HomeMy WebLinkAboutAgenda - 08-17-1999 - 9eI
ORANGE COUNTY
BOARD OF COUNTY COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: August 17, 1999
Agenda Abstract
Item #___a: t
SUBJECT: Bradford Ridge Preliminary Plan
ACTION BY: August 17, 1999
DEPARTMENT: Planning & Inspections PUBLIC HEARING: Yes X No
BUDGET AMENDMENT REQUIRED: Yes X No
ATTACHMENT (S):
INFORMATION CONTACT:
1) Vicinity Map
Robert P. Davis, Planner II Ext. 2595
2) Resolution of Approval
3) Application Form
TELEPHONE NUMBERS:
4) Private Road Justification
Hillsborough 732 -8181
5) Excerpt: Planning Board Minutes, 5 -5 -99
Durham 688 -7331
6) Fiscal Impact Analysis
Mebane (336) 227 -2031
7) Preliminary Subdivision Map
Chapel Hill 967 -9251
PURPOSE:
Consideration of the Preliminary Plan for Bradford Ridge Subdivision. (Concept approved as Savoy
Park)
BACKGROUND:
Request
Applicant: Kevin Huggins, agent for Christopher Road Realty, Inc.
. Subdivision follows the conservation option of flexible development
• 22 single - family lots on the 69.49 acres tract.
. 29.89 acres to be maintained as open space (42.7 %)
• Average lot size is 2.93 acres (exclusive of 5 acre dedication)
Location
The property, located in Bingham Township approximately 600 feet east of Chestnut Ridge Church
Road (SR 1125), is south of, and fronts on, Borland Road (SR1126). An intermittent tributary (per
USGS maps) to Cane Creek meanders along the eastern side of the tract.
Existing Site Conditions
Zoning:
• Agricultural Residential (AR) and Cane Creek Protected Watershed
(maximum impervious surface coverage is six (6) percent)
*Adjacent land uses: single - family residential and agricultural
Physical Description:
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• Property covered with mixture of hardwoods and pines (except for power line easement)
• 150 -foot easement by /to Duke Energy for above - ground transmission lines
• Wildlife corridor connecting Cane Creek Reservoir to the Crabtree Creek Monadnock Ridge crosses
the southeastern portion of the tract
Proaosed Site Conditions:
Roads:
• Access to subdivision is from Borland Road (SR 1126)
(1997 NCDOT Average Daily Traffic: 550 VPD at Orange Grove Road intersection)
• Proposed Bradford Ridge Road (Class A, Private Road) will provide access to the individual lots
• A 60 -foot private ingress /egress easement is retained for secondary access to the Plambeck
property to the south.
Water and Sewer:
• Individual well and conventional septic system on each lot (20 lots approved for 4- bedroom homes
and 2 lots approved for 3- bedroom homes)
• Health Department verified that each lot contains provisionally suitable soils to locate a septic
system
Open Space:
• All open space will be privately owned and protected through conservation easements and
restrictive covenants
• Administration recommends that the wildlife corridor be platted as a separate lot and dedicated to
Orange County
Agency Comments
• Requests for agency review were sent to: NCDOT, Erosion Control, NRCS, Recreation and Parks,
Orange County Schools, County Attorney and Fire Marshall.
Development Process. Schedule and Action
Planning Board:
• First Action: Concept Plan approved by the Planning Board (by a unanimous vote)
February 3, 1999, with the five following conditions:
1. Remove front and side yard setbacks from inclusion in the total open space area
and recalculate open space percentage;
2. Shorten the cul -de -sac by at least fifty (50) feet to minimize disturbance.
3. On the Preliminary Plan, indicate the stream buffers as required by Article 6.23 of
the Zoning Ordinance;
4. Access to all lots shall be limited to the new subdivision road; and
5. With the Preliminary Plan, submit draft forms of the homeowner's association
documents, road maintenance /access easement agreement, and restrictive
covenants or conservation easement which contain use and maintenance
provisions for open space and buffers. The restrictive covenants or conservation
agreement shall designate a Back -up grantee, in the event the homeowner's
association is eliminated.
• Preliminary Plan addressed all conditions of approval of the Concept Plan.
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• Second Action: Planning Board approved Preliminary Plan
• Planning Board approved Preliminary request with staff conditions on a 5 -2 vote.
• Developer opposed dedication of wildlife corridor as an individual lot.
• Planning Board discussion centered on wildlife corridor dedication acreage, the
value of acreage and the ownership of wildlife corridor.
• Planning Board asked the staff and developer to discuss the corridor dedication
and try to resolve the issue.
• Staff offered to reduce the dedication from 5 acres to 2 acres with a 30 foot
easement for maintenance purposes. No acceptance of offer by the developer.
• Dedication of the 2 acres wildlife corridor will fulfill the fee in- lieu -of for Recreation
and Parks.
• Third Action: Board of County Commissioners to consider Preliminary Plan
Options:
1. Action at this meeting or within such further time consented to in writing by the
applicant.
2. If the Board of County Commissioners fails to act at this meeting approval is
directed without conditions.
3. If approved the applicant shall have one (1) year to prepare and file a Final Plat
or to request a one -year extension from the Planning Director.
FINANCIAL IMPACT: Fiscal Impact Analysis included as an attachment.
RECOMMENDATION: Planning Board: Approval
Administration:
Approval, as provided in the attached Resolution of Approval.
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RESOLUTION
OF THE
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS
Date of Meeting August 17, 1999
Name of Subdivision Bradford Ridge
Owner /Applicant Christopher Road Realty, Inc. (Kevin Huggins - agent)
The Board of County Commissioners hereby approves Bradford Ridge subdivision Preliminary
Plat, dated March 30, 1999, and revised on April 8, 1999 and May 18, 1999, and containing 22
lots, subject to the fulfillment of requirements specified herein.
Before the Final Plat of Bradford Ridge can be recorded the following shall be met:
A. Sewage Disposal
1. Each residential lot shall contain an adequate area for well, septic disposal and
repair area, approved by the Orange County Division of Environmental Health.
2. Disclosure that the septic system location may restrict the size and location of
improvements shall be included in a document describing development
restrictions to be recorded concurrently with the Final Plat. The document shall
also disclose that information regarding the tentative location of septic systems
and is available from the Orange County Health Department, Division of
Environmental Health.
B. Roads and Access
1. Bradford Ridge Road shall be constructed to Class A private road standards
within a new, sixty- (60) foot right -of- way /easement. The new easement shall be
shown on the final plat and the existing 60' easement shall be extinguished at the
same time as the final plat is recorded. The new, 60 foot private ingress and
egress easement shown along the lot line between Lots l l and 12 and providing
access to the Plambeck property located south of this tract is not required to be
constructed. Building setbacks for Lots 11 and 12 shall be forty (40) feet from the
easement.
Bradford Ridge Road shall be inspected, and the construction certified in writing,
to the Orange County Planning Department by a North Carolina Professional
Engineer, or a North Carolina Professional Land Surveyor. The location of the
travelway within the platted private road right -of -way shall also be certified.
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1
A letter of credit, escrow agreement, or bond shall be submitted to secure
construction and inspection of Bradford Ridge Road to Class A private road
standards. An estimate of the construction and certification costs must be
prepared by a certified/licensed engineer or grading contractor and submitted to
the Planning and Inspections Department. The financial guarantee must reflect
110% of that estimate and be issued by an accredited financial institution licensed
to do business in North Carolina.
The document describing development restrictions to be recorded along with the
Final Plat shall state that the financial guarantee will not be released until the road
construction has been certified by a North Carolina Professional Engineer or a
North Carolina Registered Land Surveyor.
2. An erosion control plan for construction of Bradford Ridge Road shall be
submitted by the applicant for review and approval by the Orange County Erosion
Control Division.
3. A Private Road Maintenance Agreement for Bradford Ridge Road shall be
submitted to the Planning and Inspections Department and approved by the
County Attorney.
4. Prior to any construction of Bradford Ridge Road or alteration of any existing
access within the right -of -way of Borland Road, the developer /owner shall secure
a driveway permit with the NCDOT District Office. Submit a copy of the
NCDOT- approved permit to the Planning Department at the same time as the
request for Planning Department signatures on the Final Plat. A 10' x 70' sight
triangle shall be shown at the entrance of the subdivision.
All lots shall secure access from Bradford Ridge Road. No driveway access for
either Lot 1 or Lot 22 shall be allowed within 50 feet of the right -of -way of
Borland Road. This restriction shall be stated in a document describing
development restrictions and requirements to be prepared by Planning Staff and
recorded concurrently with the Final Plat.
6. Approved street name signs shall be erected at the intersection of streets as
required in Section IV- B- 3 -c -12 of the Orange County Subdivision Regulations.
Evidence shall be submitted by the applicant that the signs are in place or a copy
of the receipt for purchase of the signs shall be submitted to the Planning
Department.
C. Land Use Buffers and Landscaping
Landscaping shall be preserved as indicated on the approved landscape plan, and
must be inspected and approved by the Planning and Inspections Department prior
to Planning Department signatures on the final plat.
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2. Provisions for protection of existing trees as shown on the approved landscape
plan shall be included in a document describing development restrictions and
requirements to be prepared by Planning Staff and recorded concurrently with the
Final Plat.
