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HomeMy WebLinkAboutAgenda - 08-21-2007-6cORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: August 21, 2007 Action Agenda Item No. (p ~ G SUBJECT: The Hastings Major Subdivision (Formerly The Subdivision of Lot A-9-C of Union Grove United Methodist Church) DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N) No ATTACHMENT(S): INFORMATION CONTACT: 1) Resolution of Approval p 5a Jennifer Leaf, Planner I, 245-2603 2) Planning Board Recommendation p 11 Robert Davis, AICP, Planner III, 245-2580 3) Application p 17 4) Vicinity Map p 19 5) Planning Board Minutes p 20 12/6/06 and 7/11 /07 6) Agency Review Comments p 29 7) Dedication Options,. Reduced Prelim Plan & Connectivity Options p 36 PURPOSE: Consideration of the Major Subdivision Preliminary Plan for The Hastings (Formerly Lot A-9-6 Union Grove United Methodist Church Subdivision). BACKGROUND: Request - Preliminary Plan Applicant: ENT Land Surveys on behalf of John Hart Construction and Development Owner: Hart Construction and Development Subdivision follows the Conservation-Cluster Option of Flexible Development. • Total acreage is 20.14 acres including proposed public right-of-way. • Lot sizes range from 2.01 to 2.12 acres with a 2.064 acre average • .The percentage of open space is 40.96% • The gross density is 4 acres per dwelling unit • Lots A, B, C, D, and E are open space (see Attachment 6) Location: East side of Union Grove Church Road, 1,300 feet south of intersection with Arthur Minnis Road in Chapel Hill Township. Existing and Proposed Conditions Existing: • Zoning: Rural Buffer (RB) (min. lot size = 2 Acres; Max. Density with 33% open space = 1, unit/3 acres) • The property is in the Jordan Lake Unprotected Watershed • Located in a Rural Designated Area in the Growth Management System. For fewer than 21 lots the normal subdivision process is followed. (ie. Concept plan, Preliminary plan to the Planning Board and BOCC) Subdivision T e Lots Average Lot Size % O en S ace Acres in Open S ace Flexible O tion 5 2.064 acres 40.96% 8.06 acres Net Subdivision Land Area 20.14 acres Area in public road R.O.W. 1.23 acres Area outside of ublic road R.O.W. 18.91 acres Platted lot area 10.39 acres Area in common open space 8.06 acres (40.96%) Densit 1 dwellin unit/4 acres Physical Features: • The three streams on the tract and the associated floodplain will be protected with stream buffers and will be part of the open space. • Long Branch Creek forms the northwestern property edge. A tributary parallels the road and drains northward into Long Branch. A short third stream is located in the northeast portion of the property, which drains northward into Long Branch. • The topography is gently rolling with a steeper slope along the streams and toward the northeast corner. • The site is entirely wooded with a mixture of pines and hardwoods, with the exception of the power line easement that runs along the northwest corner of the property. Adjacent Land Use: • An active farm is located to the north and east. • A 10-acre undeveloped tract is located to the south. • To the west across Union Grove Church Road is the Union Grove United Methodist Church, which owns 18 acres. • Also to the west across Union Grove Church Road is a 10-acre residential parcel. Proposed: Roads: • Access to the subdivision is from a proposed 980-foot long. cul-de-sac, Hastings Lane, which intersects with Union Grove Church Road. The right-of-way is extended eastward for future connectivity if the adjacent land is developed. (IV-B-3-c-7) • The road will be constructed to NCDOT (and County) standards. (IV-B-3-c & IV-B 3-d-1) Open Space/Buffers: • Minimum open space required for Flexible Development Option is 33% of the entire project acreage. (IV-C-1) • The developer proposes 8.06 acres (40.96%) of open space, which the Homeowners Association will own and maintain. All of the open space is wooded with hardwoods and pines except for the area along the power transmission lines through the northwestern portion of the property. All lots have direct access to open space. • 46% of the open space is primary conservation areas. (IV-C-3-b) • No wildlife corridors are located on the property. • The Joint Planning Area (JPA) agreement contains a map that calls for reservation of land for a potential greenway system along the major creeks in the JPA. At the February 27, 2007 meeting, the Recreation and Parks Advisory Committee (RPAC) reviewed the subdivision, and recommended the dedication of an approximate one-acre parcel along Long Branch Creek to facilitate potential future Greenway connections as they become possible. The Environment and Resource Conservation Department (ERCD) have made a similar recommendation. (See agency review comments) Recreation Space: Public Recreation Space: • Chapel Hill Township District Park (per the Recreation Service Area Boundaries Map). • RPAC and ERCD have identified the area along Long Branch Creek as important for future greenway connections in the JPA. • Acreage required for public recreation/open space is 1/20 acres per lot or .25 acres. A minimum of .59 acres is proposed to be dedicated to the County for a potential greenway connection. • Acreage required to be reserved for private recreational facilities is .56 acres (20.14 x .028). The dedication of .59 acres to the County for the potential greenway connection meets the requirement. • The approximate one-acre dedication, if accepted, will satisfy the payment-in-lieu. • The payment-in-lieu option for recreation would require a payment of $2,275 (455 x 5 lots). The dedication of the proposed future greenway connection will eliminate the payment-in-lieu. Water-Sewer: • Individual wells. • Individual septic systems approved by Environmental Health (see agency review). • Public water and sewer is not available in the Rural Buffer per the JPA. Agency Review: • Comments attached Development Process, Schedule, and Action Planning Board • First Action: Neighborhood Information Meeting held November 21, 2006 • Second Action: Concept Plan approved December 6, 2006 with the following conditions: 1. The intersection and road alignments on the Preliminary Plan shall meet NCDOT standards. 2. A dedication of an additional 5 feet of Right of Way, or 35 feet from the centerline of the Right of Way, which ever is greater will be required along Union. Grove Church Road. 3. Long Branch will be subject to greenway dedication to be determined prior to the Planning Board making its recommendation to the BOCC at Preliminary Plan stage. 4. Homeowners Association documents that provide for maintenance of the Open Space shall be submitted with the preliminary plan. Provisions shall be included in the Homeowners Association documents that would prohibit tree cutting in the Open Space except for maintenance purposes. 4 5. The flood plain and the 65-foot stream buffers associated with the streams must be shown on the Preliminary Plan. 6. Show location of subdivision sign on Preliminary Plan and reserve an easement for the sign. 7. Any lighting shall meet Orange County Lighting Standards. • Third Action: Preliminary Plan Approved on July 11, 2007 by the Planning Board with the recommendation that the road not be stubbed to the eastern property line. Vote 8 to 1. COMMENTS FROM THE JULY 11, 2007 PLANNING BOARD MEETING 1. The Planning Board discussed RPAC's recommendation that an acre be dedicated to the County and considered that against the proposed .59-acre dedication. While the .59-acre dedication proposed by the developer meets the requirements of the Subdivision Regulations and the Zoning Ordinance, the Planning Board voted to accept the RPAC and ERCD recommendations. 2. The Planning Board then discussed the applicant's proposal for reservation of land for a future road stub to the eastern property line. The plan shows a 50-foot wide section of land extending to the eastern property line, but it would remain under HOA ownership until such time as the land would be needed for the road's extension. The developer's representative, Steve Yuhasz, stated as found on page 25 from the Planning Board minutes, "Our original proposal was to have the road to the adjoining property. In meetings with the property owner, they asked that we not do that. They have no plan to develop it. If there were a road to their property there would be more pressure to develop it. I would prefer to see a reservation versus an actual dedication and keep the 50 foot strip, as part of the Homeowners Association." The County asks that the stub be dedicated to the County for ease of future connection. Ownership of the stub by the HOA could cause complications in the future. The Planning Board, after considering the applicant's proposal and the County's request, approved the subdivision without any road stub. • Fourth Action: The County Board of Commissioners considers approval of the preliminary plan. FINANCIAL IMPACT: The Fiscal Impact Analysis is not prepared for a subdivision with less than 10 lots. RECOMMENDATION(S): The Administration recommends Approval of the Preliminary Plan in accordance with the attached Resolution of Approval with the stipulations: • The applicant offers to dedicate .89 acres as shown on the attached map (Page 36). If the applicant chooses not to dedicate the suggested .89 acres, then the Administration recommends that the BOCC refer the subdivision back to the Planning Board for further discussion. • That the 50-foot width road stub be dedicated to the County via fee-simple with a deed (B.8 on the Resolution). The Planning Board recommends Approval of the Preliminary Plan according to the attached Resolution of Approval, without the road stub (deleting B.8), and adopting RPAC's recommendation for dedication of 1.19 acres. The applicant did not agree. The Planning Staff recommends Approval of the Preliminary Plan for The Hastings according to the attached Resolution of Approval including B.8. 