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HomeMy WebLinkAboutAgenda - 11-05-2015 - 5-d - Zoning Atlas Amendment Conditional Zoning – Master Plan Development Conditional Zoning District (MPD-CZ) Harts Mill - Closure of PH and Action (No Additional Comments Accepted) 1 ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: November 5, 2015 Action Agenda Item No. 5-d SUBJECT: Zoning Atlas Amendment: Conditional Zoning — Master Plan Development Conditional Zoning District (MPD-CZ) Hart's Mill - Closure of Public Hearing and Action (No Additional Comments Accepted) DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N) Yes ATTACHMENTS: INFORMATION CONTACT: 1. Property and Vicinity Map Michael D. Harvey, Planner III, (919) 245-2597 2. Excerpt of Approved May 26, 2015 Craig Benedict, Director, (919) 245-2575 Quarterly Public Hearing Minutes 3. Responses to Questions from May 26, 2015 Quarterly Public Hearing 4. Excerpt of Approved July 1, 2015 Planning Board Minutes 5. Responses to Questions from July 1, 2015 Planning Board Meeting 6. Excerpt of Approved September 2, 2015 Planning Board Minutes 7. Planning Board Approved Statement of Consistency 8. Statement of Consistency 9. Ordinance Approving Rezoning with Conditions PURPOSE: To receive the Planning Board recommendation, close the public hearing, and make a decision on a request to rezone a 112 acre parcel of property to Master Plan Development — Conditional Zoning (MPD-CZ) district in accordance with the provisions of Section 2.9.2 of the Unified Development Ordinance (hereafter `UDO'). BACKGROUND: This item was presented at the May 26, 2015 Quarterly Public Hearing. Agenda materials from this meeting can be viewed at: ht!p-://www.oranqecountvnc.qov/150526QPHKC.pd . Excerpt of minutes from the hearing are contained in Attachment 2. Conditional Zoning District (CZD) Process: The process involves the approval of a rezoning petition and site plan allowing for the development of specific land use(s) on a parcel of property. Applications are processed in a legislative manner (i.e. does not require sworn testimony or evidence) and decisions are based on the BOCC's determination that the project is consistent with the purpose and intent of the Comprehensive Plan. The typical cadence for the review of a CZD application is: • First Action — Planning staff schedules a Neighborhood Information Meeting (NIM). Staff Comment— DONE. This meeting was held on April 8, 2015. 2 • Second Action — The BOCC and Planning Board review the application at 1 of 4 joint Quarterly Public Hearings. Staff Comment— DONE. The public hearing was held on May 26, 2015. • Third Action — The Planning Board makes a recommendation on the proposal. Staff Comment — DONE. The Planning Board began their review of this item at its July 1, 2015 regular meeting and recommended approval of the project at its September 2, 2015 regular meeting. • Fourth Action — The BOCC receives the Planning Board recommendation and makes a decision. Staff Comment — The BOCC will receive the Planning Board recommendation at its November 5, 2015 regular meeting. As articulated at the public hearing, the proposed project is a village style development with approximately 34 dwelling units and involves the preservation of the majority of the property as vegetative open space and farm area (i.e. pasture and crop production). The residential portion of the project would occupy approximately 22 acres of the parcel with another 5 to 8 acres being used to support the proposed septic system. The remaining acreage would be preserved as farmland and dedicated open space. During the public hearing the following comments were made: 1. There was general support for the project. 2. A BOCC member requested additional information on the ownership mechanism proposed by the applicant, expressing concern(s) over how residents will own their individual housing units and surrounding property. STAFF COMMENT: Please refer to Attachment 3 of the abstract for the applicant's response. 3. A BOCC member asked for clarification on the imposition of conditions. STAFF COMMENT: As detailed in the public hearing abstract, mutually agreed upon conditions can be imposed as part this process only if they address- i. The compatibility of the proposed development with surrounding property, ii. Proposed support facilities (i.e. roadways and access points, parking, pedestrian and vehicular circulation systems, screening and buffer areas, etc.) and/or iii. All other matters the County may find appropriate or the petitioner may propose. The applicant has verbally indicated they have accepted the recommended conditions. Further staff has been informed a letter signifying same will be presented at the November 5, 2015 regular BOCC meeting. 4. A BOCC member asked staff to clarify proposed and allowable density. STAFF COMMENT: The property is located within the Rural Residential (R-1) general use zoning district and the Upper Eno Protected Watershed Protection 3 Overlay District allowing for a density of 1 dwelling unit for every 40,000 sq. ft. (0.92 acres) of property. The property is also located within the 20 Year Transition Area as denoted on the Future Land Use Map and is designated as being Urban on the Growth Management System Map indicating urban densities are permitted. This could result in a total of 112 dwelling units being developed on the property based purely on the size of the parcel and not taking other factors into consideration (i.e. adequate soils for septic, road access, permitting process, presence of stream and other environmental features, etc.). If approved the project would only allow for 1 dwelling unit for approximately every 3.2 acres of property and 34 dwelling units. 5. A Planning Board member asked if additional dwelling units could be added in the future. STAFF COMMENT: The plan could be modified through the submittal and processing of a new Conditional Zoning District petition. This would require holding a new neighborhood information meeting and a public hearing to review the proposal. 6. A BOCC member asked if the applicant was being asked to extend road access to adjacent parcels. STAFF COMMENT: It is not practical to extend the proposed roadway to the east due to the presence of streams and floodplain. There is no perceived benefit in requiring connection with adjoining subdivisions as this could create traffic concerns for adjacent neighborhoods. 7. A BOCC member asked the applicant to provide additional detail on the proposed 6 inch water line serving the project and if the line would be adequate to support water for both consumption and firefighting capabilities. STAFF COMMENT: Please refer to Attachment 3 of the abstract for the applicant's response. In consultation with the Fire Marshal and Orange County Emergency Services staff is recommending a condition requiring the final size of required waterlines to be determined at time of permitting with the review and approval of the Orange County Fire Marshal. 8. Several BOCC members asked for clarification on the proposed septic system for the project. STAFF COMMENT: Please refer to Attachment 3 of the abstract for the applicant's response. 9. Planning staff indicated the applicant was asked to provide additional detail on proposed landscaping in and around individual residential structures. STAFF COMMENT: Please refer to Attachment 3 of the abstract for the applicant's response. At the July 1, 2015 Planning Board meeting the following additional information was requested: a. A Planning Board member asked if there were any marketing materials available for the project and, if so, if copies could be provided. 4 STAFF COMMENT: Please refer to Attachment 5 of the abstract for the applicant's response. b. Several Planning Board members asked if the applicant was going to allow for the creation of recreational amenities/land uses on the property. There was a concern expressed over requiring the applicant to come back through the process to amend the approved Conditional Zoning district to add a recreational amenity. STAFF COMMENT: The site plan has been modified to include identified recreation areas. The proposed development conditions contained in Attachment 9 were modified to spell out permitted recreational amenities for residents. c. A Planning Board member asked for a more detailed breakdown of anticipated farm activities that would be allowed on the property. STAFF COMMENT: Please refer to Attachment 5 of the abstract for the applicant's response. d. The Planning Director asked the applicant to provide additional information on the promotion of `crime prevention through environmental design'. STAFF COMMENT: Please refer to Attachment 5 of the abstract for the applicant's response. Procedural Information: In accordance with 2.8.8 of the UDO any evidence not presented at the public hearing must be submitted in writing prior to the Planning Board's recommendation. Additional oral evidence may be considered by the Planning Board only if it is for the purpose of presenting information also submitted in writing. The public hearing is held open to a date certain for the purpose of the BOCC receiving the Planning Board's recommendation and any submitted written comments. Planning Director Recommendation: The Planning Director recommends approval of proposed Zoning Atlas Amendment application and further recommends approval of the- i. Statement of Consistency, as contained in Attachment 8, indicating the proposed zoning atlas amendment is consistent with the adopted Comprehensive Plan and the project is reasonable and in the public interest, and ii. Ordinance amending the Orange County Zoning Atlas as contained in Attachment 9. Planning Board Recommendation: At its September 2, 2015 meeting, the Board voted unanimously to recommend approval of the Statement of Consistency and the Ordinance approving the Zoning Atlas Amendment. Excerpts of approved minutes are included in Attachment 6. The Planning Board's signed Statement of Consistency is included within Attachment 7. Agenda materials from the September 2, 2015 Planning Board meeting can be viewed at- ht Sep 2015 Agenda Package.pdf. FINANCIAL IMPACT: This request has been reviewed by various County departments who have determined that the approval or denial of the request would not create the need for additional funding for the provision of County services. Costs associated with advertising, including the public hearing notice and mailings, were paid by the applicant in accordance with the adopted Orange County Fee Schedule. 5 Costs associated with permitting development of the project shall be paid by the applicant in accordance with the adopted Orange County Fee Schedule (i.e. erosion control, stormwater management, building, zoning, etc.). SOCIAL JUSTICE IMPACT: The following Orange County Social Justice Goals is applicable to this agenda item: • GOAL: CREATE A SAFE COMMUNITY The reduction of risks from vehicle/traffic accidents, childhood and senior injuries, gang activity, substance abuse and domestic violence. • GOAL: ESTABLISH SUSTAINABLE AND EQUITABLE LAND-USE AND ENVIRONMENTAL POLICIES The fair treatment and meaningful involvement of people of all races, cultures, incomes and educational levels with respect to the development and enforcement of environmental laws, regulations, policies, and decisions. Fair treatment means that no group of people should bear a disproportionate share of the negative environmental consequences resulting from industrial, governmental and commercial operations or policies. RECOMMENDATION(S): The Manager recommends the Board- 1. Receive the Planning Board's recommendation; 2. Close the public hearing; 3. Deliberate on the application as desired; and 4. Decide accordingly and/or adopt the Statement of Consistency, contained within Attachment 8, and the Ordinance amending the Zoning Atlas, contained within Attachment 9, as recommended by the Planning Board and staff. Attachment 1 - Vicinity Map of Hart's Mill Master Planned Development Project R9 T I rn qHT 9� �s i NC54W i o Harts Mill Project PIN 9835-74-8573 112 acres BEN Zoned Rural Residential (R-1) i p NES N It,tLL Yt� M t' k ¢� rXV r, PIN#: 9835748573 .e.._. ALANA M ENNIS 4209 PIN OAK DR DURHAM, NC 27707 1 inch=582 feet 0 500 Orange County Planning and Inspections Department 03/27/2015 7 Attachment 2 APPROVED 9/1/2015 MINUTES ORANGE COUNTY BOARD OF COMMISSIONERS QUARTERLY PUBLIC HEARING May 26, 2015 7:00 P.M. The Orange County Board of Commissioners met with the Orange County Planning Board for a Quarterly Public Hearing on May 26, 2015 at 7:00 p.m. at the Whitted Building, in Hillsborough, N.C. COUNTY COMMISSIONERS PRESENT: Chair Earl McKee and Commissioners Mia Burroughs, Mark Dorosin, Bernadette Pelissier, Renee Price and Penny Rich COUNTY COMMISSIONERS ABSENT: Barry Jacobs COUNTY ATTORNEY PRESENT: James Bryan (Staff Attorney) COUNTY STAFF PRESENT: County Manager Bonnie Hammersley and Clerk to the Board Donna Baker (All other staff members will be identified appropriately below) PLANNING BOARD MEMBERS PRESENT: Chair Pete Hallenbeck and Planning Board members Lisa Stuckey, Herman Staats, Paul Guthrie, Tony Blake, Laura Nicholson, and Lydia Wegman, Andrea Rohrbacher, Maxecine Mitchell, H.T. "Buddy" Hartley PLANNING BOARD MEMBERS ABSENT: James Lea and Bryant Warren 2. Zoning Atlas Amendment (Conditional Zoning District) —To review an application requesting the rezoning of 112 acres of property from Rural Residential (R-1), Upper Eno Protected Watershed Protection Overlay District to Master Planned Development Conditional Zoning (MPD-CZ), Upper Eno Protected Watershed Protection Overlay District in order to allow for the development of Hart's Mill Village within the Cheeks Township. Pete Hallenbeck, introduced Michael Harvey, who presented the following PowerPoint slides: MAY 26, 2015 QUARTERLY PUBLIC HEARING AGENDA ITEM:C-2 CONDITIONAL ZONING ATLAS AMENDMENT AND SITE PLAN HART'S MILL RESIDENTIAL DEVELOPMENT PROJECT INFORMATION PIN: 9835-74-8573 Size : 112 acres Zoning: Rural Residential (R-1), Upper Eno Protected Watershed Overlay, Special Flood Hazard Area (SFHA) Overlay Future Land Use Map Designation: 20 Year Transition Growth Management System Designation: Urban CONDITIONAL ZONING PROCESS • Applications are processed in a legislative manner (i.e. does not require sworn testimony or evidence). • are based on determination project is consistent with the purpose/intent of the Decisions Comprehensive Plan. 8 • Mutually agreed upon conditions can be imposed if they address: — The compatibility of the proposed development with surrounding property, — Proposed support facilities (i.e. roadways and access points, parking, screening and buffer areas, etc.) and/or — All other matters the County may find appropriate or the petitioner may propose. REQUEST • Rezone 112 acres of the property to: Master Planned Development— Conditional Zoning (MPD-CZ) in support of a proposed new residential development and farm. • Application package includes required site plan. • Narrative contains synopsis of suggested zoning regulations. PROPOSAL • Construction of 34 residences on approximately 22 acres of the 112 acre property, — Walkable design with limited traffic access points. Parking of private vehicles will not be allowed near proposed houses. — Access road around residences designed for emergency vehicle access (i.e. fire, EMS, etc.). • Maintaining of existing farm (i.e. crop and animal pasture) operations maintained by community residents, • Preservation of existing forest and woodlands along eastern property line. • A common house/shared community facility shall be built, • Applicant proposing a 100 foot residential building setback around perimeter of property as well as a Type A 20 ft. wide land use buffer, • Central septic system proposed to support project (take up approximately 5.5 acres of property), • 6 inch water line shall supply water, — Water line maintained by Orange Alamance Water System via an existing 6 inch line in Frazier Road. — Hydrants are also proposed in an around the residential area of the project. Site Plan - Rendering SITE PLAN — Residential Area SITE PLAN — Septic Area SITE PLAN — Housing Types STAFF COMMENTS • Proposal is consistent with existing Land Use Category designation and the MPD-CZ zoning district, • Proposed density of 1 dwelling unit for every 3 acres of land exceeds current allowances (i.e. 1 unit for every 40,000 sq. ft.), • Project is consistent with existing development trends in the area, • Staff is encouraged about the total amount of open space/farm area preserved as part of the project. • Additional information is necessary on the proposed water line to verify it will be adequate for development as well as for use during emergencies (i.e. house fire). 