3. A Type A Land Use Buffer shall be provided along Borland Road. The buffer
shall be 40 feet in width as shown on the Preliminary Plan and shall provide
sufficient vegetation to meet the standards of Section IV -B -8 -e of the Subdivision
Regulations. Said buffer shall be so noted on the plat, and described in a
document describing development restrictions and requirements to be prepared by
Planning Staff and recorded concurrently with the Final Plat.
D. Drainage
1. The floodway and floodway fringe of the USGA intermittent stream shall be
noted on the face of the Final Plat. Development restrictions within the floodplain
shall be specified on a document describing development restrictions and
requirements to be prepared by Planning Staff and recorded concurrently with the
Final Plat.
2. Impervious surface data, as pursuant to Article 6.23.3c.I of the Zoning Ordinance
shall be included in a document describing development restrictions and
requirements to be prepared by Planning Staff and recorded concurrently with the
Final Plat.
3. A stream buffer shall be provided for a width of 100 feet from the centerline of
the intermittent stream. The width of the buffer shall be stated on the face of plat.
Development restrictions within the buffer shall be specified in a document
describing development restrictions. and requirements to be prepared by Planning
Staff and recorded concurrently with the Final Plat.
4. Locate drainage easements as required following review and approval of the
Erosion Control Plan.
5. A conservation buffer shall be provided to the rear of lots 1 - 11 as indicated on
the Preliminary Plan.
E. Parkland
1. Dedicate the entire wildlife corridor as depicted on Exhibit A in this resolution to Orange
County prior to Planning Department signatures on the Final Plat. Dedication of the corridor
will satisfy the requirement for payment in lieu of parkland dedication. A 30 -foot access
easement along the southern boundary of the subdivision as depicted on Exhibit A of this
resolution shall be recorded along with the corridor. The access easement will not be for
public use. A separate easement document shall be prepared describing the nature of the
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easement and shall contain a provision permitting it to be to extinguished at the time, if ever,
public access to the wildlife corridor is acquired.
2. The entirety of the open space shall be shown on the Final Plat(s) and an easement granted to
the Homeowner's Association for low impact recreation/open space use prior to Planning
Department signatures on the plat.
F. Miscellaneous
1. The Final Plat shall contain a title block and vicinity map in accordance with
Section V -D -2 and V -D -3 of the Orange County Subdivision Regulations.
2. The following easements shall be shown on the plat:
a. drainage easements as required by D.4 above.
b. 30 foot access easement to connect wildlife to Bradford Ridge Road for
maintenance purposes.
3. Minimum building setbacks shall be as indicated on the Preliminary Plat. The
setback requirements shall be stated on the Final Plat, and in a document
describing development restrictions and requirements to be prepared by Planning
Staff and recorded concurrently with the Final Plat.
G. Certifications
1. A Certificate of Survey and Accuracy signed by a Professional Land Surveyor
shall be notarized on the face of the Final Plat.
2. A Certificate of Declaration and Maintenance in the form provided in Section
V -D -6 -b of the Orange County Subdivision Regulations signed by the landowner
and developer shall be on the face of the plat and included in a document
describing development restrictions to be recorded concurrently with the Final
Plat.
3. The Division of Environmental Health shall certify that each lot contains a
suitable area for septic disposal.
4. A Certificate of Approval signed by the Orange County Planning and Inspections
Department.
Signature of Applicant
Clerk to the Board
I, , accept the above listed conditions of subdivision approval, and
acknowledge that each must be met prior to recordation of the final plat.
Applicant
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TEMPORARY! 30 FT. WIDE t
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1 PRIVATE ACCESS
� EASEMENT \
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NOTE: 3.99,
TEMPORARY 30 FT. WIDE PRIVATE ACCESS EASEMENT FOR THE USE OF LOTS WITHIN �-
BRADFORD RIDGE SUBDIVISION AND FOR ORANGE COUNTY ENVIRONMENT AND RESOURCE
CONSERVATION DEPARTMENT MONITORING AND CLEANUP MADE NECESSARY BY STORM
DAMAGE. THIS EASEMENT WILL BE EXTINGUISHED UPON PUBLIC ACCESS, IF ANY, BEING N
ACQUIRED TO THE WILDLIFE CORRIDOR IN THE FUTURE.
DMRONMENiAL HEALTH CEMCA11014
WA
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APPLICATION FOR PRELIMINARY PLAN APPROVAL
O+ � MAJOR SUBDIVISION
ORANGE COUNTY
PLEASE TYPE OR PRINT (INK ONLY)
SUBDIVISION NAME:
LOCATION:
OWNER/DEV
10
4/98
DATE
ADDRESS: /S/ f egSOA �JA�GS/S/ TELEPHONE NO.: f4:2 "•� /lly'
VAOe'L /G4 NL Z ?S"/ f
AGENT /CONTACT: yeov � &- 6 -01.tX TELEPHONE NO.:
A. SUMMARY INFORMATION:
Orange County Tax Map I Block Lot(s) _�_ Township )01WOffi¢/ l
Zoning District(s): ' L/E —
Total Number of Acres:
Total Number of Lots:_ Average Lot Size: , /SSMinimum Lot Size: 2• o/
Number/Type of Structures: (existing) (proposed) ZZ S�.,gIG rMt c✓wP�. 42S
Linear Feet in Streets: al /.. Y Acres in Open Space: 2-6-:;-"
Water Supply: Aiblic (specify) Community . A&1,4 Indivi ual
Wastewater Disposal: Public (specify) Community Individual
School District: _�?ljili�/GE ft/ Fire District:
General Land Uses in Area: Af5 /D Ely /,4 4-
Critical Areas: _ ��� FFE.L stream/drainageways Z46 ,0 lA ood prone areas
watershed (specify) historic sites
other (explain) Lt// p&ar Coe 2155 z
Is the property to be subdivided currently under "farm use value taxation "? Yes No If "yes," please
contact the Orange County Tax Office. Subdivision of the property may require payment of deferred taxes under
"farm use value taxation."
B. All plats must be submitted on sheet no smaller than one inch equals two-hundred feet (1" =200') and no larger than
one inch equals twenty feet (1 " =20') and must contain the following information:
Z subdivision name
✓
zoning of tract and adjacent properties
Aef
name & address of owner(s)
a A
building setback lines by notation
name & address of subdivider
(if other than owner)
f or typical lot layout
✓ location and
...
and width of existing ,
_
name of surveyor, engineer, landscape
proposed easements (drainage, utilities,
hitect or architect, address, -
/
roads, etc.)
registration # & seal
✓. >. ..
existing, proposed and adjoining rights-
(title) Preliminary Plan
of-way including dimensions and street
scale, north arrow
names and State Road numbers. Linear
date of plan preparation and revisions
feet of road centerlines and approximate
_7
�.
township, tax map -block -lot references
/
acreage of new street rights -of -way
:..
Parent Parcel Identification #
!'..:::.'::
existing and proposed utilities, including
deed book and page # of property to be
subdivided
✓�'
type, sizes, hydrants, valves, manholes
and curbs, and
a
existing proposed gutters
• r
boundary described with bearings and
culverts, including sizes and grades
distances
ZION*
location and width of alleys, sidewalks,
total acreage of the tract and acreage of
bike lanes, transit systems, and bus stops
lots, including and excluding area within.
rights -of -way
typical street cross - sections and
intersection details including design and
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control corner
width of travelway and shoulders
C.
✓':. proposed lot lines with dimensions
lot & block numbers
phasing line(s)
topography at ten (10) foot intervals
✓ water bodies, streams, floodways and
floodplains
.:. stream buffers
location and size of parcels dedicated for
public use, recreational use or reserved in
ommon; with purpose noted
:. impervious surface data (if located in
ater supply watershed)
vicinity map showing general location of
subdivision with streets and roads
identified by State Road number and name
y.> landscaping and buffer requirements
township, corporate and extraterritorial
planning jurisdiction lines which cross the
property
OTHER SUBMITTAL REQUREMENTS
1. Twenty -five (25) copies of the Preliminary Plat.
11
_ horizontal al ¥� s
and general cu " d�
streets
✓; permanent features such as buildings,
cemeteries, historic landmarks
AZ ` . • adjoining lot layout names of adjoining
property owners. If subdivided,
subdivision plat name, plat book & page
number, and perimeter lot numbers.
_ location and size of lots of restricted
development potential and notation on
plat regarding same
R -H stormwater detention and/or retention
sites and undisturbed areas for infiltration
purposes (if located in water supply
watershed)
zp,,i identified natural areas and wildlife
corridors
2. One full size copy of an Orange County Tax map (with tax parcels involved clearly marked).
3. Where municipal or OWASA sewer is not available, a copy of the Preliminary;Plat indicating Health
Department approval/denial for each lot shown thereon.
4. Where a private road is proposed, a written statement by the applicant or his/her authorized representative
which sets forth the jusitification for a private road (see Section IV- B -3 -d -I of the Orange County Subdivision
Regulations).
