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Agenda - 09-19-2000-9b
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: September 19, 2000 SUBJECT: The Woodlands (Formerly Nine Gates) -Preliminary Plan Action A e da Item #~ DEPARTMENT: Planning & Inspections PUBLIC HEARING: x No ATTACHMENT(S): INFORMATION CONTACT: 1) Additional Staff Findings Tina Moon Planner II ext. 2583 (Per BOCC request June 6, 2000 meeting Robert P. Davis Planner III ext. 2580 included in abstract) Craig Benedict Planning Director ext. 2592 2) Supplemental Photos 3) Resolution of Approval 4) Application TELEPHONE NUMBERS: 5) Vicinity Map Hillsborough 6) Agency Comments Durham 7) Fiscal Impact Analysis Mebane 8) 5/4/00 Planning Board Minutes Chapel Hill 9) Gomments from Neighbors 10) Memo to Planning Board Requesting Clarification 11) 6/21 /00 Planning Board Minutes Reflecting Clarification 12) Memos from Erosion Control Officer 13) Information Package from Applicant (Under Separate Cover) 14) Preliminary Plan (Previously Provided) NOTE: Please bring previously provided Preliminary Plan to the Meeting. 732-8181 688-7331 227-20311 967-925t- PURPOSE: To consider an application for Preliminary Plan approval of The Woodlands BACKGROUND: R ues Preliminary Flat approval for a conventional major subdivision Applicant: Kim Henry, agent for Builders' Marketing Group, Inc. Forty-one (41) sir family residential lots proposed on a 108± acre tract (TM 7.118..26) • 94.8 acres in Orange County;13.2 arses in Chatham County • Average Lot Size = 1.673 acres (Gross Average Lot Size) = 2.634 acres Location • Southwest Chapel Hill Township • South side of Jones Ferry Road approximately 900 feet east of Ferguson Road 2 Existing Site Conditions Zoning (94.8-acre Orange County portion) • 2$.85 acres (eastern third of tract) is in the Rural Buffer (RB) zoning district and the University Lake Protected Watershed" • Maximum number of lots permitted by zoning in the RB portion =$ • 65.97 acres (western two-thirds of tract) is in the Agricultural Residential (AR) zoning district and the Haw River Protected Watershed • Maximum number of lots permitted by zoning in the AR portion =71 • 13.2 acres in Chatham County are in Haw River Protected Watershed • Maximum number of lots permitted by zoning on the entire 108-acre tract = 98 • Adjacent Land Uses--predominately vacant; one single-family residence by the northeastern corner of the site (Lynn Irvin Cox), and one single-family residence at the northeastern corner of Nine Gates and Jones Ferry Road (J. Delos O'Daniel) Physical Description • Rolling land with two large rock outcrops on the high points of the site • Timbered in last few years but still significant hardwoods and some evergreens • A pond fed stream flows under proposed Nine Gates main road entrance and drains to Meadow Branch • Pritchards Mill Creek stops just short of the north eastern site boundary line • The beginning of intermittent stream that drains into Wilkinson Creek is located at southern portion of the tract Proposed Site Conditions Roads: - • Access to subdivision from Jones Feny Road (SR 1942) • Four public roads to be constructed to NCDOT standards • Nine Gates Road meets NCDOT collector road standards--~as requested by staff • The proposed 50-foot right-of--way shown on Sheet 2 between lots 32 and 33 and noted as "reserved for possible future dedication" must be formally dedicated to the Homeowners Association as a private access easement (or right-of--way) as part of the Final Plat approval process • If the large tract of property currently owned by Elinor Irvin (TM 7.118..25), and located east of The Woodlands subdivision is conveyed to a land conservancy organization, the County will not require the area in the reserved 50-foot right-of-way to be used for future connectivity. Residential Lots: • 7 lots are proposed in the RB/University PW-28.85 acres + • Average Lot Size = 2.135 acres (Gross Average Lot Size = 4.12 acres) Impervious surface limit 6 • Maximum numler~offots permitted by zoning = 8.77 (Gross Average Lot Size = 3.29 acres) (2-acre minimum lot size for first 5 lots; 5 acre minimum lot size for any additional lots) Minimum bo Adual Lot Size Ratio (MTAR) = 1.25 (Based on Gross Average Lot, Size) • 30 lots are proposed in the ARf,~ jaw PW---79.15 acres + • Average Lot Size = 1.395 acres + Impervious surface limit 24 ~o • Maximum number of lots permitted by zoning =71 (Gross Average Lot Size = 1.12 acres) (0.92 acre or 40,000 square feet minimum lot size) • Minimum to Actual Lot Size Ratio (MTAR) = 1.25 (Based on Gross Average Lat Size) • 4 lots are proposed in both the AR/Haw PW ~ RB/University PW • Average Lot Size = 2.29 acres • Impervious surface limits listed per watershed for each portion of lot • Total number of proposed lots for entire 108-acre tract = 41 • Total number of lots permitted by zoning = 98 • Majority of lots 11 and 12, and portions of lots 13, 21, 22, and 23 in northern Chatham County 3 Open Space: • 15.20 Acres; 16% of 94.8-acre portion of the tract in Orange County • 4.4 Acres in Rural Buffer Zoning District • 11.9 Acres in Agricultural Residential Zoning District • 16.199. Acres; 15% of entire 108-acre tract • 3.8 Acres in Conservation Easements (Privacy Buffer) &~ Access Easements • 20 Acres Preserved; 1$.5% of entire 108-acre tract Water-Sewer: - • All 41 lots will have individual wells and septic systems • Orange County Environmental Health Department has located suitable septic sites for all lots Recreation 8 Parks: • Bingham Township District Park (per the Recreation Service Area Boundaries Map) • Dedication of land would be = 0.72 acres (31,363 square feet) • Payment in-lieu of parkland dedication = $18,200 ($455/lot) • No dedication is warranted because neither county recreation sites nor conservation sites have been identified for this area, as part of the current Comprehensive Plan. Agency Comments Requests for agency review were sent to: Chatham County Planning Director, NCDOT, Erosion Control, County Engineer, Recreation and Parks, Orange County Schools, Soil and Water Conservation, County Attorney, and the Fire Marshall. - • Chatham County Planning Director comments: Orange County approval sufficient for entire tract including Chatham County portions. A mylar copy of the approved plat must be filed with the Chatham County Register of Deeds and a paper copy submitted to Planning Department for their records. • NCDOT comments (attached) • Emergency Management comments from concept plan resubmitted for preliminary plat (attached) Environmental Health Department Site Analysis Development Process. Schedule. and Action: • First Action: The Planning Board approved the conventional concept plan for Nine Gates (now The Woodlands) on January 5, 2000 with the following conditions: 1. All roads shall be public and proposed to be built to NCDOT standards with additional five (5) foot utility easements on each side. Sight distance triangles (10' x 70') to be shown for each street. The right-of- way at intersections shall be improved to NCDOT standards. 2. The right-of-way of Kline Gates Road shall extend to the eastem, external property line of the subdivision in the proximity of lots 37 and 38. A conveyance of a 50-foot right of way, with 20' construction easements on each side, from the proposed location of Nine Gates Road to the eastem property line is acceptable in-lieu-of construction. A 30' Type A buffer shall extend along all portions of Nine Gates Road and along the street extended to the eastem property line. 3. If a sign is antiapated, reserve a sign easement on lot number 1 at entrance to subdivision. 4. Each lot shall contain an adequate area for septic disposal and a repair area as approved by the Orange County Division of Environmental Health. 5. Indicate on preliminary plat areas for on-site infiltration of storm water that demonstrates compliance with Article 6.23.3a of the Orange County Zoning Ordinance. 6. Driveway access paints to be a minimum of 75 feet from the intersection of street right-of-ways. 7. The Common Area tract to be held in homeowners association in perpetuity and cannot be subdivided or recombined with adjacent lots. 8. Either dedicate all of the land adjacent to Nine Gates Road to the NCDOT or place the land in the Homeowners Association as open space. 4 9. Submit verification that the requirements of NCGS Chapter 70 Article 3 Unmarked Human Burial and Human Skeletal Remains Protection Act have been met or will be met. Second Action: • Planning Board consideration of the Preliminary Plat, on May 4, 2000, resulted in a tie vote (4-4). • Planning Board discussion focused on the requirements for, and impact of, a Jones Ferry Road turning lane, which resulted in a tie vote. Planning Staff has recommended the need for a left turn lane. • The Application is forwarded to the Board of County Commissioners with the Planning Board minutes, and the Planning Staff recommendations and resolution for approval. Third Action: Board of County Commissioners considered the Preliminary Plat, on June 6, 2000, and deferred their vote for additional analysis on four issues. (a) Potential Impact to adjacent properly owners 1.) Verification of existing drainage ditch 2.) Potential for increased stormwater runoff 3.) Impact of turn lane 4.) Potential for significant tree loss and negative impact on existing wildlife populations (b) Traffic Impact of Subdivision (c) Clarification of Planning Board discussion and intent of tie vote (d) Explanation of lot size Staff Findings• (a) Planning 8~ Erosion Control Staff visited the' Cox properly on Tuesday, June 14, 2000 - 1.) A manmade ditch extends northwest along low section of property near bam (See photo 1) 2.) The northern third of proposed lots will drain north toward Cox property per construction drawings • Physical topography is more complex than contour lines on construction drawings document • Potential impact to Cox property is difficult to determine with accuracy, project engineer may have to adjust plans as work progresses and drainage patterns become more evident (See memos from Warren Faircloth, Erosion Control Supervisor) 3.) Driveway far O'Daniel property is located slightly southwest of high point in Janes Feny Road • Nine Gates Road is situated just beyond (further west) of O'Daniel property (See photo 2) • If designed and constructed properly, left turn lane will likely drain southwest along Jones Ferry Road 4.) Existing tree line extends beyond fi0-foot Nine Gates right-of-way on either side (See photo 3) • Extent of tree line varies along length of road • There appears to be no less than 3 feet of wooded area between edge of right-of--way and O'Daniel property many one area (See photo 4) (b) Anticipating nine trips per day, per lot, the 41-lot subdivision could generate approximately 369 additional car-trips along Jones Feny Road (See photos 5, 6--Jones Feny Road at the entrance to Nine Gates Road) (c) The Planning Board, at a special mid-month meeting on June 2.1, 2000, clarified the intent of their tie vote on The Woodlands Preliminary Plat proposal (May 4, 2000 meeting). • The Planning Board Chair stated that the left turn lane was the source of disagreement. • The applicant has since agreed to install the turn lane and has addressed neighbor opposition to the turn lane. • The Board°s voted unanimously on June 21, 2000 to recommend the project for approval. • (See enclosed June 21 minutes, attachment 12 ~ 13. (d) Lot size and number determined at the concept plan approval stage (Refer to previous sections of staff report) 5 Fourth Action: Board of County Commissioners consideration of Preliminary Plat 1. The Board shall consider the application within a reasonable amount of time. 2. During deliberations and consideration of the application the Board may defer consideration at any point to pursue additional analysis and review. 3. 