HomeMy WebLinkAboutAgenda - 10-09-2002 - C.1 01
ORANGE COUNTY BOARD OF COMMISSIONERS
CARRBORO BOARD OF ALDERMEN
CHAPEL HILL TOWN COUNCIL
JOINT PLANNING AREA PUBLIC HEARING AGENDA ITEM ABSTRACT
M,eting Date: October 9,.?902
-- Action Agenda
Item IVY. 0.1
SUBJECT: 1inmore Village Mixed Use
DEPARTMENT: Planning and Inspections PUBLIC HEARING; (YIN) I f�o� --
ATTACHMENT(S): INFORMATION CONTACT: .
1. Winrnore Vicinity Map Craig N. Benedict
2_ Page 47 from Facilitated Small Area Plan Geri ll
3. September 12 Staff Memo to Craig Benedict
TELEPHONE NEJMBER _ .
Eilllsborough 72-5181
Chapel Hill 988.2700
Durham 688-731
Mebane {336}227403'I
PURPOSE; To receive a report on the l inrnore Village Mixed Use (VMU) rezoning/master plan,
BACKGROUND: The Board of you nty Commissioners considered the legal notice for the October
9 Joint Planning Area OPA) Public Hearing at their regular meeting on Septernbr1 7, 2002. At
that time, the Jurisdictional status of the Ulfinrnore project was uncertain. It was in Carrboro Joint
Planning Transition Area 1 and subject to joint approval of the VMU rezaninglrrnaster plan by
Carrboro and Orange County. However, a petition for voluntary annexation for 1fVinmore arid
surrounding properties had been submitted and was considered at a Town of Carrboro public
hearing on the same evening. Because of uncertainty as to YVinmore's jusdidionaI status at the
lime of the JPA Public Hearing, the Beard of Commissioners directed that the public hearing legal
notice identify two possibilities:
1. No annexation of Winmore meaning that it would proceed through the standard joint public
hearing and joint approval process as specified in the Joint Planning Agreement,
2, Art Vtifinmore which would put it in Carrboro's Jurisdiction as an item for decision.
The Commissioners wanted there to bean opportunity for comment at the hearing with the
request that Carrboro consider that comment in their future deliberations on the Winmare
VMU rezonihcllmaster pFan.
At their meeting on September 24, the Carrboro Board of Aldermen approved the petition for
voluntary arinexation with an effective date of September 30, 2002. This removes the ti+Vinmore
VMU rezoninglmaster plan from consideration as an item requiring joint approval by Carrboro and
Orange bounty as specified in the Joint Planning Agreement.
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This item is presented for Cnfarm�tlanal purposes only with a request that Carrboro consider
comments received at this hearing in their future deliberations on the W inrrjnre VMU
rezoninglmestsrplen. A brief history of 1Jtirinrnare follows:
The proposal: Mnmore is composed of four tracts totaling 65.85 acres west of the
Homestead Road/High School Road inteisection (see Attachment 1 —Vicinity Map). It is
proposed as a Village Mixed Use (VMU) developmen4, a concept contained in the Facilitated
STfl1! ll Ari Parr for Carrboro's Northern Study.4rea. The small area flan was adopted in
1999 by Chapel Hill, Carrboro, and Orange County as an amendment to the Joint Planning
Land Use Plan. General characteristios of a VMU include: residential and neighborhood-
scale commercial; dvloprnnt as one project by one developer, neo-traditional design
ideas to create a neighborhood-scale, pedestrian friendly development; plentiful parkland
and open space readily accessible to residents without need for automobile travel; all
residential sites within one quarter mile of the village center; and an overall target density of
five dwelling units per acre. Review of the project proposal indicates consistency with pIn
principles. Please see Attachment 2 (page 47 from the Facilitated Small Area Plank for a
fuller description of the VMU concept Specific findings regarding the project's corisistency
with the small area plan and VMU standards will occur when k goes to puhLk hearing before
the Board of Aldermen. Following is a summary table for 1Ninmore:
Tract Size . 65.85 acres
Adjusted Acreage _—.-----...... 54.78 acres
Commercial Area O.B87 acres
Sijami1y lots 98
Townhomes 86
Affordable UnIts • . 48
i:ivelwcrk Units (countedinTH)J in 20
open Space 33.11 acres
• County involvement: Because of its location in Carrboro's Joint Planning Transition Area 1,
. Carrboro has handled processing the Wlnmre application as specified in the Joint Planning
Agreement. The Count,'was provided copies of the application materials and notified of
CIFbOFO development review meetings involving lnmore. Attachment 3, the September
12 memo to ernig Benedict, summarizes involvement of County staff. County involvement
will continue with the submission of formal grading plans to the Erosion control Supervisor.
The plans will be reviewed for conformity with the Sedimentation and Erosion Control
Ordinance and no permits will be issued untGl all outstanding issues are addressed. In
addition to pre-construction It vlslta, erosion control officers inspect sites on a regular basis
during canstfudion and monitor afterward for continued compliance.
• FINANCIAL IMPACT: None.
REQOMMENDAT1ON(S): Receive as Information and request that the Carrboro Board of
Aldermen consider comment from this hearing in their future deliberations on the Winmore VMU
rezoning/master plan.
ATTACHMENTI O =
Winmore
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Newthern Slimly Alm To ga of CJ1r rip
STUDY R LAND U5E PLAN '
FLOATING ZONES `Residential
Mixed-Use Village Ceram - Mixed-use village centers provide for planned village
developments on lariger tracts of land' Theo village centers will be allowed in a newly created
floating zone that in addition•to basic acreage requirements will impose "good neighbors'
perfomiance standards designed to protect existing residents from negative impacts generally
associated with new development, . .
Proposed uses in the Village Floating Zone include: residential, neighborhood-scale
ocannercial. and neighborhood-scale office. Ire.order to ensure that village-style development is
internally consistept, it should be developed as one Fla t. by one developer. Acceptable site
plans require integration of neo-traditionat design ideas to ate a neighborhood-wale,
pedestrian friendly development. Park land and open space within the development should be
plentiful and readily accessible to all residents without need for automobile travel. Ali
residential aims should be i one quarter mile of a village center, where commercial and
office establishments aie located. Streets Whin the deveiopment should be laid out in a pattern
. that provides for multiple routes to destinations and dispqrscs traffic among many meets. The
village should also lie served by a network of bicycle and pedestrian paths which connect with
. pathways along the Bolin Lek greenway. A.n astable site design will also inc.lnde provision
for wit facilities and transit access,
The overall target densities for the mixed use area is 5 dwelling units per acre. The
overall target density for the entire Study Area is approximately the same as the current density
of Carr ro; 2.1 dwelling units per acre. A portion of the developable land area will be dedicated
to commercial and office uses, with the possibility.of incoming commercial acme with higher
residential densities. Areas for open space, parks, an.d conservation will be determined either
through the recently passed open space ordinance or through the use of performan.ce-based
criteria for these types of uses. The village mixed-use areas will host a varicty of housing types,
styles, and prices, including single family residences, #.o rs, and rental apartments. Cap
densities for market-rate housing at 3 dwelling units per acre so that bonus densities of 4 to 5
dwelling units per acre could be offered while. still allowing for a minimum of 40 percent of the
developable land being designated open space (connected with the townwide greenway
network).
. Neighborhood Mixed-Use - New housing developments in neighborhood mi xed-use
was will he clustered in order to preserve sensitive environmental features and provide open
space to residents. Some commercial uses will be allowed in these zones, subject to "good
nei gh1nr}' p‘iirforinan= stand& relating to impacts from traffc, noise, hours of operatic
lighting. and aesthetics. New collector roads in these areas should be built on a grid ratter_
Bicycle and pedestrian pathways to provide access and ration should be developed as well.
A mixture of housing types, styles, and prices will be encouraged in these areas. Within
neighborhood mixed-use zones, larger-scale commercial facia it'l es will he allowed with higher
fiJiIr� S If A Plan .. 7
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ATTACHMENT
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict AICPI Director
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Comprehensive Planning _.. g12).17-rv7 305F Revere e Road
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(919) 245-2575 . voirt:%–..r..3,1 P 0 Box 8181
(919 ) 644-3002 (FAX) : Hillsborough,
. .orR n -ik c..-4.0- North Carolina, 27278
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MEMORAN D U M
. TO: wig Benedict, Planning Director
FROM: Tina Moon, Land Use/Presenefion Planner .
I
Gene Bell, Planning Systems Coordinator
DATE: September 12, 2002
SUBJECT: Wirt more Subdivision
Development Review Process Sure rr i
The Town of Carrboro has racer an applicaton fora Village Mixed-Use u bdi sion along
Homestead Road, The proposal consists of four tracts tota I i ng approximately 66 acres
Planning Staff from the Town of Carrboro has discussed the Winmore project, repeatedly, at
their weekly Development R.evievit meetings since late May. Comments at these meetings have .
focused on revising the plan to comply with the Town's Land Use Ordnance (WO), and
• creating a good overall design for a residential project. Orange County staff including Gene
Boils Tina Moon, and Fen Ivins, has attended these meetings from time-to-lime and have
exchanged information with Carrboro staff throughout the process.
Since the project is in Carrborots planning jurscIicton (Transition Area 1), subject to Carrborors
land use regulations, County staff has l irn ited their rem a rl to issues within the Courts _
purview. ken Ivins, the Erosion Control Supervisor provided sub to ntl&I comments regarding
storTwater management at the June 19th meeting and offered to work with the applicant
directly to address his concerns. Planning staff focused on matters pertaining to the]oirt
pla nn Cng public hearing process. such as application requirements and submittal deadlines.
Discussion on July 'd explored the possibility that the applicant would expand the project to L •
include an adjacent tract owned by the University of North Carolina4 Planning staff from both
]urlsdlcLJon5 explained t at only those tract included in the plans submitted to the County by
the July 24th deadline would be considered for rezoning through the joint planning F public
hearing process.
One design Issue discussed at length was the treatment of Hogan Park D e—whether to
construct the corridor as a road or a pedestrian boardwalk. Planning staff from both
jurisdictions commented on the social implications of one option over the other, Paving the
corridor as a public road makes the open space seem accessible to all residents; installing the
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F---, Winmore Land Management,LLC
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TOWN OF CHAPEL BILL
TRANSPORTATION DEPARTMENT
306 North Colombia Street
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Chnpel nal,NC 27516
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(919) 96S-2755
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Ul January 10, 2002
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'Phillip Szostmk Associates
VI310 'A West Franklin Street
Chapei Hill, KC 27514
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Dear Mr. Szostak:
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•.J Thaok you for the opportunity to nevi cw the initial proposal for Marinate.
The streets and transit facilhies as shown are adequate for Chap& Hill Trausit service,.
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Although the site is somewhat renlOved ace) tho nearest route this w- ad not preclude us
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from providing service in tlic future particularly iij fight of the other proposed
developrmnis ill vicinity,
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L • Assistaut TransportaLion Director
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January 3L 2002
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ii Cheryl Sweergy
Winfnore Land MAnnernent
310 14 W. Franklin Street •
Chapd HILL NC 27514
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Dear Ms, Sweeney: .
This letter is.to confirm that the Crktral Division of Time Warner Cable can mid will
Li serve the the planned mixed use dmlopmcnt locard off Homestead Road in Currbom,
NC _ (PINS: 9779-39-7553, 9779-49-2200, 91779-4E4734, 9779-29-7157)
I .Please contact rne at (919) 573-7264 if ean be of any further assistance
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4,2.J Commercial Acrxrarli Executive
Time Warner Cabic•Li . 2503 Atlantic Avenue
• Raleigh, NC 276O1
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Pe 19 2002
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Viiimnore Late Matiagegiera,LLC
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310 West Frim.klirr St.
Chapel Hill,NC27514
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Dear-[iris... Siorcbney,
• B al1amnt-will provide. telephone faciiiiim at Wirimore S ubdi on whirl it is requited_ Service will be
contingent upon the f'&1 1p L oadiEiw :
. it will the re lbli 'Attie developer m Provide B11 nth with a r 1 site plan tiering all
::,: pJiasea rirr 1 .. I t must i16 i al .games d sired a dri
numbers iippnrytd by dn.appropriate jurisdiction.. This pet will be required vii grading nr
colotruti011 011 i1ii ii.llz sib ox by the time o Iroquirrnl em in Item "8"hebw
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a A minimum. 1 26 calendar will be required yin the time il. ath galls&sign,work irnti1
POrillantal Idephouc facilities are arai1aMe.
F':::?: C. AR kaird pow company facilitie5must be in ranee prior to sLial of any telephone cobIc
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ri Dr A lima grade aril ad.cquaft,,clearright-of.way for p1au ng telephone facilities roust be available
fur one collStructiwi t3 nit No carte will be placed before ant grade exiat.g dtc•to high .
probability alEIL k w ill hi dartka.ged became ofcharigera iu the.existing grade.
r•: EL Rifling will b e r ered fut any rearr lg is Or reto .ati.o Q p a ent c blvs�r tr •
tics.
i p• cincnt for Bemouili oquiprrykeni will be rap it•tl io sErtre this property.
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• I Js. Cheryl M. Sweeney •
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•'•• I'i joie Land Management
310 1/2 Wort rranklin Street
[1 ' Chapel Rill* North -Carolina 7 514
60-65 acre tract off of Humestead Rbad
!I Chapel Hill, North Carolina 1
ping! 9779-39-7553, 9779-49-2200, 9775-48-0734 and 9779-29- '
7157
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igi_• This letter confirm that Duke Poorer Company can provide electric
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service to the above area. If you need addi t i c na 1 info�t�ion,
L11.••Li'' plea 3; call 1-B00-653-5307 and re f re r e the address given above,
Thank you for your business]
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Ronnie TiaWatn
[ Re a ident i a: E n rg y Specialist
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F'--� SEWER WATER AND AUTHOIUT
•.,a •• QuIiy Serfre Since /977
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Ms. Cherjr1 Swe .
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Win more Laud Management
31014 ..Franklin Strcci.
i• Chapel Hill,N.C. 27514 •11•: .
•�• F ef:itirore. Development 9779-39-7553,ef: PIN 9 7 7949-2200, 977948-0734, 97 79-29 7 l 51)
,: Orange Water and Sewer Authority Availability of Service ce I Ownership and Maintenance of
€R lubi i c.Water d Sewer Mains
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To Whom it May Co m n
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The Orange Water and Sewcr Authority((MASA) is a regional public water and sir utility its -
estah]ishe 1 its 1977 to provide service to residents in Chapel Hill, C'arrboro. the University of North
:ar d it a caffrroas,and parts of r c County. GWASA ]s.r•eaponsi ble for maintaining and operating
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the pall tic viiater Find sa oil nor infrwrracture.in the a 1n erne ti oned sty ce aim_
The Ei#i -referenced parcels of properties are located within OWASA's service area and would have
public water and r avail able for connection upon completion ion o -conotruction in ac,.cordance with
O' T A S A standards and.specifications; and the payment of appropriate connection and availability
r.1"..: fees, ddi tionally; n.cot letioln of nstructi on off'pU b l is water a nd sewer utility rastmcturta
•: • d&rli Ln ti r,r7 of public mains to a-ad acceptance of mains by OWASA, and the legal conveyance of
p ub IiG water and$cw[Tr casevn.enis lo OWASA, the sysu urn would Ix ow r'ed, opted}arid mairttai
y OWAS A.
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�l f ication of any limn t� thw w k k•t•Er or Lik to.discuss ther,
,please do
not hes it; - •• r c.f thi 5 office_ .
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Irritiaz Abroad,P.E.
File (Ref. By FIJI Humber Only)
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El Februaz 14, 2002
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310 1/.1.1.Wept Franklin U
9'r Ch.pet Hill*NC 27514
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Dear M. Sweeney
In t- once to your inquiry as to the availability of natural gas tc the proposed projezt oil
Homestead Road in Chapel Hill, it has been determined that PSNC Energy maintains. a
L• four inch distribution main A-m g a portion of Homestead Road from Airport Road and a
✓:.•:• two incli di strihutiau main on Camden Lane as well as High School Road near the site
and will riu main and services trough out the project as needed provided natural gas is
utilized for heat and writer heat_ I am enclosing a sketch of the Qxisting main along
�..▪r
-.FinniesLead Roar.17Canacirin Dalt am d Trish School Road. to give you an idea of the maim
rii;ij fengtilL Tf a main extension is required,WE-would have to put the project through PSNC .
