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ORANGE COUNTY PLANNING DEPARTMENT
131 W. MARGARET LANE, SUITE 201
HILLSBOROUGH, NORTH CAROLINA 27278
AGENDA
ORANGE COUNTY PLANNING BOARD
ORANGE COUNTY WEST CAMPUS OFFICE BUILDING
131 WEST MARGARET LANE – LOWER LEVEL CONFERENCE ROOM (ROOM #004)
HILLSBOROUGH, NORTH CAROLINA 27278
Wednesday, June 4, 2014
Regular Meeting – 7:00 pm
No. Page(s) Agenda Item
1. CALL TO ORDER
2.
3-4
INFORMATIONAL ITEMS
a. Planning Calendar for June and July
3.
5-8
APPROVAL OF MINUTES
May 7, 2014 Regular Meeting
4. CONSIDERATION OF ADDITIONS TO AGENDA
5. PUBLIC CHARGE
Introduction to the Public Charge
The Board of County Commissioners, under the authority of North Carolina General Statute,
appoints the Orange County Planning Board (OCPB) to uphold the written land development
laws of the County. The general purpose of OCPB is to guide and accomplish coordinated and
harmonious development. OCPB shall do so in a manner which considers the present and
future needs of its residents and businesses through efficient and responsive process that
contributes to and promotes the health, safety, and welfare of the overall County. The OCPB
will make every effort to uphold a vision of responsive governance and quality public services
during our deliberations, decisions, and recommendations.
Public Charge
The Planning Board pledges to the residents of Orange County its respect. The Board asks
its residents to conduct themselves in a respectful, courteous manner, both with the Board
and with fellow residents. At any time, should any member of the Board or any resident fail
to observe this public charge, the Chair will ask the offending member to leave the meeting
until that individual regains personal control. Should decorum fail to be restored, the Chair
will recess the meeting until such time that a genuine commitment to this public charge is
observed.
6. CHAIR COMMENTS
1
2
No. Page(s) Agenda Item
7. 9-59 MAJOR SUBDIVISION CONCEPT PLAN: To review and make a decision on a
major subdivision concept plan application seeking to sub-divide a 25.33
acre parcel of property into 14 single-family residential lots with 16.29
acres of common open space near the intersection of Stroud’s Creek
Road and NC Highway 57 in Hillsborough Township.
Presenter: Patrick Mallett, Planner II
8.
COMMITTEE/ADVISORY BOARD REPORTS
a. Board of Adjustment
9. ADJOURNMENT
IF AN EMERGENCY OCCURS, OR IF YOU ARE RUNNING LATE FOR THE MEETING, PLEASE LEAVE A VOICE MAIL FOR
MICHAEL HARVEY (919-245-2597).
2
*Planning Board Member Attendance Required
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D R A F T
1
MINUTES 1 ORANGE COUNTY PLANNING BOARD 2 MAY 7, 2014 3
REGULAR MEETING 4 5
6 MEMBERS PRESENT: Peter Hallenbeck (Chair), Cheeks Township Representative; Lisa Stuckey, Chapel Hill 7
Township Representative; Buddy Hartley, Little River Township Representative; Maxecine Mitchell, At-Large 8
Bingham Township; Herman Staats, At-Large, Cedar Grove Township; Tony Blake, Bingham Township 9
Representative; James Lea, Cedar Grove Township Representative 10 11 12 MEMBERS ABSENT: Andrea Rohrbacher, At-Large Chapel Hill Township; Paul Guthrie, At-Large Chapel Hill 13
Township; Vacant- Eno Township Representative; Vacant- Hillsborough Township Representative; Vacant- At-Large; 14
15
16 STAFF PRESENT: Craig Benedict, Planning Director; Michael Harvey, Current Planning Supervisor; Perdita Holtz, 17
Special Projects Coordinator; Patrick Mallett, Planner II; Tina Love, Administrative Assistant II 18
19
20
OTHERS PRESENT: Michael Neal, Hartison Jones, Danny Jones, Pam Jones, Laney Jones 21
22
23 AGENDA ITEM 1: CALL TO ORDER AND ROLL CALL 24
25
26 AGENDA ITEM 2: INFORMATIONAL ITEMS 27
a) Planning Calendar for May and June 28
b) May 27, 2014 Quarterly Public Hearing – 7 p.m. @ Dept. of Social Services – Draft Legal 29
Ad Attached for Information 30
31
32 AGENDA ITEM 3: APPROVAL OF MINUTES 33 APRIL 2, 2014 REGULAR MEETING 34 35
MOTION by Tony Blake to approve the April 2, 2014 Planning Board minutes. Seconded by Lisa Stuckey. 36 VOTE: UNANIMOUS 37 38 39 AGENDA ITEM 4: CONSIDERATION OF ADDITIONS TO AGENDA 40 41 42 AGENDA ITEM 5: PUBLIC CHARGE 43 44 Introduction to the Public Charge 45
The Board of County Commissioners, under the authority of North Carolina General Statute, 46
appoints the Orange County Planning Board (OCPB) to uphold the written land development 47
laws of the County. The general purpose of OCPB is to guide and accomplish coordinated and 48
harmonious development. OCPB shall do so in a manner which considers the present and 49
future needs of its citizens and businesses through efficient and responsive process that 50
contributes to and promotes the health, safety, and welfare of the overall County. The OCPB 51
will make every effort to uphold a vision of responsive governance and quality public services 52
during our deliberations, decisions, and recommendations. 53
54
5
D R A F T
2
AGENDA ITEM 6: CHAIR COMMENTS 55 56 57
AGENDA ITEM 7: MAJOR SUBDIVISION PRELIMINARY PLAT APPLICATION: To review and make a recommendation 58
to the BOCC on a major subdivision preliminary plat application (Triple Crown Farms), located 59
off of Dairyland Road. 60 Presenter: Michael Harvey, Current Planning Supervisor 61 62
Michael Harvey: Reviewed abstract. 63
64
Michael Neal: Presented a PowerPoint presentation. 65
66
Tony Blake: I have two questions, one is, is there a fire pond or some sort of water access? The second is, I’ve 67
been reading the NC Legislature’s agenda and they have a proposal to push road maintenance and roads from DOT 68
to the counties. I don’t know if it will pass or not but has DOT proposed a turn lane or anything like that on Dairyland. 69
70
Michael Neal: No, and NCDOT has reviewed the plans. Going to the first question, the fire marshal’s comment is 71
that currently there is a fire pond right here (pointed out on map) and there’s also Buck Fork Creek and the fire 72
marshal in his letter suggested Buck Fork may provide the flow that he is requesting. That is something that we will 73