9 — Staff has been informed by the Efland Volunteer Fire Department they have equipment to address pressure problems and believe the proposed water line is adequate. • Stormwater and erosion control permits will have to be issued for the project, if approved by BOCC. • Staff has requested additional landscape plans denoting planting of foliage in and around the proposed houses. • Staff has informed the applicant the solar array denoted on the site plan can only be viewed for illustrative purposes. Development of said facility will have to comply with Class B Special Use Permit process detailed within UDO. RECOMMENDATION 1. Receive the application, 2. Conduct the Public Hearing and accept public, Planning Board, and BOCC sworn testimony, 3. Refer the matter to the Planning Board with a request that a recommendation be returned in time for the September 1, 2015 BOCC regular meeting, and 4. Adjourn the public hearing until September 1, 2015 in order to receive the Planning Board's recommendation, and any submitted written comments. Commissioner Pelissier asked if Orange County would approve the alternative to the traditional septic, or would the State need to give approval. Michael Harvey said an email written by Alan Clapp, of Orange County Environmental Health, states that it would be reviewed jointly by the State and the County. However, depending on the nature of the system, it may defer to a total State approval. He added that if this were the case, the County would receive notification from the State that the septic system had been approved before any further development would be allowed. Commissioner Rich asked if any of the 32 properties will go in to the Community Home Trust for affordable housing. Michael Harvey said probably not, but recommended asking the Applicant. He added that he finds the metrics and economics of this project to be different than most, considering it will be based on a condominium ownership model. He said he believes that houses will be more affordable than most housing in the area. He added that it was not required of the Applicant to designate properties to the Trust. Commissioner Rich asked if there are conditions when it is required. Michael Harvey said in accordance with section 6.1.18 of the UDO, there is a process where a developer can request density bonuses. He reminded the Board that there is language within the regulations that prohibits density bonuses being awarded for affordable housing in watershed protection overlay districts, in which this project is. Commissioner Price asked if there would need to be additional screenings between homes as there is only 10 feet in between. She added as this is one big property, perhaps additional screenings may not apply. Michael Harvey said Commissioner Price is partially correct. He added that a home occupation would have to be applied for, in accordance with the applicable standards as they 10 are relayed in the UDO. He said if additional screenings are required the owner will have to abide by the UDO. He said this problem is not anticipated. Commissioner Price said as this is one big property and has no property lines, there is nowhere from which to measure the 10 feet between the two houses. Michael Harvey said although there are no property lines, there will be a defined ownership area. He said this will not meet the technical definition of a property line, per the UDO, but additional landscaping may be required to comply with code. Commissioner Price said she liked the project and would not want to see it stumble based on technicalities. Michael Harvey said the Applicant has methodically worked through the majority of concerns, as they have arisen. Commissioner Rich referred to page 15 where two small group homes, with three to five private suites, are mentioned. She asked if this scenario would fall under the ordinance of unrelated people living together or some other category. Michael Harvey said he believed it will fall in a category of a different situation. He added that in the review of this narrative, this arrangement has not been viewed as a potential problem. Commissioner Rich asked if it will open a can of worms down the road. Michael Harvey said not in his opinion, based on what he knows today. He added that the question can be raised with the Applicant, and answered more fully for the BOCC. He said the BOCC is approving a new zoning district with this project. He said this zoning district can specify individual components as to how the development operation of this project will go in perpetuity. Chair McKee said this project is effectively a condominium and asked if approval of this unique project would place it by default in the Orange County UDO. Michael Harvey said no. He said the Master Plan Development Conditional Zoning is handled on a case by case basis, where an applicant must submit a proposal to the BOCC. He said this project does not set a precedent unless an applicant wanted to go through the very same process as Hart's Mill. He added that this is a unique opportunity to approve a project that accomplishes a lot of Orange County's goals with respect to the environment and affordable housing. He said this type of project is only possible in the urbanizing areas of the County. Chair McKee asked if a developer should come forward with this model, would they have to go through the same process as this one. Michael Harvey said that is correct. Lydia Wegman asked for an explanation as to why this project would be a Class B Special Use Permit. 11 Michael Harvey said it is based on mega-wattage. Anything over 20,000 and fewer than 100,000 megawatts is a Class B Special Use permit. Paul Guthrie said he ran all the aerial photographs of the property since 1955. He said it is clear that the area surrounding this property has boomed with development since that time. He asked if this new form of organization would be able to make internal changes without having to return to the County every time. Michael Harvey said any changes would require a return to the BOCC. He said there is no room to deviate from the mutually agreed upon set of conditions created by the applicant and the BOCC. Hope Horton and Katy Ansardi of Hart's Mill Village made a PowerPoint presentation. Hope Horton began by thanking the BOCC and reviewing the following slides: Hart's Mill Village and Farm Presentation to the Orange County Board of Commissioners May 26, 2015 Who We Are • Local Triangle residents • Singles, couples and families of all ages • Professionals in education, business, health, technology, farming, city planning, and the arts living independent and modern lives • Our desire is to create an old-fashioned neighborhood where people actually know each other and do things together This is Our Future Home • We are creating Hart's Mill for ourselves; we are not commercial developers • Currently we have about 45 members • We have a very personal long-term interest in creating a livable community • We want to be good neighbors Our Model Hart's Mill is being designed and organized in a way that is different from a conventional residential development, as distinguished by our: • Guiding principles • Legal structures • Governance method • Site plan design • Guiding Principles Social: create a diverse and collaborative community Environmental: restore and protect ecosystems Economic: adopt simpler, less expensive lifestyles and enable income-generating activities Service: become a model for others through example, education, and outreach Katy Ansardi continued the PowerPoint presentation: 12 • Legal Structures • Undivided ownership of all land & common facilities • Active management by the community association • At least 80% of homes will be owner occupied • Common ownership of up to 20% of homes for transition housing • Farm/forest operating agreements closely managed by the association • Conservation &/or farm preservation easements • Dynamic Self Governance Hope Horton resumed the PowerPoint presentation: • Developed in a business context to promote transparency, equivalence and efficiency • Increasingly being applied in cohousing communities • We have invested in community-wide training and ongoing consulting • Has proven to be a very effective method for organizing and achieving our goals Katy Ansardi continued the PowerPoint presentation: • Village Plan • Village Site Plan Detail • Village Street • Energy: An Integrated Approach Reduce demand • Superinsulated building envelopes • Climate responsive design (solar, wind, humidity) • High efficiency equipment • Operational and lifestyle choices Produce energy onsite • Stand-alone and building-integrated photovoltaics • Solar hot water • Water Supply Reduce domestic & irrigation demand • Low-flow plumbing fixtures • Rainwater catchment & design for infiltration • Climate-sensitive landscape design • Lifestyle choices Provide for fire protection • Distributed small ponds to supplement hydrants • Access to large pond with standpipe • Keep option open for community well, if needed • Farm and Woodland Michael Hughes, Civil Engineer for the Hart's Mill project, said he has expertise in water supply engineering, and waste water conveyance and engineering. He said he is willing to 13 answer any questions regarding the water supply, the lot layout or roadway design, or the septic system. Chair McKee said it seems there is sufficient access for emergency vehicles to enter but asked for clarification regarding space for emergency vehicles to turn around. He also asked if Michael Hughes could clarify the purpose of the supplemental hydrants. Michael Hughes said the Efland Fire Department expressed excitement that the Hart's Mill plan included fire hydrants. He added that the Fire Department said the pond was very important as a means to get water into the pumper trucks in the case of a fire. He said the Fire Department asked for an access road to the pond specifically for their trucks. He said this was accommodated. He said the stand pipe is a pipe that is accessible to the pumper truck to retrieve water from the pond. He said the other hydrant that was requested is one that can be flowed to refill the pond, as necessary during those times. Katy Ansadi resumed the PowerPoint presentation: Purposes • Provide food & fiber for the community • Practice & demonstrate restorative, sustainable approaches to agriculture and silvaculture • Provide employment opportunities on the land Characteristics • Small-scale, integrated plant & animal systems • Farmstead structures: barn, workshop, sheds, greenhouse, farmhouses • No onsite retail sales Hope Horton completed the PowerPoint presentation: Hart's Mill Village & Farm provides many benefits to Orange County: • Open space and farmland preservation • Low-impact development that protects natural resources & reduces demand on infrastructure • Variety of efficient housing choices for all ages • Live/work opportunities • Innovative model for future development Commissioner Dorosin asked if he were interested in owning one of these homes what would he actually own. Katy Ansadi said he would own his home and he has rights to utilize his "yard". She said the yard is common space but it is limited common space. Commissioner Dorosin asked if the home owner would be required to maintain this grassy area. Katy Ansadi said that is yet to be determined by the Home Owners Association. 14 Commissioner Dorosin asked for explanation of the process of becoming a resident. Katy Ansadi said it will be a self-selecting process. She said there is a group that has tiers from exploratory members to those who are fully engaged in the process. She said as the next phase of building and selling begins people who come forward will be seriously interested in the concept and lifestyle. Commissioner Dorosin said there are other co-housing developments in Orange County and he asked if these developments have the same condominium type model or something different. Katy Ansadi said there are different models in Orange County. She said this project will likely have a modified condominium structure that will act as a housing cooperative as much as possible. Commissioner Price said that the properties have yet to be sold and asked if shares will be sold in a certain way. She asked if one wanted to move into the community would one go directly to an owner or would there be a vetting process. Katy Ansadi said this process is not yet clearly defined. Commissioner Price said there are beavers in the area and asked if the group had any plans regarding the animals. Katy Ansadi said it is felt that the beavers are far enough away at this time to leave them alone. Commissioner Price said there is bus service near the proposed site. She also asked if there could be clarification regarding the stated desire for no curbside recycling. Katy Ansadi said the community is committed to recycling but trucks going through the site are undesirable. She said there will be a common pick up area toward the entrance of the development, as can be seen on page 229. PUBLIC COMMENT: Hope Horton said she had no further comment. Daniel Steenwike said he is a property owner, adjacent to the proposed site. He said the community is welcomed to the area, and he is glad that this is a sustainable living community. A motion was made by Commissioner Price, seconded by Commissioner Burroughs for the Board to: • Refer the matter to the Planning Board with a request that a recommendation be returned to the County Board of Commissioners in time for the September 1, 2015 BOCC regular meeting. VOTE: UNANIMOUS A motion was made by Commissioner Price, seconded by Commissioner Burroughs to: 15 • Adjourn the public hearing until September 1, 2015 in order to receive the Planning Board's recommendation and any submitted written comments. Commissioner Dorosin asked if a decision was reached regarding the quarterly public hearing process. Chair McKee said it was discussed in a work session but no conclusions were reached. Craig Benedict, Orange County Planning Director, said on June 2nd an amendment outline of guidelines for this process will be brought to the BOCC for discussion. He added that any changes that the BOCC approves will not apply to the amendments in front of them this evening. VOTE: UNANIMOUS A. ADJOURNMENT OF PUBLIC HEARING A motion was made by Commissioner Burroughs, seconded by Commissioner Rich to adjourn the meeting at 9:59 p.m. VOTE: UNANIMOUS Earl McKee, Chair Donna Baker Clerk to the Board Attachment 3 16 July 31, 2015 To: Orange County Planning Department From: Hart's Mill, LLC RE: Hart's Mill Master Plan Development/Conditional Zoning Application Organizational & Operational Model How will the land and infrastructure be owned and managed? The entire parcel of land will remain in common, undivided ownership, much of it permanently protected by covenant restrictions, conservation easements and/or agricultural easements. All shared infrastructure such as water lines, wastewater systems and central solar panels will be owned by the community association as a whole and managed by an elected board. Residents will have limited rights to private use and enjoyment of defined areas of land immediately adjacent to their homes. Some portions of community association land and farm structures may be leased to individuals, small businesses or nonprofits for the purpose of small- scale sustainable agricultural and forest production. The community board will be responsible for the financial and physical management of all of the land and infrastructure. Residents may opt to maintain the yards around their homes in compliance with adopted standards. How will housing be owned and maintained? The majority of homes will be owner-occupied. A small portion of homes and suites will be available for rental. There will be restrictions on subleases and long-term rental of individually- owned homes. Residents will be responsible for the maintenance of the interior of their homes and the community association will be responsible for exterior maintenance. Who can buy into or live at Hart's Mill? What is the process for entry? Our legal documents will specifically prohibit housing discrimination for all State and Federal protected classes, and we plan to incorporate universal design principles for accessible housing. We seek diversity in attributes such as age, family composition, income, ethnicity, spiritual beliefs, skills and abilities because we believe this creates a more vibrant and resilient community. Homes will be offered for sale and lease to the general public. At the same time, we will place reasonable restrictions in our covenants and agreements to ensure that residents of Hart's Mill are committed to our central values of environmental stewardship and social equity and are willing to embody them in their daily lives. Requirements may include energy and water conservation practices, recycling and composting, use of non-toxic household/garden Page 1 1 17 chemicals, etc. The implementation and enforcement will be spelled out in our bylaws. All residents, to the extent capable will be required to actively participate in the governance and operations of the community. This will include a requirement for residents to contribute a minimum number of hours to community activities each month according to abilities and interest. How are you addressing affordability? Hart's Mill is being organized according to a model which takes a comprehensive, long-term approach to affordability. We seek to create a mutually supportive, mixed-income community. Some of the features and strategies that we plan to adopt include: • Smaller homes which are less expensive to build and to maintain • Private suites in one or two shared homes • Shared facilities and amenities such as laundry, commercial kitchen, workshop/crafting spaces, media and music rooms, storage spaces and guest rooms to eliminate or reduce the need for space, furnishings and equipment in individual homes • Shared specialty and/or infrequently-used equipment • Reduced costs and improved security for energy and food from onsite production • Carpooling and shared vehicles to reduce the need for families to own a second car or truck and to reduce commuting costs • Opportunities for in-kind contributions in lieu of a portion of cash payments • Informal social support for day-to-day needs such as after-school childcare as well as emergency situations such as accidents and illnesses • Frequent shared meals which reduce both cost and time, especially for working parents • Emergency financial fund for short-term loans to residents What happens when someone leaves Hart's Mill? A homeowner leaving Hart's Mill may sell their home to the general public provided that the buyer accepts all required covenants and agreements. At the same time, the community reserves the first right to purchase homes under certain circumstances (such as