HomeMy WebLinkAboutAgenda - 09-16-2003- 9dORANGE COUNTY
BOARD OF COUNTY COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: September 16, 2003
Action Agenda
Item No. 77
SUBJECT: Mill Creek II Subdivision (Section Two) — Preliminary Plan
DEPARTMENT: Planning & Inspections . PUBLIC HEARING: (Y /N) No
ATTACHMENT(S):
1) Resolution of Approval
2) 8/6/03 Planning Board Minutes
3) Application
4) Agency Reviews
5) Fiscal Impact Analysis
6) Vicinity Map
7) Approved Concept Plan
8) Phasing Plan
9) Preliminary Plan
10) Open Space Plan
INFORMATION CONTACT:
Craig Benedict, Director, ext. 2592
Carla Thames, Planner I, ext. 2603
Robert P. Davis, Planner III, ext. 2580
TELEPHONE NUMBERS:
Hillsborough
732 -8181
Chapel Hill
968 -4501
Durham
688 -7331
Mebane
336 - 227 -2031
PURPOSE: To consider the Preliminary Plan for Mill Creek II Subdivision (Section Two).
BACKGROUND:
Request Preliminary Plan approval for a Conventional subdivision
Applicant: Brad Walker
Owner: Norman and Peggy Walker
• TMBL: 3.2..15 (part of) PIN: 9836 -34 -9111 (part of)
140.13 acre tract (Total Concept Approval)
• Forty two (42) single family residential lots on 98.26 acres in this Section
• Average gross lot size: 2.33 acres
• Average lot size: 1.18 acres (51,400.8 square feet)
• Minimum to actual lot ratio (MTALR) = 0.40
Location
• Cheeks Township
• East side of Mill Creek Road (SR 1343) approximately ' /a mile south of High Rock Road
(SR 1340) intersection
Lots
Average Lot
Size Gross
% Open Space
Acres Open
Space
Conventional
42
2.33 Acres
41.5%
40.82 Acres
Location
• Cheeks Township
• East side of Mill Creek Road (SR 1343) approximately ' /a mile south of High Rock Road
(SR 1340) intersection
Existing Site Conditions
Zoning
• Rural Residential (R -1); Back Creek Protected Watershed (12% impervious surface)
• Minimum zoning lot size: 40,b00 square feet
• Adjacent Land Uses: Single- family residential, agriculture and undeveloped lots.
Physical Description
• Gently rolling
• Predominately wooded
• Perennial stream /pond and unregulated wetlands along eastern boundary.
Proposed Site Conditions
Roads:
• The subdivision will be accessed from Mill Creek Road (SR 1343).
• All roads shall be public and built to North Carolina Department of Transportation
(NCDOT) standards and in accordance with County requirements.
Open Space
• Primary open space tracts 05 and 07 protect existing stream and pond and provide for
wildlife and water resource protection.,
• Primary open space tract 03 consists primarily of existing hardwood and evergreen forest
and connects to large open space tract previously approved in Section One.
• Secondary open space tract 08 provides 1.66 acres to be dedicated to the Homeowners'
Association for future development of active recreation area.
• Proposed Section Two provides 40.82 acres of open space (41.5 %)
• Orange County Subdivision Regulations do not specify a minimum open space
requirement for conventional subdivision.
• Previously approved Section One provided 15.95 acres of open space (37.1%).
• Total open space for both phases is 56.77 acres (40.5 %).
• Homeowners' Association required to maintain open space and land use buffers
• Protection of the intermittent stream (on entire tract) with stream buffer to be provided on
the final plat
Water — Sewer
• Individual wells and septic tanks provided for each lot
Recreation & Parks
• Recreation dedication required: 2.751 acres (98.26 acres x.028)
• No recreational resources found on site; payment in lieu reasonable alternative to
dedication. [42 lots x $455 = $19,110]
Development Process, Schedule and Action
• First Action: Concept Plan approved by the Planning Board (by unanimous vote)
November 2, 2000, with concerns raised about adequate ground water resources to
support additional houses without adversely affecting existing wells.
• The USGS Water Resources Report has been received.
Planning Board asked that a disclosure be provided on the Final Plat that Pintail Drive
is subject to future extension. (Condition B. Roads 11 addresses this concern and will
also require disclosure on the development restrictions recorded along with the Final
Plat.)
Interconnectivity of open space was discussed. A question regarding Lot P10
intruding into the open space area was raised.
Second Action: Planning Board unanimously recommended Preliminary Plan
Approval. August 6, 2003
Questions regarding the use and connectivity of open space.
Third Action: Board of County Commissioners to consider Preliminary Plan
1. The application shall be placed on the Board of County Commissioners agenda within
90 days of the Planning Board recommendation.
2. The Board shall consider the application within a reasonable amount of time.
3. During deliberations and consideration of the application, the Board may defer
consideration at any point in time to pursue additional analysis and review.
4. If the Preliminary Plan is approved by the County Commissioners, the applicant shall
have one (1) year to prepare and submit a Final Plat or to request a one -year
extension from the Planning Director.
FINANCIAL IMPACT: A Fiscal Impact Analysis is attached.
RECOMMENDATION: Administration
Approval, in accordance with the attached Resolution of Approval.
Planning Board
Approval, in accordance with the attached Resolution of Approval.
Planning Staff
Approval, in accordance with the attached Resolution of Approval
4
RESOLUTION
OF THE
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS
Date of Meeting: September 16, 2003
Name of Subdivision: Mill Creek II (Section Two)
Owner /Applicant: C. Norman and Peggy Walker /Brad Walker
The Board of County Commissioners hereby approves Mill Creek II (Section Two) Subdivision
Preliminary Plat, dated February 24, 2003, and containing 42 lots, subject to the fulfillment of
requirements specified herein.
All roads shall be irrevocably dedicated to the general public and constructed to standards of the
North Carolina Department of Transportation ( NCDOT). The approval of this resolution
authorizes and directs the Orange County Manager to accept for the County on behalf of the
public generally, the offer of dedication of Widgeon Way, Drake Road, Goose Lane and
Albatross Way. This acceptance of dedication of the general public shall be without
maintenance responsibility. These roads shall be maintained by the owner /applicant (C.