• Ell a s f •i,t)ili mode) to d m-n inc if there were any costs assoefated with the
ril exten.slion to the dc■elo .
Should you have fah questions or r wire more information please do not hesitate to
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call upon u�i�
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Sincerely.,
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• PUBLIC T R ICE COMPANY
P. of Nroifh çaro1h1 Inc,
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Town of Carrbaro viii age far vi I I a ge mixed use development.
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Winmore will be a visually unified village because of four
F:.::- . interrelated design a Cements:
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• Our urban standards are portrayed on the Site Plan on which
[7..� private 'and civic buildings are arranged so that if a transect
.,`} were drawn, it Nivou Id be clear that there are concentric tiers, or
. zones! ranging from more-rural lo more-urban. Within each of •
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tier there will be con siskent building typologies and frontage
requirements_
.: • The architectural standards are embodied in the Wininote
Design Code, a deteed 53 page regulating document, It
II
incorporates and greatly amplifies the Town of Carrboro Village
Mixed Use and Affordable /cuffing Vernacular Standards.
il
E2 S The landscape standards included in the Design
Code contain a I i st of plant species with instructions for •
achieving a coherent landscaping of the urban fabric,
17 supporting the rural-to-urban transact_
• The thoroughfare standards are reflected on the site plan,
. specifying dimensions, parking, sidewalks, planters, street
171:.: trees, and streetlights_ They are based on the North Carolina
Department r tment of Transportation Traditional Neighborhood
v / men ,) Guidelines August, 2000.
, : Development of a size and scale, which accommodates and
promotes pedestrian travel rather than motor vehicle trips within the
vi IIage
W The mix of uses within Winmore &ong with abundant recreation
areas and trails ill create inviting pedestrian destinations, Minima)
I building set-backs, attractive architectural deta rl i ng, and carefully
landscaped sidewalks wi I I create a pleasant walking environment.
Amenities such as benches will further accommodate the
pedestrian, The size and scale of the developed area will be such
that pedestrians ill have no more ten a 5-minute walk to
downtown, These fa ors combine to riks wa I k ing an a ttr'a i v ,
U.,- vble a Ftemati ve to the a utomob i l e_
Compliance with the policies embodied in this chapter for the
r
u development of a village mixed use.
r.:� The developers of Tnmore bet Ieve.that the ran for irir ore not only
, complies but exofec1s all of the poIr6 es and guidelines adopted In The
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create a rectilinear street and block pattern, it also creates an
NN 1 urban fabric, and augments social interaction.. The street side will
. be more formal with guest parking rig and interaction with sidewalk
• strollers_ The lane ( IIey) side is rnfcrr ai, for use by the residents
and for e�nt a services lie waste roll-outs, recycling, and
' meter-readers. This will he a network like that in existing sma l
ri ' villages, sloNver design speeds, narrower streets, and connectivity
all make for a balanced mix of pedestrians and automobiles,
,:. Squares greens, landscaped stets and parka woven Into street
','' and black patterns to provide space for social actin' parka and
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visual enjoyment.
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The square, commons, parks. and even the tot-lots of Win more '
have been integrated into the general street and block patterns. No
r dwelling unit is more a -to-three-rte[r1 ute walk from a square,
park, or common. In addition to the required 3D,000 51 town
square &u rrou n d :by townhouse's, live-work units and the civic •
L and comri8rciat buildings, i r-timore will have a town green,
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a • surrounded by single fami i houses adjoining the main street
leading to the square_ Street land cap i n g will be based on the
El concept of the forma i aim of street trees that will grow and -
t.:: ultimately shade the entire street. The ward ,'Al lee" is from Old
French, ,Ter meaning '1to gc11 and refers to a walkway cr drive
[:1 bordered b rows of evenly spaced, even-aged trees of the same
species_ AI lees were popular in European parks and estates in the
1 7th & 1 8th centuries, In the Eats 1 9th century in America, it
t..,,,!... became popular to create tree-I i ned streets on the model of the
as I ees, The streets at Winrricre will harken beck to the days
before street-side utility poI Os and engineering-based regu isti on s
F. LII but eliminated the alIee. .
a
�::'ti� P ovi ion of buildings for civic assembly or for other common
Vi purposes that act as visual landmarks and symbols of Identity within
the community.
r A post office, general store, and church or civic building
(depending on the ultimate user) will serve as focal points and as
r••: civic !a nd m arks. The location these bu i kl irgs around the town
U square and on the main street passing through 11.411,710119 will give
them prominence. A.rchi le ura l details, such as a cupolj to ur,
LI or spire, will distinguish the landmark buildings
A recognizable, functionally diverse, but visually unified village
• focused on a village green or square.
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The creation of a distinct physical settlement surrounded by a
erected Iaiscape of g neraI I y open land used for agricultural,
forest, recreational and environmental protection purposes.
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A distinct ph si I settlement, a small neighborhood in the fon of .
- a classic village surrounded by protected landscape of generally .
ri.: open land, will be created at Wfrolore. A defined edge between
green 8p.ca and development has been created through the
�i5 clustering of compact development around a town center. This
IA preserved open land will be used for forest, recreational and
• environmental protection purposes_
:.?,:
DweIIing , shops, and workplaces generally low in close
proximity to each other, the scale of which accommodates and
promotes pedestrian tnivel for trips within the village.
9 9 The clustering of compact development in Winmore w I l help to
r•
create a pedestrian-friendly environment. No dwelling ill be more
1'f.a than 1 k -mile— a five-minute walk —from the town center,
L:: Stud es have son that p ple are u u I ly i I rig to al k to a
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destination 1/4-r i le or less instead of driving. The mixed-use
i;7 nature of the d e C[i ngs, shops] workplaces and bus transit atop s
also will reward walkers with an environment of interesting and
fri end ly destinations.
0 Modestly sized buildings fronting on, and aligned with, streets in a
disciplined manner.
u Smaller building rots of Winmore will mean smeller buildings_
. Lower per building land costs will help make the modestly-sized
i;.z buildings economically feasible. A build-to range will assure that
each building will be close to the sidewalk, treating an outdoor
a�,
living roorr i, an enclosed public realm that feels secure and
inviting. Each building will have an inviting, but formal, front -
usually a wide porch near the street.
A generally rectilinear pattern of stream, alleys and blocks reflecting
this stroet network in existing small villages whidh provides for a
: r balanced mix of pedestrians and automobiles,
6
Wherever possible at Win more, streets will end in other streets,
1..:.: rather than cWWs-de ac. Residences will be served by a farina)
street En front and a by lane (aJley) in the rear_ Not only does this
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Flow have genorally.rectangular lots been allowed to respond to environmental
04 . •
factors? [15-176.2(f)(3)bi
How have street patterns been allowed to vary in relation to topographical and
environmental considerations? Ili 5-176.2(f)(6)a.1
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Have streets been designed to 1) Parallel and preserve existing fence lines, tree •
lines, hedgerows and stone ails; 2) Minimize alteration of natural site features;
ElSecure the view to prominent natural vistas; Minimize the area devoted to
vehicle travel; 5) Promote pedestrian movement 6o that it is general more
r•;::1 • con r~ient to walk short distances than drive; 6) ali fir so-at the"t$�i nai
['a vista" is of open space features, either man-made (greed commons), natural
(meadows1 large des in ditiinci )1 or a community structure of significance. [15-
11B.2 )(6}b.J
•
0 Reply' The following comments on how "more meets the LUO issues with regards
to the VMU Orinarce answer the qustion above.
PI The r eser- t i of open space, scenic vistas, agricultural lands and
riy'.�1'f•1 natural resources within Town of Carrboro and its piannin
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jurisdiction and to minimize the potential for conflict between such areas
1': and other land uses;
Winmore achieves the preservation of open space, scenic vistas,
•:! ag rEcu Itu raT land and natural resources in two ways:
a Oecu ;e it/ ore will be a more-impact higher-density
i.Y neighborhood Winmore will offer a residential option.that develops
.. far f ess land then conventional low-density development_ With
between 6 and 9 units per acre (depending on how many garage
:�
r•r. apartments are built) 200 households at m ore will require
1
between 22 and 33 acres of developed lend_ The same 200
households living in conventional one-half to one acre lots u l d
..,, consume 100 to 200 acres of open $pace and or frm1and5. I
addition, larger Cot conventional d eves opment adds to the amount.of
..' pavement required for automobile access increasing i mpe i ous
' surface as well E5 conzurning additional open space for lane m i re s_
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• Surrounding the Wininore village itself there will be a permanent
,j nature preserve and recre t ona1 area_ Approximately 46% of the
65.9 acre Winrnore property, or 30,4 acres, wilf be set aside a s a
r permanent open space pre serve. This means that each resident will
Li be. it h i n a two minute walk of the forest or Bolin CreekL The
• Winmore site plan identifies individual specimen trees and the
project has been laid out in an effort tp preserve the greatest number
possible of the specimen and other trees.
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k.;•:: clearing will be required, and how It will be surfaced. Reduce playfield
area to that necessary for credits and leave remaining area in undisturbed
aopen space if practical to minimize area of disturbance. Also, consider
alternate location outside of the flood plain or p .yment in lieu to avoid
i....4.. disturbance (OR-1).
: A Rcpiy These comments have been noted and drawings have been changed to
.- comply with th9 comments.
2
0 1:.Some of the 20 plus trees shown to be removed for roadway development
could potentially be salvaged with shifts in the road. Show how street
patterns have been allowed to vary in relation to environmental
r
considerations such as tree preservation, pursuant to 15-176,20 r.
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Provide additional jusUficaLlon for their removal (LP2).
f Reply: We have redesign a major portion of the project roadways to minimize the
ti impact Of the midway location on the existing trees_
1 L•... 14.Sevens I specimen trees are shown for removal with new shade trees
planted within very near proximity. Should be preferable to leave existing
{:4
Li trees where practical to serve as shade trees, Please provide additional
Justification for removal (LP2j.
Reply a have noted this comment and we have sought to kisPep the larger trees
were it was likely the we could keep the larger tree intact
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15.NorthiArest portion of N. Hogan Farm Road appears to be planned through
a relatively heavily wooded area and near a relatively steep slope. Show
j how street patterns in this area have been al I owed to vary In relation to
topographical and environmental considerations, pursuant to 15-
r '176.20)(6)a (0R-1). .
e t'-This mad has been eliminated
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Other notes
!.; .. 25.49 acres hardwoods of 30.43 acres total open space.
L-,i 31.28 pent Impervious area based on 50% single-family lot limit
[.:.:.
How has developer allowed topography, existing.veg etatiori, and hydrology
Influence block shape and size? 05-176_200)a]
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E . not encumber the open space pursuant to 15-198(b)(1)(a). . Precedent
hl calls for the area of the open space lot credited toward requirements of
•the ordinance to bet reducad by the area of the structure if this area
If...: cannot meet the intent or definition of open space. .
Reply: This comment has been noted, The aree That contains the new wetianci
adjacent to &&11n Creek meets the purpose of the buffer and is replanted with the
Ii2. required p/an 'igs. •
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i':1 9. Developer is encouraged to minimize the area required d for! stormwatc r
control units by reducing I mporvi oui surface area and maximizing the
use of on-site Infiltration to reduce the requirements for storrnwater
runoff control.
ti
Reply: This has been noted, We have removed all bioretentjon end retention devices
r9 except for one_ We bone that luting our engineerirg document phase we can do
J even better
P. • .
F:::] 10.Abandon driveway to existing house and rovi de access from Hogan
Park drive instead; Maintain the current creek crossing for greenway
61 • (pedestrian and bike) access only. Might consider driveway as trai I Iiea d
from Homestead Road for public access to greenway (PP.2).
; Reply_ This has been noted and added to our drawings. .
'It.There appears to be a second path, separate from the greenway located
•f•R
on the opposite side of creek and parallel to the creel. If this is planned,
.,r� the Bolin Creek corridor ,running through the project would be •
r•� encumbered by (west to east) (1) an existing path (2) OWASA easement,
and (3) greenway path — in addition to containing a soccer field and play
VI field (SP3) Consider alternate ate co nfigu ratio ns i such as co-location of
1:
paths and O A A easement . to minimize disturbance. O R-1i
.F.% • Reply: We have totally redesigned the trail system for the project_ Please see the
new trait and greenway design.
4,
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'12.Plan drawings shows playfield at 83,500 square feet, but the recreation
point analysis shows 5 5,485 square feet correct the plans indicating the
1:1 correct area cal u I ati ens. Provide, d tai I o r wri en note explaining how
the p1ayfield will be graded. how much
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Reply: Noted. A bridge design for this crossing is currently being developed,
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4. Roads should span the tributaries with properly sized open b om
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c u l ver'ts a with minimal ch annel i zatio n, minimal disturbance, and allowing
stable stream bank-full flow conditions.
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Reply, We a currently showing full-invert F units at these trout
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o frw_ We are investigating the use of an o nab om structure, including scour
r.• : analysis required for each crossing_
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5. There appea rS to be very Iittl€ overlap between the proposer, greenway
2.
trails and OWASA easement. Trail proposed on east aide of bend in
creek along slopes in haviIy wooded area. Development of trail would
require clearing of hardwoods (even if not specimen trees). Evaluate
L potential for gree nway path to overlay easement. (SP3).
Reply: This comment has bur) noted and we have relocated the greernivay trail so
L that it is 017 the edge of the b u r where it can have minimum impact
FI ti
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6. "Construction rec d i ng stockpile area" appears to be near wetland
1.:.. an cUo r
wooded area, and should be situated away from wetlands and
hardwood areas to minimize disturbances. Provide details on what this
'~L.4 will be used for, how it•will be used, how frequently tI material will be
removed, and plan for final closure and stabilization. Provide measures
to assure no toxic materials or containers am accumulated in the
....4:
it stockpiled area (PP-I). .
Reply:This area has been removed from our plans,
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, 7. Proposed new wetlands at the western edge of project adjacent to power
line appear to be in an existing wetland I riparian area. Constructed
wetlands should be developed without destruction, or functional
p impairment of existing wetlands and riparian buffer areas (FF4; UP-I).
• Reply: This has been re-designed. No tai orstenti ors areas or storm ater wet f ari d are
r' • now prôpoed in n this area
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r7 E: 8. The amount of area occupied by the post - construction storm water
L L.;? man agement �r��� shown �r �� plans �h�u!� not be included i n
calculations to meet open space requirements unless enough detair can
11 h e shown to demonstrate that they will t be compatible with and
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Environmental Review Commepts .
[11 Deed: Junelø2002
The following comments are provided as a result of the environmental review of
[7.1, the proposed development named above. Plan sheets are indicated In ( ) and
• ordinance references in n whom applicable.
•
oI. As much feesi61e,woodland prosivation should focus on prsørvatIon
• of significant blocks of wooded areas. Tree preservation throughout
project should emphasize presentation of wooded areas, not just specific
specimen trees to best presewa natural vistas and the existing
topography [176.2(f)(1)(c)].
ill .
Reply: INS understand that them am some major trees that will need to be removed
in order to develop the mad and infrastructure. We have endeavored to preserve a�
Elmany of the major speckrren trees as possible, In opang for saving a major block of
trees adjacent to the northern property fire, we needed to develop the wooded areas
�
and slopes where we have Iocaled The perk side dry have labeled North Hogan
i:.... Drive. Th!S elloVed us to save a larger area of open space in this area' Please note
• that we are not clear culling lets. In the p/anning of groups of it vidual homes, we
Pwill endeavor to save groups of trees rather than hafted trees,
li 2_ Clearing of hardwood areas necessary for development should be done
in a manner that removes only trees necessary for development with as
Emuch natural vegetation preserved as practical to allow for blended
transition with surrounding natural areas [I 76.2(0(1)(d)]•
a
Reply: Please rrate that we are not clear cuffing fnfs. in the planning of groups of
•D. individual homes, we will endeavor to save groups of trees rather than individual
frees.. This rowl preserve as much natural vegetation as is practice Because we have
3. Fain road into development should span Bolin Creek with a properly
sized bridge, . and not a culvert. Construction should minimize
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19.The storm drainage system appears to be adequate to drain the road
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system within the site. Additional sfructures may need to be added at
.i.Z.i street intersection s and at various internals to limit spread to one half
travel lane width. Several of the pipes in the Schedule do not meet
rl NCDOT conveyance guidelines and should be mvised at the construction
plan phase. An HGL analysis will also be required at the construclion
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N plan phase.