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: Fiscal Impact Analysis (attached) RECOMMENDATION (S): Planning Staff Approval in accordance with the attached resolution. Planning,Board May 4, 2000 Tie vote: application forwarded to County Commissioners with Planning Board minutes, only. Plannin~_Board June 21, 2000 Unanimous Vote: recommendation for approval Administration Approval in accordance with the attached resolution. (includes Resolution B. 6. Requirement for a left tum lane on Jones Feny Road.) 7 RESOLUTION OF THE ORANGE COUNTY BOARD OF COMMISSIONNERS TO APPROVE THE WOODLANDS SUBDIVISION PRELIMINARY PLAN Date September 19, 2000 Name of Subdivision The Woodlands Owner/Applicant Builders' Marketing Group, Inc. Kim Henry The Board of County Commissioners hereby approves the Preliminary Plan for The Woodlands Subdivision as shown on the preliminary plat dated March 1, 2000 and subject to fulfillment of requirements specified herein. All roads shall be irrevocably dedicated to the general public and be 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, and on behalf of the public generally, the offer of dedication of Nine Gates Road, Woodgate Drive, Stonegate Drive, and Summergate Circle. This. acceptance of dedication to the general public shall be without maintenance responsibility. These roads shall be maintained by the owner/applicant (Builders' Marketing Group, Inc.) until such time as they are accepted for maintenance by NCDOT or some other governmental body. Before the Final Plat of The Woodlands Subdivision can be recorded: A, Sewage Disposa{ 1. All lots shall contain adequate septic disposal and repair areas, approved by the -_-Orange County Division of Environmental Health. Septic areas shall not extend into required landscape buffers. 2. D~dosure that the septic system location may restrict the size and location of improvements shall be included in a document describing development restrictions to be recorded concurrently with the Final Plat. B. Roads and Access 1. Nine Gates Road shall be constructed to NCDOT Collector standards with a 60- foot right-of--way. Woodgate Drive, Stonegate Drive, and Summergate Circle shall be constructed to NCDOT standards with a 50-foot right-of--way and 5-foot utility easements on each side. Construction shall be inspected and approved by NCDOT. 8 OR A letter of credit or escrow agreement or other security shall be submitted to secure construction of Nine Gates Road, Woodgate Drive, Stonegate Drive, Summergate Circle, and a left turn lane on Jones Ferry Road, 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 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 f=inal 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 Nine Gates Road, Woodgate Drive, Stonegate Drive, and Summergate Circle shall be submitted by the applicant to the Orange County Erosion Control Division for review and approval. 3. Prior to any construction or any alteration of any existing access within the right- of-way Jones Feny Road, the developer/owner shall secure a driveway permit from the NCDOT District Office. A copy of the NCDOT-approved permit and letter to the Planning Department shall be submitted at the same time as tf~e request for Planning Department signatures on the Final Plat. Sight distance triangles shall be shown at all intersections within the subdivision, or included within the right-of-way of the proposed street. 4. Access to all lots shall be from internal subdivision roads, Woodgate Drive, Stonegate Drive, and Summergate Circle, exGusively. Driveway cuts must be a minimum of 50 feet from street intersections. 5. An approved street name sign shall be erected at the intersections of: Jones Feny Road (SR 1942) and Nine Gates Road, Woodgate Drive and Nine Gates Road, Stonegate Drive and Woodgate Drive (in two locations), and Summergate Circle and Woodgate Drive, as required in Section IV-B-3-c-12 Street Name Signs of the Orange County Subdivision Regulations. The applicant shall submit either evidence that the sign is in place or a receipt for purchase of the sign prior to Planning Department signatures on the Final Plat. 6. The applignt shall construct a left turn lane on Jones Feny Road (SR 1942) to NCDOT standards prior to recordation of Final Plat. This may be accomplished by enlarging the travel way an equal amount on either side of the existing pavement for the distance necessary for the turn lane. 7. The proposed 50-foot right-of-way between lots 32 and 33 and noted as "reserved for possible future dedication" shall be formally dedicated to the Homeowners Association as a condition of Final Plat approval for the construction of a future road. The proposal shall include 10-foot construction easements on each side of the dedicated right-of--way. If the large tract of property currently owned by Elinor Irvin (TM 7.118..25), and located east of The Woodlands subdivision, is conveyed (donated or sold) to the Triangle Land Conservancy or a similar land conservancy organization the 9 County shall not require the area in the reserved 50-foot right-of--way to be used for future connectivity if the conservancy so notes in writing to the County that access at that point is not necessary. The Homeowners Association may use the area in the dedicated right-of-way as a pedestrian or vehicle access easement, ar it may split the area in the easement and convey it in an equal portions to lots 32 and 33. C. Land Use Buffers and Landscaping 1. Landscaping shall be installed or preserved as indicated on an approved landscape plan and must be inspected and approved by the Planning Department prior to Final Plat approval and again prior to the transfer of control of the Homeowners Association from the developer to the home owners as provided by the recorded Declaration of Covenants, Conditions and Restrictions for The Wavdlands Subdivision. Landscaping shall include a 30-foot buffer along all internal, major local roads such as Woodgate Drive. OR A letter of credit or escrow agreement or other security shall be submitted to secure the required landscape installation and preservation. An estimate of the cost for required preservation, new plantings, and their installation must be provided. The financial guarantee shall reflect 11 p percent of the estimate and must be issued by an accredited financial institution licensed to do business in North Carolina 2. Provisions for protection of existing trees as shown on the approved landscape plan, including existing trees within the tree conservation buffer areas, shall be included in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. The developer or his contractor shall clearly demarcate those trees intended to be saved, with brightly colored tree protection fencing or flagging to match the approved landscape plan. Tree protection measures must be installed and in place, and approved in the field by Orange County Planning 'and Inspection staff prior, to any the commencement of any grading. The developer or his contractor must repair or replace any trees or portions of trees, designated as °to be saved," that are damaged during the construction and installation of roads and related infrastructure. D. Drainage Impervious surface data for all lots, pursuant to Article 6.23 Extra Requirements for ~IUai~ersh Protection Overlay Districts of the Orange County Zoning Ordinance, shall be included in the development restrictions and requirements document to be prepared by Planning Staff and rec:arded concurrently with the Final Plat. The impervious surface limitations for each lot shall indicate whether the impervious surface includes or excludes one-half (1/2) of the roadway width in the calculations. 2. Drainage easements shall be located as required following review and approval of the Erosion Control Plan. 10 3. Drainage culverts shall be sized and located as required by NCDOT and the Orange County Erosion Control Officer. E. 4. The development shall meet the requirements for stormwater management per Section IV-B-2-c of the Orange County Subdivision Regulations. Adjacent properties shall be protected from inundation by surface water. The erosion control plan for this project includes a temporary sediment structure located at a point where The Woodlands Development runoff enters the Cox property. Consideration has been given and will be given to locating a permanent stormwater detention basin at this location. The need fora permanent stormwater detention basin cannot now be reasonably determined. That determination will be made by the Orange County Erosion Control Director, within one year following NCDOT final approval of the construction of the public roads in The Woodlands, by evaluating the stormwater quantity and other pertinent stormwater characteristics during stomp events that occur within one year following NCDOT final road approval. The temporary sediment structure can be, at the option of the developer, either (1) designed and built in a way that it will serve as a temporary sediment basin during construction and then converted to a permanent stormwater detention basin or (2) designed and built as a temporary sediment basin during construction and then redesigned and rebuilt as a pemnanent stormwater detention basin. If the developer chooses the option of redesigning and rebuilding the basin, a letter of credit or escrow agreement shall be submitted to secure redesign and reconstruction of the sediment basin. The method and timing of providing this security shall be the same as is set out in Section B.1 of this Resolution which section describes securing road construction. The Homeowners Association documents shall provide for the perpetual maintenance of the permanent stormwater detention basin if the Orange County Erosion Control Director determines that there is the need for one. Parkland The proposed forty-one-lot subdivision is located within the Bingham Township District Park. As per the decision of the Department of Recreation and Parks, cash in the amount of $18,200 ($455/lat) shall be paid to Orange County as payment in-lieu of parkland dedication. F. Miscellaneous 1. The Final Plat shall contain a title block and vicinity map in accordance with Section V-D-2 Title Block and V-D-3 Vicinity Mag of the Orange County Subdivision Regulations. 2. Minimum building setbacks, easements, public (along Nine Gates Road) and private open space areas (including pedestrian corridors and tree conservation easements) shall be stated an the plat and in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. 3. Drainage easements shall be provided as required by section D. item 2. outlined above. 11 4. The Homeowners Association Documents shall reference NC General Statutes Chapter 70 Article 3 regarding the protection of unmarked graves in cemeteries. The Homeowners Documents shall also outline provisions for access to the cemetery and minimum upkeep (i.e. mowing the lawn) within the designated area of the cemetery. Archaeological services may be needed to formally delineate the cemetery boundaries. 5. If any condition of this Resolution shall be held invalid or void, then this Resolution shall be void in its entirety and of no effect. G. Certifications 1. A Certificate of Survey and Accuracy signed by a registered Land Surveyor shall be notarized on the face of the Final Plat. 2. A Certificate of Declaration and Maintenance in the form provided in Section V-D- 6-b of the Orange County Subdivision Regulations signed by the landowners and developer shall be on the face of the plat and included in a document describing development restrictions to be recorded concur-entry with the Final Plat. 3. The North Carolina Department of Transportation shall certify that all roads have been constructed to State standards or that construction plans have been approved. 4. A Certificate of Approval signed by the Orange County Planning and Inspections Department. Kim Henry Builders' Marketing Group, Inc. Beverly A. Blythe Clerk to the Board of County Commissioners I, Kim Henry, for and on behalf of Builders' Marketing Group, Inc., accept the above listed conditions of subdivision approval and acknowledge that each must be met prior to recordation of the Final Plat.:... . Kim Henry Date 12 This page left intentionally blank 13 APPLIC. iON FOR PRELIIVIINARY PLAN , PROVAL MAJOR SUBDIVISION 4/98 ORANGE COUNTY DATE_~ ~ L ~ ~n , PLEASE TYPE OR PRMf (WIC ONL1~ SLIBDIVISIONNAME: ~~C ~,~~rQA ~~~5 ,~,_. - LOCATION: ~- OWNER/DEVELOPER: Z1 ..: ~ ~_ ~~ • c-M._ ~~. --~' - •- ~---- -- ~t • - ~, - ADDRESS: C ~ ~. Z~.. -w. ti r~.,.~ ~ ~. `~ TELEPHONE NO.: --~'~ - ' .~l,.