres (67.96% of the site) of dedicated open space. The following modification(s) have been made to the Preliminary Plat application in an effort to address staff, Planning Board, and adjacent property owner comments associated with the approved Concept Plan- 1 . Proposed lot lines were adjusted to comply with NC Department of Transportation (NCDOT) requirements on the development of the roadway, to accommodate infrastructure needs (i.e. utility lines, stormwater, etc.), and to reduce potential impacts to existing environmentally sensitive areas. 2. The stormwater basin was revised to comply with Orange County Erosion Control standards and to avoid placing said infrastructure within identified environmentally sensitive areas. A summary of the proposal is as follows: Subdivision Type Number of Lots Average Lot Size Area in Open Space Open Space Percentage Conservation Cluster 14 20,914 sq. ft. 17.21 acres 67.96% in Flexible Development common Plan (Ranging from open space 16,012 sq. ft. to 39,794 sq. ft.) (33% required by the UDO) STAFF COMMENT — UDO REQUIREMENTS: The proposal is in accordance with the anticipated densities for properties located within the Agricultural Residential land use category as defined within the adopted Comprehensive Plan, and Rural designated areas as denoted on the Growth Management Systems Map. The size of the parcels is consistent for projects served by public water and sewer. Section 7.13.4 9B) (6) of the UDO allows for a reduction in required lot size, up to 65 %, within Conservation Cluster Flexible Development subdivisions where individual lots are served by public sewer. It should be noted that in absence of such services, reduction of minimum lot sizes below one acre would be prohibited. Roads: The proposal involves the creation of a single public road to service the project, constructed to applicable NC Department of Transportation (DOT) and Town of Hillsborough roadway standards. The applicant intends to turn this road over for maintenance to the appropriate entity once the development is completed. Specifically, the plan calls for: • A roadway, approximately 660 linear feet in length, terminating in a cul -de -sac. The construction of the proposed roadway will not involve any stream crossings. There are no opportunities for connectivity associated with this project. To do so would require the crossing of a major stream and floodplain. Also the southern property, which is in the Town of Hillsborough's corporate limits, is being developed as a commercial /industrial park with no street stub connections. STAFF COMMENT - ROADS: Staff has determined that the proposed roadway construction and layout is consistent with the requirements of the UDO. It also avoids impacting environmentally sensitive areas (e.g. wetlands and streams). In reviewing the matter with Mr. D'Angelo Jones of NC DOT and Ms. Margaret Hauth of the Town of Hillsborough, staff indicated they have no concerns over the proposed roadway development, or its proposed public street access to Stroud's Creek Road. If desired by the Orange County School System and NCDOT, the developer has proposed the construction of a 5' wide sidewalk along the right -of -way of Stroud's Creek Road. The sidewalk would be located within or alongside the right -of -way of the new residential street connection to the second access drive for Pathways Elementary School. Utilities: The applicant is proposing to serve the project with public water and sewer provided by the Town of Hillsborough. The applicant has indicated that, where allowed and feasible, electrical utility services for the residential homes will be located below ground. STAFF COMMENT - UTILITIES: The Town of Hillsborough has already approved (and provided a utility agreement) to serve the property with public water (4" domestic line and 8 -12" fire line) and a 8" sanitary sewer line. Please refer to an e-mail from Mr. Kenny Keel, Town of Hillsborough, contained within Attachment 3 for additional information. Stormwater Drainage: Drainage will be engineered according to Best Management Practices (BMP) at the time of permit application for construction. The property is subject to recently adopted stormwater management guidelines limiting total nitrogen runoff of 2.2 pounds per acre annually and 0.33 pounds per acres annually for total phosphorus. STAFF COMMENT — STORMWATER DRAINAGE. Orange County Erosion Control has indicated the applicant will need to submit a detailed stormwater management plan for the project for review and approval prior to the commencement of land disturbing activities. The project will also require an Erosion Control permit. Please refer to Attachment 3 for additional information. Open Space: The flexible development plan denotes the maintenance of a 30' wide natural buffer along Stroud's Creek Road and a 100 -foot building setback along the perimeter of the project. Primary and Secondary Open Space is identified in and around the existing streams and off of the denoted floodplain areas. The total area preserved as primary and secondary open space is approximately 749,847 square feet (17.21 acres). The proposed open space is comprised of existing, mature, vegetation and trees with an approximate height of between 30 to 50 feet. The area is also heavily encumbered with identified floodplains and delineated wetlands. STAFF COMMENT — OPEN SPACE: Staff has determined the proposed open space and land use buffers meet the requirements of the UDO. The developer has also proposed a 50' wide Pedestrian Open Space Access (POSA) connection at the residential street (between lots 13 and 14) that would continue along the rear of lots 9 -13 to connect to the sanitary sewer easement along the southern portion of the property. If desired by the Town of Hillsborough, the developer has also offered to provide a pedestrian access easement in conjunction with the sanitary sewer easement along the southern portion of the property. These provisions would provide the opportunity to have publically accessible open space on all sides of the development. Land Use Buffers: The site plan indicates there will be a 30 -foot buffer along Stroud's Creek Road comprised of existing, dense, vegetation composed of existing, mature, shrubs and trees with an approximate height of between 50 to 70 feet. STAFF COMMENT — LAND USE BUFFER: Section 6.8.6 (D) of the UDO requires that this project maintain a thirty (30) foot land use buffer separating the project from adjacent roadways. Staff has determined the proposed open space and land use buffers meet the requirements of the UDO. Staff Generated Correspondence: Attachment 3 contains the various comments for this project as of the date of abstract preparation. Analysis: As required under Section 2.15.2 (E) of the UDO, the Planning Director is required to: `prepare and submit a recommendation' on the concept plan to the Planning Board for consideration. In analyzing this request, the Planning Director offers the following: 1. The application has been deemed complete in accordance with the requirements of Section 2.2 and 2.15.2 of the UDO. 2. Staff has determined that the property is of sufficient size to support the proposed subdivision. 3. The proposal appears consistent with the various goals outlined within the Comprehensive Plan concerning development, including: a. Land Use Overarching Goal: Coordination of the amount, location, pattern, and designation of future land uses, with availability of County services and facilities sufficient to meet the needs of Orange County's population and economy consistent with other Comprehensive Plan element goals and objectives. b. Land Use Goal 2: Land uses that are appropriate to on -site environmental conditions and features and that protect natural resources, cultural resources, and community character. 7 c. Land Use Goal 3: A variety of land uses that are coordinated within a program and pattern that limits sprawl, preserves community and rural character, minimizes land use conflicts, supported by an efficient and balanced transportation system. 4. Staff supports the approval of the Preliminary Plan with the flexible development option as proposed by the applicant. FINANCIAL IMPACT: Staff has determined the project would not require augmentation of County budgetary outlays to support services and that anticipated revenues from property taxes should supplement increases in cost. RECOMMENDATION(S): The Manager recommends the Board: 1. Receive the Preliminary Plat application and the Planning Board's recommendation for approval; 2. Deliberate on the proposal as necessary; and 3. Approve the Preliminary Plat, and Resolution of Approval as contained in Attachment 7. Attachment 1 APPLICATION FOR PRELIMINARY PLAN APPROVAL 8 MAJOR SUBDIVISION ORANGE COUNTY 5105 PLEASE TYPE OR PRINT (INK ONLY) DATE: ) SUBDIVISION NAME: one Inch equals twenty feet (1 " =20') and must contain the following information: LOCATION: subdivision name zoning of tract and adjacent OWNER/DEVELOPER: X)1;-P P- -r ADDRESS: ii tJ TELEPHONE NO.: j /y name & address of subdivider typical lot layout location and width of existing and AGENTICONTACT: (if other than owner) proposed easements (drainage, ADDRESS: 0 !) TELEPHONE NO.: A / utilities, roads, etc.) 7l name of surveyor, engineer, landscape V// Existing, proposed and adjoining A SUMMARY INFORMATION rights -of -way including dimensions Orange County Tax Map Block Lot(s) Township ) % other (explain) Acres in Open Space: Community flood prone areas historic sites Is the property to be subdivided currently under "farm use value taxation "? Yes No 74 . 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 (1 " =20') and must contain the following information: subdivision name zoning of tract and adjacent f properties name & address of owner(s) V building setback lines by notation or name & address of subdivider typical lot layout location and width of existing and (if other than owner) proposed easements (drainage, utilities, roads, etc.) name of surveyor, engineer, landscape V// Existing, proposed and adjoining architect or architect, address, rights -of -way including dimensions registration # & seal and street names and State Road _ (title) Preliminary Plan scale, north arrow numbers. Linear feet of road centerlines and approximate acreage date of plan preparation and revisions of new street rights -of -way township, tax map - block -lot references existing and proposed utilities, Parent Parcel Identification # including type, sizes, hydrants, deed book and page # of property to be valves, manholes subdivided boundary described with bearings and existing and proposed curbs, gutters distances and culverts, Including sizes and grades t- Twenty4ive (25) copies of the Preliminary Plat. 2. One full SIZO copy of an Orange County Tax Map (witty tax parcels Involved clearly marked), 3. Where municipal or OWASA sower Is not available, a copy of the Preliminary Plat Indicating Health Department approval/donial for each lot show thereon. 