Norman Walker and Brad Walker) until such time as they are accepted for maintenance by
NCDOT or some other government body.
Before the Final Plat of Mill Creek II (Section Two) 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 require 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. Widgeon Way, Drake Road, Goose Lane and Albatross Way shall be constructed to
NCDOT standards within a 50 -foot right of way with 5 -foot utility easements on each
side. Construction shall be inspected and approved by NCDOT.
LOU
A letter of credit or escrow agreement or other security shall be submitted to secure
construction of Widgeon Way, Drake Road, Goose Lane and Albatross Way to
NCDOT standards. An estimate of the construction cost must be prepared by a
certified /licensed engineer or grading contractor and submitted to the Orange County
Planning Department and verified by the County Engineer. The financial guarantee
5
must reflect 110 percent 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 with the Final Plat
shall state that the financial guarantee will not be released until the road construction
has been inspected and approved by NCDOT.
2. An erosion control plan for construction of all streets shall be submitted by the
applicant for review and approval by the Orange County Erosion Control Division prior
to any disturbance on the site.
3. All lots shall secure access from an internal street within the subdivision. No corner lot
access shall be allowed within 50 feet of the right -of -way of an intersection. This
restriction shall be shown on the final plat and stated in a document describing
development restrictions and requirements to be prepared by Planning Staff and
recorded concurrently with the Final Plat.
4. Right turn lane at intersection of Mill Creek Road and Pintail Drive to be constructed in
accordance with NCDOT standards.
5. Approved street name signs shall be erected at the intersection of streets as required
in Section IV- 13- 3 -c -12 of the Orange County Subdivision Regulations. The signs are
to be double sided, erected and approved prior to Planning Department signatures on
the final plat.
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. Landscaping shall be placed behind
the sight distance triangles at intersections.
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.
D Drainage
1. 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.
2. Locate drainage easements on Final Plat as required following review and approval of
the Erosion Control Plan.
E Parkland
The payment in -lieu parkland dedication fee shall be paid prior to Planning
Department signatures on the Final Plat. The fee is $455 per recorded lot.
6.
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.2 above
1. The minimum building setback requirements and impervious surface maximums 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.
2. If sign is anticipated, reserve a sign easement location on open space lot.
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 Dedication 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.
5. NCDOT shall certify that Teal Street, Widgeon Way, Drake Road, Goose Lane and
Albatross Way have been constructed to NCDOT standards or that construction plans
have been approved in accordance with NCDOT standards.
NOW THEREFORE BE IT RESOLVED by the Board of Orange County Commissioners
that the Preliminary Plan for Mill Creek II (Section Two) is approved in accordance with the
above mentioned conditions and attached Preliminary Plat dated February 24, 2003.
Upon motion of Commissioner , seconded by Commissioner
, the foregoing resolution was adopted this day of
, 2002.
I, Donna Baker, Clerk to the Board of Commissioners for the County of Orange, North
Carolina, DO HEREBY CERTIFY that the foregoing is a true copy of so much of the proceedings
of said Board at a meeting held on , 2002 as relates in any way to the
adoption of the foregoing and that said proceedings are recorded in Minute Book No. of the
minutes of said Board.
WITNESS my hand and the seal of said County, this day of ,2002.
Clerk to the Board of County Commissioners
Seal
M
MINUTES
ORANGE COUNTY PLANNING BOARD
AUGUST 6, 2003
REGULAR MEETING: 6:30 -9:30 P.M.
MEMBERS PRESENT: Jay Bryan, Chapel Hill at Large; Nicole Gooding -Ray, Chapel Hill at
Large; Craufurd Goodwin, Hillsborough Representative; Dr. Barry Katz, Chapel Hill at Large;
Sam Lasris, Chapel Hill at Large; Howard McAdams, Cheeks Representative; Renee Price,
Chapel Hill at Large; Hunter Schofield, Cedar Grove Representative; Theodore Triebel, Little
River Representative
MEMBERS ABSENT: Noah Ranells, Bingham at Large; Maria Tadd, Bingham Representative;
STAFF PRESENT: Craig Benedict, Orange County Planning Director; Tom Altieri,
Comprehensive Planning Supervisor, David Lentzer, Planner H; Eddie Kirk, Planner 11; Karen
Lincoln, Transportation Planner; Dianne Reid, Economic Development Director
OTHERS PRESENT: Bill Bird (Developer), Forest Evans (sales for BB Walker), Steve Yuhasz
(Surveyor)
AGENDA ITEM #1: CALL TO ORDER AND ROLL CALL
Chair Gooding -Ray called the meeting to order.
AGENDA ITEM #2: INFORMATIONAL ITEMS
a. September, 2003 Calendar
• August 11, 2003 Board of Adjustment regarding a 150 -foot AT &T Tower
in the Bingham Township
• August 19, 2003 Work Session for the August 25 meeting at 5:30 P.M. in
the Government Services Center
• August 25, 2003 Joint Meeting of the County Commissioners
b. Board of Adjustment Agenda Cover Sheet — August 11, 2003
AGENDA ITEM #3: CONSIDERATION OF ADDITIONS TO AGENDA
Craig Benedict asked to switch items 11 and 12 around on the agenda.
Chair Gooding -Ray agreed.
AGENDA ITEM #4: APPROVAL OF MINUTES
May 7, 2003 — Regular Meeting
MOTION was made by Barry Katz to accept the minutes with minor changes. Jay Bryan
seconded motion.
VOTE: Unanimous
AGENDA ITEM ##6: CHAIR COMMENTS
Chair Gooding -Ray had no comments.
A
AGENDA ITEM ##7: COMMITTEE /ADVISORY BOARD REPORTS
a. Board of Adjustment
At the last meeting, there was a kennel approved. Also and AT &T Tower to be approved was
delayed.
b. Agricultural Preservation Board
No one attended the meeting.
c. Ordinance Review Committee
Chair Gooding -Ray delayed the update until after the discussion about the items at the Public
Hearing.