have to do, either identify this pond or somehow amend Buck Fork Creek and allow a fire point there. 74
75
Tony Blake: Ok, that’s all I had. 76
77
Buddy Hartley: Lots three, four and five, is it possible to have an option for them to go to either school district? 78
79
Michael Harvey: The developer can petition, but it has never been my experience that it has been approved (by 80
Chapel Hill/Carrboro). It is our opinion that those lots will be going to Orange County Schools. 81
82
Lisa Stuckey: When I was on the Chapel Hill Board, we never approved accepting additional. It’s so overcrowded 83
they are not expanding the boundary. 84
85 MOTION by Lisa Stuckey to recommend approval of the Triple Crown Subdivision preliminary plat application to the 86
BOCC. Seconded by Tony Blake. 87 VOTE: UNANIMOUS 88
89
90 AGENDA ITEM 8: JOINT PLANNING LAND USE AND AGREEMENT AMENDMENT: To make a recommendation to the 91
BOCC on County-initiated amendments to the text of the Joint Planning Land Use Plan and 92
Agreement in regards to the density in the Rural Buffer land use classification and 93
clarifications on other topics. This item was heard at the March 27, 2014 Joint Planning Public 94
Hearing and was previewed at the April 2, 2014 Planning Board meeting. 95 Presenter: Michael Harvey, Current Planning Supervisor 96 97
Michael Harvey: Reviewed abstract. 98
99
Pete Hallenbeck: Does anyone have any questions? 100 101
MOTION by Tony Blake to recommend approval to the BOCC. Seconded by Buddy Hartley. 102 VOTE: UNANIMOUS 103 104 105 AGENDA ITEM 9: JOINT PLANNING LAND USE AND AGREEMENT AMENDMENT: To make a recommendation to the 106
BOCC on County-initiated amendments to the text of the Joint Planning Land Use Plan and 107
Agreement in regards to allowing appropriate agricultural support enterprises in the Rural 108
6
D R A F T
3
Buffer land use classification. This item was heard at the March 27, 2014 Joint Planning 109
Public Hearing and was previewed at the April 2, 2014 Planning Board meeting. 110 Presenter: Perdita Holtz, Special Projects Coordinator 111
112
Perdita Holtz: Reviewed Abstract 113
114
Pete Hallenbeck: Does anyone have any questions? 115
116 MOTION by Herman Staats to recommend approval to the BOCC. Seconded by Tony Blake. 117 VOTE: UNANIMOUS 118
119
120 AGENDA ITEM 10: 2030 COMPREHENSIVE PLAN AND UNIFIED DEVELOPMENT ORDINANCE (UDO) TEXT 121 AMENDMENTS: To make a recommendation to the BOCC on government-initiated 122
amendments to the text of the UDO to establish a zoning program commonly referred to 123
Agricultural Support Enterprises (ASE) within the Rural Buffer land use classification. This 124
item was heard at the February 24, 2014 quarterly public hearing and was previewed at the 125
April 2, 2014 Planning Board meeting. The text amendments can be adopted by the BOCC 126
only if the Joint Planning Land Use Plan and Agreement (item #9 above) is adopted by all 127
three local governments (Orange County, Chapel Hill, and Carrboro). 128
Presenter: Perdita Holtz, Special Projects Coordinator 129 130
Perdita Holtz: Reviewed Abstract 131
132
Tony Blake: I have one question, under exclusions, these apply to the rural area and the Rural Buffer or just to the 133
Rural Buffer? 134
135
Perdita Holtz: All of these apply to the outside of the Rural Buffer but it will also apply within the Rural Buffer if this 136
amendment is adopted. No changes were necessary to that red text in order to make it apply to the Rural Buffer. 137
138
Lisa Stuckey: There was a lot here about water usage which seemed very forward thinking to me but on page 222, 139
the ‘greenhouse with on premise sales’, there was nothing in that section having to do with water. 140
141
Perdita Holtz: The reason it is not in there is that is an existing use that is allowed everywhere and it doesn’t 142
currently have that ground water use standard. We are looking at it as ‘do we want to make is more restrictive than it 143
is already’ for a use that is already covered in the UDO. 144
145
Herman Staats: Didn’t you also say that bona fide farming operations is not regulated by this. 146
147
Perdita Holtz: Correct, and any water usage done by the bona fide farm is not regulated. It is just the additional 148
water that would be necessary to run the regulated use. 149
150
Pete Hallenbeck: I think, also last month we commented, you have to be pretty crazy to start up some sort of 151
business for ag use and depend solely on well water. 152
153
Pete Hallenbeck: Does anyone have any questions? 154
155
MOTION by Lisa Stuckey to recommend approval to the BOCC. Seconded by Tony Blake. 156 VOTE: UNANIMOUS 157
158
159 AGENDA ITEM 11: COMMITTEE/ADVISORY BOARD REPORTS: 160
a. Board of Adjustment 161
7
D R A F T
4
b. Efland-Mebane Small Area Plan Implementation Focus Group (community meeting on 162
April 7, 2014 regarding proposed Efland zoning overlay districts) 163
164
Pete Hallenbeck: Updated the Board on public information meeting held in Efland regarding the proposed overlay 165
districts. 166
167
168
AGENDA ITEM 12: ADJOURNMENT: 169 170
171
8
ORANGE COUNTY
PLANNING BOARD
ACTION AGENDA ITEM ABSTRACT
Meeting Date: June 4, 2014
Action Agenda
Item No.
SUBJECT: Major Subdivision Concept Plan Application – Stroud’s Creek
DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N) No
ATTACHMENTS: INFORMATION CONTACT:
1. Application Package
2. Project Vicinity Map/Future Land Use
Map
Patrick Mallett, Planner II (919) 245-2577
Michael D. Harvey, Planner III (919) 245-2597
3. Staff Generated Correspondence
4. Notes from Neighborhood Information
Meeting
5. Color Rendering of Concept Plan
Under Separate Cover
6. Concept Plan
Craig Benedict, Director (919) 245-2575
PURPOSE: To review and take action on a Major Subdivision Concept Plan application proposing
a 14 lot single-family residential subdivision in accordance with the provisions of Section 2.15 and
Article 7 Subdivisions of the Unified Development Ordinance (UDO).