4. Where a private road is proposed, a written statement by the applicant or hisiber authorized representative which sets for the justification for a private road (sea Section iV- 1B -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 homeowners association. These documents may required as necessary as evidence that the ordinance requirements are being met. 6, Fee - $600 plus $5,OQ per lot (one too for Preliminary and Final' Plat), 7. It the subdivision contains to lots or more, the following ' Information shall be submitted with the application, a, Number of years to bulidout. b. Number of houses to be built during each year until buildout, c. Average price of houses Including lots for each year to buitdout, I certify that to the best of my knowledge the information contained above, and in the supporting document:a, is sa factual representation of the proposed development, I acknowledge that by signing tint; application, the Grange County Manning and Inspections Department is authorized, pursuant to N.C, Gen. Stat. Section 153a -360, to make as many inspections of the subject property as may be necessary to verify that the proposed work outlined herein is consistent with the provisions of all appllcahle State and focal laws, ordinances and regulations, By signing this application, I acknowledge and agree that inspectors, zoning officers, erasion control officers, and other staff of the Orange County Planning & Inspections Department have a right, upon presontation of proper credentials, to enter the subject property at any reasonable hour for the purposes of Inspection or other enforcement action, Sf,t 120a. Agi4,v4l_s LtC- h t 1� rr,, t/t*4vt,rt,--s LL G APP -1d - T'S SIGMA "rUR DATE AR'SSi N -- DATE FEM Amount Dale Paid � � � ecolpt :, total 9 acreage of the tract and acreage of location and width of alloys, bite, Including and aarriuding area within sidewalks, bike lanes; transit rights- of-ray g/ systems, and bus stops control corner _ _..._ typical street cross-sections and Intersection details Including design and width of travelway and proposed lot lines with dimensions i _ shoulders horizontal alignment, centerline lot & block numhors radius, and general curve data an all phasing 11"o(s) topography at ten (10) foot intervals t� proposed streets m permanent features such as r water bodies, streams, f oodways and buildings, cemeteries, historic: ffoodplains buffers landmark stream w adjoining lot layout names of locationand size of parcels dedicated for adjoining property owners. If public use, recreational use or reserved subdivided, subdivision plat name, In common, with purpose noted plat book & page number, and perimeter lot numbers, Impervious surface data (if located in location and size of lots of restricted water supply watershed) development potential and notation can plat regarding some vicinity Wisp showing general location of storwater detention and /or subdivision with streets and roads retention sites and undisturbed Identified by State Road number and areas for infiltration purposes (if name located In water supply watershed) landscaping and buffer requirements township, corporate and extraterritorial Identified natural areas and wildlife planning jurisdiction lines which cross corridors the property OTHER SUBMITTAL .REQUIREMENTS., t- Twenty4ive (25) copies of the Preliminary Plat. 2. One full SIZO copy of an Orange County Tax Map (witty tax parcels Involved clearly marked), 3. Where municipal or OWASA sower Is not available, a copy of the Preliminary Plat Indicating Health Department approval/donial for each lot show thereon. 4. Where a private road is proposed, a written statement by the applicant or hisiber authorized representative which sets for the justification for a private road (sea Section iV- 1B -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 homeowners association. These documents may required as necessary as evidence that the ordinance requirements are being met. 6, Fee - $600 plus $5,OQ per lot (one too for Preliminary and Final' Plat), 7. It the subdivision contains to lots or more, the following ' Information shall be submitted with the application, a, Number of years to bulidout. b. Number of houses to be built during each year until buildout, c. Average price of houses Including lots for each year to buitdout, I certify that to the best of my knowledge the information contained above, and in the supporting document:a, is sa factual representation of the proposed development, I acknowledge that by signing tint; application, the Grange County Manning and Inspections Department is authorized, pursuant to N.C, Gen. Stat. Section 153a -360, to make as many inspections of the subject property as may be necessary to verify that the proposed work outlined herein is consistent with the provisions of all appllcahle State and focal laws, ordinances and regulations, By signing this application, I acknowledge and agree that inspectors, zoning officers, erasion control officers, and other staff of the Orange County Planning & Inspections Department have a right, upon presontation of proper credentials, to enter the subject property at any reasonable hour for the purposes of Inspection or other enforcement action, Sf,t 120a. Agi4,v4l_s LtC- h t 1� rr,, t/t*4vt,rt,--s LL G APP -1d - T'S SIGMA "rUR DATE AR'SSi N -- DATE FEM Amount Dale Paid � � � ecolpt :, USGS Water Feature = Parcels Q Zoning ® 100 YR Floodplain (Effective 02/02/07) Soils Survey Water Feature ED Township City Limits M Floodway (Effective 02/02/07) M OC Updated Water Feature IC:p School System Boundary O ETJ [Z] 500 YR Floodplain (Effective 02/02/07) l! Water Body Contours Conservation Easements D Buildings Held by Others 1 inch = 300 feet O River Basins =County Boundary Water and Sewer Boundary Watershed �;; Soils - Orange County 0 115 230 460 Conservation Easements IF Q C� G J N L �--+ r 101 :1 August 13, 2014 Mr. Patrick R. Mallett Orange County Planning Department PO Box 8181 Hillsborough, NC 27278 Attachment 3 12 919.732.3883 5UW r43K*KSU M 04 MeKdaM1WW WN, FibbomW4 K 27278 Re: Staff Review Major Subdivision Preliminary Plan application for Stroud's Creek Major Subdivision 25.33 acres located at southwest of intersection of NC Highway57 and Strouds Creek Road (Orange County PIN 9875 -08 -0900) Mr. Mallett: On behalf of our client and the applicant, Mr. Glenn Futrell, Summit Design and Engineering Services is providing responses to all comments /concerns received July 31, 2014 following our Preliminary Plan application submitted on July 2, 2014. Summit Design and Engineering Services will be more than happy to address and provide any clarification needed on the attached responses and looks forward to discussing these matters with you or the respective review agencies and boards further. Sincerely, SUMMIT DESIGN AND ENGINEERING SERVICES T'erry BoyCan Terry Boylan RLA, LEED AP Project Manager 13 Comments Received July 31, 2014 Responses to review comments are in Bold Red Italics. Orange County Current Planning: General Comments: 1. We request that you continue to work with: a. The Town of Hillsborough to coordinate municipal water and sewer service extension for the project; Response: Noted. Will do. b. Orange County Schools to provide a sidewalk to Pathways Elementary School; and Response: Noted. Will do. c. NCDOT to ensure the dedication of right -of -way along NC Hwy 57 and any necessary encroachments for the sidewalk on Stroud's Creek. Response: Noted. Will do. Site Analysis (Sheet C -1): 1. Remove the acreage from behind the Zoning line in the site information table. Response: Acreage reference removed 2. Include initial submittal and revision dates in the title block. Response: Initial submittal and revision dates added to title block. Flexible Development Plan (Sheet C -2): 1. Show the 50' wide POSA area that was provided with the concept plan behind Lots 13 -4. Response: Added. 2. Show the sidewalk and notes that were on the approved Concept Plan. Response: Added. 3. Show the proposed pedestrian easement and notes that were on the approved Concept Plan. Response: Added. 4. Show the 100' building setback on the eastern property lines (especially on lot #14 where a 100' wide dimension was given, but not labeled). Response: Added. 14 5. Due to the limited lot frontage, please consider providing a typical lot layout illustrating 2 -3 lots with driveway curb cuts, utility lines, landscape lot plantings etc. This will avoid the potential for conflicts. Response: Typical lot layout added Orange County Environmental Health: 1. The proposed lots for Stroud's Creek Subdivision will be served by public water and sewer. No site /soil evaluations were requested for the proposed lots. No Environmental Health Permits will be required. Response: Noted Orange County Fire Marshal: 1. None. Response: Noted Orange County Solid Waste Management: 1. Solid Waste Management Plan — This document must be filled and returned to me for review and approval. Response: Noted 2. OCSW Standard Notes — Add the following standard notes to Plan Sheet C -2 (Flexible Development Plan): Construction Waste: 1. All existing structures 500 square feet and larger in size shall be assessed prior to demolition to ensure compliance with the County's Regulated Recyclable Materials Ordinance (RRMO) and to assess the potential for de- construction and/or the re -use of salvageable materials. 2. By Orange County Ordinance, clean wood waste, scrap metal, and corrugated cardboard present in construction or demolition waste must be recycled. 3. By Orange County Ordinance, all haulers of mixed construction and demolition waste that includes any regulated recyclable materials shall be licensed by Orange County. 4. Prior to any demolition or construction activity on the site the Applicant shall hold a pre - demolition/pre- construction conference with the Solid Waste staff. This may be the same pre- construction meeting held with other development /enforcement officials. 5. The presence of any asbestros containing materials (`ACM') and /or other hazardous materials in construction and demolition waste shall be handled in accordance with any and all local, state, and federal regulations and guidelines. Response: Above cotes added to sheet G2. 15 Orange County Erosion Control / Stormwater Comments: 1. Preliminary plan is acceptable with regards to Erosion Control and Stormwater. However, official permit submittals will be necessary at construction drawing phase with specific designs and supporting calculations. Response: Noted 2. Note, final Stormwater plans for the BMP behind Lot #7 will need to adhere to location and diffuse flow requirements for the adjacent stream buffer zone. Response: Noted Orange County DEAPR: 1. None. Response: Received under separate letter. Noted Town of Hillsborough Comments (Margaret Hauth): 1. An improved pedestrian connection to the adjacent school should /could be considered. Response: A sidewalk is proposed along the south side of Stroud's Creek Road firoln the proposed cul -de -sac to the east -most school driveway. 2. An improved greenway or easement for a future greenway in the open space or utility easements proposed in the project to improve general community access to the Pathways school. The Town Engineer has indicated that, related to the section on "Open Space," that he does not have an issue with use of the sewer easements for public access to open space. The town has previously required applicants to make walkway improvements within a specified timeframe of being notified that the town or an adjacent development is extending such improvements to a project site. Response: Noted It is understood that no physical green way improvements are required to be made in the public easements until such time as the Town extends a greenway system out to that area. 3. Why not allow /require further lot reductions so that required stream buffers will not be located on private property? Doing so may help lessen the potential for illegal uses of the buffers. Response: Orange County Planning has agreed to allow some minor lot encroachment in the stream buffers due to the 68% open space already available on this tract. Stream buffers are 65' to 80' wide in the lot encroachment areas. 