5q RESOLUTION OF THE ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS Date of IVleeting: August 21, 2007 Subdivision: The Hastings Owners: Hart Construction and Development, LLC Applicant: Steve Yuhasz, agent for Hart Construction and Development, LLC The Orange County (the "County") Board of County Commissioners hereby approves The Hastings Preliminary Plan, dated March 12, 2007, and containing five (5) lots, subject to the fulfillment of requirements specified herein: The applicant shall irrevocably dedicate Hastings Lane, the public road including its cul-de- sac to the general public and shall construct the road to North Carolina Department of Transportation (NCDOT) standards. The approval of this resolution authorizes and directs the County Manager to accept for the County and on behalf of the public generally, the offer of dedication of the public road. The County acceptance of the dedication to the general public of the public road shall be without maintenance responsibility. The owner/applicant shall maintain Hastings Lane including its cul-de-sac until such time as the NCDOT or some other governmental body accepts the road for maintenance. Before any final plat for the subdivision of any of the tracts shown on The Hastings preliminary plan (hereafter the "Final Plat"), may be recorded the owner/applicant shall comply with the following terms and conditions: A. Sewage Disposal 1. Each residential lot shall contain an adequate area for aconventionally-sized septic disposal system, and its associated repair area, approved by the County Division of Environmental Health. 2. The septic system location may restrict the size and location of improvements. This disclosure shall be included in a document describing development restriction to be recorded concurrently with the Final Plat. The document shall also disclose that information regarding the tentative location of septic systems is available from the County Health Department, Division of Environmental Health. Each lot that does not contain a suitable building site shall be designated both on the Final Plat and by instrument recorded in the Orange County registry as restricted for development potential as set forth in Section IV-B-2 of the Orange County Subdivision Regulations. 3. The owner/applicant shall not destroy trees located within the primary tree conservation areas as depicted and described in the Landscape Plan. 6 B. Roads and Access The owner/applicant shall, prior to the approval and recording of the Final Plat, construct Hastings Lane to NCDOT standards, within afifty-foot (50') right-of-way, with five-foot utility easements on each side, and with NCDOT construction inspection and approval. OR The owner/applicant shall submit a letter of credit or an escrow agreement to secure construction of the above public road improvements to NCDOT standards. A certified/licensed engineer or grading contractor shall submit an estimate, as specified in Section III-E-2 of the Orange County Subdivision Regulations, of the construction cost to the Planning and Inspections Department (the Planning Department). The financial guarantee shall reflect 110% of that construction cost estimate and an accredited financial institution licensed to conduct business in North Carolina shall issue such financial guarantee. The financial guarantee shall be effective for 372 days after the County Manager signed the Certificate of Improvements. The document describing development restrictions to be recorded with the Final Plat shall state that the County shall not release the financial guarantee until NCDOT inspects and approves the road construction and provides written certification of such approval. 2. The Final Plat shall state that all lots shall receive access from Hastings Lane, and no driveways along Hastings Lane shall be permitted within fifty feet (50') of the intersection of Hastings Lane and Union Grove Church Road. A no vehicular access (NVA) shall be shown on the final plat along Union Grove Church Road and along the first 50 feet of Hastings Lane. 3. The owner/applicant shall submit to the County Erosion Control Division for review and approval, an erosion control plan for construction of Hastings Lane, private recreation activities, and drainage improvements. This must be submitted before any land disturbing activity on the site. 4. The ownerlapplicant shall erect an approved, double sided street name and stop sign at the intersection of Hastings Lane and Union Grove Church Road according to the provisions of Section IV-B-3-c-12 of the Orange County Subdivision Regulations before Planning Department signatures on the Final Plat. 5. Before any construction or alteration of any existing or proposed access within the Union Grove Church Road right-of-way, the owner/applicant shall secure a driveway permit from the NCDOT District Office. Owner/applicant shall submit a copy of such NCDOT approval permit and letter to the Planning Department at the same time as the request for Planning Department signatures on the Final Plat. The owner/ applicant shall perform no work in the Hastings Lane or Union Grove Church Road right-of-ways before issuance of approved NCDOT driveway permits and encroachment agreements. 6. Sight triangles, ten feet by seventy feet (10' x 70'), shall be shown on the Final Plat at the Hastings Lane and Union Grove Church Road intersection. The sight distance triangle shall be exclusive of the proposed sign easement. 7 7. The owner shall dedicate, in fee simple, an additional 5 feet of right-of-way, or 35 feet from the centerline of the existing right of way, whichever is greater, along Union Grove Church Road. Said dedication shall meet major collector right-of-way standards, as identified in the Land Use Element of the Comprehensive Plan and required in Section IV-B-3-c-1 of the Subdivision Regulations. 8. The owner shall dedicate, in fee simple, a 50-foot width extension and a temporary 20-foot construction easement on both sides of Hastings Lane from the cul-de-sac to the eastern property line. A sign, between three (3) and four (4) square feet in area, shall be placed at the terminus of Hastings Lane indicating that the street is subject to future extension. Hastings Lane shall be clearly indicated on the Final Plat with the words "Subject to future extension." The sign shall be erected prior to Planning Department signature on the final plat. C. Land Use Buffers and Landscaping 1. The owner/applicant shall install or preserve landscaping as indicated on the approved Landscape Plan (open space and pathways plan), and the Planning Department shall inspect and approve such landscaping before signing the Final Plat. No part of the landscaping shall encroach into the ten-foot by seventy- foot (10' x 70') sight triangles at the Union Grove Church Road intersection. OR The owner/applicant shall submit a letter of credit or escrow agreement to secure required landscape installation and preservation. The owner/applicant shall provide, as specified in Section IV-B-8-b-9 of the Orange county Subdivision Regulations, an estimate of the cost for required preservation, plantings and their installation. The financial guarantee shall reflect 110% of the estimate and be issued by an accredited financial institution licensed to do business in North Carolina. 2. Provision for protection of existing trees, as shown on the approved Landscape Plan shall be included in a document describing development restrictions and requirements that Planning Department staff prepares and shall be recorded concurrently with the Final Plat. Clear cutting or other removal of any trees or other vegetation on individual lots is prohibited as specified in Section IV-B-8-c of the Orange County Subdivision Regulations. 3. The owner/applicant shall provide a Type A Land Use Buffer along Union Grove Church Road, as shown on the Preliminary Plan. The buffer shall be thirty feet (30') wide and shall be composed of deciduous and/or evergreen vegetation, forming semi-opaque intermittent visual obstructions from the ground to a height of at least thirty feet (30'). Said buffer shall be so noted on the plat, and detailed in a document describing development restrictions and requirements prepared by Planning Department staff and recorded concurrently with the Final Plat. D. Drainage Delineate all drainage easements on the Final Plat, as required following Erosion Control Plan review and approval. 2. The owner/applicant shall size and locate all drainage culverts as required by NCDOT and a North Carolina licensed Professional Engineer. E. Parkland 1. The northwestern portion of the open space property along Long Branch Creek shall be shown on the final plat and the owner/applicant shall provide a fee simple dedication to the County along Long Branch Creek for recreation and open space. This dedication is approximately .89 of an acre and will be delineated on the final plat and conveyed to Orange County via general warranty deed. 8 2. The developer has proposed a total of 8.06 acres of open space; 7.17 acres to be owned and maintained by the Homeowner's Association(s), and .89 of an acre of primary open space located in the northern most corner of the property to be owned by Orange County. This open space shall be shown and labeled accordingly on the final plat. The owner/applicant shall designate recreational space as specified in Section IV-B- 7-b of the County Subdivision Regulations and in Article 6.12.2.6 in the Zoning Ordinance. The total recreation space required for this development is approximately half an acre. The recreational space requirement is satisfied by the .89 acre of public open space dedicated to the County, together with the 7.17 acres of private recreation space to be maintained by the HOA. The 7.17 acres of private recreation space shall be shown and labeled appropriately on the final plat. 3. No activities are allowed in prescribed open space, except recreational facilities that may include walking trails. Except for construction of footpaths and stormwater improvements, all areas in reserved open space shall remain in their natural condition. F. Construction Waste Per the Orange County Solid Waste Ordinance, clean wood waste, scrap metal and corrugated cardboard, all present construction waste, shall be recycled. 2. All haulers of construction waste shall be property licensed. Developer shall verify that all haulers of construction waste have proper licensing. 9 3. Before any on-site construction activity, the owner/applicant shall hold apre- construction conference with the County Solid Waste staff. This meeting may be held contemporaneously held with other development officials. G. Miscellaneous The Final Plat shall contain a title block and vicinity map according to standards found in Section V-D-2 and V-D-3 of the County Subdivision Regulations. 2. The Final Plat shall reflect the drainage easements as required in D.1 above. 