foreclosure). Page 12 18 Hort's Mill July 31, 2015 To: Orange County Planning Department From: Hart's Mill, LLC RE: Sample Covenants and Restrictions Hart's Mill has not yet adopted formal legal covenants and restrictions for the planned community.The following are examples of the type of provisions that are expected to be put in place to ensure that the community is safe and attractive, and is aligned with its values, mission and aims. Mission: To actualize Hart's Mill Village and Farm as an agrarian intentional community: restorative in its agriculture, sustainable in its designs and practices, collaborative in its social and work life, and celebratory and creative in all that we do. Note: The term "Yard"as used below refers to the limited common area immediately surrounding each Dwelling for which the Owner of the Dwelling has more exclusive rights to use and enjoy. There will be no subdivision of separately owned lots or yards in the development. EXTERIOR INSTALLATIONS,STORAGE AND TRASH Utilities.All electric,television, radio and telephone line installations and connections from the Owner's property line to the Dwelling Unit shall be placed underground. All types of exterior refrigerating, cooling or heating apparatus must be concealed or integrated into the architectural design. Building integrated solar thermal and photovoltaic systems are encouraged. Fences.The design,type of construction, and location of fences must be approved by the Design Review and Land Use Committee. Restrictions on Signs and Advertising Devices. No sign, poster, billboard, advertising device or display of any kind shall be erected or maintained anywhere within The Property that does not comply with local sign codes, ordinances, and regulations and without prior written approval by the Land Use Committee. Outside Installations.Any outside installation of antennas such as TV or wireless, or any projection on any physical structure including such things as sports apparatus but excluding chimneys and vent stacks shall fall under the guidelines of the Design Review Committee. Satellite dishes may be installed within The Property so long as such installation is approved by the Design Review Committee and the Land Use committee. Clotheslines may be installed on the side or back of an Owner's Yard, and are encouraged to save energy. Personal Storage.Storage of personal items; small equipment of small recreational vehicles and equipment; or any such personal property must be stored within the Owner's Dwelling, or in the Owner's storage locker or shed. Any storage by an Owner outside of these personally owned areas can be done only with approval from the Land Use Committee. Page 1 19 Hort's Mill Garbage,Trash and Recycling.All trash, rubbish, garbage, or other waste materials shall be kept in an appropriate sanitary, enclosed container on the Owner's Yard or in the approved recycling, composting and/or trash collection areas.The Community Association will provide for trash collection, recycling, and composting for the Property. No scrap or refuse such as lumber, trimmings from shrubs and trees, metals, bulk materials, or any kind of trash or waste material shall be kept, stored, or allowed to accumulate on any portion of The Property or upon any Owner's Yard except within approved enclosed structures or appropriately screened areas identified by the Land Use Committee. The intent of the restrictions stated herein is to stay aligned with the ecological and energy goals and purposes of the community and land, and to avoid unsanitary, unsightly, or offensive conditions that might be a detriment to the Property,the people on the Property, and adjacent land and peoples. Each Owner shall keep his or her Yard at all times in a neat and clean condition. VEHICLES AND ACCESS Vehicular Parking and Storage. No vehicle, house trailer, camping trailer, camper, camper shells, boat trailer, hauling trailer, boat or boat accessories, truck larger than 3/4 ton, recreational vehicle or equipment, or commercial vehicle may be parked or stored anywhere within the Property except on designated parking spaces or at places defined by the Land Use Committee. No household shall park more than the designated vehicles per household on the Property without prior written permission by the Land Use Committee. Parking is allowed only in the designated parking areas and car shelters. No parking is allowed on landscaped areas, Common Areas, pedestrian ways, or access roads. Vehicle Maintenance and Storage.All vehicle maintenance activities must occur within the auto workshop or parking areas. No abandoned, unlicensed, wrecked or inoperable vehicle of any kind shall be stored or parked within the Property except in garages or except in emergencies. Pedestrian Ways. Pedestrian ways are intended for vehicular use only in rare situations when direct access is required by emergency, utility, and maintenance vehicles and moving vans. At no time can the pedestrian ways be obstructed in any way. It is the intent of the Association and these covenants that the pedestrian ways be used exclusively by people on foot and non-motorized or very small electric vehicles such as bicycles, strollers,wheelchairs and golf carts. Emergency Easements.A nonexclusive easement for ingress and egress is hereby granted to all police, sheriff, fire protection, ambulance, and other similar emergency agencies or persons, now or hereafter servicing the Property, to enter upon any part of The Property in the performance of their duties. ACTIVITIES Actions upon the Property. No noxious or offensive activity shall be conducted upon the Property or any part thereof, nor shall anything be done or maintained thereon which may be or become an annoyance or nuisance to the neighborhood or which does not reflect the goals and values of the Community Association. Examples given here are not intended to define or restrict the intent of this Page 1 2 20 Hort's Mill Article.These examples are drawn from other communities and include: habitually barking or howling dogs; glaring light; noisy or smoky vehicles; unlicensed off-road motor vehicles; or activities that interfere with television/radio reception or block solar access. No Hazardous Activities. No activity shall be conducted on any portion of The Property which is or might be unsafe or hazardous to any person or property. Without limiting the generality of the foregoing, no open fires shall be lighted or permitted on any portion of the Property except in a contained space while attended and in use for recreational and/or cooking purposes or within a fireplace designed to prevent the dispersal of burning embers. ANIMALS Household Pets.The Land Use Committee guides its actions and decisions in matters of pets and animals with an intent to integrate animals into the community and onto The Property in a way that is aligned with the Association's goals and purposes that respects the Property and preserves its wild inhabitants and its natural or landscaped state.The intent of the Land Use Committee and this Paragraph is not to prevent any Owner from having an animal but rather to monitor the number and kinds of animals and their impact and compatibility with The Property and the community on an ongoing basis. The Land use Committee must be notified of any animal kept on the Property.Animals must be approved in writing by the Land Use Committee.The only exceptions to these are animals such as birds, fish or reptiles that are kept within an Owner's Dwelling Unit that have no outside needs or use. Any animal that needs the Common Areas for housing such as horses,goats, chickens requires that the Owner submit plans for the animal's care and maintenance for written approval by the Land Use Committee before the animal can be brought onto the Property. Animals (except wild) shall not be allowed to run at large within the Property but at all times shall be under the control of the owner or the Association member responsible for their care. Any animals on the Property shall be cared for and their living area maintained so they are healthy, not neglected in any way, and do not become a nuisance to others. All household pet litter in the Common Areas shall be cleaned up immediately by the owner or caretaker in charge at the time. Animal living areas shall be maintained so that they do not become an odorous or visual nuisance. Animals belonging to or being cared for by any Owner or his or her Guests within the Property must abide by the provisions stated herein. MAINTENANCE Maintenance of the Common Areas.The Association shall provide for the repair, maintenance and/or replacement of the Common Areas located within the Property.Without limiting the generality of the foregoing and by way of illustration,the Association shall keep the Common Areas safe, attractive, clean, functional and in good repair and may make necessary or desirable alterations or improvements thereon. No planting or gardening shall be done, and no fences, hedges or walls shall be erected upon said Common Areas to benefit a Dwelling Unit, except such as are installed in accordance with the initial Page 13 21 Hort's Mill construction of the Dwelling Unit or as approved by the Land Use and Design Review Committee. If such improvements are made to the Common Areas, then such improvements must be maintained by the Owner of the Dwelling Unit benefitted in a manner acceptable to the Community Association. In the event the Owner shall fail to maintain such improvements in a manner acceptable to the Community Association,the Community Association shall have the right and duty, after Notice and Hearing, to remove the improvement and restore the Common Areas to a condition compatible with the remainder of the Common Areas. Maintenance of the Yards and Dwelling Units.To provide and maintain exterior harmony for all of the Dwelling Units located within The Property,the Community Association shall maintain and repair the exterior of the Dwelling Unit located within The Property to include but not be limited to the painting, repairing, replacing and maintaining of roofs, gutters, down spouts, exterior building surfaces, patios, decks and perimeter fence. Such maintenance shall not include the maintenance, repair or replacement of glass in doors or windows or screened surfaces, entry door or door frames or hardware, all of which shall be the sole responsibility of the Dwelling Unit's Owner. The maintenance obligation on the part of the Community Association shall apply to such maintenance required by ordinary wear and tear and shall not apply to maintenance, repair or restoration resulting from willful neglect or destruction. All other Dwelling Unit maintenance and repair shall be the sole responsibility and at the sole expense of the Owner. Each Owner shall be responsible for maintaining the landscaping upon the Yard surrounding his or her own Dwelling Unit. All landscaping and maintenance thereof must comply with the Rules, Regulations and Guidelines established by the Land Use Committee and be in compliance the approved landscape plan. An Owner may elect to turn over maintenance of landscaping on the Yard surrounding his or her Dwelling Unit to the Association. A written agreement and payment of an additional maintenance fee are required. Maintenance of Drainage Pattern.There shall be no interference with the established drainage pattern initially established by the Declarant over any of the Yards and Common Areas within the Property, except as approved in writing by the Land Use Committee.Approval shall not be granted unless provision is made for adequate alternate drainage.The established drainage pattern shall mean the drainage pattern which exists at the time the overall grading of any property is completed by the Declarant and shall include any established drainage pattern shown on the plans approved by the Land use Committee.The established drainage pattern may include the drainage pattern from the Common Areas over any Yards with The Property and from any Yard within The Property over the common Areas, or from any Yard over another Yard. Page 14 22 Mffl�ft michael m. hughes, p.e. Civil Engineer July 31, 2015 Michael D. Harvey AICP, CFO, CZO Current Planning Supervisor—Planner III Orange County Planning Department Re: Harts Mill Water System Design Dear Mr. Harvey: There has been some deliberation about the extent of fire protection for the Harts Mill Village afforded by the Orange Alamance Water System (OAWS) and the sizing of the water mains within the village. The purpose of this letter is to describe some of the constraints when considering pipe sizing for Harts Mill. The principal purpose of the proposed water supply connection to the OAWS system for Harts Mill Village is the provision of domestic potable water for the residences. OAWS provides potable water to approximately 3,450 rural customers in the area around the Harts Mill Village. OAWS provides water via a network of underground pipes. The primary network water mains that would supply Harts Mill consist of a 12"pipe along US 70 from the water tower to intersection of Frazier Road, and a 6"waterline up Frazier Road which extends beyond the Harts Mill Village to serve customers north of Lebanon Road. The system pressures are maintained by the elevated water tower at theOAWS office at 5900 US-70, Mebane,NC. The principal mission of OAWS is the provision of high-quality potable water,the physical and chemical characteristics of which are regulated by the USEPA. As a result the OAWS water network has not been designed and constructed for fire protection. Unlike municipal systems which serve high-density land-use with residential and commercial water taps on the water mains every hundred feet or so, OAWS serves a low density rural community with water tap connections that may be many hundreds, or thousands, of feet apart. The water quality throughout the pipe network is regulated by the USEPA, and is directly proportional to the age of the water which, in turn, is a function of the amount of water withdrawn from the pipes by its customers. The less water that is withdrawn from the mains causes an increase of the age of the water(in the mains) as it travels from the supply(water tower)to the customer. Unlike wine,the quality of the water in the mains degrades with age as disinfectants lose their effectiveness and the natural chemical constituents in potable water have an increased opportunity for transformation. All water systems in the United States including OAWS are monitored by the USEPA and seek to achieve regulatory requirements for water quality by minimizing the age of the water in the mains. In rural systems like OAWS this results in smaller mains because demand for water(i.e.the withdrawal of water from the mains) is much, much lower than that of its municipal counterparts. 8112 Orange Grove Road Chapel Hill,NC 27516 (919)270-6462 23 Moft michael m. hughes, p.e. Civil Engineer Municipal systems with greater water demands intrinsically have larger diameter mains and the larger diameter pipes also provide adequate supply for fire hydrants;whereas the smaller diameter water mains in the rural systems (by design for water quality purposes) are at a disadvantage where fire protection via hydrants is concerned. In the case of Harts Mill since the water main in Frazier Road is 6"and pressure is regulated by the elevated storage tank on US70, all designed for water quality,there is no benefit to upsizing the water system within the Village to 8"pipes for the provision of adequate fire flow at the hydrants. The constraint is the network providing the water to the village. The fire flow capacity at the hydrants in the village will be the same with either 6"pipes or 8"pipes as the backbone for the residents. To the contrary, if 8"water line were installed in the village the residents of Harts Mill would experience a degradation of water quality until the community is fully built out because they will not withdraw enough water from the system to keep the age of the water in the pipes to a minimum. For these reasons, inasmuch as OAWS has indicated that they do not have plans to upgrade the water mains in US-70 or Frazier Road,the most appropriate pipe size for the backbone of the water system in Harts Mill Village is 6". The permit drawings we submitted show that those pipe sizes drop to 4"when the aggregate number of residence withdrawing water diminishes further into the project; again for water quality purposes. The volunteer fire department has indicated that the 6"mains with hydrants will be acceptable to them, knowing the amount of water that they would expect from the hydrants is limited. They have indicated that their primary supply of firefighting water will be the onsite pond which is how they operate in this fire district. The fire hydrants that the volunteer fire department requested are only there as a backup to the pond, and they indicated that they have the means and methods to utilize those hydrants, even with their limited capacity, as needed. We hope that this clarifies the considerations in the design of the water system for Harts Mill, please feel free to call or e-mail if additional information or clarification is required. Very truly yours, Michael M. Hughes, PE 8112 Orange Grove Road Chapel Hill,NC 27516 (919)270-6462 24 MM& michael m. hughes, p.e. Civil Engineers July 31, 2015 Michael D. Harvey AICP, CFO, CZO Current Planning Supervisor—Planner III Orange County Planning Department Re: Harts Mill Sewer System Design Dear Mr. Harvey: Some questions have been raised about wastewater disposal for the Harts Mill Village and they are centered about four general areas. These questions are addressed in the paragraphs below. 