16 PLANNING & INSPECTIONS DEPARTMENT Craig N. Benedict, AICP, Director Administration 131 W. Margaret Lane (919) 245 -2575` Suite 201 (919) 644 -3002 (FAX) ORANGE COUNTY P. O. Box 8181 www.orangecountync.gov NOKrH CAROLINA Hillsborough, NC 27278 July 31, 2014 Mr. Terry Boylan, RLA Summit Design and Engineering 504 Meadowland Drive Hillsborough, NC 27513 Re: Staff Review Major Subdivision Preliminary Plan application for Stroud's Creek Major Subdivision 25.33 acres located at southwest of the intersection of NC Highway 57 and Strouds Creek Road (Orange County PIN 9875 -08- 0900). Dear Mr. Boylan: On July 2, 2014, the Orange County Planning Department received a Preliminary Plan application for a Major Subdivision named Stroud's Creek. This application request follows a Concept Plan for the same project that was approved by the Orange County Planning Board and the Planning director on June 4, 2014. The Preliminary Plan calls for 14 single family - residential lots ranging in size from 16,012 square feet to 39,794 square feet. The plan utilizes the Flexible Design Option (UDO Section 7.13) with 17.21 acres of Primary and Secondary Open Space. On Thursday, July 17, 2014, the Orange County Development Advisory Committee (DAC) met and reviewed the Preliminary Plan. The following comments are from that meeting, and other staff reviews for the project. Please review these comments, address and revise the submittal accordingly. Please provide us with eight (8) sets of revised plans with written responses no later than Aug 13, 2014 so that revisions may be incorporated into the packets for the September 3, 2014 Planning Board meeting. The Preliminary Plan request will then proceed to the Orange County Board of Commissioners for a vote on October 21, 2014. Orange County Current Planning: General Comments: 1. We request that you continue to work with: a. The Town of Hillsborough to coordinate municipal water and sanitary sewer service extensions for the project; b. Orange County Schools to provide a sidewalk to the Pathways Elementary School; and c. NCDOT to ensure the dedication of right -of -way along NC Hwy. 57 and any necessary encroachments for the sidewalk on Stroud's Creek. Site Analysis (Sheet C -1) 1. Remove the acreage from behind the Zoning line in the site information table. 2. Include initial submittal and revision dates in the title block. Flexible Development Plan (Sheet C -2) 1. Show the 50' wide POSA area that was provided with the concept plan behind Lots 13 -4. 2. Show the sidewalk and notes that were on the approved Concept Plan. 3. Show the proposed pedestrian easement and notes that were on the approved Concept Plan. 4. Show the 100 building setback on the eastern property line (especially on lot #14 where a 100 wide dimension is given, but not labeled). 5. Due to the limited lot frontage, please consider providing a typical lot layout illustrating 2 -3 lots with driveway curb cuts, utility lines, landscape lot plantings etc. This will avoid the potential for conflicts. Orange County Environmental Health: 1. The proposed lots for Stroud's Creek subdivision will be served by public water and sewer. No site /soil evaluations were requested for the proposed lots. No Environmental Health Permits will be required. Orange County Fire Marshal: 1. None. Orange County Solid Waste Management: 1. See attached memo and SWM Plan Form. Orange County Erosion Control / Stormwater Comments: 1. Preliminary plan is acceptable with regards to Erosion Control and Stormwater. However, official permit submittals will be necessary at construction drawing phase with specific designs and supporting calculations. 2. Note, final Stormwater plans for the BMP behind Lot #7 will need to adhere to location and diffuse flow requirements for the adjacent stream buffer zone. Orange County DEAPR: 1. None Town of Hillsborough Comments: 1. See attached letter from town of Hillsborough Planning Director. 2 17 Staff looks forward to continuing our work with you on the Stroud's Creek project. Should you have any additional questions, please call me at (919) 245 -2577, or e -mail me at pmallett((r,orangecountVnc.gov. Very Respectfully, 0��(K�-ru V��4 Patrick R. Mallett, Planner II Orange County Planning & Inspections Department Attachments: I. Town of Hillsborough Courtesy Review Letter dated July 28, 2014 2. Orange County Health Department Memo dated July 30, 2014 3. Solid waste management Memo dated July 18, 2014 and SWM Application CC: Michael Harvey, Current Planning Supervisor Craig Benedict, Planning Director; and File. 3 W 19 Town of HIM nwo lle 17 ;c; 1994 Tom of Wlsbor July 28, 2014 n ou. Mr. Pat Mallett Orange County Planning & Inspections P.O. Box 8181 Hillsborough, NC 27278 Dear Pat, Thanks for dropping of the Courtesy Review information Stroud's Creek subdivision. This letter contains our comments. The project site is outside the town's current ETJ, but is adjacent to a satellite portion of the city limits to the south. The section on "Surrounding Land Uses," if updated for future Board presentations, could be revised to reflect that the property in the Town's corporate limits is zoned LI (Light Industrial) & a Conditional Use Permit was granted in 2013 for the development of a 12 -lot subdivision. The site has an approved Water and Sewer Extension contract with the town that DOES NOT require annexation of the site. Based on Town Board discussion during approval of that contract, the town is not interested in annexing this site. While this site is beyond the area covered by any adopted town plans for pedestrian access or connectivity, the town offers the following suggestions to improve the proposal: 1. An improved pedestrian connection to the adjacent school should /could be considered. 2. An improved greenway or easement for a future greenway in the open space or utility easements proposed in the project to improve general community access to the Pathways school. The Town Engineer has indicated that, related to the section on "Open Space," that he does not have an issue with use of the sewer easements for public access to open space. The town has previously required applicants to make walkway improvements within a specified timeframe of being notified that the town or an adjacent development is extending such improvements to a project site. 3. Why not allow /require further lot reductions so that required stream buffers will not be located on private property? Doing so may help lessen the potential for illegal uses of the buffers. Please contact myself or Tom King, Senior Planner if you require additional information. Sincerely, Margaret A. Hauth, AICP Planning Director 101 East Orange Street • P. O. Box 429 • Hillsborough, North Carolina 27278 919 - 732 -1270 • Fax 919 -644 -2390 20 ?ice F .f Ad lrnproving health. Inspiring change. July 30, 2014 SOIL /SITE Evaluation Summary for: Stroud's Creek PIN : 9875080900 Map Date No Date The proposed lots for Stroud's Creek subdivision will be served by public water and sewer. No site /soil evaluations were requested for the proposed lots. No Environmental Health Permits will be required. 919 245 2360 ) 131 West Margaret Lane, Suite 100 > Hillsborough, NC 27278 )P, orangecountync,gov 21 MEMORANDUM TO: PATRICK MALLETT, PLANNER II, ORANGE COUNTY PLANNING DEPARTMENT FROM: JEFF SCOUTEN, ORANGE COUNTY SOLID WASTE MANAGEMENT SUBJECT: STROUD'S CREEK SUBDIVISION PLAN REVIEW COMMENTS -PLANS NOT DATED DATE: JULY 18, 2014 I have completed my review of the subject plan and the following comments must be addressed before I can offer my recommendation for approval: • Solid Waste Management Plan — This document must be filled and returned to me for review and approval. A copy of this document will be attached in the e -mail used to transmit these review comments to you that you can send to the applicant. • OCSW Standard Notes — Add the following standard notes to Plan Sheet C -2 (Flexible Development Plan): Construction Waste: 1. All - existing structures 500 Square Feet and larger in size shall be assessed prior to demolition to ensure compliance with the County's Regulated Recyclable Materials Ordinance (RRMO) and to assess the potential for de- construction and /or the re -use of salvageable materials. 2. By Orange County Ordinance, clean wood waste, scrap metal, and corrugated cardboard present in construction or demolition waste must be recycled. 3. By Orange County Ordinance, all haulers of mixed construction and demolition waste that includes any regulated recyclable materials shall be licensed by Orange County. 4. Prior to any demolition or construction activity on the site the Applicant shall hold a pre - demolition/pre- construction conference with the Solid Waste staff. This may be the same pre- construction meeting held with other development /enforcement officials. 5. The presence of any asbestos containing materials (`ACM') and /or other hazardous materials in construction and demolition waste shall be handled in accordance with any and all local, state, and federal regulations and guidelines. Thank you for the opportunity to review this plan and let me know if you have any questions or wish to discuss this matter further. 22 Orange County Solid Waste Management Plan ' k All development applications must provide a detailed solid waste management plan, including a recycling plan and a plan for management of construction debris. The following form must be completed to fulfill this requirement. This form must be completed and approved to satisfy the requirement of a plan for management of construction debris. Please complete all information in its entirety. Assistance in completing this form is available from the Orange County Solid Waste Staff at (919) 968 -2788 x107 or x109. COMPLETE ALL INFORMATION BELOW (Incomplete contact information will delay plan review and approval.) Project Name Property ID #: Permit: Project Location Project Owner Contact Person Address Telephone (� - Fax/Mobile - Design Firm Contact Person Address Telephone () - Fax /Mobile - Date Provide a brief description of the work to be performed under this application: (For example: construct a new commercial building [include use /sq. ft.], apartment complex [# units], place of worship, horizontal improvements for subdivision, etc.) Page 2 of 6 23 1. Site Preparation Wastes (landclearing, demolition, deconstruction) During site preparation for a project the amount of waste destined for a construction waste landfill or an inert debris landfill should be minimized or diverted for reuse or recycling. Many materials can be reused, recycled, or salvaged, •ovided that materials are kept separate. This approach may also reduce overall project waste disposal costs. Regulated cyclable Materials (clean wood waste, scrap metal and corrugated cardboard) generated in Orange County .,lust be recycled. During demolition activities, metal and wood are often not "reasonably possible to separate" or doing so may present health and safety concerns (asbestos, lead paint, etc.). In these cases only, are regulated materials not required to be separated for recycling. Consider whether the following materials will be generated on this project, in any uanti , and indicate the management method(s). © 1. Trees and ' No tree /plant wastes will be produced (proceed to # 2) Tree waste will be salvaged as timber, mulch, or boiler fuel Valuable plants will be removed for replanting Landclearing and inert debris landfill (LCID) Construction and demolition debris landfill (C &D) Other (specify): © 2. Dirt, Rock, to be removed from site: No inert materials will be removed from the site proceed to # 3) Site Needs Fill Will be hauled to site needing fill. Construction and demolition debris landfill (C &D) Landclearing and inert debris landfill (LCID Other (specify): Recycled at asphalt - paving producer Used on or off site. Describe use: Disposed in an approved landfill (Orange County Landfill charges no tipfee if clean) Other (specify): Recycled as scrap at an aggregate producer Used