3. The portion of open space not deeded to Orange County shall be conveyed by deed to the Homeowner's Association(s). The County Attorney shall approve all instruments of conveyance and restriction prior to recordation. 4. Before installation of street lighting within the subdivision, the owner/applicant shall submit a lighting plan that includes fixture type to the Planning Department for review and approval. 5. The Planning and Solid Waste Departments shall review and approve a plan for the collection and proper disposal of all tree stumps and fallen logs before the Final Plat approval. 6. Clean wood waste, scrap metal, and corrugated cardboard, shall be recycled. 7. Before installation of a subdivision sign, County Planning shall review and approve a sign site plan, construction drawings, and location. 8. The owner shall file, with the Planning Department and record with the Final Plat, a declaration of covenants and restrictions, articles of incorporation, where required, and/or by-laws, all as approved by the County Attorney, that will govern the maintenance and control of the improvements as set forth in Article III-E of the Orange County Subdivision Regulations. Said documents shall provide for ownership of open space and the dedication of easements to access open space, drainage easements and buffers, for maintenance. G. Certifications 1. The owner/applicant shall have notarized on the face of the Final Plat a Certificate of Survey and Accuracy signed by a Professional Land Surveyor. 2. The owner/applicant shall sign a Certification of Declaration and Maintenance in the form provided in Section V-D-6-b of the County Subdivision Regulations on the face of the plat and shall record concurrently with the Final Plat a document describing development restrictions. 3. The NCDOT shall certify that of Hastings Lane has been entirely constructed or construction secured by a letter of credit to NCDOT standards per construction plans prior to Planning Department signatures an the Final Plat. 10 NOW THEREFORE BE IT RESOLVED by the Board of Orange County Commissioners that the Preliminary Plan for The Hastings Subdivision is approved in accordance with the above mentioned conditions and attached Preliminary Plat dated March 13, 2007. Upon motion of Commissioner ,seconded by Commissioner the foregoing recommendation was adopted this the day of 2007. I, Donna Baker, Clerk to the Board of Commissioners for the County of Orange, North Carolina, DO HEREBY CERTIFY that the foregoing is a true copy of so much of the proceedings. of said. Board, at a meeting held on , 2007 as relates in any way to the adoption of the foregoing and that said proceedings are recorded in Minute Book No. of the minutes of said Board. WITNESS my hand and the seal of said County, this day of , 2007. Clerk to the Board of Commissioners 11 Planning Board Recommendation to the Board of County Commissioners Date of Meeting: July 11, 2007 Subdivision: The Hastings Owners: Hart Construction and Development, LLC Applicant: Steve Yuhasz, agent for Hart Construction and Development, LLC The Orange County (the "County") Board of County Commissioners hereby approves The Hastings Preliminary Plan, dated March 12, 2007, and containing five (5) lots, subject to the fulfillment of requirements specified herein: The applicant shall irrevocably dedicate Hastings Lane, the public road including its cul-de- sac to the general public and construct the road to North Carolina Department of Transportation (NCDOT) standards. The approval of this resolution authorizes and directs the County Manager to accept for the County and on behalf of the public generally, the offer of dedication of the public road. The County acceptance of the dedication to the general public of the public road shall be~without maintenance responsibility. The owner/applicant shall maintain Hastings Lane including its cul-de-sac until such time as the NCDOT or some other governmental body accepts the road for maintenance. Before any final plat for the subdivision of any of the tracts shown on The Hastings preliminary plan (hereafter the "Final Plat"), may be recorded the owner/applicant shall comply with the following terms and conditions: A. Sewage Disposal Each residential lot shall contain an adequate area for aconventionally-sized septic disposal system, and its associated repair area, approved by the County Division of Environmental Health. 2. The septic system location may restrict the size and location of improvements. This disclosure shall be included in a document describing development restriction to be recorded concurrently with the Final Plat. The document shall also disclose that information regarding the tentative location of septic systems is available from the County Health Department, Division of Environmental Health. Each lot that does not contain a suitable building site shall be designated. both on the Final Plat and by instrument recorded in the Orange County registry as restricted for development potential as set forth in Section IV-B-2 of the Orange County Subdivision Regulations. 3. The owner/applicant shall not destroy trees, located within the primary tree conservation areas as depicted and described in the Landscape Plan. Planning Board Recommendation to the Board of County Commissioners B. Roads and Access 12 1. The owner/applicant shall, prior to the approval and recording of the Final Plat, construct Hastings Lane to NCDOT standards, within afifty-foot (50') right-of-way, with five-foot utility easements on each side, and with NCDOT construction inspection and approval. OR The owner/applicant shall submit a letter of credit or an escrow agreement to secure construction of the above public road improvements to NCDOT standards. A certified/licensed engineer or grading contractor shall submit an estimate, as specified in Section III-E-2 of the Orange County Subdivision Regulations, of the construction cost to the Planning and Inspections Department (the Planning Department). The financial guarantee shall reflect 110% of that construction cost estimate and an accredited financial institution licensed to conduct business in North Carolina shall issue such financial guarantee. The financial guarantee shall be effective for 372 days after the County Manager signed the Certificate of Improvements. The document describing development restrictions to be recorded. with the Final Plat shall state that The County shall not release the financial guarantee until NCDOT inspects and approves the road construction and provides written certification of such approval. 2. The Final Plat shall state that all lots shall receive access from Hastings Lane, and no driveways along Hastings Lane shall be permitted within fifty feet (50') of the intersection of Hastings Lane and Union Grove Church Road. A no vehicular access (NVA) shall be shown on the final plat along Union Grove Church Road and along the first 50 feet of Hastings Lane. 3. The owner/applicant shall submit to the County Erosion Control Division for review and approval, an erosion control plan for construction of Hastings Lane, private recreation activities, and drainage improvements. This must be submitted before any land disturbing activity on the site. 4. The owner/applicant shall erect an approved, double sided street name and stop sign at the intersectian of Hastings Lane and Union Grove Church Road according to the provisions of Section IV-B-3-c-12 of the Orange County Subdivision Regulations before Planning Department signatures on the Final Plat. 5. Before any construction or alteration of any existing or proposed access within the Union Grove Church Road right-of-way, the owner/applicant shall secure a driveway permit from the NCDOT District Office. Owner/applicant shall submit a copy of such NCDOT approval permit and letter to the Planning Department at the same time as the request for Planning Department signatures on the Final Plat. The owner/ applicant shall perform no work in the Hastings Lane or Union Grove Church Road right-of-ways before issuance of approved NCDOT driveway permits and encroachment agreements: 13 Planning Board Recommendation to the Board of County Commissioners 6. Sight triangles, ten feet by seventy feet (10' x 70'), shall be shown on the Final Plat at the Hastings Lane and Union Grove Church Road intersection. The sight distance triangle shall be exclusive of the proposed sign easement. 7. The owner shall dedicate, in fee simple, an additional 5 feet of right-of-way, or 35 feet from the centerline of the existing. right of way, which ever is greater, along Union Grove Church Road. Said dedication shall meet major collector right-of-way standards, as identified in the Land Use Element of the Comprehensive Plan and required in Section IV-B-3-c-1 of the Subdivision Regulations. 8. +ho Giro I AI + ~nii+h +ho ~ninrrl ..... .,. "C~ ~hion+ +n f~ ~+~ pr ... .~. .....J..-..._._.~_~. o ~~+on _ _________ ~nr _. _.. C. Land Use Buffers and Landscaping 1. The owner/applicant shall install or preserve landscaping as indicated on the approved Landscape Plan (open space and pathways plan), and the Planning Department shall inspect and approve such landscaping before signing the Final Plat. No part of the landscaping shall encroach into the ten-foot by seventy- foot (10' x 70') sight triangles at the Union Grove Church Road intersection. OR The owner/applicant shall submit a letter of credit, or escrow agreement to secure required landscape installation and preservation. The owner/applicant shall provide, as specified in Section IV-B-8-b-9 of the Orange county Subdivision Regulations, an estimate of the cost for required preservation, plantings and their installation. The financial guarantee shall reflect 110% of the estimate and be issued by an accredited financial institution licensed to do business in North Carolina. 2. Provision for protection of existing trees, as shown on the approved Landscape Plan shall be included in a document describing development restrictions and requirements that Planning Department staff prepares and shall be recorded concurrently with the Final Plat. Clear cutting or other removal of any trees ar other vegetation on individual lots is prohibited as specified in Section IV-B-8-c of the Orange County Subdivision Regulations. 