1) What is the appropriate solution for Harts Mill, a single large field for the entire community or smaller, either individual or clustered fields? The answer is tightly coupled to the overall site design objectives and goals. Either answer could be correct depending on several factors. The Harts Mill Village by design is pedestrian centric, with dwelling units in close proximity to each other,maximizing open space, with an emphasis on low impact development. These goals create a design concept which condenses the overall footprint of the community leaving the greater area of the parent tract for conservation and passive activities. The manifestation of this design is that the provision of individual or clustered septic fields and the associated tanks becomes a spatially challenged, if not impracticable and costly exercise. The better solution for a tightly-clustered village like the current design for Harts Mill is a centralized sewage collection system resulting in a single larger diameter sewer pipe for the village. In contrast, individual or clustered septic fields if utilized would require a web of individual sewer pipes,which out of necessity would be side-by-side, difficult to access and maintain, with cleanouts at each bend, ultimately radiating from the village boundary to the smaller scale septic fields. Individual or clustered fields would also introduce other issues that are inconsistent with the goals of the community. First,the location of the septic tanks,with appropriate access for cleanout by heavy trucks, becomes problematic considering setback requirements if they are located close to the home, and potential solids deposition in pipes if they are located further away from the homes. Secondly,the footprint of the community would have to be larger with either individual or clustered systems with more space between the homes for piping and tankage. 8112 Orange Grove Road Chapel Hill,NC 27516 (919)270-6462 25 MMO& michael m. hughes, p.e. Civil Engineers In conclusion,the single large field for the entire community negates these challenges and is most appropriate because of how it fulfils, and is in harmony with,the overall site design and community goals. 2) What are the risks of failure? The risk of failure for any of the alternatives is measureable without appropriate monitoring and maintenance. The advantage to the single larger system for the entire community is that not only will it be required by State permit to be monitored monthly by a certified operator,but also the liquid dosing of the array of fields is sequenced by an automated control system minimizing the risk of failure, and evenly distributing the septic tank filtered waste water over the entire disposal area. This is not the case with individual systems. The larger system for the entire community will by design have an overall lower risk of failure for these reasons. 3) How would repair areas be managed? Drawing on the challenges discussed in the first question for individual or clustered systems,the repair areas are much more difficult to arrange and access for these systems. The footprint of the community out of necessity would have to be larger with either individual or clustered systems with the primary and repair septic areas much more proximal to the homes. In contrast the repair area of the large community based system is much easier to access with piping and effluent distribution systems and, as a result, less costly. With individual or clustered systems,the maintenance (pumping) is not overseen by a licensed operator and they are more likely to need repair sooner than the community system. When they fail the process of repairing the individual systems is much more invasive and problematic for the community. The centralized solution in this instance negates these challenges. 4) Which is less expensive? The capital cost of the community system is expensive inasmuch as it all needs to be constructed upfront, and because of the State regulatory requirement to be monitored monthly by a certified operator, it is more expensive to operate. However, because of economies of scale,the cost per individual household is less for the larger community system taking into account of the aggregate costs of individual tanks and fields, and the additional piping and land area required because of the need to expand the footprint of the community for the individual or community systems. We hope that this clarifies the considerations in the design of the waste water system for Harts Mill, please feel free to call or e-mail if additional information or clarification is required Ver/yy truly yours, l U � Michael M. Hughes,PE 8112 Orange Grove Road Chapel Hill,NC 27516 (919)270-6462 26 Michael Harvey From: Jason Shepherd Sent: Wednesday,August 05' 20l5 >ll4AK4 To: Michael Harvey; Craig Benedict; Howard VK Fleming; Kevin Murphy (kevin@nevvphivebui|ding.com);James Groves; Alan Clapp; Deputy Chief Pete Hallenbeck Cc: John Roberts;James Bryan; Anne Marie Tosco; Dan Bruce; David Sykes; Elizabeth Gregory;Jason Shepherd Subject: RE: Response from Harts Mill on water line and wastewater disposal concerns Michael, Comments are on the water system design: 1. What I read in this document was the Orange Alamance Water System (CAWS)was never designed or constructed for fire protection. My question to the engineer/]AVVS, |f that was the intent of the design,why would you install a fire hydrant on the system in the first place and subsequently install additional hydrants? 2. Why didn't the engineer reach out to the Fire Marshal for comment and review for fire protection needs in Orange County? 3. NC Fire Code is specific and requires there to be an approved water supply capable of supplying the required fire flow for fire protection of buildings constructed or moved into within the jurisdiction.This requirement is applicable to the CAWS and any construction that expands from their water system is required to meet the fire flow requirements to protect those buildings. The insurance service office (ISO) is the grading/rating that fire departments categorize for their capability and resources. A majority of that grade is the water supply in the fire district and the capability of that department to meet fire flow requirements of structures within their jurisdiction. If this water system is "not designed" as indicated in the letter from Michael M. Hughes, P.E., I would like to know how that statement meets the intent ofthe code? My interpretation is that it does not and | would like to see a plan of action for infrastructure design to meet the intent of the code for purposes of fire protection. The link below has on page 3, code requirements for the water system to be maintained in an operative condition at all times and shall be repaired where defective, section 507.5.2. My understanding from the letter is that it doesn't meet that code requirement and again, I'd like to see a plan of improvement. 4. Permit drawings were mentioned as being submitted as indicated in paragraph 10.The Harts Mill water system per the fire code in chapter one (1)to be permitted, reviewed, approved and inspected from the Fire Marshal when there is an installation of private fire service main. | haven't seen any construction submittals from this project. The permitting takes place at the building inspections department, 131 W. Margaret Lane, Hillsborough, NC 27278. The review will be conducted utilizing NC Fire Code and applicable NFPA Standard, 24 and (NFPA 1142 for the installation of the dry pipe for the static water source). 5. Please have CAWS provide the Fire Marshal Division (attention Jason B. Shepherd, Fire Marshal)with documentation of the most recent water supply test of the water supply system as indicated in Section 507.4 of the NC Fire Code. See link page 3 for reference If there is any other question, follow up or future discussion regarding the OAWS, please include the fire marshal in those discussions. Thank you for the opportunity to comment on this subject. z 27 Michael Harvey Fnmnn: KatyAnsandi <katv@resu|tworks.com> Sent: Wednesday,August 05' 20l59:25AK4 To: Michael Harvey Cc Hughes Michael Subject: Re: Response from Harts Mill on water line and wastewater disposal concerns We will review these comments.Are we confirmed for a meeting at your office tomorrow at 2:30p? Katy Sent from myiPhone On Aug 5, 2015, atO:SSAM, Michael Harvey >vxrote: Mike/Katy: here are some follow up questions from the fire marshal. Without putting words in his mouth I believe the issue is not if a 6 inch line could provide adequate fire suppression but such a determination cannot be made until construction drawings are submitted for review for compliance with applicable code. Jason and Emergency Services is fully aware of our processes and what approval of the rezoning petition would mean. Having said that both he and | believe there are questions you can provide responses to as we move forward with the review ofthis project. Both the County Fire Marshal and | are aware that some of the attached questions are best addressed by OAWS,which I will assume responsibility for getting answers to. Thanks. Michael D. Harvey A|CP, CFM, CZO Current Planning Supervisor—Planner III Orange County Planning Department 131 West Margaret Lane PO Box 8181 (919) 245-2597 (phone) (919) 644-3002 (fax) 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: ]asonShepherd Sent: Wednesday, August O5, 2O158:14AM To: Michael Harvey; Craig Benedict; Howard W. Fleming; Kevin Murphy ); ]ames Groves; Alan Clapp; Deputy Chief Pete Hallenbeck Cm: ]ohn Roberts; ]ames Bryan; Anne Marie Tosco; Dan Bruce; David Sykes; Elizabeth Gregory; ]ason Shepherd Subject: RE: Response from Harts Mill on water line and wastewater disposal concerns Michael, Comments are on the water system design: z 28 1. What I read in this document was the Orange Alamance Water System (OAWS)was never designed or constructed for fire protection. My question to the engineer/OAWS, If that was the intent ofthe design,why would you install a fire hydrant on the system in the first place and subsequently install additional hydrants? Z. Why didn't the engineer reach out to the Fire Marshal for comment and review for fire protection needs in Orange County? 3. INIC Fire Code is specific and requires there to be an approved water supply capable of supplying the required fire flow for fire protection of buildings constructed or moved into within the jurisdiction. This requirement is applicable to the OAWS and any construction that expands from their water system is required to meet the fire flow requirements to protect those buildings. The insurance service office (ISO) is the grading/rating that fire departments categorize for their capability and resources. A majority of that grade is the water supply in the fire district and the capability ofthat department to meet fire flow requirements of structures within their jurisdiction. If this water system is "not designed" as indicated in the letter from Michael M. Hughes, P.E., I would like to know how that statement meets the intent of the code? My interpretation is that it does not and | would like to see plan of action for infrastructure design to meet the intent of the code for purposes of fire protection. The link below has on page 3, code requirements for the water system to be maintained in an operative condition at all times and shall be repaired where defective, section 507.52. My understanding from the letter isthat it doesn't meet that code requirement and again, I'd like to see a plan of improvement. 4. Permit drawings were mentioned as being submitted as indicated in paragraph 10.The Harts Mill water system jLLtq2jEtd per the fire code in chapter one (1)to be permitted, reviewed, approved and inspected from the Fire Marshal when there is an installation of a private fire service main. | haven't seen any construction submittals from this project. The permitting takes place at the building inspections department, 131 W. Margaret Lane, Hillsborough, INIC 27278. The review will be conducted utilizing INIC Fire Code and applicable NFPA Standard, 24 and (NFPA 1142 for the installation of the dry pipe for the static water source). S. Please haveOAVVS provide the Fire Marshal Division (attention Jason B. Shepherd, Fire Marshal) with documentation of the most recent water supply test of the water supply system as indicated in Section 5O7.4of the NC Fire Code. See link page 3 for reference If there is any other question, follow up or future discussion regarding the OAWS, please include the fire marshal in those discussions. Thank you for the opportunity to comment on this subject. Jason Jason B. 86cp6cml Orange County FireK£aro6al Orange County Emergency 8covicco Fire K£uco6x|[)IVISIoo 510 K£cmlow|xodo[)cIVr, I131obocouo6NC27278 P.(). Box 8181, 141Uobocouo6NC27278 Office 019\ 245-6151 Cc||u|uc (919) 257-8316 Foc019\ 732-8137 z 29 Michael Harvey From: Deputy Chief Pete Hallenbeck Sent: Tuesday, August 04, 2015 9:46 AM To: Michael Harvey Cc: Jason Shepherd;James Groves Subject: Re: Response from Harts Mill on water line and wastewater disposal concerns Regarding the wast water system: There is so much open space land that should a field fail, there are other areas that could be utilized. Other than that comment, what Mr. Hughes wrote works for me(with the understanding that this is not an area of expertise for me). Regarding the water pipe size for the development, I see no value to an 8"pipe. The 6"pipe will be fine. As long as there is a hydrant just before the drop from 6"to 4"Efland FD is good with 6". A hydrant location by the pond and hydrants close to the structures and at least every 1000' on a 6"line will be sufficient. Comments on Mr Hughes comments: With regard to the statement of the departments choice of a hydrant or pond as the primary water supply: In the event of a fire, Efland will most likely use the hydrant 1st due to the quicker set-up times. The on-site pond would be used if there was a need for a substantial amount of water at greater than 300 GPM rate. As many Firefighters know, you are either going to get a fire put out in a few minutes with two hand held hose lines at less than 300 GPM or you are going to be there a while and flow a lot of water. With regard to the OAWS system being used for fire supression: There has been an ongoing "discussion"between Efland FD and OAWS regarding the role of OAWS. OAWS indeed has claimed that they are not in the business of providing water for fire protection. Yet a 12"main on US 70 was installed, which is larger than needed if the goal was just providing drinking water. The initial system was purchased with a government grant. Subsequent expansion was funded by OAWS, and typically 6"lines where installed for economic reasons. This has resulted in a bit of a"Whack-a- Mole"funding scenario where OAWS saves money installing water lines,but Efland FD has to purchase an additional engine to flow the low flow hydrants on those 6"lines. The benefit of a water system that can support fire suppression is clear, and the Habitat for Humanity subdivisions are all hydrated and sprinklered. The Ashwick subdivision developers chose to install an 8"line so that the hydrants in the subdivision would have a usable flow rate. Both Ashwick and the Habitat developments had water systems funded by the developer and not OAWS, and it is likely that this trend will continue. The recent Tinnan Road Habitat system looped back into Richmond Hills to boost the hydrant flow, which was just barely useable for fire supression. A well designed(but more expensive) system helps with the fire departments ISO rating which in turn saves homeowners money on their insurance. Another cost "Whack-a-Mole" scenario- a cheaper water bill but more expensive insurance bill. Since water lines bring development it is not unreasonable to see a time when the older 6"lines are upgraded to a larger pipe as the growth that accompanies water systems continues. This future growth will most likely occur with the expectation that subdivisions should have hydrants, which we are already seeing. As such, a 6" for Harts Mill will provide all the flow needed to protect the planned subdivision in the future should the Frazier Rd water line be upgraded. And for now, it will provide low-flow hydrants which still have value due to the ease of use and reduced time to connect up to a pumper critical in the initial phase of fire suppression activities. -pete i 30 Pete Hallenbeck Deputy Chief Efland Volunteer Fire Dept On Aug 4, 2015, at 8:30 AM, Michael Harvey <mharvey ,orangecountync. >wrote: Please review and respond, in writing, with any additional comments/concerns by Wednesday noon August 12, 2015. Thankyou Michael D. Harvey AICP, CFM, CZO Current Planning Supervisor—Planner III Orange County Planning Department 131 West Margaret Lane PO Box 8181 (919) 245-2597 (phone) (919)644-3002 (fax) 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. <Harts Mill Wastewater System Memo 2015-07-31.pdf><Harts Mill Water System Memo 2015-07-31.pdf> z 31 PLANNING & INSPECTIONS DEPARTMENT Craig N. Benedict, AICP, Director Engineering / Erosion 131 W. Margaret Lane Control / Stormwater �. (919) 245-2575 Suite 201 T P. O. Box 8181 (919) 644-3002 (FAX) i `ll ilf i :' trti�i i ,p. Hillsborough, NC 27278 www.orangecountync.gov g MEMORANDUM TO: Michael Harvey COPY TO: Patrick Mallett, Jason Shepherd, Craig Benedict & Kevin Lindley, PE FROM: Howard W. Fleming, Jr., PE, Engineering/Stormwater Supervisor DATE: 08/18/15 PROJECT: Harts Mill: Major Subdivision SUBJECT: Rezoning to Major Planning Development (MPD-CZ) DAC-Review, 05/07/15 Proposed On-Site Water System / Adequacy for Fire Protection ENGINEERING COMMENTS: Stormwater review was covered in a separate memorandum dated 05/12/15. Engineering has reviewed the subject project for adequacy of the fire protection infrastructure and spoken with the Orange County Fire Marshal, Jason