BACKGROUND: The basic facts concerning the current application are as follows:
Applicant(s): Stephens Road Partners
Attention Glenn Futrell
1050 Towerview Court
Cary NC, 27513
Owner: Waterford Sterling LLC
214 South Kings Street
Leesburg VA, 20175
Agent(s): Summit Engineers
Terry Boylan and Chad Abbott
504 Meadowland Drive
Hillsborough, NC 27278
Location: Stroud’s Creek Road - Please refer to Attachment 2 for a vicinity map of
the parcel.
Parcel Information: a. PIN: 9875-08-0900.
b. Size of Parcel: 25.3 acres in area.
9
c. Zoning of Parcel: Agricultural Residential (AR) and Special
Flood Hazard Area Overlay District (SFHA).
The property is not located within a Watershed Protection
Overlay District.
d. Township: Hillsborough.
e. School District: Orange County.
f. Future Land Use Map Designation: Agricultural Residential
and Rural Industrial Activity Node. Please refer to Attachment 2
for additional detail.
g. Growth Management System Designation: Rural.
h. Existing Conditions/Physical Features: Varying topography
with heavy vegetation, primarily mixed hardwoods, throughout.
There are streams running through the property with varying
slopes. Portions of the property are also encumbered by
floodplain and wetlands.
i. Roads: Vehicular access to the subdivision is proposed via
Stroud’s Creek Road, a NCDOT publicly maintained roadway.
The subdivision proposes to build a public road (27’ wide
pavement within a 40’ public right-of-way) that terminates in a
cul-de-sac. The site is bordered by streams, floodplain and the
Pathways Elementary School. Therefore, no additional public or
private vehicular access to adjacent properties is proposed or
required.
The public road is designed to meet or exceed NCDOT and/or
Town of Hillsborough residential street design standards. The
cul-de-sac portion of the road is also designed to meet Orange
County Fire and Emergency Services design preferences.
j. Water and Sewer Service: The property is located within a
primary public utility service area according to the Water and
Sewer Management Planning Boundary Agreement
(WASMPBA). The proposed residential lots will be served with
public water (via a 4” domestic and 8-12” fire lines), and public
sewer (via an 8” sanitary sewer line) by the Town of
Hillsborough.
Surrounding Land Uses: a. NORTH: Stroud’s Creek Road; an undeveloped single-family
residential subdivision comprised of 40 lots all ten acres or more in
size.
b. SOUTH: Property within the corporate limits of the Town of
Hillsborough. The property is slated for development as an
office/industrial park. There is also an undeveloped 78 acre parcel
within the County’s planning jurisdiction zoned AR.
c. EAST : Church on property zoned AR; NC Highway 57.
d. WEST: Pathways Elementary School zoned AR.
10
Development Process, Schedule, and Action: The typical cadence for the review of a
major subdivision is as follows:
• First Action – Planning staff schedules a Neighborhood Information Meeting (NIM).
Staff Comment – DONE. This meeting was held on May 14, 2014. Please refer to
Attachment 4 for a synopsis of meeting comments.
• Second Action – The Planning Board reviews and takes action on the Concept
Plan application approving either the ‘conventional’ or ‘flexible development’ layout.
The Planning Board review begins on June 4, 2014. As a reminder the Concept
Plan review is intended to allow Board members and the applicant to discuss the
nature of the project and identify possible solutions to concerns identified by staff or
surrounding property owners.
If approved the Concept Plan serves as a ‘roadmap’ for the developer with respect
to the acceptable lot and road layout as well as location of proposed/required open
space and recreation areas.
• Third Action – Once a concept plan is approved, the Planning Board reviews and
makes a recommendation on the approval of the Preliminary Plat for the project.
• Fourth Action – The BOCC reviews and take action on the Preliminary Plat
application.
• Fifth Action – Once all construction activities have been completed, or appropriate
bonds have been approved, staff will sign off and allow the recordation of a Final
Plat allowing for the individual lots to be created.
PROPOSAL – SUBDIVISION TYPES: The petitioner has submitted a Major Subdivision Concept
Plan application proposing to develop a maximum of 14 single-family residential lots with an overall
proposed density for the project of 1 dwelling unit per every 1.68 acres of land area with
approximately 17.29 acres of dedicated open space. Ultimately the applicant will be preserved
approximately 68.32% of the site as dedicated open space. Proposed lots will be range in area from
14,217 (smallest) to 39,794 (largest) square feet in area.
In accordance with Section 2.15.2 (C) (3) of the UDO, the applicant has elected to file a
Conservation Cluster Flexible Development option for this project. Required minimum lots sizes
have been reduced in accordance with the provisions of Section 7.13.4 (B) (6) of the UDO.
A summary of the proposal is as follows:
Subdivision Type Number of
Lots
Average Lot
Size
Area in Open Space Open Space
Percentage
Conservation Cluster
Flexible Development
Plan
14 Range from
14,217 to 39,794
sq. ft. in area
17.29 acres 68.25%
common
open space
(33% typically
required by the
UDO)
11
STAFF COMMENT – SUBDIVISION TYPES: The proposal is in accordance with the
anticipated densities for properties located within the Agricultural Residential land use
category as defined within the adopted Comprehensive Plan as well as the Rural Designated
areas as denoted on the Growth Management Systems Map. The size of the parcels is
consistent for projects served by public water and sewer. It should be noted that in absence
of such services, reduction of minimum lot sizes below one acre would be prohibited.
The applicant has indicated he wishes to pursue the flexible development option for this
project and has not submitted a conventional option, which has the support of staff.
ROADS: The proposal involves the creation of a single public road to service the project,
constructed to applicable NC Department of Transportation (DOT) and Town of Hillsborough
roadway standards. The applicant intends to turn this road over for maintenance to the appropriate
entity once development is completed. Specifically, the plan calls for:
• A roadway, approximately 612 linear feet in length, terminating in a cul-de-sac.
• The construction of the proposed roadway will not involve stream crossing.
STAFF COMMENT - ROADS: Staff has determined that the proposed roadway
construction and layout is consistent with the requirements of the UDO. It also avoids
impacting environmentally sensitive areas (e.g. wetlands and streams).