3. The owner/applicant shall provide a Type A Land Use Buffer along Union Grove Church Road, as shown on the Preliminary Plan. The buffer shall be thirty feet (30') wide and shall be composed of deciduous and/or evergreen vegetation, forming semi-opaque intermittent visual obstructions from the ground to a height of at least thirty feet (30'). Said buffer shall be so noted on the plat, and detailed in a document describing development restrictions and requirements prepared by Planning Department staff and recorded concurrently with the Final Plat. 14 Planning Board Recommendation to the Board of County Commissioners D. Drainage 1. Delineate all drainage easements on the Final Plat, as required following Erosion Control Plan review and approval. 2. The owner/applicant shall size and locate all drainage culverts as required by NCDOT and a North Carolina licensed Professional Engineer. E. Parkland 1. The northwestern portion of the open space property along Long Branch Creek shall be shown on the final plat and the owner/applicant shall provide a fee simple dedication to the County along Long Branch Creek for recreation and open space. This dedication is approximately 1 acre and will be delineated on the final plat and conveyed to Orange County via general warranty deed. 2. The developer has proposed a total of 8.06 acres of open space; 7 acres to be owned and maintained by the Homeowner's Association(s), and 1 acre of primary open space located in the northern most corner of the property to be owned by Orange County. This open space shall be shown and labeled accordingly on the final plat. The owner/applicant shall designate recreational space as specified in Section IV-B- 7-b of the County Subdivision Regulations and in Article 6.12.2.6 in the Zoning Ordinance. The total recreation space required for this development is approximately half an acre. The recreational space requirement is satisfied by the 1 acre of public open space dedicated to the County, together with the 7.06 acres of private recreation space to be maintained by the HOA. The 7.06 acres of private recreation space shall be shown and labeled appropriately on the final plat. 3. No activities are allowed in prescribed open space, except recreational facilities that include walking trails. Except for construction of footpaths and stormwater improvements, all areas in reserved open space shall remain in their natural condition. F. Construction Waste 1. Per the Orange County Solid Waste Ordinance, clean wood waste, scrap metal and corrugated cardboard, all present construction waste, shall be recycled. 2. All haulers of construction waste shall be property licensed. Developer shall verify that all haulers of construction waste have proper licensing. 3. Before any on-site construction activity, the owner/applicant shall hold apre- construction conference with the County Solid Waste staff. This meeting may be held contemporaneously held with other development officials. 15 Planning Board Recommendation to the Board of County Commissioners G. Miscellaneous The Final Plat shall contain a title block and vicinity map according to standards found in Section V-D-2 and V-D-3 of the County Subdivision Regulations. 2. The Final Plat shall reflect the drainage easements as required in D.1 above. 3. The portion of open space not deeded to Orange County shall be conveyed by deed to the Homeowner's Association(s). The County Attorney shall approve all instruments of conveyance and restriction prior to recordation. 4. Before installation of street lighting within the subdivision, the owner/applicant shall submit a lighting plan to the Planning Department for review and approval. 5. The Planning and Solid Waste Departments shall review and approve a plan for the collection and proper disposal of all tree stumps and fallen logs before the Final Plat approval. 6. Clean wood waste, scrap metal, and corrugated cardboard, shall be recycled. 7. Before installation of a subdivision sign, County Planning shall review and approve a sign site plan and construction drawings. 8. The owner shall file, with the Planning Department and record with the Final Plat, a declaration of covenants and restrictions, articles of incorporation, where required, and/or by-laws, all as approved by the County Attorney, that will govern the maintenance and control of the improvements as set forth in Article III-E of the Orange County Subdivision Regulations. Said documents shall provide for ownership of open space and the dedication of easements to access open space, drainage easements and buffers, for maintenance. G. Certifications 1. The owner/applicant shall have notarized on the face of the Final Plat a Certificate of Survey and Accuracy signed by a Professional Land Surveyor. 2. The owner/applicant shall sign a Certification of Declaration and Maintenance in the farm provided in Section V-D-6-b of the County Subdivision Regulations on the face of the plat and shall record concurrently with the Final Plat a document describing development restrictions. 3. The NCDOT shall certify that Hastings Lane has been entirely constructed or construction secured by a letter of credit to NCDOT standards per construction plans prior to Planning Department signatures on the Final Plat. 16 Planning Board Recommendation to the Board of County Commissioners NOW THEREFORE BE IT RESOLVED that the Planning Board recommends that the Board of Orange County Commissioners approve the Preliminary Plat for The Hastings in accordance with the abovementioned conditions and attached Preliminary Plat dated March 13, 2007. Upon motion of Member ,seconded by Member the foregoing recommendation was adopted this the day of , 2007. ___........ Planning Board Chair ~~~L'~/~ i ii.j~ ~~~i ~R~~~{1[I~IV~t'~R~ ~M.t3t'm 1~iP C' ~V Y 1F~i~.. NfAJt]R ~UBDIVtSICJN C}FtANCsE CC3liNTY ~"~ 51Q5 PLEASE TYPE OR PFtiNT {ttJK ONLY} ~~ ~~---- SIlBttIVISIC)N NAME: OINNERIQEVELt3PER: ~'~ GC~$ ~ ~~~L ~ g r~~'~-~=~"' ` `~"~"" AE}DRESS: ~ bu'CU~,1.3 712.1 ~. TELEPHONE NO.: 7gs ~.5~ AbDRE3S: A SUMMARY INFdRMATION drones County Tax Map Zcsning Districts}: ,-, Total Number of Acres' Total Number of Lots: NumberRype of $tructure~. Linear Feet in Streets: Water Supply: __j~y~ ` I 'Wastewater Disposal: School District: General Land Uses in Critical Areas: TELEPHONE NO.: , ~ ~ --C~2. Cs- Z-- afack ---' Lots} ~~I)3 Township'i___~-_~_G _ ~ '~ ~. Average Lot Size: 17 Acres in Open Space: Public (specify} Connmurtity,_ \A+ tndividual f'u~lic (specify} Cumrnunity ~c Individual r hrn~.g____ Fire District: streamtd __ __ rainageways oo prone areas watershed (specify) historic sites other {explain} Is the property to be subdivided currently under "farm use value taxation"? Yes Na ~' if "yes," please contact the Grange County Tax Office. Subdivision of the property may require payment of deferr+ad taxes under "farm use value taxation:' B Ali plats must be submit#ed on sheet no smalierthan one inch equals two-hundred feet (t"=200'} and no target than one inch equals twenty feet (i "-20'} and must contain the following i formation: / subdivision name "'~ zoning of tract and adjacent properties name & address of owner(s) name & address Qf subdivider (if other than owner) name of surveyor, engineer, landscape architect ar architect, address, registration # & seal Pi i i nary an m (title) Prel -~ scale, north arrow ~-~ date of plan preparation and revisions D~ township, tax map-block-let references !/' Parent. Parcel Identification if ` deed book and page ~ of property to be subdivided / boundary described with bearings and distances / building setback lines by notation or typicaliattayout / location and width of existing and proposed easements {drainage, utilities, roads, etc.} / Existing, proposed and adjoining rights-of--way including dimensions and street names and estate Road numbers. i.inear feet of road centerlines and approximate acreage of new street rights-of-way existing and proposed utilities, N~ , including type, sizes, hydrants, valves, manholes / existing and proposed curbs, gutters and culverts, including sizes and grades -7 '~ total acreage of the tract and acreage of lots, including and excluding ar+aa within rights-of~,vay /~ control corner '~ proposed lot7ines with dimenstans ~/ tat $i blOCli nGmberS ~f(~ phasing tine{s} topography at ten {i of fast intervals -~ water bodies, streams, flaodways and floodplains ' stream buffers / location and size of parcels dedicated for pubitc use, recreational use or reserved in common, with purpose noted location and width of alleys, sidewalks, bike lanes, transit systems, and bus stops r/' typical street cross-sections and intersection details including design and width of traveiway and shoulders ~/" / harizontai alignment, centerline ~" radius, and general curve data on a!1 proposed streets ~„ permanent features such as buildings, cemeteries, historic landmarks /' / adjoining tat Layout names of adjoining property owners. If subdivided, subdivision plat name, plat book & page number, and perimeter let numbers. location and size of lots of restricted development potential and no#ation an plat regarding same stormwater detention andlar retention sites and undisturbed areas for infiltration purposes {{f located in water supply watershed} ~, impervious Surface data {tf located to water supply watershed} v' vicinity map showing general location of subdivision with streets and roads identified by State Raad number and name ~~ landscaping and buffer requirements tawrtship, corporate and extraterritoriat planning jurisdiction lines which cross the property C OTHER SUBi111TTAl_ REtiU1REMENTS: ~,i-'=, identified natural areas and wildlife corridors 'l. Twenty-five {25} copies of the Preliminary Fiat. 2. one full Size copy of an Orange County Tax Map {with tax parcels involved clearly marked}. 3. Where municipal ar OWASA sewer is net available, a copy of the Preiimina.ry Plat indicating Health Department approvaildental fior each tot show thereon. 4. Where a private road is proposed, a written statement by the applicant ar hisiher authorized representative which sets far the justification far a private read {see Section iV-B-3-d-'l of the grange County Subdivision Regulations}. ~. Auxiliary documents, in draft form, prepared in accordance with Section VI of this Qrdinance which assure completion andi'or maintenance of improvements required by this Gtrdinance. Such documents may include. but not be limited fa, a private road maintenance agreement and arftcles of incorporation and restr%c#ive covenants per#aining to a homeowners association. These dacumerrts may be required as necessary as evidence that the ordinance requirements are being met. 6. Fe®- $~Ob plus $5.00 per tot (one fee for Preliminary and Final Piat}. 