Shepherd. It is our understanding from plans submitted, dated 05/13/15, that the project proposes a 6" on-site private water line, supplying three (3) on-site fire hydrants. This water system must comply with the NC State Fire Code, adopted and published jointly by The North Carolina Building Code Council and The North Carolina Department of Insurance. In that code it references compliance with National Fire Protection Association (NFPA) Standard 24 for the design of on-site fire protection systems. From http://www.nfr)a.orci/about-nfpa: Founded in 1896, NFPA is a global, nonprofit organization devoted to eliminating death, injury, property and economic loss due to fire, electrical and related hazards. The association delivers information and knowledge through more than 300 consensus codes and standards, research, training, education, outreach and advocacy; and by partnering with others who share an interest in furthering the NFPA mission. NFPA 24 does not currently require a line size greater than 6" for private service mains supplying private fire hydrants. There is a proposed pending revision (First Revision No. 15-NFPA 24-2013 [Chapter 5]) that would modify paragraph 5.2.1 to read as follows: Hydraulic calculations shall show that the main is able to supply the total demand at the appropriate pressure for systems with multiple fire hydrants. Orange County Engineering concurs with this pending revision and looks forward to its adoption. It is the general recommendation of the Orange County Engineering staff that on-site private service mains supplying multiple fire hydrants be no less than 8" in diameter, unless engineering calculations can demonstrate otherwise. Such an engineering standard is not yet part of the Orange County Unified Development Ordinance. S:Al2_Engineering\Engineering Review\Harts Mill Minor Sub\HWF-0C-En_g DAC-Memo(Harts Mill)08-18-15.doe 32 08/18/15 Page 2 of 2 Michael Harvey Harts Mill: Major Subdivision The adoption of consensus standards and integration into State codes is impossible to predict but it is fair to say it could be years before the mentioned revision to NFPA 24 paragraph 5.2.1 is adopted or even if it will be adopted as proposed. Engineering has been assured by the Orange County Fire Marshal that, at the appropriate time, his office will require fire-flow testing and hydraulic calculations to demonstrate adequate flow at appropriate pressure for on-site private water mains supplying more than one fire hydrant. While NFPA 24 doesn't require a line size greater than 6" for private fire service mains supplying private fire hydrants, as the authority having jurisdiction, the Fire Marshal has in place construction standards that require the contractor to apply for a construction permit for private fire hydrant installation. Such construction documents must be submitted to the Fire Marshal's office for review per section 105.7.11 of the NC Fire Code. The Fire Marshal's office will look at the proposed installation, analyze current fire flow data from the existing system and compare water flow data with the projected installation and see if it can meet the intended fire flow requirements of the structure(s) serving the private property. If the current and designed system water flows are adequate for the fire flow needs of the property being protected and it is supplied with a 6" line, there is no need to require an 8" main. If the design does not meet the fire flow needs and that need can only be provided by the water system, an increase in the size of fire protection main servicing the private property would be required. Engineering has reviewed the 07/31/15 letter from Michael M. Hughes, P.E. addressing the recommendation by this division to provide an 8" main at least to the on-site first fire hydrant. This division will continue to investigate, along with the Orange County Fire Marshal, as to how Orange Alamance Water System (OWAS) can continue to add fire hydrants to its system and yet claim that its' principal mission is the provision of high-quality potable water (only). That being said and having received assurances that our concerns as to adequate fire flow and pressure will be enforced by the Orange County Fire Marshal's office, we have no objection to the subject property being rezoned to Major Planning Development (MPD-CZ), as proposed. 33 Michael Harvey Fnmnn: Alan Clapp Sent: Wednesday,August 05' 20l55:22PK4 To: Michael Harvey Cc: John Kase; David Ward;John R. Davis Subject: RE: Response from Harts Mill on water line and wastewater disposal concerns Michael, We are fine if they want to pursue either large system or a cluster ofsmaller systems. The criteria for a large subsurface septic system (Design flow > 3000gpd) is linked. http:llehs.nc ublichealth.comloswpldocs/indILargeS bsurfaceProcedures-2013 |f they wish to pursue a large surface discharge system then NCDENR Division of Water Resources will be the permitting agency. Their requirements are located at: . Typically large system has to have all components completely installed before the system can be placed into operation. The advantage to specific use or cluster systems is that you can build as you go. NCDENR Division of Water Resources does not require repair area for their systems. NC DHHS systems via the local health department do require repair area. We will evaluate the soil/site conditions if they choose to go the subsurface system route. Alan Alan Clapp Environmental Health Director Phone: 919.Z4S.Z360/ Fax: 919.644.3006 VVebsite: Email: mcIzwosJ ncwr �mpmovingheo;th. �n.sp�ringcbmoge ��� ������| V�0/ All �� ��� �� v Please tell us how we are doing by taking this very quick survey. We appreciate your comments. From: Michael Harvey Sent: Tuesday, August O4, 2O158:]1AM To: Craig Benedict; Howard W. Fleming; Kevin Murphy ; ]ameSGroveS; ]aSon Shepherd; Alan Clapp; Deputy Chief Pete Hallenbeck Cm: ]ohn Roberts; ]ames Bryan; Anne Marie Tosco Subject: Response from Harts Mill on water line and wastewater disposal concerns 1 34 Please review and respond, in writing, with any additional comments/concerns by Wednesday noon August 12, 2015. Thankyou Michael D. Harvey AICP, CFM, CZO Current Planning Supervisor—Planner III Orange County Planning Department 131 West Margaret Lane PO Box 8181 (919) 245-2597 (phone) (919)644-3002 (fax) 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. 2 35 Attachment 4 Approved 8/5/15 1 2 3 MINUTES 4 ORANGE COUNTY PLANNING BOARD 5 JULY 1,2015 6 REGULAR MEETING 7 8 9 MEMBERS PRESENT: Peter Hallenbeck (Chair), Cheeks Township Representative; Lydia Wegman-At-Large Chapel 10 Hill Township (Vice Chair); Tony Blake, Bingham Township Representative; Paul Guthrie, At-Large Chapel Hill 11 Township; Buddy Hartley, Little River Township Representative; Laura Nicholson, Eno Township Representative; 12 Lisa Stuckey, Chapel Hill Township Representative; Maxecine Mitchell,At-Large Bingham Township; Herman Staats, 13 At-Large, Cedar Grove Township;Andrea Rohrbacher,At-Large Chapel Hill Township; 14 15 MEMBERS ABSENT: Bryant Warren, Hillsborough Township Representative; James Lea, Cedar Grove Township 16 Representative; 17 18 STAFF PRESENT: Craig Benedict, Planning Director; Michael Harvey, Current Planning Supervisor; Perdita Holtz, 19 Planning Systems Coordinator;Ashley Moncado, Special Projects Planner; Patrick Mallett, Planner II. 20 21 AGENDA ITEM 9: ZONING ATLAS AMENDMENT(CONDITIONAL ZONING DISTRICT : To begin review of a 22 request to rezone 112 acres of property from Rural Residential (R-1), Upper Eno 23 Protected Watershed Protection Overlay District to Master Planned Development 24 Conditional Zoning (MPD-CZ), Upper Eno Protected Watershed Protection 25 Overlay District in order to allow for the development of Hart's Mill Village within 26 the Cheeks Township. This item was heard at the May 26, 2015 quarterly public 27 hearing. 28 29 Presenter: Michael Harvey, Current Planning Supervisor 30 31 Michael Harvey: Reviewed abstract. 32 33 Paul Guthrie: Is it a common sewage disposal system or individual? 34 35 Michael Harvey: Common septic system with about 6 acres devoted to supporting a septic area. 36 37 Paul Guthrie: They need to carefully structure the ownership model as to who is responsible. 38 39 Buddy Hartley: If this is done like condominiums, the sewer is basically handled by the state, permitted, it 40 could be checked, they should have an association which pays homeowners dues that takes care of the 41 streets, etc. 42 43 Michael Harvey: I am asking you for questions or comments in the next couple of weeks, email me by July 44 17, 2015. This will come back to you. My goal is to bring this back at the September meeting. 45 46 Lydia Wegman: Is there any different impact when you have however many people living there in 34 units 47 and running a farm. 48 49 Michael Harvey: They enjoy the same rights as any 112 acre parcel of property owner that lives on the 50 property. If they are engaging in an activity otherwise, they would have to go through the appropriate 51 review and approval process. 1 36 Approved 8/5/15 52 53 Maxecine Mitchell: I want to encourage us to not to knock against it. It is really neat. I was hearing all the 54 concerns. I was thinking about neighborhoods. Let's embrace them and help them out. 55 56 Tony Blake: I agree, but this is a hybrid between a condominium and farm. There are different rules. 57 58 Pete Hallenbeck: Everyone is for this. Whatever they do, since they are creating their own zoning district, 59 so whatever they do, they have to go back and modify that. 60 61 Buddy Hartley: Would there be any private security? 62 63 Michael Harvey: Here is my list of additional questions for the applicant. You would like to see the 64 promotional materials and have a better understanding of how they are marketing this vision, this board 65 would like the applicant to consider the future and additional uses they may want to include, request for a 66 breakdown of farm uses and what they would like to do, and have you thought about security concerns or 67 thought about security services. 68 69 Lisa Stuckey: If they use irrigation will they have enough water 70 71 Michael Harvey: Site plan shows irrigation and a pond. 72 73 Pete Hallenbeck: Email any additional questions to Michael. 2 Attachment 5 37 August 19, 2015 To: Michael Harvey Orange County Planning Department From: Katherine Ansardi Hart's Mill, LLC RE.- Hart's Mill MPD-CZApplication The following memo and addenda are provided in response to recent comments and questions from the Orange County Planning Board. MARKETING MATERIALS At this point, our primary marketing vehicle is our website, which can be found at www.hortsmill.org. We also produce brochures to hand out at informational meetings and venues such as farmers markets and festivals. An example of a typical brochure is attached. RECREATION The large amount of open space in the site plan provides many opportunities for active and passive recreational activities. An extensive trail system has already been substantially completed through volunteer efforts (see attachment). In addition, the pedestrian street provides a paved surface for walking, running and biking, as well as for casual outdoor games and play activities, in a more closely supervised space. A pier is planned for the pond to accommodate kayaks and canoes, and for fishing. The open field just north of the pond has been designated as an active recreation area for informal playing of team games such as soccer and softball in the daytime. The village green to the immediate east of the common house will also be available for recreational activities. We will also incorporate residential-scale play equipment such as swings, a playhouse and basketball goal in common areas. There is a desire to include a small swimming pool as part of the amenities if the budget allows. CRIME PREVENTION IR ENVIRONMENTAL DESIGN Crime prevention through environmental design (CPTED) calls for the altering of the physical design of a community in which humans reside and congregate in order to deter crime. Design elements range from the small-scale, such as the strategic use of shrubbery and other 38 vegetation, to the incorporation of`global' design of a neighborhood to maximize the ability of residents to have `eyes on the street'. The concept is not just landscaping but relies on the overall design of the community. Such strategies typically rely upon the ability to influence a potential offender decisions to engage in a criminal act by increasing the perceived risk of being caught. First and foremost it is our contention that a primary goal of any residential development project is to ensure the security and safety of the residents who will be residing there. This can be accomplished through the implementation of many different individual mechanisms such as the installation of street lights, fencing, development of appropriate roadways and pedestrian pathways to allow for internal movement of residents and vehicular traffic, etc. Generally speaking, most implementations of CPTED occur within urbanized environments. Hart's Mill is not only a small rural development, but also has many unique features which promote safety and crime prevention even though they may not strictly adhere to some of the specific recommendations in the CPTED literature. From our standpoint, we are incorporating the concept of crime prevention through environmental design in the following manner: 1. The project has a central entrance way requiring all residents, visitors, and guests to enter and exit the project from a central roadway. 2. Individual residences are accessible only through a restricted pedestrian street and pathways. As a result, vehicular traffic in and around them is limited, thereby reducing crimes of opportunity. 3. This will be a pedestrian oriented community where walking and bicycles will be the preferred method of travel to and from individual homes and the common house. Residences are proposed to be closely clustered along the pedestrian street and will have ample windows and porches opening onto the street. This is intended not only to create a village atmosphere, but also to provide heightened visibility of residences by neighbors, 4. Some residents are expected to have home-based occupations such as telecommuting, writing, and arts and crafts, and some will be retirees. The community is being designed to encourage on-site socializing, recreation, work and hobbies rather than as a commuter neighborhood that is largely empty during the day. 5. Adjacent parking areas are proposed to be designed with low berms and shrubs that will block headlights from shining into homes while being low enough to allow clear visibility of people and larger vehicles. Outdoor lighting in and around the parking areas (as well as the rest of the village) is proposed to be strategically located to provide security and allow residents to see `what is going on'. This lighting shall comply with County regulations and be fully shielded to reduce glare while providing visibility for safety. 39 Coincidentally, the current land owner of the Hart's Mill site is a retired police chief and security consultant who has previously implemented CPTED in urban and college campus environments. She concurs that our proposed approach is appropriate for this project. We hope this addresses the concern and demonstrates our adherence to the principal. WATER USE IN THE LANDSCAPE Efficiently and effectively managing water in the landscape is a core principle of the permaculture theory and practice that will guide landscaping, agriculture and forestry at Hart's Mill. We are also keenly aware of the likelihood of increased frequency and intensity of drought in our area. Hart's Mill proposes to incorporate landscape design and management strategies derived from permaculture, low impact development (LID) and xeriscaping. A brief summary of those follows, and a more detailed description is attached, along with list of drought resistant plant materials recommended for our area. Permaculture and low impact development utilize a systems approach that emulates natural processes with distributed small-scale practices throughout the landscape. The emphasis is on simple, nonstructural, low-tech, and low-cost methods which retain rainfall in the landscape as close to where it hits the ground as possible. These include: • bioretention areas ("rain gardens") • vegetated swales, buffers, and strips • rain barrels and cisterns • permeable pavers • impervious surface reduction Combining water conservation techniques with landscaping is a concept known as Xeriscape or dry landscape. Xeriscape is a term coined in a Denver, Colorado program designed to promote water conservation in the landscape. While the idea began in the western United States where landscapes can be truly dry, the same water-saving principles apply to the Southeast. Xeriscaping combines sound horticultural practices to conserve water while maintaining a beautiful landscape. The seven basic Xeriscape principles are: 1) Careful planning and design Take into consideration topography, drainage, microclimotes, and hydrozones; limit irrigated areas 2) Appropriate, smaller lawn areas Utilize low-maintenance, drought-tolerant grass species in smaller areas; limit or eliminate lawn irrigation 40 3) Thorough soil preparation Amend soils with organic matter to ensure that they retain water and nutrients while also draining freely 4) Appropriate use of plant materials Utilize native and well-adapted species of plants, and place them appropriately in the landscape in on environment similar to their native habitat;select drought-tolerant species for unirrigoted areas 5) Effective and efficient watering methods Where irrigation is used, employ drip, micro-sprinkler, soaker hose and/or subsurface systems which minimize water use, reduce runoff and evaporation, and provide water directly to the root zone of plants 6) Use of mulch on trees, shrubs, and flower beds Reduce evaporation and runoff, increase water-holding capacity of soil, improve soil structure, and moderate soil temperatures with organic mulches 7) Proper landscape maintenance Careful timing and implementation of tasks such os fertilizing, watering, mulching, mowing, and pruning can drastically reduce time, effort, and resource use while improving the health and beauty of the landscape It should be noted that in addition to capturing rainwater in the landscape and utilizing other permaculture methods, a separate well will be drilled for farm related irrigation, washing and animal drinking water. FARM I I I The primary purposes of the farm at Hart's Mill are to: a) provide food and fiber for residents, and the community as capacity allows, b) model sustainable forestry and agriculture practices which are in harmony with conservation goals, and c) provide livelihood for one or more farmers on the land. Our farming practices will be based on permaculture principles and will incorporate a mixture of small scale activities including: Vegetables: intensively managed beds and hoop houses Fruits & Berries: integrated orchards and hedgerows Honey Bees: we have planted pollinator species and our first two hives are already in place! 