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PB Agenda 20100902 Packet The County’s TRC met once during the month of August. Projects reviewed included a request to waiver a portion of a sidewalk near Nautical Green, a revised performance residential plan, and a series of subdivision text amendment proposals pertaining to private roads. Technical Review Committee Report for August, 2010 Nautical Green Nautical Green is located in the southern portion of our jurisdiction and within The Cape subdivision. The project is also anchored between River Road to the west and Carolina Beach Road to the east. SECOF Construction requested TRC to consider waiving the sidewalk requirement along a constructed road stub in accordance with Section 52-11(2) of the Subdivision Ordinance. The road stub extends 160 feet from the intersection with Spencer Court into the Nautical Green project (see attached map). The developer for the project requested that a landscape buffer between the back of the curb to the fence line of lot 2 replace the sidewalk for a more aesthetic look to the area. In a vote of 3-2, the TRC denied the request to eliminate the sidewalk. In their denial, the TRC recommended that the sidewalk be placed along the back of the curb extending toward the fence line of lot 2 and provide a vegetative buffer between the end of the sidewalk to the fence. The Registry at Vineyard Plantation (Revised Site Plan) The Registry at Vineyard Plantation is classified as Transition on the County’s Land Use Plan. The project is located in the Northeastern portion of our jurisdiction and between Futch Creek Road to the North and Porters Neck Road to the South. The revised preliminary site plan for The Registry contains 106 lots, an increase of 39 lots from the original plan approved in August, 2005. Public water and sewer will serve the project. Vehicular access to the project will exist from the Market Street Service Road, Futch Creek Road, and Vineyard Plantation subdivision. Public roads were originally displayed on the project. The revised plan proposed private roads. A site map is attached. In a vote of 5-0, the TRC approved the revised preliminary plan for the Registry at Vineyard Plantation with the following conditions: 1) Recommendations from the updated TIA will need to be reviewed and approved by NCDOT and the WMPO. 2) The radius at the intersection of Futch Creek Road and Jade Wood Drive will need to be softened to reduce the risk of traffic conflict with Abbey Glen Way. 3) Water and sewer taps will need to be reconfigured with the increase in the number of lots. This reconfiguration will need to be worked out with the CFPUA. 4) Storm water plans for the project will need to be revised. This revision will need to be coordinated with County Engineering. 5) Clean-up and restoration of the cemetery site located on Lady Bug Lane will need to be monitored by Planning/Inspections. 6) Roads within the project will remain designated as public based on original preliminary site plan approval and construction plan approval by NCDOT. August, 2010 TRC Report 2. Private Road Text Amendments (Subdivision Ordinance) During the past year, a Private Road Task Force Committee consisting of several County agencies and County stakeholders have been working on developing a series of proposed guidelines that will enable land planners, engineers, and surveyors flexibility in designing new development proposals that incorporate private streets. The intent on developing private street language provides a clear delineation between public and private streets, maintenance responsibilities, reduction of impervious surface, and minimizing the elimination of significant trees through flexible geometric street standards. The language and profiles created by the Task Force include a: 􀁸 Private Road Matrix Table displaying minimum right-of-way width, pavement width, and pavement design standard along with general standards for streets, 􀁸 A private street cross-section (standard detail), 􀁸 A private residential cul-de-sac (standard detail), 􀁸 A private street turnaround (standard detail), 􀁸 A revision to Section 20 (Subdivision Regs): Definitions of road classifications, 􀁸 Language adjustments to Section 41-1 (Subdivision Regs): Specific requirements, and 􀁸 Revisions to Section 52-4 (Subdivision Regs): Streets – Public and Private standards **information on above is attached** In a vote of 5-0, the TRC endorsed the private road text amendments with the following suggestions: 1) Provide a street name example for each street type under the definition section, 2) That road stubs be paved to the property line with a temporary access bulb consisting of an all weathered road surface. Wings of the bulb shall be removed when adjoining land becomes developed. Turn around will depend on the length of the road stub and whether curb or gutter is required. No gates or obstructions will be allowed. 3) Adequate signage will be placed by the developer to warn motorists of a dead end road. 4) Add a definition of plaza width and site distance and, 5) Clarify local street width with cul-de-sacs width. These text amendments have been tentatively scheduled for the October 7, 2010 Planning Board meeting. 1 ARTICLE II: DEFINITIONS AND INTERPRETATIONS Section 20 Definitions For the purpose of this ordinance the following terms have been defined: 100 Year Flood Area -The area of 100 years flood inundation as shown on New Hanover County's Official Flood Insurance Maps, as amended. 