7, if the subdivision contains 10 tats or more, the foilawing information shall be submitted with the application: a. Plumber of years to buildout. b. Plumber of houses to be built during each year until buildout. c. Average price of houses including lots for each year to buildar~t. 1 certify that to the best of my knowledge the information contained above, and in the supporting documents, is a factual representation of the prapased develop ant. 1 acknowledge ifiat by signing this application, the Orange County Planning and inspections Department is authorized, pursuant N.C. Gsn. Stet. Section 153a-3B0, to make as many inspections of the subject property as may be necessary to verify th prapo work outlined herein is consistent with the provisions of alt applicable State and local laws, ordinances and regulatio s. By 'gnt his application, I acknowledge and agree that inspectors, zoning officers, erosion control officers, and ether staff of t e Oran au ty Planning ~ Inspections Department have a right.. upon presentation of proper credent'~ats, to enter khe subject p party at n r asanabie hour far the purposes of inspection ar other enforcement action. t7tt5tNER'S SIGPIATURE DATE 18 ., .. , , . FEES: ~4rnount ~```.t~~ ~ ' ~ ~ Date Paid ~ Receipt # The Hastings -Vicinity IV1ap 10.35 ac. 17:79 ac. 9.59 ac. 9>74 ac. 5.41 ac. 19 102.71 ac. .~ 20.2 ac. 47.73 ac. $~, ~~ :The Hastings Streams Parcels Within 1/2 Mile Study Area Water Bodies 0 1/2 Mile Study Area 27.25 ac. 18.23 ac. e,. 1 inch equals 675 feet a 0 675 Feet Orange County Planning and Inspections DeparUnent GLS Map Prepared by Brian Carson ]une 19, 2007 Approved 1/3/07 20 MINUTES ORANGE COUNTY PLANIVIlVG BOARD DECEMBER 6, 2006 REGULAR MEETING 7:30 p.m: 10:00 p.m. MEMBERS PRESENT: Jay Bryan, Chapel Hill Representative (Chair); Brian Crawford, Eno Township At-Large; Brian Dobyns, Cheeks Township Representative; CraufUrd Goodwin, Hillsborough Representative; Joel Knight, Little River Representative; Sam Lasris, Cedar Grove Township At-Lazge; Bernadette Pelissier, Bingham Township; Renee Price-Saunders, Hillsborough Township At-Large (Vice- Chair); Sandra Johnson Quinn, Eno Township; Jeffrey Schmitt, Cedar Grove Township At-Large; Judith Wegner, Bingham Township At-Large (arrived at 8:23 p.m.) .MEMBERS ABSENT: Michelle Kempinski, Cedar Grove Township At-Large STAFF PRESENT: Craig Benedict, Planning Director; Torn Alfieri, Comprehensive Planning Supervisor; Gene Bell, Plaiu~ing Systems Coordinator; Robert Davis, Current Planning Supervisor; Eddie Kirk, Planner I[; Michael Harvey, Planner II; Jennifer Leaf, Planner l; Debra Graham, Administrative Assistant. AGENDA ITEM #1: CALL TO ORDER AND ROLL CALL AGENDA ITEM #2: INFORMATIONAL ITEMS a. Negt Regular Plannning Board Meeting scheduled for Wednesday, January 3, 2007 (See Item 8) b. Planning Calendar for December and January AGENDA ITEM #3: APPROVAL OF MTNZTTES a. November 1, 2006 b. November 15, 2006 (Special Meeting) Renee Price-Saunders made a change on line 210 from unyeldy to unwieldy. Jay Bryan's changes were, on line 23'7, to add, "present her a gift and card of appreciation from the Planning Board." He would also like the language of the resolution to be placed in the minutes. MOTION made by Jeff Schmitt, seconded by ??(Mr. Speaker) to approve the minutes of November 1, 2006, with changes as stated above. VOTE: Unanimous (These changes have been made) Jay Bryan asked for discussion on the minutes of November 15~'. Craufurd Goodwin pointed out line 241 and said that he said that it was a mistake to hire "two consultants". Secondly, he was uneasy about the cozy nature "of this process." Sam Lasris pointed out that he was not present at this meeting, but was listed as such. 21 Approved I/3/0~ and find out more about densities or other factors, about how this might in fact be implemented and direct that the Planning staff bring back to us specifics on how this might be done effectively; and 4. Finally, that the details of the conversation and questions and comments from the Board be submitted along with this motion to the Board of Commissioners. Second: Craufurd Goodwin VOTE: Unanimous AGENDA ITEM #10: SUBDIVISION OF LOT A-9-C UNION GROVE UNITED METHODIST CHURCH -CONCEPT PLAN (VOTING ITEM) Presenter: Jennifer Leaf, Planner I Planning Board will consider recommendations on the Concept Plan for Lot A-9-C Union Grove United Methodist Church. Jennifer Leaf made a correction to the agenda. The lot is A-9-C and not A-9-6. This property is on Union Grove Church Road, just south of the intersection with Arthur Minnis Road, and is roughly across the street from the church. This is a concept plan for a maj or subdivision. It is a 20-acre tract of land. The proposal is for it to be divided into five lots. The reason that this is a major subdivision is because the applicant is proposing a public roadway. Steve Yuhasz is acting as the surveyor. The five lots are each two acres, which is consistent with the rural buffer requirements in zoning. This subdivision has 42.3 8% open space, which goes along with the flexible development conservation cluster option being utilized in this subdivision. There was a public information meeting held on November 21St, and five residents attended. The comments are at the back of the agenda packet. There are two streams n,nning through the property. The joint planning agreement in place with Carrboro and Chapel Hill calls for a greenway system along the major creeks within the joint planning area. This has been sent to the Recreation and Parks Advisory Committee for review and recommendation. It is possible that the County will request a dedication to the County of some of the open space for a future greenway system. The homeowner's association will maintain all of the open space and will maintain any signage proposed with the project. Water and sewer will be individual well and septic systems. Staff has received a comment by ERCD, who reviewed this and suggested dedicating some property for the greenway. Renee Price-Saunders made reference to page 41 and asked for clarification on the bottom, where it says, "which is for less than 21 lots follows the normal subdivision process." Jennifer Leaf said that if there are more than 21 lots, it would have to go through the SUP, Class A, public hearing process. Brian Dobyns made reference to the new public roadway and if there was an intention that it would connect with any future subdivision. 7ennifer Leaf said that this (future connectivity) is the intention, even though the owners of the farm have no intentions to sell the land and subdivide. Brian Dobyns said that a number of times when this has been the case, there has been landowner concern about this occurring. He asked if there was anything in the deeds to the landowners that says that this is the intention. It was answered that it is stated on the fmal plat and a sign could be placed at the end of the stub our in question. Brian Dobyns made reference to page 48 at the bottom and a comment made at the neighborhood information meeting, as follows: "A concern was expressed that the people moving into the new homes maybe critical of their neighboring landowners." He asked for an explanation of this. Jennifer Leaf said 10 Approved 1/3/07 that the concern by the citizens is that there is often a disparity between the socio-economic status and the culture, and they were concerned that farming is not always the most attractive neighbor. Jay Bryan asked if the public road was another stub out to the south and Jennifer Leaf answered that this is the required turnaround for emergency vehicles. It is not a stub out. No public comrnent.~ Motion made by Brian Crawford, seconded by Brian Dobyns to recommend approval of the Concept Plan for Lot A-9-C of Union Grove United Methodist Church with the following conditions: 5. The intersection and road alignments on the Preliminary Plan shall meet NCDOT standards. 6. A dedication of an additional 5 feet of right-of--way, or 35 feet from the centerline of the right-of--way, whichever is greater, will be required along Union Grove Church Road. 7. .Long Branch will be subject to greenway dedication to be determuied prior to the Planning Board making its recommendation to the BOCC at Preliminary Plan stage. 8. Homeowners Association documents that provide for maintenance of the open space . - -- -- - - - shall be submitted with the preliminary plan. Provisions shall be included in the Homeowners Association documents that would prohibit tree cutting in the open space except for maintenance purposes. 9. The floodplain and the 65-foot stream buffers associated with the streams must be shown on the Preliminary Plan. 10. Show location of subdivision sign on Preliminary Plan, and reserve an easement for the sign. 11. Any lighting shall meet Orange County Lighting Standards. 12. Obtain NCDOT street intersection location prior to submittal of Preliminary Plan. VOTE: Ayes, 10; No, 1 (Sam Lasris - he said that this is farmland and people live in modest homes in this area) AGE1~A ITEM #11: Tl~E 1BLUI+'FS AT MOOREFIELI)S - COletCEPT PLAI`~ (VOTING ITEM) Presenter: Eddie Kirk, Planner II Planning Board will consider recommendation on the Concept Plan for The Bluffs at Moorefields. Eddie Kirk made this presentation. This subdivision is located southwest of Hillsborough at the corner of Moorefields and Dimmocks Mill Roads. The subdivision is proposed to have 171ots. The total acreage is 35.22 acres. The requirement is for 33% open space, and the proposal includes 44.76% open space, which is 15.11 acres. The density comes out to 2.07 acres per lot. The property is surrounded by existing development and creeks. The proposal has two cul-de-sacs. There will be individual wells and septic tanks. There was a neighborhood information meeting on November 20~', and there was concern expressed by the neighbors regarding lot sizes and prices of the homes. The homeowners association would maintain the open space. The Planning staff is recommending approval with the conditions as stated on page 3 of the abstract (stamped page 55). Condition #7 has been changed to say that the minimum 10-foot wide open space area shall be provided between lots 11 and 12. Brian Dobyns asked if there would really be 17 lots because of the quality of the soils there. Eddie Kirk said that this is a concept plan only. If the Health Department finds that there are no suitable soils on each lot, and a repair area, there could be less lots. Steve Yuhasz distributed the slope diagrams. Regarding the soils, this property had a proposal several years ago for 27 lots, and at that time a soils report was done that showed a good likelihood that those lots 22 11 1. 