The Roxboro City Council OK’d the general layout for the Satterfield Farm Subdivision but delayed the motion on accepting a private road within the subdivision into the city’s ownership.
At Tuesday’s meeting, Summit Design and Engineering – the company designing the project for the developers, requested approval to move forward on the preliminary site plan for the development off U.S. 501, near the intersection of Bessie Daniel Road. The developers want the city’s approval before they invest thousands of dollars into this project.
However, as with most things it was not that simple.
With this large tract of land there is a lot of work to be done.
There have been changes made by the developer and other changes requested from city staff for the developer to make.
One of the proposed changes was for the developer to make the necessary upgrades to a road off U.S. 501 South, which is almost directly across from Bessie Daniel Road.
However, the developer rejected those requirements due to the fact that they do not own the road, nor does the city or North Carolina Department of Transportation.
The road is private property owned by the Sue Wilkins family.
Since the responsibility for improving the road lies on the owner, the owners of the road have a few options.
According to a letter from the developers, they would be willing to work with the current owners on this section of road to create a dedicated public right away.
The road currently is 23’ wide with a 10” stone base and 4” of asphalt. Those specifications, however, don’t meet city standards for accepting the roadway into the city’s system.
However, the road can not become the city’s responsibility until it meets city standards. According to Public Services Director Andy Oakley, the city council has the option to change the requirements.
The city of code of ordinances, UDO and subdivision ordinance provide for the orderly development of the municipality and its environs; for the coordination of streets with other public facilities; for the dedication and reservation of rights-of-way for street or utility easements; and for the distribution of population and traffic in order to avoid congestion and overcrowding; and which will try to create conditions essential to the public health, safety and welfare.
The UDO, however, is a bit of gray area and city staff is working to finalize it.
“The UDO references City Standards and Specifications, which have not been finalized at this time. So we have directed the engineer for Satterfield to design according to our subdivision ordinance while the standards are being finalized and that is our recommendation to city council. It is city council’s decision to accept the street as it has been built,” said Oakley.
Other main concerns are having adequate means for future residents to access their property and doing it safely, since the proposed subdivision is near a main highway.
“Coming off of a five-lane highway, that is the other piece, I am just saying, it is not like it is a city street to another two-lane city street to another two-lane city street with a turning lane, this is a five-lane highway and that concerns me. If you were turning left into there, it is 24 feet wide and it is dark... I am just kind of thinking through what would be the scenario,” said Mayor Merilyn Newell.
According to Oakley, NCDOT has to approve a set of plans for improvements on U.S. 501. They are also requiring that the entrance be improved to provide a “right-in”, right-out” and “left-out” which would create a 36-foot paved entrance. The city is requiring that the drive be modified to have 36 feet of paving with curb and gutter from the NCDOT improvements to the new construction.
The council’s lawyer advised them to hold off on a decision about the roadway, to get educated about the road because the decision about roadway requirements will be dependent on how many homes will be divided and connected to the private road.
“I would be more comfortable if I get educated about what the issue (is). Staff and I will be here next time, will educate (ourselves) about them and hopefully we will figure it all out and we will know if you need any kind of motion,” said Nick Herman.
The proposed subdivision includes two phases and 329 parcels with the proposed first phase including 93 lots and five new streets.
The developer will be required to include the development of a wastewater pump station and access road for these lots.
This proposal will also include the construction of five-foot sidewalks along each street throughout the proposed subdivision.
The site plan shows individual lots ranging from .18 acres to .45 acres with a majority of the lots being on the lower end of that range.