AGENDA ITEM ##8: MILL CREEK II
a. Lots: 42 — Cheeks Township
PURPOSE: Consideration of the Preliminary Plat for Mill Creek H Subdivision (Section Il)
BACKGROUND:
REQUEST PRELIMINARY PLAT APPROVAL FOR A CONVENTIONAL SUBDIVISION
Applicant: Brad Walker
Owner: Norman and Peggy Walker
• TMBL: 3.2..15 (part of) PIN: 9836 -34 -9111 (part of)
• 140.13 acre tract (Total Concept Approval)
• Forty two (42) single family residential lots on 98.26 acres in this phase
• Average lot size: 1.18 acres (51,400.8 square feet)
• Minimum to actual lot ratio (MTALR) = 2.34
Location
• Cheeks Township
• East side of Mill Creek Road (SR 1343) approximately' /4 mile south of High Rock Road (SR
1340) intersection
Existing Site Conditions
Zoning
• Rural Residential (R -1); Back Creek Protective Watershed (12% impervious surface)
• Minimum zoning lot size: 40,000 square feet
• Adjacent Land Uses: Single - family residential, agriculture and undeveloped lots.
Lots
Average Lot Size
Gross
% Open Space
Acres Open
Space
Conventional
42
1.18 Acres
41.5%
40.82 Acres
Location
• Cheeks Township
• East side of Mill Creek Road (SR 1343) approximately' /4 mile south of High Rock Road (SR
1340) intersection
Existing Site Conditions
Zoning
• Rural Residential (R -1); Back Creek Protective Watershed (12% impervious surface)
• Minimum zoning lot size: 40,000 square feet
• Adjacent Land Uses: Single - family residential, agriculture and undeveloped lots.
Physical Description
• Gently rolling
• Predominately wooded.
10
Proposed Site Conditions
Roads:
• The subdivision will be accessed from Mill Creek Road (SR 1343)
• All roads shall be public and built to NCDOT standards and in accordance with County
requirements.
Open Space
• Open space areas in this phase are comprised primarily of evergreen forest
• 40.82 acres (41.5 by this phase)
• Orange County Subdivision Regulations do not specify a minimum open space requirement
for conventional subdivision.
• Homeowners Association required to maintain open space and land use buffers.
• Protection of the intermittent stream (on entire tract) with stream buffer to be provided on the
final plat.
Water — Sewer
• Individual wells and septic tanks provided for each lot.
Recreation & Parks
Recreation dedication required: 2.751 acres (98.26 acres x .028)
No recreational resources found on site; payment in lieu reasonable alternative to dedication.
[42 lots x $455 = $19110.00]
Development Process, Schedule, and Action
• First Action: Planning Board to consider Concept Plan
The Planning Board approved the conventional concept plan for Mill Creek H on November
2, 2000 with the following conditions:
1. All roads shall be public and proposed to be built to NCDOT standards with additional
five (5) foot utility easements on each side. The right -of- -way at street intersections shall
be improved to NCDOT standards. Sight distance triangles (10' x 70') shall be
delineated on the plat for each street at intersections, as appropriate.
2. Driveway access points shall be a minimum of 50 feet from the intersection of street
rights -of -way.
3. All common areas (stream buffers, building buffers, landscape buffers) must be clearly
identified on the preliminary and final plats and maintained by the Homeowners
Association. The common areas cannot be subdivided or recombined with adjacent lots.
Draft forms of the Homeowners Association documents, including restrictive covenants
and conservation easements, that contain use and maintenance provisions for the open
space and buffers must be submitted for review by the County Attorney as part of the
preliminary plat approval process. The restrictive covenants or conservation agreement
3
ii
shall designate a backup grantee in the event that the Homeowners Association is
eliminated.
4. The location of drainage ways, stream buffers and floodplains shall be delineated on the
preliminary and final plats, along with appropriate information regarding restrictions.
5. The preliminary plat shall indicate areas for on -site infiltration of storm water that
demonstrates compliance with Article 6.23.3a of the Orange County Zoning Ordinance.
6. The preliminary plat shall show the location of tree protection fencing and contain a note
requiring the installation of tree protection fencing prior to any grading to ensure the
protection of vegetation within all buffers and open space.
7. All street names to be reserved with GIS section of Planning Department prior to
submittal of preliminary plat subdivision request.
8. Non vehicular access easements shall be shown on Preliminary Plan.
• Second Action: Planning Board to consider Preliminary Plat
Options: 1. Action (recommend approval, approval with conditions, or denial) within two
regularly scheduled meetings or;
2. Within such further time consented to in writing by the applicant.
3. If the Planning Board renders at tie vote, or fails to act within the specified
period, approval of the Preliminary Plat is directed to the Board of County
Commissioners with the Planning Board's minutes and the Planning
Department staff s recommendations.
FINANCIAL IMPACT: A Fiscal Impact Analysis is attached.
RECOMMENDATION: Staff Recommendation
The Planning Staff recommends approval in accordance with the attached resolution.
RESOLUTION OF THE ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS
Date of Meeting: Auggst 6, 2003
Name of Subdivision: Mill Creek H (Section Two)
Owner /Applicant: C. Norman and Peggy Walker/Brad Walker
The Board of County Commissioners hereby approves Mill Creek H (Section Two) Subdivision
Preliminary Plat, dated February 24, 2003, and containing 42 lots, subject to the fulfillment of
requirements specified herein.
All roads shall be irrevocably dedicated to the general public and constructed to standards of the
North Carolina Department of Transportation (NCDOT). The approval of this resolution
authorizes and directs the Orange County Manager to accept for the County on behalf of the
public generally, the offer of dedication of Widgeon Way, Drake Road, Goose Lane and
Albatross Way. This acceptance of dedication of the general public shall be without
maintenance responsibility. These roads shall be maintained by the owner /applicant (C. Norman
4
12
Walker and Brad Walker) until such time as they are accepted for maintenance by NCDOT or
some other government body.