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 3S 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 DRAFT MINUTES ORANGE COUNTY PLANNING BOARD JULY 11, 2007 REGULAR MEETING MEMBERS PRESENT: Jay Bryan, Chapel Hill Representative (Chair); Brian Crawford, Eno Township At-Large; Craufurd Goodwin, Hillsborough Representative; Joel Knight, Little River Representative; Sam Lasris, Cedar Grove Township At Large, Bemadette Pelissier, Bingham Township; Renee Price, Hillsborough Township At Large (Vice- Chair}, Sandra Johnson Quinn, Eno Township; Jeffrey Schmitt, Cedar Grove Township at Large; MEMBERS ABSENT: Michelle Kempinski, Cedar Grove Township at Large; Brian Dobyns, Cheeks Township Representative (Resigned); Judith Wegner, Bingham Township At-Large, STAFF PRESENT: Craig Benedict, Planning Director; Robert Davis, Current Planning Supervisor; Tom Altieri, Comprehensive Planning Supervisor; Glenn Bowles, Planner 11; Donna Davenport, Administrative Assistant II, Perdita Holtz, Michael Harvey, Gene Bell, Jennifer Leaf OTHERS: Steve Yuhasz Agenda Item 1: CALL TO ORDER AND ROLL CALL Agenda Item 2: INFORMATIONAL ITEMS a. Next Regular Planning Board Meeting scheduled for Wednesday, August 1, 2007 b. Planning Calendars for July and Augusf c. Comprehensive Plan Update -July 310pen House and August 7 Public Information Meefing Agenda Item 3: Approval of Minutes June 6, 2007 Bernadette Pelissier: On page 3, line 54 should read, "I have highlighted". Renee Price: On page 6, line 186 should read, "I have a problem" instead of program. Sam Lasris:, On page 8, line 291 through 329 didn't make sense. Jay Bryan: It may help if some parts were in quotes. On page 8, line 292 should read "high quality of life". On page 8, line 310 should read "accessible". On page 8, line 316 should read "public accessible". Craufurd Goodwin: I would like to suggest that everyone bring their written changes in with them to save time. Jay Bryan: We need to check with Geoff Gledhill to make sure there will not be a problem. Approval of the minutes. MOTION made by Jeffrey Schmitt. Seconded by Renee Price. VOTE: Unanimous Agenda Item 4: CONSIDERATION OF ADDITIONS TO THE AGENDA Agenda Item 5: PUBLIC CHARGE 23 24 DRAFT 52 Agenda Item 6: CHAIR GOMMENTS 53 54 Agenda Item 7: COMMITTEEIADVISORY BOARD REPORTS 5 5 a. Board of Adjustment 56 Jeffrey Schmitt: We meet next Monday. 57 5 g b. Efland/Mebane Small Area Plan Implementation Focus Group 59 Perdita Holtz: They did not meet. 60 61 c. Eno EDD Smal! Area Plan Task Force 62 Brian Crawford: No report I was out of town. 63 64 Craig Benedict: They did meet the last week of June. There was discussion about the locations and types of uses 65 and came up with ideas about potential changes of to the existing Economic Development zones in that area. We 66 will continue discussions with Durham staff to match up our zoning and permitted.use tables. The other news about 67 the Eno district was the Board of County Commissioners approved money for a water and sewer study about how to 68 do master planning for that area. That is a prerequisite for any type of development. 69 70 Renee Price: How much of the area is now residential and how many people would be displaced? 71 72 Craig Benedict: It is a 400-500 acre area. There is an existing neighborhood that will not be affected with an 73 amendment for the current land use plan. 74 75 d. Historic Preservation Commission 76 Renee Price: Some of the members attended the Comprehensive Plan Joint Meeting. There were comments 77 regarding that. Betsy Underwood had a concern about the term "universal design concept". There were other 78 concerns that these terms need to be defined. She wanted to add "adapted reuse" to housing. Another concern 79 was that we should use caution with words like "sprawl". One of our goals had been inserted into an overarching 80 goal and left us with one goal in the Historic Preservation Commission within the Natural and Cultural Resources 81 Element. We would like to go back to the two original goals. 82 83 Tom Altieri: My suggestion would be that comments such as those be forwarded for the record, in writing, so they 84 can go as an addendum to the materials presented on August 27, 2007. Everything will come back to the Planning 85 Board and a recommendation will be made back to the Board of County Commissioners. 86 87 e. Orange Unified Transporfafion Board 88 Sandra Quinn: We discussed our calendar for the next year and our goals. 89 90 Agenda Item 8: PRELIMINARY PLAN FOR HASTINGS 91 Chapel Hill Township, 5 lots, 20.14 acres 92 Presenter: Jennifer Leaf, Planner I 93 94 Jennifer Leaf: We are here today to consider the preliminary plan for Hastings. John Hart Construction is the agent. 95 We saw this plan in December and the concept plan was approved as having 5 lots in the rural buffer, with 96 approximately 41 % open space. It has a public road and that's why it is considered a major subdivision. The plan 97 meets our flexible options. The property is north of the University Lake protected watershed and in the Jordan Lake 98 unprotected watershed. The Recreation and Parks Advisory Committee has recommended a dedication of operi 99 space for possible future greenway connections. One of the recommendations that both RPAC and ERCD have 100 made is to have a dedication of approximately 1 acre that follows the power line easement. The applicant has 101 proposed 100 feet along the creek as their proposal of dedication of open space. They are part of the Chapel Hill 102 District Park. 2 25 DRAFT 103 104 Renee Price: Could you explain one acre versus the open space that the applicant is proposing. 105 106 Jennifer Leaf: (Pointing to map) Here is the power line easement and ERCD and RPAC were suggesting this 107 triangular portion. The power line area is already clear and they determined that this would be a good boundary. The 108 stream forms the boundary that the applicant is proposing. The open space will be owned by the HOA. 109 110 Jay Bryan: It already has open space. On the stub-outs is there a county policy regulations to have a sign indicating 111 a possible extension? 112 113 Jennifer Leaf: It's not a currently a requirement but it was suggested. One thing we are requiring that the plat does 114 show that will be a possibility of becoming a piece of roadway and ask that each homeowner as they purchase a lot 115 that they be provided with that information. We can add a condition that there would need to be a sign placed. 116 117 Jay Bryan: In some of these recommendations there's an "or" are we approving both? 118 119 Jennifer Leaf: Yes, approving both because they do have an option. ,120 121 Jay Bryan: one other quick question for Ren Ivins about the memo, clearing a 50 ft right-of-way. Is it necessary to 122 clear that area? Are you saying this is proposed? 123 124 Ren Ivins: Yes it is. What I originally saw for the public road has to be cleared. 125 126 Jay Bryan: Is this because of the state? 127 128 Ren Ivies: Yes, all public right-of-ways must be cleared. 129 130 Steve Yuhasz: I am a land surveyor and I represent John Hart. I would like to comment on the request from the 131 Recreations of Parks and Advisory Council for that piece of property. The guidelines for dedication of property to the 132 county generally call for 1/26 to 1/11 of an acre in the flood plain for each lot. In this case, that would be 5111 of an 133 acre. There is no justification for additional property. It is being used for a greenway connection. I think they used 134 an acre because there was an easy line they could point to. I can create an easily identifiable line 100 feet off the 135 creek that would define that piece of property. The second issue deals with stub out. Our original proposal was to 136 have the road to the adjoining property. In meetings with the property owner, they asked that we not do that. They 137. have no plan to develop it. If there was a road to their property there would be more pressure to develop it. I would 138 prefer to see a reservation versus an actual dedication and keep the 50 foot strip as part of the Homeowners 139 Association. 140 141 Robert Davis: We would prefer the dedication not the reservation because if someone did do a subdivision you 142 would battle with the HOA over this issue. 143 144 Jay Bryan: Steve, you disagree with that? 145 146 Steve Yuhasz: I do because there is not a good procedure for closing a road that has not been opened. 147 148 Jay Bryan: One answer would be to develop a policy to address that. 149 150 Renee Price: What is parcel C? 151 152 Steve Yuhasz: Open space. 153 3 26 DRAFT 154 Renee Price: Parcel B? 155 156 Jennifer Leaf: The stream is very short and that's the buffer. 157 158 Steve Yuhasz: There is drainage there that collects surface water and it runs into the creek. 159 160 Jay Bryan: In Rich Shaw's report, he states the property may accommodate a future 10 foot wide public walking trial. 161 Construction of a walking trail is unlikely to occur unless and until additional lands along the creek are dedicated. Is 162 the talking about lands other than on this property? 163 164 Steve Yuhasz: Yes, other than on this property. 165 166 Robert Davis: One item I need to clarify, rather than a dedication what the county generally gets is a deed to the 167 property. It would be defined as a parcel that would be deeded to the County and the County would control whether 168 the road is extended. 169 170 Steve Yuhasz: Under North Carolina law if a road is dedicated to the public, and not owned, it is presumed that 171 dedication, it requires a notice of withdrawal from the original dedicator or some successor of interest and with that 172 ownership by the county it's not clear who is the owner. 173 174 Robert Davis: The County would simply own it. The road could extend to the boundary, or they could allow them to 175 pull it back. But not to let it turn into a HOA controlled property. 