ATTACHMENT 4
RESOLUTION
A
(Manager’s
Preliminary and
Planning
Board Recommendation)
A RESOLUTION APPROVING AN
APPLICATION FOR A PRELIMINARY PLAT FOR AQUABELLA SUBDIVISION (File No.
7.54B.D.4A, PIN 9798-67-1484)
BE IT RESOLVED by the Council of the
Town of Chapel Hill that it finds that the Aquabella Subdivision, proposed by
John Mackowiak, on the property identified as Chapel Hill Township Tax Map 54B,
Block D, Lot 4A, if developed according to the preliminary site plan dated May
15, 2006 and the conditions listed below, would comply with the provisions of
the Land Use Management Ordinance:
These findings are based on the
following:
Stipulations
Specific to the Development
- Expiration of Preliminary Plat: That this Preliminary Plat approval shall be valid
for one year from the date of approval subject to reapproval by the Town
Manager in accordance with the provisions of the Land Use Management Ordinance.
- Number of Lots: That this approval shall authorize the creation of 4 lots on 4.7 acres.
Stipulations
Related to Transportation, Access and Circulation
Pinehurst Drive Speed Hump: That the applicant remove the existing speed hump
on Pinehurst Drive and, if determined necessary by the Town Manager, construct
a new speed hump, outside of the intersection curb radius of the new
intersection. That the final location for the new speed hump on Pinehurst Drive shall be approved by the Town Manager.
That the applicant shall obtain an
Engineering Construction Permit, prior to beginning any work within the public
right-of-way. That the construction associated with the speed humps shall be
completed, and work within the right-of-way accepted by the Town, prior to the
issuance of a Zoning Compliance Permit.
- Residential
Curb-Cuts on Pinehurst Drive Prohibited: That the final plans and the
recorded subdivision plat include a note prohibiting residential curb-cuts
along the site’s frontage on Pinehurst Drive.
- Internal Road Improvements: That the applicant construct a 27-foot wide road,
measured from back of curb to back of curb, with 30-inch wide curb and gutter
within a 45-foot wide right-of-way. That the road shall be built to Town standard.
- Cul-de-sac
radius: That the cul-de-sac be built to Town standard within a 40-foot
radius.
- Curb
Inlets: That curb inlets be constructed to Town standard and approved by
the Town Manager prior to issuance of a Zoning Compliance Permit.
- Sidewalk
Improvements: That a 5-foot wide sidewalk, built to Town Standard, shall
be constructed on one side of the new road and extend around the entire bulb of
the cul-de-sac.
- Brick
Sidewalk Alternate: That, if the applicant desires to construct a 5-foot
wide brick sidewalk in lieu of the Town standard sidewalk, an encroachment
agreement requiring that the Homeowners’ Association be responsible for its
maintenance, shall be reviewed and approved by the Town Manager prior to the
issuance of a Zoning Compliance Permit. A copy of the Homeowners’ Association
documents establishing Homeowners’ Association responsibility of maintenance of
a brick sidewalk shall be recorded concurrently with and cross referenced on
the final plat.
- Pavement Marking Plan:That prior to the issuance of a Zoning Compliance
Permit the Town Manager shall
approve a street sign, on-street parking and pavement marking plan. The signs
shall be installed prior to issuance of the first Certificate of Occupancy.
- Pedestrian Path to the
Rayfield Property: That prior to the issuance of the first Certificate of
Occupancy, the applicant or Homeowners’ Association shall construct a natural 2
to 3 foot wide footpath, or alternate path as approved by the Town Manager, to
the Rayfield property. That the construction of the path involve minimal land
disturbance. As best as possible, the location of the path shall be coordinated
with the proposed residential development on the Rayfield property. The final
location and design of the path shall be approved by the Town Manager prior to
the issuance of a Zoning Compliance Permit.
Pedestrian Path
Maintenance, Dedication and Easement: That the applicant, or Homeowners’Association,
shall be responsible for the construction and maintenance of the
pedestrian path. That prior to the issuance of a Zoning Compliance Permit the
applicant provide for Town Manager review and approval, a deed conveying to the
Homeowners’ Association an 8-foot wide strip of land that contains the
footpath. The deed shall be recorded concurrently and cross referenced on the
final plat.
That with the recordation of a final
plat, the applicant shall dedicate to the Town, an 8 foot-wide public
pedestrian access easement for the path connection to the Rayfield property.
The easement and boundaries shall be reviewed and approved by the Town Manager
prior to recordation at the Orange County Register of Deeds Office.