5. Auxiliary documents, in draft form, prepared in accordance with Section VI of this Ordinance which assure
completion and/or maintenance of improvements required by this Ordinance. Such documents may include,
but not be limited to, a private road maintenance agreement and articles of incorporation and restrictive
covenants pertaining to a homeowners association. These documents may be required as necessary as evidence
that the ordinance requirements are being meL
6. Fee - $470 plus $5.00 per lot (one fee for Preliminary and Final Plat).
7. If the subdivision contains 101ots or tppre, the following information shall be submitted with the application:
a. Number of years to buildout. * '/ER"Z f
b. Number of houses to be built during each year until buildout. S
c. Average price of houses including lots for each year to buildout f 206 000. 0 D
I, the applicant, hereby certify that the foregoing application is complete and accurate.
(_tlt it, NAttz ea No Perry, t�%<' oqt:;� W,e,o eQtT'%/ t11JC .
9lr J
APYtICAWPIGNATURE
hAP-<<J 3
DATE
gi
WNER' I TORE
DATE
Q t�
FEES: Amount S 7e • J 0 Date Paid 3 ' 9f Receipt # K 1
12
STAFF EVALUATION OF PRIVATE ROAD JUSTIFICATION
SUBDIVISION: Bradford Ridge Subdivision - Preliminary Plan
DATE: May 26, 1999
The standards contained in the Subdivision Regulations pertaining to public and private roads
are listed below as amended 8/8/94. ' The Planning Staff comment regarding each is provided
in italics.
IV- B- 3-d -1. Roads - Public roads are generally required in all subdivisions and will be
required where it is found that:
1. The subdivision roads would be accepted by the State for maintenance
if:
a. They are built in a manner which satisfies the minimum State
design and construction criteria for subdivision roads; and
(If the road were built according to State construction standards, it would create
more disturbances than the proposed private road and would impact a protected
watenhed.)
b. They would satisfy other requirements for addition to the State
maintenance system, including, but not limited to, the general
density standard of at least two occupied residences for each
one -tenth of a mile of subdivision road; or
(The State's density requirement is I21 occupied residences per tenth of a mile If the
road were built to State standards within a dedicated right -of m%V, it would be
eligible for -State maintenance when eight [81 residences are constructed and
occupier)
2. The subdivision roads emend existing roads which are public or.
(Not applicable The proposed private mad will be within an existing private
easement) .
3. The subdivision roads are part of a development which is located in, an
area designated as Urban or Transition on the Orange County
Comprehensive Plan; or
(Not applicable)
13
4. A proposed road is designated as an arterial or collector on an approved
Thoroughfare Plan for a municipality or in the Orange County
Comprehensive Plan; or
(The road is not designated as arterials or collectors)
5. ' The subdivision roads are part of a non-residential development
consisting of office, retail, industrial, and similar businesses, each located
on a separate lot. This provision shall only apply to that portion of a
subdivision being developed for non residential purposes:
(Not applicable)
However, private roads may be allowed in a subdivision where, is the
judgment of the Planning Board and with the approval of the Board of County
Commissioners, it is found that the nature and location of the subdivision with
respect to other development and the Comprehensive Plan are such that a
private road is justified.
In determining whether to permit private roads in subdivisions, the following
design features will be considered:
1. The location and design of the subdivision is such that it clearly
preserves the rural character of the County through:
a. The provision of lot sizes and building setback lines significantly
greater than required by ordinance provisions. Compliance with
this standard is assured in University Lake Watershed where a
subdivision is required to provide a minimum required lot size of
five acres. Where the minimum required lot size is less than five
acres, compliance is assured when each lot in the subdivision
contains at least twice the minimum required lot size; and/or
(The proposed subdivision is located in the Cane Creek Protected Watershed where
the mxcimum density is one unit per two acres The density proposed in Bradford
Ridge is one unit per three acres Most of the rear building setbacks have been
increased from 20 feet to 75 feet with a 50 foot minimum and are included as part of
the open space.)
b. The retention and/or provision of landscaping and use of
clustering of dwelling units to screen the view of the subdivision
from public roads and/or maintain a wooded or forested
character, maintain scenic views, or preserve wildlife, botanical,
historic, archaeological and/or recreation sites.
14
(The subdivision will not be visible from the public road The creeks and wooded
areas, including the wildlife corridor, will be protected using deed restrictions or a
conservation easement and dedicated open space.)
C. The preservation of site features which directly enhance the
special or unique cultural, historical, archaeological or biological
characteristics of the immediate area.
(The open space as shown on the Concept Plan preserves the streams and adjacent
wooded areas, as well as buffers ad acent to the power line, the subdivision
boundaries, and Borland Road A wildlife corridor designated in the Inventoa of
Natural Areas and Etldlife Habitats of Orange County, follows Cane Creek
and connects natural areas identified at the Cane Creek Reservoir and the Crabtree
Creek Monadnock Ridge located across Borland Road)
2. The number, location and/or size of lots to be located in the subdivision
are such that, even if constructed to State standards, the streets would
not.be accepted by the State for maintenance due to density or other
State requirements.
(lf constructed to State standards, the proposed road would be eligible for State
maintenance when eight [81 residences are constructed and occupied)
3. Recreation and/or open space areas, including lands containing
significant botanical, wildlife, historic and/or archaeological sites, are to
be dedicated and/or preserved through restrictive covenants in amounts
significantly greater than required by standards for recreation/open
space dedication.
(Recreation /open space dedication is voluntary at this location. The applicant has
chosen to reserve a total of 30.99 acres or 44.6% of the subdivision as open space.)
4. Significantly larger than required stream buffers and lot sizes, and/or
other design features are proposed as part of a subdivision to be located
in a Protected Watershed as designated on the Orange County
Comprehensive Plan to reduce the amount of impervious surface and
cause infiltration of storm water runoff to prevent the pollution of
water supply reservoirs.
(This subdivision is located in the Cane Creek Protected Watershed The average lot
size is over three acres, over 50% larger than the minimum. Adjacent to the streams
on the property, more area has been protected beyond the required stream buff en
The proposed private road will protect at least 48,000 square feet or 1.1 acre of
wooded area in the right- of-way that would be cleared and seeded if the roads were
built to State standards.)
15
5. Topographic and environmental features, such as streams, steep slopes,
or watersheds, that would be adversely affected by the use of roads
constructed to State standards because of factors such as significant
amounts of earthwork (cut and fill) that would contribute to increased
run-off of stormwater and siltation.
(Building the roads to State standards would require clearing and grading more area
than with the proposed private road A proposed public right- of-way must be cleared
entirely of all trees and underbrush. Trees and natural understory may remain in a
private right -of -way, provided there is adequate clearance for larger vehicles
Vegetation within a private road right- of-way sometimes provides an area for
immediate infiltration of runoff from the travelway, shoulders and ditches.)
6. The site is already developed to 100% of the capacity which could be
achieved after approval of the subdivision and some or all of the non-
conforming aspects of existing development on the site will be made
more conforming as a result of the proposed subdivision, and all
conforming aspects of the development will remain conforming.
(Not applicable.)
7. There is only one subdivision road proposed. Its length does not exceed
350 feet. It serves no more than five lots. Its grade does not exceed nine
percent. The land being subdivided is not connected to nor is part of
another subdivision required to be served by public roads. In addition,
the average lot size within the subdivision is at least 40,000 square feet.
(Not applicable.)
EVALUATION SUNIlvIARY: The proposed private mad is jusuf red through lower density,
larger setbacks, and protection of natural features through open space dedication. In addition, the
subdivision is located in a protected watershed where disturbance should be minimized finally, a
minor subdivision has been approved to the south of this tract that basically prevents the extension
of a public road in the future: Planning Staff 'recommends that the proposed road be approved as a
Class A private road.
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are planned. Post responded that he would say yes although covenants
have not been discussed.
Barrows asked about the open space and landscape buffers. Kirk
responded that it will be on the recorded plat and there will be
declarations, which will claim that there is a 100 -foot buffer next to the
interstate. Also, the parcel directly to the west of this subdivision has a
100 -foot buffer with the buffer included in the lot.
Barrows asked if the recommendation made by staff that all lots access
the subdivision roads be included. Kirk responded that this could be
added as a condition of approval.
MOTION: Katz moved approval. Seconded by Walters.
Woods recominended that when the applicant brings the plan back to
have a more confirmed analysis of the increase of the stormwater runoff
to one drainage ditch and perhaps a portion of the force main could be
designated as clearings above it
VOTE: • Unanimous.
b. Preliminary Plan
(1) Bradford Ridge Subdivision
(22 Lots - Bingham Township)
Presentation by Robert Davis.
Consideration of the Preliminary Plan for Bradford Ridge Subdivision.
(Concept approved as Savoy Park)
R nest
APPlicant: Kevin Huggins, agent for Christopher Road Realty, Inc.
Subdivision follows the conservation option of flexible development.
22 single - family lots on the 69.49 acres tract.
29.89 acres to be maintained as open space (42.7 %).
Average lot size is 2.93 acres (exclusive of 5 -acre dedication).
Location
The property, located in Bingham Township approximately 600 feet east
Of Chestnut Ridge Church Road (SR 1125), is south of, and fronts on,
Borland Road (SR 1126). An intermittent tributary (per USGS maps) to
Cane Creek meanders along the eastern side of the tract.
Existing Site Conditions •
Zoning:
Agricultural Residential (AR) and Cane Creek Protected Watershed
(maximum impervious surface coverage is six (6) percent).
Adjacent land uses: single - family residential and agricultural.
Physical Description:
Property covered with mixture of hardwoods and pines (except
easement).