41 Animals: a small number of pasture-raised chickens, sheep, goats and cattle in rotational grazing to maintain a healthy ecosystem Forestry: manage forest resources for conservation, recreation, timber, woodcraft materials, mushrooms, herbs, etc. Attachments: - Trail system plan - Landscape plan detail concept - Pedestrian street cross-section concept - Design and management for resilient landscapes - Drought-tolerant plant list h 42 ---7 R zsN / 'pez I ev°s-�'bsNSn ii f / f I i i �"'xfa4 n°z�z\�- -__. - - __ -_ __ _ _.• _.. T- T.� � - .-�� .__-_� _. ,YyS 4',_. �� a�a.n�°.'r I f —..\i x�_ -..� ..E •gyp r _ � _ �;-�.�; _� -_- --- - . �-�. a - - _- •:4��.,�:�;_,.-_.. - _ -..� - _.. � r ex ems,-,�,�, (ARC`5 Piu— ``RAtL NFTwatzk l R-A) L,1 0 op5 i v�. 004 TRAM y �rzo<TZFSS ` � TRAI� MASTER PLAN DEVELOPMENT _° CONDITIONAL ZONING PERMIT(MPD—CZ) PROPOSED SITE PLAN FOR THE _______ HARTS MILL VILLAGE AND FARM -------- e-1 (Y) r� r r 44 l � r I � r � � COTTAGE * - GARDEN 2 -31312 20 FT MIN.EMER.ACCESS COURTYARD HOUSE PEDESTRIAN STREET TYPICAL CROSS SECTION 45 MANAGEMENT DESIGN & FOR RESILIENT LANDSCAPES LOW-IMPACT STORMWATER MANAGEMENT Low Impact Development (LID) uses micro-scale techniques to manage precipitation as close to where it hits the ground as possible. LID is grounded in a core set of principles based on the paradigm that stormwater management should not be seen as simply disposal and that numerous opportunities exist within the developed landscape to control stormwater runoff close to the source.-Underlying these principles is an understanding of natural systems and a commitment to work within their limits. LID uses a systems approach that emulates natural processes with distributed small-scale practices throughout the landscape. The emphasis is on simple, nonstructural, low-tech, and low-cost methods. A near limitless universe of runoff control strategies, combined with common sense and good housekeeping practices, are the essence of a LID strategy. Bioretention provides a good example of how LID management practices work. What looks like a nicely landscaped area is in fact an engineered system that facilitates depression storage, infiltration, and biological removal of pollutants. Runoff is directed to these low-tech treatment systems instead of conventional stormwater infrastructure. Bioretention areas use plants and soil to trap and treat petroleum products, metals, nutrients, and sediments. Bioretention areas, also known as "rain gardens," are relatively inexpensive to build, easy to maintain, and can add aesthetic value to a site, without consuming large amounts of land. Other common LID practices include: 1. Vegetated Swales, Buffers, and Strips 2. Rain Barrels and Cisterns 3. Permeable Pavers 4. Soil Amendments (to improve water absorption and retention) 5. Impervious Surface Reduction XERISCAPING Combining water conservation techniques with landscaping is a concept known as Xeriscape or dry landscape. Xeriscape is a term coined in a Denver, Colorado program designed to promote water conservation in the landscape. While the idea began in the western United States where landscapes can be truly dry, the same water-saving principles apply to the Southeast. Xeriscaping combines sound horticultural practices to conserve water while maintaining a beautiful landscape. The seven basic Xeriscape principles are: 46 1) Careful planning and design 2) Appropriate, smaller lawn areas 3) Thorough soil preparation 4) Appropriate use of plant materials 5) Effective and efficient watering methods 6) Use of mulch on trees, shrubs, and flower beds 7) Proper landscape maintenance IMiicro hmates Microclimates are areas within the design that have environmental conditions that differ from adjacent areas, such as the cool, shady north side of a building. Other microclimates would include the hottest places in full sun on the south side of a building. Areas that receive more water, such as rainfall runoff from the roof or low spots that collect water, should also be noted. Microclimates influence plant selection. For example, cooler, shady areas on the north side of buildings are a good environment for shade-loving plants. Some plants thrive in the cool morning sun of an eastern exposure, but wilt in the hot afternoon sun of a west-facing exposure. Il lydirozoines To achieve the greatest water efficiency, the landscape plan can incorporate "hydrozones" — areas within a design that receive either low, moderate or high amounts of water. All plants within a zone have similar water requirements and can be watered as a group. Plants groups in this way make the most efficient use of irrigation water. For example, certain planting areas may be designated low-water zones and would contain plants with low water requirements. These areas receive little or no extra water after plants are established. Approlpiriiate Lawin Arreas The concept of appropriate lawn areas is a key principle when designing Xeriscapes. Irrigated turf areas should be limited to the highest impact locations in the landscape. Lawn areas usually receive more water and require more maintenance than any other area in the landscape. Grasses should be carefully selected depending on location, use and desired maintenance programs. Common Bermuda grass is among the best grass choices for very low irrigation regimes. This grass is an excellent choice for many Xeriscape designs. Several other warm-season grasses become dormant and may wilt or become brown during severe water shortages if they are not irrigated, but they will often "green-up" as soon as rains return. These non-irrigated turf areas provide useful control of erosion and provide play areas without wasting valuable water. 47 Soli II IPireparatiion A basic life-support system of the landscape, soil is the medium for root growth and a reservoir for water and nutrients. Properly conditioned soil is of vital importance to the health or landscapes. Creating a good soil environment from the start will bring great dividends in the future. A good soil is porous and will drain freely, yet retains water and nutrients in a form available to plants. Soils that are hard and compacted do not allow water and air to penetrate to the root zone, and irrigation water is often wasted as runoff. Sandy soils dry out quickly, and water and nutrients usually drain away before plants can use them. However, it is important to note that not all soils need amending. Many soils in the Southeast are already suitable for plant installation. Addition or organic matter to the soil is the single most important method of improving soil structure. Organic matter increases water and nutrient-holding capacity, aeration, and drainage. Plants establish more rapidly when planted in well- prepared soils. They are healthier and more vigorous, and they have greater disease and drought resistance. Types of organic matter for soil amendment include pine bark, decomposed wood chips, and composted materials. One of the most common mistakes in amending the soil is failure to incorporate sufficient organic matter. As a rule of thumb, a minimum or four inches of organic matter should be tilled into the planting bed to a depth of 12". It is important to amend the entire shrub or flower bed, not just the individual planting hole, so that plants can more easily form extensive root systems and achieve greater drought tolerance. Trees and lawn areas, in general, do not receive as extensive amendment as shrub and flower beds, however, lawns establish more rapidly and grow stronger root systems when some attention is given to improving the soil. The type of tree to be planted dictates the level of soil improvement, for example, many flowering trees, such as dogwood, prefer a "richer" soil than pine trees, which can usually grow well with no soil improvement. P11 ant Se�ectuoin Lush, green landscapes and seasonal color provided by a variety of plants are a hallmark of the Southeast. Xeriscapes can achieve this beauty while reducing water consumption. Xeriscaping does not require that landscapes become cactus gardens. However, careful planning and plant selection are important to insure the investment and longevity of landscape plants in a Xeriscape. Any plant is a candidate for use in a Xeriscape, the key to success is how the plant is used. In general, the greatest success is achieved when plants are placed in an environment most similar to the plant's native habitat. However, many plants are adaptable and will perform equally well in different situations. River birch (Betula nigra) and bald cypress (Taxodium distichum) are 48 examples of trees native to low, wet areas that grow perfectly well on high ground. Determining a plant's adaptability often requires research into its cultural requirements, which must be compatible with the plant's placement in the landscape plan. The Southeast is fortunate to have a large number of native plant species that are naturally well- adapted to our climate. Many of our most popular landscape plants are from similar temperate climates around the world and perform very well in the Southeast. Together these sources provide a large palate of plant materials from which to design a land-scape. The key to water efficiency is using these plants properly in the design, placing the plants where They will perform their best without excess water. A plant's candidacy for a Xeriscape hinges on its placement in the landscape. By combining proper plant selection with the other basic principles of Xeriscape such as improving the soil, mulching, and appropriate maintenance, water efficiency is maximized. Note: A list of some suggested drought resistant plants for the Southeast from Clemson University is attached. Waterfing Methods The use of efficient irrigation systems is a technique inherent to Xeriscape planning. Irrigation systems should provide appropriate amounts of water at critical times. The irrigation system must be designed to correlate directly to the planting zones. Drip and micro-sprinkler irrigation systems have many advantages. 1) They are precise 2) They keep the foliage dry, reducing fungus and mildew 3) They are simple to install and be used almost anywhere 4) They reduce water loss due to evaporation, runoff, and erosion 5) They reduce or prevent mildew and decay because water does not hit house siding 6) They supply water slowly so that puddling is not a problem 7) Because water is placed directly at the root zone, the plant's water requirements are met by using much less water than conventional methods A soaker hose is also an economical choice for an irrigation system. The hose is small and esay for the homeowner to handle. Installation is relatively simple and the hose works well in small shrub or flower beds. Subsurface irrigation system are both effective and economical. Evidence suggests that they create as much as a 60 percent savings in water use, and because the water is placed directly at the root zone, wet/dry cycles are reduced, resulting in deeper root growth. 49 Drip systems, soaker hoses, and subsurface systems have a low profile in the landscape, so vandalism is almost completely eliminated. These systems use much less water than conventional irrigation systems and create lush, green Xeriscape landscapes and gardens. IMull hiing As much as 75 percent of the rainfall landing on bare ground is lost due to evaporation and runoff. This loss can be enormously reduced when the proper mulch is utilized. Mulch helps to insure plant survival and is an important component of Xeriscapes. The best mulches are usually fine-textured and non-matting organic materials. An organic mulch should decompose slowly, be free of weed seed, and should not be easily washed away by rainfall. Woody landscape plants need an application of three to five inches of a good mulch. This should be applied under the plant and at least out to the drip line. Organic mulches have many benefits in the landscape because they: 1) increase water-holding capacity of the soil 2) reduce the amount of water lost by runoff 3) moderate extreme soil temperature fluctuations 4) reduce weed competition 5) reduce the incidence of soil-nelated diseases 6) prevent soil erosion 7) reduce soil compaction, improve soil structure, and add nutrients and humus to the soil 8) create an aesthetically pleasing design feature 9) prevent mechanical damage to trees and shrubs caused by mowers and weedeaters 10) prevent splash-back and staining of house foundations and siding Mulching increases the water-holding capacity of the soil. Soil moisture can be increased 5 to 25 percent or more above that of a non-mulched area. The amount of water lost by runoff can be reduced significantly. Fine-textured mulches conserve water by allowing water to percolate down into the soil instead of being lost to runoff. One of the important qualities of mulching is that it moderates extreme soil temperature fluctuations. The temperature of the soil surface and that of the soil directly beneath the mulch are partially controlled. Summer heat is dissipated by the mulch and the soil is insulated from the winter cold. Therefore, plant roots are kept cooler in the summer and warmer in the wiiinter. When plant roots are not stressed, they use less water. 50 I1....ands ape IMAntenan e Xeriscape designs that implement all seven principles have been shown to reduce maintenance by as much as 50 percent. There are nine main reasons for reduced maintenance. Xeriscape designs: 1) reduce water loss and soil erosion through careful planning, design, and implementation 2) reduce mowing by limiting lawn areas and utilizing proper fertilization techniques 3) reduce fertilization through soil preparation 4) reduce pruning of trees and shrubs through proper plant selection and through restricted applications of water and fertilizer 5) reduce replacement plants through proper watering methods and soil preparation 6) reduce weeds through proper mulching 7) reduce disease and pest problems by creating less stress on plants through the methods listed above 8) reduce irrigation through proper maintenance and selection of plants with healthier root systems 9) reduce costly damage to house/structures and foundations through proper selection, placement, and minimum watering near the house 50UIR-CII::.:S Xeriscape.- I..ondscape Water Conservotion in the Soi..ith, C ooperatiive Exteirtisiioin Serviice, C;Ileirr7sOIn l..J iru live r s ii ty I....OW lirr7pact Devellc::PIMeirut C:einter, Storr woterStrotegies, Ch. .12 1 o Impact Development, NRDC: 51 DROUGHT-RESI,STANT'PLAN'T MATERIALS LARGE TRELS u° ir lauuanrgeranu.unn 7'6dn"nt maple umuc r ne uuuar'dra Boxelder AI nuus, duutiin,tatwa 'Black Alder Bevula ni ra, River iifc', a,rya illlind n is Pecan r Catalpa bignonioides ('.xah rn Catalpa uadrus dead ara [X-r. d ar Cedar I Celtis laevigata Sugar Jdackberry Celtlis occid nialis d°°lackberiry Cu prelsso°yparis frnylaandii *' Le"ylland Cypress , „ l ra iinuus arnnerivaanca a" 'hire Ash l°r,axiinus rwnnsylvairfic.a Green Ash Ginkgo Ginkgo t:�yrnrnr.xla(fu dioicus Kentucky Coffeetree Ilex ollacal ,r rn ruaran Holly duunaaPCIUS virginian"a" Pastern Redicedar uu w Knehru"uuteria ba pinw°aata* CNnese Flame Trcr. wP I�rb Wa���rinl�'ax l"%I Nflldt " G I� " # ai ntre L nl,uidarrabar tyra,cifluua'" Sweetgju Magnolia grandfflora' outlu,°.rn Magnofia. pin"rau 'SIP'* F"inrrs, Pistaac a 0` nens,is hinupsta Pistaau:ne Pgpuulaus slag Poplar Pyiruu aall'eryana 'Bradllrarad'"' Bradford Pear Quu ercuu each.* Oaks, abaal pamimrawttua" °ad na ge laalrwa apin,duus udu,uranmondii Westuarn Soaptxrry apiurrn aifunrurrn 0'141e se ldallluavr ofnhora ja uunica japanese t"a undatreun Taautaudiuuran distichuatna, bald Cypress, T,rachycarllauus-l rtun6 " ''ind�m dll Varna tw hruui ala't,aa Winged Elm Uhnmuus carfnini(uul'ia Srrarnrathlraaf l=lama uluaaur"s Paarvif aliaa Ch4iew Flrn; Zelkova nrraata JapaneseZelkova, SMALL TREES Albauaaiia juul bauriissi n Mimosa Aurnaedlanchier arb a'roa. ervjceberry Cerbis, raanadensis ltedllauud Cuarnus lln)rida Flowering Dua , d 'rutintui c:oggygria .naoketruae l:rivabntatirya japonica tuxdtua;t l ta,rrmana>tflis vir iniana "u it hha:zel l°lil iscuus Syria US.* Rose und'Shaman Hex r.-aWne* Daadmuauan l°lualIy Ilex x altt nivata °'l mD ;I 'r '2a*' Foster holly ll'euu x auenu,uaa,taa 'S av arnlnnaah" Savannah t,..luully Vex x alt rnua''at„a al.,.dtu,nrnep 0 I+xme Hrally Ilex au attenuneta "G'ast Pialatka.