Before the Final Plat of Mill Creek H (Section Two) can be recorded:
Sewage Disposal
Each residential lot shall contain an adequate area for well, septic disposal and repair area,
approved by the Orange County Division of Environmental Health.
Disclosure that the septic system location may require 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.
Roads and Access
Widgeon Way, Drake Road, Goose Lane and Albatross Way shall be constructed to NCDOT
standards within a 50 -foot right of way with 5 -foot utility easements on each side. Construction
shall be inspected and approved by NCDOT.
16144
A letter of credit or escrow agreement or other security shall be submitted to secure
construction of Widgeon Way, Drake Road, Goose Lane and Albatross Way to
NCDOT standards. An estimate of the construction cost must be prepared by a
certified/licensed engineer or grading contractor and submitted to the Orange County
Planning Department and verified by the County Engineer. The financial guarantee
must reflect 110 percent 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 with the Final Plat shall state
that the financial guarantee will not be released until the road construction has been inspected
and approved by NCDOT.
An erosion control plan for construction of all streets shall be submitted by the applicant for
review and approval by the Orange County Erosion Control Division prior to any disturbance on
the site.
All lots shall secure access from an internal street within the subdivision. No corner lot access
shall be allowed within 50 feet of the right -of -way of an intersection. 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.
5
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. The signs are to be erected and
approved prior to Planning Department signatures on the final plat.
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. Landscaping shall be placed behind the sight distance
triangles at intersections.
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.
Drainage
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.
Locate drainage easements. on Final Plat as required following review and approval of the
Erosion Control Plan.
1 ,14I[:I
The payment in -lieu parkland dedication fee shall be paid prior to Planning Department
signatures on the Final Plat. The fee is $455 per recorded lot.
Miscellaneous
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.
The following easements shall be shown on the plat:
Drainage easements as required by D.2 above.
The minimum building setback requirements and impervious surface maximums 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.
If sign is anticipated, reserve a sign easement location on open space lot.
Certifications
n
13
14
A Certificate of Survey and Accuracy signed by a Professional Land Surveyor shall be notarized
on the face of the Final Plat.
A Certificate of Dedication 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.
The Division of Environmental Health shall certify that each lot contains a suitable area for
septic disposal.
A Certificate of Approval signed by the Orange County Planning and Inspections Department.
NCDOT shall certify that Teal Street, Widgeon Way, Drake Road, Goose Lane and Albatross
Way have been constructed to NCDOT standards or that construction plans have been approved
in accordance with NCDOT standards.
NOW THEREFORE BE IT RESOLVED by the Board of Orange County Commissioners that
the Preliminary Plan for Mill Creek H (Section Two) is approved in accordance with the above
mentioned conditions and attached Preliminary Plat dated February 24, 2003.
Upon motion of Commissioner , seconded by Commissioner
the foregoing resolution was adopted this day of
, 2002.
I, Donna Baker, Clerk to the Board of Commissioners for the County of Orange, North
Carolina, DO HEREBY CERTIFY that the foregoing is a true copy of so much of the
proceedings of said Board at a meeting held on , 2002 as relates in any way
to the adoption of the foregoing and that said proceedings are recorded in Minute Book No.
of the minutes of said Board.
WITNESS my hand and the seal of said County, this day of , 2002.
Clerk to the Board of County Commissioners
Eddie Kirk presented the consideration of the Preliminary Plat for Mill Creek II Subdivision
(Section II). The average lot size will be 1.18 acres. The Planning Board approved the
conventional concept plan for Mill Creek II on November 2, 2000 with 65 lots. There are a total
of 54, which would be 11 lots less than the original plan. Phase I had 12 lots and this phase will
have 42 lots. Some of the lots had increased in size.
Sam Lasris asked if Mill Creek was already approved and would this approval be just for Mill
Creek II.
Eddie Kirk answered yes and there are 12 lots already in this area.
7
15
Chair Gooding -Ray asked if the open space was continuous between the two phases. Benedict
pointed out where the open space would be.
Chair Gooding -Ray asked if there would be room for a trail to go between the two places.
Forest Evans responded yes.
Ted Triebel asked if the increase in the lot size would anticipate the size of the houses to be 2, 3
and 4 bedrooms.
Forest Evans stated there would be no 2 bedrooms, just 3 and 4 bedrooms.
Ted Triebel expressed concern about the Soil/Site Evaluation (033). The design flow was 360
gpd, which is for a 3 bedroom.
Forest Evans stated that they only build spec houses using 4 or 5 different plans. The houses are
3 bedrooms with the option to add another bedroom if the lot would re -perk. He assumed the
Homeowner's Association would want to develop the open space to trails and/or playgrounds.
Ted Triebel referred to page 029, paragraph 3, the 3,000 feet of perennial stream corridor. Was
that the stream on the map?
Forest Evans replied yes, and it has a buffer along the whole stream and the open space.
Ted Triebel asked what the buffer was.
Forest Evans replied the buffer was 85 feet on both sides of the stream.
Craufurd Goodwin asked if the developer could name the roads since they were public roads.
Eddie Kirk replied that the developer could propose names for them and as long as they are
approved through Land Records.
MOTION made by Barry Katz to approve the plan. Seconded by Craufurd Goodwin.
VOTE: Unanimous
AGENDA ITEM #9: ITEMS HEARD AT MAY 27, 2003 PUBLIC HEARING
i. Open burning
Presenter: Craig Benedict:
Craig Benedict stated that the State has given Orange County an opportunity to have open
burning regulations as part of their zoning and subdivision regulations. The restrictions only
apply when someone asks for a new subdivision or development. This would be part of the 13
conditions of a subdivision.