~, ln~s~z~ ~ ~ '~~ X13 z ~ `~o ~ z AGENT/CONTACT: TELEPHON1r NO.: A. SUhIIV1ARY INFORMATION: Orange County Tax Map ~ Block 1 t g Lot(s) _7~ L,~___ Township Zoning Disttiet(s):__. ~gr.~,,~~.. ... ._ Total Number of Acres: Total Number of Lots: ~~ Average of Size: ,~~, Minimum Lot Size: _,,,L~,,~r~ Numberrfype of Structures: (existing) (proposed) Linear Feet in Streets:_ _ !~ t yQ._ _~,-~ ~ ^_ Acres in Open Space: Water Supply: Public (specify) Community Individual Wastewater Disposal: Public (specify) Community Individual School District: ~~'n District: - General Land Uses in a: • Critical Areas: stream/ ageways flood prone areas (,Qi•+AL,..~~ /u...~~..._t watershed (specify) historic sites Is the property to be subdivided currently under "farm use value taxation"? Yes No ~. If "yes," please contact the Orange County Tax Office. Subdivision of the property may require payment of deferred taxes under "farm use value taxation:' B. All plats must be submitted oa sheet ao smaller than one inch equals two-hundred feet (1"=200') and no larger than one inch equals twenty feet (I"=20') and must contain the following information: .,. >;.•;~;;; subdivision name '.W.;:>..... aagke & address of owner(s) ~ ~. mine & address of subdivider (if other than owner) ~ ~':~>'::.... name of surveyor, engineer, landscape architect or architect, address, :x~ ~....... } ~ registration # & seal (title) Preliminary Plan <::>:>~ ~[ ~~:<~. .. scale, north arrow ~,[ ;"~~''':> ~ date of plan preparation and revisions _,,,,~ `'`` township, tax map-block-lot references -~L >~'J.. Pazent Parce! Identification # "''<.~ ~ deed book and a e # of ro to be p g p PAY subdivided ~,L, ': boundary described with bearings and distances - ,,,[, ~ total acreage of the tract and acreage of lots, including and excludin~_area within rights-of--way ~[ :>': oniag of tract and adjacent properties ` ` ' V ~ ' ~ ~ ~. r.L " buildin setback lines b notation g Y or typical lot layout location and width of existing and proposed easements (drainage, utilities, roads, etc.) ~[ ~~'~>:.~;..., existing, proposed and adjoining rights- of-way including dimensions and street names and State Road numbers. Linear feet of road centerlines and approximate acreage of new street rights-of--way N~ "'" existing and proposed utilities, including type, sizes, hydrants, valves, manholes / >:>~~~s existing and proposed curbs, gurten and culverts, including sizes and grades ~~'"~' ~ .« location and width of alleys, sidewalks, bike lanes, transit systems, and bus stops ~:;~vh`~~"'. ,: ~~:.:µ typical street cross-sections and intersection details including design and / !':~ proposed lot lines with dimensions ,G ;~' lot & block numbers t~ ~' phasing line(s) ~ ~~'t topography at ten (10) foot intervals ~ `~ water bodies, streams, floodways and floodplains >~;"';~ -stream buffers ,~, ~ location and size of parcels dedicated far public use, recreational use or reserved in ~~~~~ common, with purpose noted ,L ~ impervious surface data (if located in water supply watershed) ~ `,~ vicinity map showing general location of subdivision with streets and roads identified by State Road number and name '`'"'"''~~~ landscaping and buffer requirements ~ «4' township, corporate and extraterritorial planning jurisdiction lines which cross the property C. OTHER SUBMITTAL REQUREMENTS 1. Twenty-five (ZS) copies of the Preliminary Plat. harizo~~tal alignment, centerline radius, and general curve data on all proposed streets permanent features such as buildings, ~~~ ~~~ cemeteries, historic landmarks „~' adjoining lot layout names of adjoining property owners. If subdivided, subdivision plat name, plat book & page number, and perimeter lot numbers. ~g f:'~" location and size of lots of restricted development potential and notation on plat regazding same z stormwater detention andlor retention >~w;;: sites and undisturbed areas for infiltration purposes (if located in water supply watershed) >~ identified natural areas and wildlife corridors 2. One full size copy of an Orange County Tax map (with tax parcels involved clearly marked). 3. Where municipal or OWASA sewer is not available, a copy of the Preliminary Plat indicating Health Department approval/denial for each lot shown thereon. 4. Where a private road is proposed, a written statement by the applicant or his/her authorized representative which sets forth the jusiti5cation for a private road (see Section IV-B-3-d-1 of the Orange County Subdivision Regulations). 5. Auxiliary documents, in draft form, prepared in accordance with Section VI of this Ordinance which assure completion and/or maintenance of improvements required by this Ordinance. Such documents may include, but not be limited to, a private road maintenance agreement and articles of incorporation and restrictive covenants pertaining to a homeowners association. These documents may be required as necessary as evidence that the ordinance requirements are being met. 6. Fee - 574 p1~SS.00 per lot (one fee for Preliminary and Final Plat). rjl~~ ~'Z-OS ~~~ 7. If the subdivision contains 101ots ar more, the following information shall be submitted with the application: a. Numbs of years to buildout. b. Number of houses to 6e built during each year until buildout. c. Average price of houses including lots for each year to buildout. I, the applicant, hereby cemfy that the foregoing application is complete and accurate. -( AP$LICANT'S~S GNATURE ~ -OWNER' SI NATURE ~ ._ 1 ~- ~ / 1 //.~ ~ ~ DATE D T FEES: Amount~~°~= Date Paid ? /iP_lr~~ Receipt # March 8, 2004 Craig Benedict, Director Orange County Department of Planning 306 F Revere Road Hillsborough, NC 27278 Re: The Woodlands (formerly Nine Gates) Preliminary Application Parcel No. 7.118.26 Dear Mr. Benedict, Accompanying this letter is my package submittal for Preliminary Approval under the Conventional Subdivision Concept Plan approved by the Planning Board. The package consists of the following: C_ opies Description 1 Signed Application & required fee 27 Preliminary Plats 1 Tax map copy - S Construction Sets + 1 Drainage & Erosion Control Calculations S Covenants & Restrictions draft My intent in developing this subdivision is to create a neighborhood ofnon-traditional homes in the Frank Lloyd Wright "Prairie" style of azchitecture. This is a style that will be in harmony with the natural setting of The Woodlands. Jirn Henry Builders will be building the homes on a custom basis with the realistic expectation of completing no more than ten homes per 12 month period. This would encompass a total build-out time for the 41 lots to be completed eazly in the year 2005. I would project the average price of homes in the first year of construction to be in the $400,000 range, and increasing for the remaining years of build-out at Chapel Hill's normal rate of appreciation. All of the Conditions of Approval, granted by the Planning Board have been met with the following explanation of conditions #9 - Meet requirements of NCGS Chap. 70 Unmarked Human Burial...Act, and condition #10 -Necessity of turn lanes an Jones Ferry Road. Regarding #4, after having the boundary line flagged through the cemetery area, it is clear that the location of the site barely crosses my property line; the bulk of the area is on the Merritt property. Two "stones" ar grave markers are directly on the boundary line and one is approximately 7 feet on my side of the property line. Nothing will be done in the construction of the subdivision to disturb any of the gravesites; I intend to construct a law stone wall that will delineate and protect the site that is on The Woodlands properly. Regarding # 10, Scott Railway, the design engineer for the project, consulted with his firm's traffic engineer, and it was determined that there is 1,000 - 1,200 feet of left vision down Jones Ferry B tt i l d e r from the Nine Gates entry with a full 15 seconds of reaction time, way below DOT mitaimums and that the Nine Gate road location is, "the best driveway entrance that can be established within 2 miles". The two reviewed the plan with Mike Venable, acting NCDOT Division head, who expressed no interest in a left turn lane. In fact, traffic in that area is so light, NCDOT hasn't even counted it lately. A sidenote - the landowner who voiced interest in a turn lane has a driveway entrance several hundred yards down the hill and it is true that their southerly view is limited - I would suggest a turn lane be constructed at the entrance of Mel Qaks to remedy that problem. If you have questions about any aspect of the information submitted, please call. Very truly yours, Kim Hetuy, president Builders' Marketing Group, Inc. 1 . „~~. ~ ,~. ,.,Q .a.h • M . M'r+r+ pry.wrr K4 A~ r TAIL ~+ nM ~ ~i -~ IOf ~ •YM Nrtli~f7w.i.~~1 • /l.tT mi ~~ !-1~ • 7CY/L XLAIiq L/ LGff ~ 11~ - wr i/M - TMr 1w . ~ f LI~r~~~/~~ ~ IrM • M ~ ~11w1 F+4~1 + TM 4A • M {OIA ~ Aµ Llr~ t0 ~Qa AYaO{ IOf NYL . i7! /~ • K IOL! ~ ILL ~ rr4M / . m~ ane eai rlee y.e .ees • ~ ~ 1rr r1Ulr M Amy • AIL ~ Aw~r M~IW L7 /rr • `~.~,.^ ELM ILIpQi~y p61r~ MC a ~aL xMl~ m wrens aw~~ awq, wL, Mc xw twn~ +~~ . ~~ It/7.R+IP41 IIO /E/OOA1'1~ W'. u~in`~ ~ ~~~warY f7'V ~7- JC~~ •"• ••• CJ]hNENT1GNAL P4AN --- - o.a ~ • w ~ r .. S -1 __~ * ~' 4°° N IN. Gs~T~S SIJDD f VI SI ON ~tes, Inc. =~' L~ I ao.•-~•e caurr,-r, r~vew ur~iu :~~~", O4, -.mod, •.,d '~~~, oN..,, '~~~~'~Inll~ 11111111~~ ~~~~i ~~.n~~jV ~~'~ of " `~~ ` ~ ~ ~~a~'~: 19~~`l ~ V11 ,D~ OS ~ ~ ~G?~ ~6 W ~~ o ~ z a sad ~ ~ a ; :~' ~ ~- 5 ~ ~' a ~~ $ 4 $ ~ ~~~~ ~~ ~~~ 1 ss i~ ~~ 93 ~~ 3~~~ ?:!3 R e~G9i ti vi w a N A 0 THE WOODLANDS ~`• ~ LANDSCAPE & BUFFER PLAN m a' The Woodlands ~ 94.816 acres including Nine Gates Road R.O.W. / Entire site consists of pines and mature hardwoods (Site was selectively timbered ZO years ago.! Q Q Kim Henry, developer ~ Builders' Marketing Group W Primary Trae Protection Areas & 30' Buffer 4 i~~5scondary Tree protection Areas ~ °Existing trees will be preserved tp meet the landscape requirements ~ of Section IV-B-8-d-1 of the Orange County Subdivision Regulations." Entry feature -stone wall to be desi ned g approximately 3' in height and 10' in length Q n O n n 30' Tree Buffer !existing trees) .~ 0 ~ ~, o a 4, n~ ~~ 0 0 ~ ~, o Typical lot example ~ e ~ ~~ ~ y~ .-+ v GPEM r' 0 o o a~~ _ ,~ _~ ~* O ~ ~~ N • ~ O Q .... O N ' N 0 0 J n O O O ~~' N - O~ N .~J n '~.` O ~~~', 31~EI3WIVn5 .~_1 ~~ o ._.1- O N N N - '`. `_`. ! '`.~ zc P II A[ 3312 ` ~v __\ F=~- „< ~ :z~~ I 1 9 32oC _ ~ ~ i J ~~.;~ I ,` ~~' 1~ ,,1 I' i \. ~ IT3o 15 / \ '// ~11 v II I i \, 61 or I I izs~e. U I ~~ .o.~ zs, 1113 eo -~ \ ~~_ PG t T If}TI.pAIZn af.1N 4 Id0 .. ~, l4. t2 •+3.ISe ~l mwn ~e..rr ORANGE COUNTY PLANNING DEPARTMENT 306F REVERE ROAD HILLSBOROUGH, NORTH CAROLINA 2729$ .,, ., e. ~,. ~' - J Y 4 ~ REQUEST FOR AGENCY REVIEW: DATE: March 22, 2000 FROM: ORANGE COUNTY PLANNING DEPARTMENT TO: Mr. Mike Venable, NCDOT SUBJECT: Preliminary plat and construction plans review Project Name: The Woodlands (formerly Nine Gates) Applicant: Scott Radway of KimIey-Horn & Associates, agent for Builders' Marketing Group Type: Preliminary # Lots/Units Proposed: 41 Township: Chapel Hil! Tax Map: 7 Block: 11B Lot: 26 1J W ~' P1. v. ~CY1. L;F lh ~~~~ h'r~ ,i~l~r ,:r~il lh p1VI;;;,pJ CF f!'G;;4:','ll'S Ci5T~1CT 1•GR,1~iA"rl Location: The site is located along the southern most portion of Orange County inclose proximity the boundary line between Chapel Hill and Bingham townships. Access will extend from Nine Gates Road, a 60-foot public right,of way and branch off into two smaller public roads terminating with cul-de-sacs. All roads will be built to NCDOT standards. Project. S~maiy: This application is scheduled for the May 4, 2000 Planning Board meeting. Planning Depatrtment Comments: This is a 40.34-acre tract. Lot size varies from one acre to ~ustLunder t[~go-and-a-half acres. This proi_ect_ is not,on the Counri sewer system. The Development Review Meetin~at 10:00 AM in the Plannin; and Agricultural Building Conference Room # 1 Please submit any comments to the Planning Department by: April 14, 2000 If you have any questions, please contact: Tina Moon at 245-25$3 or Robert P. Davis at 245- 25$0. 