- Fast Palatka l folly Laa erstr tm as indicaa"" Crape My'r'de malus SP Crabapples Os ma.rmthaus,f'r'o cans*' Tea Oliva Ostryaa vir irniaanaa Flophuarnlaunanm fWyuuwydendruaun arlauaneurrnn uauurW(..uad PruunauuS aroh ni anaa'* Cherry Laurel R,huas copnall i naaa Fla°rneluaaal Surn,ac hu,rs typhimnaa auuunnac I Plan'is which have'l", a"n found to do elI in plantings very near T110 unman � 52 Sd',RV S(6-12) Bv4d16a rdavidld Butterfly Bush "allicarpa arnericaraa, peauuty®Berry Chimonanth uus praecox W n't r weet laea p us amaguuusttfoha* Russian 011v Ela a n us puurn Yrns* Thorny Ellaea ,rnuus 1uxmtchtarda(ac urn sa Pearl Bush Fat is jap +rnid a*' FaWa telex c rraur e l durpt`ard h" ally Ilex d cidlu,,a* Poqsvmhaw Holly flex vo nnitoria* Yaupon Handdy pdurnip emus chirn rnsis c,uuptivar * Ch irn se Juniper's Kolk iitzia ar AH'is Reavy Roush Liguustruumrt jap nnrnicunnn* Japanese Priviel Ug ustruummn x vicaryl'* Golden Privet l,.t)rrupetaldumun chinense Loropuetaluurmn Myrnca c rikW Waxrrnyrtl sr'rnarnthuus un pdrtuumneVl Forvine,"s d smamnthuas Osman thuus h t rraphylluus* Holly 0smarnthtus pnh� firma labra" Ph turnia t o Pittcn",wr n tunhiran* Japanese Pittdasporduran t't dra arp rus rnruacr pahylllus* Podocarpus 17 pa nica grarnatuuirrn' Pomegranate ranate Pyracarnt'ha clocci nr a'* Scarlet Fir thcmrrn Pyracarrtha kurnldz uranii * Formosa Fir thorrn pzhuas gdabra Sm wh Sumac Sahap mnnirntnr* D wrairf Palmetto 5puirnaa uu varnhcnuntt i* Va nhcuutt Sp Alma Viburnum PlIcatuurn tomentosium pouahullef le Viburnum vit x a rnuus-castun!'s*' Chaste lMir e Yucca,ap ip0dlia* Spanish(Bayonet yna a �tt a ' *wi h Dagger d arwy cwt the,Shrubs in t'h 6-1 21 cateppryare al,so,pru ne d io t,rraww aw sina t trr s,,. SHRUBS(4-61) uucuuba jap nnilca* r�k� �ut:d.ba Ekarbe6s species' Barb pries ppuux,us micro hnyllla* la,paarncse d oxwrx)d ha rnom eles speic tosa* Flowering Quince Charnalecyparis obwsa 'Nana, racilis°" Diwarf Hirn ki Cypress yxisuns�sc pariuus'o, Scotch sr(x)ml K, .t�.. , Forsythia x i n'termmnr:d ao Border IF an'sylNan Gardenia jasmtrnoddes*' Gardenia i htarmnamplis vernal is Witch Hasp d n° pu nipu ruus chimnernsis cuuhtivars*' hllrn � Junipers hant�rta c�� ar3"': Common K tu a LeUCOphylturn frUtescerts Texas 5a ,e t' Li uustrtim snrnentise 'Vane atuumrn° Chinese Prpin6cn w Namndtl na dn,)raaastica* t'aaan dirnwa Rip hiol p?us i nd i a* Indian t Vanarth orn apuhp pepis umbelliatall Y ddo t°°°tiawwthorn Rhos air rnnatica: Fragrant SUniac Rosa sp. Ruugosa Rose,Carofina Rose Cherokee Rose,Japanew,Rose S�pnwhr a tpnuu per l * Thu nbe Spimea w � SHR (14) w Abe dia x pprarndipllora* AbMia n ' cdr'�risnmrdud,uuldasa* artyrluanrry Callicarpaa dichot ma Purple Beadutyp rmy pl'-u,Mx cuarmnuata "Rotuonda,,* Chinese t o[Ily *Plants which have Ive n found to dun well In ptrhwirntinn s very,near the coat 53 flex cornwa, 'Cadssa- Larissa Holly I�ex vom i toria 'N an a 0- rmarf Yaupun ja�$mlnum nudiflort,sirvi winter lasmine juniper'IUS chirensis culfivars"' Ch i ne!w l uni pe,rs juniperus confertal, Shoire Juniper Pitto5porumi't6bira Wheelerls Dwarf"" Dwarf Pittosporum, Saball etonia* Scrub Palrnetw Salvia greggi Sage Yuccafimlarnerto5a* Adams Need WYUCCl GROVNV COVERS fuonymus fortunei Wintercre.e.per EulonyMIIS juniperus co of rta;cuftivars* Shore juniixts juniperus horizont-afls cukivars* Creeping funipens juniperus procumbens cuhlivars* lap gifden junip wr Liriope muscari Liriope Liriope spilcila* Lflyllurf hriqx- ophiopogon jarxmicus' Monido Grass Sarrococca hookerana humflis Illinialayani Sartococca Periw4lkle VjNf,-LjKf PLANTS Akebia,qUinata Hve[eaf Akebia Clampsis radkans* Trumpet:vi�ne Clemmis piniculata Sweet Autumn Clenialls C'(xculus laurjbh�us* Snail Seed X Fatshcxlera 4zeiJ4, Tree Ivy Ficus purnfla* Creeping fig Gdserniurn sernpomirens'* Cardlina fessam�ne flarthenocissus,qUinquefolia"' Virginia Creeper la,11heinocissus tricuspidata Boston IVY RGsa banksiae Lady Bank's Rose Trachel'osMmuni asiat�,curnw Yc , w Star,jasmim Wisteria floribunda Japanese Wistei6a Wisteria sine psis Chinese Wisteria, Lonicefa 5empervirens Trurnilvt 1,,ioneysuckle HERBACEOUS PLANTS fit nnualkand'Perennials) Achillea rniflefolium" Yarrow Ageratum species FI('>ssfluwers Anthem!s,spedes Dog Fennels ArterniSia spelcies Worniwof,.)ds, Asclepias tub erosa Butterfly weed Aspidistra elatior Cast liron f'L,irlt Aster x Frikartd FrikartiAsker Baptista "be's Falie Inidligos Calendula species* Calendula Caryapteris x clandonensis, Blue Mist Caryopteris Cathairanthus ryas us'* Madagascar Periwinkle Chrysanthemium species* MwliS Cofevplsk,species"" coreopsis EcNnacea angkwifolia* Kjrp e Coneflower' FcNnop spec.ies, Glioj)e Thisjleus Epimediurn spxies 1=pirnedium Eschscholzia califurnica* California Poppy Euslonia grandiflora,' Lisianthtis, Gaiflardia specibs,* Blanket Flower Gfaura, lindfileirneri GaUfa Gazan�a 5pedes,* Giazanias 0,Plants,which have been found to do w0 in plantings very near the c(.',),ast, 54 H'erne roca I h iis c,u I ti vars*' Daykly f losm cultivars I losms It ru s swern pervi rens Camlynift, Lantana carnara", (,".ommon I.amana Lantana nu),ntevidensis rrailing Lantana uthyrui spedes, Sweet Peats, LavandLkfa SPC'd&S* I-avenders Liatris sp,icata* Spike Gayfeathier Limonium species S a Lavenders I.inum,species 1:'Iaxes Lychnis,species cam p'IVIS melanxxiium paWbsurn' Melampodken Oenothera wecies Sundrops. Phlox speciev Phlox Portulaca grandif'k),ra* Rose muss, Rosmarinus officinafii* Rosemary Rudbeckia x Cdfldstrurnl' Gold truant RudLvckia Salvia spy cies' Saj;cs Santolina chamaercyparissi,** Iaveinder Cvloni Santolina virgins* Green Santofina Sedum x "Autumn Joy' Auturnn Joy Sedurn Sol'i'dago'll"Ossima Goldenrc>d 19 l"agetes,speib*�* Marigolds ThYMUS S�*"CiVS Thyme's verbena canadensilso Clump Verbena vvlbella;N"'Inuisecta", Moss Verlwa Veft'mica sivcies 5p*O(fwv']h5 Zinnia species, Zinnias 'rt)RF(-,RASSr..5 Cynodbn da(-tyIon* fiermiuda Grass EiremocKoa ophriuroideso Centipede Grass Zoysia jape ice Zoysia Grass GRASS-11KEFORNAMENTALS' Afundo d(,,)n,a,x* Ghart Reed (',orta&�,�ha selloanao P,aimpas Grass Era Wostis curvula Weeping (,ovegrass miscantht,6 sin ensis Japanese Siivergrass, Eulalia miscanthus gacdhtnus MaWein Grass MJ scan thuissi nenshs variegatus Sfiver grass miscanthus sinensls zura brinus Zehra Grass, PaniCL9f`n,aM,a(UM* Bitter Vanicuni leer inisoetufn alopecuroides Fountain cjras;i Un alla paniculam" Sea,Oats PlaniswNch have been found do well in plamings very nerar Ov,coaz _. .AHART ""S MILL V HARTS MILL Grist mill. Site of key Regulator meeting.1766, and skirmish in 1781 that boosted the Patriot cause.Stood 115 mile N, i Y� r ar x - % [. jr7r f. A06- r r w A New Farming Community Self-Developed by Local Residents For Further Information, Please Contact Katy Ansardi, katy @resultworks.com (919-747-3750) 1023 Frazier Rd, Mebane, NC Anthony Weston,weston@elon.edu (919-810-9580) Paul Voss, Paul voss @unc.edu (919-357-7519) 56 Who We Are The Farm & Woodlands Hart's Mill is being self-developed by a group of local people who will live here.We We plan a mix of fruit/nut trees, berries and vegetables along with a small number of range in age from 20's to 70's.What we have in common is a desire to live simply in pastured cows and sheep...and of course,some chickens.We expect to partner with an old-fashioned neighborhood where people actually know each other and do things one or more local farmers to help us manage the operation. Most of the food together.We also value self-reliance and want to raise some of our food on the land. produced will be for our own use.There will be no sales of farm products on site. The Land Farm structures will include a barn,garage,workshop,greenhouse,and sheds.We The property is currently owned by Alana (Settle) Ennis; it has been in her family for are also allowing for up to two farmhouse residences separate from the village,as more than 60 years. When we started talking with Alana about building here,she told well as a future building for an office,workshops and meetings. us how important it is to her for the most of the land to remain in farming,timber and As those of you who have been down to McGowan Creek know,this place is beaver conservation.That's one of the reasons that our homes will be clustered on a small heaven!The streambeds and most of the woodlands will be permanently protected area of the land.About 85%of the land will be permanently left in open space. conservation areas with hiking trails. The Village Most of our homes will be small privately-owned single family and duplex houses ranging in size from about 600 sf to 1800 sf.We will also have a common house for J activities,as well as one or two shared homes for those who want to downsize at v different stages of life.At most,there will be 30 housing units in the village. •-Fs r. i A unique feature of Hart's Mill is that there will be no traffic on our main street! ~�'+ •� ,- _ �T Except for moving vans and emergency vehicles,the street will be used only for walking, strolling, running,playing,and socializing.Traffic and parking will be kept to the northern edge of the village. _ Here are a few other facts about Hart's Mill: HART'S MILL VILLAGE • No houses or farm operations will be visible from Frazier Rd & FARM • Solar panels will be used to produce electricity(also not visible from the street) • Many of us plan to work from home or on the land, reducing the need to drive MEBANE, NC • There will be small arts and crafts studios for use by residents 57 Approved 10/7/15 1 Attachment 6 2 3 MINUTES 4 PLANNING BOARD 5 SEPTEMBER 2,2015 6 REGULAR MEETING 7 8 MEMBERS PRESENT: Peter Hallenbeck (Chair), Cheeks Township Representative; Tony Blake, Bingham Township 9 Representative; Buddy Hartley, Little River Township Representative; Laura Nicholson, Eno Township 10 Representative; Lisa Stuckey, Chapel Hill Township Representative; Herman Staats, At-Large, Cedar Grove 11 Township; James Lea, Cedar Grove Township Representative; Andrea Rohrbacher, At-Large Chapel Hill Township; 12 Paul Guthrie,At-Large Chapel Hill Township; 13 14 MEMBERS ABSENT: Lydia Wegman-At-Large Chapel Hill Township (Vice Chair); Maxecine Mitchell, At-Large 15 Bingham Township; Paul Guthrie,At-Large Chapel Hill Township; 16 17 STAFF PRESENT: Michael Harvey, Current Planning Supervisor;Ashley Moncado, Special Projects Planner; 18 19 OTHERS PRESENT: Katherine Ansardi 20 21 AGENDA ITEM 7: ZONING ATLAS AMENDMENT(CONDITIONAL ZONING DISTRICT)-To make a 22 recommendation on a request to rezone 112 acres of property from Rural Residential (R- 23 1), Upper Eno Protected Watershed Protection Overlay District to Master Planned 24 Development Conditional Zoning (MPD-CZ), Upper Eno Protected Watershed Protection 25 Overlay District in order to allow for the development of Hart's Mill Village within the 26 Cheeks Township. This item was heard at the May 26, 2015 quarterly public hearing and 27 was reviewed at the July 1, 2015 Planning Board meeting. 28 29 Presenter: Michael Harvey, Current Planning Supervisor 30 31 Michael Harvey: Reviewed abstract. 32 33 Michael Harvey: On page 59 there is a condition stating the community house will be limited to 3,000 square feet. 34 The applicant is asking for that to be doubled to a maximum of 6,000 square feet so they are not limited in the future. 35 Staff has no concerns with doubling the square footage. If there is a motion tonight to recommend approval it will 36 need to be done as amended addressing this request. 37 38 Tony Blake: The six inch water line is adequate for service and firefighting? 39 40 Michael Harvey: The project engineer is saying the six inch line should suffice in providing water for firefighting and 41 service.There is a pond on site for auxiliary firefighting capabilities.Jason [Fire Marshal]agreed that ultimately the 42 size of the line will be determined at the construction drawing phase and concerns will be addressed at that time with 43 the existing line. 44 45 Lisa Stuckey: If there are more developments along Fazier Road would that trigger a need for a larger line? 46 47 Pete Hallenbeck: It could, if someone came in and wanted to do a large development. 48 49 Lisa Stuckey: Every owner will own 1/501h share. So people will not own the unit at all? 50 51 Katherine Ansardi: We would like to do a housing cooperative and we are speaking with attorneys to understand the 52 law in North Carolina and implications of that model.At the end of the day we might end up with a condo legal 53 structure that is organized to operate as close to housing cooperative as possible. The land itself will not be 1 58 Approved 10/7/15 54 individually owned and if we go with the condo model people will own the interior of the units. However,with the 55 cooperative model every member is an equal shareholder that owns all the land and buildings which provides the 56 option for a long term lease of their unit. 57 58 Lisa Stuckey: So everyone has to be an equal owner? 59 60 Katherine Ansardi: They have to have an equal voting share. 61 62 James Lea: Can you sublease the unit? 63 64 Katherine Ansardi: We are discussing that and trying to determine that. 65 66 James Lea: What happens when someone dies? 67 68 Katherine Ansardi:You are getting into details that I don't have all the answers to. My understanding is that when 69 someone buys into the coop they have an economic interest in the community that may be passed onto kin after they 70 pass which they can sell.Their heir would not be automatically a member of their coop, but they would have the right 71 to their share to be sold. The cooperative may buy that unit back. 72 73 Lisa Stuckey: Our approval doesn't relate to how they set up their ownership? 74 75 Pete Hallenbeck: Our next step is the statement of consistency which does not directly relate to ownership. 76 77 Michael Harvey: The ownership model was a concern at the public hearing because Board members wanted 78 information of how this would be set up and the applicant is still figuring that out. They have provided additional 79 information on page 17 and 18. 80 81 Michael Harvey reviewed the recommendation. 82 83 MOTION made by Lisa Stuckey to recommend approval of the statement of consistency. Buddy Hartley seconded. 84 VOTE: Unanimous 85 86 MOTION made by Lisa Stuckey to approve the ordinance of approval as amended. Laura Nicholson seconded. 87 VOTE: Unanimous 88 2 59 Attachment 7 STATEMENT OF CONSISTENCY OF PROPOSED ZONING ATLAS AMENDMENTS WITH THE 2030 COMPREHENSIVE PLAN AND/OR OTHER ADOPTED COUNTY PLANS Hart's Mill LLC and Ms. Alana Ennis, owners of a 112 acre parcel of property within Orange County, have initiated an amendment to the Orange County Zoning Atlas, as established in Section 1.2 of the Orange County Unified Development Ordinance (UDO) to rezone property: From: Rural Residential (R-1), Upper Eno Protected Watershed Protection Overlay District, Special Flood Hazard Area (SFHA) Overlay District. To: Master Plan Development Conditional Zoning (MPD-CZ), Upper Eno Protected Watershed Protection Overlay District, Special Flood Hazard Area (SFHA) Overlay District. allowing for the development of a village style residential community. The parcel, further identified utilizing Orange County Parcel Identification Number (PIN) 9835-74-8573, is located along Frazier Road (SR 1310) approximately 2,900 feet south of the intersection of Frazier and Lebanon Road (SR 1306) hereafter referred to as `the property'. The Planninq Board finds: • The requirements of Section 2.8 of the Unified Development Ordinance (UOO) have been deemed complete, and • Pursuant to Sections 1.1.5, and 1.1.7 of the UDO and to Section 153A-341 of the North Carolina General Statutes, the Board finds documentation within the record denoting that the rezoning is consistent with the adopted 2030 Comprehensive Plan and/or other adopted County plans. The amendment is consistent with applicable plans because it: • Supports the following 2030 Comprehensive Plan goals and objectives including: 1. 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. 2. 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. 3. Objective LU-1.1: Coordinate the location of higher intensity / high density residential and non-residential development with existing or planned locations of public transportation, commercial and community services, and adequate supporting infrastructure (i.e., water and sewer, high-speed internet access, streets, and sidewalks), while avoiding areas with protected natural and cultural resources. This could be achieved by increasing allowable densities and creating new mixed-use zoning districts where adequate public services are available. i 60 4. Objective LU-3.5: Recognize the right to farm and discourage the location of new non-farm development, particularly more intensive residential development, within farming areas to minimum the incidence of complaints and nuisance suits against farm operations. 