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HomeMy WebLinkAboutAgenda - 06-06-1994 - VIII-F f 1 OR AN G E C 0 U N T Y BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date June 6. 1994 Action Agenda Item # _ =-F SUBJECT: PROPERTY OF HOMER R. TAPP AND JACK C. TAPP - PRELIMINARY PLAN ACTION BY: JULY 21, 1994 DEPARTMENT: Planning & Inspections PUBLIC HEARING: Yes �X No ATTACHMENT(S) : INFORMATION CONTACT: Emily Cameron Resolution of Approval Extension 2580 Application Vicinity Map Preliminary Plan Cluster Narrative TELEPHONE NUMBERS: Staff Analysis Hillsborough - 732-8181 5/16/94 Draft Planning Durham - 688-7331 Board Minutes Mebane - 227-2031 Chapel Hill - 967-9251/968-4501 PURPOSE: Consideration of the Preliminary Plan for the Property of Homer R. Tapp and Jack C. Tapp. BACKGROUND: The property is located in northern Chapel Hill Township on the east side of Interstate 40, west of Hideaway Drive (SR 1203) in Hideaway Estates Subdivision. Hideaway Drive intersects NC Highway 86 north of New Hope Creek at Blackwood Station. The total acreage of the tract is 21.73 acres. The tract is zoned Rural Buffer and Major Transportation Corridor. It is not located in a protected watershed. The Preliminary Plan includes a cluster subdivision with 8 one-acre lots and almost 12 acres (55%) in open space. Houses will be clustered on the ridge top near the new road. The applicant's narrative describing the cluster subdivision is attached. The open space is characterized by mature hardwood forest with steep slopes and intermittent streams on the northern half of the parcel. A 10-foot pedestrian easement is proposed south of lot 5 to allow residents access to the open space from the cul de sac. 2 ' Meadow Greer Road was reserved as a public right-of- way when Hideaway Estates was platted in 1974 . The 50- foot right-of-way will be extended and the road built to NCDOT standards to serve the new lots. Each lot will have an individual well and septic tank. Lots 1, 2, and 3 will have easements (labeled "lA, 2A, and 3A" ) in the open space for sewage disposal. The septic easements make up 16.6 percent of the total open space, with the limit being fifty percent (Section IV-B-10-e) . A 100-foot Land Use Buffer is required adjacent to the interstate right-of-way. No buildings or structures are allowed in the buffer, although utilities, wells, and septic tanks are permitted. The designated open space will also serve as a buffer between the interstate and residential development. The Planning Staff's analysis of how the proposed subdivision meets the standards of the Subdivision Regulations is included in the attachments. On May 16, the Planning Board recommended approval of the Preliminary Plan with the conditions contained in the attached Resolution. RECOMMENDATION: The Administration recommends approval of the Preliminary Plan for the Property of Homer R. Tapp and Jack C. Tapp with a public road built to State standards and the conditions listed in the Resolution of Approval. RESOLUTION 3 OF THE ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS Date Tune 6. 1994 Name of Subdivision Property of Homer R. Tapp and .Tack C. Tapp (also known as Tapps Hideaway Subdivision) Owners/Applicants Homer R. Tapp and Tack C. Tapp The Board of County Commissioners hereby approves the cluster subdivision of the property of Homer R. Tapp and lack C. Tapp Preliminary Plat, dated March 3, 1994, and containing 9 lots, subject to the fulfillment of requirements specified herein. All roads shall be irrevocably dedicated to the general public and be constructed to standards of the North Carolina Department of Transportation. The approval of this resolution authorizes and directs the Orange County Manager to accept for Orange County and on behalf of the public generally, the offer of dedication of Meadow Greer Road. This acceptance by Orange County of the dedication to the general public of Meadow Greer Road shall be without maintenance responsibility. These roads shall be maintained by the owner/applicant until such time as they are accepted for maintenance by the North Carolina Department of Transportation or some other governmental body. Before the Final Plat of any phase of Tapps Hideaway Subdivision can be recorded: A. Sewage Disposal 1. Lots 4, 5, 6, 7, and 8 shall contain an adequate area for septic disposal, and repair area, approved by the Orange County Division of Environmental Health. 2. Disclosure that the septic system location may restrict the size and location of improvements. This disclosure shall be included in a document describing development restrictions to be recorded concurrently with the Final Plat. The document shall also disclose that information regarding the tentative location of septic systems is available from the Orange County Health Department, Division of Environmental Health. 