100 Year Coastal Hazard V Zone Area -The area of 100 year coastal flood inundation with high velocity waters and hurricane action as shown on New Hanover County's Official Flood Insurance Maps, as amended. Alley -A right-of-way intended primarily for motor vehicles, which cuts across a block in order to improve access to adjacent streets or properties. Barrier Islands -Any land formation composed of unconsolidated materials lying on the ocean side of the mainland. Estuaries or wetlands separate the islands from the mainland. Block -A parcel of land, which is entirely surrounded by public streets, highways, railroad rights-of-way, parks or green strips, rural land or drainage channels, or a combination thereof. Building Setback Line -A A line parallel to the property lines in front of which no structure shall be built. Corner Lot -A lot abutting two or more streets at a street intersection. County Engineer -A professional Engineer, registered in the State of North Carolina, employed by the County Board of Commissioners to provide engineering services to New Hanover County. Developer or Subdivider -Any person, firm or corporation who subdivides or develops any land deemed to be a subdivision as herein defined. Double or Reverse Frontage Lot: A continuous (through) lot of the same depth as the width of a block and which is accessible from both of the streets upon which it fronts. Easement: A grant by the property owner for use, by the public, a corporation or person of a strip of land for specific purposes. Group Development: A group of two or more principal structures built on a single lot, tract, or parcel of land and designed for occupancy by separate families, firms, businesses, or other enterprises. Letter of Credit and Cash Security -A letter of credit or other instrument readily convertible into cash at face value, deposited either with the County or in escrow with an escrow agent acceptable to the County. If cash or other instrument is deposited in escrow with a financial institution as provided above, then the subdivider shall file with the Director of Engineer Services an agreement between the escrow agent and the subdivider guaranteeing the following: (1) that said escrow account shall be held in trust until released by the County as provided herein and may not be used or pledged by the 2 subdivider in any other matter during the term of escrow; and (2) that in the case of failure on the part of the subdivider to complete the required improvements, the escrow agent shall, upon notification by the County and submission by the County to the escrow agent of an engineer’s estimate of the amount needed to complete the required improvements, immediately either pay to the County the funds estimated to complete the required improvements, up to the full balance of the escrow account, or deliver to the County any other instruments fully endorsed or otherwise made payable in full to the County (10/07). Lot -A portion of a subdivision or any other parcel of land intended as a unit for transfer of ownership or for development, or both. The word lot also include the words "plot" and "parcel". Official Map or Plans -Any maps, plans, charts, or texts officially adopted by the County Board of Commissioners for the development of New Hanover County. Performance Bond -A performance bond from a surety financial guarantee company authorized to do business in North Carolina, made issued or made payable to New Hanover County. The performance bond shall be in a form reasonably acceptable to the County (10/07). Plans, Constructions -Plan, profile, and detail drawings sufficient to indicate the construction of all improvements associated with the property to be subdivided, prepared by a professional, legally recognized by a State of North Carolina licensing board as being licensed to perform such activities or undertakings. (1/02) Plat -Includes the map, plan, plat, replat, replot; a map or plan of a tract or parcel of land which is to be, or which has been subdivided. Plat, Preliminary -A map of proposed land subdivision showing the character and proposed layout of the tract in sufficient detail to indicate the suitability of the proposed subdivision of land. Plat, Final -A map of a land subdivision prepared in a form suitable for filing of record with necessary affidavits, dedications, and acceptances, and with complete bearings and dimensions of all lines defining lots and blocks, streets and alleys, public areas and other dimensions of land required by this ordinance. Streets – A right-of-way for vehicular traffic which is dedicated to public or private use and constructed to acceptable New Hanover County standards. Streets shall be classified as one of the following: LANGUAGE TO BE MODIFIED IN RED Roads/Streets – A right-of-way with infrastructure for vehicular movement which is designed, dedicated, and constructed for public or private use to a standard commensurate with its function. The functional classification of roads/streets are as follows: 3 Arterial Streets: Streets and highways of exceptional continuity, designed to route traffic through or around the County. Arterial: Arterial road systems provide a higher speed, high volume network for travel between two points of interest. The design covers a broader range of roadways, from two lane to multi lane, and is oriented more toward efficient mobility rather than property access. Primary Streets: A street or highway of considerable continuity, designed primarily as a radial or cross-county traffic artery for intercommunication between various sectors of the county. Secondary Streets: A street or highway serving as a connecting link between two (2) primary or arterial streets. Collector Streets: Streets which carry traffic from minor streets to the system of major streets (primary and/or arterial streets). Residential collector roads are further defined by the N. C. Department of Transportation's Subdivision Roads-Minimum Construction Standards as amended. (a) Dead End Roads -These roads are more more than 2500 feet in length, open at one end only without special provision for turning around and have collector characteristics. (b) Connecting Roads -The roads which serve as the connecting road system between other roads within the subdivision and the thoroughfare system. (c) Loop Roads -A road that has its beginning and ending points on the same route. It is more than one mile in length and has collector characteristics. (d) Other Roads -These are other roads having a "collector" type function in the thoroughfare system. Collector: Collectors serve a dual purpose, collecting traffic for movement between arterial and local streets and providing limited access to abutting properties. These streets not only serve traffic movements