150 -foot easement owned by Duke Energv for above around_
16
are planned. Post responded that he would say yes although covenants
have not been discussed.
Barrows asked about the open space and landscape buffers. Kirk
responded that it will be on the recorded plat and there will be
declarations, which will claim that there is a 100 -foot buffer next to the
interstate. Also, the parcel directly to the west of this subdivision has a
100 -foot buffer with the buffer included in the lot.
Barrows asked if the recommendation made by staff that all lots access
the subdivision roads be included. Kirk responded that this could be
added as a condition of approval.
MOTION: Katz moved approval. Seconded by Walters.
Woods recominended that when the applicant brings the plan back to
have a more confirmed analysis of the increase of the stormwater runoff
to one drainage ditch and perhaps a portion of the force main could be
designated as clearings above it
VOTE: • Unanimous.
b. Preliminary Plan
(1) Bradford Ridge Subdivision
(22 Lots - Bingham Township)
Presentation by Robert Davis.
Consideration of the Preliminary Plan for Bradford Ridge Subdivision.
(Concept approved as Savoy Park)
R nest
APPlicant: Kevin Huggins, agent for Christopher Road Realty, Inc.
Subdivision follows the conservation option of flexible development.
22 single - family lots on the 69.49 acres tract.
29.89 acres to be maintained as open space (42.7 %).
Average lot size is 2.93 acres (exclusive of 5 -acre dedication).
Location
The property, located in Bingham Township approximately 600 feet east
Of Chestnut Ridge Church Road (SR 1125), is south of, and fronts on,
Borland Road (SR 1126). An intermittent tributary (per USGS maps) to
Cane Creek meanders along the eastern side of the tract.
Existing Site Conditions •
Zoning:
Agricultural Residential (AR) and Cane Creek Protected Watershed
(maximum impervious surface coverage is six (6) percent).
Adjacent land uses: single - family residential and agricultural.
Physical Description:
Property covered with mixture of hardwoods and pines (except
easement).
150 -foot easement owned by Duke Energv for above around_
17
Wildlife corridor connecting Cane Creek Reservoir to the Crabtree
Creek Monadnock Ridge crosses the southeastern portion of the tract.
Proposed Site Conditions:
Roads:
Access to subdivision is from Borland Road (SR 1126)
(1997 NCDOT Average Daily Traffic: 550 VPD at Orange Grove Road
intersection).
Proposed Bradford Ridge Road (Class A, Private Road) will provide
access to the individual lots.
A 60 -foot private ingresslegress easement is retained for secondary
access to the Plambeck property to the south.
Water and Sewer.
Individual well and conventional septic system on each lot (20 lots
approved for 4- bedroom homes and 2 lots approved for 3- bedroom
homes).
Health Department verified that each lot contains provisionally suitable
soils to locate a septic system.
Open Space:
All open space will be privately owned and protected through
conservation easements and restrictive covenants.
The wildlife corridor will be platted as a separate lot and dedicated to
Orange County.
Agency Comments
Requests for agency review were sent to: NCDOT, Erosion Control,
NRCS, Recreation and Parks, Orange County Schools, County Attorney
and Fire Marshall.
Comments received from attached.
Development Process. Schedule and Action
Planning Board:
First Action: Concept Plan approved by the Planning Board (by a
unanimous vote) February 3, 1999, with the five following conditions:
1. Remove front and side yard setbacks from inclusion in the total open
space area and recalculate open space percentage;
2. Shorten the cul- de-sac by at least fifty (50) feet to minimize
disturbance;
3. On the Preliminary Plan, indicate the stream buffers as required by
Article 6.23 of the Zoning Ordinance;
4. Access to all lots shall. be limited to the new subdivision road; and
5. With the Preliminary Plan, submit draft forms of the homeowner's
association documents, road maintenance/access easement
agreement, and restrictive covenants or conservation easement which.
contain use and maintenance provisions for open space and buffers.
The restrictive covenants or conservation agreement shall designate a
Back -up grantee, in the event the homeowner's association is
eliminated.
Preliminary Plan addresses all conditions of approval of the Concept
Plan.
Second Action: Planning Board to consider Preliminary Plan
Options:
1. Action within forty-five (45) days of this meeting or within such
further time consented to in writing by the applicant.
2. If the Planning Board fails to act within the specified time period,
3. If approved the applicant shall have one (1) year to prepare and file
a Final Plat or to request a one -year extension from the Planning
Director.
FINANCIAL IMPACT: Fiscal Impact Analysis included as an
attachment.
RECOMMENDATION: Planning Staff
Approval, subject to the conditions contained in the attached
resolution of Approval.
Davis pointed out a typo made on page 3 of the Resolution of Approval -
D.3 - "100 meters" should be "100 feet ". He noted that if the wildlife
corridor lot were dedicated to Orange County it would consist of 5 acres,
but if payment were made in lieu of parkland dedication, the cost would
be approximately $9500.00.
Woods asked if the County wanted to own the wildlife corridor. Lincoln
distributed a report from the Environment & Resource Conservation
Department on the joint Recreation & Parks Plan. She noted that in the
report there are different types of areas that the ERCD wants to protect
and the criteria for choosing the wildlife corridors and woodland trails
(copy attached to minutes). Lincoln stated that in this particular area, a
small piece of the wildlife corridor is proposed for a woodland trail.
Barrows expressed concern with people knowing about the trail. Kevin
Huggins, applicant, stated that this is the first time he has heard about a
trail. Lincoln stated that the proposed trail would be very narrow, would
not be something that is used a lot and would not be a main part of the
Recreation and Parks system. It will not be paved, just a possible access
area.
Huggins stated that dedicating the wildlife corridor to the county has just
come up within the last week. He stated that they had talked about
taking the conservation easement across the whole thing with the
Environment and Resource Conservation Department and OWASA. He
expressed concern with the wildlife corridor being a separate lot and
giving it to Orange County. He stated that he would rather have the
separate lot as a conservation easement where the landowners still owned
the land with an easement across it This would give them the rules of
what they can and cannot do on their land. He stated that this has not
been discussed very much with staff but he is willing to do that to come
up with a plan for the area.
Lincoln stated that Bob Jones, Recreation & Parks Director, presented
this before the Recreation and Parks Advisory Council and they wanted
the money to build ballfields and parks instead of this piece of the
corridor because they are not predominately interested in preserving
floodplains and protected areas. She stated that Dave Stancil, ERCD
Director, would be talking to the council about the importance of
obtaining these proposed wildlife corridors. She stated that the corridors
would be a vital part of the overall greenways system. She noted that the
ERCD is working on accepting this type of land rather than the
Recreation and Parks Department. She also noted that ERCD is working;
19
that the Planning Department is asking in the resolution of approval that
this parcel be platted as a separate lot and not be developed so that is it is
possible that this parcel could be deeded to Orange County.
Barrows asked if the Planning Board could approve the preliminary plan
since the developer is not sure that this will be okay. Lincoln responded
that this is a staff recommendation for approval and if this is not
acceptable to the applicant, they can appeal to the Board of
Commissioners. She stated that the Planning Board could take this out
of the resolution of approval. She also stated that this item may be tabled
if the Board desires to give staff more time to work this out, as far as
comments from other agencies, and working with the applicant.
McAdams expressed concern with access to the dedicated property. He
stated that Orange County residents would have permission to use the
property but there would be no access. He stated that access should be
given from one of the adjoining lots from the onset of approval. He
pointed out that he would be definitely opposed to eminent domain to
gain parkland.
Andrews stated that she has a problem with imposing a regulation on the
developer about something that may or may not happen. She stated that
as far as the county is concerned, everything has not been worked out
and its not right to hold up the developer when he can't be told exactly
what the ground rules are.
Woods stated that this is a one time thing. He noted that he thinks that
the county's plan fora wildlife corridor is really good and must be
acquired now.
Andrews agreed but stated that to give this to the County forever may be
a problem. She stated that she has no problem with the county owning it
for a certain number of years. Lincoln stated that the requirement could
be worded that it would be dedicated to Orange County with stipulation.
Huggins stated that if this area is permanent open space, nothing could
be done to it. He noted that it would be a wildlife corridor forever
because it cannot be developed. He stated that the question is, who owns
it
Woods stated that historically many jurisdictions have found that open
space that is part of an individual lot is open space that is much more
frequently abused than open space that is owned by a county or a non-
profit organization. He stated that people who own land with a county
easement will tend to put things on it such as a shed or fence for a
garden.
Huggins stated that if there is, for example, a five acre tract there with no
access, how will anyone know what is put there. Woods stated that the
county's recourse as owners of the property is greater than the recourse of
trying to enforce an easement.
Barrows mentioned that the Planning Board has 45 days in which to
make a decision. She asked the applicant if he would like to discuss this
further with staff. Huggins stated that he would not like to wait an
20
McAdams stated that for instance, if there were no quorum for the next
meeting, the applicant would have approval on the 46* day with no
conditions.
Barrows asked about comments regarding restrictive covenants made by
a citizen at the neighborhood meeting. Huggins responded that they have
been in contact with the citizen's son and information has been sent to
him about issues he was concerned about.