In reviewing the matter with Mr. D’Angelo Jones of NC DOT and Ms. Margaret Hauth of
the Town of Hillsborough, staff has been informed that they have no concerns over the
proposed roadway development, or its proposed public street access to Stroud’s Creek
Road.
If desired by the Orange County School System and NCDOT, the developer has
proposed the construction of a 5’ wide sidewalk along the right-of-way of Stroud’s Creek
Road. The sidewalk would be located within or alongside the right-of-way of the new
residential street connection to the second access drive for Pathways Elementary School.
UTILITIES: The applicant is proposing to serve the project with public water and sewer
provided by the Town of Hillsborough.
The applicant has indicated that where allowed and feasible electrical utility services for the
residential homes will be located below ground.
STAFF COMMENT - UTILITIES: The Town of Hillsborough has already approved (and
provided a utility agreement) to serve the property with public water (4” domestic line and
8-12” fire line) and a 8” sanitary sewer line. Please refer to an e-mail from Mr. Kenny
Keel, Town of Hillsborough, contained within Attachment 3 for additional information.
STORMWATER DRAINAGE: Drainage will be engineered according to Best Management
Practices (BMP) at the time of permit application for construction. The property is subject to
recently adopted stormwater management guidelines limiting total nitrogen runoff of 2.2
pounds per acre annually and 0.33 pounds per acres annually for total phosphorus.
12
STAFF COMMENT – STORMWATER DRAINAGE: Orange County Erosion Control has
not submitted comments at this time as there is no formal stormwater management plan
required as part of the concept plan submittal. The applicant will be required to submit
additional detail, with respect to the anticipated stormwater management plan, as part of
the Preliminary Plat application package for review and comment.
OPEN SPACE: The flexible development plan denotes the maintenance of a 30’ wide natural buffer
along Stroud’s Creek Road and a 100-foot building setback along the perimeter of the project. Open
space is identified in and around the existing streams and off of the denoted floodplain areas. The
total area preserved as primary and secondary open space is approximately 753, 072 square feet
(17.29 acres). The proposed open space is composed of existing, mature, vegetation and trees with
an approximate height of between 30 to 50 feet. The area is also heavily encumbered with identified
floodplains and delineated wetlands.
STAFF COMMENT – OPEN SPACE: Staff has determined the proposed open space
and land use buffers meet the requirements of the UDO.
The developer has also proposed a 50’ wide Pedestrian Open Space Area (POSA)
connection at the residential street (between lots 13 and 14) that would continue along
the rear of lots 9-13 to connect to the sanitary sewer easement along the southern
portion of the property. If desired by the Town of Hillsborough, the developer has also
offered to provide a pedestrian access easement in conjunction with the sanitary sewer
easement along the southern portion of the property. These provisions would provide the
opportunity to have publically accessible open space on all sides of the development.
LAND USE BUFFER: The site plan indicates there will be a 30-foot buffer along Stroud’s Creek
Road comprised of existing, dense, vegetation composed of existing, mature, shrubs and trees with
an approximate height of between 50 to 70 feet.
STAFF COMMENT – LAND USE BUFFER: Section 6.8.6 (D) of the UDO requires that
this project maintain a thirty (30) foot land use buffer separating the project from adjacent
roadways. Staff has determined the proposed open space and land use buffers meet the
requirements of the UDO.
STAFF GENERATED CORRESPONDENCE: Attachment 3 contains the various comments for
this project as of the date of abstract preparation.
PUBLIC NOTIFICATION: Section 2.15.2 (D) of the UDO requires that each property owner
within 500 feet be notified by regular mail of the Neighborhood Information Meeting (NIM).
Staff mailed out letters to the property owner’s within 500 feet of the property concerning the
May 14, 2014 NIM meeting on April 28, 2014.
ANALYSIS: As required under Section 2.15.2 (E) of the UDO, the Planning Director is required
to: ‘prepare and submit a recommendation’ on the concept plan to the Planning Board for
consideration. In analyzing this request, the Planning Director offers the following:
1. The application has been deemed complete in accordance with the requirements of
Section 2.2 and 2.15.2 of the UDO.
2. Staff has determined that the property is of sufficient size to support the proposed
subdivision.
13
3. The proposal appears consistent with the various goals outlined within the
Comprehensive Plan concerning development, including:
a. Land Use Overarching Goal: Coordination of the amount, location, pattern, and
designation of future land uses, with availability of County services and facilities
sufficient to meet the needs of Orange County’s population and economy
consistent with other Comprehensive Plan element goals and objectives.
b. Land Use Goal 2: Land uses that are appropriate to on-site environmental
conditions and features and that protect natural resources, cultural resources, and
community character.
c. Land Use Goal 3: A variety of land uses that are coordinated within a program
and pattern that limits sprawl, preserves community and rural character, minimizes
land use conflicts, supported by an efficient and balanced transportation system.
4. Staff supports the approval of the conservation cluster flexible development option as
proposed by the applicant.
FINANCIAL IMPACT: Staff has determined the project would not require augmentation of
County budgetary outlays to support services and that anticipated revenues from property taxes
should supplement increases in cost.
RECOMMENDATION: The Planning Director recommends the Board:
1. Receive the Concept Plan application for the Stroud’s Creek Subdivision, and
2. Approve the Conservation Cluster Flexible Development option and allow the applicant
to proceed with the development of a preliminary plat utilizing this layout.