3. Septic easements shall be provided for lots 1, 2, and 3 on the common open space as indicated on the Preliminary Plat. The portion of the easements used for sewage disposal shall remain in a wooded condition with large trees preserved and only a selective clearing of young vegetation allowed for system installation. The easements and their conditions shall be contained in the development restrictive covenants or other documents. A reference to the restrictive covenants shall be included in a document describing development restrictions to be recorded concurrently with the Final Plat. 4 — 4. Indicate access easements for installation, monitoring and repair of remote septic lines and drainage fields. 5. Lots 1A, 2A, and 3A are of restricted development potential because they are reserved for sewage disposal purposes. The open space is also reserved, and not approved for residential development. The restricted lots shall be identified in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. B. Roads and Access 1. Meadow Greer Road shall be constructed to standards of the North Carolina Department of Transportation, within a 50-foot right-of-way, and the construction shall be inspected and approved by NCDOT. OR A letter of credit, escrow agreement, or bond shall be submitted to secure construction of Meadow Greer Road to the standards of the North Carolina Department of Transportation. An estimate of the construction cost must be prepared by a certified/licensed engineer or grading contractor and submitted to the Planning and Inspections Department. The financial guarantee must reflect 110% of that estimate and be issued by an accredited financial institution licensed to do business in North Carolina. The document describing development restrictions to be recorded with the Final Plat shall state that the financial guarantee will not be released until the road construction has been inspected and approved by NCDOT. 2. An erosion control plan for construction of the road shall be submitted by the applicant for review and approval by the Orange County Erosion Control Division. 3. All lots shall access onto Meadow Greer Road. This restriction shall be stated in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. 4. Approved street name signs shall be erected at the intersection of streets as required in Section IV-B-3-c-12 of the Orange County Subdivision Regulations. Evidence shall be submitted by the applicant that the sign is in place or a copy of the receipt for purchase of the sign shall be submitted to the Planning Department. C. Land Use Buffers and Landscaping 1. Existing trees shall be preserved as indicated on the approved landscape plan. I 5 2. Provisions for protection of existing trees as shown on the approved landscape plan shall be included in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. 3. A Type F Land Use Buffer shall be provided along the right-of-way of Interstate 40. The buffer shall be 100 feet in width and provide sufficient vegetation to meet the standards of Section IV-B-8-e of the Subdivision Regulations. Said buffer shall be so noted on the plat, and described in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. D. Drainage 1. Indicate a 30-foot drainage easement along the drainageways located in the open space and in the northern portions of lots 1 through 4-as shown on the Preliminary Plat. Locate additional drainage easements as required following review and approval of the Erosion Control Plan. E. Parkland 1. Cash in the amount of$1318 (8/35 acre x $5770/acre) shall be paid to Orange County as payment in lieu of public parkland dedication. 2. The entirety of the open space to be shown on the Final Plat(s) shall be irrevocably dedicated to the homeowners association for recreation/open space use by residents of the subdivision. F. Miscellaneous 1. The Final Plat shall contain a title block and vicinity map in accordance with Section V-D-2 and V-D-3 of the Orange County Subdivision Regulations. 2. The following natural and man-made site features shall be shown on the plat: (Include streams, rivers, ponds, lakes, swamps, marshes, sites in "Inventory", houses, barns, sheds, railroads, overhead utility lines, cemeteries) a. "branches" as shown on the Preliminary Plat. 3. The following easements shall be shown on the plat: a. sewage disposal easements 1A, 2A, and 3A; b. 20-foot septic line and access easement along the eastern boundary of lot 8 and across the fronts of lots 3, 4, 5, and 3A; and C. 10-foot pedestrian easement across lot 3A. 4. A setback of 30 feet shall be maintained as measured from the edge of the right-of-way of Meadow Greer Road. Side yards shall be a minimum of 10 feet, and rear yards a minimum of 10 feet, except where the Type F Land Use Buffer applies, and on exterior boundaries of the subdivision. Where a side or rear lot line forms the exterior boundary of the subdivision, the building 6 setback shall be 20 feet. These setback requirements shall be stated on the plat, and in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. 