HomeMy WebLinkAboutAgenda - 06-19-2001-9bORANGE COUNTY
BOARD OF COUNTY COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: June 19, 2001
Action Age da
Item No. ~~
SUBJECT: High Rock Village Subdivision -_Preliminary Plan
DEPARTMENT: Planning 8~ Inspections PUBLIC HEARING: (Y/N) No
ATTACHMENT(S):
1) Resolution of Approval p. 3
2) Application p. 7
3) Agency Comments p. 9
4) Planning Board Minutes p. 23
5) Fiscal Impact Analysis p. 27
6) Vicinity Map p. 42
7) Preliminary Subdivision Map p. 43
INFORMATION CONTACT:
Carla Bateman, Planner I ,Ext. 2603
TELEPHONE NUMBERS:
Hillsborough 732-$181
Chapel Hill 968-4501
Durham 688-7331
Mebane 336-227-2031
PURPOSE; Consideration of the Preliminary Plan for High Rock Village Subdivision.
BACKGROUND:
Request
Applicant: Jim Parker, agent for H. M. Roll, Inc. d.b.a. Carolina Construction, Inc.
• 71.30 acres (Tax Office records indicate 73.02 acres)
• Forty-one (41)single-family residential lots -Concept Plan approved 45 lots
• Average Lot Size (Gross) = 1.739 acres
Location
• Cedar Grove Township
• Northeast comer of High Rock Road (SR 1340) and Mill Creek Road (SR 1343)
Existing Site Conditions
Zoning
• Rural Residential (R1) district
• Back Creek Protected Watershed Overlay District
• Adjacent Land Uses: Mix of undeveloped land, single family residential and agricultural uses
Physical Description
• Majority of property is gently sloped open space
• Densely wooded along portion of Mill Creek Rd. extending eastward into portion of properly
• Some low lying areas subject to ponding
• Portions of tract identified as wetlands by Corps of Engineers
Proposed Site Conditions
Roads: -
• Access to subdivision is from High Rock Road (SR 1340) and Mill Creek Road (SR 1343)
• Three public roads all of which are proposed to be constructed to NCDOT standards
• Adjacent properties are previously subdivided negating the requirement of stub-outs for
future development.
Op®n Space:
• 25.30 acres (35.5%) in open space
Landscaping
• Applicant proposes additional planting, berm and fencing along Mill Creek Road and High
Rock Road in excess of required landscaping.
Water-Sewer:
• Lots will have individual wells and septic systems
• Health Department verified that each lot contains provisionally suitable soils to locate a septic
system
Parks and Recreation
• Payment in-lieu of parkland dedication ($455 per recorded lot) will total $18,655 for 41 lots
• No dedication is warranted because no county recreation area or conservation area has
been identified at this time.
Agency Comments
Requests for agency review were sent to: NCDOT, Erosion Control, Recreation and Parks,
Orange County Schools, Soil Conservation, County Engineer, ERCD, County Attorney
Development Process. Schedule. and Action
Planning Board
• First Action: Concept Plan approved by the Planning Board (by unanimous vote) July 12,
2000, with concerns raised about adequately buffering site from surrounding properties.
• Preliminary Plan addresses all conditions of approval of the Concept Plan.
• Second Action: Planning Board unanimously recommended Preliminary Plan
approval February 7, 2001 with concerns raised about insuring Lots 21 and 22 not inhibit
access to open space.
• Third Action: Board of County Commissioners to consider Preliminary Plat
1. The application shall be placed on the Board of County Commissioners agenda within 90
days of the Planning Board recommendation.
2. The Board shall consider the application within a reasonable amount of time.
3. During deliberations and consideration of the application the Board may defer
consideration at any point to pursue additional analysis and review.
4. If the Preliminary Plat is approved by the County Commissioners the applicant shall have
one (1) year to prepare and file a Final Plat or to request cone-year extension from the
Planning Director.
FINANCIAL IMPACT: A Fiscal Impact Analysis is included as an attachment
RECOMMENDATION: Administratio
Approval, in accordance with the attached Resolution of Approval.
Plannnc~Board
Approval, in accordance with the attached Resolution of Approval.
Planning Staff
Approval, in accordance with the attached Resolution of Approval.
RESOLUTION
OF THE
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS
Date of Meeting: June 19, 2001
Name of Subdivision: High Rock Village
Owner/Applicant: Jim Parker, agent for H.M. Roll, Inc. dba Carolina Construction, Inc.
The Board of County Commissioners hereby approved High Rock Village subdivision
Preliminary Plat, dated 12/5/00, and revised on 12/8/00 and containing 41 lots, subject to the
fulfillment of requirements specified herein.
All roads shall be irrevocably dedicated to the general public and constructed to standards of the
North Carolina Department of Transportation (NCDOT). The approval of this resolution
authorizes and directs the Orange County Manager to accept for the County on behalf of the
public generally, the offer of dedication of Virginia Lee Lane, Sunglow Court and Stacey Court.
This acceptance of dedication of the general public shall be without maintenance responsibility.
These roads shall be maintained by the owner/applicant (H.M. Roll, Inc. dba Carolina
Construction Corp.) until such time as they are accepted for maintenance by NCDOT or some
other government body.
Before the Final Plat of High Rock Village can be recorded:
A Sewage Disposal
1. Each residential lot shall contain an adequate area for well, septic disposal and repair
area, approved by the Orange County Division of Environmental Health.
2. Disclosure that the septic system location may require the size .and location of
improvements shall be included in a document describing development restrictions to
be recorded concurrently with the Final Plat. The document shall also disclose that
information regarding the tentative location of septic systems and is available from the
Orange County Health Department, Division of Environmental Health.
B Roads and Access
1. Virginia Lee Lane, Sunglow Court and Stacey Court shall be constructed to NCDOT
standards within a 50-foot right of way with 5-foot utility easements on each side.
Construction shall be inspected and approved by NCDOT.
A letter of credit or escrow agreement or other security shall be submitted to secure
construction of Virginia Lee Lane, Sunglow Court and Stacey Court to NCDOT
standards. An estimate of the construction cost must be prepared by a
certified/licensed engineer or grading contractor and submitted to the Orange County
4
Planning Department. The financial guarantee must reflect 110 percent of that
estimate and be issued by an accredited financial institution licensed to do business in
North Carolina.
The document describing development restrictions to be recorded with the Final Plat
shall state that the financial guarantee will not be released until the road construction
has been inspected and approved by NCDOT.
2. An erosion control plan for construction of all streets shall be submitted by the
applicant for review and approval by the Orange County Erosion Control Division prior
to any disturbance on the site.
3: Prior to any construction or any alteration of any existing access within the right-of
way of High Rock Road (SR 1340) and Mill Creek Road (SR 1343) the
developer/owner shall secure a driveway permit from the NCDOT District Office.
Submit a copy of the NCDOT-approved permit and letter to the Planning Department
at the same time as the request for Planning Department signatures on the Final Plat.
Sight distance triangles as prescribed by the subdivision regulations shall be shown at
all intersections within the subdivision, or included within the right-of--way of the
proposed street.
4. All lots shall secure access from an internal street within the subdivision. No corner lot
access shall be allowed within 50 feet of the right-of--way of an intersection. This
restriction shall be stated in a document describing development restrictions and
requirements to be prepared by Planning Staff and recorded concurrently with the
Final Plat.
5. Approved street name signs shall be erected at the intersection of streets as required
in Section IV-B-3-c-12 of the Orange County Subdivision Regulations. Evidence shall
be submitted by the applicant that the signs are in place or a copy of the receipt for
purchase of the signs shall be submitted to the Planning Department.
6: Record five-foot non-vehicular access easement along the entire frontage of F+igh
Rock Road and Mill Creek Road and the proposed road right-of--way.
7. Dedicate additional five feet of right-of-way along the full length of High Rock Road
and Mill Creek Road.
C Land Use BufFers and Landscaping
1. Landscaping shall be preserved as indicated on the approved landscape plan, and
must be inspected and approved by the Planning and Inspections Department prior to
Planning Department signatures on the final plat. Landscaping shall be placed behind
the sight distance triangles at intersections.
2: Provisions for protection of existing trees as shown on the approved landscape plan
shall be included in a document describing development restrictions and requirements
to be prepared by Planning Staff and recorded concurrently with the Final Plat.
3. A Type A Land Use Buffer shall be provided along the eastern side of Mill Creek Road
(SR 1343) and along the northern side of High Rock Road (SR 1340) exclusive of the
area designated as sight distance easement. The buffer shall be 30 feet in width as
shown on the Preliminary Plan and shall provide sufficient vegetation to meet the
standards of Section IV-B-8-e of the Subdivision Regulations. Said buffer shall be so
noted on the final plat, and described in a document describing development
restrictions and requirements to be prepared by Planning Staff and recorded
concurrently with the Final Plat.
D Drainag®
1. Impervious surface data, as pursuant to Article 6.23.3c.1 of the Zoning Ordinance
shall be included in a document describing development restrictions and requirements
to be prepared by Planning Staff and recorded concurrently with the Final Plat.
2. Locate drainage easements on Final Plat as required following review and approval of
the Erosion Control Plan.
E Parkland
1. The payment in-lieu parkland .dedication fee shall be paid prior to Planning
Department signatures on the Final Plat. The fee is $455 per recorded lot.
F Miscellaneous
1. The Final Plat shall contain a title block and vicinity map in accordance with Section V-
D-2 and V-D-3 of the Orange County Subdivision Regulations.
2. The following easements shall be shown on the plat:
(a) Drainage easements as required by D.2 above.
3. The minimum building setback requirements and impervious surface maximums shall
be stated on the Final Plat, and in a document describing development restrictions
and requirements to be prepared by Planning Staff and recorded concurrently with the
Final Plat.
4. If sign is anticipated, reserve a sign easement location on open space lot.
G Certifications
1. A Certificate of Survey and Accuracy signed by a Professional Land Surveyor shall be
notarized on the face of the Final Plat.
2. A Certificate of Dedication and Maintenance in the form provided in Section V-D-6-b of
the Orange County Subdivision Regulations signed by the landowner and developer
6
shall be on the face of the plat and included in a document describing development
restrictions to be recorded concurrently with the Final Plat.
3. The Division of Environmental Health shall certify that each lot contains a suitable
area for septic disposal.
4: A Certificate of Approval signed by the Orange County Planning and Inspections
Department.
5. NCDOT shall certify that Virginia Lee Lane, Sunglow Court, and Stacey Court have
been constructed or that construction plans have been approved.
NOW THEREFORE BE IT RESOLVED by the Board of Orange County Commissioners
that the Preliminary Plan for High Rock Village Subdivision is approved in accordance with the
above mentioned conditions and attached Preliminary Plat dated December 8, 2000.
Upon motion of Commissioner ,seconded by Commissioner ,
the foregoing resolution was adopted this the day of , 2001.
I, Beverly A. Blythe, Clerk to the Board of Commissioners for the County of Orange, North
Carolina, DO HEREBY CERTIFY that the foregoing is a true copy of so much of the proceedings
of said Board at a meeting held on , 2001 as relates in any way to the adoption of
the foregoing and that said proceedings are recorded in Minute Book No. of the minutes of
said Board.
WITNESS my hand and the seal of said County, this day of , 2001.
Clerk to the Board of Commissioners
APPLICAIZON FOR PRELIlYIINARY PLAY APPROVAL
l2~OR S7JBDIVISION 4/93
- oR.a~vGE covr~r~r •
. DATE
Pfd AS$ TYP$ OR PR1NT (Yr1K ONi,1~
SUHDIV'ISIONNA,ME: Hicth Rock ~Jilla4e :,_._._,:„ ,,,,, ,_
LOCATION: Intersection of High Rock Rd and Mill Creek Rd.