0
APPLICATION FOR PRELIMINARY PLAN APPROVAL 16
MAJOR SUBDIVISION 4/98
ORANGE COUNTY
DATE - 12:5,-463
PLEASE TYPE OR PRINT (INK ONLY)
SUBDIVISION NAME: 9 C� I f /% CR& e AC
LOCATION: A); �/ [' i2 e e iL 96,g 0
OWNER/DEVELOPER: VdA1 "A,%1 AJA //<e/2
ADDRESS: '1-3/7 d ,eJW 9 xa/- TELEPHONE NO.:
D JA &A9 ay- -/�A-
AGENT /CONTACT: �� p (�� Ile- &/Z TELEPHONE NO.: '73 2 - s'%d %
732- s-7J`%
A. SUMMARY INFORMATION: r
Orange County Tax Map 3 Block 2 Lot(s) 1 5 Township ZA C,tC
Zoning District(s): _g - t 3 p. c yc - "P w/
Total Number of Acres: i q'7 p c-
Total Number of Lots: Average Lot Size: 2.7.2 Minimum Lot Size: ) ,nc,
Number/Type of Structures: (existing) —6(oWe (proposed) -; 4e - ,b i
Linear Feet in Streets: -1560, Acres in Open Space: 3 1?. 2 /
Water Supply: PR; ✓A �c Public (specify) Community Individual
Wastewater Disposal: fAi un j a Public (specify) Community Individual
School District: E r1A)v v Fire District: _ E
General Land Uses in Area: fL e S ; ye-11 4.. /
Critical Areas: Mo "p stream/drainageways No N e flood prone areas
AID ni a watershed (specify) A(e N e historic sites
other (explain)
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:
subdivision name
name &address of owner(s)
name & address of subdivider
(if other than owner)
name of surveyor, engineer, landscape
architect or architect, address,
registration # & seal
— ry (title) Preliminary Plan
✓':: >:.: <.:k scale north arrow
✓` ?^ r date of plan preparation and revisions
✓ K ' > >> township, tax map - block -lot references
✓ '' >:' h Parent Parcel Identification #
deed book and page # of property to be
subdivided
✓ ' '' < V boundary described with bearings and
distances
total acreage of the tract and acreage of
lots, including and excluding area within
rights -of -way
control comer
✓�: > < <$ zoning of tract and adjacent properties
w:t N
building setback lines by notation
or typical lot layout
✓ < <,
—
location and width of existing and
proposed easements (drainage, utilities,
roads, etc.)
✓ ' '' > «'}
-
existing, proposed and adjoining rights-
of -way including dimensions and street
names and State Road numbers. Linear
feet of road centerlines and approximate
acreage of new street rights -of -way
f`? r
existing and proposed utilities, including
type, sizes, hydrants, valves, manholes
existing and proposed curbs, gutters and
culverts, including sizes and grades
location and width of alleys, sidewalks,
bike lanes, transit systems, and bus stops
✓fir = <'
typical street cross - sections and
intersection details including design and
width of travelway and shoulders
(please complete reverse side)
> <<
proposed lot lines with,dimensions
_
lot & block numbers
phasing line(s)
. ....
topography at ten (10) foot intervals
r
✓ >-
water bodies, streams, floodways and
floodplains
✓ <' i "'>
stream buffers
✓ '<f
location and size of parcels dedicated for
public use, recreational use or reserved in
common, with purpose noted
'} '•:`:
impervious surface data (if located in
water supply watershed)
vicinity map showing general location of
subdivision with streets and roads
identified by State Road number and name
;5'
.
landsca in and buffer re uirements
P g q
"%
township, corporate and extraterritorial
planning jurisdiction lines which cross the
property
C. OTHER SUBMITTAL REQUREMENTS
1. Twenty-five (25) copies of the Preliminary Plat.
17
✓ ` r f horizontal alignment, centerline radius,
and general curve data on all proposed
streets
permanent features such as buildings,
cemeteries, historic landmarks
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 { stormwater detention and/or retention
sites and undisturbed areas for infiltration
purposes, (if located in water supply
watershed)
identified natural areas and wildlife
—:
corridors
2. One full size copy of an Orange County Tax map (with tax parcels involved clearly marked).
`/33. 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 -1 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 met.
46 v6. Fee - $470 plus $5.00 per lot (one fee for Preliminary and Final Plat).
7. If the subdivision contains 10 lots or more, the following .information shall be submitted with the application:
, -yes a. Number of years to buildout.
S b. Number of houses to be built during each year until buildout.
�5-opp c. Average price of houses including lots for each year to buildout.
I, the applicant, hereb ertify that the foregoing application is complete and accurate.
APPLICANT'S SIGNATURE OWNER'S SIGNATURE
Z- 2s -o3
2 -2s -d3
DATE DATE
FEES: Amount / Date Paid Receipt #
ORANGE COUNTY
ENVIRONMENT AND RESOURCE CONSERVATION DEPARTMENT
MEMORANDUM
To: Carla Bateman
From: Rich Shaw
Date: June 30, 2003
Re: Proposed Mill Creek II Subdivision (Section 2)
Thank you the opportunity to review and comment on the proposed subdivision
referenced above. My comments are generally intended to a) address any concerns
that ERCD may have with respect to potential impacts on important natural and
cultural resources, and b) identify any areas that could be desirable for possible
dedication to the County for public recreation /open space pursuant to current
subdivision regulations.
The preliminary plat for Mill Creek II (Section 2) shows that over 38 acres (39 %) are
to be set aside as permanent open space and deeded to a homeowners' association.
The open space is associated with the unnamed stream that flows through a
southeastern portion stream of the property. From the 1998 orthophoto it appears
that the stream corridor is comprised of mixed hardwoods and scattered pine, while
most of the areas to be developed are dominated by younger pine. The photo also
shows a two -acre pond, which is not identified on the preliminary plat. J
From a natural resource protection standpoint, the proposed subdivision provides
more than the required amount of open space and protects about 3,000 feet of
perennial stream corridor within the Back Creek water supply watershed.
In conclusion, the plan appears consistent with the County's desire to minimize
adverse environmental impacts with respect to the protection of floodplains,
wetlands, natural areas and wildlife habitat. I do not recommend that any land be
considered for possible dedication for public recreation /open space.