176 177 Renee Price: I've been opposed to Stub outs for a while. With only for five lots I'm concerned that if someone wants 178 to live in a small community and this wasn't a policy why would staff want to push the policy for large suburbanlurban 179 type tracks? 180 181 Robert Davis: It is in the ordinance for all public streets.to go to the boards. 182 183 Renee Price: Stub outs are not required. 184 185 Robert Davis: For connectivity they are. The only reason we are looking at this because it is a public road. Staff 186 could approve a five lot subdivision for a public road but it is not in the ordinance. We do ask for them to be stubbed 187 but Board of County Commissioners can say no. 188 189 Jeffrey Schmitt: We are listening to this because of this stub. 190 191 Robert Davis: Because it is a public road and they want to turn it over to the state for maintenance. 192 193 Jeffrey Schmitt: Let's say we don't all agree with the stub; is it still a public road? 194 195 Robert Davis: Yes. The public road is to be maintained. 196 197 Sam Lasris: Can we require dedication to determine approval? Are we allowed to make that a requirement? 198 199 Jay Bryan: I believe we have that power based on recommendation of staff. But the applicant is asking us to do 200 something different. 201 202 Sam Lasris: If we eliminate the cul-de-sac, would there be room for fire and safety to turn around? 203 204 Robert Davis: We wouldn't eliminate the cul-de-sac. 4 27 DRAFT 205 206 Jay Bryan: Any consensus? One issue is staffs request to dedicate one acre in the Northwest corner and the 207 applicant has asked fora 100 foot stream along the stream. 208 209 Sam Lasris: As a transportation board member, the transportation board would be in favor of having the acre 210 dedicated for more walkability. 211 212 Craufurd Goodwin: Why would that be more walkable that the 100 feet? 213 214 Sam Lasris: It will keep connecting to something else. 215 216 Jeffrey Schmitt: Practically, you will have a trail that four foot wide that people will walk on. 217 218 Sam Lasris: Yes. 219 220 Bernadette Pelissier: It will be adjacent to a stream and the other part would not be adjacent to the stream that would 221 be on other properties. 222 223 Sam Lasris: It may not be a straight path. 224 225 Jeffrey Schmitt: We are looking for a motion on all the specific language regarding the stub out and the one acre? 226 227 Sam Lasris: Are they separate or together? ' 228 229 Jay Bryan: We can make a motion as to all the recommendations other than those two and then we can vote on 230 those two items separately? 231 232 Renee Price: What becomes of parcel A if it is not dedicated? 233 234 Jennifer Leaf: It will remain Homeowner's Association open space. 235 236 Renee Price: The public would not be able to walk it? 237 238 Jennifer Leaf: That is correct. 239 240 MOTION made by Jeffrey Schmitt to approve the recommendations on pages 25-30 with the exceptions of the one 241 acre suggestion by Parks and Recreation and the stub out. 242 Seconded by Brian Crawford. 243 VOTE: Unanimous 244 245 MOTION made by Brian Crawford to approve the Planning Board's recommendation for the dedication of the one acre 246 parcel as defined by the power line easement. 247 Sam Lasris seconded. 248 249 Brian Crawford: A is the Homeowner's Association. 250 251 Craufurd Goodwin: If this is dedicated to the County, would the County maintain it. Will it be well maintained as by 252 the HOA? 253 254 Robert Davis: They would be required to do maintenance as required. It is a natural area. 255 28 DRAFT 256 Joel Knight: I assume the power company would maintain it. What would the Homeowner's Association do with this 257 land? 258 259 Steve Yuhasz: It is not what they would do with it but if the County owned a road that close, it may be intrusive. The 260 acre is arbitrary. If you really want an acre, there is a better place that would be more useful but it was an easy line 261 to strike on a map. 262 263 Jennifer Leaf: For clarification, under Section C, it is required that they are prohibited to cut trees. 264 265 MOTION made by Brian Crawford to accept the Planning Staff s recommendation for deeding the land to Parks and 266 Recreation as defined by the power line easement portion of A and E. Sam Lasris seconded. 267 VOTE: (5 Ayes; 4 Opposed) 268 269 MOTION made by Renee Price to approve the plan without the stub outs. Jeffrey Schmitt seconded. 270 VOTE: (8 Ayes;1 Opposed) 271 272 Renee Price: What if the land's not dedicated? Can the owner choose not to dedicate the land? 273 274 Craig Benedict: It is part of our requirements that if the elected bodies ask for it, they are required to do that. 275 276 Agenda Item 9: PROPOSED NEW ELEMENT AND GOAL FOR COMPREHENSIVE LAND USE PLAN 277 Presenter: Jay Bryan 278 279 Jay Bryan: I can give some history or we can just have a discussion. 280 281 Renee Price: Will this be in the same overall framework as the goals I had suggested. 282 283 Jay Bryan: If that is the consensus, I should move forward by making this proposal at the public hearing I can do 284 that. If the Board feels uncomfortable, I can step out and present it as an individual county member. 285 286 Jeffrey Schmitt: I don't know what you are trying to achieve. 287 288 Jay Bryan: I have had a long history with community building. It stems from an article by John Gardener about 289 community building in a time when there are a lot of transit communities. 1IVe have difficult issues involving 290 municipalities. His approach was there were certain principle in community building and strategies in doing so. 291 When the shaping Orange County Task force was formed it was ask to look at community building and maintenance. 292 They made a number of recommendations of which nothing has been done. My concern is the land planning and 293 policy development is on an abstract plan. The other issue was the land fill. The discussion level was not civil or 294 healthy. There are many issues that require more structure of dialogue and communication between governmental 295 boards. Part of this is to set up standards as to how to get to that point. 296 297 Jeffrey Schmitt: Can you read one recommendation? 298 299 Jay Bryan: Read an article from Shaping Orange County using a list of 10 principles. 300 301 Craufurd Goodwin: What is a community? 302 303 Jay Bryan: If you read the article, you will understand: They have goals, objectives and implementation strategies. 304 305 Craufurd Goodwin: Is this the place for it? 306 6 29 ORANGE COUNTY ENVIRONMENT AND RESOURCE CONSERVATION ®EPARTMENT 1VIEMORANDUM To: Jennifer Leaf, Orange County Planner From: Rich Shaw, Land Conservation Manager Date: November 14, 2006 Re: Union Grove Church Road Subdivision Proposal Thank you for the opportunity to review and comment on the proposed Union Grove Church Road subdivision. The current proposal is to create five lots on 20 acres located east of Union Grove Church Road in Chapel Hill Township. ERCD comments on subdivisions are generally to a) address any concerns with respect to potential impacts on important natural or cultural resources pursuant to Section IV-B-2-d of the Orange County Subdivision Ordinance, and b) identify any areas that might be desirable for possible dedication for public rec./open space per Section IV-B-7-b of the Ordinance. The concept plan (10/17/06) shows over eight acres of open space (42% of the site)-much more than the required 33%. That open space is comprised of two linear strips associated with two streams that flow through the tract before entering Lang Branch-a principal tributary of New Hope Creek. Long Branch (also known as "Long Creek's flows along the far northwestern property boundary. The western portion of the open space is a 300'-wide riparian corridor comprised largely of mixed hardwoods, which includes a mapped 100-year floodplain. A cleared strip (utility easement) divides that area into two parts. The eastern open space is a 100'-wide wooded riparian corridor leading to a 2-acre forested area in the SE corner of the site. The open space would serve as a small wildlife refuge and provide residents with woodlands for walking and nature study. Overall, the proposed site plan appears consistent with the County's desire to minimize adverse environmental impacts with respect to the protection of floodplains, wetlands, natural areas and wildlife habitat. I will defer to the Erosion Control stafF and their on-site stream evaluation for determining the adequacy of stream buffers and building setbacks. The Joint Planning Area Land Use Plan ('PA LUP) identifies the Long Branch stream corridor (a IVew Hope Creek tributary) for a potential future greenway trail. To help implement the 7PA Plan, I recommend that the County consider requesting that. a portion of the proposed open space be dedicated to Orange County for "Recreation and Open Space" pursuant to Section IV-B-7-b of the Subdivision Ordinance. I suggest that the dedication be comprised of that portion of the proposed open space located south of Long Branch and west of the existing cleared utility right-of-way. I estimate the sine of that area to be approximately one acre. See attached map. Environment and Resource Conservation PO Box 8181 / 306-A Revere Road Hillsborough, NC 27278 (919) 245-2590 30 Some of this proposed dedication is within the 100-year floodplain, and would serve as an undisturbed riparian bufFer and wildlife corridor. The property might also accommodate a future 10-foot-wide public walking trail as envisioned by the joint Planning .Area (7PA) Land Use Plan. The construction of a public walking trail is unlikely to occur unless and until additional lands along this creek are acquired/dedicated for similar purposes. I suggest that you also confer with the Recreation and Parks Department and the Recreation & Parks Advisory Council for their input on the feasibility of a future public walking trail in this area. Let me know if you have any questions or would like to discuss these findings. cc: David Stancil Lori Taft Environment and Resource Conservation PO Box 8989 / 306-A Revere Road Hillsborough, NC 27278 (999) 245-2590 TRACT A -~ 1 ~v ~,, ~ ~- 31 W ~ 141.84A '1 ;` !~ ,, i - t ~ ~„ i 2 .,,` ~ D C-5 ~~~ P83/ 4 P87/20 ~~oL ~- F 1fi~ ~~ ~a ~ ~~ ~ ~ ti ~~ sus ~~ A9C - ~ '9u' , TRACT B 20.14A `~~ ~ 16.28A A-7 N N ti 10.05A 435.69 N 7J 'J ~ ~ A V ~ W ~ 10.01 A rn C-7 cd 4.47A ~' A-8 497.69 P87/20 A96 r~ A9A 32 t"~~~1w1~ rw'.