- Pedestrian Path Signage:That at such time that the pedestrian path connects to an approved and
constructed pedestrian path on the Rayfield property, the applicant or
Homeowners’ Association shall post a sign stating “Public Access” at the
entrance to the pedestrian path. The design and location of the sign shall be
reviewed and approved by the Town Manager.
Stipulations
Related to Recreation
- Payment-in-Lieu for
Recreation Requirements: That the applicant provide a payment-in-lieu of
providing a minimum of 16,011 square feet of recreation area for this
development. The payment amount shall be reviewed and approved by the Town
Manager in accordance with the Land Use Management Ordinance, Section 5.5.2.
The recreation payment amount shall be submitted to the Town prior to
recordation of the final plat.
Stipulation
Related to Landscaping and Tree Protection
- Landscape Buffer and
Planting Plan: That the applicant shall provide either an alternate buffer
or a 20-foot wide Type-C buffer along the Chapel Hill Country Club frontage. A
landscaping planting plan for the bufferyard shall be reviewed and approved by
the Town Manager prior to the issuance of a Zoning Compliance Permit
- Landscape Bufferyard
Maintenance and Ownership: That prior to the recordation of the final plat
the applicant shall provide, for Town Manager review and approval, a deed
conveying to the Homeowners’ Association the 20-foot wide bufferyard. The deed
and Homeowners’ Association document shall note that the landscape bufferyard is
owned, controlled and maintained by the Homeowners’ Association. The deed
shall be recorded concurrently and cross-referenced on the recorded plat.
- Landscape Protection Plan:That a detailed Landscape Protection Plan, clearly indicating which rare and specimen
trees will be removed and preserved and indicating significant tree stands, and
including Town standard landscaping protection notes, shall be approved by the
Town Manager prior to issuance of a Zoning Compliance Permit.
- Tree Protection Fencing: That the limits of land disturbance and tree protection areas be indicated
with tree protection fencing and shown on the Landscape Protection Plan, to be
approved by the Town Manager prior to issuance of a Zoning Compliance Permit.
- Preservation of Significant
Trees: That the final plans and all applicable Single Family Zoning
Compliance Permits include the preservation of all trees identified in the
significant tree stand located in the southwest corner of proposed lot 1.
- Community Design
Commission Approval of Alternate Buffer: That the Community Design
Commission shall approve an alternate bufferyard, along the Chapel Hill Country
Club frontage, unless the applicant provides a 20-foot type C buffer.
- Sight Distance Triangle:That no plantings with a mature height greater than 2-feet are planted within
the sight distance triangle at the intersection of Pinehurst Drive and the new
subdivision street.
Stipulations
Related to Resource Conservation District
- Boundaries: That the
boundaries of the Resource Conservation District be indicated on the final plat
and plan. A note shall be added to all final plats and final plans,
indicating, “Development shall be restricted within the Resource Conservation
District in accordance with the Chapel Hill Land Use Management Ordinance.”
- Construction Standards:That for encroachment(s) into the Resource Conservation District, the
requirements and standards of Section 3.6.3(g) of the Land Use Management
Ordinance, including minimization of land disturbance, and all other applicable
Resource Conservation District regulations must be adhered to. This approval
authorizes construction of a public roadway through the Resource Conservation
District.
- Variances: That all
variances necessary for development within the Resource Conservation District
are obtained before application for final plat or final plan approval for the
subject phase(s) of development. That no lot be created that would require a
Resource Conservation District Variance in order to be built upon.
- Buildable Lots: That
all residential construction, including clearing, grading and construction
shall be located entirely outside of the Resource Conservation District. That
prior to the issuance of a Zoning Compliance Permit, it must be demonstrated,
for each lot, that there is sufficient buildable area outside: the Resource
Conservation District; slopes of 25% or greater; easements; and building
setback limits.
- Grading Plan: That a
Grading Plan, with existing and proposed contours, shall be approved by the
Town Manager prior to issuance of a Zoning Compliance Permit.
Stipulations
Related To Stormwater Management
- Land Disturbance Activity
Prohibited in the Resource Conservation District: That all required
erosion control sediment basins and all stormwater improvements, including
associated clearing and grading, shall be located entirely outside of the
Resource Conservation District and shall not impact the root systems of any
significant trees.
- Stormwater Facility
Prohibited in the Public Right-of-Way: That all detention/retention
basins, stormwater facilities and associated infrastructure be located outside
of existing or proposed right-of-way.