on or off site: Describe use: Construction and demolition debris landfill (C &D) Landclearing and inert debris landfill LCID Other (specify): Page 3 of 6 EK 5. Metal Scrap (metal wastes are required by ordinance to be recycled) No metal waste will be produced (proceed to # 6) Segregated for on -site recycling collection Recycle at Orange County Landfill (no tip fee charged) If any structure described above is greater than 500 ft2, it must be assessed for deconstruction possibilities. Segregated for hauling to scrap dealer by general contractor Could the structure(s) be moved from the site? YES NO Don't Know Segregated for hauling to scrap dealer by sub - contractor Please explain: YES NO Certified Commingled Recycling Facility What is the timetable on removal of the structure(s)? Other (specify): 0 6. Clean Wood Wastes (clean wood wastes are required to be recycled) No clean wood wastes will be produced (proceed to # 7) Segregated for on -site recycling collection Recycle at Orange County Landfill (reduced tip fee charged) If any structure described above is greater than 500 ft2, it must be assessed for deconstruction possibilities. Saved and used on future jobs Could the structure(s) be moved from the site? YES NO Don't Know Separated for private salvage or charity Please explain: YES NO Certified Commingled Recycling Facility What is the timetable on removal of the structure(s)? Other (specify): © 7. Demolition/Salvage of No structure(s) will be removed (proceed to Construction Waste section) Structure(s) must be removed. Please describe (include square footage for each structure): If any structure described above is greater than 500 ft2, it must be assessed for deconstruction possibilities. Please call Solid Waste Staff at (919) 968 -2788 x107 or x109 to arrange an assessment. Could the structure(s) be moved from the site? YES NO Don't Know Has the sale or donation of the structures been considered? Please explain: YES NO How will the structure be removed otherwise? What is the timetable on removal of the structure(s)? Are there salvageable materials (hardwood floors, fixtures, molding, that can be removed for reuse prior to demolition? If Yes, Please list (use a separate sheet if necessary): YES NO Don't Know Have, or will, these materials been offered for sale or donation? YES NO 24 Page 4 of 6 25 2. Construction Wastes During the construction phase there are multiple options for recycling building materials. Regulated Recyclable Materials (clean wood waste, scrap metal and corrugated cardboard) generated in Orange County must. be c cy led• Although other materials are not required to be recycled, you are highly encouraged to do so. One of the best thods of recycling is to separate the materials on the jobsite. You may also combine materials for delivery to a certified recycling facility. Specifying waste reduction /recycling practices on a project will assure better performance. IHI 1. Clean Wood Wastes (clean wood wastes are required by ordinance to be rec2ycLIed)J No clean wood wastes will be produced (proceed to # 2) Segregated for on -site recycling collection Recycle at Orange County Landfill (reduced tip fee charged Saved and used on future jobs Separated for private salvage or charity Certified Commingled Recycling Facility Other (specify): © d by ordinance to be No metal waste will be produced (proceed to # 3) Segregated for on -site recycling collection Recycle at Orange County Landfill no tip fee charged) Segregated for hauling to scrap dealer by general contractor Segregated for hauling to scrap dealer by sub - contractor Certified Commingled Recycling Facility Other (specify): No aagregate materials will be removed from the site (proceed to # 4 IEI Recycled as scrap at an aggregate producer Used on or off site: Describe use: Construction and demolition debris landfill (C &D) Landclearing and inert debris landfill LCID Other (specify): IEI 4. Corrugated Cardboard (cardboard wastes are required to be recycled) No cardboard waste will be produced (proceed to # 5 Segregated for on -site recycling collection Recycle at Orange County Landfill (no tip fee charged) Segregated for hauling to paper dealer by general contractor Segregated for hauling to paper dealer by sub - contractor Certified Commingled Recycling Facility Other (specify): Page 5 of 6 No drywall waste will be produced (proceed to # No other wastes will be produced (proceed to # Pleasespecify other wastes that will be produced and how they will be managed: Plastics (including vinyl and shrink - wrap): Carpet and padding: Shingles: Fixtures (sinks, tubs, lighting, etc): Other (specify): Other (specify): Other (specify): 26 Segregated for on -site recycling collection Used on site as agricultural supplement Disposed in an approved landfill Certified Commingled Recycling Facility Other (specify): No other wastes will be produced (proceed to # Pleasespecify other wastes that will be produced and how they will be managed: Plastics (including vinyl and shrink - wrap): Carpet and padding: Shingles: Fixtures (sinks, tubs, lighting, etc): Other (specify): Other (specify): Other (specify): 26 Page 6 of 6 27 3. Recycling After Occupancy Depending on the eventual use of the structure, different waste materials will be produced and available for recycling. Recyclable materials must be separated into categories based on collection methods. _ANNING REQUIREMENTS: • Indicate location of all bulk waste containers for refuse and recycling. Plan must show location of all containers, even if using existing refuselrecycling enclosures. Standard details /notes for any of the following are available from Orange County Solid Waste Management (919 - 968 -2788 x107 or x109). • All refuse /recycling containers are required to be on concrete pads. • Provide a detailed and scaled plan of all bulk waste containers areas that show: each container labeled, required screening, lighting, overhead clearances, bollards, and concrete pad. • Indicate whether refuse /recycling area will be gated. Any doors /gates will need retainers to be latched open for refuse /recycling collection. • Ensure adequate collection vehicle access to all containers for deposit and collection. Access templates are available from Orange County Solid Waste Management. • Sharing of exterior recycling locations is acceptable if a joint access /shared -use agreement is filed and the deeds of all properties amended. Site Plan includes space for cardboard recycling container on Sheet # Corrugated Cardboard will be handled in an alternate manner. Description Required: 0 Collection Type: This project will be served by the following collection methods. Check all that apply. Check materials that will be generated once the structure is ready for occupancy: Standard: glass bottles, metal cans, newspaper, glossy magazines, #1 plastics, #2 plastics Exterior individual or cooperative -use bulk waste container site. May be suitable for apartment complexes, restaurants, places of worship, educational facility, office building, retail /office /restaurant combinations Corrugated Cardboard (not including waxed or single layer cardboard) Garbage dumpster Mixed Paper: junk mail, cereal boxes Garbage compactor Office Paper: white or colored copy paper, confidential papers Cardboard dumpster Restaurant: food wastes, cooking oil, disposable dining ware Cardboard compactor Other Plastics: #5, #7 Recycling carts for glass, cans, plastic bottles, newspaper, magazines, office paper (co- mingled) Business specific wastes (please describe): Site Plan includes space for cardboard recycling container on Sheet # Corrugated Cardboard will be handled in an alternate manner. Description Required: 0 Collection Type: This project will be served by the following collection methods. Check all that apply. Exterior individual or cooperative -use bulk waste container site. May be suitable for apartment complexes, restaurants, places of worship, educational facility, office building, retail /office /restaurant combinations Garbage dumpster Garbage compactor Cardboard dumpster Cardboard compactor Recycling carts for glass, cans, plastic bottles, newspaper, magazines, office paper (co- mingled) Cooking grease rendering container (required for any commercial kitchen facility) Food waste collection container (If qualify based on volume; contact OCSW staff for details of program) Standard "curbside" recycling collection. May be suitable for single - family developments and subdivisions, includina some duplex, triples, and townhome developments. W PLANNING & INSPECTIONS DEPARTMENT Craig N. Benedict, AICP, Director Current Planning 131 W. Margaret Lane (919) 245 -2575 Suite 201 (919) 644 -3002 (FAX) ORANGE COUNTY P. O. Box 8181 www.orangecountync.gov NOItfH CAROLINA OL,INA Hillsborough, NC 27278 MEMORANDUM TO: Orange County Erosion Control Orange County Comprehensive Planning Division Orange County Environmental Health Orange County Board of Education Orange County Emergency Services Orange County Solid Waste Orange County Department of Environment, Parks and NC Department of Transportation Orange County Soil and Water Conservation Orange County Attorney Town of Hillsborough FROM: Michael D, Harvey, Current Planning Supervisor Patrick Mallett, Planner II CC: Craig Benedict, Planning Director DATE: July 24, 2014 Recreation SUBJECT: REQUEST FOR REVIEW — Major Subdivision Preliminary Plat Application Please be advised the Planning staff has accepted for review a Major Subdivision Concept Plan application proposing a 14 lot single - family residential subdivision in accordance with the provisions of Section 2.15 and Article 7 Subdivisions of the Unified Development Ordinance (UDO). Through this memorandum, and in accordance with Section 2.15.3 (C) (3) of the UDO, we are requesting a review of the proposal by your specific division /agency as part of our required process. We request that all comments be submitted to staff no later than 5:00 p.m. August 1, 2014 to the following staff contact(s): • Michael Harvey: (919) 245 -2597 (direct line) or mharveya.orangecountync.gov 29 • Patrick Mallett: (919) 245- 2577(direct line) or pmallett orangecount ny c.aov The basic facts concerning the application are as follows: Applicant(s): Stephens Road Partners Attention Glenn Futrell 1050 Towerview Court Cary NC, 27513 Owner: Waterford Sterling LLC 214 South Kings Street Leesburg VA, 20175 Agent(s): Summit Engineers Terry Boylan and Chad Abbott 504 Meadowland Drive Hillsborough, NC 27278 Location: Stroud's Creek Road - Please refer to the attached vicinity map of the parcel for additional detail. Parcel Information: a. PIN: 9875 -08 -0900. b. Size of Parcel: 25.3 acres in area. c. Zoning of Parcel: Agricultural Residential (AR) and Special Flood Hazard Area Overlay District (SFHA). The property is not located within a Watershed Protection Overlay District. d. Township: Hillsborough. e. School District: Orange County. f. Future Land Use Map Designation: Agricultural Residential and Rural Industrial Activity Node. g. Growth Management System Designation: Rural. h. Existing Conditions /Physical Features: Varying topography with heavy vegetation, primarily mixed hardwoods, throughout. There are streams running through the property with varying slopes. Portions of the property are also encumbered by floodplain and wetlands. i. Roads: Vehicular access to the subdivision is proposed via Stroud's Creek Road, a NCDOT publicly maintained roadway. The subdivision proposes to build a public road (27' wide pavement within a 40' public right -of -way) that terminates in a cul -de -sac. The site is bordered by C streams, floodplain and the Pathways Elementary School. Therefore, no additional public or private vehicular access to adjacent properties