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. ..:, Reply: This has been noted
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20.Fire flow calculations will be required at the construction plan phase.
Reply:This has been noted
El li_Lot drainage needs to be addressed on Lois 1-63 48.26, 43.136, 106109
and all townhouse units.
r.:f Reply:: Each individual builder wN be required to provide a stonn-o'reinage plan tor
their specific residential lot or tovmhome an9e, meeting the requfrernents of the Town
•
! engineer A note to this effect has been added to the site grading plans.
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• 1).3 Orange County: informal Comments;
t Sheet now from roads
0 .Reply We have used sheet Bow from roads where we could.
F.- 2. Trails to 30 ft him bank edge.
Reply: Traits have been move so that they are no closer to the bank edge then 30
5 .'.! feet. Please note that the gtrenway has been moved to the edge of the seconday
LA buffer.
57,
6 3. Inlet protection does not work. Storm need to go to a trap with the Invert
1:- out is above the trap overflow_
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5 Reply: This comment has been taken into account with the revised design.
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:� i 3.The drainage area for the culvert computations needs to be field verified.
b� Chedc area on Homestead Road at western.mast extent o rairrage are.
pew This area has been addressed and revised.
n 14. The discharges used for the culvert computations closely approximately
'.A • • those produced bylkieDOT required US GS 944084.
F:..
d� Reply: This comment has been noted •
I � atnnr should be
contained within a recorded easement Consideration should beliven to
[191 holding backwater to the natural 100-year storm elevaiion plus 1 foot on-
site. Na increase In water surface elevation can occur on upalream
properties, . �
Li Reply: : A analysis of the culvert crossings has been pmvidod to address
These concerns.
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16the stream cross-sections for culvert do not match dimensions fo the
stream observed in the field. TW calculations need to be b ed on actual
Ufield-conditions. . .
R��#y: ��is has b�e,rr addr�essec�1�r tyre) test revisions. .
r �tT.Culvert#1 does not appear to fitwithlii the existing stream dirrirerisione.
� Three of the culverts are outside the stream and are thBrefors likely to silt
up over time. t#is recommended that another structure be considered.
1:.%.•:t
J4eply: : The m[ e-pipe culvert structure hes been replaced Oh a CONSFAN
r��r . structure. •
(.:-: 18.Scour computations need to be submitted for Culvert##2.
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Reply: B�#h �r�rJ�+ t#7 �nd culvert#2 are now fu/!invert CONSFAN units. We are
cumantly exploring the use of an open bottom unit, including scour analysis for This
c 7 type of cuivert
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7. Biareterxtian areas #S, #6 and #T appear-to be largely within the stream
buffer and are 6eing cocted Ire fill. T1e streams wi#hln the bu#�ers
�� appear to be relatively stable and therefore should not be Impacted. In
El fact, portions of these strums appear to be usable as reference reaches
for natural stream d. ign1 The impact in these buffers needs to be
removed.
Reply: This has been corrected with the revised pfen. There is no encroachment in
f_:< The stream bufferfr these locations with The revised plan.
8. Each &the bioretention are should provide quantitic of plants that
1 il will lie iriatalled for each basin, maintenance schedule, construction
sequence plan view showing placement of drain pipes for each arioa and
location of spillway.
Reply.: The bioreten#iora area has been removed from The stormwater management
plan.
P.'.;
r.... 9. Each of the wetland areas should Provide plant quantltJee for each
-',` wetland, fig grading below normal pool, forebay elevations, weir
elevalions between forebay and pool.
17/(1 Reply: This has been provided with this revised plan.
0 .
1Q.The location of the emergency splIhvay in Wetland #1 does not
allow for
treatment before discharging into Bolin Creek,
Reply_• This has been addressed with the new design
L11.1t appears that Wetland#2 will short circuit based an the location of the
a basin outlet
Reply: This has been addressed with the new design.
12.The proposed 484 contour at the southeast end of the property extends
t.,,
off the property. .
Reply; This has been addressed with the revised glans. Construcfion easements wit!
[I be obtained ire required
[sue r�,a
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2. It appears that a porturi of E. Winmore Avenue is being directed to
R.L'i Bioretenlion Area #2. The area does not appear to be included In the
computations for BA .
Reply. The s#ormweter management plan his been completely re-designed from the
prevus submittal. It is believed that this eoinrrrent his beer addressed with the
reconfigured sionnwater management sytem-
�:.,� 3. Portions an the eastern and northern sides of Hagan Park Drive do not
L:71 appear to be dfrected to any of the sfivrrnwa#er quality structures.
Provide justification for vegetative buffer.
El • Reply: The stonnwater management pJen has been completely re-designed ftorn
the previous submittal. It is believed that this comment has been addressed with the
0 reconfigured stanmwater management system.
El .
• 4. Portions of E. 1Ninmore Avenue do not appear to be directed to any of the
����' . stnrmwar quality structures. Frovidejustification forvege tative buffer.
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L'i.a Fe,*: Mks is indicated in the narrative for the revised s#ormwater management plan,
only a smail portion of the site impervious surfaces (J.4%) bypass ammeter
#teatmerr!facilr7ies. Of This 9.4%, only 37.196 is roadway surface (O. 6ac). The site
starrrnerafermanagerrrent plan as designed, removes a computed 85.39A of TSS in
s#ormwaier runoff:
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ri''.;i s. Lets 87-90 do not appear to be directed to any of the atormwater quality
structure. Provide JusWlcalion for vegetative buffer.
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Reply: : Per ilS fphon$ conversation with Henry Iiiitli$, ( J2), this is
E acC9'� "C�p Sif�Le @ffOVt�?aS been�7r�C�e CBptZN6 aS�?7uG`�i iA?f�P,i'Yf1S Suf�s',lGe a5
is pracbtabde. Add!tTona/!y, the sfle as designed removes a coput 85%+ of TSS
In sfonriwaier runoff.
[ ;
La G. The 24 Affordable Hou&ng Units at the end of S. Preston Park Drive do
not appoar to be directed to any staemwater qualfty structure. Provide
Juslification for veg tive bar.
Rep/y: This has been corrected. This area now drains to WO facility#,3.
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Id Reply: This comment has been noted. T he permit will be attained final
construction perming.
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. All I� located within the right of way shall quire an
17:: encroachment agreement r`e nt
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[:.:. Reply: This moment has been nom. . The permit will be attained prior tine/
1.-:4i]] construction perming'
[I 3., Please note remarks In red on ached plans.
• Reply: These reams have been noted.
Iril 4. Plans should be submitted for any roads within a subdivision that are to
. . be state maintained.
Rep/y: ThIS comment has been noted
If
• SunyateDesign Group, PA.
W. Henry Wells, Jr. P.E. •
• n April 8 2002
I. The computations indicate that there will be minimal impact the
F;. discharges in Bolin Creek during the 2-through 100-year storms caused
by the development of Winmore Subdivision.
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Reply: Nom. No detentes will be pro vkled uniosst Impervious suffices substantially
ri increasa.
mma r quiintlty has been satisfactorily addressed unless proposed
• eke conditions change.
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LI. Additional comments based on This revue:
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P Parks and Recreation
Dated: May 22, 2002
RCarol Rosamond
1. it was difficult to tell homer close the left entrance playfield edge was to the
F�.;; sidewalk/street. Depending on the amount of space-some sort of buffsr in
[id addition to the entrance trees might be needed. I could s@9 a frlsbce or ball
doing into street and posing a safety herd. Although its for the
0 neighborhood, a few more parking spy by the soccer field area would he
nice but I Imagine they have met or exceed the amount needed, and realize
prldng may not even be required In that area at all. The inclusion of
�,. neighborhood bicycles was a nice addition.. .
Rep/y: The comments baveben noted, Additional distance and vertic1e separation
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k.) have been added to better buffer the p/ey field area from the mein entrance,
2. Ani;hese V2«Is aligned with our proposed greenways At this point that's
11:
all I can comment on.
LA
Reply: The proposed greenwars ar-s as is requfred and designated on the pmposed
greenway and trail p! n.
3. When Richard left, i#was my understanding that your office would make sure
that point requirer+non#s were being met and contact me if you had areas of •
concern.
p.
6 Reply: The recreation points have been complied with.
E .
NCDOT
S.D. DCxon •
L;.:: Aprit112002
•
r .: Per your request, a review of the above mentioned subject has been completed
Li . by the NCDOT Graham District Eelow for your file Is a list of.our
recommendation and comments for the subject:
•
L1. Prior to any construction of any new access or alteration of any existing
access within the right away, the devc?operlowner is required to
•1 secure a permit with this offoa. It is the responsibility of the
Li ownen'developer to obtain a permit
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1Z:;-:' Carrboro Fire Dept
412102
ii.,
,. Not open Burning allowed. All brush and trash must be removed from
rti; efts or mulched on site.
',R Reply: This comment 61 been noted
(..--4:
2. Excess to project shall be maintained all times. All weather surfaces
liirequires first layer of asphalt
Reply: This comment has been noted
• 3. A 3 Ft c must be maintained around all Me hydrants once in
open.
ri
,•vf Reply: This moment has been noted
F..••! 4 Check town ordinance on sprinkler requirements and flre
_'_} requirements.
1 li Rep : This comment has been noted
,r S. The 21 112 "discharge must be at least 35 inches about final grads.
Rem: This comment has been noted
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• 6. If blasting Is required ui must a permit from fire dept
t. : Reply, This comment has been note#
r 3
L Street names may need to be changed Thomas, Bch, Robert,
Reply:' This comment has been noted
B Fire hydrants shall be In - framing
-., Reply: This comment has been noted
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Also it is not clear whether the spIi##er islands and a truck apron are
ri . included in the roundabout design.
. ,. Re�lY: e her compiled with this request
S. bagaotrauggs. At alley entrances, the applicant should use a
"driveway-type entrance with Ferrel landing and return curb. Using a
return curb instead of flama benefits pedestrians by requiring rr�o#,�riets
} to enter the driveway at more of a right angle and thus at a slower speed.
This approach may also make it less likely that alleys will be used as
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r A . cut-throughs. .
Rep!y:The r�eq+�est has been compiled�%rah.
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6. Textured Pavement at CrosswaIks The site plan appears to show
F.3
textured pavement at some crosswalks. The applicant should provide
' additional details on the design of this texture. While the use of textured
pavement can have a positive e to there Is concern that textured
���� pavement may cause a bumph ride forwheelchair users and can lift,
I:..� settle, or buckle over time and &pate a tripping hazard.
a •
Reply:The crosswalks have been pinte4 with a feature asphalt paint that is approved
I] forNCDOTuse+ it should have no effect of handicapped accessibffily for wheel charm
or walkers.
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1
'• Transportation Planner •
„..r.L Dale McKeeI
..a June 4, 2002
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r..,, 1.. ! F!c! ay Train Ana urf . TI Town of Carrboro Bicycle Policy,
',:--A', adopted by the Board of Alden on March 7, 1989 states that"off road
tacIIlUi shall be conelnicted according to standards in the MSHTQ
a glmide for Develqement of New Bic I Eaci I11 ". in general their guide
recommends that two directIonal shared use paths have a paved since
and a minimum.width of 3_0 meters (10 ft.). In addition, a paved sus face
:r In preferred by eh Town of o r due to lower maintenance costs and
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because It provides a firm stable and slip resistant surface.
: We ere rm 1.:, proposing a public greenway That L a asphalt 12 lf. wide
path
rJ 2. _ y.FJaccmnr . The applicant should ns i t placing all or a
portion of the grecnway trail on the sir cement This could
[I signi i rntly reds impact on trees and on secondary and primary
' conS Finn areas.
•'7, Rem: a have relocated the greenway to the edge of rhe secondary burr to
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minimize its bnpact of the buffering of Bolin
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3. nvigo kQflWIVCOflflc!CbQfltJ4 E Viinrifivmue. The applicant should
•.: provide a connection between Winmore Avenue and
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that bicyclist and pedcstrjn5 on Winmore Avenue can easily access the
r l g retry nil`
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a Reply: have p d with this request with the m
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4. Round0aut Degas The applicant should provide additional
L• 1 the desiçjn of the roundabout at the intersection of Piton Park Drive.
L I Federal Highway n ir i i on R s
Roundabouts: An.•
informational Guide as a design tool. For Instance pedestrian crossings
I should be Bet back from the yield line by one or more vehicle iongthS.
teLL.
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LE; 7. OWASA Easements-No grading. plantings, or encroachments are allowed
t±' • within OWASA water or sewer easements. Propos.d .a50mrN* must
n• have a vehicular access for OWASA maintenance vehicles with slopes
bi not greater than 4 to 1.
Repty:So Noted
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8. Blocking & Rodding —retainer glands to be used on all mechanical joins
. In addition to rodding and blocking. . .
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Rep o Naiad
H �. Dechlorination l quirerrren#s-Thy.ion c#or shatl be responsible for
neutralization of chlorinated water at the point of discharge from the main
being tested. This shall occur following chlorination to disinfect the main
P • . or any other time when elevated levels of chlorine could potentially be
t-o discharged into the environment by the contractor, At the time of
f�:: disinfection and purity testing procedures are discussed with the OWASA
Construction Inspector, the procedure for dechlorination will be covered.
{,.. Absolutely no flcrnhing, disinfection or purity sampling is to take place
1,1 without prior approval of a sampling plan by the OWASA Inspector.
VA
Rep(y:So Noted
.�� 10,Cross-Connection Control Ordinance-Backflow Prevention with be
required in accordance with OWASA Cross Connection Control
Li Ordirwnce and Manual.
ne#fy: o Noted o�Noted
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tj 11.Remote Read-out Devlses-D DA andlor RPDA devices located Inside
� Nptun.buildings must be equipped with T-'10 Remot. Read-out with
�n Read-pad located outside the building in a location accessible by .
OWASA personnel .
Reply: Noted
1. ; 11 Fire Protection Systems-Pressure testit�g, chlorination, and purity tesling
L shaH be completed before the instalFation of the DCDAIRPDA unit.
(a Rep!}r: o Noted
tiy[4;.
. LeIler of Dedication
Fr' • As Built Drawings (ircIuding 1" 1OO' Scale Site Plan) AS
L j builts of sewer construction subject to be review and pproval
El by NCDENR Division of Water Quality.
• Manhole Date Sheets
• Recorded Plat
• Original Recorded Waterand Sewer Deeds of Eismnt-
.
`:'c prepared from OWASA'8 standard form.
`7: Rep •& Noted
4. fewer Statement-sewer lines under construction shall be plugged with a
mechanical plug at the first manhole upstream from the point of
• connection. Plug steall be placed in the outlet corn ion and secured
with steel cable. Plug shall remain in place until acceptance of lines by
O ASP,. Water, s'bone, dirt, or any other debrIs shall not be allowed to
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L.'_d enter the OWASA Sanitary Sewer System during flushing operations or at
any other Ume. Construction taking place In the vicinity of and existing
OWASA sewer lines or manholes shall not cause any inflow of surface
F' water or debris to ort#er the OWASA Sanftaiy Sewer System and any fines
::�: imposed by the Staff of North Carolina Division Of Water Quality due to
wear spills or overflows.
[i R 1y: o Noted
t: 5. Sewer Use Ordinance-Discharge from this pmJect mu5t be In compliance
with the OWASA Sewer Use Ordinance. A grease interceptor shall be
F...,`...
provided when in the opinion of MASA it is necessary for the proper.
handling of wastewater containing excessive amounts of grease. All
interception units shall be of �
#yp and capacity which Is certified by the
project engineer as meeting the requirements of QWASA.
Repdy:Sa Noted
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G. Sewer SerricesEach building connected tot the sewer system shall be
`.- served by a separate building sewer of not less than 4" in diameter.�: Sower se/vices located within public right-of-ways or OWASA sewer
easements must be co cad of ductile iron pipe from the tip up to
} and including the first clean-out except for dead end manholes, all 4"
sewer services must be tapped into the wirier main. All an services must
be cormocted to a manhole.