Let me know if you have any questions or would like to discuss further.
cc: Dave Stancil
Environment and Resource Conservation
PO Box 8181 / 306 -A Revere Road
Hillsborough, NC 27278
(919) 245 -2597
� ..
rim
Im
gg
20
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AICP, Director
Current Planning .Division tea` + 306F Revere Road
(919) 245 -2575 t� ¢ 52 Hillsborough,
(919) 644 -3002 (FAX) North Carolina, 27278
0
REQUEST FOR AGENCY REVIEW:
DATE: May 19, 2003
FROM: ORANGE COUNTY PLANNING AND INSPECTIONS DEPARTMENT
TO: Ren Ivins, Soil and Erosion Control
We have received the attached plat/plan for consideration:
Project name: Mill Creek II Subdivision, Section II
Applicant: Norman Walker /Brad Walker
Type: Preliminary #Lots /Units Proposed: 42
Township: Cheeks Tax Map: 2 Block: Lot: 15
Location: East side of Mill Creek Road, 1/ mile south of High Rock Road
Project Summary: The Preliminary Plan was just received by the Planning Staff and
will go to the Planning Board.
Planning Department Comments:
Please submit any comments to the Planning Department by: May 23
If you have any questions, please contact: Carla Bateman
At 732 -8181, extension: 2603
�J�ty w4 /1'
Orange County Health Department D Q
u �� a
Jonathan Klein, MD, Chair Rosemary L. Summers, MPH, DrPH
e.,-* Orange County Board of Health Health Director
Environmental Health Division
Ron Holdway, Division Director
306-0 Revere Road, P.O. Box 8181
Hillsborough, NC 27278 Betty Borland Barbara Stokes
www.co. orange. nc. us /orange /envhlth[ Administrative Assistant Office Assistant
August 28,.2003
SOIL /SITE Evaluation Summary for:
Mill Creek II Subdivision, Section II
Cheeks Township Map 2 Lot 15
Map Date Revised July 29, 2003
i
Janet Southerland, DDS, Vice-Chair
Orange County Board of Health U.1hea N—�UftN..xn
Phone: (919) 245 -2360 FAX: (919) 644 -3006
Chapel Hill Durham Mebane
(919)96&4501 (919) 688 -7331 (919) 227 -2031
Lot #
DESIGN FLOW
SYSTEM TYPE
13
360 gpd
Conventional w /pump
14
360 gpd
Shallow Trench Conventional w /pump
15
360 gpd
Shallow Trench Conventional w /pump
16
360 gpd
Conventional w/ pump
17
360 gpd
Shallow Trench Conventional
18
360 gpd
Shallow Trench Conventional w /pump
19
360 gpd
Shallow Trench Conventional
20
360 gpd
Conventional
21
360 gpd
Conventional w /pump
22
360 gpd
Conventional w /pump
23
360 gpd
Shallow Trench Conventional w /pump
24
360 gpd
Conventional
25
360 gpd
Conventional
26
360 gpd
Conventional
27
360 gpd
Conventional w /pump
a
Jim Brown, RS Perry Burns, RS Alan Clapp, RS, LSS Greg Grimes, RS
Tom Konsler, RS
David Hecht, RS
Ron Hedrick, RS
Jan Jackson, RS
Wendy Thigpen, RS
-- - -
EH Sunervisor
EH Specialist
EH Specialist
EH Specialist
EH Specialist
22
360 gpd
Shallow Trench Conventional w /pump
360 gpd
Conventional
360 gpd
Conventional
360 gpd
Conventional w /pump
360 gpd
Conventional
360 gpd
Shallow Trench Conventional
360 gpd
Shallow Trench Conventional w /pump
360 gpd
Conventional
360 gpd
Shallow Trench Conventional
360 gpd
Conventional
360 gpd
Conventional
360 gpd
Conventional
360 gpd
Conventional
360 gpd
Conventional
360 gpd
Conventional
360 gpd
Conventional w /pump
360 gpd
Conventional w /pump
360 gpd
Conventional
360 gpd
Conventional
360 gpd
Conventional w /pump
360 gpd
Shallow Trench Conventional w /pump
360 gpd
Shallow Trench Conventional w /pump
360 gpd
Conventional
360 gpd
Conventional
23
52 360 gpd Conventional w /pump
53 360 gpd Shallow Trench Conventional
54 360 gpd Shallow Trench Conventional w /pump
NOTES:
The design flow is based upon the number of bedrooms applied for by the property owner or developer. The design
flow for a bedroom is 120 gallons /day (gpd). (e.g. 360 gpd = 3 bedrooms)
Proposed house locations are provided by the property owner or developer as required by 15A NCAC 18A .1900 -
.1969 (The Laws and Rules for Sewage Treatment and Disposal Systems).
The design flow, type system, and pump requirement are subject to change based upon the application and site plan or.
plat submitted for the Wastewater Construction Authorization.
The blocked areas on the accompanying plat are the limits of the provisionally suitable soils as evaluated by the
Orange County Health Department.
It should be noted that all lots having a conventional -type drain field with pump are reviewed at a minimum of every
five years by the health department as required by 15A NCAC 18A .1961 (Maintenance of Sewage Systems).
Ultra Shallow Trench Conventional Systems are placed in areas with 24 inches or more of provisionally suitable
soil/site characteristics and a 6 -10" soil cap is placed over the trenches.
Shallow Trench Conventional Systems are placed in areas with 30 inches or more of provisionally suitable soil/site
characteristics.
Conventional Trench Systems are placed in areas with 36" inches or more of provisionally suitable soil/site
characteristics.
Innovative Trench Systems can be used in areas with 24 -36 "of provisionally suitable soil/site characteristics.
The approved septic areas should be kept free of vehicular traffic, logging, grading, and compacting activities.
It is the responsibility of the property owner or developer to maintain the integrity of the septic areas prior to system
construction and installation. No parking, cutting or filling shall be allowed in or around the drain field areas.
Drainage ways and easements should be utilized to convey storm water run -off to the storm water retention areas.
These conveyances should not be located through designated septic drain field areas.
This report is for planning purposes only and does not constitute any approval. Lot approval is granted by the health
department only in the form of an Improvement Permit.