'To: F'i1e 1~irtm: Mis~el S. Viable ]hie: 4/14/Ca MEMORANDUM TO: The Woodlands File FROM: Tina Maon, Planner II DATE: April 12, 2000 SUBJECT: Preliminary Plat comments from NCDOT Staff received the following comments from Mike Venable of NCDOT regarding the submitted preliminary plat and construction drawings for The Woodlands (formerly Nine Gates). Mr. Venable said that he would send a signed copy of the approved plans to the Planning Department once the requested changes were addressed. He added that most of the changes involve vertical dimensions of the roadways and should not affect the layout of the project for planning purposes. PRELIMINARY PLAT 1. The developer must add the following note: "All lots in the subdivision must be built and occupied prior to NCDOTs acceptance of public roads." 2. The open space areas around the curves of Nine Gates Road and Woodgate Drive must be dedicated as public. 3. The proposed dedicated public rights-of--way must either be fifty (5D) feet with 10-feet construction easements on both sides or sixty (fi0) feet. CONSTRUCTION DRAWINGS 4. The plan and profile sections on sheet 3 of the construction drawings show the proposed road elevations at Station 0+00 to 1+00 at -5.0000%. This is too steep far the intersection with Janes Feny Road. The slope at this area should flatter and the percentage reduced to -2.0000. Generally, the maximum slope for roads of this type should be no greater than 6.0000, but in this case to balance the flattened intersection area, the slope between stations 1+00 and 2+00 can be increased as necessary to accommodate the -2.0000. 5. The existing 24inch RCP by Station 10+00, on sheet 3, must be removed. A single 54-inch RCP pipe will be required at the necessary diameter and length to handle the flow. fi. The proposed travel width of 1 S feet shown on sheet 4 must be increased to 20 feet or the current design should be modified i.e. made shorter to accommodate the narrower dimension. 7. The K-value for this type of road must be at least 45. The vertical curve on sections of proposed roadways must be reconfigured on sheets 5,6,7, and 10. 8. The stub-the dedicated right-of-way between lots 32 and 33 must be include 10 feet of construction easements on either side ar be increased to 60 feet. This item shown on sheet 5 is also relevant on the plat (see comment 3). 9. The proposed vertical slope between Station 14+00 and 15+00 must either be increased to 1 % or the side ditch must be adjusted to provide proper drainage. 10. Na drainage easement is shown on lot 30 around the flared end section on sheet 7. 11. The proposed roadway slope between Stations 4+Q0 and 5+00 on sheet 8, and between Stations 12+00 and 13+00 on sheet 9 must be increased to 1 %. Orange County Emergency Management P.O. Box 8181 - Hillsborough North Cazolina 27278 9-1-1 Communications Emergency Medical Services 24 Hour Warning Point a'°"" .. a Fire Marshal 919-732-8161 •933-2600 ,,.,,.. ' ; Disaster Response Y r *, ~ Hazardous Materials 24-Hour Fax Machine ~ 919-644-3030. 968-2050 919-967-9026 " ~*~ *~~ ~b tae~ Administrative Fax Machine 919-968-4066 T0: ROBERT DAVIS, PLANNER II FROM: MIKE TAPP, DEPUTY DIRECTOR/FIRE MARSHAL DATE: DECEMBER 1 S, 1999 RE: NINE GATES SUBDIVISION We have reviewed the plan for Nine Gates Subdivision and offer the following comments: 1. We see the need for a secondary means of ingress/egress into the subdivision. During times of emergencies and disasters, adequate means of ingress is vital for public safety response. A large fire at the entrance could result in a blockage of the road to the southern areas of the subdivision, resulting in no means of access to other azeas of the subdivision. If some secondary means of access cauld be provided, response capabilities would be enhanced. Please contact us if you need additional information. Thank you for your time and consideration with this matter. C ,.~ru a s ~~p, ~n`y V~''I'r I"I~E (~II3.III~~T a~£~i~~ ~E~~1`~I3TE~I~ ° =` " ~ °~~ n r:~rhyl rte, ~ Rosemary L. Summers, MPH, DrPH ~~ orange County Barad of x~ " Health Director Envimnmeanl Health Dtvisiaa Ron Holdrrrq, Diviaioa Director 306-C Revere Road, P.O. Bax 9181 Hillsborough, NC Z7Z78 Betty Borland Barhap Parrcrwn ~n,nv-eo.onnee_ne~~ya1,~~y~~ ~~yis~p~ Asaisrapr Office Aseisrane Nlarch 6, 2000 SOIL /SITE Evaluation Su~nary for THE WOODL~,NDS Chapel Hill Towaship Map 11$ Lot 26 - Niap Date March 1, 2000 LOT # DESIGN FLOW 1 480 GPD 2 480 GPD 3 480 GPD 4 360 GPD 5 480 GPD 6 480 GPD 7 480 GPD $ 4$0 GPD 9 480 GPD 10 480 GPD 11 480 GPD 12 480 GPD 13 480 GPD 14 480 GFD 15 480 GPD 15 480 GFD 1~ 480 GPD 1$ 430 GPD 19 480 GPD C arnds Cro~uder~Gairw, Vice Choi o ~ orange carry a~a efx~lrn Phoaa (919) 73Z~191, s2360 FAX, (919) 6• Chapel Hill Durham I~[rE (919) 968-1301 (919) 68$7331 (919) TYPE SYSTEM SHALLOW TRENCH CONVENTIONAL w/pump SHALLOW TRENCH CONVENTIONAL w/pump SHALLOW TRENCH CONVENTIONAL w/pumq~ SHALLOW TRENCH CONVENTIONAL w/pump CONVENTIONAL SHALLOW TRENCH CONVENTIONAL CONVENTIONAL SHALLOW TRENCH CONNENTTONAL SHALLOW TRENCH CONVENTIONAL CONVENTIONAL SHALLOW TRENCH CONVENTIONAL SHALLOW TRENCH CONVENTIONAL CONVENTONAL CONVENTIONAL W/PUNIP CONVENTIONAL W/PL]MP SHALLOW TRENCH CONVENTIONAL CONVENTIONAL CONVENTIONAL CONVENTIOLv'AL w/ pump 25 20 480 GPD SHALLOW TRENCH CONVENTIONr1.L w/ pump Z 1 430 GPD SHALLOW TRENCH CONVENTIONAL w/pump 2Z 48D GPD SHALLOW TRENCH CONVENTIONAL w/ pump Z3 480 GPD CONVENTIONAL 24 480 GPD SHALLOW TRENCH CONVENTIONAL 25 480 GPD SHALLOW TRENCH CONVENTIONAL 26 480 GPD ULTRA SHALLOW TRENCH CONVENTIONAL w/purup 27 480 GPD CONV'ENT`IONAL 28 480 GPD CONVEN'1ZDNAL w/pump 29 480 GPD SHALLOW TRENCH CDNVEN"ITONAL w/pump 30 480 GPD SHALLOW TRENCH CONVENTIONAL w/ pump 3 l 480 GPD SHALLOW TRENCH CONVENTIONAL w/pump 32 480 GPD CONVII~iTIONAL w/pump 33 480 GPD SHALLOW TRENCH CONVENTIONAL w/pump 34 480 GPD SHALLOW TRENCH CONVEN'ITONAL w/pump 35 480 GPD SHALLOW TRENCH CONVENTIONAL 36 480 GPD SHALLOW TRENCH CONVENTIONAL 37 480 GPD 'SHALLOW TRENCH CONVENTIONAL 38 480 GPD SHALLOW TRENCH CONVENTIONAL 39 4$0 GPD SHALLOW TRENCH CONVENTIONAL 40 480tiFD~. CONVENTIONAL 41 48Q GPD CONVENTIONAL The design flow is based upon the numbs of bedrooms applied for by the property owner or developer. The design Aow for a bed 120 gallons/day (gpd). (e.g. 4$0 GPD' 4 bedrootns) The property owner or developer as requixed by 15A NCAC 18A .1900 - .1969 (The Laws and Rules for Sewage Treatment and Di Systems) provides proposed house locations. The pump requirerncnt is a function of house location sad proximity to the provisioi suitable soil azea. The design flow, type system, and pump regvaxernent ar'e subject to cl~an4e based upon the application and site plan or plat submit` the Construction Authorization for a Wastewater System. 2F The blocked areas on the accotupanyin; plat are the limits of the provisionally suitable soils as evaluated by the Orange County lies Department It should be noted that all Iota having a conventional drain field with pump arc reviewed at a minimum of every five yeazs by the he: department as required by 1SA NCAC 18A .1961 (D~Iaintenance of Sewage Systems), Conventional Systems arc placed in areas with 36 inches or more of provisionally suitable characteristics. Shallow Trench Conventional Systems aze placed in areas with 30 inches or more of provisionally suitable characteristics. Ultra Shallow Trench Conventional Systems are placed in areas with 24 inches or more of provisionally suitable characteristics and inch soil cap is placed oven the trenches. RESIDENTIAL FISCAL IMPACT TEMPLATE; SERVICE STANDARD METHOD Bureau of Economic lli Business Research -University of Florida Modified 4/1'.5!97 -Orange County, NC Planning Department SECTION 1 -PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT: C PROJECT: The Woodlands TOWNSHIP: ~ Chapel Hill CONSTRUCTION PERIOD: Beginning Year. 20f Ending Year. 20( Inflation Rate: 2.50 CHARACTERISTICS OF HOUSEWOLDS: Persons/House: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 2.; Children/House: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 0_E Non•Elderly: 100.00 HOME SALE5 DATA: ~I Average Distribution ~ Number of Sales Price of Units Year Homes (S) by Year 2001 ~ 7 400,000 17.07` 2002 8 420,000 19.51 ` 2003 10 45x,000 24.39` 2004 9 475,000 21.95` 2x05 7 490,000 17.07° 2006 0 0 0.00' 2007 o a o.oo' 2008 0 a o.oo' 2009 0 0 0.00' 2010 x 0 0.00' ,SCHOOL DISTRICT DATA: ENTER "1" IN ( ) BI=SIDE SCHOOL DISTRICT IN WHICH PROJECT IS 70 BE _ _ - - LOCATED TO GENERATE STUDENT DISTRIBUTION BY SC HOOL TYPE. ~, School District: School AtEendance: Orange County ( 0) Elementary School 57 ~ _ . Middle School 22 Chapel Hill-Carrboro ( 1) High School 21 28 SECTION 2 -LOCAL GOVERNMENT AND SCHOOL, DISTRICT DATA BUDGET YEAR: 1996-97 COUNTY POPULATION: 105898 SCHOOL DISTRICT STUDENT POPULATION: 8127 COUNTY EMPLOYMENT: POSITIONS PER CAPITA General Government Public Safety Public Works Human Services Education (School Di 108.60 0.0010 142.95 0.0013 50.00 0.0005 264.07 0.0025 1155.00 0.0109 SCHOOL DISTRICT EMPLOYMENT: POSITIONS PER STUDENT Total 1155.00 0.1421 COUNTY PER CAPITA REVENUES ($): REVENUES PER CAPITA Taxes -Other Than Property Intergovernmental Service Charges ~ Miscellaneous 4653250 9007481 3388055 1738939 43.94 85.D6 31.99 16.42 COUNTY PER CAPITA EXPENDITURES (S): EXPENDITURE PER CAPITA General Govemment Public Safety Public Works Human Services Education (Recurring Capital) Non-Departmental 6804231 7274334 2871690 17112641 874500 3163481 ~ 64.25 68.69 27.12 161.60 8.26 29.87 COUNTY PER EMPLOYEE EXPENDITURE ($): EXPENDITURE PER EMPLOYEE General Govemment Public Safety Public Works Human Services Education (Recurring Capital) 6804231 7274334 2871690 17112641 874500 62654.OB 50887.2fi 57433.80 64803.43 757.14 SCHOOL DISTRICT PER STUDENT EXPENDITURES ($): EXPENDRURE PER STUDENT County Govemment 5choal District State -_ 14482314 4895081 26787400 1782.00 602.32 3296.10 SCHOOL DISTRICT PER EMPLOYEE EXPENDITURES (S): EXPENDITURE PER EMPLOYEE County Govemment School District State 14482314 4895081 26787400 12538.80 4238.17 23192.55 TAX DATA: ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EXEMPTION: County Tax Rate ($) School District Tax Rate ($) Assessment Ratio Elderly Exemption 0.9190 Per $100 Assessed Valuation 0.1900 Per $100 Assessed Valuation 100.00 D 511,000 Where Applicable 29 SECTION 3 -DEMOGRAPHIC PROJE CTIONS BASED ON PROJECT DATA YEAR 2001 2002 2003 2004 2005 HOUSING UNITS 7 15 25 34 41 POPULATION 1$ 3$ 64 87 105 SCHOOL CHILDREN Elementary 3 5 9 12 15 Middle 1 2 3 5 6 High School 1 2 3 4 5 TOTAL 4 9 1 Ei 21 26 COUNTY GOVERNMENT ADDITIONAL EMPLOYEES General Govemment 0.02 0.04 0.07 0.09 0.11 Public Safety 0.02 OA5 0.09 0.12 0.1~ Public Works 0.01 0.02 0.03 0.04 0.0: Human Services 0.04 0.10 0.16 0.22 0.2E TOTAL 0.10 0.21 0.34. 0.46 0.5E SCHOOL DISTRICT ~ 0.20 0.42 0.70 0.95 1.1~ ADDITIONAL EMPLOYEES YEAR 200Eii 2007 2008 2009 2011 HOUSING UNITS 41 41 41 41 41 POPULATION 105 10S 105 105 105 SCHOOL CHILDREN Elementary 15 15 15 15 1; Middle 6 6 6 6 F High School _ = - _ _. 5 5 5 5 TOTAL 26 2Ei 26 2Eii 2E COUNTY GOVERNMEN'~ ADDITIONAL EMPLOYEES " General Government 0.11 0.11 0.11 0.11 0.1 Public Safety 0.14 0.14 0.14 0.14 0.1 Public Work's 0.05 0.05 0.05 0.05 O.C Human Services 0.26 0.26 0.28 0.26 O.i TOTAL 0.56 0.56 0.56 0.56 0.: SCHOOL DISTRICT 1.14 1.14 1.14 1.14 1.1 l~DDITIONAL EMPLOYEES SECTION 4 -PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT 3C YEAR 2001 2002 2003 2004 200: TAX BASE ($1000) 2800 6230 10886 15433 19249 REVENUES ($) . Properly Tax 25732 57254 100040 141828 17fi896 Other Taxes 787 1730 2955 4119 5D91 Intergovernmental 1524 3348 5719 7973 9855 Service Charges 573 1259 2151 2999 3707 Miscellaneous 294 646 1104 1539 1902 TOTAL ($) 28911 64237 111969 15$458 197450 EXPENDITURES ($) General Government 1151 2529 4320 6023 7444 Public Safety 1231 2704 4619 6439 7958 Public Works 486 1067 1823 2542 3142 Human Services 2896 6360 10866 -15147 18722 Education 8007 17586 30043 41879 51764 Non-Departmental 535 117E3 2009 2800 3461 TOTAL (S) 14306 .31422 536$0 74829 92491 NET FISCAL IMPACT ($) 14fi05 32815 58290 83628 104959 YEAR 2006 2007 2008 2009 201 TAX BASE ($1000) 19730 20223 20729 21247 21778 REVENUES ($) Property Tax 181318 185851 190497 195260 200141 Other Taxes ~ 5218 5349 5482 5E319 5760 Intergavemmental 10101 10353 1 Dfi12 10878 11149 Service Charges 3799 3894 3992 4091 419 Miscellaneous 1950 1999 2049 2100 215 TOTAL ($) - -_ a 2023$6 207446 212632 217948 223397 EXPENDITURES (S) General Government 7(330 7821 8016 8217 842: Public Safety ~ 8157 83fi1 8570 8785 900 Public Works 3220 3301 3383 3468 355: Human Services 19190 19670 20161 20665 2118 Education 53058 54385 55744 57138 5856E Non-Departmental 3547 3636 3727 3820 391E TOTAL ($) 94803 97174 99603 102093 10464; NET FISCAL IMPACT ($) 107583 110272 113029 115855 11875" 3 SECTION 5 - PROJE=CTED FISCAL IMPACT OF PROJECT ON SCHOOL DISTRICT YEAR RevENUES (~) County School District State TOTAL ($) EXPENDITURES ($) County School District State TOTAL ($) NET FISCAL IMPACT 2001 2002 2003 2004 8007 17586 5320 11837 14536 31927 27862 61350 8007 17586 2656 5834 14536 31927 2519,9 55347 2664 6D03 zoo: 51764 36573 93977 182313 51764 17173 93977 162914 19399 30043 41879 20683 29322 54542 76031 105267 147233 30043 41879 9967 13894 54542 76031 94551 131804 10716 15429 YEAR 2006 2007 2008 2009 201 ~ REVENUES ($) County 53058 54385 55744 57138 58566 School District 37487 38424 39385 40369 41378 State 96326 98734 101203 103733 106326 TOTAL ($) 1$6$71 191543 196332 201240 206271 EXPENDITURES ($) County 53058 54385 55744 57138 5856E School District 17602 18043 18494 18956 1943C State ~ .. 