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ORANGE COUNTY BUILDING PERMIT
ORANGE COUNTY BUILDING INSPECTIONS DIVISION
(919) 245-2600
(919) 644-3347 FAX
WWW.CO.ORANGE.NC.US/PLANNING/INDEX.HTM
RECEIPT
RECEIPT NUMBER:R14-001474
Applicant:STEPHENS ROAD PARTNERS LLC
APD #:MI14-00028TYPE:
Miscellaneous Items
SITE ADDRESS:
PARCEL:
__________________________________________
_______________________________________
TRANSACTION DATE:05/12/2014TOTAL
PAYMENT:350.00
TOTAL PAID FROM CURRENCY:350.00
TRANSACTION LIST:
Type Method Description
Amount
---------- -------- -------------
-------------- ------------
Payment Check 1161
350.00
TOTAL:350.00
ACCOUNT ITEM LIST:
Description
Account Code Current Pmts
------------------------------ --
-------------- ------------
ZONING PERMIT
10620003-430401 350.00
TOTAL:350.00
RECEIPT ISSUED BY:MHARVEY INITIALS:
MDH
ENTERED DATE:05/12/2014 TIME:
11:24 AM
___________________________________
___________________________________
__
34
HI
AR
STROUDS CREEK RD
NC
5
7
TUMBLIN
G
BROOK
L
N
604
584
578
581
579
586
582
5
8
9
59
5
602
5
9
7
59
6
5
8
8
593
591
600
597
598
Lower EnoUnprotectedWatershed
Falls LakeNitrogen - 2.2 lbs/ac/yrPhosphorous - 0.33 lbs/ac/yr
USGS Water Feature
Soils Survey Water Feature
OC Updated Water Feature
Water Body
River Basins
Watershed
Parcels
Township
School System Boundary
Contours
County Boundary
Soils
Zoning
City Limits
ETJ
Conservation EasementsHeld by Others
Orange CountyConservation Easements
100 YR Floodplain (Effective 02/02/07)
Floodway (Effective 02/02/07)
500 YR Floodplain (Effective 02/02/07)
Buildings
Water and Sewer Boundary
·
0 230 460115Feet
1 inch = 300 feet
Data shown on this map is obtained from Orange CountyGIS and is for reference only.Exact locations and boundaries should be verified.Map prepared by Orange County Planning & Inspections.
PIN#: 9875080900LLC WATERFORD STERLING 214 S KING STLEESBURG, VA 20175
Pathways Elementary School
Subject Parcel
Variable width stream buffer
Variable width stream buffer
Town of Hillsborough
Attachment 2 - Vicinity Map
35
PIN: 9875080900
N
C
8
6
N
NC
5
7
Future Land Use Map
Subject Parcel
Streams
Parcels
Water Supply Watersheds
Resource Protection Areas
10 Year Transition
Agricultural Residential
City Limits
Rural Industrial ·Orange County Planning and InspectionsBrian Carson (5/29/2014)
0 100 200Feet
1 in = 400 feet
36
Date: April 25, 2014
To: Michael Kelly
Orange County Planning & Inspections Department
Current Planning Division
From: Alan Clapp
Orange County Health Department
Environmental Health Director
RE: Stroud’s Creek Road Subdivision
PIN: 9875080900
Michael,
Environmental Health will not have any involvement in this subdivision if
served by water and sewer. After reviewing the Site Plans C-1 and C-2, it
appears well and septic systems will not be used.
Let me know if you require anything further.
Alan
37
1
Michael Kelly
From:Kenny Keel <Kenny.Keel@hillsboroughnc.org>
Sent:Friday, April 25, 2014 10:23 AM
To:Michael Kelly; Tom King
Subject:RE: Strouds Creek Major Subdivision
Attachments:SterlingEstatesWSExtContract2013-executed.pdf
Follow Up Flag:Follow up
Flag Status:Flagged
Michael,
The approved and fully executed Water Sewer Extension Contract is attached, which documents Hillsborough’s intention
to serve Sterling Estates. I have not received detailed utilities plans for the project yet, so I can’t say for sure about
hydrant location. However, one of the plans you provided shows a fire hydrant at the cul-de-sac. I will likely also
require one near the subdivision entrance as well.
Kenny Keel, PE <><
Town Engineer/Utilities Director
Town of Hillsborough
919-732-1270 ext 75
Fax 919-644-2390
kenny.keel@hillsboroughnc.org
www.ci.hillsborough.nc.us
Pursuant to NCGS Chapter 132, Public Records, this electronic mail message and any attachments hereto, as well as any electronic mail message(s) that may be sent in
response to it ‘may’ be considered public record and as such are subject to request and review by anyone at anytime
From: Michael Kelly [mailto:mkelly@orangecountync.gov]
Sent: Thursday, April 24, 2014 5:08 PM
To: Tom King; Kenny Keel
Subject: Strouds Creek Major Subdivision
Importance: High
Dear Tom & Kenny:
Orange County Current Planning is in the process of reviewing a proposed 14 lot major subdivision located along Strouds
Creek Rd. and NC Hwy. 57. It is expected that all 14 lots will be serviced by water and sewer from the Town of
Hillsborough. Could you please provide Orange County Planning with documentation attesting to such as well as the
location(s) of fire hydrants throughout the parcel to provide water and fire protection?
Thank you,
D. Michael Kelly, Planning Technician
Orange County Planning & Inspections Department
Current Planning Division
131 W. Margaret Ln., Ste. 201 (Physical Location)
P.O. Box 8181 (Mail)
Hillsborough, NC 27278
(919) 245-2598 - phone
(919) 644-3002 – fax
38
MEMORANDUM
TO: Michael Kelly, Orange County Current Planning
FROM: Jeff Scouten, Orange County Solid Waste Management
SUBJECT: Stroud’s Creek Road Conceptual Subdivision Plan Review Comments
DATE: May 1, 2014
I have completed my review of the subject plan and I offer the following comments that must be
addressed before I can make a recommendation for approval:
Solid Waste Management Plan – Please have the applicant complete the attached Solid Waste
Management Plan document and return to me for review and approval.
Standard Plan Notes – Please add the following standard notes in a prominent location on the
plan:
Construction Waste:
1. By Orange County Ordinance, clean wood waste, scrap metal and corrugated cardboard, all
present in construction waste, must be recycled.
2. By Orange County Ordinance, all haulers of construction waste must be properly licensed.
3. Prior to any demolition or construction activity on the site the applicant will hold a pre-
demolition/pre-construction conference with the County’s Solid Waste staff. This may be the
same meeting held with other development officials.
4. The presence of any asbestos containing material (‘ACM’) or other hazardous materials in
construction and demolition waste shall be handled in accordance with any and all local, state,
and federal regulations and guidelines.
Solid Waste Collection – The collection of solid waste will be either by private
collector/hauler or the residents may elect to take their solid waste to one of the 5 solid waste
convenience centers. The closest one to the project site is the Walnut Grove Church Road
SWCC located at the intersection of HWY 86 and Walnut Grove Church Road north of
Hillsborough. If the Town ultimately annexes this project, the Town’s Public Works
Department would provide garbage pickup.
Recycling Collection – This project may qualify for rural curbside recycling collection. The
applicant must contact the Orange County Recycling Programs Supervisor at 919-968-2788
x224 to request service. If it doesn’t qualify for service by the County residents may still take
their recyclables to one of the 5 solid waste convenience centers. The closest one to the
project site is the Walnut Grove Church Road SWCC located at the intersection of HWY 86
and Walnut Grove Church Road north of Hillsborough.