O~VNEIt/DEVEI.OP1~RR: c DBA Carolina Construction Inc.
ADDRESS: 3200 Croasdaile ~ ~p~Np,:(919) 383-2451 ,
1- urhatti NC 27705
AGENTICONTACT:• Jim Parker
Callemyn-Parker, enc.
A.
TELEPSONENO.: (919) 732-3883
SUMIbtARY II~FFORMATSON:.
Or~CamztyTaxl~~Hlac3c ' . Lot(s) 1 A & 2 To~vnshig Cedar Grove
Zoning District((s): AR
Iota! Number of A~ 71 .3 0
Total Number of Lortr 4 2 Average; Lot Siztw 1.01 ~ Lot Sim 4 0 , 0 S q . F
NumbalType ~ S (eacistingJ 0 (~rcpased) 4 2 House s
Liaaar Feet is Streets: 418 5 Ades is c]pen Spaca: 2 3.6 9
~Vaser Supply: Public (specify) C.ammtmi3y x Individual
Wastewater Disposal: Ptilslic (specify) Comnatmi~jr x Istdividual
School Districs Fire Disn~
GeacalLaadUsesinArea:_gq,~~~c-nltnral F, Residnetial
-~--
Critical At'eas: : snr~n/drainagewaYs ~~_.. ~_.~ flood prone areas
Hack Creek watershed(speozfy) histnricsihs
other (explain)
S.
Is the ptvperty to be subdivided cutxt~atty uadez• "fame use valve taxatlon"7 Yes No x . It"~-es;" please
contact the Orange County Tax Office. Subdivision of the property may require paymeati of deferred taxes under
"farm use value taxation."
All plats must be submitxed on sheet no smaller rhea one inchequalstwo-hwcdred feat (1"~ZqQ') and no larger tftaa
one inch equals twenty feet (1"~ZO') and must cvatain the following information:
~c , subdivision name
x ~'~
~} name ~ address of owner(s)
~ name 8t address of snhdividar
(if ocher tip owner)
x ~.~. name of survryar, eagiaear, lantdscape
as+chmcr or architect; address,
rc~on # StseaL
_~ (title) Pttli~amry Plaa>r
x scalq north arrow
~ dame of plea ~ aadrevis»
~ taa-nsbip, tmt map-blade latreferencct
x Y .. Paresst Pa~cxl Idmt>iic~daa #
~ , deed book and page # of propcry to br
.~ `~ ~ ~a with baeriags and
..~ r ... total adage of the tract and acme of
loq including and excluding atea.withitr
.-._--_l_-_ •'~J
7
x ~• amiag of ttacx and adjacentpropades
~ building setback llaes by notation
ortypicallotlayout
~ ; location and width of existing and
p ~ ( utilities,
roads, a4C.)
mss.: ~~..~ rigs
ot~cvay incbluimgdimeo9oos and street
nmmes aud.State Rfladatamba:s. I.ia~ear '
feetaf tvsd.
acraagc of new-st~etrig~of-way
. typR sizes hydrants. vaiveo7 mamiaoles
~~~~
culverts, wag sins ants grades
~ : locati® and width of alleys. s~ide9valks,
b~ lanes, transit systems, and bus stcpa
~ typicalsa~eetaass-sra-~y,,on-s-and v1
t~i ~i oQ ~ L1G3{ii1lIIY ~ 6~L1
w~
~ ~ ~ . ~ .` ~ proposed lot lines with dimensions
X.~'.~"`~~~ ~~ lot .4~ block numbers
N~ '
~.
.. Phasing line(s)
Wpagraplry at tea (IO) foot,latQVals
,
~ w .:.:• water bodies, streams, floodways and
lloodplains
~, scream buffers
~,~ ~ [nestles and size of parcels dedicated for
. Public use, recreational use or reserved in
common, with ptapos~ noted
;;r
~ `~ :.:
impCNious surface data (lf located in
water supply waasshed)
~ vicinity map showing general location of
subdivision with streets and roads
identified by Stag Road mm~.ber sad name
~,,, :, laadsc;apiag sad Buffer re~tzircmeats
j~ja : tOwnShip, Corporate and C7~r1,al
planning jnrisdicdon lines which caoss the
prop~Y
C.
o~ s~lvarrai. REQ~
1. Twenty-flue (",S) copies oFthe Preiimina~y Plat
~, horizontal, alignmem, centerline radius,
anti feral curve data on all pmpased
~yg ';. , .: sC ee1S
permanent fcattttes such as buildings,
cemeteries, historic landmarks
~ ".~.~~•..~.~.. adjoining lot layout names of adjoining
property Owners. If suhdividedr
subdivision plat name, plat book 8c page
number, sad perimeter lot numbers,
x ~ loc;ation and size oflats of resnic~d
development potential and notation oa
1?~ $ same
g smrmwatar detettuaa and/orreteatioa_
sites sad tmdismrbad areas For iafiltratioa
purposes (if located is water supply
1VA watershed)
ideauf ed Harm al areas and, wildlife
corridors
2. One full size copy of as Ore Couxny Tax map (with tax parcels involved clearly marked).
3. Where municipal ar D WASA sewcx is Hat available, a copy of the Prclimiaary Plat indicating Health
Department approvaildeaialEor each lot•showa thereon.
~. Where a private road is proposed, a written statement by the applicant ar his~her authorized re~seatstive
which sets Earth the jusitification for a private road (sec Section IV-8-3~-1 of the Qraage County Subdivision
Regulations). .
5. Awciliaty documents, in draft form, prepared is accordance with Se~ctian VI of this Ordinance which assure
completion and/or maintenance of imprnvemeats : squired by this Ordinance. Such documents may include,
but not be limited ta, a privatie road maimeuaure agreement and articles of incorporarioa sad restrictive
covenaas pertaining ra a homeowners associarxan. these documents may be required as necessary as evidence
that the ordiuaace requirements are being men
6. Fee -5470 plus 55.00 per lot (one fee fair Prelimixtasy sad Fuial P1at).
7. if the subdivision ennrams 10 lets or m~ the following iaformatioa sliail be submitted with the application:
a. Numberafyeasstobuildout 3 ~ /2 years
b. Number of houses m be built dusmg each year until Uuildout: 10 -15
c. Average price ofhaases including lots far each, year to buildout 12 S , 0 0 0
I, the applicant, hdrehy ~+ tbatthpe foregoing applicx~oa is coatglete sad a~~,> ~..
CANTS SIGMA D 'S SIGNA7T.TRE
~0 ~ aL• 5 B c~
~aATE DA
.~~'5: ~~ Daps Paid Receipt
b °; ~,. ~, ~ ~ (~rttn~~ Cnnuxtt~ ~I~ttl~ ~>~~ttr~m~err~ m °°ntY Ne"
m
c
° ~ Jonathan E. Klein, Chair Rosemary L. Summers, MPH, DrPH ]anet H. 3outherland, vice chair o
Qra~e County Board of Haalth Health Director Oraryve County Board of Healrh
~ c...~..u.x, x..
Environmental Health Division
Ron Holdway, Division Director
30CrC Revere Road, P.O. Box 8181
Hillsborough, NC 27278 Betty Borland
www. • c.us Oran ~~ Administrative Assistant
December 12, 2000
Phone: (919) 732-8181, x2360 FA?C~ (919) 6443C
Barbara Patterson Chapel Hill Durham Mebane
OfEiee Assistant (919) 96&4501 (919) 6$$7331 (919) 227•:
To: Carla Bateman, Planning and Inspections Department
From: Alan Clapp, Environmental Health
RE: High Rock Village Subdivision
I have attached the information from the soillsite evaluations for each lot. My only other concern is the stormwatel
retention areas. The preliminary plan does not show how the runoff will be conveyed to these azeas. In the past I
have seen septic areas destroyed by sediment ponds and drainage ways to sediment ponds. Also, the stockpiling of
cut and fill material adjacent to stormwater retention and sediment ponds has damaged septic azeas. I would like to
see addressed how the stormwater runoff will be conveyed to the retention areas behind lots 5, 6, 7 and lot 37.
b° `' ntf of a ,- ~L ~:L~L~Ir ~l+L~~Li~ ~Ir~l~~ .~V~~i 4L4 iii~lri!•i ~ oV~~y M@
a
" ~ Rosema L. Summers MPH DrPH
loanthnn E. Klein, Chair ~ f f Janet H. Souherland, Vice Chair o
Orange County Board of Health Health D1reCtor Orange County Board of Health
°'~a e°a°`A~ ~W
Environmental Health Division
Ron Holdway, Division Director
306~C Revere Road, P.p. $ox 8181 Phone: (919) 732.8181, x2.360 FAX: (919) 644-3
Hillsborough, NC 27278 Betty Borland Barbara Patterson Chapel Hill Durham Mebane
www.co.oranee,nc ~~sLaraneeLenvhlth/_ Administrative Assistant Office Assistant (919) 9684501 (919) 688.7331 (919) 2Z7
December 12, 2000
SOIL / STTE Evaluation Summary for:
HIGH ROCK VILLAGE
CHEEKS Township Map 2 Lots lA & 2
Map Revised Date December 5, 2000
LOT # DESIGN FLOW TYPE SYSTEM
1 360' GPD CONVENTIONAL
2 360 GPD CONVENTIONAL
3 360 GPD CONVENTIONAL w/PUMP
4 360 GPD CONVENTIONAL
5 360 GPD SHALLOW TRENCH CONVENTIONAL w/PLTMP
6 360 GPD SHALLOW TRENCH CONVENTIONAL
7 360 GPD CONVENTIONAL
8 360 GPD CONVENTIONAL
9 360 GPD CONVENTIONAL
10 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
11 360 GPD CONVENTIONAL w/PUMP
12 360 GPD CONVENTIONAL w/PUMP
13 360 GPD CONVENTIONAL w/PUMP
14 360 GPD L11TRA-SHALLOW TRENCH CONVENTIONAL
15 360 GFD SHALLOW TRENCH CONVENTIONAL
16 360 GPD SHALLOW TRENCH CONVENTIONAL w/PLi1VII'
17 360 GPD SHALLOW TRENCH CONVENTIONAL w/PU11~
18 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
19 360 GPD ULTRA-SHALLOW TRENCH CONVENTIONAL w/PUMP
20 360 GPD ULTRA-SHALLOW TRENCH CONVENTIONAL w/PUMP
21 360 GPD ULTRA-SHALLOW TRENCH CONVENTIONAL w/PUMP
22 360 GPD ULTRA-SHALLOW TRENCH CONVENTIONAL w/PUMP
23 360 GPD ULTRA-SHALLOW TRENCH CONVENTIONAL w/PUMP
24 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
25 360 GFD SHALLOW TRENCH CONVENTIONAL w/PUMP
26 360 GPD` SHALLOW TRENCH CONVENTIONAL w/PUMP
27 360 GPD SHAI;LOW TRENCH CONVENTIONAL
28 360 GPD CONVENTIONAL
29 360 GPD CONVENTIONAL
30 360 GPD CONVENTIONAL
31 360 GPD CONVENTIONAL
32 360 GPD SHALLOW TRENCH CONVENTIONAL
33 360 GPD CONVENTIONAL
34 ~ 360 GPD CONVENTIONAL
35 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
36 360 GPD ULTRA-SHALLOW TRENCH CONVENTIONAL w/PUMP
37 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
38 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
39 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
40 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
41 360 GPD SHALLOW TRENCH CONVENTIONAL
42 360 GPD SHALLOW TRENCH CONVENTIONAL
NOTES:
The design flow is based upon the number of bedrooms applied for by the property owner or developer. The design flow for a bedrooz
120 gallons/day (GPD). (e. g.. 360 GPD = 3 bedrooms)
Proposed house locations are provided by the property owner or developer as required by 15A NCAC 1$A .1900 - .1969. (The Laws a:
Rules for Sewage Treatment and Disposal Systems)
The design flow, type system, and pump requirement are subject to change based upon the application and site plan or plat submitted fc
the Construction Authorization.