96326 98734 101203 103733 106326 TOTAL ($) 1669$7 171162 175441 179827 184322 NET FISCAL IMPACT ($) 19884 20382 20891 21413 2194 -' SECTION 6 -SUMMARY OF PROJECTED DEMOGRAPHIC/FISCAL IMPACTS YEAR 2D01 2002 2003 2004 2oD: MOUSING UNITS 7 15 25 34 41 POPULATION 18 38 64 87 10~ SCHOOL CHILDREN Elementary 3 5 9 12 1; Middle 1 2 3 5 E High School 1 2 3 4 c TOTAL 4 9 16 21 2E COUNTY EMPLOYEES 0.10 D.21 0.34 0.46 0,5+ SCHOOL EMPLOYEES 0.20 0.42 D.70 0.95 1.1~ TAX BASE ($1000) 28D0 6230 1088fi 15433 19249 COUNTY BUDGET (y) Revenues 28911 64237 111969 158458 197450 Expenditures 14306 31422 53680 74829 92491 BALANCE 14605 32$15 58290 83628 104959 SCHOOL DISTRICT BUDGET ($) Revenues 27862 61350 105267 147233 182313 Expenditures 25199 55347 ' 94551 131804 162914 BALANCE 2864 6003 10716 15429 19399 COMBINED BUDGETS ($) Revenues 56774 125586 217237 305691 - 379764 Expenditures . 39505 86769 148231 20fi634 255405 BALANCE 17269 38$17 69006 99057 124.358 YEAR 2006 2007 2008 2009 201C HOUSING UNITS 41 41 41 41 4" POPULATION 105 105 105 105 10; SCHOOL CHILDREN Elementary 15 15 15 15 1 Middle fi 6 6 6 E High School 5 5 5 5 TOTAL 2fi 26 2fi 26 2E COUNTY EMPLOYEES 0.5G 0.56 0.56 0.56 0.5 SCHOOL EMPLOYEEg-:. - --~ ~ 1.14 1.14 1.14 1.14 1.1 TAX BASE ($1000) 19730 20223 20729 21247 21778 COUNTY BUDGET ($) Revenues 202386 20744fi 212632 217948 223397 Expenditures - 94803 97174 99603 102093 104645 BALANCE 107583 110272 113029 115855 118751 SCHOOL DISTRICT BUDGET ($) Revenues 186871 191543. 196332 201240 206271 Expenditures 166987 171162 175441 179827 18432"e BALANCE 19884 20382 20891 21413 2194: COMBINED BUDGETS ($) Revenues 389258 398989 408964 419188 42966E Expenditures 261790 268335 275043 281920 28896 BALANCE 127467 130654 133920 137268 14070( SECTION 7 -SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS SCHOOL DISTRICT DATA: School District: School Attendance: Orange County NO ) Elementary School 57 ~ Middle School 22 Chapel Hill-Carrboro YES ) High School 21 ,YEAR 2001 2002 2003 2004 2Q~ SCHOOL CHILDREN Elementary 3 5 9 12 1 Middle 1 2 3 5 High School 1 2 3 4 TOTAL 4 9 16 21 2 YEAR 2006 2007 2008 2009 201 SCHOOL CHILDREN Elementary 15 15 15 15 1 Middle 6 g 6 6 High School 5 5 5 5 TOTAL 26 26 26 26 - 2~ SCHOOL CAPACITIES -ALL SCHOOLS CURRENT ENROLLMENT -ALL SCHOOL5 Elementary 3688 Elementary 392; Middle 2104 Middle 189' High School 2665 High School 211( TOTAL 8457 TOTAL 792 YEAR 2001 x002 2003 2004 zOC PROJECTED ENROLLMENT Elementary 3925 3927 3931 3934 393; Middle 1898 1899 1900 1902 190; High School _ 2111 2112 2113 2114 211; TOTAL ~ ` "` 7933 7938 7945 7950 795; YE4R 2006 2007 2008 2009 201 PROJECTED ENROLLMEi~T Elementary 3937 3937 3937 3937 393' Middle 1903 1903 1903 1903 190: High School 2115 2115 2115 2115 211! TOTAL 7955 7955 7955 7955 795! 5 ~4 ~oo 1 FINANCIAL IMPACT: Fiscal Irnpact Analysis included as an attachment. 2 3 RECONMEYD,4TION: Planning Staff ~ Approval, in accordance with the attached Resolution of 5 Approval. 6 7 Barrows made reference to the Fire Marshall's comment on page 79 about the consideration of a s secondary means of ingress/egress for emergency response and mitigation measures. 9 to Garrett said that at the concept plan, the board discussed this because the staff was requesting a 11 stub out, and the boazd approved the concept plan without the stub out. 12 13 Dan Jewel, the developer for Buckhorn Ridge, thanked the staff for their time and said that they 14 are in agreement with all of the recommendations in the resolution. He said that it was a low 15 density development and the smaller lots, that still exceed the minimum requirement for the 16 zoning district, aze placed where they are because that is the flat, open part of the property that 17 had been timbered several years ago. is 19 MOTION: Selkirk moved to accept the Preliminary Plan for Buckhorn Ridge 20 as recommended by the staff. Seconded by Gooding-Ray. 21 22 VOTE: Unanimous. - 23 2a (3) The Woodlands zs (Chapel Hill Township - 4I Lots) z6 27 Presentation by Tina Moon. Z8 ?9 PURPOSE: To consider an application for Preliminary Plat approval of The Woodlands 30 31 BACKGROUND: 32 Request Preliminary Plat approval for a conventional major subdivision 33 Applicant: Kim Henry, agent for Builders' Mazketing Group, Inc. 34 • Forty-one (41) single-family residential lots proposed on a 108+_ acre tract (TM 7.118..26) 35 • 94.8 acres<ia Orange County;.13.2 acres in Chatham County 36 • Average Lot Sine = 1.673 acres (Gross Average Lot Size) = 2.634 acres 37 Location 38 • Southwest Chapel.Hill Township 39 • South side of Jones Ferry Road approximately 900 feet east of Ferguson Road ao Majority of lots 11 and 12, and portions of lots l3, 21, 22, and 23 in northern Chatham 41 County a2 Existin Site Conditions a3 Zoaing as • Western two-thirds of site is in the Agricultural Residential (AR) zoning district and the Haw as River Protected Watershed d5 • 30 lots are proposed in the AR/Haw PW a~ Average Lot Size = 1.395 acres 3: i • Eastern third of the site is in the. Rural BufFer (RB) zoning district grid the University Lake 2 Protected Watershed 3 7 lots are proposed in the RB/CTruversity PW 4 • Average Lot Size w 2.135 acres 5 • 4 lots aze proposed in both the AR/Haw PW & RB/University PW 6 • Average Lot Size = 2.288 acre ~ • Impervious surface limits are listed for each lot based on the watershed regulations s Adjacent Land Uses are predominately vacant;. there is one single-family residence by the 9 northeastern comer of the site to Physical Description 11 Rolling land with twv lazge rock outcrops on the high points of the site 12 * 'Timbered in last few years but still significant hardwoods and evergreens 13 • A pond fed stream flows under proposed Nine Gates main raad entrance and drains to 14 Meadow Branch 15 Pritchazds Mill Creek stops just short of the north eastern site boundary line 16 • The beginning of intermittent stream that drains into Willcinson Creek is located at southern 17 portion of the tract 18 19 Proposed,Site Conditions 20 Roads: 21 • Access to subdivision from Jones Ferry Road (SR 1942) 22 • Four public roads to be constructed to NCDOT standazds 23 • Nine Gates. Road meets NCDOT collector raad standazds~as requested by stafF. 24 The proposed SO-foot right-of--way shown on Sheet 2 between lots 32 and 33 and noted as 25 "reserved for possible future dedication"must be formally dedicated to the County as part of 26 the Final Plat approval process. 27 Open Space: 2s 1 b.199 Acres; 1 S% of 108-acre tract 29 Water-Sewer: 30 All 41 lots will have individual wells and septic systems 31 • Orange Counry Environmental Health Department has located suitable septic sites for.all lots 32 33. Agency Comore 34 Requests for agency review were sent ta: Chatham County Planning Director, NCDOT, Erosion 35 Control, County Engineer, Recreation and Parks, Orange County Schaals, Soil and Water 36 Conservation, County Attorney, and the Fire Mazshall. 37 • Chatham County planning Director comments: Orange County approval sufficient for entire 3 s tract including Chatham County portions. A Mylar copy of the approved plat must be filed 39 with the Chatham County Register of Deeds and a paper copy submitted to Flanning ao Department for their records. 41 • NCDOT comments (attached) 42 • Emergency Management comments from concept plan resubmitted far preliminary plat 43 (attached) 44 45 Devela ment Process Schedule and Action: 46 + First Action: 1 The Planning Board approved the conventional concept plan for Nine Gates (now The 2 Woodlands) on January 5, 2000 with the following conditions: 3 1. All roads shall be public and proposed to be built to NCDOT standards with additional a five (5) fast utility easements on each side. Sight distance triangles (10' x 70') to be 5 shown for each street. The right-of--way at intersections shall be improved to NCDOT 6 standazds. ~ 2. The right-of-way of Nine Gates Road shall extend to the eastern, e.Yternal property line of s the subdivision in the proximity of lots 37 and 38. A conveyance of a 50-foot right of 9 way, with 20' construction easements on each side, from the proposed location of Nine 1o Gates Road to the eastern property line is acceptable in-lieu-of construction. A 30' Type 11 A buffer shall extend along all portions of Nine Gates Road and along the street extended t 2 to the eastern property line. 13 3. If a sign is anticipated, reserve a sign easement on lot number 1 at entrance to 1a subdivision. 15 4. Each lot shall contain an adequate area for septic disposal and a repair azea as approved 15 by the Orange County Division of Environmental Health. 1'~ 5. Indicate on preliminary plat areas for on-site infiltration of storm water that demonstrates t8 compliance with Article 6.23.3a of the Orange County Zoning Ordinance. t9 6. Driveway access points to be a minimum of 75 feet from the intersection of street right- 20 of-ways. 2 ~ 7. The Common Area tract to be held in homeowner's association in perpetuity and cannot 2z subdivided or recombined with adjacent lots. 33 8. Either dedicate all of the land adjacent to Nine G ores Road to the NCDOT or place the ?a Land in the Homeowner's Association as open space. 25 9. Submit verification that the requirements of NCGS Chapter 70 Article 3 Unmarked zG Human Burial and Human Skeletal Remains Protection Act have been met or will be met. z7 • Second Action: 28 Planning Board approval, approval with conditions, or denial of proposed subdivision z9 1. Action within two regulazly scheduled Planning Boazds meetings, or extension thereof; 30 2. If the Planning Boazd fails to act within the specified time period, the application is 31 forwarded to the Board of County Comnussioners with the Planning Boazd minutes and 3z the Planning Staff recommendations and conditions only. 33 34 FXNANCIAL-IMPACT: Fiscal Impact Analysis (attached) 35 -~- - - _- 36 RECONIIVIF.I~FDAT'ION: Planning Staff 3~ Approval in accordanee with the attached resolution 38 39 Moon noted that some of the neighbors of the property have called and expressed concern about ao increased traffic as a result of this subdivision. She made reference to the resolution and said a1 that NCDOT will not accept the roads until all of the lots have been built and occupied. The a2 staff is recommending a construction of a left-hand turn lane on Jones Ferry Road. The staff is a3 also recommending that the 50-foot right-of--way between lots 32 and 33 must be formally as dedicated to Orange County. Moon also noted that the existing private road, Nine Gates, will be as upgraded to sere as the subdivision entrance road and as such will be classified as a collector. a6 The standard landscape buffers and 70-foot right-of--way requirements will be waived, however, a~ due to the physical constraints of the site. a8 1 Kim Henry, agent for Builder's IVlazketing Group, Inc., made reference to the left-hand turn lane z condition. She said that the construction of this turn lane would be very significant. She agreed 3 that the tum lane would be safer, however, there would be quite a bit of impact to the area by the 4 construction ofthe turn lane to NCDOT standards for a state road with a posted 45-mph speed 5 limit. She said that it would require almost 1000 feet on both sides of the road. She Said that she 6 had no land to dedicate for this construction. She mentioned Mr. Delos O'Daniels, who would 7 be most impacted by the construction of the turn lane and is very much against it. She said that s the Planning Department did contact NCDOT District Engineer Mike Venable to inquire as to 9 whether the traffic taunt on Tones Ferry Road did necessitate a turn lane, and he said that it did to not. She said that all of the other conditions for this subdivision have been met and she just 11 wanted to call this particular one to the boazd's attention. 12 13 Chair Allison read a letter from Delos O'Daniels, stating the opposition to the construction of the 14 turn lane. This letter is stated below: 15 16 "When I was advised Tuesday night, May 2, ?000 of your total insensitive idea to 17 mutilate a stretch of Jones Ferry Road, I was shocked. Since I will be out of town and 1 s unable to attend your meeting Thursday, May 4~', I wish to enter this letter into the 19 ~ minutes of your meeting in apposition to your proposal. If you choose to go forwazd 20 with your proposed action of a 650-foot, left turn lane on our property, it will be settled in 21 court." 22 23 Barrows said that it was interesting that Mr. O'Daniels came at the concept stage and complained za about the traffic and was worried about the safety: zs 2fi Goodwin asked to hear a comment from the staff on the issue of the turn lane. 27' 28 Benedict said that the staff looks at the size of the project, what road it is on, and the volume of 29 traffic on the existing road. He said that there would be a reasonable amount of traffic from this 30 subdivision. There would be traffic even at night on Jones Ferry Road coming in from Chapel 31 HiIT. Based on the concerns of the Planning Boazd and the County Comrnissioners, the County 32 can be more restrictive than NCDOT standards. 33 34 Gooding-Rays-asked if the staff addressed Ms. Cox's concern about access to her land during the 3S construction. Henry said that Ms: Cox would always have access. 36 37 Benedict said that at last night's meeting, NCDOT was here discussing roads that were built in 3s the past, and how sorxre of the private roads were then requested to become public, and the width 39 of the roads have been deficient He said that the 50-foot azea would be used in this case. a.o Selkirk asked haw much the turn lane is really needed in this situation and if there would be al sufficient traffic in the evening to warrant the turn lane. ' a2 a3 Benedict said that Jones Ferry Road does have more traffic on it than Richmond Hill Road, and 44 the volume has been increasing over the last few yeazs. as 46 Stxayhorn asked what NCDOT's criteria was for a turn lane. Benedict said that it varies in a7 different circumstances. 48 3F 4 ivlark O'Neal, with Pickett Sprouse Real Estate, said that plus or minus 500 cars based on a x,000 traffic count per day would require a turn lane. Also, a subdivision with over ~0 lots would require a turn lane. NCDOT's traffic count in 1997 on Jones Ferry Road is 4,300 trips per day. 1~IOTION: McAdams moved to accept the Preliminary Plan for The Woodlands subdivision as recommended by the staff. Seconded by Barrows. 9 to 11 12 13 14 15 16 17 1$ 19 as 21 22 23 24 2s 26 27 2$ VOTE: Ayes, 4; Noes, 4 (Selkirk, Gooding-Ray, Strayhorn, Allison) Strayhom and Selkirk felt that a turn lane is not needed. Gooding-Ray also felt that a turn lane is not needed. She added that the number of lots does not warrant a turn lane, although it might become necessary in the future, as there is more development. Allison had a concern about this particular case. The preliminary plan for The Woodlands goes forwazd to the County Commissioners without a Planning Boazd recommendation. Gooding-Ray said that she was concerned about the last pazagraph in Ms. Cox's letter where she requested that the Planning staff send her updated information. _- Benedict said that if the staff gets a request, they fax it to the person who is requesting it. (4) New Hope Springs -Section 3 (Chapel Hill Township - 9 Lots) Eddie Kirk made the presentation. PURPOSE: Consideration of the Preliminary Plan for New Hope Springs Section Three Subdivision. BACKGROUND: Request - Preliminan+ Plan Applicant: B K & K Properties • Subdi~rsioafollows the conventional plan. • 9single-family lots on 24.12 acres (including rights-of way) Average lot size - 2.61 ac. • Minimum to Actual Lot Size Ratio (MTAR) is 1.31. Minimum lot size is 2.0 acres. 0% common open space is provided. Location The property is located off the south side of Davis Road at the end of Section Two of New Hope Spring; Chapel Hill Township. Existing and Fro osed Conditions Existing: • Current zoning is Rural Buffer (RB). • The property is not located in a designated protected watershed. Physical Features: • There aze no streams indicated on the property. • The site is entirely wooded with mixed hardwoods and pines. Adjacent Land Use: ;~i~:y-oa-oo O1 :07P F~rud~n~tiai Carol inasRlty To : ". _'`~ Pram: Cats: ~~v~_~ ci ~~a: ~ Phons: F'» !" ~r- 39 P.q: 'L~1il~ ~l'~ll~l7 ~VX ~~~~~I/~~~ ~~~~~as R~ 9~~-iS4'~ May-04-OQ 01:07p Pruc.'~ntial CarolinasRlty Lynn Irwin Cox 302 Nine Cates Rnaci C.hapcl Hill, NC ?7516 Chairperson and Members Orange County Planning Hoard 306 Revcrc Road ~~ Hillsborough, NC 27278 Dear Members, As the property owner that is the most impacted by the Nine Gates Subdivision (The Woods) off Jones Ferry developed by Kirn Henry, l have several coneerrts. Unfortunately, T will be uaabla.to attend the meeting this week so (would :tpprcciatc your entering lhis lcttcx into the record. 1 am very concerned about widening Nine Gates to a SU ft. stata maintained roars _ Right now there is a mature hedgerow which is the habitat for many species of wildlife. Also, I am attempting to reestablish a quail population and hedgerows pcovidc cover for these birds. With the widening of the road this habitat will be destroyed. fn addition, I am very conccmcd about thn lraft3c this subdivision will generate and ability for vehicles to safely access Nine Gates Cram 1on~-s Ferry and visa versa A Iso, i am extremely concerned about the future wnstruciiun of Ninc Gates as a connector road_ Tf this should occur, what is now a quiet and beautiful, pastoral gavel road wil l become a major cut through Cor tralTic wishing to get to Highway S4 or the northern part of the county from 15-501. It is my uaderstaadiag ttrat the Irvin property will be donated to the Nature Conservancy which would not be compatible with a high traffic artery cutting through it< Finally, I am concerned about my ability to access my home whip the road is being constructed and emergency vehicle' ability to access ray property at any time. 1 do rt~otwivotic' regular nine to Gve hours so it is important to have this road open at all times to accommodate my work schedule and Cor safely. Two welts ago, Y requested that the Planning staff send me the updated pertinent information about this subdivision;.hawcvcr. lhave not received it. 'Thanks you L`or your attention. Sincerely yours, ~~~`~1~~ti~jrL LYrin~rin Cox p.C~ May 4, 2(10p 4 • iAY-04-00 TNU 10;20 AM WTVD SALES' FAX N0. 91968274'0 P, O1 • r • / i~ • ~, •• ~f • Sales Department ~ . • 411 LIBERTY STREET • • DURHAM, ND 27701 • i~acsi~-ni~e Cover Sheep • To: ~~N~~ ~ v d ~ P~~~~v~ ~~~ • Company: Phone; - Fax: ~ - • Frain; Chris 111es~i#~ • Ge~aeral Sales !'~ana~err ~ . :. company: 'V~1~1/1~,1~Ie~vsCha~nel 7.'I, AE3G . ~ . Phone: 919-683-1119 • Fax: 99 9-682-7476 • Pages including this . • eoverpa~~:- • "PY-C4-00 Ti~U 10 ~ 21 Aii WTVD SALES FAX N0. 919E827476 P. 02 ~~~ ~~ ~~ ~~ 5/3,~~ ~rn~.a, -lam ate. ~ ~6! ~, o,~,i o~s.-h~ ~c ~his~zo~ooa-~, ?he add.fi~, d~ ~ 95o f~ ~o Y~ie /eo~Pu v~~~lC dza~n~ Theo Ae~.fisn ~/~o ea c ~ o ~. ~`~-- ~e. ~~9 ~ 9~ 9. 99~ ~ May 4 'CO 17:~~1 P. O1 4' Lucy Harbor 352fl Moonlight Drive Chapel Hill, NC 27516 919-929-852Q May 4, 2DiDQ Tura Maon Oranga Caunry Department of Planning Fax e644-30Q2 Ms. Moon: Thank you for speaking with me this afternoon regarding the proposed Nine Gates Subdivision. I mast likely will not be able to attend the meeting tonigrht sa I thought I'd use this latter to convey soma of my cancents. My overwhelming concern is that the proposed development sets a precedent that will permanently alter the character of the neighborhood in which we live. My busbaad and I Nava beta living in the Turkey Run subdivision for over 13 years and have grown to appreciate thQ , rural and woodsy character of atu surroundings. Excluding the Mel Qaks subdivision (which is art atramaly), mast of the homes, those along Jones Ferry Road and adjoining naighborhoeds, are ore large wooded lots. I had presumed that ]coal ordinanceseasuradlprvtected this way of life. Every day I look forward to kaviag tlm bypass, crossing the lake and cbcckiag out the horses in the pasture on my trek horrre. Although the proposed development is set hack from the mad, I'm concerned that future development of adjoining property will assume the oharacurYStics of the new development From the developer's description, I envision tinge "Cary-essue" herpes on relatively small lots, cleared of trees tv molar way for the septic systems necessary to accommodate five bedroom, four bath hause3 with paved drives. My other concern is that of the proposed changes W the road. The proposed left•-trtrn lane sounds as though it might be a hit eticcssiva. I can appreciate the baar+d's interest is ensuring the safety of rrsideats and passers-by halt I fear that the proposed renovation may be a little ove~xbnilt (along the scare-ofwiyatoccurted at the Calavaader iriterscctian). There are tttorc dangerous intersectiaaa along Jones Ferry Road (i.c., tie Damascus Church) that could use the efforts of the DD'f. I suppaae it all tioils dowq ro the carrying capacity of the road ~Vlrrn is thin capacity exceeded? And what ate the long-raAge plans for moving cars, trucks and bikes safely? Perhaps it's time oo look at whcthex the ordinasrces arc ample m protect rho way of life that attracted my neighbors and I to this part of the county in the first place. I ctirr appreciate that change is necessary but I think that we should work together to ensure thaz C+range County remains a desirable place to be. Respectfully, Lucy Harter B'CIII.,DERS' MA.RK~TII~TG GRGUP, INC. LAND DEVELOPMENT dr NEW HOME SALES S12 Ironwoods Drive, ChapelHiU, NC 27S1d (919) 968-4588 (fax) 932-9012 May 9, 2000 Orange County Planning Department Craig Benedict, Director 306 F Revere Road Hillsborough, NC 27278 Dear, Craig, I received this e-mail today and am sending this copy Lo be included in the package that goes to the Commissioners. "Phis does confirm that the Irvin property will, indeed, go to the 'Triangle Land Conservancy and never be developed. This elinunates the need for the future connector to that property through_The Woodlands. This will also calm the fears that adjoining praperry owners have that traffic other than that generated in The Wood]ands would be using Nine Gates Road as a short-cut to Jones Ferry Road I would lie to formally request that the stub~ut requirement be dropped from the Preliminary Approval conditions. Jn regard to the Left Turn Lane, I truly am dividedmyself - as I stated to the Planning Board, I would like to have that margin of safety for the future Woodlands homeowners but, at the same time, I do not want to be caught between the County saying, "build it", and adjoining property owners telling me I am facing a court battle to obtain needed construction easements. I have talked with Mike Venable, NCDOT, about the possibility of less invasive road shoulder and ditchline widths that DOT would find acceptable and intend to meet with Mr. O'Daniel next week to see if he would be willing to compromise if I also offer to build a new driveway for him to access Nine Gates. With regards, Kim Henry, presi~t. Builders' Ma>rlceting Group, Inc, cc; Robert Davis, Tina Moon Subj: FYU: ©ino~ M. Irvin Date: 5/9/00 5:57:17 AM pacific Daylight-Time rrcm: dfrankstone@hfgmlaw.com (David Frankstone) To: khenryde~,@aol.cam ('khenrydev@aal.cam') FYI -This is the email that I sent yesterday to the head of OC Planning Cepartment David R Frankstone, Attorney-at-Law 870 Airport Road Chape! Hill, NC 27514 (919) 968~717'~ Fax (919) 929-1415 dfiankstone@hfgmlaw. corn --0riginal Message From: David Frankstone Sent: Monday, May 08, 2000 5:50 PM To: 'cbenedict@co.orange.nc.us' Subject: Elinor M. Irvin Cear Mr. Benedict; I represent Elinor Irvin, on older woman who owns a large farm on Jones Ferry Road in Orange County. Her land abuts the Indy Cannon property that Kim Henry and her husband propose to subdivide. I believe that a suggestion has been made by the county planning staff that it would be prudent to stub out a road to Mrs. Itvin's boundary. k is that issue that I am writing about. I have been Mrs. Irvin's lawyer for at least the last 10 years. During that time it has always been her intention tv dispose of her property at her death by giving the farm to the Triangle Land Conservancy. Subdivision of her property would not be permitted, farming and forestry uses could and would be continued as to part of the land and the n~mainder would be conserved as undeveloped=wdod~and This is still her intention and I believe that it will continue to be sa So, a road would newer mass her property unless the right of way was taken by eminent domain. _:_ Thank you. David R Frankstone, Attorney-at-Law 870 Airport Road Chapel Hill, NC 27514 (919) 968717 Fax (919) 929-1415 dfiankstone@hfgmlaw.com FAX COVER To: Orange County Planning Dept. Company ; Fax Number :644 3002 4E From :Janice S. Cenci Company :Janice S. Cenci, CPA Fax Number :91 9 942-391 1 Subject :Proposed Woodlands Subdivision Pages including cover page: 3 Date :6/14/00 Time :3:30:54 PM WinFax PRO Cover Page ..