Thank you for the opportunity to review this application and please do not hesitate to contact me should
you have any questions or wish to discuss this matter further.
39
Orange County
Solid Waste Management Plan
All development applications must provide a detailed solid waste management plan, including a recycling
plan and a plan for management of construction debris. The following form must be completed to fulfill this
requirement. This form must be completed and approved to satisfy the requirement of a plan for management
of construction debris. Please complete all information in its entirety. Assistance in completing this form is
available from the Orange County Solid Waste Staff at (919) 968-2788 x107 or x109.
COMPLETE ALL INFORMATION BELOW
(Incomplete contact information will delay plan review and approval.)
Project Name __________________________________________________
Property ID #: ________________________ Permit: ______________
Project Location __________________________________________________
__________________________________________________
Project Owner __________________________________________________
Contact Person __________________________________________________
Address __________________________________________________
__________________________________________________
Telephone (_____) _____-_______________
Fax/Mobile (_____) _____-_______________ / (_____) _____-_______________
Design Firm __________________________________________________
Contact Person __________________________________________________
Address __________________________________________________
__________________________________________________
Telephone (_____) _____-_______________
Fax/Mobile (_____) _____-_______________ / (_____) _____-_______________
Date ____________________________
Provide a brief description of the work to be performed under this application:
(For example: construct a new commercial building [include use/sq. ft.], apartment complex [# units], place of
worship, horizontal improvements for subdivision, etc.)
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Page 2 of 7
1. Site Preparation Wastes (landclearing, demolition, deconstruction)
During site preparation for a project the amount of waste destined for a construction waste landfill or an inert debris
landfill should be minimized or diverted for reuse or recycling. Many materials can be reused, recycled, or salvaged,
provided that materials are kept separate. This approach may also reduce overall project waste disposal costs. Regulated
Recyclable Materials (clean wood waste, scrap metal and corrugated cardboard) generated in Orange County
must be recycled. During demolition activities, metal and wood are often not “reasonably possible to separate” or doing
so may present health and safety concerns (asbestos, lead paint, etc.). In these cases only, are regulated materials not
required to be separated for recycling. Consider whether the following materials will be generated on this project, in any
quantity, and indicate the management method(s).
1. Trees and Plant Materials:
No tree/plant wastes will be produced (proceed to # 2)
Tree waste will be salvaged as timber, mulch, or boiler fuel
Valuable plants will be removed for replanting
Landclearing and inert debris landfill (LCID)
Construction and demolition debris landfill (C&D)
Other (specify):
2. Dirt, Rock, Clean Fill, Inert materials to be removed from site:
No inert materials will be removed from the site (proceed to # 3)
Site Needs Fill
Will be hauled to site needing fill.
Construction and demolition debris landfill (C&D)
Landclearing and inert debris landfill (LCID)
Other (specify):
3. Asphalt Paving:
No asphalt wastes will be produced (proceed to # 4)
Recycled at asphalt-paving producer
Used on or off site. Describe use:
Disposed in an approved landfill (Orange County Landfill charges no tipfee if clean)
Other (specify):
4. Concrete, Brick, Block, other Aggregate materials:
No aggregate materials will be removed from the site (proceed to # 5)
Recycled as scrap at an aggregate producer
Used on or off site: Describe use:
Construction and demolition debris landfill (C&D)
Landclearing and inert debris landfill (LCID)
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Page 3 of 7
Other (specify):
5. Metal Scrap (metal wastes are required by ordinance to be recycled)
No metal waste will be produced (proceed to # 6)
Segregated for on-site recycling collection
Recycle at Orange County Landfill (no tip fee charged)
Segregated for hauling to scrap dealer by general contractor
Segregated for hauling to scrap dealer by sub-contractor
Certified Commingled Recycling Facility
Other (specify):
6. Clean Wood Wastes (clean wood wastes are required to be recycled)
No clean wood wastes will be produced (proceed to # 7)
Segregated for on-site recycling collection
Recycle at Orange County Landfill (reduced tip fee charged)
Saved and used on future jobs
Separated for private salvage or charity
Certified Commingled Recycling Facility
Other (specify):
7. Demolition/Salvage of Buildings or Structures on the Site:
No structure(s) will be removed (proceed to Construction Waste sect ion)
Structure(s) must be removed. Please describe (include square footage for each structure):
If any structure described above is greater than 500 ft2, it must be assessed for deconstruction possibilities.
Please call Solid Waste Staff at (919) 968-2788 x107 or x109 to arrange an assessment.
Could the structure(s) be moved from the site?
YES NO Don’t Know
Has the sale or donation of the structures been considered?
Please explain:
YES NO
How will the structure be removed otherwise?
What is the timetable on removal of the structure(s)?
Are there salvageable materials (hardwood floors, fixtures,
molding, that can be removed for reuse prior to demolition?
If Yes, Please list (use a separate sheet if necessary):
YES NO Don’t Know
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Page 4 of 7
Have, or will, these materials been offered for sale or donation?
YES NO
2. Construction Wastes
During the construction phase there are multiple options for recycling building materials. Regulated Recyclable
Materials (clean wood waste, scrap metal and corrugated cardboard) generated in Orange County must be
recycled. Although other materials are not required to be recycled, you are highly encouraged to do so. One of the best
methods of recycling is to separate the materials on the jobsite. You may also combine materials for delivery to a certified
recycling facility. Specifying waste reduction/recycling practices on a project will assure better performance.
1. Clean Wood Wastes (clean wood wastes are required by ordinance to be recycled)
No clean wood wastes will be produced (proceed to # 2)
Segregated for on-site recycling collection
Recycle at Orange County Landfill (reduced tip fee charged)
Saved and used on future jobs
Separated for private salvage or charity
Certified Commingled Recycling Facility
Other (specify):
2. Metal Scrap (metal wastes are required by ordinance to be recycled)
No metal waste will be produced (proceed to # 3)
Segregated for on-site recycling collection
Recycle at Orange County Landfill (no tip fee charged)
Segregated for hauling to scrap dealer by general contractor
Segregated for hauling to scrap dealer by sub-contractor
Certified Commingled Recycling Facility
Other (specify):
3. Concrete, Brick, Block, other Aggregate materials:
No aggregate materials will be removed from the site (proceed to # 4)
Recycled as scrap at an aggregate producer
Used on or off site: Describe use:
Construction and demolition debris landfill (C&D)
Landclearing and inert debris landfill (LCID)
Other (specify):
4. Corrugated Cardboard (cardboard wastes are required to be recycled)
No cardboard waste will be produced (proceed to # 5)
Segregated for on-site recycling collection
Recycle at Orange County Landfill (no tip fee charged)
Segregated for hauling to paper dealer by general contractor
Segregated for hauling to paper dealer by sub-contractor
Certified Commingled Recycling Facility
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Page 5 of 7
Other (specify):
5. Drywall
No drywall waste will be produced (proceed to # 6)
Segregated for on-site recycling collection
Used on site as agricultural supplement
Disposed in an approved landfill
Certified Commingled Recycling Facility
Other (specify):
6. Other Materials
No other wastes will be produced (proceed to # 7)
Please specify other wastes that will be produced and how they will be managed:
Plastics (including vinyl and shrink-wrap):
Carpet and padding:
Shingles:
Fixtures (sinks, tubs, lighting, etc):
Other (specify):
Other (specify):
Other (specify):
7. Bulk Containers (Dumpsters)
County ordinance requires that any bulk waste container be labeled to define what
materials are intended or prohibited from being deposited in them and be serially
numbered. Hauling Licenses are required for vehicles greater than 9000 GVW in
Orange County. Ensure that your waste haulers is licensed. You may contact Orange
County Solid Waste for a list of licensees at (919) 968-2788 x107 or x109.
There will be one or more bulk containers at the site for construction wastes.
Contractors will be required to remove own wastes without the use of bulk containers.
Corral or similar system will be used.
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Page 6 of 7
3. Recycling After Occupancy
Depending on the eventual use of the structure, different waste materials will be produced and available for
recycling. Recyclable materials must be separated into categories based on collection methods.
PLANNING REQUIREMENTS:
Indicate location of all bulk waste containers for refuse and recycling. Plan must show location of all
containers, even if using existing refuse/recycling enclosures. Standard details/notes for any of the
following are available from Orange County Solid Waste Management (919-968-2788 x107 or x109).
All refuse/recycling containers are required to be on concrete pads.
Provide a detailed and scaled plan of all bulk waste containers areas that show: each container labeled,
required screening, lighting, overhead clearances, bollards, and concrete pad.
Indicate whether refuse/recycling area will be gated. Any doors/gates will need retainers to be latched
open for refuse/recycling collection.
Ensure adequate collection vehicle access to all containers for deposit and collection. Access templates
are available from Orange County Solid Waste Management.
Sharing of exterior recycling locations is acceptable if a joint access/shared-use agreement is filed and
the deeds of all properties amended.
Check materials that will be generated once the structure is ready for occupancy:
Standard: glass bottles, metal cans, newspaper, glossy magazines, #1 plastics, #2 plastics
Corrugated Cardboard (not including waxed or single layer cardboard)
Mixed Paper: junk mail, cereal boxes
Office Paper: white or colored copy paper, confidential papers
Restaurant: food wastes, cooking oil, disposable dining ware
Other Plastics: #5, #7
Business specific wastes (please describe):
Cardboard Recycling Requirement
Orange County Ordinance requires recyclable corrugated cardboard to be kept separate from all other refuse. All
developments must provide for cardboard recycling. If the facility’s garbage will be collected from a bulk
container (dumpster), a second waste container is likely to be required for cardboard. Public recycling drop -off
sites can accommodate a very limited amount of commercial use (no > 50 boxes per week).
Site Plan includes space for cardboard recycling container on Sheet # _____________________
Corrugated Cardboard will be handled in an alternate manner. Description Required:
Collection Type: This project will be served by the following collection methods. Check all that apply.
Exterior individual or cooperative-use bulk waste container site. May be suitable for apartment
complexes, restaurants, places of worship, educational facility, office building, retail/office/restaurant combinations
Garbage dumpster
Garbage compactor
Cardboard dumpster
Cardboard compactor
Recycling carts for glass, cans, plastic bottles, newspaper, magazines, office paper (co-mingled)
Cooking grease rendering container (required for any commercial kitchen facility)
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Page 7 of 7
Food waste collection container (If qualify based on volume; contact OCSW staff for details of program)
Standard “curbside” recycling collection. May be suitable for single-family developments and subdivisions,
including some duplex, triples, and townhome developments.
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S:\\ErosionControlDivision\2014\Neuse\052214.PIN9875080900.WaterfordSterlingLLC
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AICP, Director
Administration 245-2575
Erosion Control Division 131 W. Margaret Lane
(919) 245-2586 Suite 200
(919) 644-3002 (FAX)
www.co.orange.nc.us
P.O. Box 8181
Hillsborough, NC 27278
May 22, 2014
Branston, LLC
Attn: Glenn Futrell
150 Towerview Ct.
Cary, NC 27513
Re: Orange County Unified Development Ordinance Surface Water Identification
Lower Eno Unprotected Watershed
PIN: 9875080900
Dear Mr. Futrell:
This letter serves as confirmation of an on-site surface water identification made by Orange
County Erosion Control Division staff for the referenced parcel. Orange County enforces a
stream buffer along streams and water features in the County per the Orange County
Unified Development Ordinance (see Section 6.13 Stream Buffers).
According to current Orange County GIS imagery of the parcel, there are (4) previously
mapped water features, however, topography maps showed possible other water
features that could be present and needed evaluation. Each of the water features are
noted on the attached aerial photo and those that were found subject to buffer
regulations will require an undisturbed buffer along both sides, as calculated per the
referenced Ordinance regulations. These undisturbed buffer areas shall be measured
from the top of the stream bank, outer edge of wet, marshy areas, or outer edge of the
floodplain where applicable. In the instance where a water feature has braided stream
segments with channels running parallel to one another, the buffer shall be measured
from the outermost bank on either side. See below for examples of how the buffer is to
be measured in varying situations:
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S:\\ErosionControlDivision\2014\Neuse\052214.PIN9875080900.WaterfordSterlingLLC
2
OR
OR
49
S:\\ErosionControlDivision\2014\Neuse\052214.PIN9875080900.WaterfordSterlingLLC
3
The following is a description of how the buffers affect the property:
1. Feature A, a previously mapped water feature, is present in the field and therefore
subject to buffer regulations. The actual field location of the feature has been
corrected on the Orange County GIS system and the beginning point has been
flagged in the field for reference. The required stream buffer will either be a 65’ or 80’
undisturbed buffer along both sides depending on the slope value, as calculated per
the referenced Ordinance regulations.
2. Feature A-1, a previously unmapped water feature, is present in the field and
therefore subject to buffer regulations. The field location of the feature has been
added to the Orange County GIS system and the beginning point has been flagged
in the field for reference. The required buffer will either be a 65’ or 80’ undisturbed
buffer along both sides depending on the slope value, as calculated per the
referenced Ordinance regulations.
3. Feature B, a previously mapped water feature, is present in the field and therefore
subject to buffer regulations. The actual field location of the feature has been
corrected on the Orange County GIS system and the beginning point has been
flagged in the field for reference. The required stream buffer will either be a 65’ or 80’
undisturbed buffer along both sides depending on the slope value, as calculated per
the referenced Ordinance regulations.
4. Feature C, a previously unmapped wet, marshy area, is present in the field and
therefore subject to buffer regulations. The field location of this area has been
flagged in the field for reference. The required buffer will either be a 65’ or 80’
undisturbed buffer along both sides depending on the slope value, as calculated per
the referenced Ordinance regulations.
5. Feature D, a previously mapped braided water feature with associated floodway and
floodplain, is present in the field and therefore subject to buffer regulations. The
actual field location of the feature has been corrected on the Orange County GIS
system. The required stream buffer will either be a 65’ or 80’ undisturbed buffer
along both sides depending on the slope value, as calculated per the referenced
Ordinance regulations.
6. Feature E, a previously mapped water feature, is present in the field and therefore
subject to buffer regulations. The actual field location of the feature has been
corrected on the Orange County GIS system. The required stream buffer will either
be a 65’ or 80’ undisturbed buffer along both sides depending on the slope value, as
calculated per the referenced Ordinance regulations.
50
S:\\ErosionControlDivision\2014\Neuse\052214.PIN9875080900.WaterfordSterlingLLC
4
If you have questions about this determination, please contact me at (919) 245-2587.
However, if you have further questions about the application of the Unified Development
Ordinance to this parcel, how to calculate the buffer lengths, or possible restoration
requirements, please contact Michael Harvey, Current Planning Supervisor at 919-245-
2597.
Sincerely,
Wesley Poole
Erosion Control Officer
Attachments: Aerial Photograph / Map
cc: File
51
HI
AR
STROUDS CR EEK RD
TUMBLING
BROOKLN
NC
5
7
Lower EnoUnprotectedWatershed
6
3
0
63
0
61
0
630
610
61
0
590
610
590
USGS Water Feature
Soils Survey Water Feature
OC Updated Water Feature
Water Bodies
River Basins
Watershed
Parcels
Township
School System Boundary
Contours
County
Soils
Zoning
City Limits
ETJ
Conservation Easements
Held by Others
Orange County
Conservation Easements
100 YR Floodplain (Effective 02/02/07)
Floodway (Effective 02/02/07)
500 Year Floodplains (Effectve 02/02/07)
Buildings
Streams (Deleted)
Water and Sewer Boundary
Data shown on this map is obtained from Orange County
GIS and is for reference only.
Exact locations and boundaries should be field verified.Map prepared by Orange County Planning & Inspections.
Orange CountySurface Water Identification
·
0140280Feet
PIN#: 9875080900
LLC WATERFORD STERLING
214 S KING ST
LEESBURG, VA 20175
5/22/2014
Feature C
Feature D
Feature A
Feature A-1
Feature B
Feature E
52
53
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AICP, Director
Current Planning
(919) 245-2575
131 W. Margaret Lane Suite
201
(919) 644-3002 (FAX) P. O. Box 8181
www.orangecountync.gov Hillsborough, NC 27278
STROUD’S CREEK NEIGHBORHOOD INFORMATION MEETING NOTES
WEDNESDAY, MAY 14, 2014
LOCATION: ORANGE COUNTY PLANNING DEPT. SECOND FLOOR CONFERENCE RM.
TIME: 12:00-1:00 PM
MEETING ORGANIZER: TERRY BOYLAN
Stephen’s Road Partners is seeking Concept Plan approval from Orange County
Planning staff regarding a proposed 15 lot major subdivision. Per Section 2.15 of the Orange
County Unified Development Ordinance (UDO), entitled Major Subdivisions, a neighborhood
information meeting was held by the developer. Three adjacent property owners were in
attendance, the developer, two staff from Summit Design and Engineering, and three staff from
Orange County Planning.
Stroud’s Creek Major Subdivision Background:
Applicant: Glenn Futrell, Stephens Road partners, LLC, Cary NC
PIN: 9875-08-0900 Agricultural Residential (AR)/ Lower Eno Unprotected W/S
Total Acreage: 25.33 acres
Legal Description: PB 3617/ PG 198
Proposal: Applicant is proposing a 15 lot major subdivision (Stroud’s Creek) in Orange County with 16.29
acres devoted towards Primary and Secondary Open Space. Applicant submitted Major Subdivision
Concept Plan to Current Planning staff for review on April 23, 2014.
Adjacent property owners were presented with a concept plan of the proposed
development at the meeting and questions pertaining to the development and County
subdivision process were answered by staff. Namely, property owners asked the following
concerns:
I. New road construction and maintenance; - COMMENT: The roads would be built to
NC DOT public road standards and maintained by either NC DOT or the Town of
Hillsborough.
II. Public utilities (water and sewer for project); - COMMENT: The Town would be
providing public water/sewer. The question was asked if the service could be
expanded beyond this project to serve other adjacent property. Planning staff
indicated there would be no such opportunity as the Town of Hillsborough has
already indicated they are not going to allow for the extension of services beyond this
parcel.
54
III. Details regarding Open Space, stream buffers, floodplain and potential pedestrian
access; COMMENT: The applicant indicated they would like to obtain final approvals
by the end of the year if at all possible and begin construction in the spring of 2015.
IV. Development timeframe.
The meeting was meant to serve as an informational session and provide adjacent property
owners with an overview of the major subdivision process in Orange County. The next public
meeting will be held on June 4, 2014 at 7:00 pm where the Orange County Planning Board will
discuss Stroud’s Creek.
The meeting was adjourned at 12:30 p.m.
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