[t . Reply_ a Noted
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whether#ham is a curb or sidewalk.
� Rep(y: : oAdv!sed �
[1:1 Copy of Iffier o�credit or warranty bond that shall by in
RY
effect for a period of 15 months to co re r warranty pallated
�.' repairs. iNarranty bond is computed d as of the total cost
of roadwayirigh#-of-way related improvements minus the
r- cost of wrafier and sewer improvements.
Reply: : So Advised
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MASA .
Ted Blake (engineering assialan#) 919.968,4421 ext.249
Carrboro Zoning Dwhion
7 '1 laclude the three 30' QJh Sanitary Sewer Easements shown in
d "red" on the enclosed print � .
R.
Please incIud 1�U notes on enclosed sheet entitled "Utility Notes for
i.l'..J �nmore" on w Utility Sheets.
:1 Rep1y:.0VA 4 easements shown on Sheet UP 2. Wil/ add to
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construction plan set.
0 1. Standards and Specifications-all construction shall be in accordance with
OWASA Standards and:Specifications kdest revised edition.
Reply:
k.j Noted on Sheet L1P 1 (Note 14).
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2. ?reconstruction orrfererrce-A preconstruction conference with the
OWASA Construction Inspector is required before any utility
construction.
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Reply.' See rrofe#6 on Sheet UP 1.- .
E. 3. Project AcceptanceIri addition lo a Final Inspoction approved by the
. OWASA Consctian inspector, the following documents must be
received and approved by OWASA before acceptance of the project and •
i.l.A the setting of meters:
• Engineer's Certification of Public Sewer.-orlgrnal document
n a Engineer's Certification of Public Water-original document
LI • Asset Letter-original document
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3 Developer/Owner shall be advised the following will be required for street
acceptance once all streets have been completed in accordance with the
ri approved for construction plane.
F., • Mylar as-built depicting the actual constructed and
infrastructure.
•f Reply: o Advised
ri. a AutoCAD .dfx file with NC plane geometric references.
Eg . Contact Ruth Heaton, Planni ngt at 918.7328 for questions
regarding fDr
aging for incorporation poration irk the Town's GIS
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system.
,.=_ I?ep/y: : o Advised
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Engineers certification letter certifying the developers
project engineer had conducted periodic inspectlon to
�_ er u re the project has been constructed in accordance with
approved for construction plans.
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: : So Advised
0 • Engineers bridge certification documentation in accordance
with NCDOT requirements and specifications.
iij Re F : So Advised
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• spy or written acknowledgement from Sungate Design
�, indicating compliance with storm drainage rage cons on
.L: andior documentation is outlined within the Town's storm
water ordinance a and approved for construction plans.
Reply: : So Advised
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44 • Letter from the developer indication
Town for streets to be accepted onto the Towns street
1 maintonance systom. Letter shati describe each street by
name, lengthy width from back of curbs width of right-of-way
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arches or extreme ends of cowlings for multiple boxes. It may also
�`- includes multiple pipes. where the clear distance between opening
• 9s tees that half of the smaller contiguous opening." June 8, 2001.
[1 Reply:All bridges and stream crossings will meet NCDOT standards. Oeisgn details
and approvals will shown pnor#o r�r�sciror documentapproval,n
V,E:1
r.412.. ireet Lighting —Sheet UF'4 Town will only pay for street lighting that
faces a public street or ours at an interaction with a publIc street.
a. Examples of lighting that will not be paid or
Holly Lane—shown as a private street
Cyprus Lane and adjoining James Place near properly.
il . Persimmon Lane & N Beech Lane.
Reply:Comment Noted.
� b. Shaw private and public street lighting plans wither on separate
•,;) sheets or Bo me type of symbol to designate pdvate from public
street lighting.
[1, a for public street shown, add street lighting for at or
near end of Bailey Street and N Preston Park Drive.
0 Rcply:P!ease see /egend.
[,1 • What dotes the largest streqt light footprint represent?
Rep/y:POase see legend.
LA - • Add note of lighting Starr— UP-4— designate what
T fixture, palms.typo alumen n rating for fixtures
f��.' propoád to be provided? Sheet D-1 not indicates
�� standard 9OO lumen cobra head. Is this a drib head
t.. • ' of eat off fixture? Public Works would recommend
1.:: . cut off fixture where light needs to lie directed onto
roadway (why housing set back is near roadway)
�ry � and the drop head where it is desired to provide more
E_' light throughout the given area. Mace Identifying .
notes onto righting plan.
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Reply: Thcse are cut-off Beads as recommended by Publk Works
i eply: :Al)stub outs shall have : 6 x 6"pressure freated wooden b&Iards spared 5'
' r.' aped beginning in center roadway and extending across the ful!wkith of right-of-way •
P
:,.: Center bo//ard shell be installed with a removable sleeve to allow center bollard to be
removed. Do//w-ds shatf be exposed a minimum of 5'above pavement surface and
'��}�..�2 placed 10'beyond the end of pertren# Top of&oJ/arcb shall be t at 45 degree
angle or other suitable treatmene to allow water to drain off the top of bollard. All
£x'!trds shall be set a minimum of 30n below surface grads and secured with
Elconcrete.
.. 9. Question for Planning and Zoning: will there be required bike lanes for
- any of the proposed streets? Pleases designate which ones. Developer
[.:.. will need to add a nab indicated the developer will be responsible for
"a furnishing5 and placement of bide lane pavement markings in accordance
I.
with NCDOT Specifications for painted pavement markings. Bike lane
marking placement shall be coordinated with David Poythrees Street
Superintedent, 919-998-743 ,
[I Reply:Nate has been added
;7:.
LA 1Q.For public street sidewalks. Add note to typical detail. All sidewalks
shall be 5' width with a a minimum thickness of 4" and Increasing to 6"
.:.:.,:17; thick at ail driveway crossings.
Fi Reply: Note added to Sheet D-9.
1.1.Stream crossings. All bridge crossings shall conforms to NCDOT
specifications, plan5 reviewed and sealed by a s#rucfiural engineer and
sufficient inspection and documentation during construction In order to
certify to the Town that this bridge crowing hae been constructed In
[..: accordance with the approved for canstruction plans. Municipalities are
required to inspect and ana[yze its bridges in accordance with the
Federal Surface Transportation Act. Project Engineerfar Winrgiore shill
[.-..:
, contact the Bridge Maintenance Unit�It '�5$5 Mail e1'1PJ6e C6�1't6rr, Raleigh
7334362. for forms and information required to generate the required
inspection report This documentation shill be furnished the the Town of
0 Carrboro upon its oar of dedication from the developor of Winmore.
L,::' a. NCDOT definition of"bridge:" A bridge is defined as a structure
. : Including supports eerec#ed over a depression or an obstructlon,
f-° : such as a water, highway or railway, and having a track or
�� passageway for carrying traffic or other moving loads and having
an opening measured along the center of the roadway more than
twenty k€t between under copings of abutments or spring lines or
f
:.•:::1 Reply: So Noted
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6_ Label free#Cross Section Typical on heed D-$1 with listing of applicable
streets and indicate whether"private or public" sheet.
a
Reply:Noted on detail Sheet D-9.
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T: Storm Drainage_ Provide storm drainage table listing our elevations,
length, slope, pipe dIameter, mince from proposed structure or pips
end.
Reply: Plan to provide at time of construction p/an subrraitfa!
0 a. GP-2 & 3-1&e/and reference outlet/ines for wetland 1 & 2 along with
any other urr-la efedstructureorplpe. .
� b. Sew-9f sClras not identified. Some per to beJwniction boxes.
�
Provide NCOOT Iypic&detail for Faxes. Add notation where
applicable:
117 . I. Foriurrcfiorr boxes vrThin the public fight-of-way. The Cast cover
4'� surface shall be lmpilnted With Me following: Town of Carthoro—
.,� Danger-E�rtry Permf� Required
ii ForFnvate Storm System manhole covers. Storm-Danger
Entry?ern*Required.
0 RpIy Add as note # 19, Sheet GP 'T.
U8. Provide typical detail for end of roadway Ireatrnen#s where roadways are
being stubbed our to end of properly limits for future development.
L .
Example: 6'° x 6" pure 'mated wooden bollards spaced 5' apart
beginning in center roadway and extending across the full width of right-of-way., Center bollard shall be installed with a removable sleeve
to allow center bollard to be removed. Bollards shall be exposed a
1.. ' minimum of 5' above pavement surface and placed 10' beyond the end
of pavimenL Top of bollards shall be cut at 45 degree angle or other
s.; suitable #ble treatment to allow water to drain off the top of bollard. All
L'i bollards shall be set a minimum of 30" below surface grade and
Secured with concrete,
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:� Public Works Department
Is,;, April 10, 2002
Po�n n#s Prepar'ed by Chris Petersor�, Ql�ctor of pu6ti I�or�cs
� 1. Development will require NCDOT review and approval for encroachment
3
and improvements proposed within the Hometoad Road right-of-way-
This will Include a NCDOT Street and Encroachment Agreement for
�..:� proposed street connection in addilion to a NCDOT Utility Encroachment
.. Agreement for proposed utility Improvements with in NCDOT tight-of-
ways. Developer shall provide copies of DOT approved documents to
El . Public Worlw4
P - Reply: JVrDOT has been even drawings for review. We will provide NCDOT Street
and Encroachment Agreemsnt foTpnJNsed street connection in addition to a NGDOT _
U(Wy EnamacIment Agreement for proposed utility impro m is with in N000T
F.
ri ft#-of-ways. Prior to fina/consfaction diawing approvaf.
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v--, 2. ProvIde Traffic Control Plan Typical for proposed improvements within
:•.•: Homestead Road.
LiReply: So doted
3. Add note to cover sheet Developerlowner is required to coordinate and
schedule an arrsite pre-construction riveting prior to any slte
disturbance. Attendees shall include representatives from all applicable
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approving I:: approving agencies.
So Reply:Reply: � Noted
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..y 4. Clarify purpose of shading along sections of proposed streets. Legend
:.; indicates the shading not shown on the plans. Public Works is assuming
then) is to be on-son-street parking. I�so, review and revl�e so that parking is_
not proposed on both sides of the street within the same location with
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less that a 16' travel lane. Recommendation is to eliminate parking along
li;� the curved aromas.
!..' Reply: The parf4ng has been removed from the streets to comply.
r 6. For consfruction plan submittal. All street shall bo provided with station
rr referencing for the entire length of each street whether private
or public.
S
, Reply:Ramps have been ad'dedr. .
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n. 2. To the tree prothctian fence detail, please add a sign, which would be
placed ry.75' along the fencing. The sign should rid 'Tree Promotion
Area— DO NOT ENTER';
El.):; Reply:This has been added to the details sheets.
3. On Sheet 0-3, please Indicate the radius for the alley and driveway
0 entrance in the bottom right-hand corner detail block;
Reply: This has been added b the afetar7s sheets.
4. PIS include a 'sidewalk detail' drawing. Pleases rifer to Section 16-
.' 1713.2(f)(4)(f) for a listing of the requirements related to sidewalks;
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F:.�; Reply: This has been added to the detailS sheets.
_� 8. Please include a detail dmwlng for the screening you intend to include in
�"'' areas where refuse and recycling faciitici are propood;
Reply:P1ase see Sheet SP-5.r A 6. v detail drawings have been included for the
Proposed cuI-c10-3a0 arse. Do you know which design you intend to use?
Please clarify andiar remove one detail drawing from the plan sheet.
Reply:R€wised detail Sheet by crossing out SAC without curb end gutter.
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r;{ 111, 1 and#2 ' — hit SW-'I and SW-2:
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1. Please add a legend specifically identifying all details in the `grading
plan' detail blocks1 Also, please label the features in the detail blocks as
["1 well (i.e,-floodplain. floodway, buffem other Fines. etc).
Reply: So noted
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13. Per Sections 18-244 and SAS of the LUO, pleasc rovid. letters from the
electric and telephone companies serving this area stating that they have
adequate capacity to serve the proposed development.
EiReply The letters have been submitted and is b kted with these modifications
"9 LEnfitim.P{an —Sheet PA6
- 7. As mentioned In regard to other plan sheets, please include a legend
�.:!s, Identifying the concentric circles. Are these intended to represent
footcandb countaurs? PIS note that Section 15-243(d) of the LUG
NI requires that the 0.2 illumination contour must be contained an the site;
Rep/y Legend his been added.
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2. PIaeinclude an elevation/detail of the proposed light fixture. The detail
E::::' should Include the height, type, lumens, etc. in doing so, pI•ae note.
whether you intend to use `s#artdard'streetlights, 'decorative'
streetlights, or some combination thereof(Will the lights in the Village
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�". Area be different than other areas?), Please note that the Homeowner's
Association will be rep nr ibie for biflin related to any decorative lighte
s..� installed. public Works will coordinate the installation of the lights but
.A the developer is responsible for ensuring that the proper utility
conneclion is made available for the light. Section 45-243(c) of the LUO
limits the maximum height of all lights 15';
Reply: We are using a combination of standard street lights and decorative lights. We
note that the decorative skeet lights will be the responsibilify of the deve/oper and
.I. home owners association.
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L.% S. generally, no `dirk spots' should be identifiable within the developed
,., pcirtiorte of the property (for safetyfsecurityr reasons)_ To that end, please
ensure that the concentric circles clearly represent that all areas of the
. `:::! development will have adequate lighting.
• . Reg1y:Legend has been added.
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'[. Per the American with Disabilities Act (ADA), the Planning Departmerrt
fc: has identified the need to place two ( ) wheelchair ramps per corner
4''4 development throughau� the
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7. Please identifY all proposed facilities and natural features on the utility
47. Divieon asks for labels so that can further revue
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'a& The proposed facilities within the floodphiln areas on the site Currently,
none a facilities andIor natural frature&are labeled;
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Reply Ail features have been labeled on all sheets •
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8 f file Planning oepaent has nod that several of the proposed
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watertines are identified,•as6" lines. OWASA may require some of these
•i; lines to be 8" lines. The Planning Department will be inspecting
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6sr comae brad by OWE for clarification of this issue;
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B. Please indicate re The floodplain ties on this plan sheet In addition.
pIaso show the stream buIkrs so that the Planning Departrnent can
r4 d it Iderittyti where utility facilities (i.e.. r facilities may
c encroach into buffers);
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Rep/y: This has been added per#7 .
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10. Please label all facilities identified on the plan shaot5. p ifically, there
are apparent fac it lies located in the area of the creek that are not labeled;
tiReply:Ail Facie have been nom on Meals
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���'i Section LUO, leas provide a note stating that all new
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utilities, including water, sewer, eleciric1 cable, telephone, etc. will be
i.-i' placed underground;
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Reply:Note regarding new utilities has been added. See note#5 an Sheet UP 1.
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r 12. Provide a standard drawing to show the location of all utilities within
4 ' right-of-ways and along all private.d wee. Standard drawings in
Appendix C can sew as a good guide;
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Reply. See detail Sheet D-9
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• 1. Please disclose how refuse will be handfed in the 'affordable housing'
LE:; area. Do you irrtend to use rollout carte for all 24 units or do you Intend to place
.,:i a dumpster In the a+sa? Please add clarifying information to the plays;
r1 Rep/yA dumpster has been added to the plans_
� You have indicated one dumpster area within the parking area to the
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sout�t off the cornmerCial buildings. la this area Intended to serve all of the
Vi commercial activities proposed? You may want to consider adding additional
F.A durnpster facilities to sem the commercial ate;
Reply: Our submittal included two dumpster artos south of the commercial center.
0 4. Moro generally, please include a chart indicating the number of
dumpsters and their proposed locelions as well as the number of and
type of units to be served by roll-out containers (you can place th15
ilrtfiar�a#ion on the cover sheet if you would like, but the udlity plan sheet
▪`� ehould also clearly indicate the Information visually,
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4epdy,A art his been added to the cover sheet
Li S. Provide a note an the plars stating "Fire lane striping must be
coordinated with the Carrboro Fire Marihal prior to receiving a Certilicate
I. of Occupancy (CO), The Zoning DivIsion has.noted that you included thls
note on the `Land aping Plan,' but it is preferred that you place the note
on the utility plan as well. PleaBe contact the Carr6oro Fire Marshal at
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918-7352 two weeks prior to the anticipated dato of CO to schedule an
41�j on-ofte meting." Additionally, check with the Fire Marshal and Code
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Enforcement Supervisor(formerly Chief Building Inspector about
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sprinkling regel�ment� for the proposed � ,i�dirgs;.