5. Label the open space area with a letter or number and the designation "Property of Tapps Hideaway Homeowners Association for recreation/open space purposes." G. Certifications 1. A Certificate of Survey and Accuracy signed by a registered Land Surveyor shall be notarized on the face of the Final Plat. 2. A Certificate of Declaration and Maintenance in the form provided in Section V-D-6-b of the Orange County Subdivision Regulations signed by the landowner and developer shall be on the face of the plat and included in a document describing development restrictions to be recorded concurrently with the Final Plat. 3. The Department of Environmental Health shall certify that the common open space contains an easement for each of the lots 1, 2, and 3 of sufficient area for septic disposal and repair and that all other residential lots contain sufficient area for septic tank disposal and repair. 4. The North Carolina Department of Transportation shall certify that Meadow Greer Road has been constructed to State standards or that construction plans have been approved. 5. A Certificate of Approval signed by the Orange County Planning and Inspections Department. Signature of Applicant Clerk to the Board I, , accept the above listed conditions of subdivision approval, and acknowledge that each must be met prior to recordation of the final plat. Applicant Date APPL,LATION FOR .- ,"U:Lh VIINARY PLAN APPROVAL MAJOR SUBDIVISION 8193 7 ORANGE COUNTY DATE: 4/14/94 PLEASE TYPE OR PRINT LINK ONLY) SUBDIVISION NAME: __ _Subdivision of property for Homer R. Tapp and Jack C. Tapp LOCATION: Along Interstate -- 40 ( South of New Hope Church Road ) OWNER/DEVELOPER: Haver Tapp and Jack Tapp ADDRESS: 5911 Hideaway Drive TELEPHONE NO.: 942-4606 Clhapel Hill $ N.C. AGENT/CONTACT: �Satne TELEPHONE NO.: Same A. SUMMARY INFORMATION: Orange County Tax Map 14&14B Block —&B Lot(s) 1F & 1 Township Chapel Hill Zoning District(s): RB & RIC Total Number of Acres: 21 .73 Phases: One Total Number of Lots: 8_ Average Lot Size: 1 Acre Minimum Lot Size: 1 Acre Number/Type of Structures: (existing) None (proposed) 8 Lineal Feet in Streets: 35Q Acres in Open Space: 11 .94 Acres Water Supply: Public (specify) Community X Individual Wastewater Disposal: Public (specify) Community X Individual School District: grange High Fire'District: New Hope General Land Uses in Area: _ Residential Critical Areas: Branches stream/drainageways flood prone areas watershed (specify) historic sites other (explain) Is the property to be subdivided currently under"farm use value taxation"? Yes_ No X . If "yes", please contact the Orange County Tax Office. Subdivision of the property may require payment of deferred taxes under "farm use value taxation". B. All plats must be submitted on sheet no smaller than one inch equals two-hundred feet 0"=200') and no larger than one inch equals twenty feet (1"=20') and must contain the following'information: %54'.X. X subdivision name X zoning of tract and adjacent, X name & address of ownerls) properties X name &address of subdivider X }`''> building setback lines by notation (if other than owner) or typical lot layout a X ' '> name of surveyor, engineer, X location and width of existing and c landscape architect or architect, proposed easements (drainage, ° address, registration # and seal utilities, roads, etc.) N X ><' >` (title) Preliminary Plan X ?:'•:y existing, proposed and adjoining :.: r� scale, north arrow rights-of-way including dimensions CD X _ data (including revision dates) and street names and state road Ew X township, tax map-block-lot numbers. Lineal feet of road 4_� w references centerlines and approximate .H ° X .<'.w Parent Parcel Identification # acreage of new street rights-of- X deed book and page #of property way W O ;,}.<• 4-) w to be subdivided X '"! existing and proposed utilities, -i co X boundary described with bearings including type, sizes, hydrants, E �-4 and distances valves, manholes ° co X total acreage of the tract and X U >f`* ;3 existing and proposed curbs, acreage of lots, including and gutters and culverts, including -14 m U -0 excluding area within rights-of- sizes and grades v =co way X ? location and width of alleys, X "'' control corner sidewalks, bike lanes, transit systems, and bus stops (please complete reverse side) X i..V.: proposed lot lines with dimensions X typical street cross-sections and X fx: intersection details including lot & block numbers 8 X phasing lines design and width of travelway and X topography at ton foot 0 0) shoulders intervals horizontal alignment and general X 0 water bodies, streams, floodway curve data (public roads) a) and floodplains X centerline radius on all proposed (n . . .... X stream buffers streets a) X location and size of parcels permanent features such as 0 U dedicated for public use, buildings, cemeteries, historic E -rq CD 4.4 recreational use or reserved in landmarks -P 4-4 •rq 0 common, with purpose noted X adjoining lot layout names of 'D 4 X impervious surface data (if located adjoining property owners. If CD 0 