- Stormwater Management
Plan: That prior to the issuance of a Zoning Compliance Permit, the
applicant shall submit a Stormwater Management Plan for review and approval by
the Town Manager. The plan shall be based on the 1-year, 2-year, and 25-year
frequency, 24-hour duration storms, where the post-development stormwater
run-off rate shall not exceed the pre-development rate. The plan shall provide
for the retention of stormwater run-off volume for the 2-year storm.
Engineered stormwater facilities shall also remove 85% total suspended solids
and treat the first inch of precipitation utilizing NC Division of Water Quality
design standards.
- Best Management Practices:That the applicant shall employ Best Management Practices, such as drainage
swales and level spreaders, to manage the rate and quality of runoff, based on
best available information from the NC State University Cooperative Extension.
Bio-retention areas to be designed in accordance with the standards specified
in the Engineering Design Manual and the Land Use Management Ordinance. Final
design and locations shall be approved by the Town Manager prior to the
issuance of a Zoning Compliance Permit.
- Storm Drainageway
Easement: That all stormwater management improvements, outside public
right-of-way, shall be located inside reserved storm drainageway easements and
shown on the final plat and final plans, per Town guidelines, to be approved by
the Town Manager prior to the issuance of a Zoning Compliance Permit
- Stormwater Operations and
Maintenance Plan: That the applicant shall provide a Stormwater Operations
and Maintenance Plan for all engineered stormwater facilities. The plan shall include
the owner’s financial responsibility and include the maintenance schedule of
the facilities to ensure that it continues to function as originally intended
and shall be approved by the Town Manager, prior to the issuance of a Zoning
Compliance Permit. The Stormwater Operations and Maintenance Plan shall be
referenced in the Homeowners’ Association documents.
- Residential Stormwater
Impact Statement: That for each lot, a stormwater impact statement
addressing stormwater management on a lot by lot basis, must be reviewed and
approved by the Town Manager prior to the issuance of a Single Family Zoning
Compliance Permit for said lot. Residential stormwater facilities on individual
lots must be within a stormwater drainage easement and covenants shall be
provided for the maintenance of the facilities. A note to this effect
shall be placed on the final plat and final plans.
- Erosion Control: That
a detailed soil erosion and sedimentation control plan, including provision for
maintenance of facilities and modifications of the plan if necessary, be
approved by the Orange County Erosion Control Officer and the Town Manager
prior to issuance of a Zoning Compliance Permit. That a performance guarantee
be provided in accordance with Section 5-97.1 of the Town Code of Ordinances
prior to issuance of any permit to begin land-disturbing activity.
- Silt Control: That
the applicant takes appropriate measures to prevent and remove the deposit of
wet or dry silt on adjacent paved roadways.
Stipulations
Related to Steep Slopes
- Steep Slopes:
That all Final Plan applications, including the Single-Family Zoning Compliance
Permits, shall demonstrate compliance with the steep slopes regulations in the
Land Use Management Ordinance. The application shall include a plan showing
residential building areas and street segments on slopes of 10% or more. The
plan shall indicating how the development and construction will comply with the
steep slopes regulations in the Land Use Management Ordinance including:
- for slopes of 10 - 15%, site preparation techniques shall be used
which minimize grading and site disturbance;
- for slopes of 15 - 25%, demonstrate specialized site design
techniques and approaches for building and site preparation; and
- for slopes of 25% or greater, provide a detailed site analysis of
soil conditions, hydrology, bedrock conditions, and other engineering or
environmental aspects of the site.
Prior to the
issuance of a Zoning Compliance Permit the Town Manager shall decide if the
proposed residential and infrastructure building and site engineering
techniques are appropriate. Steep slope restrictions shall be referenced in the
Homeowners’ Association documents.
Stipulations
Related to Water, Sewer, and Other Utilities
- Utility/Lighting Plan
Approval: That the final Utility/Lighting Plan be approved by Duke Power
Company, Orange Water and Sewer Authority, BellSouth, Public Service Company,
Time Warner Cable, and the Town Manager prior to issuance of a Zoning
Compliance Permit.
- Street Lighting Plan:
That a street lighting plan shall be reviewed and approve by Duke Power
Company and the Town Manager prior to the issuance of a Zoning Compliance
Permit. That if the proposed street lighting plan includes non-standard poles
and/or fixtures, that the plans indicate that the applicant, or Homeowners’Association,
shall be responsible for the additional cost as determined by Duke
Power.
- OWASA Easements: That
easement documents as required by OWASA and the Town Manager be recorded
concurrently with the final plat. That the final plat shall be reviewed and
approved by OWASA and the Town Manager prior to the issuance of a Zoning
Compliance Permit.