is proposed or required. The public road is designed to meet or exceed NCDOT and /or Town of Hillsborough residential street design standards. The cul -de -sac portion of the road is also designed to meet Orange County Fire and Emergency Services design preferences. j. Water and Sewer Service: The property is located within a primary public utility service area according to the Water and Sewer Management Planning Boundary Agreement (WASMPBA). The proposed residential lots will be served with public water (via a 4" domestic and 8- 12" fire lines), and public sewer (via an 8" sanitary sewer line) by the Town of Hillsborough. Surrounding Land Uses: a. NORTH: Stroud's Creek Road; an undeveloped single - family residential subdivision comprised of 40 lots all ten acres or more in size. b. SOUTH: Property within the corporate limits of the Town of Hillsborough. The property is slated for development as an office /industrial park. There is also an undeveloped 78 acre parcel within the County's planning jurisdiction zoned AR. c. EAST: Church on property zoned AR; NC Highway 57. d. WEST: Pathways Elementary School zoned AR. Development Process, Schedule, and Action: The typical cadence for the review of a major subdivision is as follows: • First Action — Planning staff schedules a Neighborhood Information Meeting (NIM). Staff Comment — DONE. This meeting was held on May 14, 2014. • Second Action — The Planning Board reviews and takes action on the Concept Plan application approving either the `conventional' or 'flexible development' layout. Staff Comment — DONE. The Planning Board reviewed this application at its June 4, 2014 regular meeting and approved the attached concept plan application. • Third Action — Once a concept plan is approved, the Planning Board reviews and makes a recommendation on the approval of the Preliminary Plat for the project. Staff Comment: This . project is anticipated to be reviewed at the September 3, 2014 Planning Board meeting. 31 Fourth Action — The BOCC reviews and take action on the Preliminary Plat application. Fifth Action — Once all construction activities have been completed, or appropriate bonds have been approved, staff will sign off and allow the recordation of a Final Plat allowing for the individual lots to be created. PROPOSAL — SUBDIVISION TYPES: The petitioner has submitted a Major Subdivision Concept Plan application proposing to develop a maximum of 14 single - family residential lots with an overall proposed density for the project of 1 dwelling unit per every 1.68 acres of land area with approximately 17.21 acres of dedicated open space. Ultimately the applicant will be preserved approximately 68.32% of the site as dedicated open space. Proposed lots will be range in area from 16,012 (smallest) to 39,794 (largest) square feet in area. A summary of the proposal is as follows: Subdivision Type Number of Lots Average Lot Size Area in Open Space Open Space Percentage Conservation Cluster 14 Range from 17.21 acres 67.96% Flexible Development 14,217 to common Plan 39,794 sq. ft. open space in area (33% typically required by the UDO) STAFF COMMENT — SUBDIVISION TYPES: The proposal is in accordance with the anticipated densities for properties located within the Agricultural Residential land use category as defined within the adopted Comprehensive Plan as well as the Rural Designated areas as denoted on the Growth Management Systems Map. The size of the parcels is consistent for projects served by public water and sewer. It should be noted that in absence of such services, reduction of minimum lot sizes below one acre would be prohibited. ROADS: The proposal involves the creation of a single public road to service the project, constructed to applicable NC Department of Transportation (DOT) and Town of Hillsborough roadway standards. The applicant intends to turn this road over for maintenance to the appropriate entity once development is completed. Specifically, the plan calls for: • A roadway, approximately 612 linear feet in length, terminating in a cul -de -sac. • The construction of the proposed roadway will not involve stream crossing. STAFF COMMENT - ROADS: Staff has determined that the proposed roadway construction and layout is consistent with the requirements of the UDO. It also avoids impacting environmentally sensitive areas (e.g. wetlands and streams). 32 In reviewing the matter with Mr. D'Angelo Jones of NC DOT and Ms. Margaret Hauth of the Town of Hillsborough, staff has been informed that they have no concerns over the proposed roadway development, or its proposed public street access to Stroud's Creek Road. If desired by the Orange County School System and NCDOT, the developer has proposed the construction of a 5' wide sidewalk along the right -of -way of Stroud's Creek Road. The sidewalk would be located within or alongside the right -of -way of the new residential street connection to the second access drive for Pathways Elementary School. UTILITIES: The applicant is proposing to serve the project with public water and sewer provided by the Town of Hillsborough. The applicant has indicated that where allowed and feasible electrical utility services for the residential homes will be located below ground. STAFF COMMENT - UTILITIES: The Town of Hillsborough has already approved (and provided a utility agreement) to serve the property with public water (4" domestic line and 8 -12" fire line) and a 8" sanitary sewer line. STORMWATER DRAINAGE: Drainage will be engineered according to Best Management Practices (BMP) at the time of permit application for construction. The property is subject to recently adopted stormwater management guidelines limiting total nitrogen runoff of 2.2 pounds per acre annually and 0.33 pounds per acres annually for total phosphorus. STAFF COMMENT — STORMWATER DRAINAGE. Orange County Erosion Control has not submitted comments at this time as there is no formal stormwater management plan required as part of the concept plan submittal. The applicant will be required to submit additional detail, with respect to the anticipated stormwater management plan, as part of the Preliminary Plat application package for review and comment. OPEN SPACE: The flexible development plan denotes the maintenance of a 30' wide natural buffer along Stroud's Creek Road and a 100 -foot building setback along the perimeter of the project. Open space is identified in and around the existing streams and off of the denoted floodplain areas. The total area preserved as primary and secondary open space is approximately 753, 072 square feet (17.29 acres). The proposed open space is composed of existing, mature, vegetation and trees with an approximate height of between 30 to 50 feet. The area is also heavily encumbered with identified floodplains and delineated wetlands. STAFF COMMENT — OPEN SPACE: Staff has determined the proposed open space and land use buffers meet the requirements of the UDO. The developer has also proposed a 50' wide Pedestrian Open Space Area (POSA) connection at the residential street (between lots 13 and 14) that would continue along the rear of lots 9 -13 to connect to the sanitary sewer easement 33 along the southern portion of the property. If desired by the Town of Hillsborough, the developer has also offered to provide a pedestrian access easement in conjunction with the sanitary sewer easement along the southern portion of the property. These provisions would provide the opportunity to have publically accessible open space on all sides of the development. LAND USE BUFFER: The site plan indicates there will be a 30 -foot buffer along Stroud's Creek Road comprised of existing, dense, vegetation composed of existing, mature, shrubs and trees with an approximate height of between 50 to 70 feet. STAFF COMMENT — LAND USE BUFFER: Section 6.8.6 (D) of the UDO requires that this project maintain a thirty (30) foot land use buffer separating the project from adjacent roadways. Staff has determined the proposed open space and land use buffers meet the requirements of the UDO. ANALYSIS: As required under Section 2.15.2 (E) of the UDO, the Planning Director is required to: `prepare and submit a recommendation' on the concept plan to the Planning Board for consideration. In analyzing this request, the Planning Director offers the following: 1. The application has been deemed complete in accordance with the requirements of Section 2.2 and 2.15.2 of the UDO. 2. Staff has determined that the property is of sufficient size to support the proposed subdivision. 3. The proposal appears consistent with the various goals outlined within the Comprehensive Plan concerning development, including: a. Land Use Overarching Goal: Coordination of the amount, location, pattern, and designation of future land uses, with availability of County services and facilities sufficient to meet the needs of Orange County's population and economy consistent with other Comprehensive Plan element goals and objectives. b. Land Use Goal 2: Land uses that are appropriate to on -site environmental conditions and features and that protect natural resources, cultural resources, and community character. c. Land Use Goal 3: A variety of land uses that are coordinated within a program and pattern that limits sprawl, preserves community and rural character, minimizes land use conflicts, supported by an efficient and balanced transportation system. 4. Staff supports the approval of the conservation cluster flexible development option as proposed by the applicant. Staff appreciates your attention to this matter and looks forward to your comment(s). c Patrick R. Mallett From: Jason Shepherd Sent: Thursday, July 31, 2014 8:42 AM To: Patrick R. Mallett Subject: RE: Strouds Creek Comments from Fire Marshal Division: Approved From: Patrick R. Mallett Sent: Thursday, July 31, 2014 8:29 AM To: Jason Shepherd Subject: Strouds Creek Here is the latest version of Strouds Creek. Very Respectfully, Patrick R. Mallett, Planner II Orange County Planning & Inspections Department Phone: (919) 245 -2577 Fax: (919) 644 -3022 E -mail: Pmallett @orangecountync.gov Orange County Planning Website: http: / /www.orangecountync.gov Address: 131 W. Margaret Lane, Suite 201 P.O. Box 8181 Hillsborough, NC 27278 Pursuant to North Carolina General Statute 132, correspondence sent and received from this account is a public record and may be disclosed to third parties. 35 Patrick R. Mallett From: Jeff Scouten Sent: Thursday, August 21, 2014 1:20 PM To: Patrick R. Mallett Subject: RE: Preliminary Plat Strouds Creek Subdivisions - Last call for Staff Comments Follow Up Flag: Follow up Flag Status: Flagged Pat: For Stroud's Creek, I have no outstanding comments. As a reminder though, the applicant will still need to submit to me for review and approval the Solid Waste Management Plan document. Thanks and let me know if you have any questions or wish to discuss further. Jeff Scouten Environmental Enforcement Supervisor Orange County Solid Waste Management P.O. Box 17177 Chapel Hill, NC 27516 -7177 919 - 968 -2788 x 107 (Office) 919 - 932 -2900 (Facsimile) iscouten @orangecountync.gov http: / /orangecountync.gov /recycling /candd.asp ORANGE COUNTY From: Patrick R. Mallett Sent: Thursday, August 21, 2014 12:24 PM To: Alan Clapp; Albert Mills; Christine D. Dodd; Chuck Edwards; D'Angelo Jones; David Sykes; James Bryan; Jason Shepherd; Jeff Scouten; Jennifer Phillips; John Kase; John Roberts; Kevin Lindley; Michael Burton; Michael Harvey; Michael Rettie; Peter Sandbeck; Rich Shaw; Steve J Kaltenbach; Tammy Hicks; Wesley Poole; Howard W. Fleming Subject: Preliminary Plat Strouds Creek Subdivisions - Last call for Staff Comments The most current version of Strouds Creek enclosed. Very Respectfully, Patrick R. Mallett, Planner II Orange County Planning & Inspections Department Phone: (919) 245 -2577 Fax: (919) 644 -3022 E -mail: pmallett @orangecountync.Rov Orange County Planning Website: http: / /www.orangecountVnc.gov Address: 131 W. Margaret Lane, Suite 201 C P.O. Box 8181 Hillsborough, NC 27278 Pursuant to North Carolina General Statute 132, correspondence sent and received from this account is a public record and may be disclosed to third parties. From: Patrick R. Mallett Sent: Thursday, August 21, 2014 12:18 PM To: Alan Clapp; Albert Mills; Christine D. Dodd; 'Chuck Edwards; 'D'Angelo Jones'; David Sykes; James Bryan; Jason Shepherd; Jeff Scouten; Jennifer Phillips; John Kase; John Roberts; Kevin Lindley; Michael Burton; Michael Harvey; Michael Rettie; Peter Sandbeck; Rich Shaw; Steve J Kaltenbach; Tammy Hicks; Wesley Poole; Howard W. Fleming Subject: Preliminary Plats Pleasant Woods Phase IV and Strouds Creek Subdivisions - Last call for Staff Comments FYI - Preliminary Plats Pleasant Woods Phase IV and Strouds Creek Subdivisions are set to go to the Planning Board on 03SEP2014. To date, I don't know if any significant outstanding comments for either Subdivision. If you don't mind, please e -mail me if you do have any remaining significant comments. If you don't have any, just send me an e-mail stating "No outstanding comments." I will send the most recent submittals for each shortly. Very Respectfully, Patrick R. Mallett, Planner II Orange County Planning & Inspections Department Phone: (919) 245 -2577 Fax: (919) 644 -3022 E -mail: pmallett @orangecountync.gov Orange County Planning Website: http: / /www.orangecountVnc.gov Address: 131 W. Margaret Lane, Suite 201 P.O. Box 8181 Hillsborough, NC 27278 Pursuant to North Carolina General Statute 132, correspondence sent and received from this account is a public record and may be disclosed to third parties. 37 Patrick R. Mallett From: Rich Shaw Sent: Friday, August 22, 2014 12:29 PM To: Patrick R. Mallett Cc: Peter Sandbeck Subject: RE: Preliminary Plats Pleasant Woods Phase IV and Strouds Creek Subdivisions - Last call for Staff Comments No outstanding comments Each Shaw, Land Conservation Manager Orange County Department of Environment, Agriculture, Parks and Recreation 306A Revere Rd / PO Box 8181 / Hillsborough NC 27278 / 919- 245 -2514 / http: / /www.co.orange.nc.us From: Patrick R. Mallett Sent: Thursday, August 21, 2014 12:18 PM To: Alan Clapp; Albert Mills; Christine D. Dodd; Chuck Edwards; D'Angelo Jones; David Sykes; James Bryan; Jason Shepherd; Jeff Scouten; Jennifer Phillips; John Kase; John Roberts; Kevin Lindley; Michael Burton; Michael Harvey; Michael Rettie; Peter Sandbeck; Rich Shaw; Steve J Kaltenbach; Tammy Hicks; Wesley Poole; Howard W. Fleming Subject: Preliminary Plats Pleasant Woods Phase IV and Strouds Creek Subdivisions - Last call for Staff Comments FYI - Preliminary Plats Pleasant Woods Phase IV and Strouds Creek Subdivisions are set to go to the Planning Board on 03SEP2014. To date, I don't know if any significant outstanding comments for either Subdivision. If you don't mind, please e -mail me if you do have any remaining significant comments. If you don't have any, just send me an e -mail stating "No outstanding comments." I will send the most recent submittals for each shortly. Very Respectfully, Patrick R. Mallett, Planner II Orange County Planning & Inspections Department Phone: (919) 245 -2577 Fax: (919) 644 -3022 E -mail: pmallett @orangecountync.gov Orange County Planning Website: http: / /www.orangecountync.gov Address: 131 W. Margaret Lane, Suite 201 P.O. Box 8181 Hillsborough, NC 27278 38 Pursuant to North Carolina General Statute 132, correspondence sent and received from this account is a public record and may be disclosed to third parties. C 1 � 1 Attachment 4 EXCERPT OF DRAFT MINUTES ORANGE COUNTY PLANNING BOARD SEPTEMBER 3, 2014 REGULAR MEETING MEMBERS PRESENT: Peter Hallenbeck (Chair), Cheeks Township Representative; Lisa Stuckey, Chapel Hill Township Representative; James Lea, Cedar Grove Township Representative; Herman Staats, At- Large, Cedar Grove Township; Tony Blake, Bingham Township Representative; Laura Nicholson, Eno Township Representative; Paul Guthrie, At -Large Chapel Hill Township; Lydia Wegman -At -Large Chapel Hill Township; Andrea Rohrbacher, At- Large Chapel Hill Township; MEMBERS ABSENT: Buddy Hartley, Little River Township Representative; Maxecine Mitchell, At -Large Bingham Township; Bryant Warren, Hillsborough Township Representative; STAFF PRESENT: Craig Benedict, Planning Director; Michael Harvey, Current Planning Supervisor, Tom Altieri, Comprehensive Planning Supervisor, Patrick Mallett, Planner II, Abigaile Pittman, Transportation Planner, Tina Love, Administrative Assistant II OTHERS PRESENT: Terry Boylan, Dave Hausfel, Glenn Futrell AGENDA ITEM 1: CALL TO ORDER AND ROLL CALL AGENDA ITEM 8: MAJOR SUBDIVISION PRELIMINARY PLAT: To review and make a decision on a Major Subdivision Preliminary Plat application. Stroud's Creek located southwest of the intersection of NC Highway 57 and Stroud's Creek Road. The Plan is consistent with the Concept Plan Flexible Design Option reviewed and approved by the Planning Board in June 2014. The Preliminary Plat calls for 14 single family residential lots on a 25.33 acre tract. 17.21 acres (67.96 %) of the site is reserved for primary and secondary open space. Presenter: Patrick Mallett, Planner II. Patrick Mallett Reviewed abstract. Pete Hallenbeck: Are there any questions or comments? MOTION by Tony Blake to approve this application. Seconded by Laura Nicholson. VOTE: UNANIMOUS AGENDA ITEM 12: ADJOURNMENT: MOTION by Paul Guthrie to adjourn. Seconded by Tony Blake. VOTE: UNANIMOUS CONSERVATION CLUSTER SUBDIVISION STANDARDS rsfi vwrosEO wra z.zu�cawo foes TO rv_oorerauov:osl SURVEY & ENVIRONMENTAL RESOURCE GENERAL NOTES y ornszsiz sxzErc e w ' a sumM1 �N Ervc rvE EXISTING VEGETATION NOTE a - ezervry v r -orwnn csrs rvseEOr ory oazeo Mnvrm ° A^\ crva =rvo xeewrvancre i wurvry ots ��rn %ho�°M",1Ne 4 s>E a w�TEO �a�F.�T otv,FT a j 1\ >: ".r ' s RO �- D� cRFF� ow I, i _ R �a Al I s a �o 1111T r f raaaND IT­ s ` & / 17,11 sN V A a_Tarvo�sES�o«� zT / f AT 0 H. LH DEVELOPER "A'.1T 17111 i n . � ,_ _ ♦ '-� �' � e'"`_ � � see I �% ��\'�' a.. I � � � rei F a _ DESIGNER CONTACT f U / asiT3oD000p oNEiza s L„ NE —rea � a a S1E TSE1ET J S i r GIE Y A� A s / Know wnavebelow. { Call before you dig. h � m _� co co Of F1 < w � z � Zvi aco Q J 2i U ~Wye z dv�z Jo¢ d x QD Q W ao H, U) 0 14- 0050 14 -0050 611E ANALYSIS C -1 e I R� °PE s.aEE. - RaE�.,E TYPICAL ROADWAY SECTION TYPICAL LOT LAYOUT � y\ � v r z� 1 , I � , I r2 I f ; / � S STREET TREE REQUIREMENTS: 'BETWEEN LOT' TREE PLANTINGR REQUIREMENTS HOUSING INFORMATION w \' i \ a Al" 11 171%F z ii i e \ � °N Na PR RaooL `F �� PE °sPA� f; XAi.ESSN 3,I Fwesrmar �1 ORANGE COUNTY SOLID WASTE MANAGEMENT °a1a°°1�.aNTaR °­ �,­.aa oa CONSERVATION CLUSTER SUBDIVISION STANDARDS T11N 111 SURVEY & ENVIRONMENTAL RESOURCE GENERAL NOTESa ° a 37 17 S CPF,EK po ZLIJII �osF} ^sue )y�' T nr aco°eury /1_ I r -- SITE INFORMATION NG IAI dLN.�wP,a,N�NF ° NN.,P1 1�111116 11 II ax i � 6 NOT POR - � ma � [ANSTR[JCTION � ,nN rv.,.na Imp 11A - _7 y~W SITE /UTILIIYNOTES AL- �J a LEGEND z w P., LU wW w 1 e ] V 1 a — Cv'O w 1 aOg X w y/ i � cam. can so tai 14 -0050 Kn Whm,Sbelow. uw/e/uc SCnLS °140050 FLEX ` � Call before you dig. six ESN °, sC -2 ATTACHMENT 6: 42 RESIDENTIAL FISCAL IMPACT TEMPLATE: SERVICE STANDARD METHOD Source/ Basis: Bureau of Economic & Business Research - University of Florida Modified 9/16/14 - Orange County, NC Planning Department SECTION 1 - PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT: PROJECT: TOWNSHIP: trouds'Creek Hillsborough ) BESIDE SCHOOL DISTRICT IN WHICH PROJECT IS TO BE POPULATION WITHIN DISTRIC' (NC Demo) 2014 US Census CONSTRUCTION PERIOD: 2015 -2018 School District: SCHOOL DISTRICT STUDENT POPULATION: 2013-2014 District Enrolment (Actual) Beginning Year: Ending Year: Inflation, Rate: School Attendance: Orang'e County 2015' 2018 2.25%: CHARACTERISTICS OF HOUSEHOLDS: Elementary School 46% 4.0034 Persons /House: Children /House: % Non = Elderly: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 2.47 0.38 10.00% HOME SALES DATA: 0), 0.0018 ' High School �1% Year Number of Homes Average Sales Price M Distribution of Units by Year 2015 SCHOOL DISTRICT EMPLOYMENT: POSITIONS 0 Total 600,000 0.1320 0.00% 2016 6 600,000 42.86% 2017 6 600,000 42.86% 2018 2 600,000 14.29% SCHOOL DISTRICT DATA: ENTER "1" IN ( ) BESIDE SCHOOL DISTRICT IN WHICH PROJECT IS TO BE POPULATION WITHIN DISTRIC' (NC Demo) 2014 US Census LOCATED TO GENERATE STUDENT DISTRIBUTION BY SCHOOL TYPE. School District: SCHOOL DISTRICT STUDENT POPULATION: 2013-2014 District Enrolment (Actual) 7501,, School Attendance: Orang'e County ( 1 } General Services; Governing, and Ma»agejment Elementary School 46% 4.0034 Public Safety 265 Middle School 23% Chapel Hill- Carrbore 0), 0.0018 ' High School �1% SECTION 2 - LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA BUDGET YEAR:. 2414 =2©16 POPULATION WITHIN DISTRIC' (NC Demo) 2014 US Census Population Estimate (District) 51,938 SCHOOL DISTRICT STUDENT POPULATION: 2013-2014 District Enrolment (Actual) 7501,, COUNTY EMPLOYMENT: POSITIONS PER CAPITA General Services; Governing, and Ma»agejment 1 4 4.0034 Public Safety 265 0.0051 Community Environment + Culture & Recreation 96, 0.0018 ' Human Services 290 0.0056 Education (School District), 990 0.0191 SCHOOL DISTRICT EMPLOYMENT: POSITIONS PER STUDENT Total 990 0.1320 COUNTY PER CAPITA REVENUES ($): REVENUES PER CAPIT Intergovernmental Miscellaneous 18,763,614 361.271 1,663,673 32.03 COUNTY PER CAPITA EXPENDITURES ($): EXPENDITURES PER CAPITA General Services; Governing, and Managejment 19,76'1;,677 380.49 Public Safety 18,973,569 365.31 Community & Environment + Culture & Recreation 8,402,495 161:78 Human Services 33,623,165 647.37 Education (Recurring Capital) 3,000,000 57.76 Non - Departmental 36,682,373 706.27 COUNTY PER EMPLOYEE EXPENDITURE ($): EXPENDITURES PER EMPLOYEE General Services; Goveming, and Managejment 19,76'1;,677 113572.86, Public Safety 18,973,569 71598.37 Community & Environment + Culture & Recreation 8,402,495 87525;99 Human Services 33,623,165 115941.95 Education (Recur(ng Capital} 3,000,00© 3030,30 SCHOOL DISTRICT PER STUDENT EXPENDITURES ($): EXPENDITURES PER STUDENT County Government 28,081,428 X743.64 School District 3,263,999 435.14 State & Federal 48;528,717 6069.69 TAX DATA: ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EXEMPTION: County'Tax Rate 0.8780 Per$100 Assessed Valuation School District Tax Rate ($) includes district tax rate None Per $100 Assessed Valuation Elderly Exem 0 $11,000 Where Applicable 44 SECTION 3 - DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA SECTION 4 - PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT 45 SECTION 5 - PROJECTED FISCAL IMPACT OF PROJECT ON SCHOOL DISTRICT SECTION 6 - SUMMARY OF PROJECTED DEMOGRAPHIC /FISCAL IMPACTS 46 SECTION 7 - SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS SCHOOL DISTRICT DATA: School District: School Attendance: Orang'e County YES ) Elementary School 46% Middle School 23% Chapel Hill- Carrbora ' NO High School , 316% YEAR 2015 2016 2017 2018 2019 SCHOOL CHILDREN Elementary 0 1 1 S 5° Middle 0 1 1 3 3 High School (} 1 1 4 4 TOTAL 0 2 2 11 11; SCHOOL CAPACITIES - ALL SCHOOLS CURRENT ENROLLMENT -ALL SCHOOLS Elementary 3694 Elementary 2433" Middle 2166 Middle 1747 High School 2439 High School" 2421 TOTAL 82991 TOTAL 6601 YEAR 2008 -09 2009 -10 2010 -11 2011 -12 2012 -13 PROJECTED ENROLLMENT Elementary 3337 3,355 3435, 3,438 3,433 Middle 1748 1,751 1732 1,716 1,733 High School 2254 2,298 2258 2,278 2,355 TOTAL 7299 7,4o4.' 