Agenda - 10-01-1996 - 9b - Laserfiche WebLink

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24 and south. The tract is 30.64 acres in size with seven(7)new residential lots proposed that average 4.38 in size. Each lot will have an individual well and septic system.The new lots will have access to Pleasant Green Road via Sibling Pine Drive,a proposed new private road. The applicant's private road justification and the Planning Staff s analysis are attachments to these minutes on pages The private road is justified through the subdivision's location in a protected watershed,the large lots and larger than required setbacks.Also,the subdivision will not be visible from Pleasant Green Road.The Planning Staff recommends that the proposed private road meet Class B standards. The area suitable for septic disposal is limited to the north side of the proposed private road. The septic disposal area for lot 7 is connected to the remainder of the lot by a 30'strip approximately 1150 feet in length. The septic disposal area for lot 6 is similarly connected by a strip approximately 800 feet in length. The property is located in the Lower Eno Protected Watershed Overlay District. Watershed protection requirements in Article 6.23 of the Zoning Ordinance prohibit the use of easements for off-site septic systems except as needed for repair area. The remote areas for septic disposal are connected to lots 6 and 7 in a manner which serves the same purpose as a septic easement. Section N-B-5a(Lot Layout)of the Subdivision Regulations state: The shape and orientation of lots shall be appropriate to the location of the subdivision and the development intended Interior lot lines extendingfrom a street should be approximately perpendicular or radial to the street right-of-way line.Lot lines shall be located.....to maximize buildable area an4 where applicable, to provide a suitable area for septic systems...... While the proposed design does provide an area suitable for a septic system and repair area on each lot,including lots 6 and 7,the proposed design does not maximize building for lots 6 and 7 in that approximately 2400 square feet(1/2 acre) of lot 6 and 3300 square feet(roughly 3/4 acre)of lot 7 are contained in the strip which connects the septic disposal area to the buildable portion of the lots,rendering that area neither buildable nor usable for septic disposal. The-Planning Staff finds that compliance of the proposed subdivision with the intent of Section IV-B-5(Lot Layout)of the Subdivision Regulations,as well as the intent of Article 6.23(Watershed Protection)is compromised in order to avoid the creation of septic easements,which is specifically prolu'bited in protected watersheds.The intent of these provisions would be better met through an alternative design which could involve clustering of lots in the northern portion of the property where suitable soils are located,and creating open space in areas where soils are not suitable. Another alternative would be to eliminate lots 6 and 7. At the August 21, 1995 Planning Board meeting the Planning Staff recommended that the Concept Plan for Sibling Pine Estates be redesigned to eliminate the strips which connect remote septic disposal areas to lots 5 and 7.However,in a 7 to 3 vote the Planning Board approved the Concept Plan as proposed The Planning Staff recommends that the Preliminary Plan for Sibling Pine Estate be redesigned to eliminate the strips which connect remote septic disposal areas to lot