Reply-The above ment+orted note has been added to the U&IiLy Plan and the Fitv
• Mirrshaf Will be contacted prior to CO,
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6. Please show all existing utilities on the site and indicate whether they will
remain or be removed (i.e.-service yin to the existing hour, etc);
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Rep/y:U(iIities shown. : Existing sanitary sewer shown on Sheets UP 2 and UP 3,
Existing house is server/by well and septic red
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196(t);
a • J� ° �e�l Ca+77�J� 1 �7tR?' !lif!?��f ���SP. SB$ Cover Sheet C, 4
. 1 public or private and provide any
necessary informatiol% regarding their Intended use. Associated with this
V request, please clearly delineate and label all recreation areas on the
�'` plans (including dimensions of proposed playtield). This comment is P I
• applicable to the large areas of open space.along the creek as well as the
neighborhood parks within the development. Some o1'these features are
not labeled at this lime;
Fep1y:Labels have been added
1,1,3 6. Please include the note required per Section 15-87 of the LUO on this
play sheet as wgell. The note should say that all private common spaces,
including private roads+ private open space, recreational amenities, eta,
0 must be maintained by the Homeowners Association (HOA) (unless
dedicated to the Town for public use);
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Reply:The above note b
his een added.
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7. Please show all 'primary conservation areas' on the site which
presumably will be a part of th permanently preserved open space. In
addition, please show any areas where a primary conservation area Is .
contained on a lot and show an easement constraining that Sorbian of the
1::.• lat from being bufit upon (with the exception of hardwood areas, which
ti',..,.:.1�J must be preserved to The extend practicable); •
7;� Reply:?'hale areas and easernents.hve been iabe! d .
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8. In each location where a trail is acceseed via a parking lot, please provide
ui.. a 'removable' bollard detail that would restrict unauthorized use of the
trail by motorized vehicles.
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Reply:Details have been tickled.
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jtilftv Plan_Sliget UP-I 2, end 3:
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Pf�as� hook cloa�ly at.
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13. Appendi El?, List of invasive Plant Species, and
;•' ensure that no proposed plantings are Included on the lid
Pi
. Reply.- So Noted
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c., 14, Please label all open space areas on the plans as either 'public' or
'pevate
have r �[" hep1y: �abeJLabels beef added.
o M elan_.=�h�ets0R 71 through OR-7:
tj7. Please note that the cost of a 'recreation point' as identified In the Town's
• °MIsceI1aneous Charges and Fees Schedule,' is subject to change as of
.duly 1, 200 (o the hoard of Aldermen adopt the new budget). This
ri: cost Is currently listed on the plans 157.96 per polnt
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Reply: So Noted. Presently we exceed the required points requireaf.
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2. Please show calculations In accordance with Section 15-198(d) of the
• LUC determining the required size of the play field. In other words,
please indicate how you arrived at the required size of the playtield. It
appears that the minimum required size field hrns not been provided at
: this poin#. The Zoning Division has noted thata proposed text
amendment may affect the required she(i.e.- awaiting decision regarding
how ADUs will be counted toward density);
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4,_:. Reply: We have complied witrathis requirement. Please see Cover Sheet CS4
r7
t.2.
I 3. Please Enclude model numbers and proposed color choices for all
� equipment listed on the 'details' pages;
r.:F Reply: We have compliod witnthis requirement. Phase see Cover Sheet GS-7
�.. 4. Please calculate the amount of recreational amenities provided for
� children under 12 and include the data on the plans, per Secilon 15-15-
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Repiy:•We have complied with this comment.
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7. Pleases include dMaiIs on the plans.exhibiting compliance with Section
LI 15-176.20)(8)(0 for the perking lot on West Cypress Lane;
Rely:Trees have already been indicated in said lot.
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f:::) $. Please showy 'detail dTawlng' for the barriers you intend to install per
':d Edon I 5#72(f)(8)( );
0 Reply: Reply:During Constnxtion sit trees end landscaping MU be protected with
visual barriers like fry protecticn fencing. /n.addi#iorr we will employ the use or
atoe'water bags until the freers have.substantially grown fri.
0. Per SectIon 16-176.1(0(8M pleaseexplainthe method and means you
.` intend to employ to protect sit tress and landscaping;
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Reply: Dung Construction sbee#trees and landscaping wNf be protected with visuaf
lir isl. .7. barriers like free pm(ection fencing. In addition we yolf employ the use or Gator
water bags until the trees ham substantially gmwn 1n.
10. Per Section 75-1 .2(f)(8)(g), please add a not regarding 'submitting a
performance bond for landscaping;' .
�s r�i��f prior to final
Reply: We Of s�rbmrf a pefformance bond&!ancfscep/ng �
rti plat for period of 18 months.
!:z 11. It appears that the exJsting tree line (as shown on the west side of the
property) will be modified, though this plan shoot does not currently
Indicate a change. Fleaae adjust plan sheet accordingly;
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d Rep/y: Tree lines have been modified •
12. Please provide a planthig table to include size, type, quantity, etc. of all
1;7 trees required to be planted as pest of this proposal (8creening, street
g,
trees, shading, etc.b.
ri Reply: Weal have complied with this requirement
appear to also he trees, but the Zoning Division does not understand why
3 a drFpIIn has not been indicated. Please explain via the legend andlor
' Include a dripIin around these trams;
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Li Repy: Legend has been added.
c.,;; 3. The Planning Department has idenlified several additional trees that may
have to be rervroved due to construction. To that end, we hereby request
�' that you look closely at the extent of construction activity and reconsider
'.:.;.:;
...:.::' the number of try that likely would have to be removed. The tree chart
and tree removal jutIflcat1on letter should be revised accordingly.
Please note that you are welcome me bo visit the Planning and
16A look closely at the plans we have marked In this regard for further
ciclarification;r. ;
ftepfy:C NOS.
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ic21 4. Please note that the Zoning DIvi&on typically requests that you Include
the existing tree Ilne on the landscape plan and then show the new
��� ling (that would eeault from all construction activity). Currently, you have
k.J shown the proposed tree line for the majority of the property, P$easc
rj sns ure that the proposed t line is shown far all arias of the property.Currently, no tree line is indicated on the north side of E. Ulinrnofe
Avenue entering the property. Additionally, the tree line on the north side
0 of N. Preston Dr appears to simply end at the property line. Please
extend this tree line along the northern property line and tie it to the other
end of the tree ling currently running parallel to W.Winmore Avenue;
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Reply: Tree lines have been added and modified.
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5. Again. the Zoning Division suggests that you separate The townhorne
•. area anchor commercial area for purposes of the landscaping plan. In
L. doing sv, you will be able to more clearly indicate to the Zoning Division
that you have satisfied the 'shading requirements' of SectIon 1 of
the LUO;
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Ry: P/ease see Sheet P6�
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61 Please indicated the proposed size of plants at planting (height or
i: i container'size;
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?m1irn!nanPtat Pin— PP- I ançi PP - 2:
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t Please daffy where #4�e proposed lot lines are iocateci and how they are
:'.Y identified. Currently, some property lines appear to be 'dashed' and
rl some appear to be `solid.' Please provide clarifying information; .
LI �ckiriiving rr�forme#ior� ceded.F2ep�y.
2. Some property lines in the fio►hmhorne areas appear to be `open-ended' or
otherwise Incomplete. FIase make the lines more clear and legible As
mentioned previously and pcitL!flt!aIIy applicable here also, It may be
helpful to separtte the townhome areas andlor commercial areas from
the remaining areas. Doing so might make the lines easier to identify;
Reply. Please see Sheet PP-3,
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3. Some of the proposed greenspaces are not labeled in any manner on
Elici these plan sheeiB. Are these areas intended to be owned by and
maintained by the Homeowner's Association? If so, please label
d accordingly on the preliminary plat and Include preliminary metes and
bounds r $Burements for these areas. PI note that this comrrhent is
• applicable both to the proposed neqghboe'1ood parks as well as the larger
Ni. proposed open space areas —that Is to say that all open space areas
.. must be Identified in some manner (as public, priwra#s, etc).
9. . Repy: AN greenspacs will be maintained bythe Homeowners Aseocia&'n,
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LiLando. Plan hee#� LF'�=1 P-2 LP,3 LPG:
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1. As mentioned in regard to other plan sheets, please include s legend on
r-, the landscaping plan to identify the markings on the flans. This legend
Li . should include, but is not limited to, the tree lirte, eacplan ors of "x"
within tree chart, etc;
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U Reply Legend has been added. . .
Pleas.e explain the single, dark line circles amongst the trees. They
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9. Per Section 15-2M of the LUG, Orange County Erosion Control (OCEC)
[71 handles all erosion control review and Inspections for the Town.
-• Preliminary erosion n l approval must be received
7
prior to proceeding to a hearing. This is important so that we can ensure
ri r1 that the erosion n l devices can fit within the current plan of
development Please note that the Orange County Erosion Control Office
hers indicatod Zoning Diviiion that they will offer foci comments
• once the second set of plans is submitted;
. a Reply: So noted.
El 10. Per Appendix A. A-6(b)(7) of the LSO, provide a description of the
watercourse*Iteration, if any, proposed for the sum crossing. Provide
details for the culverts/headwalls associated with the crossing.
Reel: We have additibnal inform . See culvert worts and dell
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Reply: : See Sheets ESP I and ECP 2 for emsion control measures. Both TPF and
"��' CAF are shown where appropriate.
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S. The Zoning DIvIkrn hereby points out that some of the proposed
il; grading. specifically along existing property lines {see southern property
line and northwGrat corner of properLy) may not be possible without doing
ri • some amount of work on neighboring propeflleL To that end, please
.P:.4 • note that you may have to acquire °encraachrnent easement agreements'
from one or more neighboring properly owners. The grading plan must
''; . be revised to eliminate the grading off of the property (outside of the
id rightre-way} or a temporary construction easement from the surrounding
proper4 owrrers must be secured. Please respond to this comment by
diecIoIng your intention to acquire the easernania, or.explain hove and
why It will not be necessary;
tl Rcpy: TO-foot temporary corrstriCken easement has-bean noted on Shoot GP ! and
GP 1
- Fl . 6. Please pay particularly close $tten#!on to Section 18-254 of the L1JC) in
'° relation to the proposed grading for blo-retention arms andlor new
;.,, wetlands. Please ensure that the Zoning Division has a clear
1.24 understanding thatthe prQposed grading will be in conforrr�a�nce with
Article XVI of the LUO; .
UReply: The rvetfands have been removed from Inside of the floodp1&n off
biorEtentivn areas hare been e#lmfrnatnd
a .
T. Please provide public andior pilvate drainage easements along all storm-
drain L' . drain IIne per Appendix I of the LUO. Please confirm with Sungate and
Public Works about publiclprivate designation. As a general rule, all
comments outside of the public rEght-of-way should be private;
t:.� Reply: : Noted on sheet GP I and GP Z
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LA B. Show the location and extent of all energy dissipaters filp-rap) on the
plans. Additionally, please include a detail of the typical rip-rip
L: dissipaters;
Reply; : Dissrpafers shown on grading p/ans and erosion control plans. A typical
ri dissipater detail exist&on Sheet SW-I. The sizes will be finalized with the construction
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.1 4. Please include Iude 'build-up ;
If � n� I�n�� on elevations ��
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Rte:Bull line included.
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Please Include an elevation detail (one n r more) for the detached I ern r �
V.:',1 . family dwelling areas.
.,, Reply:Please see Sheet SP4.
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rad i r� Storntpainagg2lan.and - h P :
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fi 1. Masa add a legend to the plan s heot which clearly identlile all
porlinerit Information including, but not limIted to, tree protection
silt proton fencing, existing contour lines, proposed contour lines
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Reply:Addediegend to Sheets GP2 and GP.3.
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P 2. Please delineate more clearly the proposed contour lines m the
1 r? misting Coeur lines;
0 Reply:Existing contour lines are dashed end proposed at solid ins.
Please add protection fencing' in
property. It appears that no ipf has been included forth rou of lots in
''sA the the far northwest corner of the property. Additionally, please ensure
location Of the tree protedion fencing is shown In the same location
on the landscaping plan and on the erosion control plan;
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Reply+ This has been noted and we have made sure the deliniation of these areas are
consistent throughout the drag set.
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4 Please indicate where silt protection fencing (spi) will be Installed on the .
property. Pose note that the flown of Carrboro and the Orange County
Erosion Control Office require separate fence lines on the F
Eilplans and in
the fiefs for tpf and spf;
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when any private roads'are included. Please read these notes and
P include them on the plans. Theme notes must also be art the final plat
43 prior to recordation; .
Reply:Notes have been reviewed and added to the p1ns.
P42. Per Appendix A. A..6(b)(1O) of the LUO, label the 'roadway classification'
of all proposed roads on the plans, if you are unsure of the classification
for any of the streets, please contact Dale McKeel Town of Cavrboro
, Transportation PIanMr(91B-T3 ) for more information. Additionally,
please phew 707 x 10° sight-line triangle easements at all applicable
jfltrSOCt1Ufl .
. R Reply:RDadway das8ifrcatk?n labels and easement sigfrtlines have been added
r.1 Buildi levstio -- Sheet SP-4:
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1. Please add type "Fi" to the schematics on this plan sheet. The Zoning
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•� Division has found that the F'[ floor plan In shown on 'Townhor Floor
-.;' Plans —sheet 5P-5, but thGFQ are not any F'1 units shown on this plan
ri sheet;
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. Reply:Fl is not being used and has beer removed from the floor plans sheet.
� Please indicate the propoaed height for the dTlveway under the building.
r The Zoning Division mgt verify whether this height is acceptable, safe,
N and in accordance with the North Carolina State Building Code;
Reply: The clearance from the drive In the underside oi`the building is ten feet and
LI has been noted on The plans. Please note there ore three other drives
arrt$ringVconnec#ed to Ibis parking area.by which emergency vehicles may enter
Ill
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" 3. Additionally, please indicate whether the 'underMbu;lding' driveway is
Intended for one-way or two-way vehicular use and indicate the proposed v
i h
. of the drive. Please refer to Section 'i5-294 of the LUG for the required
1.! measurements;
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Rep!y' The drive width, as we have noted on plans, is twelve feet, which is the same
LIas afi the other'private drtves orr,The p/ens.
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street in certain areas, but this comment is subject to furthør review and
` consideration;
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Reply:Orr-street pai*ing has been revised throughout the plans.
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38. PIaes include a detail drawing for all proposed buy shelters mndiciting�1..:.1 the type of shelter proposed (I.e..- "Design Work& sh r hype A. B, , or
Oh and a detail drawing for the `pulJ.ofP area for the bus stop(s);
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�;,� Reply:Future bus stops are not currently part of the Chapel W1 fransii,
0 39, Per Section 15-1 76.2{f)(4)(f)(3J, and because of its presumed functionality,
the Forging Division suggests adding a sidewalk along W.Cypress Lane
(even though it is private). To that end, the Zoning DlvIsIou points out
that currently thoro ia no sidewalk access.leading from the south side of
k'rl the commercial area to the 'Children's Play Area/Green5pacA Areas along
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UV. Cypress Lane. The Zoning Division feels it Fs safe to assume that a
lame number of people would access this area from the commercial area,
-, and the expected traffic would wasrant 3 sidewalk to ensure safety in the
Li Rep/y; A crosswalk has been added coming from the commercial center and across
the alley. A sidewalk continues from the crosswalk to the pley area.