--- 47 June 13, 2000 Orange County Board of Cornniissioners Orange County Planning Board Subject: Proposed Woodlands Subdivision Last Saturday there was a fatal accident on Janes Ferry Road near University Lake. A car crosszd the center line and hit one of my neighbors and her two young children head on. They were subsequently rear-ended. Ttivo people evcrc thrown from tho other car and ' died. I/~Iy neighbor and her children were not seriously injured. Several months ago another neighbor was not as forninate. His truck was involved in a collision on tones Ferry Road at Damascus Church Rbad. As a result of that accident, he suffered spinal chord injuries and may not walk again. Both accidents occurred during the day. :~s I mentioned at the Commissionary meeting June 6, 2000, I have lived in Turkey Run Subdivision since 1988. The increase in traffic an Jones Ferry Road has became very noticeable in the last few years. The traffic flow throughout the day is constant now,= unlike a few years ago. Jones Ferry is a lovely, winding country road, now heavily traveled by speeding cars and dump trucks that frequently cross the center line while negotiating the cunas. The road has become, in my opinion, unsafe for recreational use. although many people soil ride bicycles on it. Of the 15 houses on our street, the occupants of 3 of those homes have bean involved in collisions on Jones Ferry Road within the last year or so - an astonishing 20°~0! That figure dogs not include the man who was so seriously injured in the accident at Damascus Church Road because he liver a few strezts over. It dons include a neighbor who, altar living bare for longer than I, raovad to Bowden Road just prior to his accident. I understand that the current regulations require that a traffic impact study be perfonned for proposed subdivisions with as many as 35 homes. I understand further, that this regul~tjon-wrap enacted after the application for the proposed Woodlands Subdivision was filed. The 41 homes proposed Far the Woodlands would add an additional 80 or so personal vehicles, plus delivery vohiclos, construction traffic and maintenance vehiclos to an already heavily traveled country road. If, as it appears, there is a problem with the current level of traffic on Jonas Ferry Road, must we e~caeerbate the problem by allowing even more development? Is rampant growth inevitable? I havz contacted the State Highway Patrol office in Graham to obtain statistics about the number and pattern of accidents they have investigated on Joney Ferry Road. I am not ~S certain tha information will be complzte, but I rzcommznd data like that bz shidied prior to approving fi-rthar d~vclopn~ent. Janice Cenci 3608 A-Iopnlight Drive Chapel Hill, ?~C 2716 (919)969-7552 08iiSi00 T'C'E 15:55 F.4S 9199291841 Prudential Carolinas 49 par.:-`~ -©~ of P+r~s= 3 ~~~ ~~~~ ~~ ~a ~~ L n lrwain Cox -Pruden~al Carolinas Reap -t~T ~ Franlclln S -Chapel Hrll, NC ~Z"/91~ -Phone: (979) 924-2988 -pax: (919) 929.181 08/15/00 TC'E 13:55 F.4X 91992918~ti Prudential Carolinas 5L To: Chairman Mmes Cares' sad ~e Cow' Commission Members Frnm: Lynn Irwin Cax Re: The Woadland:+ gubdivision babe: Auk 15.2000 Mr. Chairman and Commission Members, i still have several serious concerns about The Woodlands you that you are considering thds , ~,~~ bpwevmr, unforttmately„ due to a previoas camnmitment I will be unable to ~tterrd As you know mY home and property will be impacted tha most by this subdivision as I am the netre~t property owner. 1, The Resolution W approve the Woodlands ~Stwo lots~mWarrea Faircloth "pots created by runoff tom tb~e Woodlands ono my impact to the Cox property is dii~ult to dc~etmine wirtt aacm~ac~'. The ctarrnt situ js not goad enough with tiza po~~ run off with the wddirioaal massive arses of ibnpavious stnfac~ g onDo ground dawnfill that does nat pert as ~ is. Thew is a~endy only one ditch is front of my bars aud. home (see atmched p~t~ '~ ditch ahrady TILs and ave[~lows it-to the ficid after a luavy rain and waeec may remain is the ENeld for weeks. Is the Seld going to baaame a useless swarnQ? Is the ttppcr p,asdne above the ditch also going bo becattto a swamp? This ista~c tecds a pme-approval resoluaiarl Z. Them is nothing in the R~esohttion regd~6 ~ d~~p~ to ~ Nine C>9tes open sad !~k during the ooustsuction ~ wo have a lot of rain, waald a 19re ~ ox atnhnlance be able to get in sad will I be able bo get m and out. I do ~ V~41xi1 rt be grtvelod so fhat I wanIt ~in red to net lose power or water dmw~g this t~OOe~- c3ay7 A Icw tt~ea can malae a ~ ~~ ~ `'3'i 3, When they tlesr~.vt the 60' wide swath o£tt~ along Nine ~ ~Vho t+rmave's tluem replaces tzces on mY Rnp~y ttmt have_their rants cnt and ~Y This is rtot addt~d them? 'Thus will ftutl~r the haffer• How ate Iv1Y trees bD be prWecovd7 in thcR- Also. ~ ~ wdh ~ ~-~' is the denser portions of the huger. 'f his is not ffie way it is near my iavrcr err upper g,~tes. This ~ na adch~sed is the Resohuioa eaher. a, y~~, I was dismayed ~ tenon luonmc and i'n-d that trees had already bean coq. along Nitue Gates Road sod. the debris was not teatwcd sad shaxp 2' stubs wart sticimag ug firom the !~'~ i woald Beatty approaiase Yom' cansidprarion a~ these iss+us as yon consider this std>aivisioa toaaaght: RuY Y~+ 08/15/00 TUE 13:56 FAS 919929181 Prudential Carolinas 5 ~•, ' `'•. 'I a ~rr~ ~~{ x„ u/~' ~ .xrl ~ ~ ~~ ~~.~p y.c 1 1 ~ ~ 1 • Apy~' . 1 1 '• ~MU ~ •>ti / 7 i6 s.+ KC~.M^f ~ 1 ~ !2 ypt !3{AC • ` A^C 1~ 7^C ~~(yt~ .r 1 1 Id2 AG ~ O ~ O 1 i1{!1 r , ~1 100{ 1G Ipq AI f {,q^^C. A `] it t~ 11 ~ S x !wf ~ ~ S• X• I ~ + ~. EIY±~/ it {1^C v ~ i65[ AG S.7J AC, ~ % q3 O 1 u q w ~• ~ 1 N- ~. N ~ rAe {{{0 1 1,, A O •^a r .;~r 'may IQ ph O10ip ~ Y 1 ~j ~ K N {~ x9 AL ` ~~ L ref ~ ~~-..-+.. ~` © •AQ, M / p • II ~ 4AG M •~ ~~ r ~ ~J I ~ '/ + '• ~~~ -` \ ~ 1. ~ ~~~r-J Ix2,{IAG . ~~j r . r i 1 1 ~/ 1~~ 1 ~ o , ~ .,.•~- - r . ~ ~ .- t _ 1 ~; 1; ~~ 11 ~ ~ I11 i AG 1 ~ ', ~ ~ :. ;, ~~ ,y r .1 CgApG[[ I~ISN1'y- 4Mel HILL (y~ ~ ~~ , n{M '" ~~ ~ x{`ride ~. 1. ~a~~ • { _ CI Y~ 6lCM 1S[ 'a.l Ivaco 1+uN. . y^..=p ~' CCLL y~ 1p~~ ^MMI[ C0.E.rv.50N. !G•la pL1. GQL[M AM 51-1A - 6M1117 J S iAIIL[EM• 7ApNIX; SA•i. ECb l ~ h Gam. 0{•9p rp11At>fT7 r41A~M14 pwS r I{p g'1~. {.W NI? ^ .{ L~6E~'1~ -;,~:._ WILSW ~ L9.rLhTr PLAIT REFERENCES -w~ o~ a.r{ ONLY ~~ ~ 1{w rylr ~ ~ a1 7} ~ w ~~ ww w ...... ... _..- ._. - ... w ..... .. •An0.1wA KOIIE>,t,ir1 t!y IIfJCmYipDL„ ".~0'~~ II•a~N .w ~----'-~• ra•. 1 r ..r.......rrw.~r- s~ Rr.. ~ ~~ N^„ a Y .+` Tom- GYLIL{FYV... ~ - MIYI ... .,.~----~ ~e•.^• •.[wr ~ n.t• I^~ w' ~ J wa - t ~ ~ ?I; ~ w{~en ~,iooe~,~.»~--- ~s..ar .u. -r.r.. l ~ I wC~WA6! •--~Z~»IY{ •Irvlg7p a,A[i>,t ~•bq .. ... 5; ORANGE COUNTY PLANNING ~ INSPECTIONS DEPARTMENT Craig N. Benedict, AICP, Director onnt! o/ ~ Current Planning ~~` e, _ ''- 306E Revere Road (919) 245-2575 .7 ~ P O Box 8181 (919) 644-3002 IFAx) ~ Hillsborough, www.co.orange.nc.us ~'°~~~ ~.<°<~°' North Carolina, 27278 MEMORANDUM TO: Orange County Planning Board FROM: Tina Moon, Planner II DATE: June 14, 2000 SUBJECT: The Woodlands Subdivision The Planning Board reviewed the preliminary plat for The Woodlands, a proposed major subdivision in Chapel Hill Township on its May 4, 2000 regular meeting. The Board's discussion after the presentations focused on the Planning Department's recommendation for a left tum lane on Jones Ferry Road, and resulted in a tie (4-4) vote. In the case of a tie vote, the application is forwarded to the Board of County Commissioners with the Planning Board minutes and the Planning Staff recommendations and resolution for approval. The Board of County Commissioners reviewed the application on June 13, 2000, and deferred their decision until June 29~', requesting additional information in several areas. One area of discussion revolved around the meaning of the Planning Board's tie vote. The applicant has requested that the Board clarify the intent of their tie vote-if the vote represented their approval of the subdivision in genera! but concern over the turn lane, or if the vote portrayed their denial of the proposed subdivision altogether. The applicant has agreed to construct a left turn lane off of Jones Ferry Road to provide safe access into Nine Gates Road; the entrance road for The Woodlands. Please review the Planning Board's minutes regarding this item. A copy of the Planning Board's agenda abstract for The Woodlands is also attached far information. The applicant has requested that the Planning Board reconsider this proposal and vote on the Preliminary Plat for the Woodlands, 41-lot conventional subdivision with a left turn lane off of Jones Feny Road. ~/~~1~~~ 1 there will be questions and comments by the Planning Boazd. He limited the public input to a 2 total of five minutes for those in favor and another five minutes for those in opposition. 3 4 AGENDA ITEM #"1': COMMITTEE/ADVISORY BOARD REPORTS d a. Board of Adjustment 7 Barrows reported that there was election of officers and a request $ for a telecommunications tower that was approved. Howard 9 McAdams is the new Chair. to b. Agricultural Districts Advisory Board - no meeting 11 c. Historic Preservation Commission - no meeting 12 d. Ordinance Review Committee - no meeting 13 e. Shaping Orange County's Future. 14 Benedict reported that there would be a public hearing on August 15 28, 2000 and the Shaping Orange County's Future report will be 16 heard. 17 ~ S AGENDA #S: SUBDIVISIONS 19. a. Preliminary Plans 20 (1) The Woodlands 21 (Chapel Hill Township - 41 Lots) - 22 23 Chair Allison said that the board agreed oa everything but the turn lane on Jones Ferry Road. 24 25 Benedict gave an overview of this plan. It was taken tv the County Commissioners a couple of 26 weeks ago; and the Board, even after an explanation, did not understand that the subdivision was 27 adequate, but that the vote was split on the turn lane issue. The applicant agreed to put in the left 28 turn lane after the Planning Board meeting and before the Board of County Commissioners' 29 meeting. He asked if the Planning Board would approve this plan since the applicant was willing 3o to include the turn lane. He said that the Planning Boazd could have one vote concerning the 31 subdivision and one vote concerning the turn lane. 32 33 PURPOSE:. To consider as application for Preliminary Plat approval of The Woodlands 34 35 BACKGRO~ND:~ 36 R• equest Preliminary plat approval for a conventional major subdivision 37 Applicant: Kira Henry, agent far Builders' Mazketing Group, Inc. 3s Forty-one (41)single-family residential lots proposed on a 108± acre tract (TM 7.118..26) 39 • .94.8 acres in Orange County; 13.2 acres in Chatham County 40 • Average Lot Size = 1.673 acres (Cross Average Lot Size) = 2.634 acres 41 Location 42 • Southwest Chapel Hill Township 43 • South side of Jones Ferry Road approximately 900 feet east of Ferguson Road 44 • Majority of lots 11 and 12,, and portions of lots 13, 21, 22, and 23 in northern Chatham 4S County i Eacistin Site Conditions 2 Zoning 3 • Western two-thirds of site is in the Agricultural Residential (AR) zoning district and the Haw 4 River Protected Watershed 5 • 301ots aze proposed in the AR~Haw PW 6 • Average Lot Size = 1.395 acres 7 • Eastern third of the site is in the Rural Buffer (RB) zoninng district and the University Lake 8 Protected Watershed 9 • 71ots are proposed in the RB/University PW l0 • Average Lot Size = 2.135 acres 11 • 41ots aze proposed in both the ARJHaw PW & RBlUniversity PW t2 • Average Lot Size = 2.28$ acre 13 • Impervious surface limits are listed for each lot based on the watershed regulations 14 • Adjacent Land Uses aze predominately vacant; there is one single-family residence by the is northeastern comer of the site 16 Physical Description 17 • Rolling land with two lazge rock outcrops on the high points of the site ~ 8 • Timbered in last few years but still significant hazdwoods and evergreens 19 • A pond fed stream flows under proposed Nine Gates main road entrance and drains to zo Meadow Branch 21 • Pritchazds Mill Creek stops just short of the north eastern site boundary line 22 • The beginning of intermittent stream that drains into Wilkinson Creek is located at southern 23 portion of the tract 24 . 2s ProDOSed Site,Condition~ 26 Roads: . 27 • Access to subdivision from Jones Ferry Road (SR 1942) z8 Four public roads to be constructed to NCDOT standards 29 • Nine Gates Road meets NCDOT collector road standazds~as requested by staff. 3D • The proposed 50-foot right-of-way shown on Sheet 2 between lots 32 and 33 and noted as 31 "reserved for possible future dedication" must be formally dedicated to the County as part of ~2 the Final Plat approval process. 33 • If the_larg<e tract of property currently owned by Elinor Irvin (TM7.118..25), and located 34 east of'Thh Woodlands subdivision is conveyed to a land conservancy organization, the 3S County will not require the area in the reserved 50-foot right-of-way to be used for firture 36 Connectivity. 37 Upen Spaces _ . 38 • 16.199 Acres; l5% of 108-acre tract 39 Water ewer: 40 • All 41 lots will have individual wells and septic systems 41 • Orange County Environmental Health Department has located suitable septic sites for all lots 42 43 A en Comments 44 Requests for agency review were sent to: Chatham County Planning Director, NCDOT, Erosion 4s Control, County Engineer, Recreation and Parks, Orange County Schools, Soil and Water 46 Conservation, County Attorney, and the Fixe Marshall. 5`. ~ • Chatham County Planning Director comments: Orange County approval sufficient for entire 2 tract including Chatham County portions. A Mylar copy of the approved plat must be filed 3 ,with the Chatham County Register of Deeds and a paper copy submitted to Planning 4 Department for theix records. 5 NCDOT comments (attached) 6 • Emergency Management comments from concept plan resubmitted for preliminary plat ~ (attached) 8 9 Devela went Process Schedule and Action: 10 First Action: 11 The Planning Board approved the conventional concept plan for Nice Gates (now The 12 Woodlands) on January S, 2000 with the following conditions: 13 1. All roads shall be public and proposed to be built to NCDOT standazds with additional 14 five (S) foot utility easements on each side. Sight distance triangles (10' x 70') to be 15 shown for each street. The right-of--way at intersections shall be improved to NCDOT 16 standards. 17 2. The right-of--way of Nine Gates Road shall extend to the eastern, external property line of 18 the subdivision in the proximity of lots 37 and 38. A conveyance of a SO-foot right of 19 _ way, with 20' construction easements on each side, from the proposed location of Nine 20 Gates Road to the eastern property line is acceptable in-lieu-af construction. A 30' Type 21 A buffer shall extend along all portions of Nine Gates Road and along the street extended 22 to the eastern property line. 23 3. Tf a sign is anticipated, reserve a sign, easement on lot number 1 at entrance to 24 subdivision. 2S 4. Each lot shall contain an adequate area for septic disposal and a repair area as approved 26 by the Orange County Division of Environmental Health 2'7 S. Indicate on preliminary plat areas for on site infiltration of storm water that demonstrates 2s compliance with Article 6.23.3a of the Orange County Zoning Ordinance. 29 6. Driveway access points to be a minimum of 7S feet from the intersection of street right- 30 of--ways. 3I 7. The Common Area tract to be held in homeowner's association in perpetuity and cannot 32 be subdivided or recombined, with adjacent lots. 33 8. Either dedicate all of the land adjacent to Nine Gates Road to the NCDOT or place the 34 Land in the Homeowner's Association as open space. 35 9. Submit verification that the requirements of NCGS Chapter 70 Article 3 Unmarked 36 HumartBurlal and FFuman Skeletal Remains Protection Act have been met or will be met. 37 • Second Action: 38 • Planning Board_.c_ onsideratiun of the Preliminary Plat, on May 4, 2000, resulted in a 39 He vote (4.4~ 40 • Planning Board discussion focused on the requirements for, and impact of, a Jones 41 Ferry Road turning lane. Planning Staff has recommended the need far a left turn 42 lane. 43 • The Application is forwarded to the Board of County Commissioners with the 44 Planning Board minutes, and the Planning Staff recommendations and resolution 4S ~ for approval 46 • Third Action: 47 Board of County Commissioners consideration of Preliminary Plat 48 1.The Boazd shall consider the application within a reasonable amount of time. 5E 1 2.During deliberations and consideration of the application the Boazd may defer 2 consideration at any point to pursue additional analysis and review. 3 3.1f the Preliminary plat is approved by the County Commissioners the applicant shall have 4 one (1) year to prepaze and file a Final Plat or to request cone-year extension from the 5 Planning Director. 6 7 FINANCIAL Il1~ACT: Fiscal Impact Analysis (attached) s 9 RECOMI~LENDATION: Planning Staff 1o Plannin Staff 11 Approval in accordance with the attached resolution. 12 Plaanin Board 13 Tie vote; application forwarded to County Commissioners with Planning Board 14 minutes, only. 1S Administration 15 Approval in accordance with the attached resolution. 17 (includes Reoslution B.6. Requirement far a left turn lane on Jones Ferry Road.) is 19 Preston asked how the neighbors became satisfied with the construction of the turn lane, because 20 some of them were upset before. 21 22 Kim Henry, the developer for The Woodlands, said that the primary resident that was affected by 23 the turn lane was Mr. Delos O'Daniel. His pasture would have been encroached upon by z4 NCDOTs original specifications. Ms. Henry met with Mike Venable, who was District 25 Engineer of NCDOT at the time, and he agreed to a narrower shoulder and ditch width. Mr. 26 O'Daniel was satisfied with the adjustment. All of the other neighbors are also satisfied with 27 this. 28 29 MOTION: Katz moved to accept the staffs recommendation for the 3o Preliminary plan of The Woodlands including the left turn lane on 31 ,Tones Ferry Road because both parties have agreed to its 32 construction. Seconded by Gooding-Ray. 33 34 Strayhorn verified that Mr. O'Daniels came to the Board of County Com~+leQioners' meeting and 35 that there was~agmement to the left turn lane. 36 37 VOTE: Unanimous 38 39 -. (2) Sunrise Springs 40 (Chapel Hill Township - 8 Lots) 41 ' 42 Eddie Kirk made the presentation. 43 44 PURPOSE: Consideration of the Preliminary Plan for Sunrise Springs Subdivision. 45 46 BACKGROUND: 47 Re nest - Prelimina Plan 48 Applicant: Dr. Wally Diehl 5 ORANGE CQUNTY PLANNING & Il'~TSPECTIQNS DEPARTI4IENT POST OFFICE BOX Sl$l. 306-F REVERE ROAD HQ+L$BOROi7GH, NORTH CAROLINA 2727$ `~~~V y O Y ~ v n EROSION CONTROL DIVISION Carrbom/Chapel Hill 968501 Durham 6$8-7331 HiIlsbomugh 732-8181 Mebane 227-2031 Telephone 1"sxonsion 2586 FAX 919-644-3002 Memorandum T0: Craig Benedict, Planning Director FROM: Warren Faircloth, Erosion Control Supervisor SII8JECT: Woodlands Subdivision DATL: June 14, 2000 ' On Tuesday afternoon, June 13, 2000, Tina Moon and I met with Lynn Cox to discuss her concerns about the impact of construction and runoff on her property. The main concern is runoff through her two lots. The site plan proposes to discharge runoff from part of the roads and lots into an existing drainageway through Ms. Cox's woods and pasture. The concern is flooding the pasture and causing wet ground. Based on the information in the site plan and our inspection this is an appropriate location to discharge the runoff since it is the natural path for runoff from the existing topography. The plan incorporates measures to limit, the increase in .runoff (large lots, impervious surface limits, and grass channels); however, development will still increase the rate and volume of runoff. It appears that care- and supervision will be necessary during construction to ensure that runoff does follow this natural path due to irregularities in the ground below the point of discharge. Another concesza. is the effect of runoff on the undeveloped lot of Ms. Cox, particularly the septic field. The site and road plans indicates that runoff will be diverted around this lot using the road ditches. Again, care will be required during construction. There are other issues related to construction that are beyond the Department's jurisdiction; such as maintaining access to Ms. Cox's property during construction, ensuring electricity and telephone services are not interrupted by construction, and providing a driveway pipe at the pasture gate. It would be advisable for the developer to initiate contact with Ms. Cox to discuss these issues, particularly the ones that the Department has no jurisdiction over. ~ ~ .(~U ~ ,y57 6-14.00 ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT POST OFFICE BOX 81$1 306-F REVERE ROAD HILLSBOROUGH, NORTH CAROLINA 2727$ ~,,.~. „ e c` *, u ~, ,. •~ ~.~•~~ EROSION CONTROL DMSION Carrboro/Chapel Hill %8501 Durham b88-7331 Hillsborough 732-8181 Mebane 227-2031 Telephone Exunsion 2586 FAX 919fi44-3002 Memorandum TO: Craig Benedict, Planning Director FROM: Warren Faircloth, Erosion Control Supervisor SIISJECT: Woodlands Subdivision Hydrologic & Hydraulic Engineering Report DATE: August 1, 2000 The report answers questions about the culvert under: Nine Gates Road but does not address other questions about increased flow through the Cox property. The illustration in the report demonstrates the benefits of using a 54" culvert instead of the 24" pipe to handle the existing flow without overtopping the road. This is a NC DOT requirement. The report just states the increase in the rate of runoff from the S lots through the Cox property. It does not address the effects, if any, this increase will have on the existing wet soil or on the diversion that conveys runoff in a path different than that shown on the topographic map. (The engineer would not have been aware of this man made diversion unless he went onto the Cox property.) It appears that the increased runoff through the Cox woods and pasture will not will not have significant impact since the flow follows the existing, natural flow path. The path is not developable because of the poor soil and any structures would have to be built outside of, the.drainageway. The suggestion has been made to retain the temporary sediment basin as a permanent stormwater detention basin above the Cox property. A basin would have to be properly sized, particularly the outlet, to provide an~r--benefits. Given the large lots, retention of vegetation, limits on impervious surface, and use of grass swales the need for a basin is questionable. If provided, the homeowners association should maintain the basin. X57 6.14-00