24
FISCAL IMPACT ANALYSIS FOR MILL CREEK If - SECTION II
RESIDENTIAL SERVICE STANDARD APPROACH
Prepared by
The Orange County Planning Department
July 23, 2003
PROJECT DESCRIPTION
Mill Creek Two - Section II subdivision contains 42 buildable lots and is located
in Cheeks Township. The lots are accessed by a new public road, which intersect
with Mill Creek Road. The current zoning is R1 -Rural Residential District. The average
lot size is approximately 1.739 acres. Lots will be served by wells and individual septic
systems.
Project build -out is estimated at three years Housing units will be constructed,
beginning in 2004, with completion of the project scheduled for 2007. Units will consist
of detached single - family homes, and the applicant estimates the average sales
price to be $145,000 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.
25
TABLE OF CONTENTS
SERVICE STANDARD APPROACH
PROJECT FISCAL IMPACT ANALYSIS
Section I - 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
26
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.C. (1995) and Technical Report: Calculation of Proportionate
Share Impact Fees for Financing Public School Capital Needs, Orange County, N.C.
(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.C. (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.
PAFA
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 project is considered for approval. All
information derived from the approved budget remains constant throughout a fiscal
year (July -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.
M
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.
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 (July -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 flax.
State: Expenditures in this category are based on appropriations from the State Board
of Education.
WE
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 a particular service category. Total expenses in each category includes
personnel, operating and capital costs.
30
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 homes 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.
31
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 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 IMPACT 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
32
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 IMPACTS
SECTION 7 - SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
RESIDENTIAL FISCAL IMPACT TEMPLATE: SERVICE STANDARD METHOD 33
Modified 8/22/01 - Orange County, NC Planning Department
SECTION 1 - PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT:
P gJyyT� H 1x q'� u' a 7 $h psi 1 u A
�yX:�.
TOWNSHIP: Cheeks
CONSTRUCTION PERIOD:
} s
• a� � c +� � s � ��... �����a ,���•��s�+..ai �u-re�rax�'Rr�� �� F �" �j,� ,�i�T�r
Ending Year: 2007
CHARACTERISTICS OF HOUSEHOLDS:
Children /House ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW, 0.52
. .
HOME SALES DATA:
f
m 3
�*�*iTi
® ®
fr.€
p.
R f
"611,
,
b F.,
.. ...
if" 1, i JC
S
UW
xs
$lY$
ttixy
,t Ni i
#"`, l ..
o,
-k,,
=011 3S S�d`� �ft
ON
�i ��3yyi -9
.
Sze
1
1
1 1��•
Note: All calculations below are based upon the developer's projected buildout, The developer has the
than the amount granted.
SECTION 2 - LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA
34
x�20:0�02.
aw,t'ur ✓u«:at 'SZ,:.:x�'». 'u - e .:v....,C�''::asSu:.. w
,..arF,
COUNTY POPULATION: 118227
.,"''?3 Sir*;.cme :"x.1nm1'^. ice. x.y� hfi;�,S., t.- •mr '�v }3k r'S 2 E1 '� , S ^i s, a i s3�z U h"`t S tt`�`sa t: °5 �C i0y. -r �.
C ®1DIS1RC�STUDE�IT PMLATIONh r.KIhu`•W,
COUNTY EMPLOYMENT: POSITIONS PER CAPITA
�'i^:;
-„, ����it�' r3aN: �6�: ra�k ��au.��„wi.e�ib`s✓&�a.3;.�i'fi7 s�.��.•au.;a s.',�.,'iii l,saa�'.... .�'ii�d..d�fn.ayC..tS� �'Y� ��;,;. �a1�! i��r�, ix..},>. db. 1,r;�s�,rvruzirdik:,..Y,9...,.>, ��i. +z.' :xi .�`.
Public Safety 177.50 0.0015
N' �Y"tgig-, �
S� '$'Y n£�"�..'k" L a
slt n u 5 w'eG i
Human Services 314.34 00027
SCHOOL DISTRICT EMPLOYMENT: POSITIONS PER
d :A.� $fs+, ,� a ' a7 � ,�. ... i°i. $ �7r c �� . #u�. .::. '✓.[4 r ..;��' -'qk �� .,�5#r in $�Ay�""� , xkbS�ri',� AC.dr%Sfi C �xT., U �.DEr � N
kl 4I. N
COUNTY PER CAPITA REVENUES ($): REVENUES PER CAPITA
.,,h, lj. {°s'�ks�s`'A'te&,, .. r•Lx "'���i,.. �. �-. F key 4
8 IIC1r ,rO �> �EM,�s
�8E - M.e � 81 st i7a. 4.a�,.L hu lLt.,c x« '� : �;'•s',' :qs. ,� r
Intergovernmental 13123958 111.01
Miscellaneous 5857788 49.55
COUNTY PER EMPLOYEE EXPENDITURE ($): EXPENDITURES PER EMPLOYEE
Public Safety 10419788 58703.03
�•�
Human Services 26368802 83886.24
SCHOOL DISTRICT PER STUDENT EXPENDITURES ($): EXPENDITURES PER STUDENT
School District 0 0.00
_, . .a i�r.
SCHOOL DISTRICT PER EMPLOYEE
m
TAX DATA: ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EXEMPTION:
School District Tax Rate ($) 0.0000 Per $100 Assessed Valuation
0 $11,000 Where
SECTION 3 -
DEMOGRAPHIC PROJECTIONS BASED
PROJECT DATA
SECTION 4 - PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT 36
•� c��
�� 1 1•
1 1
1
/ l 0
1 1 1 0'
4 #' i ` •_ • •
,9�
g
t
t�
s�xt
111
TMx
{!{F?, 1 0
11:4,e
Property Tax
•1
'fUX
1
:tya�
�s
x
"aS r<f ®
• •
�}�tti�®
®��
Y, r�4i
REVENUES
Service Charges
9 1
• WE
�' • , '3� t
Property •
7J''pa
®
Miscellaneous
2
pp®�.