in water supply watershed) subdivided, subdivision plat name, 4-) 4-4 (D X vicinity map showing general plat book & page number, and r I co CL a) location of subdivision with streets perimeter lot numbers. E ;-4 and roads identified by State road X location and size of lots of 0 cc U 'a number and name restricted development potential .V CD X landscaping and buffer and notation on plat regarding :::::«:: .. ... a FO requirements same (n _X Ngg township, corporate and extra- X stormwater detention and/or territorial planning jurisdiction lines retention sites and undisturbed which cross the property areas for infiltration purposes jif located in water supply watershed) C. OTHER SUBMITTAL REQUIREMENTS 1. Twenty-five (25) copies of the preliminary plat. 2. One full size copy of an Orange County Tax map (with tax parcels involved clearly marked in pencil). 3. Where municipal or OWASA sewer is not available, a copy of the Preliminary Plat indicating Health Department soils analysis approval/denial for each lot shown thereon. 4. Where a private road is proposed a written statement by the applicant or his/her authorized representative which sets forth the justification for a private road (see Section IV-B-3-d-1 of the Orange County Subdivision Regulations). 5. Auxiliary documents, in draft form, prepared in accordance with Section VL of.this Ordinance which assure completion and/or maintenance of improvements required by this Ordinance. Such documents may include, but not be limited to, a private road maintenance agreement, and articles of incorporation and restrictive covenants pertaining to a homeowner's association. These documents may be required as necessary as evidence that the ordinance requirements are being met. 6. Fee - $350.00 plus $5.00 per lot (11 fee for preliminary and final plat). 7. If the subdivision contains 10 lots or more the following information shall be submitted with the application: a. Number of years to buildout. b. Number of houses to be built during each year to buildout. C. Average price of houses including lots for each year to buildout. 1, the applicant, hereby certify that the foregoing application is complete and accurate. APPGcAN SIGNAT RE OWNER'S-SfGN-AT DATE DATE FEES: Amount 390 O 0 Date Paid 4-2(0- 94- Receipt # 0-7 1 -7 ;2 0 �••.� Wit.,\ , I• 1 � \,AA AMP / •rs `` ,fit ; l NiK *r•< yra q 1 i t •Y 46 0 Mae vi ,c ''ice � r� � � �� '•. -'`•' � K � •� , ' N .•- ftable - som • �10) T '�•K •: wo to Sao OMPOL Oat At or 7 10 wo Y. w �• .•jam•1A . _. . . ••}ter t r •r , ':. o ha tog • = ypa,�t�i'• Pow a.& L Jr dqp•s•� � � �• w .BPD' V�`�� 1 * 'nt•�Q. •,,, pp am y ' low ov wo �•T• . 0 M , • • t �� l t � • -� '• •' ••+�''` a ��y �l t? ••• �p• J ` •a V r �\ • IPW age �I•st , •!V Brady H. Goforth & Associates Land Surveyors 9rady H.Goforth, RLS 3 8- 9 4 11 '121 .Jest Clay St. 919-563-3623 March 8, 1994 Mebane, N.C. 27302 RE: Proposed cluster subdivision of property for Homer R. Tapp and Jack C. Tapp To: Orange County Planning Board and Planning Department The proposed 21 .73 acre cluster subdivision, located directly west of the existing Hideaway Estates Subdivision, has several characteristics that would better allow the property to be developed as a cluster subdivision, rather than a standard type subdivision. .These characteristics are as follows: (1 ) Lots 1-3 have rather steep slopes, especially toward the rear of the lots. The septic area that is best suitable for sewage disposal on each lot is toward the front of the lot, which would also be the better building site. (2) The lots shown as 2A and 3A are mostly in the 100' land use buffer area and have a high noise volume due to the interstate, thus making this area more suitable for septic areas rather than home sites. (3) There is plenty of open space that is wooded with hardwoods and has several nice branches running through the area. It is also noted on the map that only 16% of the open space will be used for septic systems. The advantages of a cluster subdivision at this site are that the building sites for lots 1-3 will be much nicer and away from any drainage areas and also-well away from the noisy interstate. We will have a nice wooded open space with branches being disturbed very little in this area. FINDINGS OF THE ORANGE COUNTY PLANNING AND 11 INSPECTIONS DEPARTMENT PERTAINING TO THE SUBDIVISION OF THE PROPERTY OF HOMER R. TAPP AND JACK C. TAPP CRITERIA FINDIN G IV-B-10-b Application Criteria a) The tract is a minimum of 400,000 a) The property is 21.73 acres or 946,558 square feet for the AR and RB districts. square feet in size, 546,558 square feet 200,000 square feet for the R-1 district larger than the minimum required. and 80,000 square feet for all other districts. b) Approved water supply and wastewater b) As approved by the Orange County treatment systems are available and Division of Environmental Health, each each lot is served by separate water lot will have individual wells and septic supply and sewerage connections. tanks. c) The