The blocked areas on the accompanying plat are the limits of the provisionally suitable soils as evaluated by the Orange County Health
Department.
It should be noted that all lots having aconventional-type drain field with pump are reviewed at a minimum of every five years by the
health department as required by 15 A NCAC 1$A .1961 (Maintenance of Sewage Systems).
Ultra Shallow Trench Conventional Systems are placed in areas with 24 inches or more of provisionally suitable characteristics and a 6
inch soil cap is placed over the trenches.
Shallow Trench Conventional Systems are placed in areas with 30 inches or more of provisionally suitable characteristics.
Conventional Trench Systems are placed in areas with 36 inches or more of provisionally suitable characteristics.
The a roved se tic areas should be ke t free of vehicular traff c to in radin and com actin .activities. It is the responsil:
of the property owner or developer to maintain the integrity of the septic areas prior to system construction and installation. No paxkin~
cutting, or filling shall be allowed.
Drainage ways and easements should be utilized to convey storm water rurz-off to the stormwater retention areas. These conveyances
should not be located through designated septic drain field areas.
This report is for planning purposes only and does not constitute any approval. Lot approval is granted only in the form of an Improve
Pez7nit.
Dec--13-00 03:03P Coleman Gledl'~ill Hargrave 919 73~ 7997 P_02
LAW OFFICES
COLEMAN, GLEDHIIl. & HARGRAVE
w 1'RC~Fhti.SIC7NAL ~`AIU't7M71tJN
119 H. 7RYdN STREET
P. Q. hMq/f:R 1529
F{ILtSHORO[JGH. Nt)R7Ti GAA(~L]1VA 1727tl
919.731-2196
FAX 919 732.7997
WEBSTI'E WWW.CCuANDH.COb!
December 13, 2000
V1A FACSlMlLE
Carla Bateman
Orange County Planning
acid Inspections Dcpa2Kmc;nt
P.O. T3ox $1 S 1
Hillsborough, NC. 27278
Re: High Rock Village Subdivision
Preliminary Plan
Dear Garla:
FROM TIiR pE5K OF
HARMONY WMA1 FN
'Phis letter is in response to your Aecember 6, 2000 request for review of the
above-referenced project. At this time my only comment has to do with the layout of lots
21, 22, and 23. As you knave, Section 1V-J3-5 of the Orange County Subdivision
Regulations states that "interior lot lines extending icom ~- street should be approximately
perpendicular or radial to the street right-of-way lint." Lut lines can deviate from this
standard when deviation is necessary in artier to provide a lot with a suitable area for a
septic system. Tn the present case, however, the subdivision has not been developed, and
the developer has created the necessity For irregularly shaped lots in his effort to
maximize the number of lots in the subdivision. This is a problem that the developer can
easily avoid by redrawing the lots.
Sincerely,
COT.RMAN, GLEDHi•f,L & HARGRAVI+;, P.G.
Harmony Whalen
HIRhltockSa bprdim.pl/h.r
ORANGE CUUNT7i
These include the Tatum, Enon, Hiwassee, Galdston,
Chewacla, and Orange soils.
The gently sloping and sloping Georgeville soils are
well drained. The surface layer is yellowish red silt loam,
The subsoil is mottled red clay loam and silty clay in the
upper part and mottled red silty clay loam in the lower
p~•
The gently sloping and sloping Herndon soils are wel:
drained. The surface layer is dark yellowish brown sill
loam. The subsurface layer is yellow silt loam. The subsoi:
is reddish yellow silty clay loam in the upper part, mot
tied yellowish red silty clay loam and mottled strong
brown clay in the middle part, and mottled reddish yellov~
silty clay loam in the lower part. The underlying material
is mottled yellowish red, light gray, and yellowish braver
silt loam.
This soil association is used mainly as cropland. Some
areas are used as woodland and pasture. Erosion and lov
strength are the main limitations to use and management..
This association has high potential for craps, for mos
urban uses, and for use as woodland.
6. Georgeville-Herndon-Tatum Association
Gently sloping to moderately steep, well drained soil.
that have a surface layer of silt loam and a subsoil o
clay loam, silty clay loam, silty clay, and clay; o~
uplands
This association is on broad ridges and narrow side
slopes. It makes up 15 percent of the caunty. It is 20 per-
cent Georgeville soils, 20 percent Herndon soils, and 20
percent Tatum soils. Soils of minor extent make pp 40
percent of this association. These are mainly the Hiwas-
see, Goldston, Chewacla, and Orange soils.
The gently sloping and sloping Georgeville soils are
well drained. The surface layer is yellowish red silt loam.
The subsoil is mottled red clay loam and silty clay in the
upper part and mottled red silty clay loam in the lower
part.
The gently sloping and sloping Herndon soils are well
drained. The surface layer is dark yellowish brown silt
loam. The subsurface layer is yellow silt loam. The subsoil
is reddish yellow silty clay loam in the upper part, mot-
tled yellowish red silty clay loam and mottled strong
brown clay in the middle part, and mottled reddish yellow
silty clay loam in the lower part. The underlying material
is mottled yellowish red, light gray, and yellowish brown
silt loam.
The sloping to moderately steep Tatum soils are well
drained. The surface layer is strong brown silt loam. The
subsoil is red silty clay in the upper part and red silty
clay loam in the lower part. The underlying material is
mottled red saprolite that crushes to loam.
This association is used mainly as cropland and to a
lesser extent as woodland and pasture. Slope, erosion
hazard, low strength, and depth to rock are the main
limitations to use and management.
Orange Sail and War
Conservation Dis#N~
306 Revere Road • P.O. Box ~
Hillsborough, NC 27278
Phone: 919-732.8181 • Fxt.
~~~-~• ~WO Sa ~%5 •,
DY7 S ~ .
~~oY eve /~ s-'/~ /vim - ~ s/~,
9 ,, h
~~
~~
~Gu~- Soy/s at.e. G~~ c~r~~Ke~
G~/)') i'{~~ dvtS ~J
YOU CAN COUNT ON US TO IMPROVE WATER QUALIT'
W ,.......,..b.........-.
This association has low potential for crops and fo:
most urban uses and high potential for use as woodland.
Gently Sloping to Strongly Sloping Soils on
Uplands
The soils in this group formed on the uplands in materi
al that weathered from shale and sandstone. The associa
Lion makes up 2 percent of the county. It is used mainly
as woodland. Some areas are in crops and pasture.
8. White Store-Creedmoor Association
Gently sloping to strongly sloping, moderately wel~
drained soils that have a surface layer of loam and fine
sandy loam and a subsoil of clay loam, clay, silty clay
silty clay loam, and sandy clay loam; on uplands
This association is on broad ridges. It makes up 2 per
cent of the county. It is 55 percent Whits Store soils, 1f
percent Creedmoor soils, and 35 percent Altavista, Ap•
piing, and Chewacla soils and Urban land.
The gently sloping to strongly sloping White Store soil:
are moderately well drained. The surface layer is yel•
lowish brown loam. The subsoil is reddish brown clay
loam in the upper part, mottled yellowish red clay, red
dish brown clay, and mottled dark reddish brown silty
clay in the middle part, and reddish brown silty clay loan
in the lower part. The underlying layer is reddish browr
saprolite that crushes to silt loam.
ORANGE COUNTY, NORTkI CAROLINA
TABLE 10.--RECREATIGNAL DEVELGPMENT
["Peres slowly" and some of the other terms that describe restrictive soil features are defined in the
Glossary. See text for definitions of "slight," "moderate," and "severe". Absence of an entry
indicates that the soil was not rated]
Soil name and
map symbol
Altavista:
Appling:
1AuC:
Appling part-------
Urban land part.
77
Camp areas ; Picnic areas ; Playgrounds
'
1- I ; Paths and trails
-
' i i
' i
Severe: IModerate: IModerate: i
;Slight.
wetness. ; wetness, ; wetness, ;
floods. i floods.
' I i
I
'
i ~
Slight---------------(Slight-------,-------IModerate: I
(Slight.
~ slope. I
,
i i
Moderate: ;Moderate: ;Severe: ~
(Slight.
slope. I slope. slope.
I i I
~
~ ' '
',Slight---------------iSlight_---___________iSevere:
(Slight.
~ I ; slope.
i ~
~ , i
'
I
Cecil: I i ~
CfH-------......_.._-----;Slight---------------(Slight---~-----------IModerate:
~
' I I slope.
'
i
CfC------------------;Moderate: ~
~
IModerate: (Severe:
' i slope.
' I slope. i slope.
I
Chewacla: i ~ ~
Ch---------.-.~------.--.I Severe: I Severe: i Severe
I wetness, I floods. I wetness,
I floods. i I floods.
~
Congaree: I ~
Cp-------------------iSevere: IModerate: iSevere:
I floods.
' i floods. i floods.
i
Creedmoor: I I I
CrB------------------IModerate: iSlight----~--------~-IModerate:
I peres slowly.
I i I peres slowly.
i i
Enon: {
EnB---------------~--IModerate: I ~ I
(Slight---------------IModerate:
I peres slowly. I i peres slowly,
I I I slope.
I
EnC-----.--------~---- I Ploderate :
i
i
I Moderate : I Severe
I Peres slowly. i slope. i slope.
Georgeville: i I ~
Ceg_~__~__~~~~~~~~~-~ I Slight--___~~~~~_..___ I Slight--____~~-~_~___ I Ploderate
~
i i i slope.
~
I
GeC~~~__~~~--.-.~-.-.-.---~ Moderate : I
i Moderate : I Severe
I slope. i slope. i slope.
i
1ChC-----------------iSlight-----.•-___~_~--ISlight~---------.-----(Severe:
~
~
' I I slope.
~
'
~
Goldston: I i
~
i I
G1D------------------IModerate: IModerate: (Severe:
I small stones, i small stones, I depth to rock,
I slope. i slope. i slope.
~
i
G1F-.---,. -----~~-----(Severe: i
(Severe: (Severe:
I slope. i slope. I depth to rock,
~
i I slope.
See footnote at end of table.
;Slight.
I
(Slight.
I Ploderate
I wetness,
I floods.
IModerate:
I floods.
i
i
(Slight.
i
1
151ight.
i
(Slight.
(Slight.
1
I
(Slight.
I
(Slight.
i
IModerate:
I small stones.
i
I
-Severe:
I small stones,
I slope.
~.~.
78 SOIL SUKVEY
TABLE 10.--•RECREATZONAL DEVELOPMENT--Continued
i i i I
Soil name and ~ Camp areas ; Picnic areas ; Playgrounds ; Paths and trails
map symbol ; ; ; I
~ ~ ~ ~
I
Helena: '
HeB-~--~_~_--__~_~~~_IModerate:
peres slowly.
1HhA:
Helena part--------
Sedgefield part----
Moderate:'
pares slowly.
Moderate:
peres slowly.
Herndon:
Hiwassee: ~
Slight-......~~~~~~~~~~~
Moderate:
slope.
SLight______....~_~~~~~
HwC---.-~~~w-. ____~__~wlModerate:
I slope.
Iredell: ~
i
IrB--_-.~~~~~~~__~_..~~I Moderate
peres slowly,
I too clayey.
~IuB: I
Iredell part-------.IModerate:
I peres slowly,
I Coo clayey.
I
Urban land part. I
Li.gnum: I
Lg-------------------IModerate:
I peres slowly,
I wetness.
Louisburg:
LoC------------------IModerate:
I slope.
LoF-_-.~~~~____.._.,~~~_ I Severe
I slope.
Orange:
Or---__..___~~~w_____~
Moderate:
peres slowly,
wetness.
Pits: ~
Pt . ~
i
Tatum: I
TaD---.-.~~~___..-.,_~~~_ I Moderate
I slope.
i
TaE----_.._~~~~_.,.,~~~~ I Severe
I slope.
I
Urban land: '
Ur. ~
Vance: '
Va$-------.~~~~~____.,~ I toderate
peres slowly.
I
toderate : I
I Moderate : I
; Moderate
wetness. I peres slowly. ; wetness.
Moderate: ;Moderate: IModerate:
wetness. ; peres slowly. I wetness.
Moderate:
IModerate: I
;Moderate:
wetness. I peres slowly, I wetness.
I wetness. I
Slight-~-------------.IModerate:
slope.
i
Moderate: i
ISevere:
slope. I slope.
Slight--------.~ ~~~~~-.IModerate:
I slope.
Moderate: 1.3evere:
slope. I slope.
Moderate: IModerate:
too clayey. I peres slowly,
I slope.
IModerate:
I too clayey.
I
I
IModerate:
I peres slowly,
I wetness.
Moderate:
peres slowly,
slope.
I
IModerate:
I peres slowly,
I wetness.
Moderate:
slope.
Severe:
slope.
I
IModerate:
' wetness.
i
i
i
IModerate:
I slope.
I
ISevere:
I slope.
i
ISevere:
I slope.
ISevere:
I slope.
I
IModerate:
I peres slowly,
I wetness.
i
i
I
ISevere:
I slope.
i
ISevere:
I slope.
i
ISlight---------------IModerate:
I peres slowly.
Slight.
Slight.
Slight.
;Slight.
i
IModerate:
I too clayey,
I slope.
IModerate:
I too clayey,
I slope.
I
IModerate:
I wetness.
Slight.
Severe:
slope.
i
IModerate:
I wetness.
I
i
i
i
ISlight.
II•loderate:
slope.
i
ISlight.
I
17.
PB
$OIL SURVEY
TABLE G.--Bl1I[,p.ING SITE 1?EVELOPF1Ft1T
[".Shrink-swell" and some of the other terms that describe restrictive soil features are defined in the
Glossary. See text for definitions of "slight,^ "moderate," and "severe." Absence of an entry means
soil was not rated]
i i uwelLS.nEs ; DwelLinP9 ; Small ; --
Soil name and ; Shallow ; without ; with ; commercial ; Local roads
map symbol i excavations ' ; basements ; buildin,s '
basements ~ , and streets
Altavista: '
r
Aar---___..~_~___-....;Severe
; wetness,
} floods.
r
r
Appling: ;
Ap[3-~__-__~____..___ }Moderate
; too clayey.
i
APC~---------------;tloderate:
f too clayey,
slope,
1AuC: }
Appling part-----;Moderate:
too clayey,
i
UrUin lan~l pert. ;
Cecil:
Cfti---_.._____..__..__ }Moderate
} too clayey.
CfC---_~~-_____~___}Moderate:
too clayey.
Chewaela:
r
Ch-__~___________w_ }Severe
} wetness,
; floods.
}
Congaree: (
CP---.w-______..~-~--i Severe:
; floods.
r
r
Creedmoor: ~
r
CrB----.~~___,.~-__~,.;Severe
I tov clayey.
i
Enon : ~
r
En t3, EnC-----_-.~~__;Severe:
; too clayey.
Ceorgeville: _
GeB, ~ChC-_~_____~-;Moderate:
; Loo clayey.
r
r
GeC_»~~___....____..~_; Moderate
} too clayey,
slope.
Coldston:
Cl U-_--.~-__,._~__.._-
Severe:
depth to rock,
G1 F-~_..~~___-____..
;Severe:
depth to rock.
i
Helena: _
HeB--.-~__....~____~~_; Severe
too clayey.
i
i
} ~
' , .,.
'
~~
'
;Severe: ~
;Severe: r
;Severe: i
;Severe:
; floods, } wetness, } wetness, ; floods,
floods. floods. ; low strength.
r
'
r ,
r r ;
;slight-----------;Slight--------_--;tloderate: ;
;slight.
I } ; slope. (
i } r r
;tloderate: '
,tloderate: ~
;Severe: r
}tloderate:
slope.
'
} ; slope.
}
' ~ slope.
r ~ slope.
,
~ i
~ ,
' ~ i
Slight-~---------;Slight-~---.-.~~___(Moderate: }
i
;Slight.
}
} i
'
~ } Rlnpt±,
'
~ ,
i
I
} ,
' r
r ~ }
~ ,
Slight-----------;S1iFht-----._~~~__;Moderate:
I
(
;Ftoderate:
slope. I low strength.
r
;tloderate:
' ,
}Floderate: ,.
;Severe: }
;tloderate:
; slope. } slope.
} ; slope.
r
r I low strength.
~
;Severe: ~
;Severe: I
;Severe:
;Severe:
; wetness, ; wetness, } wetness, } wetness,
floods.
r
' ; floods.
,
' ; floods.
I } floods.
r
r
i
;Severe: }
;Severe: ;
}Severe: ~
(Severe:
I floods.
r ; floods.
,
I ; floods.
~ ; Floods.
}
'Severe: .;Severe: ;severe: ISevere:
shrink-swell. ; shrink-swell, ; shrink-swell. ; shrink-swell.
I
r
' I wetness.
} }
} ;
r
'
r
;Severe:
;
;Severe:
I
;Severe: r
r
~
;Severe:
shrink-swell, } shrink-swell, ; shrink-swell, ; shrink-swell,
I low strength.
~
' } Low strength.
} ( low strength.
~
r i low strength.
~
r
r
' ~
ISlight---__~.._~__}Slight-,------_- i
_}Moderate: (
;Moderate:
1 ~ ; slope. ; low strength.
;Moderate: ;tloderate: ;Severe: ;Moderate:
slope. ; slope, I slope. ; low strength,
}
_ i
~ i
'
, ; slope.
(
;Moderate: =Severe: ;Severe: ;Moderate:
depth to rock. ; depth to rock. ; slope. I depth to rock.
= slope.
r i ( i
;Severe: ;Severe: ;Severe: }Severe:
} depth to rpck, } depth to rock, ( slope. ; depth to rock,.
slope.
, ~
, }
r
r i slope.
}
I
}Severe: '
~
;Severe:
(
;Severe:
i
;Severe:
shrink-swell. shrink-swell. ; shrink-swell.
I ; shrink-swell.
(
See footnote at end of table.
ORANGR COUNTX, NORTH CAROLINA
TABLE 6.--BUILDING S1Td DEVEI.OPt1ENT--Continued
67
I uwelLings ; uwettings 1 oma11 ;
Soil name and ; Shallow ; without ; with ; commercial ; Local roads
map symbol i excavations ~ basements ~ basements ~ buildings ` and streets
Ietena : ;
rHhA:
Helena part----»-SSevere:
too clayey.
Sedgefield part--;Severe:
too clayey,
' wetness,
9erndon : '
r
IIrB~---»»»~--------,Moderate:
~ too clayey.
NpC--,------~-----~~Moderate:
too clayey,
slope.
Nluassee:
H~13----------------
Moderate:
top clayey.
IiuC----------------
Moderate:
too clayey,
slope.
Iredel 1: '
r
[rH--_-____-.._»--~-;Severe
~ too clayey,
r
r
IIuH: ~
Iredell part-----;Severe:
~ Coo clayey.
Urban land part.
Lignum : ;
Lg~~~~~..~~__~____ww ~ Severe:
too c.Layey,
! wetness.
r
loui sburg : ~
LoC-----_----~----- ~ Mo,l era to
depth to rock.
i
Loh _.._----_--__~..-~; Severe
slope.
Orange : ~
pr-----~---- ----;Severe:
-- ~ too clayey,
wetness.
r
r
Pits: i
Pt . '
tatum: '
r
taD----------------,Moderato
~ too clayey.
Tat:--------..-__----;Severe
slope.
r
r
Urban land: `
Ur.
r
r
Vance : ;
VaB~----~-----_____=severe:
too olayey.
;Severe:
shrink-swell.
;Severe:
shrink-swell,
wetness,
r
i
;Slight -----------
r
htoderace
slope.
Slight---~------
tloderate
slope.
Severe:
shrink-swell.
r
i
;Severe:
shrink-swell.
,Severe:
wetness,
~ low strength.
r
r
r
~ Ploderaty
slope.
i
;Severe:
' slope.
r
r
r
;Severe:
wetness,
shrink-swell.
r
;Moderate:
low strength,
;Severe:
slope.
r
;Severe:
low strength.
i
Severe:
shrink-swell.
;Severe:
I shrink-swell,
' wetness.
i
I
;Severe:
shrink-swell.
;Severe:
i shrink-swell,
wetness.
r
Slight----»------;Moderate:
slope.
i
;Moderate: ;Severe:
slope. ; slope.
r
i i
~ '
r
~SLight----»------,Moderate:
i i slope.
r =
;tloderate : ; Severe
slope. ; slope.
r
i r
i i
;severe: =Severe:
Shrink-swell. ; shrink-swell.
;Severe:
shrink-swell.
r
r
r
r
r
r
Severe:
wetness,
law strength.
r
;Severe:
~ shrink-swell.
i
r
i
Severe:
wetness,
low strenfth.
i•lo~l c: r:r t e
depth Co rock.
severe:
~ slope.
r
i
;Severe:
wetness,
shrink-swell.
i
t1odera to
low strength,
depth to rock.
;Severe:
slope.
r
i
r
;Severe:
~ l.ow strength.
Z
;:Severe:
slope.
i
,Severe:
slope.
,Severe:
wetness,
shrink-swell.
r
r
r
;Severe:
slope.
,Severe:
slope.
i
i
,Severe:
~ low strength.
Severe:
shrink-swell.
;Severe:
shrink-swell.
!Moderate:
low strength.
;tloderate:
i low strength,
slope.
i
i
~hfoderate:
~ low strength.
~ tloderate:
i low'strength,
~ slope.
i
;Severe:
.Low strength,
shrink-swell.
,Severe:
low strength,
~ shrink-swell.
r
i
i
i
;Severe:
l.low strength.
~Itoderate:
slope.
i
;Severe:
slope.
r
;Severe:
low strength,
~ shrink-swell.
i
r
r
Severe:
low strength.
i
r
;Severe:
slope.
i
r
',Severe:
~ low strength.
Sae t'ootnote at end of table.
OBAN[;E: COUPITY, NORTH CAROLINA ~~~
'f;1iiL!•: '!. -..;',ill1',111'i FAI:TI.T'~ lt:.~
~'tPt;r'~::; .;~r.w~yll ;.tall ..;.r~i: r;C LI)e± .ttlr:r tt~t'r9:; tii:.tt. I::c:.`riha rl~..:tr'ic:1.IVC ,t,,i L C~'~.ILur•f• at'q :: 47 [•iny:J in Llle:
.,-....:;tar't'. ;:u0 trXt t'Ur df,Cinit.i.)r,,; .)I' 't-ili:;hC "I:i::~l.•raft.:lrt 't :;evt:r:'1 :Ind utllt~r' Lt.•rcl<i u;;r:1J LO rete
-..•1 ..,. ~li::)Cr1C e: •~l' Eln [vrltl'y ;Ic7 Ltt1:; -. •.~:' Wa:i rlC,t I'~t Lt'~If
~'~--~~~~_~ ~~~St:Ntic tnnl:- i i 'I'rt~nt:~l ~ ,1r'i:a ~
Gil, nargm ~3n•1 i 'tt,~;l)I•ptinn ~ Sf:wa,;r. I::u;gon ~ sctuitary , ;;aniC;~r•y , fatly cover`
I:Ilp :3y!~t)oL ; C;t:J;ls ~ ~rf_cts , i.u)~.It'i l l ; L%Indt'i I l
t ; for Landfill
1
1 1
1 1 1 ; i
I
ti!t.a•~ista:
1 1
1 1
i
1
1
A.a____________,._..__ii~t.•v..•r':: i:;evt:r•1~: ;'t:var•c:
, i3t:vere: ;i;eod.
j 'Ji4 Cllr$`J~ i wir t. (I r'. ;i:i, l.'l'Clli•:3:37
j j 4t P_tfl e;:; :;, j
t'L.,u.l.i.
1 ; tl,-'..d-;.
1 ; t'!;>t„li;.
i ; f'I:)~1'I^.
i
1
1
x01,1 iru'-: i 1
i
i
i 1
i
II-----_~_____..___;~io,ll:r.l,.,.:: ;I~ludt:t•:Ita: It),It:r:,tc: ;:~li!~htw----_----- !!'air:
~ 1-t:1°~... ..,,,4rly. i .:lut;t:, r,.., .•. -(;uy• ; , ton c;ay~;Y.
.,,..cl,:I:r.:.
I i i
1 i
i
nri'__- --°~~.--•-----'--iFiul~:r•uC .. 1
r:~: ;:.,,.1..,•.IL,:: 1
i'I,,i~:r.ll.• ii•.fir•:
i .,. ,I: r ... 'I• r I ,,. ~•1~/•:y. ,1; 1.;>f) 1~!_:.tlt'Yt
I
1
i 1
1
!'1111: '
1
,1 t){ ,:1:' 1,_frl°~--~-ill[nlr:t•:Itc?:
., i
ifr.;llt:t".,t!::
iilu•1::r'.,1.... i
i',I Ilr,t,L---.••___r__.__ i
il•;lir:
~ i~e:l'.::i ,:Ir,4tl f. i -:ic,l.t i L,,,) ~, :y. i i tclr, f.:L.ryt:y.
I 1
1
lir'•!,:fn _uuJ I•at•L . i
i
, I
i 1
i
i
1
1
Li: l; i t:
1 1
i I
1 1
1
1 1
I
I
I.I'c---___-----_~~~~~il~l~li:[•:-iLt-: iii,..'t.:r'ilt:_. .t:.v'.:1•~•:
' i:,ii~:!lit--_.___~~~.._ iirajt'.
{.it:t•1?,: ..luuly-
1 ; ..,..i::f, r..
1 t., ~ .•I%tyt~y.
i i
I i Cqu ,:I %ly7~y.
1
I
1st•'-----------------~Kf.)~Ir_t•:IC1~: 1
i:,.:vcr•): i
i:,,-vt:l•' I
ihll,.tt:r.IL~:
~I',lir`:
i I~r:r•(t:; -s!r):rly,
I i .,!ni,.,.
I ~ L.)n f~:!ayt-y. i .:l.rla:.
i i tOU CI'iyay.
1
I
I I
I i
I
1 1
I
fit------,„---~--~-~::ic:vt:C't:: ;'„evt:rr:: i::vv~:ru;, ;:,,:vr:rf.- if:nud.
~ Wi:: C.fl!!:i ~ 1 i NQCIIt-:; .; ~ ~ we: t.11 t`:::: t i wl: tllt?:::: 1 i
i t'I~~x)d:;,
1 i I'lui.ds. ~ 1'l'~1,,,1:;,
1 i t lr7n:1:;.
1 ~
7
1 I 1 1
t~l)-_~~~~y M1y.--•__~-~~I:~t:Vt: r'i:: j_il:l/4. r't' ~', •,Ji•I•r~:
` j:. it:VCr•t'.: jl.;f)Ufl.
• j t! til)(.t :; •
1 j t! ~1' ~d::. i
t 1 (,~)d:i
1 i t i Ul7lii
1 i
1 1 1
t.l'1: .----.-.-.-.~-.~Yr._...~~~~~!l'•: r't' i~lr ~I~: 1'.11, i ~~i.'~•I- jtlr,~lr; l'.I t.l' !': )~., t•.
E'vr'u:S .;IOw;y,
1 i ~t:,E;~.:.
1 i L.,n .:t;lyt:y.
1 ~ tn.:tut::;:;.
1 t•~u nT;lyly.
~
1
Lunn 1
1 1
1
1 I
1
1 1
1
1 1
1
I
r'I,1:_______--___~.._ 1•.:vort
~,-. il'.)dt~t•:ttt .
i. .:vt:rt••
f ____..____
;I iJ;tlt- - .
11'oar"
i 1,.:If::: .:Iu4rly.
1 ; ..t:lln.:.
1 ; l.a. .'t:lycy.
1 i
1 i tou clayey.
1
1
Crl l:-~~~_`___-.~~~-.~ 1',t'Vta •1::
+1-•" 1
i:it:Ve?r't: I
i l~t't•-
:ie:4 1
Itlt)tl t-t'.IL~:
1 I
11''..)Ur:
i in:r~::s :;I:,wly.
1
I ~ :;!•'pt;,
i t.ou ,:l:ty~_y.
i ~ _:inpt:.
1
i ~ tart, t:!ety~.:y.
1
1
~f, r, -, '. ., 1
1
frt. )!;ill: ___-.-._~~~tl~.•I~a•.tl,..
-_ 1
1
ill~..,it•r•.ll.. i
;b~.t•~IL,- 1
1 1
,::I .',IIC--~-~-.-~---iP;7.)t':
i (~t.t••.... _~lOwly. ; ..l-.Lr ; L..., ::lycey. i i CD.) clayey.
1 1
1 1
4c1:»»--,---------~llt:):Jcr'z[tu: ~:.; a: vt: ['e:
i t't.'r't::t _SlinJly, i ~I~si..9.
_,.I~t:.
1 ~
1
~,I.l :. r.. ,,,. j
1 i
I 1
I!.:: ~ : I ~ .1 i
.1 ..
I
.... I .. 11,11•it.: ~lt. ~~li~: t 1.,Il,i,,.
1
1 1
1
Il:~dcr•;1Cc: i
~tIJ,1cr'3Ld: i
~ht)c)r:
t; l.,:tly -
1
1 ' Liu)
1
1 C 1 ay~y .
i
1
1 i
1
1
I~rI~L(: t~, 1',')'t:. 1 ....
1 1.1' ~ af!I%11
I t t•:~r7t':;t
j 1t1: ;1
1 ~ 1~:: 1'.
1
1
I•.., ~ f 1./..
I
I i
l.i,~
f ~ 1y.,y.
~n
SOIL SURVEX
TABLE T.--SANITARY E'ACILITIES-•~Continued
; Septic tank ; ; Trench ; Area ;
Soil name and ; absorption ; Sewage lagoon ; sanitary ; sanitary ; Daily cover
map symbol ; fields ; areas i landfi.ll . landfill ; for landfill
~ t t I I
Helena: ;
1HhA: ;
Helena part-•----•;severe:
; parts slowly.
Sedgefield part--.;Severe:
; peres slowly,
; wetness.
Elerndon : ;
HrB------•-•--~----~-;Moderate:
; peres slowly.
HrC---•_____________
Ploderate:
peres slowly,
slope.
H].Wa$3ee
HwB-.-.-.__..__.._~_~~....
Moderate:
peres slowly.
flwC-~-.-------------; Madera to
; per•ca sl.owl.,y,
s.Lope.
Iredell: ;
IrB-.______......_~_~__ I Severe
; peres sLowl.y.
t
IIuB: ;
Iredell part-----(Severe:
peres slowly.
Urban land part.
Lignum: ;
Lg-----------------,Severe:
peres slowly,
wetness.
Louisburg:
LoC----------------;Ploderate:
depth to rock.
LoF-.--.-~-,-,,,,____ ~ Severe
; slope.
i
Orange: ;
Or----.-----.--.~-.~---.;Severe:
peres slowly,
wetness.
Pits:
Pt.
Tatum:
TaD-----~------,---;Severe;
depth to .rock.
I
TaG---_--_-~_____~-;Severe:
; slope.
t
t
Urban land: ;
Ur . '
r
Sli.p,ht-.-----~----;Severe:
; ton r.layey.
Slight--•---------;Severe:
; too clayey.
;Moderate:
; seepages.
t
t
;Severe:
; slope.
i
Moderate:
slope.
; `severe:
i
t
;Moderate:
slope .
i
i
i
;Moderate:
; slope.
t
i
;Severe:
wetness.
i
;Severe:
seepage.
;Severe:
seepage.
Moderate:
depth tv rock
i
i
;Severe:
; slope.
r
r
;Severe:
; slope.
r
;Moderate:
too clayey.
i
;Hoderate:
; too clayey.
i
;Severe:
too clayey.
; tn0 r I .1YCy.
i
t
;Severe:
; too r.layr~+y,
depth to r•oc{<.
i
i
;Severe:
too clayey,
depth to rock.
i
:>evare
; depth to rock,
' wetnes^.
Severe:
seepar;e.
:>cvere:
; Ae p%7 ~; P..
i
;SeVPt'@:
; depth to rrck,
wetnps,,
too clayey.
i
i
i
t
;Severe:
depth to rock.
t
t
; Sevr:+t'e:
depth to rock.
S1 i I;ht---.-------- ;Poor
too clayey.
i
;Moderate: ;Poor:
; wetness. i too clayey.
;Slight-----------;Poor:
too clayey.
;Ploderate: ;Poor:
; slope.
t i too clayey.
r
i i
i
;Slight--•--•-------;Fair:
; ; too clayey.
;Moderate: ;Fair:
; ^1o1~r.
t
t. ; ton clayey.
t
t
i
r
t
Sl. i Fht______- t
'
-.---;Poor:
t
t
t too clayey.
r
~
t
i
;Slight----•-•-•-- ~
---,iPoor
I
t i too clayey.
r
'
t
;
;;Severe,: ~
~
;Poor:
; wetness.
r
t i too clayey.
r
t
t
;Severe: ~
;Fair:
; seepage. . slope.
;Severe: ;Poor:
; seepage.
t ; slope.
~
;severe: i
,;Poor:
; wetness.
t
i
~
r
i
I too clayey.
~
t
r
~
~
~
r
;
~
t
t
I9vderate.: ~
;
r
~
~
I Poor:
; slope. i too clayey.
Severe: ;Poor:
;lope. i slo(~~:.
Vance: ; ; 1 ~ '
VaB----.-------.-----;Severe: ibloderate: ;:~everp: iSLig'ht~-•---------iPoor:
i peres slowly. ; slope. I too clayey. i i too clayey.
t i ~ ; ~
ORANGE COUNTY, NORTH CA$OLINA
The ratings in the engineering tables are based on test
data and estimated data in the "Soil Properties" section.
The ratings were determined jointly by soil scientists and
engineers of the Soil Conservation Service using known
relationships between the soil properties and the behavior
of soils in various engineering uses.
Among the soil properties and site conditions identified
by a soil survey and used in determining the ratings in
this section were grain-size distribution, liquid limit,
plasticity index, soil reaction, depth to bedrock, hardness
of bedrock that is within 5 or 6 feet of the surface, soil
wetness, depth to a seasonal high water table, slope,
likelihood of flooding, natural soil structure or aggrega-
tion, in-place soil density, and geologic origin of the soil
material. Where pertinent, data about kinds of clay
minerals, mineralogy of the sand and silt fractions, and
the kind of absorbed cations were also considered.