- Placement of Utility
Lines Underground: That all new utility lines shall be placed underground.
- Fire Flow: That a
fire flow report shall be prepared and sealed by a registered professional
engineer, and shall show that flows meet the minimum requirements of the Town
Design Manual, to be approved by the Town Manager prior to issuance of a Zoning
Compliance Permit.
- Fire Hydrant Spacing:That maximum spacing between fire hydrants shall not exceed 400 feet, subject
to approval by the Town Manager.
Stipulations
Related to Homeowners’ Association
- Homeowners’ Association:That a Homeowners’ Association be created that has the capacity to place a lien
on the property of a member who does not pay the annual charges for maintenance
of common areas, however designated. The Homeowners’ Association documents
shall be approved by the Town Manager prior to recordation at the Orange County
Register of Deeds Office and shall be cross-referenced on the final plat. The
Homeowners’ Association documents shall comply with Section 4.6.7 of the Land
Use Management Ordinance.
- Dedication of Common Area
to Homeowners’ Association: That the applicant provide for Town Manager
review and approval, a deed conveying to the Homeowners’ Association all common
and opens space areas. These documents shall be reviewed and approved by the
Town Manager prior to recordation at the Orange County Register of Deeds Office
and cross-referenced on the final plat.
Miscellaneous
Stipulations
- State or Federal
Approvals That any required State or federal permits or any required
encroachment agreements for development in areas such as wetlands must be
approved by the appropriate agencies and copies of the approved permits be
submitted to the Town Manager prior to the issuance of a Zoning Compliance
Permit.
- Street Names and
Addresses: That the name of the development and its streets and house
numbers be approved by the Town Manager prior to the issuance of a Zoning
Compliance Permit.
- Construction Management
Plan: That a Construction Management Plan, indicating how construction
vehicle and pedestrian traffic will be managed, shall be approved by the Town
Manager prior to the issuance of a Zoning Compliance Permit.
- Solid Waste Management
Plan: That a Solid Waste Management Plan, including provisions for
recycling, for managing and minimizing construction debris, and a
pre-demolition and pre-construction meeting, shall be approved by the Town
Manager prior to issuance of a Zoning Compliance Permit.
- Open Burning: That
the open burning of trees, limbs, stumps and construction debris association
with this development is prohibited.
- Detailed Plans: That
final detailed site plans, grading plans, utility/lighting plans, stormwater
management plans (with hydrologic calculations), and landscape plans and
landscape maintenance plans be approved by the Town Manager prior to issuance
of a Zoning Compliance Permit, and that such plans conform to the plans
approved by this application and demonstrate compliance with all applicable
conditions and the design standards of the Land Use Management Ordinance and
the Design Manual.
- As-Built Plans: That
as-built plans in DXF binary format using State plane coordinates, shall be
provided for street improvements and all other existing or proposed impervious
surfaces prior to issuance of the first Certificate of Occupancy.
- Plant Rescue: That
the applicant consider conducting plant rescue activities on the site prior to
initiation of development activity.
Certificates of Occupancy:That no Certificates of Occupancy shall be issued until all required public
improvements are completed; and that a note to this effect shall be placed on
the final plat.
That if the Town Manager approves a
phasing plan, no Certificates of Occupancy shall be issued for a phase until
all required public improvements for that phase are complete; no Building
Permits for any phase shall be issued until all public improvements required in
previous phases are completed to a point adjacent to the new phase, and that a
note to this effect shall be placed on the final plat.
- Construction Sign:That the applicant shall post a construction sign that lists the property
owner’s representative and telephone number, the contractor’s representative
and telephone number, and a telephone number for regulatory information at the
time of the commencement of any land disturbing activities. The construction
sign may have a maximum of 4 square feet of display area and may not exceed 6
feet in height. The sign shall be non-illuminated, and shall consist of light
letters on a dark background.
- Schools Adequate Public
Facilities Ordinance: That the applicant provides the necessary
Certificates of Adequacy of Public Schools prior to recordation of the final
plat.
- Continued Validity:That continued validity and effectiveness of this approval is expressly
conditioned on the continued compliance with the plans and conditions listed
above.
- Non-severability:That if any of the above conditions is held to be invalid, approval in its
entirety shall be void.
BE IT FURTHER RESOLVED by the Council
of the Town of Chapel Hill that the Council hereby approves the application for
a Preliminary Plat for the Aquabella Subdivision in accordance with the plans
and conditions listed above.
This the _____ day of _______________, 2006.