0 44. Please show consistency in where you are placing crosswalks. The
Zoning IDMsion has noted that you have not included any crosswalks in
1 the area of private drives. Is thtire a reason for not doing end The Zoning
�:Y
Division requests that you generally add crosswalks along the private
drives {especially if the private drive will act like a street) or juetlfy not
, :r In
to
cluding crosswalks in time areas i.e.-if It is only intended act as a
p
LI Reply: These rnate drives are irrlerrrled to set as driveway access only and not Mairt
traffic flow. Addtionaffy, the ends ofpriv$Ge Wives where they interec(public streets
.. are constructed ofconmte rather than asphalt and act as a visual dererniat& n that
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should serve the same purl:lae as a crosswalk
1.; I 220(e) of the LUG, future development/subdivision on
properties developed with private roads may be restricted. The Zoning
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DIVj5iOfl has noted that the only proposed private roads are alleys, but
the nom contained in the aforementioned section must be Included
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• Reply.' Parking has been removed from The streets indicated
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34,. The Planning D his noted that several single-family Iota do not
meet the required minimum IOtwldth afforty-feet as outlined in section
117G.2(ij(5ci. We also recognize that a proposed text amendment
' might deem this comment moot Please revise &necessary.
Reply: The text amendments have rnodiffed this requirement There are no restrictions
r.� to lot sees. We have not modified Me dra v5ngs.
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OthatliggitationlParin� R�lad ammei
35. It appears That you possibly nave Includod a sidewalk along both sides of
0 the Homestead Road frontage. Is this coaster? Please clarify whether the
tines in that area are in fact a sid lk, and if so, please label accordingly
to include the proposed width of the sidewalk;
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(:1 . } pijr. A new sidewalk is 6ertrg Included only on the west side of Homestead Road
r..1 and has been labeled as sc .
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'F 36. Please show all proposed bicycle lanes within right-of-ways;
fij Reply: B!c}'018 lanes heve been been depicted and labeled.
37. Staff has concerns about the proposed location of SUMO on-street
f s parking space. Upon consideration of topography, some proposed
locations would allow cars parked on hills, in valleya, and just outside of
currres, which would potentially create unsafe situations. Further, staff Is
17.:., rye mmending that you further consider whether the potential benefits of
providing on-street parking In some areas. If you desire to leave I In
. place, staff may request additional information to satisfy our qty
P.,1 concerns. More generally, phase note that Section 6-'I8(14) of the Town
Code has set a precedent for not allowing oar-street parking In'the arm of
., blke lanes., To that end, staff again asks you to furthor consider whether
Li the potential benefits of on-street parking in certain IS might be
outweighed by potential corrflicie. AutomobIie parking, and bicycles
11 potentially are In conflict with one another within your current design.
Sthff recognizes that the NCDOT TND road standards (text amendment
pending) may allow this type of design, but we must MITI consider
[1 whether the design potentially creates unsafe situations. A reasonable
compromise might be to allow on-street parking on only one side of the
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2$. Please include `building areas' or delineate (and labels setbacks
F,::�� exhibiting compliance with Section 1 6-1 76.E{0(4)(f)(d) within the
Li commercial and tavvrehome areas.
Rep/y: We have compiled to This comment.
Fq
Plnamlty Rc5içfltw Area Beiatell�arnrnert%
�,� 29. Per Section �I5-176.2(e)(3), please ensure that the 'main village green' Is
Ld the minimum required sip of 30000 square feet Additionally, plea5e
[1,• ensure that the smaller parks throughout the development are at !emit
"l0,000 square feet in size, per th same section of the LUG;
Reply: The 'main village green"was mislabeled on our prevJou plans and has been
:'�', carrectect It is indeed 30,000 sf. Other parks
do meet minimum requirements,
7 30. Please label East Linden Lane as 'private' nr'public;,
10
Rp/y Esst�rr4�r Line hs b�er proper#y }abelea.;;;:
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0 31. I se include proposed driveway rotiors for all single-farniiy lots.
Also, phase show parking areas for all toffs within single-family detached
use areas, to Include parking associated with J IJs; �
Rep/y:Please see Sheet p-8.
t.:7;
La 32. At the terminus of 5. Burroughs Stre .t and at both ends of Robert Street,
you have shown on-street perking within the area of the intersections.
Li This would appear to present a clear safety hazard. Please remove the
or-street parking from the areas immediately In front of the in1ersecio ;
fa
7 Reply: Parking has been removed from the struts indicated
f '•
I. ;° 3S. The terminus of Bailey Street(a#West Winmore Avenue) ala �L� have on- et arkin appears to
1. ...?
parking proposed at feast partially within the iflterT3eCtjon.
LI Additionally, the Zoning Division requests that you iovk closely at the
proposed site distances at this intersection. ft appeare that vehicles may
not be able to adequately see traffic at this intersection,
a�
[11 especially traffic coming from the went
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%'-'i 22. Mesas label the parking aisle widths within each proposod parking lot;
Reply: Labels have been added.
v.
ri' z3, PIoao indicate whether any loading/unloading areas are propose[ ior the e
storefront areas. The honing Division has not Identified any such areas
on the current set of plaflL
i .! reply:Labels have been added .
24. Per Sections 16-776.2(f)(4)(f)(2) and 15-176.20)(60h please reprise the
sidewalk widths within the storefront and tciwnhome use areas to a `six-
foot' width;
Reply: Sidewa/ks have beer) revised.
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25. Per SCtlOfl 75-476.20)(4)(c), please ensure there As a minimum street•
P.-" frontage of 15-rnet per lotwithih.the storefront and townhouse use areas;
E'.::VL1
D. Reply: The text amendments have Aiodified this requrrerrient. There are no res./Actions
to fat sizes. We have not modified the drangs. .
26. Please ensure compliance with Section 15-976.2{f)(4){e)(4) specifically
regarding the distance of off-street parking from the storefronts and the
P,.-1 ownershIrdleasee situation. The ownership Portion may be satisfied via a
note on the plans and also will need to be addressed within the owner'a
association documents to ensure tong-term compliance;
IA FepIy: We will address this in the Homeownership Acitioii documents.
Pil 27%. Please show the typical dimensions of all parking space, parking area •
aisles, sidewalk widths, etc for the townhome areas and commercial
1. areas. Additionally, per Section 15-295(b) and 15417(d), please show
� parking blocks set 3.6' from the from edgy of the curbisidewalli to the
iifront edge of the parking block;
Rep/y: Labels for dimensions have been added. Please see note on item 21.
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accordingly or proWde clarifying information;
LI4'-' Reply:The small piece of land is not claimed by anyone and is not included in the
q p Frra veta�amer�t.
18. Please note that the stream buffer requirements are subject to change if
r�� the property is officially annexed prior to being taken before 1 Board of
�� Aldermen for a decision. To that end, please look closets, at the
F.!,
requir�aimen�ts of Section 15268 of the LUO and modify the plans
H acaordingl Please show the required buffi�r and identlfy the a mare
Cleary than currently shy.
El . Ropy:Comment Moted Ciefifying Intimation has been added
[1] ,Storefrp,ntrTgrinhpm! Use reas Related Comments;
` '19, From the angled parking shown, i#app that you peH ps intend to
create a `ors.-nray' directional traffic pattern in the commercial area of the
F: • development Please label the area accordingly or provide clarifying
ri:.: . information
[J Reply: We intend tO use FiNigs Square for two-way traffic. The width is adequate for
two-way traffic.
n20. For all proposed parking, please Indicate the dimensions for parking
spaces (nay be done via a ityplcal% number of standard, compact, and •
I handicap spaceSpecifically handIcap. far spaces, please include the
number of spaces provided and include appropriate detail drawings for
the spaces and associabad signage;
.i--%:
Li Reply: This has been complied with,
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2f. Plume include `parking stops' for each proposed parking spaces at a
7 ; distance of 3.5-feet from the curb dine, and include a detail drawing for
LfFe curb stems;
Reply: We feyl strongly that parking curbs are not required here because our
sidewalk area gnRfty exceeds the minimum requirements. We are constructing curb
and gutter as our protective edge to our diagona/parking, trees are set back beyond
r.T. . the overhang area and aff prIssttian arm allow for the overhand 10 take place.
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12., lnclude and label ail existing easements on each plan sheet
Reply: Labels have been added and all easements are shown.
P 13. Please show locations for public trash cans throughout the development
(i.e.- at intervals along sidewalks and especially within the commercial
area;
Eik, Rep/y Notes for trash cans have been added
•
14. Please note where open spaces are intended to be public and where they
intended to be private. WWill the socceEfleidiprayfleid areas be public?
0 The Zoning Division will comment further on open spaces intended to be
public once the mem are clearly defined. Presumably,the Town will
request that easements be shown on the plant reflecting your willingness
L.:. to dedicate the ama to pubiic use;
Reply: Nbtes for open spaces have been added.
1:.::i
q 13. As briefly mentioned previously, please indicate via a legend what you
Li are slowing with the various lines on the plans. This specific comment
is in reference to the thick black line within the open space area_ The line
appears to represent a trail system, but the Zoning Dhrlslon.regwests
clarifying Information. Assuming it is a trail,fhe Faring Division farther
eequ t:Et that you check with Duke Power Company regarding locating
r t: the trail Ina 'parallel-mu' manner along their easernent. It is the Zoning
r,rp
-1 D1ViSiDRS understanding that Duke Power typically prefers angled-
crossings of their saseman% with these types of facilities;
1. d Reply orrenroe . rar7 ay een revse
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16. Please clearly delineate and label all recreation areas on the plans.
; Include the dimensions of the playfield on the plans In addition to the
total square footage as already Indicated;
[
Reply; Recreation areas have been labefed and dimensioned
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0 17. You have Indicated a `deed gap' in the southeast corner of the properly.
His this gap been addressed in some manner? Please modify pløns
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6. Pipe show all existing buildIng within fifty-feet(50') of all property
-1,: boundaries.i Any en should Include n footage
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.ti category inforrnaton within building'R r r
Reply: have info?
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Y T. Additionally, por Appendix A, 7-1 of the LEI
hydrants, buildings (including squasquare footageh dum $tee etc. within 50'
; ti of the subject property;
Reply:There are no bugs, fire hydrants or dumps feet of our site_
[7
8. Please label the 100-foot hack off of Homestead Road {require
ri Section 15-312 of the LU D). There appears to be a line on the plans
serving fhl9 requirements but a label not been attached to the line; -
Fl
Rep : Label has been added.
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9. Please show i.• site features.the location of all proposed buildings and other prominent
Within each footprint* please include the proposed square
Efootage, use category, and finished floor elevation FFE
Reply: Labels have been added.
10. The Zoning Division requests you add plan sheets on which you
ti separate the commercial areas armor townhome are areas from the
remainder of the development Doing so Mil unable plan reviewers to
a more clear picture of what is proposed for the areas. As currently
shown, these areas are somewhat difficult cult fully icture th n the
context of the overall development;
P. Reply:Please see Sheets SP-7 and Pte.
L..-,. it. Please modify the existing note stating "e.xisting sheds to be demo'd" to
Include a timefratne such ao "existing sheds to be demo'
•� plat approval," or some other definable lime which they iwill be
1. removed;
1611 Reply: Note has been modified
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Reply: •
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2. Please include a legend that clearly identifies existing and propoe.d site
fiea#ures. The legend should include various typos of readily Identifiable
. markings, which clearly delinGate and differentiate between features on
;;;j the property. To that end, please note that the Planning Departmnt has
had some degree of difficulty in dlstingui5hlng between features,
F especially in and adjacent to the•creek and floodplain area. Please
ti;;
indiCt more clearly the floodplain area, the buffer well of 100-feet
(sethøck off the floodplain). label the proposed trail system more clearly,
i elz;
Reply: Legend has been added for clarity.
34. Please label accordingly and procldø clarifying information regarding the
rI "hatched-line" areas within the floodplain area. Are these areas
W supposed to indicate proposed `newwetlands° or 15Io-retentlon areas�'
Please clearly indicate what the a represent;
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Reply: Labels have been added. •
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4. Per Section 15-158(d) oirthe LUOIF clearly show the sire limited units' on
.;,� the plans. This mint be done $o that staff knows which unite mgt be
4.= resiricted for the initial approval and for the year following CO.
• Additionally, please remember-that per Section 15-188(g), these units may
''� • not be 'segregated' from any 'regular' units or ireatrIctecr In use of and
facilities; .
Li Repi'y These areas have been shade'
haded. Note that They are the 24 ape/tn.-tent units
which are less than 1100 square feet. To nhome units T 13-19 T 3954, T 57-60
n and Lets 103-107 are 7100 square feet and 1350 square et
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! i 5. Please show the f011owing information for all adjacent properties:
-name of owner,
-tax map number, •
[1 -zoning distrlct,
puss classification;
LI • Reply:
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El CanoeptuaieDesln -� s 4. 7 B i , 2. anc• 1. Please add legends and labels to the major features identified. Some of
this information is included (i.e.- moderate and steep slopes), but other
TA f our �ra nat appropeiate�y IC I�� � example: t1e� way,
V
floodplain. and building pods). While some of these fetureiiare visually
• clear, labels still should be included. As you know, the Zoning Division
il f:
deemed the plan approvable for puffs of moving 'onward with your
formal application, but we respectfully request that the aforementioned
I"' Information so that the actual work that went into producing the Concept
A. plan is more visually evident to anyone and everyone viewing the p ians;
ElReply:Legend has been added for clarify.
2. Reese modify the legend andlor labels on Step 'IC. Currently, some of
the features Identified on the legend are either not shown or iderdfied by
F.,.: a label other than what is shown on the IJend;
Reply:Legend has been added for clarly.
[...,....11 _ Please briefly revisit�r s t the slope analysis. The Planning Department has
Identified some small areas of slope adjacent to the creek that have not
11, been Identified. If you would like,you may look at the sheet on which we
El have identified the areas in question (either within a Development Review
meeting, or in a one-on-one meeting with staff.
Reply:Comment Noted.
LI urry■kr_ii -sp—1, SP._72,_.§Lid.SI:04:
..'7. Cener�l. her,.ar N[Isceilanwis Comments
r 1. The Zoning Division hereby requests that you offer to dedicate an
�., additional twenty-feet of ri h��frwa #� N�D�7 far
9 Y possible future
expansion of Homestead Road. This dedication would amount to your
1.. portion of the total of a 100-foot right-of-way for Hometead Road, which
L:4 would allow for possible future expansion. If you are willing do offer the
dedication, please hidicato a modified right-of-way property fins an your
..,:1 next submittal and include � note s specifying that you hereby offer to
Li dedicate 20400.1 or properly to NCDOT;
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1-::::7,:
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Reply: We want t0 allow all uses allowed within the Garstoro LUC
:.7,,.:-1 Vi
15. Please note that the proposed building height as E under commercial
i not currently allowed; however, the Zoning Division does recognize
that a pending text amendment potentially would allow this height
Further, please clarify whether the proposed building height an' is a
pi 0
"build up to" height or whether all commercial buildings will be built to
this h&ght;
.
[.5„
Reply: NoteIa 'been added on CoverSheet CO-I. F/ease note that this is a
pending text amendment 491 is a "build up to"height
v.:\
i6. Phase add a note to the plans stating that "'commercial enterprises will
[I be limited to no more than 6OOO square feet per floor," in accordance
with Section 15-176,2(a)(8) of the LUO;
•
t Reply: Note added on Cover Sheet CO-1 as well as Sire Plan— CornmerciaI Area
11:1 SP-7.
`"' 17. Also, please add noters to the plans staling that "no commercial
[1. enterprises will be a[lo�wed to have drive-in or—through windows,'� and
;`no commercial uses requiring loading or unloading during rton7 {aylight
haute will bq aIl d," in accar�l�,r�c with Section 75-1T�.�(c) of the
ri ' LUG;
Reply: Notes acided on Cover Sheet CO-f as well as Site F!8n— Commercial Area
r..:1 SP-7.
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��_ � 18. Please modify pli°' under the Residential information to include the
1.:,-i number of points requiradJprovided specifically for `children under 12.'
The Zoning Division has noted'that you have indicated the number
*, required in your submittal notebook, but it as not readily apparent which
.4` facilities am Intended to satisfy this requirernerrt. This should be made
s.- clear within the submittal notebook as well as ors the cover as described
L.. above. lease note that the Zoning Div &on may comment further on the
recreational f'ac91ili� and points calculations during subsequent
y submittals.