McAdams asked about the number of residents on the road and whether
the road should be private or public. Huggins stated that his attorney has
drafted a document regarding the easement. He stated that an easement
already exists but he would like to locate the road in a different location
to make it easier to access. He further stated that the easement provides
access to property that cannot be subdivided into more than 2 lots; so,
there will be no more than 24 lots using the road.
Woods stated that this is a densely populated area of the county where
there would be almost no recreation space. He stated that he thinks that
this five -acre tract at the end of the cul -de -sac is a good idea.
Barrows stated that McAdams is concerned that if one more resident
moves there, then the road would have to be public. She asked who
would bear the burden of the expense of the road.
McAdams recommended that the county accept the $9500 for payment in
lieu and then buy lot 13 from the applicant.
Barrows noted that if the property is left like it is, it would be open space
for the subdivision but not the citizens. She stated that staff is looking at
acquiring a piece of land for a future wildlife corridor that would be
available to the citizens of the county.
Lincoln stated that greenways were adopted only in the Rural Buffer.
The ordinance requires that the county accept any property designated by
the Comprehensive Plan as a greenway instead of accepting a payment in
lieu of parkland dedication. She stated that a greenways plan has not yet
been adopted for the entire county but expects it to be with the Land Use
Plan update.
Walters stated that when the wildlife corridors were first discussed, it
was not for people to use, it was to leave natural areas for the wildlife.
Lincoln noted that the report she distributed lists the criteria where trails
would be appropriate in these corridors. She stated that some trails can
be put in some of the corridors and this happens to be one of those where
a trail may be appropriate.
Huggins stated that it might be in his best interest to let the land remain
in open space and be owned by the residents of the subdivision.
MOTION: Woods moved approval per staff recommendation. Seconded by Katz.
VOM 5 in favor (Andrews, Barrows, Katz, Selkirk, Woods)
2 opposed (McAdams, Walters)
McAdams stated that he was opposed because of his concern with the
wildlife corridor and the gray area.
Walters stated that her concern is with the way the wildlife corridor
regulations were stated at the beginning and now trails have been added.
AGENDA ITEM #9: INFORMATIONAL PTEMS
a. June Calendar (to be distributed at meeting)
b. Monthly Reports
Lincoln. noted that the Board is scheduled for the regular meeting on July
7 and a Long -Range Planning Session on July 13. She asked the Board
how it felt about having only one meeting in July.
MOTION: Selkirk moved to have one meeting in July on the 13th. Seconded by
Walters.
VOTE: Unanimous.
Barrows asked about ordinance amendments that had been before the
Board that were not heard at the public hearing. Lincoln responded that
the property did not get posted and the letters were not mailed out within
the specified time period.
Walters stated that she had noticed that wording from staff had been
added to agendas going public hearing that the Planning Board did not
approve. She asked if the BOCC okayed adding the extra wording that
the Planning Board did not see. Lincoln stated that it is denoted what
staff and what the Planning Board added. She stated that staff has also
been directed to propose fiuther amendments to the subdivision
regulations which will be coming before the Board for the August public
hearing. Walters expressed concern that a precedent will be set if the
Planning Board does not review things going to public hearing.
AGENDA ITEM #10: ADJOURNMENT
Meeting adjourned 9:05 p.m.
Prepared By
Approved By
Date
21
FISCAL R PACT ANALYSIS FOR BRADFORD RIDGE
RESIDENTIAL SERVICE STANDARD APPROACH
Prepared by
The Orange County Planning Department
May, 1999
PROJECT DESCRIPTION
22
Bradford Ridge Subdivision contains 22 single - family lots and is located in Bingham Township. The
lots are accessed by Bradford Ridge Road, a Class A Private Road which will intersect with Borland Road
approximately 10M feet east of Chestnut Ridge Church Road. The current zoning is AR and Cane PW
(Agricultural Residential and Cane Protected Watershed). The average lot size is 3.15 acres more or less.
Lots will be served by individual wells and septic systems.
Project build -out is estimated at five years. Housing units will be constructed, beginning in .2000, with
completion of the project scheduled for 2005. Units will consist of detached single - family homes, and the
applicant estimates the average sales price to be $200,000, including the lot.
METHODOLOGY
Fiscal impact analysis is a projection of the direct, current, public costs and revenues associated with
residential and non - residential growth in the jurisdiction in which the growth is taking place. Fiscal impact
analysis considers only direct impact in that it projects only the primary costs that will be incurred and the
immediate revenues that will be generated. It calculates the financial effect of a planned development or new
subdivision by considering the current costs and revenues such a development would generate if it were
completed and occupied today. Fiscal impact analysis does not consider the private costs of public action. It is
concerned only with public (governmental) costs and revenues.
The method used in preparing the fiscal impact analysis is the Service Standard Approach. While
only gross expenditures by service category are derived from the Per Capita Method, the Service Standard
method determines the total number of additional employees by service function that will be required as a
result of growth. This method employs average county government costs per person, average school costs
per pupil, an employee to population ratio, and average operating expenses per employee for each service
category and school district. The number of new employees are projected and multiplied times the average
operating expenses (includes personnel, operating and capital costs) per employee. These average costs are
then weighed against per capita and per pupil revenues to project the total net fiscal impact of the
development.
G:robert /bradfisc.doc /may99 /rpd
O
TABLE OF CONTENTS
SERVICE STANDARD APPROACH
PROJECT FISCAL IMPACT ANALYSIS
Section 1 - Project Data
Project Name, Township, School District
Beginning Year, Ending Year, Inflation
Characteristics of Households
Construction Schedule /Cost Data
Section 2 - Local Government and School District Data
Budget Year
Per Capita Revenues
Per Capita Expenditures
Per Student Expenditures
School District Per Employee Expenditures
Employees Per 1000 Population
County Per Employee Expenditure
Other Data
Other Model Constants
School District Data
Section 3 - Demographic Projections Based On Project Data
Total Housing
Total Population
School Children
Additional County Employees
Total
School District Additional Employees
Section 4 - Projected Net Fiscal Impact on County
Tax Base
Revenues
Expenditures
Net Fiscal Impact
Section 5 - Projected Net Fiscal Impact on School District
Revenues
Expenditures
Net Fiscal Impact
Section 6 - Summary of Projected Impacts
Additional Housing
Additional Population
Additional School Children
Tax Base
County Government Balance
School District Balance
Total Net Fiscal Impact
Section 7 - Summary of Projected Public School Capacity Impacts
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24
EXPLANATION OF TERMS AND DATA SOURCES
SECTION 1- PROJECT DATA
Project data includes information about the specific development project. Much, if not all, of the
information is supplied by the applicant. Data inputs include:
Project Name: Name of the project.
Township: Township in which the project is located
School District: School district in which the project is located.
Beginning Year: The first year of the project in which dwelling units are completed and occupied
Ending Year: The last year in which dwelling units are completed and occupied. The template is set to
calculate fiscal impacts for a ten-year period
Inflation Rate: Unless an inflation rate is entered, the template will calculate fiscal impacts based on constant
dollars. Since the inflation rate changes frequently, the Finance Department must be contacted for the most
recent figure.
Persons/Household: The estimated average number of persons /household (dwelling unit) based on 1990
Census data and studies of the number of students per household for the school district in which the project
is located The most recent studies include A Study of Housing Characteristics and Student Generation Rates for
Orange County, N.G (1995) and Technical Report: Calculation of Proportionate Share Impact Fees for Financing
Public Scbool Capital Needs, Orange County, N.G (1996).
Children /Household: The estimated average number of school age children/household (dwelling unit)
based on studies of the number of students per household for the school district in which the project is
located The most recent study is A Study of Housing Characteristics and Student Generation Rates for Orange
County, N.G (1995).
% Non - Elderly: N.C. General Statutes permit an $11,000 exemption to the elderly and disabled who meet
certain income criteria. In the event that elderly units are part of the project, the percentage of eligible
non - elderly units is entered The tax base will automatically be adjusted to reflect the exemption.
Number of Homes: The number of dwelling units to be constructed in the project in each year.
Average Sales Price: The average sales price of all dwelling units based on the number and sales price of
dwelling unit types to be constructed in each year.
SECTION 2 - LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA
Local government data includes information regarding expenditures required to provide County
services and revenues received based on the approved Orange County budget for the fiscal year in which the
G:robert /bradfisc.doc /may99 /rpd
25
project is considered for approval. All information derived from the approved budget remains constant
throughout a fiscal year Guly June) and is changed only with the approval of a new budget.
Local government revenue and expenditure information is compiled on a per capita (per person)
basis. Per capita figures are derived by dividing the total expenditures for a particular service function or
revenue source by the estimated population of Orange County for the year in which the project is considered
for approval. Populations estimates are prepared by the Planning Department.
Data inputs include the following:
Budget Year: The current fiscal year, i.e., 1996 -97.
Per Capita Revenues: The sources of revenue by major category are as follows:
Taxes - Other Than Property: Revenues from taxes other than property taxes include those from sales and
use taxes, franchise taxes, and animal taxes.
Intergovernmental Aid: Revenues from this source, in the form of categorical aid or shared-tax revenues, are
provided through State and federal assistance programs.
Service Charges: Service (or user) ' charges support numerous functions and are charged to those who
voluntarily receive governmental services or use governmental facilities.
Miscellaneous: Miscellaneous revenues include interest earnings on investments, proceeds from license and
permit fees, and all other revenues.
Per Capita Expenditures: Expenditures by major category are as follows:
General Government: Services related to the legislative, administrative, financial, and legal functions of
government.
Public Safety: Law enforcement services and emergency medical services.
Public Works: Efforts related to the maintenance of County -owned property and the provision of sanitation
(solid waste disposal) services.
Human Services: Departments responsible for the provision of health, social, and recreation- related services.
Education: Orange County supports two school units, the Orange County school system and the Chapel
Hill- Carrboro school system. This category includes appropriations made to the designated school system
for Recurring Capital items. Recurring Capital funds are used for general maintenance, purchase of new
equipment/furnishings and vehicle maintenance.
Non - Departmental: Contributions to agencies providing cultural and social services outside the formal
structure of county government. Other expenditures include equipment replacement and contingency funds.
Although there are no employees generated by this category, it has been included as an operating
expenditure. It will be included in Section 4, "Total Annual County Expenditure." These expenditures will
be calculated on a per capita basis as opposed to a per employee basis.
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26
Per Student Expenditures: Information regarding expenditures required to provide educational services and
revenues received are based on the approved school system budgets for the fiscal year in which the project is
considered for approval. All information derived from the approved budgets remains constant throughout a
fiscal year Duly June) and is changed only with the approval of new budgets.
Expenditure information is compiled on a per student basis for County Government Current Expense,
School District and State appropriations. County Government Current Expense funds are used for general
operation purposes including Instruction and Support Services. Federal revenues and expenditures and other
local revenues such as Fund Balance have not been included since they are not directly growth related. Per
student figures are derived by dividing the total appropriation for educational purposes from a particular
source by the estimated number of students to be enrolled in the applicable school system for the year in
which the project is considered for approval. Student enrollments are obtained from the approved school
system budgets.
County Government: Expenditures in this category are based on appropriations to the school systems by
Orange County for Current Expense. The minimum level of per student appropriation is determined by the
State Board of Education.
School District: Expenditures in this category are unique to the Chapel Hill- Carrboro school system and are
based on the level of expenditures possible through assessment of a supplementary school tax.
State: Expenditures in this category are based on appropriations from the State Board of Education.
School District Per Employee Expenditure: Expenditures per employee based on County, School District
and State appropriations, and the total number of school district employees.
Employees Per 1000 Population: The number of employees in a particular service category per 1000
population.
County Per Employee Expenditure: The average operating and capital expenses per employee in
particular service category. Total expenses in each category includes personnel, operating and capital costs.
G:robert /bradfisc.doc /may99 /rpd
27
Other Data:
County Government Tax Rate: The County tax rate per $100 of assessed valuation. Since the per capita
method focuses only on operating expenditures, the tax rate is reduced by an amount equal to the debt
service payments from property taxes for capital projects.
School District Tax Rate: The supplementary tax assessed on behalf of the Chapel Hill- Carrboro school
system.
Assessment Ratio: The ratio of market (sales) value to assessed value based on information supplied by the
Tax Office. The assessment ratio is used to convert market value to assessed value for the purpose of
computing the tax base.
Other Model Constants
Elderly Exemption: For projects developed partially or exclusively for elderly (65 and older) or disabled
individuals whose annual income does not exceed $12,000, an $11,000 tax exemption is used in projecting the
tax base.
School District Employees Per Student: The number of employees per student in a specific school district.
SECTION 3 - DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA
Demographic projections provide information about the number of new residents and school children
anticipated in Orange County resulting from project development. Projections also provide the number of
additional employees required per service function and school district as a result of the new development.
Total Housing Units: The cumulative total of new housing units added each year by project development.
Total Population: The total population added each year by a project derived by multiplying the number of
homes to be constructed by the number of persons per household (see Section 1).
School Population: The total number of school children added each year by a project derived by multiplying
the number of ho=nes constructed by the number of children per household (see Section 1).
Additional County Employees: The number of additional employees required per service category based on
project development.
Total: Total of all additional county employees required based on project development.
School District Additional Employees: The number of additional employees required per school district
based on the project development.
SECTION 4 - PROJECTED NET FISCAL IMPACT ON COUNTY
Tax Base: The tax base represents the increase in assessed property value expected each year resulting from
project development. The values shown are in $1,000's and are derived from a formula which includes the
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28
number and sales price of homes, and the assessment ratio. Where applicable, the percentage of non - elderly
units and elderly exemption are also used.
Revenues: All revenues are derived from a formula which multiplies the per capita revenues (Section 2) times
the projected population (Section 3). The exception to this is the property tax which multiplies the tax base
times the county government tax rate.
Expenditures: All expenditures are derived from a formula which multiplies the per employee expenditure
(Section 2) times the number of additional employees (Section 3).
Net Fiscal Impact: The net balance is the difference between projected expenditures and projected revenues.
A negative net balance indicates that it costs Orange County'more to provide services to a project than it
receives in revenues. A positive net balance indicates that more revenues are received than it costs to serve a
project. Positive net balances in one project may thus be used to offset negative balances in another.
SECTION 5 - PROJECTED NET FISCAL D"ACT ON SCHOOL DISTRICT
Revenues: The County contribution is derived by transferring education expenditures by County
government (Section 4). Revenues derived from the school district tax are derived by multiplying the school
district tax times the tax base. State revenues are derived by multiplying the per student expenditure figure
times the total projected number of school children (Section 3).
Expenditures: Expenditures are derived from a formula which multiplies each per student expenditure
(Section 2) times the total projected number of school children (Section 3) and adding the results.
Net Fiscal Impact: The net balance is the difference between projected expenditures and projected revenues.
A negative net balance indicates that it costs the school system more to provide educational services for
children in a project than it receives in revenues. A positive net balance indicates that more revenues are
received than it costs to serve a project. Positive net balances in one project may thus be used to offset
negative balances in another.
SECTION 6 - SUMMARY OF PROJECTED R"ACTS
SECTION 7 - SUMMARY.OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
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G:robert /bradfisc.doc /may99 /rpd
RESIDENTIAL FISCAL IMPACT TEMPLATE: SERVICE STANDARD METHOD 29
Bureau of Economic & Business Research - University of Florida
Modified 4/15/97 - Orange County, NC Planning Department
SECTION 1 - PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT:
PROJECT: Bradford Ridge
TOWNSHIP: Bingham
CONSTRUCTION PERIOD:
Beginning Year: 2000
Ending Year. 2005
Inflation Rate: 2,500/c
CHARACTERISTICS OF HOUSEHOLDS:
Persons /House: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 2.47
Children /House: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 0.33
% Non-Eiderly. 100.000/0
HOME SALES DATA:
LOCATED TO GENERATE STUDENT DISTRIBUTION BY SCHOOL TYPE
School District:
School Attendance:
Orange County ( 1 1
Elementary School 64%
Average
Distribution
Chapel Hill- Carrboro [ 01
Number of
Sales Price
of Units
Year
Homes
($)
by Year
2000
5
200,000
22.73%
2001
5
200,000
22.730/6
2002
4
200,000
18.180/0
2003
4
200,000
18.180/0
2004
4
200,000
18.180/0
2005
0
0
0.00%
2006
0
0
0.000/0
2007
0
0
0.00°h
2006
0
0
0.00%
2009
0
0
0.000/0
SCHOOL DISTRICT DATA: ENTER -1" IN ( J BESIDE SCHOOL DISTRICT IN WHICH PROJECT IS TO BE
LOCATED TO GENERATE STUDENT DISTRIBUTION BY SCHOOL TYPE
School District:
School Attendance:
Orange County ( 1 1
Elementary School 64%
Middle School 17%
Chapel Hill- Carrboro [ 01
High School 19%
g: robert/may99 /bradfisc.xis /rpd
SECTION 2 - LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA 30
BUDGET YEAR:
1996 -97
COUNTY POPULATION: 105898
SCHOOL DISTRICT STUDENT POPULATION: 5680
COUNTY EMPLOYMENT:
POSITIONS
PER CAPITA
General Government
108.60
0.0010
Public Safety
142.95
0.0013
Public Works
50.00
0.0005
Human Services
264.07
0.0025
Education (School District)
818.00
0.0077
SCHOOL DISTRICT EMPLOYMENT:
POSITIONS
PER STUDENT
Total
818.00
0.1440
COUNTY PER CAPITA REVENUES ($):
REVENUES
PER CAPITA
Taxes - Other Than Property
4653250
43.94
Intergovernmental
9007481
85.06
Service Charges
3388055
31.99
Miscellaneous
1738939
16.42
COUNTY PER CAPITA EXPENDITURES ($):
EXPENDITURE
PER CAPITA
General Government
6804231
64.25
Public Safety
7274334
68.69
Public Works
2871690
27.12
Human Services
17112641
161.60
Education (Recurring Capital)
750000
7.08
Non - Departmental
3163481
29.87
COUNTY PER EMPLOYEE EXPENDITURE ($):
EXPENDITURE
PER EMPLOYEE
General Government
6804231
62654.06
Public Safety
7274334
50887.26
Public Works
2871690
57433.80
Human Services
17112641
64803.43
Education (Recurring Capital)
750000
916.87
SCHOOL DISTRICT PER STUDENT EXPENDITURES ($): EXPENDITURE PER STUDENT
County Government 10121760 1782.00
School District 0 0.00
State 21523177 3789.29
SCHOOL DISTRICT PER EMPLOYEE EXPENDITURES ($): EXPENDITURE PER EMPLOYEE
County Government 10121760 12373.79
School District 0 0.00
State 21523177 26311.95
TAX DATA: ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EXEMPTION:
County Tax Rate ($) 0.8111 Per $100 Assessed Valuation
School District Tax Rate [$) 0.0000 Per $100 Assessed Valuation
Assessment Ratio 100.00
0 $11,000 Where Applicable
31
SECTION 3 - DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA
YEAR
2000
2001
2002
2003
2004
HOUSING UNITS
5
10
14
18
22
POPULATION
12
25
35
44
54
SCHOOL CHILDREN
Elementary
1
2
3
4
5
Middle
0
1
1
1
1
High School
0
1
1
1
1
TOTAL
2
3
5
6
7
COUNTY GOVERNMENT
ADDITIONAL EMPLOYEES
General Government
0.01
0.03
0.04
0.05
0.06
Public Safety
0.02
0.03
0.05
0.06
0.07
Public Works
0.01
0.01
0.02
0.02
0.03
Human Services
0.03
0.06
0.09
0.11
0.14
TOTAL
0.07
0.13
0.18
0.24
0.29
SCHOOL DISTRICT
0.10
0.19
0.27
0.34
0.42
ADDITIONAL EMPLOYEES
YEAR
2005
2006
2007
2008
2009
HOUSING UNITS
22
22
22
22
22
POPULATION
54
54
54
54
54
SCHOOL CHILDREN
Elementary
5
5
5
5
5
Middle
1
1
1
1
1
High School
1
1
1
1
1
TOTAL
7
7
7
7
7
COUNTY GOVERNMENT
ADDITIONAL EMPLOYEES
General Government
0.06
0.06
0.06
0.05
0.06
Public Safety
0.07
0.07
0.07
0.07
0.07
Public Works
0.03
0.03
0.03
0.03
0.03
Human Services
0.14
0.14
0.14
0.14
0.14
TOTAL
0.29
0.29
0.29
0.29
0.29
SCHOOL DISTRICT
0.42
0.42
0.42
0.42
0.42
32
SECTION 4 - PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT
YEAR
2000
2001
2002
2003
2004
TAX BASE ($1000)
1000
2025
2876
3748
4641
REVENUES ($j
Property Tax
8111
16425
23324
30396
37645
Other Taxes
543
1112
1596
2104
2636
Intergovernmental
1050
2153
3090
4072
5102
Service Charges
395
810
1162
1532
1919
Miscellaneous
203
416
597
786
985
TOTAL ($)
10302
20916
29770
38890
48286
EXPENDITURES ($j
General Government
794
1627
2334
3076
3854
Public Safety
848
1739
2496
3289
4120
Public Works
335
687
985
1298
1627
Human Services
1996
4091
5871
7737
9693
Education
3028
6207
8907
11738
14705
Non - Departmental
369
756
1085
1430
1792
TOTAL ($)
7369
15107
21678
28569
35790
NET FISCAL IMPACT ($)
2933
5810
8091
10322
12496
YEAR
2005
2006
2007
2008
2009
TAX BASE ($1000)
4757
4876
4998
5123
5251
REVENUES ($j
Property Tax
38586
39551
40539
41553
42592
Other Taxes
2702
2769
2838
2909
2982
Intergovernmental
5229
5360
5494
5632
5772
Service Charges
1967
2016
2067
2118
2171
Miscellaneous
1010
1035
1061
1087
1114
TOTAL($)
49493
50731
51999
53299
54631
EXPENDITURES ($)
General Government
3950
4049
4150
4254
4360
Public Safety
4223
4329
4437
4548
4662
Public Works
1667
1709
1752
1795
1840
Human Services
9935
10183
10438
10699
10966
Education
15073
15450
15836
16232
16638
Non - Departmental
1837
1883
1930
1978
2027
TOTAL ($1
36685
37602
38542
39506
40494
NET FISCAL IMPACT ($)
12808
13128
13457
13793
14138
g: robert/may99/bradfisc.xis /rpd
33
r
SECTION 5 - PROJECTED FISCAL IMPACT OF PROJECT ON SCHOOL DISTRICT
YEAR
2000
2001
2002
2003
2004
REVENUES ($)
County
3028
6207
8907
11738
14705
School District
0
0
0
0
0
State
6252
12817
18393
24239
30366
TOTAL($)
9280
19024
27300
35977
45071
EXPENDITURES ($)
County
3028
6207
8907
11738
14705
School District
0
0
O
0
0
State
6252
12817
18393
24239
30366
TOTAL ($J
9280
19024
27300
35977
45071
NET FISCAL IMPACT [$)
0
0
0
0
0
YEAR
2005
2006
2007
2008
2009
REVENUES ($)
County
15073
15450
15836
15232
16538
School District
O
0
0
0
0
State
31125
31903
32701
33519
34357
TOTAL[$)
46198
47353
48537
49750
50994
EXPENDITURES ($)
County
15073
15450
15836
16232
16638
School District
0
0
0
0
0
State
31125
31903
32701
33519
34357
TOTAL ($)
46198
47353
48537
49750
50994
NET FISCAL IMPACT ($)
0
0
0
0
0
g: robert/may99 /bradfisc.xls /rpd
34
SECTION 6 - SUMMARY OF PROJECTED DEMOGRAPHIC /FISCAL IMPACTS
YEAR
2000
2001
2002
2003
2004
HOUSING UNITS
5
10
14
18
22
POPULATION
12
25
35
44
54
SCHOOL CHILDREN
Elementary
1
2
3
4
5
Middle ,
0
1
1
1
1
High School
0
1
1
1
1
TOTAL
2
3
5
6
7
COUNTY EMPLOYEES
0.07
0.13
0.18
0.24
0.29
SCHOOL EMPLOYEES
0.10
0.19
0.27
0.34
0.42
TAX BASE ($1000)
1000
2025
2876
3748
4641
COUNTY BUDGET ($]
Revenues
10302
20916
29770
38890
48286
Expenditures
7369
15107
21678
28569
35790
BALANCE
2933
5810
8091
10322
12496
SCHOOL DISTRICT BUDGET ($]
Revenues
9280
19024
27300
35977
45071
Expenditures
9280
19024
27300
35977
45071
BALANCE
0
0
0
0
0
COMBINED BUDGETS ($)
Revenues
19582
39941
57069
74868
93358
Expenditures
16649
34131
48978
64546
80862
BALANCE
2933
5810
8091
10322
12496
YEAR
2005
2006
2007
2008
2009
HOUSING UNITS
22
22
22
22
22
POPULATION
54
54
54
54
54
SCHOOL CHILDREN
Elementary
5
5
5
5
5
Middle
1
1
1
1
1
High School
1
1
1
1
1
TOTAL
7
7
7
7
7
COUNTY EMPLOYEES
0.29
0.29
0.29
0.29
0.29
SCHOOL EMPLOYEES
0.42
0.42
0.42
0.42
0.42
TAX BASE ($1000)
4757
4876
4998
5123
5251
COUNTY BUDGET ($]
Revenues
49493
50731
51999
53299
54631
Expenditures
36685
37602
38542
39506
40494
BALANCE
12808
13128
13457
13793
14138
SCHOOL DISTRICT BUDGET ($]
Revenues
46198
47353
48537
49750
50994
Expenditures
46198
47353
48537
49750
50994
BALANCE
0
0
0
0
0
COMBINED BUDGETS ($)
Revenues
95692
98084
100536
103049
105626
Expenditures
82883
84955
87079
89256
91488
BALANCE
12808
13128
13457
13793
14138
g: robert/may99 /bradfisc.xis /rpd
35
SECTION 7 - SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
SCHOOL DISTRICT DATA:
School District:
School Attendance:
Orange County YES j
Elementary School 640/a
2004
Middle School 17%
Chapel Hill-Carrboro NO j
High School 190/0
YEAR
2000
2001
2002
2003
2004
SCHOOL CHILDREN
2822
Middle
1522
Middle
1240
Elementary
1
2
3
4
5
Middle
0
1
1
1
1
High School
0
1
1
1
1
TOTAL
2
3
5
6
7
YEAR
2005
2006
2007
2008
2009
SCHOOL CHILDREN
2822
Middle
1522
Middle
1240
Elementary
5
5
5
5
5
Middle
1
1
1
1
1
High School
1
1
1
1
1
TOTAL
7
7
7
7
7
SCHOOL CAPACITIES - ALL SCHOOLS
2000
CURRENT ENROLLMENT - ALL SCHOOLS
2002
Elementary
3328
Elementary
2822
Middle
1522
Middle
1240
High School
1520
High School
1457
TOTAL
6370
1 TOTAL
5519
YEAR
2000
2001
2002
2003
2004
PROJECTED ENROLLMENT
Elementary
2823
2824
2825
2826
2827
Middle
1240
1241
1241
1241
1241
High School
1457
1458
1458
1458
1458
TOTAL
5521
5522
5524
5525
5526
YEAR
2005
2006
2007
2008
2009
PROJECTED ENROLLMENT
Elementary
2827
2827
2827
2827
2827
Middle
1241
1241
1241
1241
1241
High School
1458
1458
1458
1458.
1458
TOTAL
5526
5526
5526
5526
5526
g: robert/may99 /bradfisc.xls /rpd
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1 1 5XI L�m
RESOLUTION
OF THE
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS
Date of Meeting August 17, 1999
Name of Subdivision Bradford Ridge
Owner /Applicant Christopher Road Realty, Inc. (Kevin Huggins - agent)
The Board of County Commissioners hereby approves Bradford Ridge Subdivision Preliminary
Plat, dated March 30, 1999, and revised on April 8, 1999, and May 18, 1999, and containing 22
lots, subject to the fulfillment of requirements specified herein.
Before the Final Plat of Bradford Ridge can be recorded:
A. Sewage Disposal
1. Each residential lot shall contain an adequate area for well, septic disposal and
repair area, approved by the Orange County Division of Environmental Health.
2. Disclosure that the septic system location may restrict the size and location of
improvements shall be included in a document describing development
restrictions to be recorded concurrently with the Final Plat. The document shall
also disclose that information regarding the tentative location of septic systems
and is available from the Orange County Health Department, Division of
Environmental Health.
B. Roads and Access
1. Bradford Ridge Road is conditionally approved and if constructed, shall be
constructed to Class A private road standards within a new, sixty- (60) foot right -
of -way /easement. This easement shall be shown on the final plat. The existing
60' easement shown on the plat that will be extinguished shall be shown as
extinguished and a separate document shall be recorded with the final plat
providing for its extinguishment. The 60 foot private ingress and egress easement
shown along the lot line between Lots 11 and 12, and providing access to the
Plambeck property located south of this tract, is not required to be constructed.
Building setbacks for Lots 11 and 12 shall be forty (40) feet from the easement.
Approval of Bradford Ridge Road as a Class A private road is in consideration for
dedication of five (5) acres of wildlife corridor by the developer. Without the
dedication of the five acres of wildlife area described in Section E of this
Resolution, Bradford Ridge would be approved, if at all, with Bradford Ridge
Road as a public road.
G: robert/may25/bradrres. doc/rpd
The dedication of the wildlife area described below and Bradford Ridge Road as a
private road may be read as reciprocal considerations of each other, and the
invalidation of one results in the invalidity of the other.
Bradford Ridge Road shall be inspected, and the construction certified in writing,
to the Orange County Planning Department by a North Carolina Professional
Engineer, or a North Carolina Professional Land Surveyor. The location of the
travelway within the platted private road right -of -way shall also be certified.
M
A letter of credit, escrow agreement, or bond shall be submitted to secure
construction and inspection of Bradford Ridge Road to Class A private road
standards. An estimate of the construction and certification costs must be
prepared by a certified/licensed engineer or grading contractor and submitted to
the Planning and Inspections Department. The financial guarantee must reflect
110% of that estimate and be issued by an accredited financial institution licensed
to do business in North Carolina.
The document describing development restrictions to be recorded along with the
Final Plat shall state that the financial guarantee will not be released until the road
construction has been certified by a North Carolina Professional Engineer or a
North Carolina Registered Land Surveyor.
2. An erosion control plan for construction of Bradford Ridge Road shall be
submitted by the applicant for review and approval by the Orange County Erosion
Control Division.
3. A Private Road Maintenance Agreement for Bradford Ridge Road shall be
submitted to the Planning and Inspections Department and approved by the
County Attorney.
4. Prior to any construction of Bradford Ridge Road or alteration of any existing
access within the right -of -way of Borland Road, the developer /owner shall secure
a driveway permit with the NCDOT District Office. Submit a copy of the
NCDOT- approved permit to the Planning Department at the same time as the
request for Planning Department signatures on the Final Plat. A 10' x 70' sight
triangle shall be shown at the entrance of the subdivision.
5. All lots shall secure access from Bradford Ridge Road. No driveway access for
either Lot 1 or Lot 22 shall be allowed within 50 feet of the right -of -way Borland
Road. This restriction shall be stated in a document describing development
restrictions and requirements to be prepared by Planning Staff and recorded
concurrently with the Final Plat.
G: roberUmay25 /brad rres.doc/rpd
6. Approved street name signs shall be erected at the intersection of streets as
required in Section IV- B- 3 -c -12 of the Orange County Subdivision Regulations.
Evidence shall be submitted by the applicant that the signs are in place or a copy
of the receipt for purchase of the signs shall be submitted to the Planning
Department.
C. Land Use Buffers and Landscaping
1. Landscaping shall be preserved as indicated on the approved landscape plan, and
must be inspected and approved by the Planning and Inspections Department prior
to Planning Department signatures on the final plat.
2. Provisions for protection of existing trees as shown on the approved landscape
plan shall be included in a document describing development restrictions and
requirements to be prepared by Planning Staff and recorded concurrently with the
Final Plat.
3. A Type A Land Use Buffer shall be provided along Borland Road. The buffer
shall be 40 feet in width as shown on the Preliminary Plan and shall provide
sufficient vegetation to meet the standards of Section IV -B -8 -e of the Subdivision
Regulations. Said buffer shall be so noted on the plat, and described in a
document describing development restrictions and requirements to be prepared by
Planning Staff and recorded concurrently with the Final Plat.
D. Drainage
1. The floodway and floodway fringe of the USGA intermittent stream shall be
noted on the face of the Final Plat. Development restrictions within the floodplain
shall be specified on a document describing development restrictions and
requirements to be prepared by Planning Staff and recorded concurrently with the
Final Plat.
2. Impervious surface data, as pursuant to Article 6.23.3c.1 of the Zoning Ordinance
shall be included in a document describing development restrictions and
requirements to be prepared by Planning Staff and recorded concurrently with the
Final Plat.
3. A stream buffer shall be provided for a width of 100 feet from the centerline of
the intermittent stream. The width of the buffer shall be stated on the face of plat.
Development restrictions within the buffer shall be specified in a document
describing development restrictions and requirements to be prepared by Planning
Staff and recorded concurrently with the Final Plat.
4. Locate drainage easements as required following review and approval of the
Erosion Control Plan.
G: roberVmay25 /bradrres.doc/rpd
5. A conservation buffer shall be provided to the rear of lots 1 - 11 as indicated on
the Preliminary Plan.
E. Parkland
1. Dedicate to Orange County five (5) acres of wildlife corridor to be held by Orange
County as a wildlife corridor, as depicted on Exhibit A to this resolution. The
dedication shall be shown on the Final Plat and by warranty deed to Orange
County. Dedication of the wildlife corridor is required to justify approval of
Bradford Ridge Road as a private road. Further, this dedication is deemed to
satisfy the requirement for payment in lieu of parkland dedication. A 30 feet wide
access easement along the southern boundary of the subdivision as depicted on
Exhibit A of this resolution and the connecting 60 feet wide access easement
shown on Exhibit A from the southern boundary of Bradford Ridge Subdivision
to Bradford Ridge Road shall also be recorded along with the corridor. The
access easement shall not be for public use. A separate easement document shall
be prepared describing the nature of the easement, granting it to Orange County
for Orange County Environment and Resource Conservation Department
monitoring and clean up made necessary by storm damage and to the owners of
property in Bradford Ridge, their heirs and assigns and shall contain a provision
permitting it to be extinguished at the time, if ever, public access to the wildlife
corridor is acquired.
2. The entirety of the open space outside of the Wildlife Corridor shall be shown on
the Final Plat(s) and an easement to this open space granted to the Homeowner's
Association for low impact recreation/open space use to be recorded concurrently
with the Final Plat.
F. Miscellaneous
1. The Final Plat shall contain a title block and vicinity map in accordance with
Section V -D -2 and V -D -3 of the Orange County Subdivision Regulations.
2. The following easements shall be shown on the plat:
a. drainage easements as required by DA above.
b. 30 feet wide access easement and 60 feet wide access easement to connect the.
Wildlife Corridor to Bradford Ridge Road for maintenance purposes.
3. Minimum building setbacks shall be as indicated on the Preliminary Plat. The
setback requirements shall be stated on the Final Plat, and in a document
describing development restrictions and requirements to be prepared by Planning
Staff and recorded concurrently with the Final Plat.
G: roberdmay25/brad rres. doc/rpd
G. Certifications
A Certificate of Survey and Accuracy signed by a Professional Land Surveyor
shall be notarized on the face of the Final Plat.
2. A Certificate of Declaration and Maintenance in the form provided in Section
V -D -6 -b of the Orange County Subdivision Regulations signed by the landowner
and developer shall be on the face of the plat and included in a document
describing development restrictions to be recorded concurrently with the Final
Plat.
3. The Division of Environmental Health shall certify that each lot contains a
suitable area for septic disposal.
4. A Certificate of Approval signed by the Orange County Planning and Inspections
Department.
Each of the provisions of this Resolution are dependent on each of the other
provisions. Deletion of any of the provisions by court order will nullify the
preliminary plan approval of the Bradford Ridge Subdivision.
everly A. Vythe
Clerk to the Board ofoun Corxnissioners
SEAL:
j- Liti accept the above listed conditions of
acknowledge that each must be met prior to recordation of the final plat.
0 xe5�'
Kev' ggins, Agent
G: robert/may25 /brad rres.doc/rpd
,v
...jr I.-
))0 71013
Date
s
�A
approval,
I,