~L~,f ,f~•)`'7CS ~"~'i~~S~t"L/ C~~Y1'1-Gtil d f bratl~'B G'-ounts~ P.O. Box 8181, 300 W. Tryon St., Hillsborough, NC 27278 (919) 245-2660 MEMORANDUM To: Jennifer Leaf, Orange County Planner From: Sharon Heath Riley, Planning Liaison Recreation and Parks Advisory Council Re: Union Grove Church Rd. Subdivision Proposal Date: March 21, 2007 Thank you for meeting with Recreation and Parks Director Lori Taft and myself to review the open space and land dedication proposed for this project. As we discussed, the Recreation and Parks Advisory Council (RPAC) has not seen the JPA Strategy Map with Greenway location referenced in the Planning Department's comments. 1 saw the stream running through the northwest corner of the property and made the recommendation to RPAC that they also recommend the dedication of a one-acre parcel in the northwest corner of the property in order to facilitate future Greenway connections as they may become possible. RPAC unanimously agreed to this recommendation based on the statement that a future Greenway has been mapped to include this portion of the Long Branch, which is a tributary of the New Hope Creek. RPAC would very much like to have a copy of the map showing the Greenway network, as well as all of the Parkland and Conservation Areas, including lands dedicated as a result of the Subdivision Review Process. Hopefully all of the dedicated parcels are kept up on a listing that is maintained by planning as well. The Council would hope to have this information in hand to visually assist them at the time they are next asked to make a recommendation for this process. I look forward to continue working with you and the Planning Department. c~~..-~ . cc: Lori Taft 33 • ~~°~tY Ne`~~t6 D M ~ w ~~ North Carolina Public Heaith ORANGE COUNTY HEALTH DEPARTMENT Rosemary L. Summers, MPH, DrPH Health Director Richard E. Whiffed Human Services Center 300 West Tryon Street Post Office Box 8181 Hillsborough, NC 27278 Phone: (919) 245-2411 Fax: (919) 644-3007 www. co. orange. nc. us/hea/th 0 Central Administrative Services Dental Health Services Environmental Health Services Health Promotion and Education Services Personal Health Services 306-C Revere Road P 0 Box 8151 Hillsborough, NC 27278 Phone: (919) 245-2360 FAX: (919) 644-3006 a v .~ a~ i~ c cu E c 0 .~ c w June 19, 2007 SoiUSite Evaluation Summary for: The castings Chapel Hill Township, Map 12, Lot 14N Map Date Revised 3/13/2007 Lot # Design Flow System Type 1 600 gpd Shallow Conventional Trench 2 600 gpd Ultra Shallow Trench w/ Pump 3 600 gpd Shallow Conventional Trench 4 600 gpd Shallow Conventional Trench 5 600 gpd Shallow Conventional Trench NOTES: The design flow is based upon the number of bedrooms applied for by the property owner or developer. The design flow for a bedroom is 120 gallons/day (gpd). (e.g. 600 gpd = 5 bedrooms) Proposed house locations are provided by the property owner or developer as required by 15A NCAC 18A .1900 - .1969 (The Laws and Rules for Sewage Treatment and Disposal Systems). The design flow, type system, and pump requirement are subject to change based upon the application and site plan or plat submitted for the Wastewater Construction Authorization. The blocked areas on the accompanying plat are the limits of the provisionally suitable soils as evaluated by the Orange County Health Department. It should be noted that all lots having aconventional-type or innovative drain field with pump are reviewed at a minimum of every five years by the health department as required by 15A NCAC 18A .1961 (Maintenance of Sewage Systems). Ultra Shallow Trench Conventional Systems are placed in areas with 24 inches or more of provisionally suitable soiUsite characteristics and a 6-10" soil cap is placed over the trenches. Shallow Trench Conventional Systems are placed in areas with 30 inches or more of provisionally suitable soiUsite characteristics. Conventional Trench Systems are placed in areas with 36" inches or more of provisionally suitable soiUsite characteristics. C:\Documents and Settings\aclapp\Desktop\ALAN\ALAN\ALAN\5DREPORT'\The 34 4°~~tY He~7fh ~ ~ ~ ~ R o n~-~ n' a w 3 m ~~ _® NoHh Caroline Public Health ORANGE COUNTY HEALTH DEPARTMENT Rosemary L. Summers, MPH, DrPH Health Director Richard E. Whiffed Human Services Center 300 WestTryon Street Post Office Box 8181 Hillsborough, NC 27278 Phone: (919) 245-2411 Fax: (919) 644-3007 www.co.orange.nc. us/health Central Administrative Services Dental Health Services Environmental Health Services Health Promotion and Education Services Personal Health Services a~ v .~ a~ 306-C Revere Road ~ POBox8181 Hillsborough, NC 27278 .!9 Phone: (919) 245-2360 a~i FAX: (919) 644-3006 ~ 0 .~ c w Innovative Trench Systems can be used in areas with 24-36 "of provisionally suitable soiUsite characteristics. PPBPS (Prefabricated Porous Block Panel Systems) can be used in areas with 42" or more of provisionally suitable soiUsite characteristics. The approved septic areas should be kept_free_of vehicular traffic, lo~~in~, ~radin~, and compacting activities. It is the responsibility of the property owner or developer to maintain the integrity of the septic areas prior to system construction and installation. We recommend installing tree protection fencing around the approved septic areas to limit site disturbance during construction. No parking, cutting or filling shall be allowed in or around the drain field areas. Drainage ways and easements should be utilized to convey storm water run-off to the storm water retention areas. These conveyances should not be located through designated septic drain field areas. This report is for planning purposes only and does not constitute any approval. Lot approval is granted by the health department only in the form of an Improvement Permit. C:\Documents and Settings\aclapp\Desktop\AI,AN\ALAN\AI.,AN\SDREPORT\The 3~ ,. Orange County, NC School Adequate Public Facilities Ordinance (SAPFO) Certificate of Adequate Public Schools (CAPS) y,4 a f. oo1 Distract ' S 1 .. ... .. .... .. ....... Orange County Schools ~ ~ vt 5 t ~" sj' , 4-~.~.-'n- J ~t'> if. tir * rj < ~ 1 ; ! ~} 1'~} { ~ < ~` s~ \ r c ~. ~ ~ ~ T < 1,- at n ~' ~ c ' ~ "' d 3 . e~kt v .BP z,tr_.,i. ,-, 4. e ,P, ; r,}5'~ s • -..~x .v ..,r _. n . G, ..Y . E. CAPS Certificate Number : 0007-24-07 ment/Subdi Develo v~slon ~ The Hastings p r " t a: ~ n t "4. ' , t.rr ~ ~ Ntt h # ~. .. .. .: .. .. .. _._.. .. .. .. ...: s f-s. _..-.. _.. ...._. ~;e`~ a1,T~escrl tion ~ p PIN 9861348875 s f spy t \ , , ~. r~r ~s ~ ~t ~ i t~ 7 ~ hr TMBL : 7.12..14N r y f .ti p .t'r ~ ~ 1 z -,l ,, 1 `} f ` south of the intersection with East side Union Grove Church Road (SR 1179) 1 f, t ~u~,~ ~ ?(' ' ~~ , Arthur Minnis Road (SR 1113) ~' ': 1 , tl ~ , ,~ ' r ~ r + }~ ~ ~ t C L l ytY J~ '\t (I 1'1 } ^m w' t. n'r{y,. s l ~ y, ~' a~ 4;, ~,.. t -Y 1 r ~isv~Pt .! t .~(1t1: rSG ;t at~ Sr~`f, i.x p ' ~ +~ 4' 1 i ( 1 J t~ rY 1 f , \ .i. ~ 1 f '~ \ { ( 3. t • I - S ' ~ f } ~ j '~t ! ~umbe o~ 'hase;sr ~ t ~ ~ 1 {E ? t ` Y d 1 ~ t } ~ t : ' 1 a t , i ' 5 h 1fi ' - ` r~ . r . ,rf: •R 1 y •\+ T },4 + . M u ~ 7 142 ' ; 1 rh ~ .1..?..t. )..y..lr .}rt err i Ib ...f,... .Ili .-?.! .l.t" N' 4~, ?1, ,. ,4,". .4 ^ - t.. ~~ Single Family Units Other Units Ph ase Units Projected Student Growth Units Projected Student Grrowth Elementary 0.75 Elementary 0 1 5 0 Middle : 0 Middle : 0.375 ugh : 0.42 High : 0 P1anrung Junschcffon~ Orange County ` Date~of Sulimital m 03/13/2007 `r ! ; r I t 2 L ~ f ~ f 4 2 ~ ~ (yr ,f k t j a T 4r { t 3 Z'" C~ F Nf t'~' ~l!} t5 ~r ~-t -i. sa 1'1 ~' r t ~ -t t 1 -c '.r_, r. ~~ ~ r~ t '`~ S i s x'65 r ~ { r t - T ~ \ ` ~ ~ i x• L S t T cSr' .,,Yk ( t 4. t to of Approv 7 ~r ,~ \. d ~ ~'~ t r s 1Ja alp . { i i r ~ t ,t ._ 7 ~ .+t'~'y tt ]li ~ J t { ~ k ~ L 1 `' / 4 ! t ~ ~'~ i' Y + rf ~~i I f ~ f genda/OrdmanceN~mber A ' t ~ ~ . ¢¢}p ~ Si afore t ~ . J! 3 ., O` ' ~ i u ' ' 1 E . . 1.. ...i .r.l. ..:Iv } .. . 1 ' t . c .rrl) a 1 ~ . ; ° This document certifies that the above school district has (or anticipates future) capacity to accommodate the projected number of students to be created from the above development/subdivision in the years as noted. ° This certificate is required after final government approval but before final plat recordation can be performed or as deemed by the specific local ordinance. ° Any residential structure on a lot in the above development/subdivision may not receive a certificate of occupancy until or after the date of effect and/or the phasing proposed as shown in the table, unless modified by local government action. ° This CAPS expires pursuant to the timing specified in the local government for the validity period of the respective development permit. 1"he Hastings - ®edication ®ptions 36 ~~ t~^>}~3~ ~C5s15 c~ ~~,~'3'Hti~'euUjj{{',i 7;1r~ ~, !~ T H~ ~i'~, ~ 'I+~d"4~., ri, _ ra - ~.. ._ ..__....._._-_ s.x ~ ~~f a ~ ~~~~,i +~ ! >, -r ~_~ ~~ _~ ~ '~ , :,, !~, - ~~ ~ end 7 ~ -..~ ~~ `` t 1 aF [ - ~_ -1 CIA' ~~` ~' *N i.".. ~~1'~ !r}I.~ ~ - `~ £` ~c k~s Y ' F~ 3 t ; ~, 's._ !` ; - '- {r1 ~y ~+~ s iF. rte.' r! ~i 'S ~,r'~s'~~ 5.. ~ ~."~ :.~ ~. ~,,~ c -` -Y~'.- ~. _~!~ tr9Ar ~r. (t.~l Iu~ , iu ~. t rf _~. .~~ , h I Developer Proposal ~'~ s~ `r ~~~, (.59 acres) ~ ~" ~" Y k ~~ e b ter. - z ~ F ~ 4,3'x. ,~~ ~ ' , ~t4 ~, ~ ~: It #,~ LJ i f y!, Pb~s ~, f, ~.. ~'fl r It 'h F~1~ -~ ~Iy_~~.-.~F9 L _ yf I t ~ ~~I ~' 4 i `~; ~1Lr r F ~~~: ~; C .~Y ,~ L ~,~-,~rr,~ ~~ i ~~ ~~ s .~ - _c i~ P I ~ ,i~~,+ i [~1~~i ~,:~~~ -~ » ~~ i- to ~~ r,. ~ ~ ~f•' ~~~ ~ !~ °s ~ ~~}.k ~rx~ tsF ~~~nF t its era ~ r* ~;:~~Cz~th. 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L 4 4-, ~ 3 1~, B ~', X51.: ~i. »r r ~ ~.1~ ' ~7 i ~ vrt4, w dh't.~.-ee g u ~ F~5 TM 'j, y; _ ~ _ _ - ~ ~ z - ~ ~.n - t ,. .-, t r f 4 ~~ [~, ,.L° 4g ffY 4y' w ~ ~~9~9~. ~ ~~ ~ ~~~~~ ~ - "_` n:~ rte', } -w v i,'p ~ t X S;= 1 ~~ tt ~ ~ r ~ ,. .••• ~•. f Qo~n~n °' N Administration Proposal (.89 acres) 1 Inchequa1s90 feet G~E~er~ v _ PB & RPAC Recommendation (1.18 acres) ~"-~ r•'•°•' 0 9 Feet Developer Proposal (.59 acres) Orange County Planning and Inspections Department Attachment 7 {£-L{{9002 37 1- 0 U '~ v ~ ~ N ~ ~- } O C Z ~ ~ L L J ~ O W ~ 0 ~Z ~ _ ~. = o~ a p~ e 5° ' 4 C ~x ~t .~ k ~obA b C 'p~p,CO Op Q L'0C•~ b 4 y.0 n O ~.b. C b o ~~ O~ n z~ p ~ h h am o M~ • ~ .. b C y ~ . = tt ~ `~j a J p"4b ~ v J ~ ~ $ ~ 4 .~ °! 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