RepIy This has been complied with. Please see CoverSheot CS-1
r�
read "R-20!! and the proposed zoning district is "MU/Conditional Usa
j :;. district." Then, please additionally disclose#hat the proposed• development would be an "ArchitAuralfy integrated Subdivision;"
F..:..4
Reply: We have modified the oning district'information (L .- 17'°under both
• residential and commercial) to reflect both The cur rat zoning dfstr7cf and the proposed
ir:' . zoning district On the cover��heet��-�.
r 11. Pl se add a commercial t of the proposed �omrn� �i�f uses you wish to be
t',:l allowed in the commercial area. Please refer to Article X, Permissible
Uses, and choose from the use categodes permitted In the B3-T and OFA
il zoning diallicta, per Section 15-1762(a). please note that all uses
allowed within thine districts mad be allowed, but this must be stated ors
the plans;
Reply:Alf uses nil be a/kwed within 83-7 and ChIA Zoning OiE*CS may be allowed
4thin Wnmor . This has been noted on Cover heet CO-I under Commercial— °e°
[:...: PtQ!Xthd else.
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12_ Please modify the `required number of padking spaces' to reflect the uses
you propose to allow. Please note that you must propose an amount (by
square footage) for each proposed use to be allowed to accurately
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,; calculate required required umber of marking spaces;
V% .
Reply: Please see Me parking chart attached in our drawings on the Cover Sheet
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13. Please double-chixic the size indicated for the commercial area. The
EL'',;
Planning Department his noted that the figure could be lower thar the
� actual size;
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ij Re Please gee Cover Sheet CS.1
L. 14. Please add the use categories to be allowed in the residerrtial areas of Um
ri,1:-.4. development(1.e,- Use 4.7'f1, Single-Family Dwellings and Use 1.321,
Muhl-Family Townhomee, Use 1.331, Multi-Family Aparbmerrts, etc);
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Rp/y:We anticipate that we will bufidout this project in only one phase,
Ilk
6. Under 'Residential,' pease modify the existing use (e) to reflect"Use
Ei 1.971," which is the ectual category.for a single-family dwelling use. As
further clarification, please indicate the lot on which the dwelling
fi
currently exists (by Tax !gyp Reference Number) and indicate.Oat all
U other toth are "vacant"
��1 Repiy: Comment Noted on Cover 1e1` -I.
Pa 7. Please r�aie th�rt LI,IO daes no# currerttCy allow#ham cou�lrtg of en-s1ar t
parking spaces toward satisfying the required number of parking spaces.
Currently, the plan does include#his.calculation {i.e.- Section (1)(3)(h)
under commercial inforenatlon and (g)(3){b) under residential information.
Please remove this Information from the calculations or add a clarifying
note making it very clear that the proposad on-street spaces are not
r intended to satisfy requtred parking;
h;
Reply: The recent LLIO rr�odiF�ti�ra now allow For on street pa*!ng to be counted.
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tr, 8. � �I�as� add ��� appr+�prlate numerics! descriptions (i.e.- 'I 518x 1400, etc)
to the address lines ("m" under both residential and commercial);
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�� Reply: We h&vs added the addresses requested on The Cover Sheet!:`O-1.
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&I 9. please insert the appropriate Orange County Tax Map Number for each of
the subject properties in place of the 'Deed Boo[ Page Numbee
f.'.=. information (1" under residential and !" under commercial);
T. .
Reply:We have added the fax Orng Courrty Tex Map Number for each of the
subject propor s in place of the `Deed Book, Page Number'infomia&in as t.,;,
rewest:d.
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eV. Please modify the zon1ng dlsfrct1 information (i.e.-"n" under both
residential and commercial) to reflect both the current zoning district and
�.�� �h� p�aposed zorti�g dis#riot, the �urr�n#zoning distiri�t should only
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poinl. To that end, please address the following under"b":
-Please add the number of units allowed,
-Please claeifY why you have included "2. Density Bonuses 24" (It is staff
ii7 understands that you are allowed more units by density calculation than
you are proposing. With that in mind, you would not need to utilize the
I-I` 'density bonus provisions of the LSO.},
-please clarify wit is meant by "3. free Units 27." Are you refoning to
,.4 Ilvelwork units, which would not count towards your density calculation?
if so, please add clarifying language;
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Reply: We have added the number of units allowed under R-20 densily(119)
and those allowed for this project as a VMU(238). E though we tsalize that
0 . we do not need to use the dny bonus'allocation, we feetthat we should
note the possible allocations only for urciars#arding. We have noted That this
Derisity fxnus allocations is not required."
'the Free units that were noted should have mad as °`�0°units (instead
This refers to the units located above our storefront use ass. We cep!these
s Live Work Unite INS have noted tha(these Tensity bonus allocations are
not required."
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�"' S, The Zoning Division suggests that you rethink the pha5inçj plan for the
� project Currently, the plans indicate a 'on' -phase' project• Staff hereby
ki .points out that a multi-phased project would be much more practical
once you are at the point of actual construction. As further explanation,
plea8e note that staff will expect all infrastructure, all amenities and all
buildings to be complete prior to the issuance of a Certificate of
1] Occupancy (CO) If it remains as a single-phase project If this is not what
you desire, then you must submit a detailed phasing plan including
schedules, phase areas, hew the amenities will be installed by phase, etc:
Staffwould recommend that all of the private roads, s[dewallcs, eta., be
�= :°•
installed as part of phase 1. Final plat approrral will not be granted by
. phase until all improvements within each phase are either installed or
-: bonded. Once installed or bond€d, you can r eirre approval fora final
,- plat by phase1' #ren subseque ou can be in subsequently receiving building •
permits within that particular phase prior to further final plat
e.
['•'. When considering this comment, Plewe reference Sections 1 -47, 7540,
t:� and �t�6�1 of the LlJO. Staff is ppY to discuss the matter further at your
request Add+fiionalty. please clarify whether the commando! portion of
-L the project is Intended to be a 'second phase' as currently listed. Both •
the `residential' information (d2) and 'commercial' information ( I}
indicts `7 phase only,' but it is not clear whether you intend one single
y...; phase total or one phase for each portion;
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Kil 24. Please submit a letter from Chapel Hill Transit Indicating that they have
been contacted concerning de9lred or anticipated system upgrades that
are needed as a resu[t of your proposed profect
Rep/3c A copy of them response to our meeting with thorn and there
9
acknowledgement of our project has been attached
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'`,� oyStLeet:
tf•O General inforruidigaed Comments:
iI. Be sure to include a running list of all 'Revision Dates' on the cover shit
0 of the pans. Additionally, you may want to incLude a Irst of all revision
dates on the individual sheets;
:'..5 Reply: Comment Noted. AffrovLJon dates have been noted in all fine blocks.
lea
r 2. Flenee correct the 'vicinity map' to reflect that the adjacent property to
k.:.x the west of the shaded area is also a park of the development proposal.
Furthor, please modify the 'x,000 moo#' radius line to reflect a distance of
11 1000-feet from all property lines. The Zoning Diviaion recognizes that
this distance has been correctly indicated within The submittal notebook
where you included the listing of III properly owners, but we are
#r: requesting thatthe vicinity map be modified also to avoid confusion;
q Reply:Please gee new vi ir7ftjr map on Cover Sheet CO-I.
114 . .
cR 3. Please modify the 'owner' information In the margin block to Indicate the
r�� current owners of the property. It is the Zoning Division understands that
• Winmore Land Management( Is under contract to purchase the
f.'7
F`-; property, but that 1AfLAA does not currently own the property.
�.�
Reply: The new ownership information has been modified on the Cover sheet 1_
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1.. Sumniary I Comments:
-,6 4. Staff recognizes that the density calculations for the project potentially
Fil will be impacted by a text amendment, but we {Hereby request clarifying ,
til irrformation regarding what has been placed on the cover sheet at this
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at I 44nrrore will be smaller units, with at least 15% of a units having
F'°; no mope than 1,350 square feet arid an additional 10% having no
''� more than 1,100 square feet of heated interior spy.
Pi
22. Alpo via a narrative,ve, please comment on the unique topographical
0 condllions and natural features on this site. In doing so, please request
that the hoard a€Aldermen make a 4findireg' allowing an alternative
i:J design in regard to the southern and northwestern borders, pursuant to
• section 75-776.2(fl(2) of the LUG;
LI Reply: (2) Spatial R&akin of VISTiOUS#ls+e Ames and open Spacer
0
a- The common, pfleffQpn space shy!surround The
vilage unless exl+mard upon a firry that unique
VI topographicel or other natural features or preexisting
boundary conditions require an c'iftarnatnve arrangement.
fl
b. v !3ge storefront use and townhouse use af3968 shall be
::..-.: surround.ed by the residential use area or, whefe where app ble,
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by a combination ofresidential and civic use areas
Eic. Higher densify tesiden[iaf doffs& oukIbe generagy located
between the designated commercial area and lover density
residential kits.
d The traniffcin beten uses shall be blended to auad a
:1 kil
distinct visual segregation.
The ReFrifriore properly is dissected by Bolin Creek and a number of
f : intermit1rit streams that fiend into the creek The properly also has a
i-4 significant amount of steep slopes that prevent development in arr effort
to maintain the integrity he unique natural features and topographical
'3: riditrons and create a frnctranef, economically-viable village mixed use
LI
development we ask that the Bo&rcf of Aldermen aw an alternative
design pursuant to Serbian 15-776. (2)(a)•
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r% 23. Please add information to the `Tree Removar Justification' !after
indicating the number of specimen and rare trees expected to be
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removed as a result of the development;
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Rep/y: Please see the new tree chaft.
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• Use Oidinance. This commitment MI be fulfilled through pmgfamS
F31 currently being developed witt; pa, neth lhrJuding Orange amrnurrify
6 Housing and Land Trust, Weaver Street Markets and the University
of North Carolina at Chapel Hi Il. •
El
trA QCj-!LT2 goal is 'keep the homes affordable for Muni generations.
They utifize /and trusts that help make housing &fordab!e by
rf removing land from tbe•costofa house. Buyers own their houses, .
butlease but the land for 99-years fmin the Land Twst. The tease
requires that the home must always be resold at an affordable prise
f'� determined by a formula that allows each homeowner to realize��'° some appreciation. OCHLT also intends to agtek boat governmental
support brprice buy downs through community devstopment and
ti bond prgmm .
4 The Weaver Street program envisions development of cooperative
L.1.! non-profit hous/ng at LMnffloFe. mops allow families with fimited •
equity to obtain home owmlti at a fraction of the cost of owning a
single-family house.
Li t'1
The program being dwe!c developed with MG is subject to a pending
r'? wirimongi Phase Il /and acquisition affengement with the UnWersiy
fi:.•4 Their goal is to provide rental hcusing for Urriw+ersil+y and Hospital
faculty staff, with 24 rental units planned for irim0re's Phase I and
1.] an additional 72 for the future (still not planned) Phase f! of Ufinmare.
it should also be riot l,that these rental units will be also be
available for Town of C$r+boro staft
W .
i Subject to the UYrr+n»a Phase /I land ecquisitfan arrangement with
UNCI 2596 of all the for sale units within the combined 1{I�rnrnore
P Phase I and t!, will be made available to UNCJ i11� Health Care, and
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Town of Camboro employees for base prices ranging from $132,000
to $176O0OI
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• Every sing15-family house buyer at Winmore will be offered an
r - opportunity to construct a garage with a garage apartment that can
L be rented. 'phis repraa4ser+ts a subs#arria!u rase ire potential
affordable rental hOW3Thg traits.
ii..r Affordable housing rmifs at WinmOrle will be interspersed throughout
the community. Affordable units will be desigrc.f and constructed so
� that they meet the sit architectural detailing requirements of the
,..4.i Winmore Design bode.
E . . carrboro lard use orainarrces artd policfes w�7!efso f� p �Ilrnrrrare
� achieve greater affordability. A minimum of 25% of all housing units
t.,
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5 •
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ii.:::.
r::.: 20. Plea submit a letter explaining how the proposed design dagsfdoae not
comply with the Town's 'Village Mixed use and Affordable Housing
Vernacular Standards document #F you do not already have a copy of
this documçnt, please inform the Zoning Division and a copy will be
provided. The Zoning Division has noted that the notebook you
r[1.1,...3.1.
subrr�ltted doe, contain a erection �i# d j9 6. A hi#ectural Sland�ds,' lout
the section is empty; Please note that the Towns Vernecislar
Architecture Standards (VA ) Committee currently is zuviewing the
t-i, standards and that you may need to revise yourfefferaco,-Jmg if the
`'�' Board'of Aldermen adopts charges recommend&by the VA
committee.
0 Reply: Please see the attached letter and its two exhibits, the Winmore
Design Code
0 and The Winmore Green Building Guidelines EcoFriend1y House.
21. Its narrative form, please comment on the affordable housing aspect of
riy the proposed derrelapmsn#. This should incIudc iflformatjo on the
%_'' percentage of'affordable units included in the development, and an
explanation of your willingness to offer the affordable unite voluntarily
��
(ii.- please point out that the land will support the proposed density `by
(.__+ right' and that You ars not utilizing the 'density bonus provisions of the
t::�
LUC), and an explanation of how you intend to keep the units affordable
L and the length of time you intend to keel them affordable (i.e.- please
n • disclose If you intend to work with a Land Trust or some other affordable
housing advocacy group, or whether you intend to handle this in some
other manner, and whether the affordable units will be deed restricted in
r. perpctuity or for some finite period of time). Please mote that this
information mairr,4 y be submitted to the Board of Aldermen as a part of your
review package;
L Reply
89ñi'eefl 1992 end 2000 the average price of a house in Orange County
r.,:: lna�60% to $ 30,495 an[!today a $'f20,000 salary is needed to sffori a
median-priced hose Chpe Hä!-Carthoro. The l ma plan Is specifically
designed to help meet the shor#age of houses use to Cenboro and Chapel
• • Hi//that am priced within read? of those who work locally in education,
� gOvemrnerii, health care, and related fields. V4lir�r�rare's comr��ritmerft to
affordable housing is adQdressed in the following ways:
4 :.
L. • A minimum of 16% of the housing units at Winroore will be affordable
to individuals and famiie wanting to rent or buy their residences.
r:-:4 These affordable units will meet the exisfing affordability definitions
L:, and requirements fowidiri Section 1548Z4 of the Carrbor Land
p-,.. .
C.]3] grearly ampiIyJes thG Town of Carrboro Village Mixed ed Use and
4�3 Affordable Housing Vernacular Stndards.
a .
' • The landscape s#andands included in the Design Code
contain a Iisf of plant species with aastrrrctions for achieving a
coherent landscaping of the urban fabric, supporting The rurel-to-
urn transect.
Fl. M e Thoivughfare standards are refieckod on the site plan, specifying
dimensions, parking, sidewalks, ptanterst set trees, and
P Stree��g�rf$. They are based on the North Carolina Department of
�� Trwisporfatkn Traditional Neighborhood Development (Thib)
`4 Guidellnes, August, 2000:
. DeveLopment of a size and scale,which accommodates and promotes
,,:[1 pedestrian travel rather than motor vehicle trips within the village..
The mbC of uses within ¼inmom along with abundant recreation 0r159s
PI and trails will create frMUng pecIstrian destinations. Minima!building
LM set-backs, attractive architectural detailing, and carefully landscaped
sidewalks will mate a pleasant walking environment. Amenities such as
F:.5.
benches win further accommodate the pedestrian. The size end scsfa of
4:':4 The dev&opidarea YI'IMI be such that pedestrians wilt have no more than
a 5-minute walk to downtown The factors combine to make walking
an attractive, viable alternative Ia ihe automobile.
Compliance with the policies embodied In this chapter for the
dcvelopment of a village mixed use
•
r i. The developers of 1¼more belFeue thet the plan �+1�rr�lrrore not only
' complies but exceeds all of the policies and guidelines adopted by The
Town of arrtor° wage ror village mixed use dgvelOprnerrt
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f,;
i.2J 19. Please note that MIA documents must be approved by the Town Attorney
.• prFOr to -Final plat approval;
L Rop/y: orr�r�er�# �Uoted er�d a r�ote �+as been a�f�ed too �Fre Caves Sheet O-I tv
indicate that the i-!omowners Assoc/at/on øocurnent si7aN be approved by the
';;
Town Attorney prior to the approvaf of the FinI PJat N
•
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x
-,.....,
c.:,
i.'s E
ry.
L '. - ... Squares groans, landscaped
abieets and parks woven into street and d
block patterns to provide space for social activity, pirts and visual
enjoyrnent.
