Client Property Due Diligence Report October 2014
Introduction This analysis looks at the development potential for the parcel 9639.16-84-3755. The boundary and topography survey of the property was completed in 2008 and a site plan concept (supplied by the client) were evaluated as part of the due diligence process.
Correspondence City of Asheville Correspondence All correspondence is documented in Appendix A of this document.
Ordinance Review Zone: RS-8 Residential Single-Family High Density District. (Sec. 7-8-4) According to the city, “It is the intent to establish a high density per acre for single-family dwellings where public infrastructure is sufficient to support such development and to stabilize and protect the district's residential character in areas of existing high density single-family development while promoting a suitable environment for single-family living. Non-single-family development normally required to provide the basic elements of a balanced and attractive residential area is also permitted.�
37 Haywood Street, Suite 100
Asheville NC 28801
828.253.6856
www.equinoxenvironmental.com
Asheville Code of Ordinances1: Density Requirements: 8 dwelling unit per acre (max density) Square Feet: 5,000 Lot Width Standard: Minimum width of 50 feet Front Yard / Front Right-of-way Setback: 15 feet, 13 feet allowed in flexible design standards (Sec. 7-11-7). Side Yard Setback: 6 feet Rear Yard Setback: 15 feet Height of Building: 40 feet Landscape and buffering standards (see Sec. 7-11-3). Landscape and buffer requirements are not required for this size and type of project. Flag Lots and Requirements For Lots To Face Public Streets (Sec. 7-11-1 j. General) All residential lots must abut a public street or approved private street built to public street standards. Lot must meet minimum lot width requirements except for flag lots which should be a minimum of 25 feet on the front property line. Note: Lot 4 is a flag lot with required 25’ frontage. Sidewalk Requirements (Sec. 7-11-8): All single family residential with more than 20 units, a multifamily residential development (more than 10 units), and all new streets or extensions must have sidewalks. If a sidewalk is not required, than a recorded easement must be provided for future development of a sidewalk. The city may waive the requirement in lieu of fee. While development of this property may not be required, installation of a sidewalk on Pearson Drive may be required.
Open Space Standards (Sec. 7-11-4) Open space standards not required for developments under 8 single family units.
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Reviewed 8/7/2014 on the online Municode
37 Haywood Street, Suite 100
Asheville NC 28801
828.253.6856
www.equinoxenvironmental.com
Sec. 7 Environmental Protection Standards Mandatory standards for land disturbing activity (Sec. 7-12-2): Land disturbing activity shall not occur within a 30-foot undisturbed buffer around all perennial and intermittent surface waters. This should be measured horizontally from top of bank. Note that there is a county-documented stream on this property but previous surveys did not identify it. The North Carolina Department of Natural Resources delineated a portion of intermittent stream; likely locate within Lot 2. It is recommended that a followup survey record the delineation information before beginning the subdivision application process with the city of Asheville.
Reduction of excess aquatic buffer: Property owners may petition the stormwater administrator for reduction of the portion of any undisturbed aquatic buffer that exceeds state minimum requirements if the property owner agrees to establish and maintain: 1) Vegetation within the aquatic buffer to meet standards set forth in the best management practices manual or approved by the stormwater administrator as being in accord with such manual; and 2) A level-spreader outside of the aquatic buffer ensuring sheet flow entering the buffer or undertakes other mitigating stormwater management measures approved by the stormwater administrator as acceptable under industry standards.
Grading within 10 feet of the property line should be avoided.
The following slopes can not be exceeded: o o o
50% (2:1) – no more than 20 vertical feet 33% (3:1) – no more than 35 vertical feet 25% (4:1) – no more than 45 vertical feet
Road and Design Standards (Section 3.00)2 Right-of-ways (ROW) and Road Widths:
Residential, cul-de-sac, or loop street: 25 foot ROW, 20 feet wide road3 Shared private driveways: 20 feet wide (max 2 residences) Driveways: 12-18 feet wide and minimum 14 feet long
2
As available of City of Asheville Development Services website, under Standard Details and Specifications. Reviewed 7/1/2014.
3
See Interpretation Form, March 12, 2012 which clarifies minimum road and ROW widths.