7425 7,432 7,521 Notes / Disclaimers: 1. Per Capita numbers are based on County population residing within the actual school district. 2. Orange County projected Revenues and Expenditures are based on the approved Budget for Fiscal Year 2014. 3. Figures represent historical data, approved budget items, averages and projections that are based on commonly accepted statistical principles and standards. They do not represent accounting audits, or actual expenses incurred for a given year. They also do not necessarily represent discrete expenses for just the Orange County School System. 4. This report is not designed as a budget analysis tool. It is designed to give basic dashboard indicators that may identify School System shortfalls caused by new residential development within Orange County. 5. This data represents a snapshot that will change over time, and does not account for radical housing market changes or levels of development. Likewise, it does not account or project changes to revenue based on new tax assessments, appraisals, and credits that will occur during the next year. 47 RES- 2014 -066 Attachment 7 RESOLUTION OF THE ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS Date: October 21, 2014 Name of Subdivision: Stroud's Creek Owner /Applicant: Stephens Road Partners C/o Mr. Glenn Futrell 1050 Towerview Court Cary NC, 27513 Agent(s): Summit Engineers C/o Mr. Terry Boylan and Mr. Chad Abbott 504 Meadowland Drive Hillsborough, NC 27278 The Board of County Commissioners hereby approves the Stroud's Creek Preliminary Subdivision Plat, dated August 13, 2014 containing the following: • 14 lots slated for single - family residential development with a density of one dwelling unit per 1.8 acres of land area; • A roadway (40' wide right -of -way with a 27' wide back -to -back pavement section), intersecting with Stroud's Creek Road and terminating in a cul -de -sac, constructed to North Carolina Department of Transportation public road standards; • The preservation of 17.21 acres of open space as denoted on the Preliminary Subdivision Plat; • A 30 -foot wide roadside buffer along Stroud's Creek Road; and • A 100 -foot wide perimeter building setback around the exterior perimeter of the project. The approval of this resolution authorizes and directs the Orange County Manager to accept for Orange County and on behalf of the public generally, the offer of dedication of all publically offered areas /easements, including the roads, BMP stormwater devices, and Fire Access, without any maintenance responsibility. Per the Orange County Unified Development Ordinance (UDO) the applicant shall maintain all common areas and proposed roadways until such time as it is accepted for maintenance by a local homeowner's association, the North Carolina Department of Transportation, or some other governmental body. Before the Final Plat of Stroud's Creek can be approved by the Planning Department and recorded within the Orange County Registrar of Deeds office the following conditions shall be addressed: ME., A. Declaration of Restrictions 1. The Orange County Planning Department shall author a Declaration of Restrictions (hereafter `the document') establishing and describing the various development restrictions, standards, conditions, and requirements associated with development of, and within, the project. The document shall be recorded concurrently with the Final Plat and approved, as to form and content, by the applicant and the County Attorney. 2. The document is not intended to serve, supplant, or take the place of any document recorded by the applicant establishing local homeowner covenants or deed restrictions enforced by either the applicant or an established homeowner's association. B. Sewage Disposal 1. The approval is contingent upon constructing and tapping to the necessary Town of Hillsborough waste water systems. C. Wells 1. The approval is contingent upon constructing and tapping to the necessary Town of Hillsborough water systems. D. Roads and Access 1. The proposed road shall be constructed to standards of the North Carolina Department of Transportation in accordance with the approved Preliminary Plat. Each roadway shall be located within a minimum 40 -foot right -of -way, with 5 -foot utility easements on each side. Construction shall be inspected and approved by NCDOT. OR A letter of credit or escrow agreement shall be submitted to secure construction of the aforementioned roadways to the standards of the North Carolina Department of Transportation in accordance with the provisions of the UDO. 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. In this instance, the document shall state posted financial guarantee(s) will not be released until the road construction has been inspected and approved by NCDOT. 2. With the exception of Lot #14, all lots shall receive access from the internal subdivision road as depicted on the approved Preliminary Plat. i • 3. An Erosion Control and Stormwater Management Plan for construction of the aforementioned roadway shall be submitted by the applicant to the Orange County Erosion Control Division for review and approval prior to any land disturbing activity on the site in accordance with the UDO. 4. Approved double - bladed street name signs shall be erected at the intersection Stroud's Creek and the proposed Road prior to Planning Department signatures on the Final Plat, or prior to issuance of any building permit if road construction is secured by letter of credit as described herein. 5. Prior to any construction or alteration of any existing access within the right -of -way of Stroud's Creek Road, the owner /applicant shall secure a driveway permit from the NCDOT District Office. The owner /applicant shall submit a copy of the NCDOT- approved permit and NCDOT approval letter to the Planning Department prior to, or at the same time as, the request for a grading permit is made, or before Planning Department signatures are affixed on the Final Plat, whichever is first. 6. Sight triangles (10' x 70') shall be shown on the Final Plat at the intersection with each of the aforementioned roadway and Stroud's Creek Road. E. Land Use Buffers and Landscaping 1. The 30 -foot wide land use buffer along Stroud's Creek Road, identified on the approved Preliminary Plat, shall be preserved in perpetuity in accordance with the provisions of the UDO. The document, as well as any local covenants, shall require the applicant or future homeowner's association to preserve the required land use buffer. 2. Trees within the tree protection area denoted on the approved Preliminary Plat shall be preserved as proposed by the applicant. 3. Upon completion of roadway improvements Planning Department staff shall complete an inspection in the area to ascertain if additional roadway plantings are required in accordance with the provision(s) of the UDO. In the event additional plantings are required, the applicant shall submit a formal landscape plan re- establishing required vegetation. The owner /applicant shall install landscaping as indicated on the approved Landscape Plan and the Planning Department shall inspect and approve such landscaping before signing the Final Plat. It should be noted no part of any additional landscaping shall encroach into the ten (10) foot by seventy (70) foot sight triangles at the public road intersection. OR The owner /applicant shall submit a letter of credit or cash bond to secure required landscape installation and preservation. The owner /applicant shall provide, as specified within the UDO, an estimate of the cost for F. G. 50 required preservation, plantings and their installation. The financial guarantee shall reflect 110% percent of the estimate and be issued by an accredited financial institution licensed to do business in North Carolina. 4. Provision for protection of existing trees shall be included in the Final Plat, as well as the recorded Declaration of Restrictions, as prepared by the Orange County Planning Department. 5. Clear cutting or other removal of any trees or other vegetation on individual lots is prohibited as specified within the UDO. This requirement shall be further evidenced within the subdivision's recorded Declaration of Restrictions and Final Plat. 6. The Landscape Plan will detail required tree plantings along common property lines for each of the proposed lots. Development of each individual lot shall necessitate the submittal of a landscape plan providing documentation on the installation and /or preservation of existing vegetation to comply with established landscaping requirements detailed within the UDO. 7. The stream buffer and floodplain area denoted on the approved Preliminary Plat shall be left in an undisturbed, natural state with the exception of the approved pedestrian bridge and accompanying pedestrian pathway installed consistent with the parameters of the UDO. Drainage 1. The applicant shall submit a final Stormwater Management and Erosion Control Plan for approval by Orange County Erosion Control prior to the commencement of land disturbing activities. 2. Drainage easements shall be located on the Final Plat as required following review and approval of the stormwater management plan by Erosion Control staff. 3. Drainage culverts shall be sized and located appropriately, as required by NCDOT and Erosion Control, by a licensed North Carolina Professional Engineer. Parkland 1. At the time of recordation of the Final Plat, the applicant shall pay to Orange County a $5,908 ($422.00 times 14 lots) payment-in- lieu -of- parkland dedication fee. H. Construction Waste 1. Per Orange County Ordinance, clean wood waste, scrap metal and corrugated cardboard and all present construction waste, must be recycled. 51 2. Per Orange County Ordinance, all haulers of construction waste must be properly licensed. 3. Prior to any demolition or construction activity on the site the applicant will hold a pre - demolition /pre- construction conference with the County's Solid Waste staff. This may be the same meeting held with other development officials. I. Miscellaneous 1. The Final Plat shall contain a title block and vicinity map in accordance with the UDO. 2. The open space shall be conveyed into the Homeowner's Association before Planning Department signatures are affixed to the final plat. 3. Tree cutting in the delineated land use buffers along the perimeter of the project as well as the 30' wide roadside buffer is prohibited except for necessary landscape installation and maintenance purposes, which has to be approved by County Planning Staff prior to any such tree cutting taking place. 4. Tree cutting /disturbance of flora within identified stream buffers shall only be permitted as detailed within the Orange County Unified Development Ordinance. 5. If street lighting is proposed, then a lighting plan shall be submitted to the Planning Department for review and approval prior to purchase of lighting fixtures from the utility provider. Any lighting shall meet the Outdoor Lighting Standards set forth in the UDO. 6. A sign permit shall be obtained from Orange County for the subdivision sign located at or near the entrance of the subdivision prior to beginning construction. 7. Methods of disposal of trees, limbs, stumps and construction debris associated with construction activity shall be by some method other than open burning as required in the UDO. J. Certifications 1. A Certificate of Survey and Accuracy signed by a Professional Land Surveyor shall be notarized on the face of the Final Plat. 2. A Certificate of Declaration and Maintenance in the form provided in the UDO 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. 52 3. The North Carolina Department of Transportation (NCDOT) shall certify that the public road has been entirely constructed to State standards. 