On the basis of information assembled about soil pro-
perties, ranges of values can be estimated for erodibility,
permeability, corrosivity, shrink-swell potential, available
water capacity, shear strength, compressibility, slope sta-
bility, and other factors of expected soil behavior in en-
gineering uses. As appropriate, these values can be ap-
plied to each major horizon of each soil or to the entire
profile.
These factors of soil behavior affect construction and
maintenance of roads, airport runways, pipelines, founda-
tions for small buildings, ponds and small dams, irrigation
projects, drainage systems, sewage and refuse disposal
systems, and other engineering works. The ranges of
values can be used to: (1) select potential residential, com-
mereial, industrial, and recreational uses; (2) make
preliminary estimates pertinent to construction in a par-
ticular area; (3) evaluate alternative routes for roads,
streets, highways, pipelines, and underground cables; (4)
evaluate alternative sites for location of sanitary landfills,
onsite sewage disposal systems, and other waste disposal
facilities; (5) plan detailed onsite investigations of soils
and geology; (fi) find sources of gravel, sand, clay, .and
topsoil; (7) plan farm drainage systems, irrigation
systems, ponds, terraces, and other structures for soil and
water conservation; (8) relate performance of structures
already built to the properties of the kinds of soil on
which they are built so that performance of similar struc-
tures on the same or a similar soil in other locations can
be predicted; and (9) predict the trafficability of soils for
cross-country movement of vehicles and construction
equipment.
Data presented in thzs section are useful for land-use
planning and for choosing alternative practices or
general designs that will overcome unfavorable soil pro-
perties and minimize soil-related failures. Limitations to
the use of these data, however, should be well understood.
First, the data are generally not presented for soil
material below a depth of 5 or 6 feet. Also, because of the
stale of the detailed map tin this soil survey, small areas
of soils that differ from the dominant soil may 6e in-
cluded in mapping, Thus, these data do not eliminate the
2'
need for onsite investigations, testing, and analysis b;
personnel having expertise in the specific use contem
plated.
The information is presented mainly in tables. Table i
shows, for each kind of soil, the degree and kind of limits
tions for building site development; table 7, for sanitar•
facilities; and table 9, for water management. Table !
shows the suitability of each kind of soil as a source o:
construction materials.
The information in the tables, along with the soil map
the soil descriptions, and other data provided in this sur
vey can be used to make additional interpretations and tc
construct interpretive maps for specific uses of land.
Some of the terms used in this soil survey have a spe~
cial meaning in soil science. Many of these terms arE
defined in the Glossary,
Building Site Development
The degree and kind of soil limitations that affect shal•
low excavations, dwellings with and without basements.
small commercial buildings, and local roads and streets
are indicated in table 6. A slight limitation indicates that
soil properties are favorable for the specified use; any
limitation is minor and easily overcome. A moderate
limitation indicates that soil properties and site features
are unfavorable for the specified use, but the limitations
can be overcome or minimized by special planning and
design. A severe limitation indicates that one or more soil
properties or site features are so unfavorable or difficult
to overcome that a major increase in construction effort,
special design, or intensive maintenance is required. For
some soils rated severe, such costly measures may not be
feasible.
Shallow excavations are made for pipelines, sewerlines,
communications and power transmission lines, basements,
open ditches, and grave sites. Such digging or trenching is
influenced by soil wetness caused by a seasonal high
water table; the texture and consistence of soils; the ten-
dency of soils to cave in or slough; and the presence of
very firm, dense soil layers, bedrock, or large stones. In
addition, excavations are affected by slope of the soil and
the probability of flooding, Ratings do not apply to soil
horizons below a depth of fi feet unless otherwise noted.
In the soil series descriptions, the consistence of each
soil horizon is defined, and the presence of very firm or
extremely firm horizons, usually difficult to excavate, is
indicated.
Dwellings and small commercial buildings referred to
in table 6 are built on undisturbed soil and have a founda-
tion load of a dwelling no more than three stories high.
Separate ratings are made for small commercial buildings
without basements and far dwellings with and without
basements. For such structures, soils should be suffi-
ciently stable that cracking or subsidence of the structure
from settling or shear failure of the foundation does not
occur. These ratings were determined from estimates of
the shear strength, compressibility, and shrink-swell
28
SOIL SURVEY
potential of the soil. Soil texture, plasticity and in-place
density, potential frost action, soil wetness, and depth to a
seasonal high water table were also considered. Soil wet-
ness and 'depth to a seasonal high water table indicate
potential difficulty in providing adequate ,drainage for
basements, lawns, and gardens. Depth to bedrock, slope,
and large stones in or on the soil are also important con-
siderations in the choice of sites for these structures and
were considered in determining the ratings. Susceptibility
to flooding is a serious hazard.
Local roads and streets referred to in table 6 have an
all-weather surface that can carry light to medium traffic
all year. They consist of a subgrade of the underlying soil
material; a base of gravel, crushed rock fragments, or soil
material stabilized with lime or cement; and a flexible or
rigid surface, commonly asphalt or concrete. The roads
are graded with soil material at hand, and most cuts and
fills are less than 6 feet deep.
The load supporting capacity and the stability of the
soil as well as the quantity and workability of fill material
available are important in design and construction of
roads and ,streets. The classifications of the soil and the
soil texture, density, shrink-swell potential, and potential
frost action are indicators of the traffic supporting capaci-
ty used in making the ratings. Soil wetness, flooding,
slope, depth to hard rock or very compact layers, and con-
tent of large stones affect stability and ease of excava-
tion.
Sanitary Facilities
Favorable soil properties and site features are needed
for proper functioning of septic tank absorption fields,
sewage lagoons, and sanitary landfills. The nature of the
soil is important in selecting sites for these facilities and
in identifying limiting soil properties and site features to
be considered in design and installation. Also, those soil
properties that affect ease of excavation or installation of
these facilities will be of interest to contractors and local
officials. Table 7 shows the degree and kind of limitations
of each soil for such uses and for use of the soil as daily
cover for landfills. It is important to observe local or-
dinances and regulations.
If the degree of soil limitation is expressed as alight,
soils are generally favorable for the specified use and
limitations ,are minor and easily overcome; if moderate,
soil properties or site features are unfavorable for the
specified use, but limitations can be overcome by special
planning and design; and if severe, soil properties or site
features are so unfavorable or difficult to overcome that
major soil reclamation, special design, or intensive main-
tenance is required.
Septic tank absorption fields are subsurface systems of
file or perforated pipe that distribute effluent from a sep-
tic tank into the natural soil. Only the soil horizons
between depths of 18 and 72 inches are evaluated for this
use. The soil properties and site features considered are
those that affect the absorption of the effluent and those
that affect the construction of the system.
Properties and features that affect absorption of 1
effluent are permeability, depth to seasonal high wa
table, depth to bedrock, and susceptibility to floodi
Stones, boulders, and shallowness to bedrock interf~
with installation. Excessive slope can cause late
seepage and surfacing of the effluent. Also, soil erns:
and soil slippage are hazards if absorption fields are
stalled on sloping soils.
In some soils, loose sand and gravel or fractur
bedrock is less than 4 feet below the file lines. In the
soils the absorption field does not adequately filter the
fluent, and ground water in the area may be c~
taminated.
On many of the soils that have moderate or sevE
limitations for use as septic tank absorption fields,
system to lower the seasonal water table could be
stalled or the size of the absorption field could be
creased so that performance is satisfactory.
Sewage lagoons are shallow ponds constructed to he
sewage while aerobic bacteria decompose the solid a
liquid wastes. Lagoons have a nearly level floor and c
slopes or embankments of compacted sail material. Aer
bic lagoons generally are designed to hold sewage wits
a depth of 2 to b feet. Nearly impervious. soil material f
the lagoon floor and sides is required to minimize seeps,
and contamination of ground water. Soils that are ve
high in organic matter and those that have cobble
stones, or boulders are not suitable. Unless the soil h
very slow permeability, contamination of ground water
a hazard where the seasonal high water table is above t~
level of the lagoon floor. In soils where the water table
seasonally high, seepage of ground water into the lago~
can seriously reduce the lagoon's capacity for liqu
waste. Slope, depth to bedrock, and susceptibility to floo
ing also affect the suitability of sites for sewage lagoon
or the cost of construction. Shear strength and perme
bility of compacted soils affect the .performance of er
bankments.
Sanitary landfill is a method of disposing of sol
waste by placing refuse in successive layers either in e:
cavated trenches or on the surface of the soil. The wasi
is spread, compacted, and covered daily with thin layer
of soil. Landfill areas are subject to heavy vehicular tra
fie. Risk of polluting ground water and trafficability a
feet the suitability of a soil for this use. The best soi
have a loamy or silty texture, have moderate to slo~
permeability, are deep to a seasonal water table, and ar
not subject to flooding. Clayey soils are likely to be stick
and difficult to spread. Sandy or gravelly soils general]
have rapid permeability, which might allow noxioc
liquids to contaminate ground. water. $oil wetness can t
a limitation, because operating heavy equipment on a wE
soil is difficult. Seepage into the refuse increases the ris
of .pollution of ground water.
In the trench type of landfill, ease of excavation al,
affects the suitability of a soil for this purpose, so the sa
must be deep to bedrock and free of large stones an
boulders. Where the seasonal water table is high, Ovate
seeps into trenches and causes problems in filling.
2
1 AGENDA ITEM #8: SUBDIVISIONS
2 a. Preliminary Plans
3 (1) High Rock Village
4 ~ (Cedar Grove Township - 41 Lots)
5
6 Davis made the presentation.
7 PURPOSE: Consideration of the Conservation -Cluster Flexible Development for High
8 Rock Village Subdivision.
9 BACKGROUND:
10 Re uest
11 Applicant: Jim Pazker, agent for H. M. Roll, Inc d.b.a. Carolina Construction, Inc.
12 • 71.30 acres (Tax Office records indicate 73.02 acres)
13 • Forty-five (45) single-family residential lots
14 • Average Lot Size (Gross) = 1.584 acres
15 Location
16 • Cedar Grove Township
17 + Northeast corner of High Rack Road (SR 1340) and Mill Creek Road (SR 1343)
18 Existin Site Conditions
19 Zoning
20. • Rural Residential (R1) district _
21 Back Creek Protected Watershed Overlay District
22 • Adjacent Land Uses: Mix of undeveloped land, single family residential and agricultural uses
23
24 Physical Description
25 Majority of property is gently sloped open space
26 Densely wooded slang portion of Mill Creek Rd. extending eastward into portion of property
27 + Sorne low lying areas subject to ponding
28 • Fortions of tract identified as wetlands by Corps of Engineers
29
30 Pro osed Site Conditions
31 Roads:
32 Access to subdivision is from High Rock Road (SR 1340) and Mill Creek Road (SR 1343)
33 • Three~public roads all of which are proposed to be constructed to NCDOT standards
34 Open Space:
35 • 23.53 acres (33%) in open space
36 Water-Sewer:
37 • Lots will have individual wells and septic systems
38 • Health Department verified that each lot contains provisionally suitable soils to locate a septic
39 system
40 Parks and Recreation
41 • Payment-in-lieu of parkland dedication ($455 per recorded lot) will total $18,655 for 41 lots
42 • No dedication is warranted because no County recreation axes or conservation area has been
43 identified at this time '
44 Agency Comments
45 • Requests for agency review were sent to: NCDOT, Erosion Control, Recreation and Pazks,
46 Orange County Schools, Soil Conservation, County Engineer, ERCD, and County Attorney
47 Develo meat Process Schedule and Action
48 Planning Board
49 • First Action: Concept Plan approved by the Planning Board (by unanimous vote) July 12, 2000, with
50 the following conditions:
1 1. All roads shall be public and proposed to be built to NCDOT standards with additional five (5) foot
2 utility easements on each side. Sight distance triangles (10' x 70') to be shown for each street. Right-of--
3 ways at intersections to be improved to NCDOT standards.