total number of lots proposed for c) 21.73 acres gross land area the tract, excluding parcels of reserved - 0.5 acre in right-of-way recreation/open space, is not greater ------- than the number determined by dividing 21.23 acres net land area the gross land area, excluding public road rights-of-way, by the minimum lot 21.23 acres - 2 acres size requirements for the zbning district = 10 lots maximum established in the Orange County 8 lots proposed Zoning Ordinance. d) The recreation/open space reserved d) See comments that follow. within the tract conforms with the recreation and open space standards established in Section IV-B-7-b. IV-B-7-b 2. Dimensional Requirements If the application of the provisions The acreage provided for of Article 5.1.1 (Required recreation/open space is 10.01 acres, Minimum Recreation Space Ratio) which exceeds the amount required by and Article 6.12 (Land Use the Zoning Ordinance (0.63 acre) and Intensity System) of the Orange by the Subdivision Regulations (0.23 County Zoning Ordinance results in acre). a greater amount of land, then the difference between the application of the standards above and those of Article 5.1.1 and Article 6.12 shall be established as private recreation for the use of the residents of the development. 12 _ 3. Site Suitability Land provided or dedicated for passive recreation and open space purposes shall be of a character, slope and location suitable for use for walking, jogging, reading and similar quiet activities, and the preservation of natural features and cultural resources such as steep slopes, rock outcrops, native plant life and wildlife cover, mature woodlands and water resources. Criteria for evaluating the suitability of proposed recreation areas shall include but not be limited to the following: a. Location. Land dedicated for a. The open space as shown preserves recreation purposes shall be mature woodland, natural located so as to serve the needs drainageways, and steep slopes. It also of the residents of the serves as a buffer between residential subdivision and the residents of uses and the noise from the Interstate. the immediate neighborhood All lots are adjacent to open space. A within which the subdivision is pedestrian easement has been proposed located. Recreation area shall to provide access for residents of lots be located so as to provide 6, 7, and 8 to the open space suitable insofar as possible, reasonable which is for passive recreation. accessibility to all residents of the subdivision and residents living in the immediate neighborhood. Recreation areas shall be located where land more suited for recreational purposes due to shape, level slopes and/or dry soil conditions is present. Where proposed park sites are shown on the adopted Land Use Plan, and a subdivision contains a portion of the park site, then the recreation area may be located at the edge of the subdivision so that additional land may be added as adjacent land is subdivided. 13 -b. I ty. Land dedicated for b. The 10.01 acres designated for recreation purposes shall be a recreation/open space is in a single single parcel except where it is parcel. Other open space parcels are determined that two (2) or more reserved for septic easements. parcels are suited to the needs of a particular subdivision. The Planning Board may recommend, and the Board of Commissioners may require, the dedication of a connecting path in addition to the land required in Section IV-B-7-b-2 of this ordinance. Where a connecting path is necessary, a path of up to fifty (50) feet in width may be required, but in no case shall the path be less than thirty (30) feet in width. c. Accessibility. .Land dedicated c. The recreation/open space has frontage for recreational purposes shall on the cul-de-sac of Meadow Greer have at least fifty (50) feet of Road. At the edge of the right-of-way frontage on at least one (1) the frontage measures 45 feet; street within the subdivision. however, a width of 50 feet is met 5 feet off the right-of-way, which meets the intent of this provision. 4. Site Improvements Private recreation facilities, either The recreation/open space is suitable for required or provided at the option passive recreation (walldng, bird watching, of the applicant, shall meet the photography, etc.). It also serves as a standards for improvements: buffer from the impacts of Interstate 40. No site improvements are proposed. Park bench, picnic tables, grills and trash receptacles. The applicant is required to make a payment of $1,318.00 in lieu of public One (1) picnic table per 50 dedication of recreation/open space which residents, 50 sq. ft. of land per will be used to purchase and/or develop table. parkland for use by the subdivision and neighborhood residents. In addition to land provided or dedicated for active recreation purposes, sufficient area shall be provided to make available a minimum.of five (5) off-street parking spaces for the first two (2) acres of each recreation site and one (1) space for each additional acre thereafter. 