4. A Certificate of Approval signed by the Orange County Planning and Inspections Department shall appear on the face of the final plat. 5. All other required certificates detailed within the UDO, applicable to the project, shall be placed on the Final Plat for signature. 53 NOW THEREFORE BE IT RESOLVED by the Board of Orange County Commissioners that the Preliminary Plan for the Stroud's Creek Subdivision is approved in accordance with the above mentioned conditions and attached Preliminary Plat dated August 13, 2014. Upon motion of Commissioner , seconded by Commissioner the foregoing resolution was adopted this the day of 2014. I, Donna S. Baker, Clerk to the Board of Commissioners for the County of Orange, North Carolina, DO HEREBY CERTIFY that the foregoing is a true copy of so much of the proceedings of said Board at a meeting held on , 2014 as relates in any way to the adoption of the foregoing and that said proceedings are recorded in Minute Book No. of the minutes of said Board. WITNESS my hand and the seal of said County, this day of , 2014. Clerk to the Board of Commissioners 40'-0" RIGHT OF WAY 25 2.5' 61-6" CURB CURB PAVEMENT 114' !FT 3' MIN 3 MIN 1 STREET c� *TERRAIN MAX. SLOPE R1W \\-DOMESTIC -CA OPYTREE NONPOTABLE-/ \-SS LINE LEVEL 2:1 FIRE LINE WATER LINE ROLLING 2'1 8SCO HILLY I -X: I WIM UNDERSTORY TREE TYPICAL ROADWAY SECTION TYPICAL LOT LAYOUT ALTERNATE STREET TREE LAYOUT (3 CANOPY & 6 UNDERSTORY PER 300 LF) STREET TREE REQUIREMENTS: I CANOPY AND ONE UNDERSTORY PER 66' (WITH AT LEAST 1 TREE PLACED EVERY 100'. PROPOSED CUL-DE-SAC: 680 LF NUMBER OF REQUIRED STREETTREES: 11 CANOPYAND 11 UNDERSTORY REQUIRED PRIMARY TREE PROTECTION AREAS: FRONT, REAR AND SIDE YARD SETBACKS (SHOWN ON PLAN) STREAM BUFFERS (SHOWN ON PLAN) LAND USE BUFFERS (SHOWN ON PLAN) "BETWEEN LOT" TREE PLANTING REQUIREMENTS: A LANDSCAPE AREA TEN FEET IN WIDTH EXCLUSIVE OF DRAINAGE ANDIOR UTILITY EASEMENTS SHALL BE PROVIDED ALONG THE INTERIOR SIDE AND REAR LOT LINES OF EACH LOT BEING DEVELOPED. IF THERE ARE NO EXISTING TREES, THE DEVELOPER SHALL PROVIDE A MINIMUM OF ONE TREE PER ONE THOUSAND SQUARE FEET OF LAND CONTAINED WITHIN THE TEN FOOT LANDSCAPE AREA. HOUSING INFORMATION N= OF YEARS TO BUILDOUT I - 3 YEARS P ONE AVERAGE PRICE OF NEW HOMES $350K -$450K CONSERVATION CLUSTER SUBDIVISION STANDARDS MINIMUM LOT AREA: 14,000 S.F. (65% REDUCTION FROM 40,000 S.F. AVERAGE LOT AREA' 20,914 S.F. MINIMUM LOT WIDTH; 100 FT (IN AR DISTRICT) FRONT SETBACK' 30 FT ( 25% REDUCTION FROM 40') MINIMUM FRONTAGE ON CUL-DE-SACS: 20 FT SIDE & REAR SETBACKS 15 FT (25% REDUCTION FROM 20') TRACT BOUNDARY SETBACK: 100 FT PROPOSED LOTS: 14 BUILDING LOTS, 1 BMP LOT OPEN SPACE REQUIRED: 364,114 S.F. ( 33.00% OF TOTAL TRACT) OPEN SPACE PROVIDED: 749,847 S.F. (67.96% OF TOTAL TRACT) PRIMARY OPEN SPACE: 654:272 S.F. (59.30% OF OPEN SPACE) SECONDARY OPEN SPACE: 95,575 S.F. ( 8.66% OF OPEN SPACE WATER SERVICE: TOWN OF HILLSBOROUGH SEWER SERVICE: TOWN OF HILLSBOROUGH GAS SERVICE: PSNC CABLEANTERNET SERVICE: CENTURYUNK PROPOSED ROAD: 660 LF PUBLIC ROAD (DESIGNED TO NCDOT STANDARDS) SURVEY & ENVIRONMENTAL RESOURCE GENERAL NOTES ITEMS SHOWN FROM PLAN BY WITHERS & REVENEL DATED 07M 612 01 3 (SHEET P-1). ITEMS SHOWN FROM AERIAL PHOTOGRAPHS. ITEMS SHOWN FROM SURVEY FIELD DATA BY SUMMIT DESIGN & ENGINEERING DATED 1012112013. 1. BOUNDARY INFORMATION FROM SURVEY FIELD DATA BY SUMMIT DESIGN & ENGINEERING DATED 1012112013, 2. TOPOGRAPHY & SOILS INFORMATION TAKEN FROM ORANGE COUNTY GIS DATA. 3. WETLAND BOUNDARY INFORMATION FROM S&EC SITE INSPECTION, DATED MAY2014. SITE INFORMATION CURRENT OWNER: WATERFORD STERLING, LLC DEVELOPER: STEPHENS ROAD PARTNERS, LLC CONTACT: GLENN FUTRELL MAILING ADDRESS: 150 TOWERVIEW COURT CARY, NORTH CAROLINA 27513 TELEPHONE NUMBER: 919-612-5245 PIN: 9875-08-0900 PROPERTY ADDRESS: STROUD'S CREEK ROAD, HILLSBOROUGH, NC 27278 PLANNING JURISDICTION: ORANGE COUNTY STATE' NORTH CAROLINA WATERSHED OVERLAY DISTRICT: LOWER ENO UNPROTECTED RIVER BASIN: NEUSE DRIPG: 3617/198 PB/PG: 83185 LOT AREA: 1,103,375 SF - 25.33 AC ZONING: AR CURRENT USE: VACANT PROPOSED USE: SINGLE FAMILY RESIDENTIAL SUBDIVISION TYPE: CONSERVATION CLUSTER VILLAGE AT TUMBLING BROOK EXIST SS MH (TYP.) PIN: 9666-90-3190 REW LAND LLC IDS 17461204 PB 791157 r ,,-TUMBLING BROOK LANE PROPOSED SIDEWALK LOCATION 0'. A *EXIST OVERFLIA, PIN: 9876-27-8031 (SEE SITE I UTILITY NOTE 2) ZONING: AR C LINE VILLAGE AT TUMBLING BROOK 10'x70' SIGHT TRIANGLE (TYP.) PIN: 9875-09-3959 REW LAND LLC BB 5480/491 EXIST PB 971116-1917 30'WIDE LANDSCAPE AREA IN: 9875-29-1672 ZONING FH __W--- W- _- W_ - -W- W W BARBARA C. RODGERS W. ; - ­ --- *EXIST OVERHEAD DB 5382148 fjl ELECTRIC LINE PB 110137 ZONING: AR "EXISTING 6" PVC CONTROL CORNER DOMESTIC WATERLINE 0 H -OHE-d- "Al EA K AS PER OHE- LE,R� / -OHS -OHE­- -QHF­- ESM H 5'UTILITY EASEMENT 90, PK NAIL ------------------ 77� =OH�7 -OHE--- - FH E 1971152,21 100' TRACT BOUNDARY SETBACK (TYP BARBARA C. RODGERS PIN: 98 529-1672 DD 5382J46 EXIST X� S SA FH Oh&, -0 ZONING: AIR ---- -------- W L OPFN,SPAC 7 N/ EXIST- FH SS MHF1 A)IERF 'STERLIN LOT 14 '��D" /G,/L L ALLOWABLE RIPEREAN BUFFER F- IMPACT OF LESS THAN I3 P* 9S)* /,Ds 39,794 SF Sur EXIST i LOT 2 ,3117498% 76' a9� Too- TP 8'SS LINE 18,97 F BOUNDARY SET / 1 / BOU OF ACRE & I SY IN LENGTH DOMESTIC WATER LINE L Uj EXIST NONPOTABLE FIRE LINE 190, FH N b- TRAC ORANGE COUNTY BOARD OF T /;j EDUCATION LOT13 IC Y.0 PIN: 9865-99-3002 1 IDS 1933180 TBACK 118 1 51-; 16,012 SF /v 1�l no i -,"C, BUFFER PATHWAYS EL MENTARY SCHOOL ZONING: AR *M` G.- N Y/�'t�/ j r` . ,� / -EXIST 6" WATER LINE 1 "STREAM PIN: 9865-88-1437 FOR FIRE PROTECTION PIN: 9875-09-7043 AT PATHWAYS SCHOOL T1— MARS HILL BAPTIST CHURCH ROBERT & RUTH FERGUSON/ DB 20931178 IDS 761311 NG:AR LOT 4 LOT12 rg PB2 I , 751101 �! / f�7! 18,974 SF' 19,253 SF -EXIST 8" SS LINE ZONING :AR ,n i ZONI r , 27 fKa 31, j -APPROXIMATE TREELINE - - 'P­,-;� 190, - 22'Pi... PIN: 9875-29-4097 'WETLAND ARE SANDRA A. CRISMON A OPENSPACE (Typ-) V DB 5382/54 ZONING: AR �j LOTS R?H'�./ LOT11 e EXIST 18,974 SF. 19,365 SF FH S CD 16& EXIST E--, -APPROXIMATE LOCATI FH 61 GOP, §PA **EXIST 8"SS LINE 'jSPA, NATURAL SURFACE TRAIL IN OPEN--_ 45'ROW SITE UTILITY NOTES SPACE FROM POSA TO PUBLIC SANITARY SEWER /ACCESS LO LOT A // t WHERE ALLOWED BY UTILITY PROVIDER, ALL PROPOSED , t 1.1, EASEMENT ALONG STROLID'S CREEK 18,551 SF 17,655 SF I UTILITIES WILL BE UNDERGROUND. FLOODWAY LIMITS PER *EXIST OVERHEAD 65' ELECTRIC LINE ORANGE COUNTY GIS 164'79'- - I'll i �2 2. PENDING APPROVAL BY ORANGE COUNTY SCHOOLS AND 102' NCDOT, A 5' CONCRETE SIDEWALK WILL BE INSTALLED ALONG "APPROXIMATE TREEUNE -- 1 1-4 1 -08-4627 / MARS HILL BAPTIST CHURCH AND EAST-MOST DRIVEWAY INTO SCHOOL PROPERTY IN NCDOT 61 PIN: 9875 STROUD'S CREEK ROAD BETWEEN THE PROPOSED CUL-DE-SAC 65' BUFFER 1/­ SS NOTE #4 RIGHT OF WAY OR IN AN EASEMENT ON LOT I SSLUIN S, qS�-'IS�'IESIVITIA ACCESS IDS 2761311 ESM L9 0T 7 LOTS LOT PB 75/101 I 'S 20,326 SF 16,618 SF ZONING: AR 3. A 20' WIDE SANITARY SEWER AND PUBLIC ACCESS EASEMENT BMP LOT "v SHALL BE PLATTED BETWEEN LOT 8 AND LOT 9. RE `WETLANDAREA 'SBM "STREAM 15,785 SF Pf 4. PROVIDE A 30'W x 201 FIRE DEPARTMENT ACCESS EASEMENT jJ (TYP.) FOR FIRE VEHICLE "Y "TURNAROUND. 888 -7 P 773�6,51 7 �­EXIST 8`8 A f r' 'STROUG,S C­� -APPROXIM LEGEND: KI ATE TREELINE­'� FLOODPLAIN OPEN SPACE FLACK STREAM BUFFER DB 5382/60 OPEN,S�AqE,/ ZONING: AR 7 WETLANDS /* 85435"W LIC). �u :,E S88* 65 ov PRIMARY OPEN SPACE �FEMA FLOODFLAIN juj SECONDARY OPEN SPACE OPEN SPACE ,: , A FLO F fLQ LO CURVE TABLE CURVE LENGTH I RADIUS I CHORD CHORD BEARING x C ci 174.87 1 1150.00 174.70 1 S72'33'17"W I 77t?Uti I U'6�� 4INIE 886-38--4 777, SP/ U2 3 .17 '24-47-W ZZ/ 1 1 1450.00 30.17 1 N80 805.58' 65'BUFFER - IPRQ�NLPIII E CONTROM.Z IN 9865-87-8090 EVA P. BROWN & LANIE POWELL N 858383.76 1 3V5' E1969644.56 oo, DB 44421308 1 TOWN OF HILLSBOROUGH ZONING: AR TOWN LIMITS 1 *100 YR FEMA FL LAIN C, row v SAI C7711 PIN: 9875-07-1503 HWY 57 LLC DB 5654/388 ZONING: LI PIN: 9875-17-0846 ORANGE COUNTY SOLID WASTE MANAGEMENT CONSTRUCTION WASTE: BILLY &BARBARA PENLAND 1, ALL EXISTING STRUCTURES 500 SQUARE FEET AND LARGER IN SIZE SHALL BE ASSESSED PRIOR TO DEMOLITION TO ENSURE COMPLIANCE WITH ZONiNG:AR THE COUNTYS REGULATED RECYCLABLE MATERIALS ORDINANCE (RRMC) AND TO ASSESS THE POTENTIAL FOR DE-CONSTRUCTION ANDIOR THE RE-USE OF SALVAGEABLE MATERIALS. 2. BY ORANGE COUNTY ORDINANCE, CLEAN WOOD WASTE, SCRAP METAL, AND CORRUGATED CARDBOARD PRESENT IN CONSTRUCTION OR DEMOLITION WASTE MUST BE RECYCLED, 31 BY ORANGE COUNTY ORDINANCE, ALL HAULERS OF MIXED CONSTRUCTION AND DEMOLITION WASTE THAT INCLUDES ANY REGULATED RECYCLABLE MATERIALS SHALL BE LICENSED BY ORANGE COUNTY, E Know what's below. GRAPHIC SCALE 4, PRIOR TO ANY DEMOLITION OR CONSTRUCTION ACTIVITY ON THE SITE THE APPLICANT SHALL HOLD A PRE - DEMOLITION /PRE- CONSTRUCTION CONFERENCE WITH THE SOLID WASTE STAFF. THIS MAY BE THE SAME PRE-CONSTRUCTION MEETING HELD WITH OTHER r Call before you dig. 50 0 25 50 100 200 DEVELOPMENT /ENFORCEMENT OFFICIALS. 5. THE PRESENCE OF ANY ASBESTOS CONTAINING MATERIALS ('ACM) AND/OR OTHER HAZARDOUS MATERIALS IN CONSTRUCTION AND DEMOLITION WASTE SHALL BE HANDLED IN ACCORDANCE WITH ANY AND ALL LOCAL, STATE, AND FEDERAL REGULATIONS AND GUIDELINES. (IN FEET) linch= 100 ft. VICINITY MAP NOT TO SCALE cwl VATHW AYS ELEMENTARY SCHOOL one O U �_ OPEN SPN ss ICI PIN: 9865-88-1437 ROBERT & RUTH FERGUSON/ DB 2093/178 ZONING : AR YR FEMA FLOODPLAIN\ Attachment 5 STROUD'SCREEK PRELIMINARY SUBDIVISION PLAN �L�' WlEw�'L�ZN� / r TUMBLING P BROOKLANE DB 1746/204 IN :9876-27-8031 PB 1 79/ 57 ZONING NG: AR PIN :9875-09-3959 REW LAND LLC EXIST US 5480/491 P697/116 -117 FH W--- w--- w--- w--- w--- w - - -w- w__ —w— w S Z 0 N I NG : A R w TR(5UD IS '19 —OHE-7:7—OHE — — — OHEiL- — —DHE — — — OHE — — — QHE — — — OHE_ \ ES�M AD _ _T&IF_ ...45' LQHE - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - _ __ -­aH E-- SITE INFORMATION CURRENT OWNER: WATERFORD STERLING, LLC DEVELOPER: STE P HENS ROAD PARTNERS, LLC CONTACT: GLENN FUTRELL MAILING ADDRESS. 150 TOWERVIEW COURT CARY, NORTH CAROLINA 27513 TELEPHONE NUMBER: 919 -612 -5245 P IN: 9875-08-0900 PROPERTY ADDRESS STRO U D'S CREEK ROAD, HILLSBOROUGH, NC 27278 PLANNING JURISDICTION: ORANGE COUNTY STATE: NORTH CAROLINA WATERSHED OVERLAY DISTRICT: LOWER ENO UNPROTECTED RIVER BASIN: NEUSE DB /PG: 3617/198 PB/P 0 83/85 LOT AREA: 1.103,375 SF -25.33 AC ZONING. AR CURRENT USE: VACANT PROPOSED USE: SINGLE FAMILY RESIDENTIAL SUBDIVISION TYPE: CONSERVATION CLUSTER L __/ / / / / P IN :9875-29-1672 BARBARA C. RODGERS IDS 5382/48 PIS 110/37 / / / ZONING . AR A B 7 5 29 R 21 4 -1 D A R 6 72 G E RS SS PIN :91175-29-1172 BARBARA C. RODGERS DB 5382/48 ZONING: AR 7w- - -w -- -w '3o, ...3p, SS / / I I / C' / / / BOUNDARY SETB —11'1111ER STREAM PIN 9875-09-7043 MARS HILL BAPTIST CHURCH DB 276/311 PB 75/101 ZONING:AR O 'WETLAND AREA 9 PIN 9875-2 -4097 (TYP.) SANDRA A. CRISMON US 53152/54 ZONING:AR APPROXIMATE LOCATI NATURAL SURFACE TRAIL IN OPENLL h 10 SPACE FROM POSA TO PUBLIC Y - 3� SANITARY SEWER ACCESS EASEMENT ALONG STROUD'S CREEK PIN : 9875-OB-4627 MARS HILL BAPTIST CHURCH IDS 276/311 P B 75/101 ZONING: AR blJ TARY SEWER / PUBLIC ACCESS \ / / / EASEMENT ALONG STROUD'S CREEK (TYP.) �TL ELECTRIC ­**EXISTING 30'PIEDMON MEMBERSHIP CORP. EASEMENT / / �� / "APPROXIMATE TREELINE IN :9875-28 -8435 KAY C. FLACK E SPACE IDS 5382/60 ZONING: AR / ��/ / S L? / PIN 9875 -17 -0846 BILLY & BARBARA PENLAND ZONING: AR SU IT DESIGN AND SERVICES GRAPHIC SCALE Creotively Inspired - Technically Executed 50 0 25 50 10D 200 License # P-0339 504 Veadowland Drive, (IN FEET) Hillsborough, NC 27271-8551 Voice: (917) 732-3883 1`— (917) 732-6676 l inch = 100 ft. www.summit-engineer.com jj