4 2. If signs are anticipated, reserve sign easement locations on open space lot at entrance to subdivision.
5 3. Each lot shall contain an adequate area for septic disposal and a repair area as approved by the Orange
b County Division of Environmental Health.
7 4. Indicate on preliminary plat areas for on-site infiltration of storm water that demonstrates compliance
8 with Article 6.23.3a ofthe Orange County Zoning Ordinance.
9 5. With the Preliminary Plan, submit draft forms of the Homeowner's Association documents and
10 restrictive covenants or conservation easement that contains use and maintenance provisions for the open
11 space and buffers. The restrictive covenants or conservation agreement shall designate aback-up
12 grantee, in the Homeowner's Association is eliminated.
13 6. Driveway access points to be a minimum of 50 feet from the intersection of street right-of--ways.
14 7. The Common Area tract to be held in homeowner's association in perpetuity and cannot be subdivided or
15 recombined with adjacent lots.
16 8. Virginia Lane and Kelly Court to be renamed to avoid road name duplication. Verify new names with
17 Planning Department (GIS Section) prior to submittal of Preliminary Subdivision.
18 9. Dedicate additional five feet of right-of-way along the full length of High Rock Road and Mill Creek
19 Road.
20 10. Include additional planting in the buffer and have mediation between the Planning staff, the developers,
21 and the neighbors on the buffer area.
z2
23 • Preliminary Plan addresses all conditions of approval ofthe Concept Plan.
24 • Second Action: Planning Board to consider Preliminary Plan
25 Options:
26 l . Action with two regularly scheduled meetings, or extension thereof;
27 2. If the Planning Board fails to act within the specified time period, application forwarded to BOCC
28 with Planning Board minutes and.Planning Staff recommendation and conditions.
29
30 FINANCIAL, IMPACT: A Fiscal Impact Analysis is included as an attachment
31
32 RECOMMENDATION: Planning Statl'
33 Approval, in accordance with the attached Resolution of Approval.
34
35 Robert Davis stated that this project went through the concept stage and received a unanimous vote from the
36 Planning Board on July 12, 2000. There was some opposition from some ofthe neighbors. The developer
37 has. taken care ofthe neighbors' concerns. The developer is offering some additional landscaping over the
38 ordinance requirements.
39
40 Allison made reference to page 27 about storm water retention, and asked how this was resolved. Davis said
41 that Erosion Control generally handles the storm water where it is proposed to leave the site at the same
42 location as it currently does. If there is going to be a shift that would cause the water to leave the site from a
43 different location, then that would have to bean engineered storm water plan.
44
45 Selkirk made reference to lots 34, 35, and 36 and asked how safe they would be from rainfall water. Davis
46 said that the rainwater would flow down into the wetland. Selkirk is concerned that these lots would be
47 subject to flooding since there was no provision for runoff.
48
49 Woods asked about the public water and sewer. Davis said that the public water was'/z mile or more away
50 and the sewer was 3-4 miles away.
S1
52 Schofield asked about the access and egress into the property from High Rock Road and Mill Creek Road
53 and if it was mandated as a provision in the zoning ordinance that access be from two roads or if this was the
preference of the development plan. Davis said that the Planning Department and the Fire Marshall both
prefer two access points. Two access points are not mandated, however.
4 Woods made reference to lots 21 and 22 and the fact that they were so much larger than the other lots and
S shaped in such odd shapes. Davis said that the reason for the large lots and odd shapes was because of the
6 50115Ultabllity.
7
8 Woods asked if the staff commented back to the developer that drawing the lot lines for lots 21 and 22 in that
9 manner effectively eliminated lots 23-29 in having any direct access to the primary conservation area (13
10 acres of passive recreation far the subdivision). Benedict said that the original proposal was different in that
11 it had off-site septic easements on the common area. He said that the easements would be an option for lots
12 23-29 to have access.
13
14 Woods said that, in character, lots 21 and 22 were remazkably different from the other lots.
15
16 Alois Callemyn, the land surveyor of this project from Callemyn, Callemyn, and Parker; introduced some of
17 his staff and members of the community. He said that there was a lot of input from the neighbors and
18 professionals (i.e., Orange County Health, NCDOT, engineers, and soil scientists) on this project and that
19 this was a good development because of the input. He said that they have looked at other plans for this
20 subdivision and this was the best out of all of them. He spoke about restricted access and said that lots 23
.2.i , through 29 had restricted access even though they back-on common azea. He said that they did not want
22 people to think that they could drive across the common area. He said that landscaping was very important
23 in this subdivision. He said that the intent of the berms was to hide the back of the houses from the road. He
24 said that they were planning to have pedestrian easements so that people would feel comfortable walking
2S through the subdivision. Regazding runoff, they have done an engineering study on the roads and an erasion
26 control plan that must be reviewed by Orange County and NCDOT.
27
28 Woods asked what kind of restrictions would be put on lots 21 and 22 to restrict their use of the land to
29 roughly the same area as shown on the map. Callemyn said that there would be a very defined building
30 envelope and restrictive covenants. The covenants will be enforced by the homeowner's association.
31
32 Woods asked about the height of the berm. Callemyn said that it would be five feet from the existing ground
33 to the top. Woods said that the plants would be dry in berms of that height because the moisture level in the
34 ground would be dramatically lower than the moisture level in the ground around it. `
35
36 Woods asked about the maintenance of the berms when the developer leaves. Callemyn said that this would
37 be up to the homeowner's association.
38
39 Chair Gooding-Ray asked what the neighbors could do to make sure the buffer is maintained. Callernyn said
40 that all of the documents would be in the register of deeds and would be public documents.
41
42 Preston asked about a landscaping plan. Bateman said that the plan submitted was a basic plan.
43
44 Preston is disappointed that there were no details on the landscaping plan. She is concerned about how this
45 berm would work and what kinds of plant materials would be planted. She asked about the basic price range
46 of the homes and it was answered that the price range would be $125,000-130,000,
47
48 Callemyn said that the landscaping plan was beyond what was in the Orange County ordinance. Preston said
49 that at times there is a lot of sloppy work that gets passed onto the homeowner's association.
50
51 Bateman said that the staff was asking for additional landscaping to make sure that no views to the backs of
52 the houses aze seen from the road.
53
Callemyn pointed out that the landscaping plan was, a joint effort between the developer and the staff.
3 Benedict said that he would also like to see a detailed landscape plan with plant types, etc. Callemyn said
4 that they were working on the list of species of plants and spacing. He said that they were instructed by the
5 staff to bring something more visual to the Planning Board.
10
11
12
13
14
IS
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
S2
53
Woods asked if there would be any pedestrian walkways or sidewalks on Virginia Lee Lane, which is the
through street that connects High Rock Raad to Mill Creek Road. Callemyn said that there were pedestrian
paths that cut through the open space. There are no pedestrian walkways along the street.
Woods said that a five-foot sidewalk could be put in without great expense to allow for neighborhood
visitation and walking through the neighborhood. He asked Callemyn if he objected to this. Callemyn said
that they have gone way beyond the requirements. He said that one of his employees owns a home in a
subdivision adjacent to this project and could probably not afford to buy a lot in this development because of
all of the costs involved.
Allison commended the developers for the hard work and the improvement to the project over the last month.
Strayhorn agreed.
Ralph Edwards, a landowner of adjacent property, said that he was concerned about the children wandering
onto his property where there are bulls and cows. He said that he would like same protection from lawsuits
because of all the property that he owns. He said that he was in agreement with Mr. Roll.
Callemyn said that he has talked to Mr. Edwards about the cattle, and any fence that he puts up on his side,
they will also back off and put up a fence to protect the property and the cattle.
MOTION: Selkirk moved to accept the Preliminary Flan for High Rock Village as
recommended by the staff, with the proviso that the detailed landscape plan
will be presented to the Planning Board within 30 days. Seconded by
Preston.
Schofield said that he understands the guiding principles of flexible development as a balance between _
preservation and development. He said that with this plan the issue is linkage of the primary conservation
areas. He suggested removing some lots and providing linkage between the conservation areas, which would
increase lot size and address the concerns of some of the neighbors. He said that this would provide a
functional environmental corridor, which would enhance the overall plan and support rural character.
Callemyn said that this was close to one of the five designs that were considered. He said that staff and EMS
wanted a connecting mad.
Benedict said that the plan was a balance between transportation connectivity and open space connectivity.
He said that 41 lots with only one access road was too much.
Woods said that the general plan was very good and he appreciates that. He said that adding a sidewalk on
the through road only would increase the average cost of the houses by $910, which is less than 1 %. He said
that sidewalks on through streets are generally a good idea and are required in many jurisdictions.
VOTE: Unanimous
Benedict said that McGowan Creek subdivision was not on the agenda tonight. However, based on a
meeting last Friday, the applicant said that they would like it on this agenda. He said that it was their right to
have it heard at tonight's meeting. The board agreed to add this at the end of the agenda.
FISCAL IMPACT ANALYSIS FOR HIGH ROCK VILLAGE
RESIDENTIAL SERVICE STANDARD APPROACH
Prepared by
The Orange County Planning Department
January, 2001
PROJECT DESCRIPTION
High Rock Village subdivision contains 41 buildable lots and is located in Cheeks
Township. The lots are accessed by new public roads which will intersect with Mill Creek Road
and High Rock Road. The current zoning is R1-Rural Residential District. The average lot
size is approximately 1.739 acres. Lots will be served by wells and individual septic systems.
Project build~ut is estimated at three and a half. Housing units will be constructed,
beginning in 2001, with completion of the project scheduled for 20Q4. Units will consist of
detached single-family homes, and the applicant estimates the average sales price to be
$125,000 including the lot.
METHODOLOGY
Fiscal impact analysis is a projection of the direct, current, public costs and revenues
associated with residential and non residential growth in the jurisdiction in which the growth is
taking place. Fiscal impact analysis considers only direct impact in that it projects only the
primary costs that will be incurred and the immediate revenues that will be generated. It
calculates the financial effect of a planned development or new subdivision by considering the
current costs and revenues such a development would generate if it were completed and
occupied today. Fiscal impact analysis does not consider the private costs of public action. It is
concerned only with public (governmental) costs and revenues.
The method used in preparing the fiscal impact analysis is the Service Standard
Approach. While only gross expenditures by service category are derived from the Per Capita
Method, the Service Standard method determines the total number of additional employees by
service function that will be required as a result of growth. This method employs average
county government costs per person, average school costs per pupil, an employee to
population ratio, and average operating expenses per employee for each service category and
school district. The number of new employees are projected and multiplied times the average
operating expenses (includes personnel, operating and capital costs) per employee. These
average costs are then weighed against per capita and per pupil revenues to project the total
net fiscal impact of the development.
TABLE OF CONTENTS
SERVICE STANDARD APPROACH
PROJECT FISCAL IMPACT ANALY5IS
Section 1 -Project Data
Project Name, Township, School District
Beginning Year, Ending Year, Inflation
Characteristics of Households
Construction Schedule/Cost Data
Section 2 -Local Govemment and School District Data
Budget Year
Per Capita Revenues
Per Capita Expenditures
Per Student Expenditures
School District Per Employee Expenditures
Employees Per 1000 Population
County Per Employee Expenditure
Other Data
Other Model Constants
School District Data
Section 3 -Demographic Projections Based On Project Data
Total Housing
Total Population
School~Children
Additional County Employees
Total
School District Additional Employees
Section 4 -Projected Net Fiscal Impact on County
Tax Base
Revenues
Expenditures
Net Fiscal Impact
Section 5 -Projected Net Fiscal Impact on School District
Revenues
Expenditures
Net Fiscal Impact
Section 6 - Summary or Projected Impacts
Additional Housing
Additional Population
Additional School Children
Tax Base
County Govemment Balance
School District Balance
Total Net Fiscal Impact
Section 7 -Summary of Projected Public School Capacity Impacts
EXPLANATION OF TERMS AND DATA SOURCES
SECTION 1 -PROJECT DATA
Project data includes information about the specific development project. Much, if not
all, of the information is supplied by the applicant. Data inputs include:
Project Name: Name of the project.