14 5. Method of Provision or Dedication Land dedicated for public The payment in lieu of land dedication will recreation area as required by this be used to purchase and/or develop Ordinance shall be designated on parkland for use by the subdivision and both the preliminary and final neighborhood residents. plat(s) of the subdivision and must be dedicated to an appropriate unit of local government. e. The minimum amount of land reserved Lot sizes have been reduced a total of 6.71 as recreation/open space shall be the acres. 10.01 acres of recreation/open sum of all reductions in minimum lot space are proposed. area as a result of the cluster form of development and/or the minimum recreation/open space required in Section IV-B-7-b, whichever is greater. IV-B-10-c Reductions in Lot and Setback Requirements For lots created as part of a cluster development minimum lot area, lot width and setback requirements specified in Section 4.1.2 may be reduced as follows: a. Minimum lot area requirements may be a. The minimum residential lot size reduced by fifty percent (50%) but shall proposed is 1.00 acre, a 50% reduction be no smaller than 5000 square feet. of the 2-acre lot size required in the Rural Buffer zoning district. b. Minimum lot width requirements may b. The minimum lot with required is 130 be reduced by twenty percent (20%), feet. Lot widths may be reduced to but shall be no less than fifty (50) feet. 104 feet. Lot width is not applicable on the turning circle of the cul-de-sac. c. Minimum front setback requirements c. Front setbacks may be reduced to 30 may be reduced by twenty-five percent feet. (25%) except where the front lot line forms an exterior boundary of the cluster development. d. Minimum rear and side setback d. With the exception of exterior requirements may be reduced to ten subdivision boundaries and the 100-foot (10) feet except where the rear or side Land Use Buffer adjacent to the lot line forms an exterior boundary of Interstate, side and rear setbacks may the cluster development. be reduced to 10 feet. 15 IV-B-10-e Approval of Preliminary Plan a. Individual lots, buildings and streets a. The new road will approximately shall be designed and situated to follow the 590 contour, near the ridge minimize alteration of the natural site top. Houses will be located near the features to be preserved. road away from steep slopes, drainageways, and the Interstate. b. The usability of cluster open/recreation b. The open space is suitable for passive space shall be determined by the size, recreation. shape, topographic and location requirements specified in Section IV-B- 7-b. c. Cluster open space shall include c. It includes mature woodland, streams, irreplaceable natural features such as, and some steep north-facing slopes. but not limited to, streams, significant stands of trees, individual trees of significant size and/or species, uncommon plant communities, wildlife habitats and rock outcroppings. d. Cluster recreation space shall be easily d. The pedestrian easement and the 30- accessible to pedestrians, including the foot open space strip adjacent to the handicapped. Interstate connect lots 6, 7, and 8 to the majority of the open space. These areas designed for pedestrians are located on the more accessible grades in the open space. e. The suitability of cluster open space e. The open space preserved will also intended for scenic value shall be benefit eleven existing lots in Hideaway determined by its visibility from Estates by providing "borrowed" open adjoining properties and streets and space serving as a buffer from the shall seek to lessen the area devoted to Interstate as well as a visual amenity. motor vehicle access. f. Diversity and originality in lot layout f. The road and lots are located to shall be encouraged to achieve the best minimize disturbance and make the best possible relationship between the land use of soils for sewage disposal. and the development. g. Up to one-fourth of the land with g. Some slopes over 15% may be altered slopes greater than fifteen percent for road construction. Houses will be (15%) may be removed or altered only clustered near the ridge top and can be when such slopes are small and isolated designed to fit the existing slopes. and do not otherwise adversely affect the design of the development. 16 h. At least twenty percent of the gross h. 11.94 acres (55%) is designated as land area is designated as common open space. 