The square, commons, parks, and even the tot4ots of Winrnore have
e
been integrated into the general street end b/ock patterns. No dwelling
unit is more a #wo-to-thrmir7erte walk from a square, park, or nmon.in a/VIiVM to the required 30,000 al. totion square surrounded by
townhouses, !h'e-work units and the civic and commercial bui/ding
s,
�:; Fnm will have a town green, surourded by single fam/ly hours
�';�
adjoining the main street leading to the sqvare. Street Jandsceping W#1/
bye based on the concept of the f ,ma!alfee of street frees That will grow
0 and ultimately shade the entire street. The word "Mee"is from Old
French, ate,meaning 'to go'and refers to a walkway or drive bordered
byrows of evenly spaced, even-aged treas of the same species. Af/eos
El were popular in Eumpean parks end estates in the 17th & 18th
centuries, in the fade 19th century in America, it became popular to
create free4ined streets on the model of the efts. The streets at
. Vl�Frrore Mil harken bark to the days before street-side utility poles ar�d
:-��� engineering-based regulations a#xi#eliminated the ate.
` �
�
�� Provision of building for civic assembly or for other common purposes
"`' #Pty#act visual landmarks �rrd symbols of identity within the
Lcommunity.
A post offices genre f store, and church or
civic buildin (depend/ng on
the ultimate users will nerve es {o 1 points and as civic landmarks. The
location of these buildings around The town square and on the main
skeet passfrig through IN7nrnore will give them prominence.
f...;' Architectural deti/s, such as a cupola, tower, or spire, will distinguish
° the landmark buildings.
L A recognizabler fur�ctlar fly dive�se, bu#visually unified village focused
on a village green orsquare,
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Li • design eiements:
Winmote w1 be a visually unified village because of four ir#erelated
L.3 ri • fur urban standards are portrayed on the Site Plan on which private
and dvrc buAldirvs art arranged so that ifa transect were drawn, it
would be dear that there are concentric tiers, or zones, ranging from
:� rr�ore-rural to mare-r�rberr. Within each of tier there wa+�1 be consistent
building typologies and frontage requirements.
�;� The ar�chitect,urel standards are embodied in the WiIIrIIOTe Design
Cede, a detailed 53 page regulating document. /t incorporates and
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A distinct physical settlementt a.,mal1 neighborhood in the �t?rTXJ of a
Er:.7.; classic 1Iilage surrounded by protected lands 0f generally Op$1?
t land, will be created at Winrroore. A defined edge between green space
and development has teen created thmugh the clustering of compact
Ti development around a town center. The presenfed open land will be .
t:2 used for forest, recreational and envi nrnerrta!protecrk,n purposes.
Y
`,"` DWeIr[11 3
g , shops, and woriVaces. generally located in close.proximity
each oti'Mer, the scare of whIlch accommodates and promotes pedestrian
p Iforiips within the Aline..
.
t:
• The of compact development in Winrnon9 wolf help to create a
pedestrian-friendly environment No dwell/rig will be more Than 114-mile •
— a flvmmute walk— #rofff the town center. Studies nave shown that
[I] people ore usually willing to walk to a destination 1I4-rlarTe or toss instead
of dIrivfr19. The mixed—use nature of the dwellings, shops, workplaces
and bars transit stops also r7f reward walkers with an environment of
irl intemsing and friendly destinaions+
't•:!
MOdOStIY sized buildingt fronting on and aligned vrOh, streets In a
F•:,. disciplined mannen
p Smaller building Jots of U�1,4r�rnare will mean smaller buiu�Jr�gs. Lower per
building{and costs will hefp make the modestly-sized bui/dings
economically feasible. A,bu!loFto range will assure that each building mil!
:� be dose to the sidewalk, creating an "outofoo�'living room,"ar� enclosed
�: public realm that fees secure and inviting. Each building will have an
. inviting, but format front- usually a wide porch near Me street
�'�'•] A generally rectilinear pattern of$ireets#alleys and blocks reflecting the
street network in existing small villa.gas whlch provido for a bIanced
mix of padesiriarts and automobiles.
Li .
Wherever possible at Winmore, streets will end in other streets, rather .
Fi�"� than cuts-de-sac,. Residences will be served by a format street In front
1.:...A r and a by lone (alley) in the mar. Not only does this create a rectilinear
street and block patem, it also creates an urban fabric, and augments
1.7 social interaction. The&gat side wr1/be more fanned with guest parking
L': and/ntemction with sidewalk strollers. The lane (alley) side is informal,
for use by the residents and for essential!services Kirke waste rdr-oUts,
LI recycling and meter-readers. This will be a network like that in existing
smag uiff$ges, slower design speeds, narrvVUersets, and connectivity
!:',..1: a1l make for'a b�balanced mix x ofpedestrians and au#o Obil s.
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d 17. Please ensure that changes requested on one sheet are carried forward
on all applicable plan stets.i..1 Reply: Comment Noted.
Supplemental J nformatJon Related Comments:
fl
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r:.:. 13. Vin a narrative, please demonstrate compliance with Section '15.141.
of the 11.10 regarding the Village Mixed Use objectives;
Reply: The preservation of open space, acenic was, agricoural laws and
1 to infruinize ths potential for conflict b-etween such areas and other land uses;
natural resourcesovithin the Town of Can-born planning and
-� n achieves preservation of open space, scenic
agficuitural land and natural resouires in two ways:
_.:..j neighborhood Viiinmore will offer a residential option that deve/ops
far less land than conventional/ow-dnsfiy development. l
between 6 and 9 unfts per acing (depending on how many garage
j apartments am bud 200 hour of Winmore will require
between 22 and 33 tiaras of dew /and The same 200
ri households fig in con n l one-haff jo one-acre tors would
consume 100 to 200 acres of open space and or farmland& in
add n. lam lot conventional development adds to the amount of
t, pavement mquired for automobffe access increaSing impervious
E: surface as weil as consuming additional en space for lane mires,
•: u unding inrn valage itseff there f be a permanent
natunE,preserve and recreational atea Appnaximately
65.9 acre Winmong propery or 30A mss, will be set aside as s
1.... space Preserve. This means that resident will
QJ within a two minute walk of the forest or Min Creek. The
teWnmore sfie plan identhIes individual specimen trees and the project
has been laid the number
posstbie of title specimen and other ties
.
The cation of a dislinct physical
landscape generally open land used for agriculitrrall
r-,= recroalional and e rmental proton purposes.
F7. f
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:...., ,....
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[f:j(
clear to the Planning Vepartmentwhether all scales indicated are
Lfi
EA accurate;
Rp!y: Comment Noted. scales have been correded.
g .
13.�. Per Section 15-67 of the LUO pleasc provide notes outlining that all
private common spaces, Including private roads, privati open space,
recreational ameniti , etc., must be maintained by the Homeowners
AssociAtion (IIOA);
.
Reply' A note his been ad d io the Co rer Sheer -1 and the Open Space and
fl RecreaPiafl Plans OR-I, OR A Oh-3 That indicates that 'Ail common space, luding
Ovate roads and alleys, open space, trails and ameniffes shall be maintained the
. Homeowners A.ssociatiorC .
n .
14. Rome review Sections 15-83.1 and 15-83.2 of the LUO regarding
r disclosure sTgriage and show the required applicable Information on the
p1n$ Per section 15-85.1 of the LUO, you must post a copy of the
overall layout of the project In a watertight enclosure. As a result, please
�' show the location of this 'information kiosk' on the plan5 and include a
IA. detiI for Its construction whet will it look liken Additionally, per
section 1643,2 of the WO, devolop a sign dieclosure plan for all
Pr3 .
easements, openfrecreation space, trails and other amenities on the site,
Please provide details of the sigma and a table of how each sign will be
.7,• worded;
R'epfy: Comment noted. fee Sheet D-2
i15. Any development on property containing a floodplain area must include
the following note on the final plat for the developmnt7 •`use of land
!;x within a floodway of floodplain is eubstantlally restricted by Article XVI of
Chapter 15 of the Carrboro Town bode." Please include a note on the
plans stating that this note will be included on the final plat With that in
11 mind, Per Section 'IS-256(a) of the 1_11O, staff hereby advises you to
Li review the restrictions applicable to subdivisions containing
f1ciodwy!floodpIain.;
6 16, Reply: e have reviewed Section 15-255a of the WO and we have Included a
r'9 note on the Cover Sheet CO-1 that indicates: aA Note m7lbe added on the
Lir ' Final Pe #W indicates that the'u of land within a fkiodway of floodriPloin is .
substantially restricted by Article XVI of Chapter 15 of the Csrrbaro TQwn
[1 Coder"
rt•,
i-.] 0
H
footage measurements of each constraint) and all parks and open
r.::..,1 spa preparing s. In pn�par� � the plan, you shauld siincluding p chart of� �luding engineering aspects of the project, but you should go beyond what was
0 required during the concept pin stage {ire.-clearly ladel the
aforementioned elements of the project in s visually presentnble way).
Please contact the Zoning Division if you would like to discuss this Rem
qfurther,
Reply: Comment Noted. Ste Sheet MF4.
P Please.8rav 1� provide a `typical` detail drawing exhibiting the proposed design
for single-family loin. The typical drawing should show an accessory
dwelling unit(ADU). or you can provide two typical drawings—on with
AbU and one without. Please note this request may be included in the
0 master pIin request outlined above (#3), but should also be included on
the CUP plans;
fl Reply: Comment Noted See Sheet$R8.
4,5
,., 9- Please include `building areas' or delineate (and label)setbacks' �{ exhibiting compliance with Section 15-17$ 2(ffl5)(c) within the single- '
IS • family deta1hed residential use areas. 1f you so choose, you may
$ address this within the typical drawing for a single-family lot requested
directly above (#5);
Reply: Comment Noted Ste Sheet SA&
P .10. in accordance with Section 15-178.2(b)(2) of the LUG, please specify the
#�'�� uses you wish to allow and proposed locations why these uses would
� be permitted within the residential portions of the development, If you
Li
desire for the uses to be allowed at all;
IE'-',:11 Reply: it is our desire that any permitted use that is allowed in The Can-born LUO be
permitted in Wdnmare in any residential zone,
-
11. The Zoning Division has noted that Ruth Haan, 018 Specialist (918-
7:328), has notified you of conflicts with the proposed name of some
s#reefs. We will submit your subsequent plan submittal to Ms. Heaton for
Li
a reaction to the newly-proposed names;
Reply: Comment Noted. Road names have been changed.
6 U. Generally, plea double-check the scales indicated. It was not entirely
.: - :i. _
. .t.
..:,,...:.,
0
6. Please contact MarLy Roupe (9i -7333) to coordinate the sign permit
g approval process. If you would like, you can include the proposed
10 signage as a part of the plans. INCH you he creating a `master sign plan'
in order to dlstributeiailocate aquarelootage assignments to ail
commercial uses? Please note that the sign permit process can be
bandied separate of the plan review and approval process. If you choose •
to not include proposed signage In the plans, please add a nom to the
��� 'plans stating that`no Manage is proposed st this time;
..; Reply: We have added a note That °70 stooge is pmposed at this time"on the Cover
!.......•.1 Sheet CO4.
0 $. In confOrmance with Federal Regulattons and per fictions 75,253(c} &
15..254(c)(4) and Appendix A,A-7, (a) &the qua,you must submit and
FEMA must approve a Conditional Letter of Map Revision (CLOMR) prior
to beginning construction of the sum crossing. Please note that even .
though this is not required until construction plan approval, you may
want to begin the process at this time. Upon Inatifilalion of the grassing,
you will need to apply for a Letter of Map Revision (LOMB) with FEIIAA.
C`�` This must be completed prior to acceptance of the road.
{. �
R6pIy: Comment Noted.
Vil Plan-relayed Comd"rerr r� Ott��bt't'wi#�al. T1 T. Please inc#ude $ Schematic Master PRar� v�nth your �
ri Zoning Divlalon recognizes that your Intention is for the SUP play and the
Master Plate to be one and the same? However1 please note that Section
E141
15-141.2(g)(1) dictates specifically what the `master plan' should include..
Upon reviewing thissection, you may realize that 'master plan'r
� the may
generally fails 1n-between" concept plan and the CUP plan. the
Zoning Division is making thls request to ensure that Ail requirements for
L'i • the project have been satisfactorily addressed prior to proceeding to the
public hearing before the Board of Aldermen. The master plan should
1.r amount to a plan sheet clearly delineating the commercial er (with
`.•4 . square footage or acres
family and multifamily areas and the associated density calculations
11:
. profirtably v#a a sp�adshe so that it will 6e easy to read grid
understand). Please include informatlan regarding any areas specifically
• intended for `mantel units.' Are the `affordable apartments' intended to be
n rental unIts? If this is unclear at this PDlflt, you may choose tO comment
11 on the 'rental unit' request via a narrative explaining this to the best of
your knowledge. The 'rental versus owner request results from the
� Ianguage found in Seation 'I�i-'I F6,2(b)(2). Further# the sheet sh ed
clearly delineate the constrained areas on the property (Including square
[ ,
f 7
Philip zostak Associates
!.1:.1'!.•
C.
11
i i'J
Planning Comments June 7
r! Town of Carrboro
Marty Rang
QneraI Comments:
Procedural
L1
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1i. The Zoning Division hereby notes that you held a Neighborhood
[I,;:i Information' meeting on November 28, 2001;
Reply: Comment Noted.
2. Please note that per Section 15-49 of the Land Use Qrdjra, c (UM), all
applications and plane must be deemed 'complete' prior r, Joint Review with the advisory boards or to a public headng
Board of AIdecmen To that ends please be sure that all comments
r 1 comprehensively addressed;
�
..:
Reply: Comment Noted.
i
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. Per a text amendment-adopted by the Board of Aldermen on March 26,
2002, please note that the applicant is now required a fee to the Town
{;,, for purposes of the Town providing notice of public har-lng
project prOject to non-owner occupants within 1000-feet of the for
Condifional Use Permit. Please contact Ruth Heaton, GIS Specialist 1328), regarding this requirement The newly-adopted fee, added to th6
200 1-2002 Town of Carrboro Miscellaneous Fees 1 Charges
fhnl is
r: follows: $30.00 + $05Oiper resident address identified;a
1. Reply:We have paid the referenced fee to the Town of Carrboro and understand that
�x the rental group notification has been sent.
r..! 4. Please note that per Section 15 of the LUO, following CUP approval
(assuming approval), construction docu me nts (includi
incorporation of any cand r#rons of approval) must be submitted
and
•, approved before I n a n nr�y ConstrUCtion. The Town n n
Sungate
Design Group, coordinates the review of the constniction
. documents. Addttional information will be provided after the Board of
t. Atdermen makes a decision regarding the •
f• 4 Reply: Comment Nom,
10 1/2 w, Franklin Street Chap J Hill, N rd Ina 275 Tole;919 P2
R
:•7.
i
Philip zost k Associate
r' '
September 2 , .
El
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Mr, Rouge
� � Interfrrr Zoning Complies Director
Y
Tovirn of Caro
['i Canboro. N .
•y
Re: Mamon,Rezoning, Mater Plan and CUP Re-Submittal
t.,: A Traditional Neighborhood D Icpment .
Dear : '
T
On behalf of Winmore Land Management LL C, we are re-submitting a greatly improved
amore for the Town of Carrboro review to be oonsklered for the VIALI rezoning, the
�ti MU Master Plan approval U Conditional Use Permit.
• Attached are the drawings and comment review questions for your distribution,
r
To d up the review s we are requesting that the reviewing agencies email
comments so we can tum around any changes or comments
as fast as is required.
r
h..„ .
Thanks u for pence Over the pad several 'months. I know that it hag only gotten
better. .
• • Respeotrigly submitted,
•r .
a . .
Phiiip Szostakj A •r.4
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boardwalk may give the impression that the open space is a private area for the residents on
that one strut. County staff likewise commented that the location and design of the proposed
lower-income housing may contribute to a sense of economic hierarchy, and suggested trying
to integrate the Iowerincome units throughout the complex rather than confine them to a
single flack.
•
The submittal deadline for the Jont planning area pubflc hearing was July 24, 2002. Orange
County received materials from the applicant for the orCglnal 66-acre project. Town staff has
continued to discus this project with the applicant at their weekly development review
meetings. To diit , the County has not received any updated materials showing the additional
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acreage.
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