5. Objective LU-3.9: Create new zoning district(s) which allow for a mixing of commercial and residential uses, a mixing of housing types, and creates a more pedestrian friendly development pattern. New districts should be applied in areas where public services exist or are planned for in the future, in areas that promote higher intensity and high density uses on the Future Land Use map. The amendments are reasonable and in the public interest because: a. The amendment allows the development of a project achieving a reasonable balance of protecting existing natural area and land uses (i.e. farming operations) while allowing for an appropriate level of residential development at a density of 1 unit for every 3 acres. The current zoning designation allows development at a potential density of 1 unit for every 40,000 sq. ft. of land area with no guarantee existing farmland or mature forest would be preserved. b. The amendment allows for the development of a pedestrian friendly community with different housing options for residents. The project requires vehicles to be parked in designated areas prohibiting access to individual residential structures, which shall be access via a proposed pedestrian trail system. c. The project will not result in traffic impacts deemed to be detrimental to existing roadways due to the proposed density. d. The proposed amendments promote public health, safety, and general welfare by furthering the goals and objectives of the 2030 Comprehensive Plan. The Planning Board hereby recommends that the Orange County Board of County Commissioners consider adoption of the proposed Zoning Atlas amendments. Pete Hallenbeck, Chair Date 61 Attachment 8 STATEMENT OF CONSISTENCY OF PROPOSED ZONING ATLAS AMENDMENTS WITH THE 2030 COMPREHENSIVE PLAN AND/OR OTHER ADOPTED COUNTY PLANS Hart's Mill LLC and Ms. Alana Ennis, owners of a 112 acre parcel of property within Orange County, have initiated an amendment to the Orange County Zoning Atlas, as established in Section 1.2 of the Orange County Unified Development Ordinance (UDO) to rezone property: From: Rural Residential (R-1), Upper Eno Protected Watershed Protection Overlay District, Special Flood Hazard Area (SFHA) Overlay District. To: Master Plan Development Conditional Zoning (MPD-CZ), Upper Eno Protected Watershed Protection Overlay District, Special Flood Hazard Area (SFHA) Overlay District. allowing for the development of a village style residential community. The parcel, further identified utilizing Orange County Parcel Identification Number (PIN) 9835-74-8573, is located along Frazier Road (SR 1310) approximately 2,900 feet south of the intersection of Frazier and Lebanon Road (SR 1306) hereafter referred to as `the property'. The BOCC finds: • The requirements of Section 2.8 of the Unified Development Ordinance (UDO) have been deemed complete, and • Pursuant to Sections 1.1.5, and 1.1.7 of the UDO and to Section 153A-341 of the North Carolina General Statutes, the Board finds documentation within the record denoting that the rezoning is consistent with the adopted 2030 Comprehensive Plan and/or other adopted County plans. The amendment is consistent with applicable plans because it. • Supports the following 2030 Comprehensive Plan goals and objectives including: 1. 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. 2. 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. 3. Objective LU-1.1: Coordinate the location of higher intensity / high density residential and non-residential development with existing or planned locations of public transportation, commercial and community services, and adequate supporting infrastructure (i.e., water and sewer, high-speed internet access, streets, and sidewalks), while avoiding areas with protected natural and cultural resources. This could be achieved by increasing allowable densities and creating new mixed-use zoning districts where adequate public services are available. 1 62 4. Objective LU-3.5: Recognize the right to farm and discourage the location of new non-farm development, particularly more intensive residential development, within farming areas to minimum the incidence of complaints and nuisance suits against farm operations. 5. Objective LU-3.9: Create new zoning district(s) which allow for a mixing of commercial and residential uses, a mixing of housing types, and creates a more pedestrian friendly development pattern. New districts should be applied in areas where public services exist or are planned for in the future, in areas that promote higher intensity and high density uses on the Future Land Use map. The amendments are reasonable and in the public interest because. a. The amendment allows the development of a project achieving a reasonable balance of protecting existing natural area and land uses (i.e. farming operations) while allowing for an appropriate level of residential development at a density of 1 unit for every 3 acres. The current zoning designation allows development at a potential density of 1 unit for every 40,000 sq. ft. of land area with no guarantee existing farmland or mature forest would be preserved. b. The amendment allows for the development of a pedestrian friendly community with different housing options for residents. The project requires vehicles to be parked in designated areas prohibiting access to individual residential structures, which shall be access via a proposed pedestrian trail system. c. The project will not result in traffic impacts deemed to be detrimental to existing roadways due to the proposed density. d. The proposed amendments promote public health, safety, and general welfare by furthering the goals and objectives of the 2030 Comprehensive Plan. The Board of County Commissioners hereby adopts this Statement of Consistency and findings expressed herein. Earl McKee, Chair Date Attachment 9 63 Ordinance#:ORD-2015-030 AN ORDINANCE AMENDING THE ORANGE COUNTY ZONING ATLAS WHEREAS, Orange County has received and processed a petition submitted by Hart's Mill LLC and Ms. Alana Ennis seeking to amend the Orange County Zoning Atlas, as established in Section 1.2 of the Orange County Unified Development Ordinance (UDO), and WHEREAS, This petition seeks to rezone a 112 acre parcel of property, further identified utilizing Orange County Parcel Identification Number (PIN) 9835-74-8573, to Master Plan Development Conditional Zoning District (MPD-CZD) for the purpose of developing the Hart's Mill Hart's Mill Village, a 34 unit residential farm community. WHEREAS, The applicant has voluntarily chosen to establish development and land use limitations on the project to ensure residential and farm activities do not conflict with one another. WHEREAS, This petition has been submitted in concert with a formal site plan in accordance with the provisions of Section 2.9.2 (C) of the UDO, and WHEREAS, the requirements of Section 2.8 and 2.9.2 of the UDO have been deemed complete, and WHEREAS, the Board has found the proposed zoning atlas amendment to be reasonably necessary to promote the public health, safety, and general welfare. BE IT ORDAINED by the Board of Commissioners of Orange County that the Orange County Zoning Atlas is hereby amended to rezone the 112 acre portion of the aforementioned parcel to Master Plan Development Conditional Zoning (MPD-CZ) and allow development of the Hart's Mill Village as detailed on the submitted site plan. BE IT FURTHER ORDAINED THAT in accordance with Section 2.9.2 (F) of the UDO the approval of this Conditional Zoning applicant is subject to the following mutually agreed to conditions- 1. The property shall be utilized only as a village oriented residential/farming community as denoted on the submitted site plan. 2. County staff shall prepare a `Declaration of Development Restrictions and Requirements' outlining all conditions and development limitations associated with this project that the applicant shall record within the Orange County Registrar of Deeds office within 180 days of approval. 3. In accordance with the submitted application and site plan, development of the project shall be limited as follows: a. Permitted residential density for project shall be limited to 1 dwelling unit for every 3 acres of property with an overall limit of 34 dwelling units constructed on the property. b. Allowable Land Uses for the project shall include: 1 64 i. Farm operations (i.e. animal husbandry, forestry activities, crop production, processing, etc.) ii. Accessory farm structures including, but not limited to: a. A maximum of 4 houses b. A maximum of 4 garages/barns for farm equipment/vehicle maintenance and storage, farm product processing and storage, etc. c. Woodworking shop d. Produce processing center (washing/packing area) e. Pottery studio with kiln. iii. Single-family and two-family (i.e. duplex) residential units. iv. Community House, limited to a total square footage of 6,000 sq. ft., with common facilities including, but not limited to: laundry facilities, mail room, activity room, and community kitchen. v. Administrative office including meeting facilities for local residents. vi. Accessory uses including: a. Customary accessory uses for individual residential units b. Maximum of 2 art/hobby studios for use by local residents not to exceed a total square footage of 1,000 sq. ft. per building c. Minor home occupations shall be allowed for each residential dwelling unit. Such uses shall be reviewed and acted upon in accordance with the UDO d. Parking area/garages e. Electric car/golf cart charging stations. vii. Solar Array — Large Facility to be reviewed and acted upon in accordance with the provisions of Section(s) 2.7 and 5.9.6 of the UDO. viii. Recreational land uses — recreation uses for local residents shall be allowed including: a. Walking trails/paths b. Multi-purpose athletic fields, as shown on the approved site plan, supporting such activities. No infrastructure (i.e. outdoor field lights, buildings, etc.) shall be permitted c. Individual recreational uses for residences treated as customary accessory land uses. c.Setbacks: i. No residential structure shall be located within 100 ft. of the perimeter of the property line. ii. No farm structure housing animals shall be located within 40 ft. of the perimeter property line. 65 iii. All residential structures shall observe the following setbacks from identified residential spaces: a. Front Yard: 5 ft b. Side Yard: 5 ft c. Rear Yard: 5 ft d. All structures shall comply with minimum spacing requirements established within NC State Building Code for separation between structures. d. Ratio standards: a. Minimum Percentage of Open Space for project: 80% or 89 acres. Farm/pasture operations, roadways and parking areas, as well as off-site septic areas shall be allowed within this open space area b. Maximum Allowable Floor Area Ratio (i.e. the cumulative amount of floor area for the project): 0.10 c. Required Recreation Space Ratio, minimum: 0.031. e. Landscaping shall be installed on every individual residential space in accordance with the following standards- i. Preferred Plant Species - For landscaping purposes in the village, the Hart's Mill Land Use Committee (hereafter `Committee') will develop a list of preferred species that will be founded on principles of being native, drought tolerant, and well adapted to Orange County, and also support shading, screening, solar access, and aesthetic enhancement goals. It will also include edible landscaping species. This list will synthesize planting recommendations from the Cooperative Extension Service, NC Botanical Gardens, NC Native Plant Society, and other sources identified by the Committee that are consistent with the vision, missions, and goals of Hart's Mill Village. ii. Prohibited Plants - Invasive species recognized by the North Carolina Invasive Plants Council for the Piedmont shall be prohibited. iii. Location and Width of Land Use Buffers - Except at the property entrance, land use buffers shall be 20 ft. wide. The buffer at the project entrance street shall be 10 ft. in width along the northern property line on the narrow portion of the site beginning at Frazier Road and continuing approximately 1000 linear feet to the point at which the property widens. At that point, the buffer will transition to 20 ft. in width. iv. Preservation of Natural Buffers: 1. If there is existing, healthy, natural vegetation in the area of a required buffer, it must be preserved. If the vegetation is removed for any reason, other than in accordance with an 66 approved landscape and tree preservation plan, the number of required plantings shall be increased 50%. 2. The critical root zones of trees within the buffer must be protected if the applicant seeks credit for preservation of existing trees. 3. If necessary, a natural buffer will be supplemented with additional plantings in order to meet the Constructed Buffers standards established herein. v. Constructed Buffers- 1. If existing vegetation is not sufficient to meet the buffer standards established within the conditions of approval for the project or within the UDO, additional plantings shall be installed consistent with the Type A land use buffer standards detailed within Section 6.8.6 (F) of the UDO. vi. Fences and Walls- 1. Fences and walls shall be compatible with building architecture as determined by the Committee. 2. Fences and walls shall be setback a minimum of ten feet from any property line adjoining a road right-of-way, either public or private, to ensure adequate site visibility. 3. Fences shall not exceed 12 feet in height. 4. Chain link fencing is not permitted in areas visible from adjacent residences, parking areas, street or pedestrian walkways unless it is screened through use of evergreen shrubs or vines. vii. Credit for Other Landscaping - Plant material in project boundary buffers may be counted towards the planting requirements of this section when located to serve both functions. f. Provision of wastewater disposal services: Wastewater shall be disposed of via a shared septic area, as denoted on the approved site plan, as approved by the Orange County Health Department and the State of North Carolina. In cases where an individual septic system is required for a land use located within the farmstead portion of the project, this system shall be reviewed and approved by the Orange County Health Department. g. Water service to individual buildings shall be through a water system served by Orange Alamance Water System. Individual wells shall be limited to those developed in support of agricultural operations or for residences located within the farmstead portion of the project as denoted on the approved site plan. In the event water service cannot be provided by Orange Alamance Water System, utilizing the existing infrastructure, to meet the applicable water quality and/or pressure standards, individual wells or a community well shall be permitted if approved by the appropriate agency. 67 h. Access: access to the project shall be through a single access point on Frazier Road. No additional vehicular access points shall be developed. i. Parking: all vehicles shall be parked in designated areas as identified on the site plan. A total of 70 parking spaces shall be provided for residents and their guests. 4. The applicant shall be required to obtain final approval for the proposed dumpster pad location from Orange County Solid Waste prior to the commencement of earth disturbing activity. 5. The applicant shall be required to obtain stormwater and erosion control permits from Orange County Erosion Control prior to the commencement of earth disturbing activity. 6. The applicant shall be required to obtain a driveway permit from the North Carolina Department of Transportation prior to the commencement of earth disturbing activity. The applicant shall provide the Orange County Planning Department with a copy of this permit. 7. The applicant shall be required to obtain final approval for the location and access of a central mail kiosk providing mail service to local residents by the Postmaster General in consultation with the North Carolina Department of Transportation and County Planning staff. The applicant shall provide the Orange County Planning Department with a copy of any documentation from the Postmaster General and/or the Department of Transportation of this approval. 8. The applicant shall be required to obtain building permits from the Orange County Inspections Department prior to the commencement of construction activity. 9. The applicant shall be required to obtain sign permits from the Orange County Planning Department in accordance with the provisions of the Orange County Unified Development Ordinance. 10.The Orange County Fire Marshal shall review and give final approval to road layout and construction methodology prior to the initiation of land disturbing activities. The Fire Marshal shall also review and approve the final location of the emergency fire access roadway and location of the proposed stand-pipe prior to installation. 11.The Orange County Fire Marshal shall review and give final approval to proposed water lines prior to the initiation of land disturbing activity. The ultimate required size of said lines serving the project shall be based on the results of the application, which shall include water flow test data for the project. 12.The applicant shall be required to maintain all required land use buffers in perpetuity in accordance with the requirements of Section 6.8 of the Orange County Unified Development Ordinance. 13.Required landscaping for residences located within the village area of the project, as denoted on the approved site plan, shall be installed prior to the issuance of a Certificate of Occupancy for each individual residential structure or the proposed common house. 68 14.The applicant shall coordinate with Orange Alamance Water System, Orange County Emergency Services, and the Efland Volunteer Fire Department to hold a fire-flow test for the proposed fire hydrants. The test shall be certified by the various parties as complying with applicable State Fire Code standards with respect to necessary water flow. BE IT FURTHER ORDAINED THAT this ordinance be placed in the book of published ordinances and that this ordinance is effective upon its adoption. Upon motion of Commissioner seconded by Commissioner , the foregoing ordinance was adopted this day of , 2015. I, Donna S. Baker, Clerk to the Board of Commissioners for Orange County, DO HEREBY CERTIFY that the foregoing is a true copy of so much of the proceedings of said Board at a meeting held on , 2015 as relates in any way to the adoption of the foregoing and that said proceedings are recorded in the minutes of the said Board. WITNESS my hand and the seal of said County, this day of , 2015. SEAL Clerk to the Board of Commissioners