37 Haywood Street, Suite 100
Asheville NC 28801
828.253.6856
www.equinoxenvironmental.com
Horizontal centerline design standards:
Maximum grade: 15% (Min 0.5%). Grades beyond this will require homes to have a sprinkler system and would require special review from the city engineer Minimum centerline tangent at an intersection: 30 feet Street offsets: Minimum 125 feet offset from centerline Intersections (residential streets): 30 foot minimum tangent distance Intersections to major streets: 800 feet minimum Offsets of residential streets: 125 feet minimum from centerline Radii for residential street intersects: 25 feet (back of curb), 30 feet when intersecting with a non-residential street
Curb and Gutter: Current ordinances require curb and gutter on all streets (Rolled or Valley curb may be used on streets serving less than 20 homes). However, stormwater review staff indicated in the pre-application meeting that the City is getting away from requiring curb and gutter in smaller developments. Use of curb and gutter may be needed to direct stormwater away from fill slopes and into stormwater treatment areas. It is recommended this be resolved in future refinement of the plan. Turnaround: Turnaround is not requires at the road serving the four units is less than 150 linear feet (currently designed at 149 linear feet).
37 Haywood Street, Suite 100
Asheville NC 28801
828.253.6856
www.equinoxenvironmental.com
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32" OAK
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MAXIMUM BUILDING HEIGHT:
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11,754 SQ. FT. 0.27 ACRES
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40 FEET:
STORMWATER REQUIREMENTS: TO BE DETERMINED. STORMWATER CONTROL MEASURE REQUIREMENTS LIKELY. OTHER: PROPERTY EXEMPT FROM: SIDEWALK REQUIREMENTS AND OPEN SPACE (LESS THAN 8 UNITS). EXEMPT FROM LANDSCAPE BUFFERS.
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GRADING IS CONCEPTUAL AS BUILDING FOOTPRINTS ARE LIKELY TO CHANGE. GRADING REFINEMENT SURROUNDING BUILDINGS AND FOR STORMWATER MANAGEMENT SHOULD BE REFINED. .
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PIN 9639.16-84-0830 THOMAS B. JONES & STACEY M. SPARKS DB 3899, PAGE 249 PB 12, PAGE 11
LANDSCAPE REQUIREMENTS: ONE STREET TREE EVERY 40 FEET. OTHERWISE, NO LANDSCAPE REQUIREMENTS.
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PIN 9639.16-84-1629 DAVID S. & JESSICA H. GOODRUM DB 3827, PAGE 857 PB 12, PAGE 11
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0.53 ACRES SS SS 28" OAK
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PIN 9639.16-84-1653 DIANNA HOLLIS JONES DB 3284, PAGE 249 PB 12, PAGE 11
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28" OAK
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PIN 9639.16-84-1563 DIANNA HOLLIS JONES DB 3284, PAGE 249 PB 12, PAGE 11
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PIN 9639.16-84-3530 LEVONIA C. & LOUISE W. RAY DB 1001, PAGE 391 PB 7, PAGE 51
Vertical Scale:
CLEAN OUT
N/A
Horizontal Scale: 20'
CLEAN OUT
Sheet No.:
SET #4 REBAR WITH ID CAP
1
Date: 9/25/2014
LOT AND BUILDING LAYOUT REQUIREMENTS: REQUIRED LOT WIDTH: 50 FEET MINIMUM LOT SIZE: 5,000 SF SETBACKS: FRONT YARD 13 FEET** SIDE YARD 6 FEET REAR YARD 15 FEET **NOTE: BASED ON COA UDO'S SECTION 7-11-7 FLEXIBLE DEVELOPMENT STANDARDS.
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NO REQUIRED T-TURNAROUND (UNDER 150 FEET).
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CURB AND GUTTER NOT REQUIRED PER COA STAFF.
Designed By:
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37 Haywood Street, Suite 100 Asheville, NC 28801 Phone: 828.253.6856 Fax: 828.253.8256
15' FRONT SETBACK (FLEXIBLE DESIGN STANDARDS)
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ROAD REQUIREMENTS: STREET WIDTH: 20 FEET STREET ROW: 25 FEET MAX. ROAD GRADE: 14.99%
Equinox
PIN NUMBER: 1.36 AC. TOTAL ACREAGE: TOTAL LOTS: 4 ZONED: RS-8 TOTAL DISTURBED/ GRADING AREA: 28,315 SF / 0.65 AC TOTAL IMPERVIOUS: 13,621 SF* / 0.31 AC *NOTE IMPERVIOUS WOULD BE REDUCED TO 12,031 SF IF PERVIOUS PAVERS ARE USED.
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PIN 9639.16-84-1952 RICHARD & CLEMENZI TE SCHUMACHER DB 2099, PAGE 485
Revisions
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NARRATIVE:
NOTE: ALL REQUIREMENTS REFLECT CITY OF ASHEVILLE ORDINANCES AS OF 8/27/2014
Issue Date:
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VICINITY MAP: