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21 <br /> DRAFT 7/30/97 PLANNING BOARD MINUTES <br /> (2) Glynmorgan <br /> (Chapel Hill Township-21 Lots) <br /> Presentation by Eddie Kirk. <br /> The property is located in Chapel Hill Township on the south side of Albert <br /> Road(SR 1179),the west side of Union Grove Church Road(SR 1111), <br /> east of Dairyland Road(SR 1112)and Morgan Creek in the University <br /> Lake Protected Watershed portion of the Rural Buffer(Flexible <br /> Development does not apply in the Rural Buffer.) <br /> The size of the tract is 81.9 acres. Current zoning is Rural Buffer and <br /> University Lake Protected Watershed. Surrounding land uses are <br /> residential and agricultural. <br /> A cluster subdivision is proposed featuring 21 new lots and 29.60 acres <br /> (36.4%)open space. The tract was formed from three lots of record,one of <br /> which was a two-acre lot;therefore,the maximum density is 22 lots(11 lots <br /> @ 2 acres each and 11 @ 5 acres). The minimum required open space in a <br /> cluster subdivision in the Rural Buffer is twenty percent(1638 acres)or the <br /> sum of all reductions in lot sizes(23.72 acres or 29 0/6),whichever is greater. <br /> The Concept Plan proposed exceeds the minimum open space by 5.88 <br /> acres. <br /> The proposed lots will be served by new private roads and individual wells <br /> and septic systems. Lots E and 20 will have direct access to Albert Road <br /> which is state maintained. The main entrance will be Glynmorgan Way,a <br /> Class A private road,which intersects Union Grove Church Road one-third <br /> mile south of Albert Road. Still Crossing South and Still Crossing North <br /> are proposed as Class B private roads forming a"T"at the western end of <br /> Glynmorgan Way. <br /> The applicant's private road justification is an attachment to these minutes <br /> on pages . The private roads are justified through the subdivision's <br /> location in a protected watershed,clustering of lots to protect natural and <br /> visual resources,and permanent open space that exceeds ordinance <br /> requirements. The Planning Staff recommends that the three proposed <br /> private roads meet Class A and B standards as described. <br /> The open space will be owned and maintained by a homeowners <br /> association. It includes wooded habitat,streams,and stream buffers,as <br /> well as a 40-foot gas line right-of-way and a 100-foot power transmission <br /> line right-of-way. Two tributaries of Morgan Creek flow southwest <br /> through the center of the site and along the northwest boundary. Moderate <br /> to steep slopes(7.5-15%)are found along the streams and the central part of <br /> the site. A portion of the Morgan Creek wildlife corridor designated in the <br /> Inventory of the Natural Areas and Wildlife Habitats of Orange County, <br /> NC,extends onto lots 3,9 and 10. <br /> Lots 3 and 5 are proposed as flag lots,which the applicant has indicated are <br /> necessary due to the location of soils suitable for septic systems on lots 2,4, <br /> and 6. In addition,the access for lot 3 follows an existing old road bed. <br /> According to Section IV-B-5-d of the Subdivision Regulations,flag lots are <br /> permitted under these circumstances. The ordinance also allows this type <br /> of design when a private road created in lieu of a flag lot would not likely <br />