1.93 acres (16%) is open space. No more than fifty percent reserved for septic easements. (50%) of the required common open space shall be used exclusively for sewage treatment systems, utilities, or other uses which prohibit access by the residents of the cluster subdivision. This restriction does not apply to areas of historic or natural significance which may be protected by access restrictions. © � a17 a. Board of Adjustment Waddell reported that there was request for a tower and that request was denied on the grounds that the assertions made that there was no negative impact on property was not adequate. b. Ordinance Review Committee No meeting. c. Agricultural Districts Advisory Board Walters reported that the Board had met on May 9, 1994 and reviewed the LESA system which will be reviewed and discussed with the Commissioners at the work session scheduled for May 19, 1994. d. Rural Character Study Committee Burklin reported that a report will be presented to the Board of Commissioners at its May 17 meeting on "Rural Character Study Alternatives" . e. Economic Development Commission No report available. f. Historic Preservation Commission Cameron reported that the County has received a surveying/planning grant in the amount of $10,000.00 to hire a consultant to prepare the historic preservation element for the Comprehensive Plan. The commission has begun discussing long-term goals in preparation for the preservation element. g. Transportation Advisory Subcommittee No meeting. h. Solid Waste Committee No report available. AGENDA ITEM #8: SUBDIVISION APPLICATIONS a. Preliminary Plans ( 1) Property of Homer R. Tapp and Jack C. Tapp (8 Lots - Chapel Hill Township) Presentation by Emily Cameron. 18 , The property is located in northern Chapel Hill Township on the east side of I-40, west of Hideaway Drive (SR 1203) in Hideaway Estates Subdivision. Hideaway Drive intersects NC Highway 86 north of New Hope Creek at Blackwood Station. The total acreage of the tract is 21.73 acres. The tract is zoned Rural Buffer and Major Transportation Corridor. On March 21 the Planning Board approved the Concept Plan for a cluster subdivision with 8 one-acre lots and almost 12 acres (55% in open space. Houses will be clustered on the ridge top near the new road. The applicant's narrative describing the cluster subdivision is an attachment to these minutes on pages The open space is characterized by mature hardwood forest with steep slopes and intermittent streams on the northern half of the parcel. A 10-foot pedestrian easement is proposed south of lot '5 to allow residents access to the open space from the cul-de-sac. Meadow Greer Road was reserved as a public right- of-way when Hideaway Estates was platted in 1974 . The 50-foot right-of-way will be extended and the road built to NCDOT standards to serve the new lots. Each lot will have an individual well and septic tank. Lots 1, 2, and 3 will have easements (labeled "lA, 2A, and 3A" ) in the open space for sewage disposal. The septic easements make up 16.6 percent of the total open space, with the limit being fifty percent (Section IV-B-10-e) . A 100-foot Land Use Buffer is required adjacent to the interstate right-of-way. No buildings or structures are allowed in the buffer, although utilities, wells, and septic tanks are permitted. The Planning Staff's analysis of how the proposed subdivision meets the standards of the Subdivision Regulations is an attachment to these minutes on pages . The Planning Staff recommends approval of the Preliminary Plan with a public road built to State standards and the conditions listed in the Resolution of Approval (an attachment to these minutes on pages ) . Uu U 19 Cameron noted that a sentence had been added to A.3 of the Resolution by the County Attorney for clarification. This is also a condition of the Health Department. After the first sentence add: The portion of the easements used for sewage disposal shall remain in a wooded condition with large trees preserved and only selective clearing of young vegetation allowed for system installation. Burklin asked if there is adequate building space on lots 1, 2, and 3. Cameron responded yes, noting that the sewage disposal areas are not on the lots and that with a cluster subdivision setbacks may be reduced. Barrows asked if the adjacent subdivision, Hideaway Estates is built out yet. Cameron responded that in the 1970 's, when Hideaway Estates was platted, sewage disposal sites were not identified on each lot. Thus, some of the lots are not built on because of lack of an approved sewage disposal site. Barrows continued expressing concern that the open space designated for this subdivision might be used as sewage disposal sites. Cameron responded that there can be no sewage easements for lots not in the Tapp Subdivision. Mr. Homer Tapp, applicant, stated that a Co-op will be formed with the property owners in the proposed subdivision. There is no connection or involvements with Hideaway Estates. MOTION: Burklin moved approval as recommended by the Planning Staff with the change as recommended by the County Attorney. Seconded by Hoecke. VOTE: Unanimous. (2) Mill Pointe (10 Lots - Cedar Grove Township) Presentation by Eddie Kirk. The property is located in Cedar Grove Township on the west side of Mill Creek Road (SR 1343) . Mill Creek Road is a paved State-maintained road and considered a collector in the Comprehensive Plan. A 1991 traffic count indicated 900 trips per day.