Township: Township in which the project is located.
School District: School district in which the project is located.
Beginning Year: The first year of the project in which dwelling units are completed and
occupied.
Ending Year: The last year in which dwelling units are completed and occupied. The template
is set to calculate fiscal impacts for aten-year period.
Inflation Rate: Unless an inflation rate is entered, the template will calculate fiscal impacts
based on constant dollars. Since the inflation rate changes frequently, the Finance Department
must be contacted for the most recent figure.
PersonslHousehold: The estimated average number of persons/household (dwelling unit)
based on 1990 Census data and studies of the number of students per household for the
school district in which the project is located. The most recent studies include A Study of
Housing Characteristics and Student Generation Rates for Orange County, N. C. (1995} and
Technical Report: Calculation of Proportionate Share Impact Fees for Financing Public School
Capita/Needs, Orange County, N.C. (1996}.
Children/Household; The estimated average number of school age childreNhousehold
(dwelling unit) based on studies of the number of students per household for the school district
in which the project is located. The mast recent study is A Study of Housing Characteristics and
Student Generation Rates for Orange County, N. C. (1995).
Non-Elderly: N.C. General Statutes permit an $11,000 exemption to the elderly and
disabled who meet certain income criteria. In the event that elderly units are part of the project,
the percentage of eligible non-elderly units is entered. The tax base will automatically be
adjusted to reflect the exemption.
Number of Homes: The number of dwelling units to be constructed in the project in each year.
Average Sales Price: The average sales price of all dwelling units based on the number and
sales price of dwelling unit hypes to be constructed in each year.
SECTION 2 -LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA
Local govemment data includes information regarding expenditures required to provide
County services and revenues received based on the approved Orange County budget for the
fiscal year in which the project is considered for appraval. All information derived from the
approved budget remains constant throughout a fiscal year (July-June) and is changed only
with the approval of a new budget.
Local govemment revenue and expenditure information is compiled on a per capita (per
person) basis. Per capita figures are derived by dividing the total expenditures for a particular
service function or revenue source by the estimated population of Orange County for the year
in which the project is considered for approval. Populations estimates are prepared by the
Planning Department.
Data inputs include the following:
Budget Year: The current fiscal, year, i.e., 1996-9~.
Per Capita Revenues: The sources of revenue by major category are as follows:
Taxes -Other Than Property: Revenues from taxes other than property taxes include those
from sales and use taxes, franchise taxes, and animal taxes.
tntergovemmental Aid: Revenues from this source, in the form of categorical aid or
shared-tax revenues, are provided through State and federal assistance programs.
Service Gharges: Service (or user) charges support numerous functions and are charged to
those who voluntarily receive govemmental services or use govemmental facilities.
Miscellaneous: Miscellaneous revenues include interest earnings on investments, proceeds
from license and permit fees, and all other revenues.
Per Capita Expenditures: Expenditures by major category are as follows,:
General Government: Services related to the legislative, administrative, financial, and legal
functions of govemment.
Public Safety: Law enforcement services and emergency medical services.
Public Works: Efforts related to the maintenance of County-owned property and the provision
of sanitation (solid waste disposal) services.
Human Services: Departments responsible for the provision of health, social, and
recreation-related services.
31
Education: Orange County supports two school units, the Orange County school system and
the Chapel Hill-Carrboro school system. This category includes appropriations made to the
designated school system for Recurring Capital items. Recurring Capital funds are used for
general maintenance, purchase of new equipment/fumishings and vehicle maintenance.
Non-Departmental: Contributions to agencies providing cultural and social services outside
the fom~al structure of county govemment. Other expenditures include equipment replacement
and contingency funds. Although there are no employees generated by this category, it has
been included as an operating expenditure. It will be included in Section 4, 'Total Annual
County Expenditure." These expenditures will be calculated an a per capita basis as opposed
to a per employee basis.
Per Student Expenditures: Information regarding expenditures required to provide
educational services and revenues received are based on the approved school system
budgets for the fiscal year in which the project is considered for approval. All information
derived from the approved budgets remains constant throughout a fiscal year (July-June) and
is changed only with the approval of new budgets.
Expenditure information is compiled on a per student basis for County Govemment Current
Expense, School District and State appropriations. County Govemment Current Expense
funds are used for general operation purposes including Instruction and Support Services.
Federal revenues and- expenditures and other local revenues such as Fund Balance have not
been included since they are not directly growth related. Per student figures are derived by
dividing the total appropriation for educational purposes from a particular source by the
estimated number of students to be enrolled in the applicable school system for the year in
which the project is considered for approval. ~ Student enrcallments are obtained from the
approved school system budgets.
County Govemment: Expenditures in this category are based on appropriations to the school
systems by Orange County for Current Expense. The minimum level of per student
appropriation is determined by the State Board of Education.
School District: Expenditures in this category are unique to the Chapel Hill-Carrboro school
system and are based on the level of expenditures possible through assessment of a
Supplementary school tax.
State: Expenditures in this category are based on appropriations from the State Board of
Education.
School District Per Employee Expenditure: Expenditures per employee based on County,
School District and State appropriations, and the total number of school district employees.
Employees Per 1000 Population: The number of employees in a particular service category
per 1000 population.
3
County Per Employee Expendi#ure: The average operating and capital expenses per
employee in a particular service category. Total expenses in each category includes
personnel, operating and capital costs.
Other Data:
County Government Tax Rate: The County tax rate per $100 of assessed valuation. Since
the per capita method focuses only on operating expenditures, the tax rate is reduced by an
amount equal to the debt service payments from property taxes for capital projects.
School District Tax Rate: The supplementary tax assessed on behalf of the Chapel
Hill-Carrboro school system.
Assessment Ratio: The ratio of market (sales) value to assessed value based on information
supplied by the Tax OfFice. The assessment ratio is used to convert market value to assessed
value for the purpose of computing the tax base.
Other Model Constants
Elderly Exemption: For projects developed partially or exclusively for elderly (65 and older) or
disabled individuals whose annual income does not exceed $12,000, an $11,000 tax
exemption is used in projecting the tax base-
School District Employees Per Student; The number of employees per student in a specific
school district.
SECTION 3 -DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA
Demographic projections provide information about the number of new residents and school
children anticipated in Orange County resulting from project development. Projections also
provide the number of additional employees required per service funckion and school district as
a result of the new development.
Total Housing Units: The cumulative total of new housing units added each year by project
development.
Total Population: The total population added each year by a project derived by multiplying the
number of homes to be constructed by the number of persons per household (see Section 1 }.
School Population: The total number of school children added each year by a project derived
by multiplying the number of homes constructed by the number of children per household (see
Section 1).
Additional County Employees: The number of additional employees required per service
category based on project development.
Total: Total of all additional county employees required based on project development.
School District Additional Employees: The number of additional employees required per
school district based on the project development.
SECTION 4 -PROJECTED NET FISCAL IMPACT ON COUNTY
Tax Base: The tax base represents the increase in assessed property value expected each
year resulting from project development. The values shown are in $1,000's and are derived
from a formula which includes the number and sales price of homes, and the assessment ratio.
Where applicable, the percentage of non-elderly units and elderly exemption are also used.
Revenues: All revenues are derived from a formula which multiplies the per capita revenues
(Section 2) times the projected population (Section 3). The exception to this is the property tax
which multiplies the tax base times the county govemment tax rate.
Expenditures: All expenditures are derived from a formula which multiplies the per employee
expenditure (Section 2) times the number of additional employees (Section 3).
Net Fiscal Impact: The net balance is the difference between projected expenditures and
projected revenues. A negative net balance indicates that it costs Orange County more to
provide services to a project than it receives in revenues. A positive net balance indicates that
more revenues are received than it costs to serve a project. Positive net balances in one
project may thus be used to offset negative balances in another.
SECTION 5 » PROJECTED NET FISCAL IMPACT ON SCHOOL DI5TRICT
Revenues: The County contribution is derived by transferring education expenditures by
County govemment (Section 4). Revenues derived from the school district tax are derived by
multiplying the school district tax times the tax base. State revenues are derived by multiplying
the per student expenditure figure times the' total projected number of school children (Section
3).
Expenditures: F~cpenditures are derived from a formula which multiplies each per student
expenditure (Section 2) times the total projected number of school children (Section 3) and
adding the results.
Net Fiscal Impact; The net balance is the difference between projected expenditures and
projected revenues. A negative net balance indicates that it costs the school system more to
provide educational services for children in a project than it receives in revenues. A positive net
balance indicates that more revenues are received than it costs to serve a project. Positive net
balances in one project may thus be used to offset negative balances in another.
SECTION fi - SUMMARY OF PROJECTED IMPACTS
SECTION 7 - SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
RESIDENTIAL FISCAL IMPACT TEMPLATE: SERVICE STANDARD METHOD
Bureau of Economic 8 Business Research -University of Florida
Modified 4/15/97 -Orange County, NC Planning Department
SECTION 1 -PROJECT DATA; ENTER THE FOLLOWING DATA FOR EACH PROJECT:
HOME SALES DATA:
Average Distribution
Number of Sales Price of Units
Year Homes ($) by Year
2002 10 125,000 24.39%
2004 10 125,000 24.39%
2006 0 0 0.00%
' ~_. ;
, '~ .~
2008 0 0 0.00%
~~•A%,•4: 'SStiyStiti:~~•n •.G.hq,... .h .. ... •'
.r ti •:tiii z;. ..ti'..: ti'ti'titi
2010 o ~ ~ y., o ~~' ' o.oo%
(TOWNSHIP: Cheeks I
SECTION 2 -LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA 36
SECTION 4 -PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT
TAX BASE ($1000) 5735 ••~,~~ 6025
...;.. .
REVENUES ($) '°"
Property Tax 53276 ~~~~~' 55973
Other Taxes 5161 5422
Intergovernmental 9989 '.~ 10495
Service Charges ; • 3757 ~~;,~ 3948
Miscellaneous ~. ;~, .
1929 ,~,
2026
TOTAL ($) 74711 ;` 77863
{
EXPENDITURES ($)
General Government 7546 ;~ 7928
Public Safety' 8067 i~ 8476
Public Works, 3185 3346
Human Services ~' ~ 18978 ',~. 19939
Education 28793 ~` 30250
,,
~
Non-Departmental ~~
~. .
3508 '
~~`
3686
(YEAR "' ~ 2D07 ~ 2009, . ,„ ,,„
~..~. .~...•~K,..,
SECTION 5 -PROJECTED FISCAL IMPACT OF PROJECT ON SCHOO~ DISTRICT
SECTION 6 -SUMMARY OF PROJECTED DEMOGRAPHIC/FISCAL IMPACTS 4f
' SECTION 7 -SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
41
~ Background r~ This map contairts percela prepared for the InvenWry of real propery within
Pareals Orange Courtly, and is compiled from recorded deed, plats, and other public
Metro Roads records ahd dale. Users of this map ore hereby notified Shat the afpremerdloned
county public primary Infarmatlan sources shoWd be consulted far verifieatlon of the
. • Townships Infomtalion contained an this map. Tlta courtly and ita mapping comptuties assume
Tent Clty Tazt N
no legal respartsibilNy for the Infonnatlon contained on this map.
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