between arterials and local streets, but through traffic within local areas. Collector streets are public facilities that are free of gates or other obstructions. Collector streets shall intersect with existing or planned collector or arterial streets. Driveway cuts serving individual property are discouraged and shall be minimized. Collector streets include and often include sidewalks on one or both sides of the travelway and often include bicycle facilities such as bike lanes or off-road multi-use paths. (5) Minor Streets: Streets which are used primarily for access to abutting properties. These local residential subdivision roads do not connect thoroughfares or serve major traffic generators and are further defined by the N.C. Department of Transportation's Subdivision Roads-Minimum Construction Standards as amended. (a) Cul-de-sacs Cul-de-Sac: A street open at one end that is planned, constructed, and operated for the sole purpose of property access. Cul-de-sacs shall include a turnaround at the closed end -These are very short roads, open at one end only, with a special provision for turning around at the other end which is permanently closed. They have a "bulb" end design with a specific turning radii and a limited number of lots. 4 of the street to permit reverse direction. In the interest of public service delivery response, the total length of a cul-de-sac shall be minimized. (b) Dead End Roads -These are roads less than 2500 feet in length, open at one end only without special provisions for turning around and have no collector characteristics. (c) Short Connecting Roads -These roads are normally one block long or extend on a blockby-block basis and have no collector characteristics. (d) Loop Roads -A road that has its beginning and ending points on the same route. It is less than one mile in length and has no collector characteristics. (e) Other Roads -These roads do not connect thoroughfare or serve major traffic generators and do not have "collector" characteristics. These include marginal access streets parallel to or adjacent to Arterial and/or Primary Streets and highways, and provide access to abutting properties and protection from through traffic. Alley: Alleys provide side or rear access to individual parcels that front front on a higher order street. They are characterized by narrow right-of-way and travelway widths to accommodate passenger vehicles and residential services at slow speeds. Alleys generally connect at both ends to local or collector streets. In some instances, dead end alleys are permissible with a vehicle turnaround at the terminus of the travelway. No permanent parking is allowed. Local: Local streets provide access to parcels and may be planned, constructed, and operated for the function of property access and limited through traffic. Traffic volumes are largely short trips or a relatively small part of longer trips where local streets connect with major streets or highways of higher classifications. Street Stubs: A dedicated right-of-way that abuts undeveloped property for the purpose of allowing future access, connectivity, or logically extend the street system into the surrounding area. All street stubs designated as public or private shall be paved to the property line in order to be counted toward the road connectivity requirements. Comments from Task Force (March, 2010 Mtg.): 1) Provide a street name example for each street type under the definitions 2) Road stubs shall be paved to the property boundary with temporary access bulb consisting of an all weathered road surface. Wings of bulb can be removed when adjoining land is developed. Turn around may depend on length of road stub and whether curb & gutter is required. No gates or obstructions permitted. 3) Need adequate signage to warn motorists of dead end 5 Section 41-1 Specific Requirements 7) (a) Minor streets shall be laid out so that their use by through traffic will be discouraged. Streets (b) All streets shall be designated to be either public or private in accordance with N. C. General Statute 136-102.6 by the subdivider who shall then comply with the requirements of said General Statute and shall submit concurrently with the final plat all disclosure statements required by said General Statute. (c) When a planned subdivision is adjacent to an arterial or primary street, a marginal access street may be required to provide access for lots fronting on the arterial or primary street. (i) Public Street ProjectionsWhere there are lots fronting street projections to adjacent properties and services are required, a temporary turnaround shall be constructed at the end of the street at the property line, said turnaround to be constructed in accordance with NCDOT Specifications 1. Where there are no lots fronting street projections to adjacent properties frontage, the frontage being more or less one side lot length, the street may be constructed to the property line and dead-ended with no cul-de-sac required in accordance with NCDOT Specifications 3. In any and all cases, the developer shall be responsible for the cost of and placement of all required dead-end barricades and signs. 2. The County shall reserve the right to require or not to require the partial or total initial construction of street projections to adjacent properties, or to require guarantee of construction of all or part of such street projections at a later time by provision of surety in the form of cash, letter of credit or other method acceptable to the county. 4. Additional rights-of-way needed for a temporary turnaround at the end of the street projections to adjacent properties shall be in the form of temporary easements or rights-of-way reserved by the subdivider. It is the intention that upon extension of the street into the adjacent property the requirement for a cul-de-sac will cease and and that the temporary right-of-way granted for the cul-desac construction will revert to the adjacent property owner. 5. Street projections proposed for access to adjacent properties shall have temporary turnarounds installed in accordance with this chapter and NCDOT Specifications.