0 x t 1 1 �'
J
EXPENDITURES
ir'�' - &�I l6
�i1t"
Intergovernmental
�;�1��,41 i ® •q.,�zlFkf
i
L'7b
�4y {1 i ,}t�
�CtSit
�.
arry`t&
Public Safety
off}'
X11 4..5
s d • 5+v ;tC
lut�•}'
7r�` °�° tAk �, ,�C,'yitFyk�
Public Works
Service Charges 'R_
1
Human
3" eps�Sm w� • • �t�
• 0 ®# - 29793
Y`t %'t
k�v N •t
Education
Miscellaneous
C("y,N,'X�ir.
®Q
•
"k'i='M1`�
5 ®V eaJ
•
-i 1 `}
� 'RE
TOTAL
,t
Fa, I�
EE199
:NET FISCAL IMPACT
-46028
TOTAL
gpyn1
'"IS�'
0
� �
•
�
e 1
f 7
• 1 1 �4
t•
I B
General Government
Public Safety
z�',�p''
•
,
Public Works
Human Services
�;h�
fC ®�
�i,
•
17 T.r.
i a d •,
• • iW;,oi_'k
�NP�y�YP'
!�' P d
® •
Eaucation
fns
�R,�rtti
t + �
��
Non-Departmental
t
�nx ° °
d i •`rT'iL�
° ® %'�t�t
• ®.
r[.�'s
TOTAL
7 ��'
�1 i"1�.�
1
i � )V i• i., {�i„^_6��
• • •
ABC l
� D24
7
_3`
��F�^
• A- �`3��}[�
9��P,(.�dd% ky A„'
p�
\�
')' k' y r ;
NET FISCAL IMPACT
d` T "�'e .�
YEAR
it F 0 1 1 1
�d
1 eF { 1 1
�t
TAX BASE 111
4 #' i ` •_ • •
L
r
yeti
s r 1 7306
t
REVENUES
Property Tax
VNP
OtherTaxes
"aS r<f ®
• •
�}�tti�®
®��
Y, r�4i
Intergovernmental
Service Charges
9 1
• WE
�' • , '3� t
1 • W ..[ •
.mot
7J''pa
®
Miscellaneous
2
pp®�.
TOTAL
0 x t 1 1 �'
'' 0 •q e 1 e
rtR i.5
EXPENDITURES
ir'�' - &�I l6
�i1t"
General Government
�;�1��,41 i ® •q.,�zlFkf
i
L'7b
�4y {1 i ,}t�
�CtSit
�.
arry`t&
Public Safety
off}'
X11 4..5
s d • 5+v ;tC
lut�•}'
7r�` °�° tAk �, ,�C,'yitFyk�
Public Works
�'
4599
Human
3" eps�Sm w� • • �t�
• 0 ®# - 29793
Y`t %'t
k�v N •t
Education
�S
• De•• _
4�
26545
MMt��a>yP
� 'RE
TOTAL
,t
Fa, I�
EE199
:NET FISCAL IMPACT
-46028
SECTION 5 - PROJECTED FISCAL IMPACT OF PROJECT ON SCHOOL DISTRICT
YEAR
�� �I�D'' '
2005
I0'6
2007
f
i
REVENUES ($)',�5'
b
22500
�REVENUES
°,
35514
••
.,
R Ala
-
t® d
EXPENDITURES ($)
.`
37837
1
�4 1
56756
il?
yypp
)�.'xt����}t�l ..4X� $R�'•r �
NET FISCAL IMPACT ($)
F:. „; ;.
—1533$
[NET FISCAL IMPACT
22209_
-21242
-15983
,YEAR
.art l o
f
i
b
�REVENUES
7 M *ci7
••
40
R Ala
-
t® d
�EXPENDITURES
1
�4 1
yypp
)�.'xt����}t�l ..4X� $R�'•r �
[NET FISCAL IMPACT
-18174
-15983
37
SECTION 6 - SUMMARY OF PROJECTED DEMOGRAPHIC /FISCAL IMPACTS 38
— • ;k
W��S�� ��C`i�
�yji
�j� °[n ��y4�
�fi r i�
� k}u �i��is�''�y
y�
q,^
•
F Y 3Y_
�h�
'i � �
!� i �
1hU3� �''�7��
•
�'� 1 e
1 •
c � { ,� A �. �
a f ia' ,.
•
1 1 1
� � `" t
tit
'��"! �� '
�
�����' k '
• �`*a54Y
`�
���"
��k'Y., aif
�� d�
�6 Y+ � 5
A-
`
lFk�k � ®
1 I d ,.�t?G.yC�'h�'��µ
`
� ® ® ®d
1 • "i
{f'
' �° ` d • � '
SECTION 7 - SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
YEAR
2004
2005 2006
2007
2008
SCHOOL CHILDREN
Elementary
Middle
Elementary
7
�`°s b 19�t ® •
• �
�r�jrtl a
a i 4'"* a
Middle
&�'}'�w t
t �`
3
5
High School
rte`,
4
"�� • ,
6
:� ''
TOTAL
15
22
s
;
YEAR 1
11 • 2010 -
- - - -- 2011 2012 /
/
SCHOOL CHILDREN
Elementary
Middle
• School �
�`°s b 19�t ® •
• �
�r�jrtl a
a i 4'"* a
a? .3.ay &
&�'}'�w t
t �`
2004 2005 116 2007 2008 ,
PROJECTED ENROLLMENT
Elementa 3126 3130
t 5sp �i y'b� +a•�.�S f"�' y�ti p� ,'
�� i. }'��y"%"'4 1
1452 {f!` �W8 a6 _j 1454
Lk R'(t3*J d 1
V(
High .45 Mi�y� f B 1584 1586
:��At�
,,TOTAL 9': <7 '?' 616"11 h1�.� -3�Y 1a • 1
//• 2010 2011 2012 1
PROJECTED ' •
A. IiN P
Middle pia 1sK� 1454 ���� a�e'3i! 145-4
High School 1586 1584
;,TOTAL 6170
39
//• 2010 2011 2012 1
PROJECTED ' •
A. IiN P
Middle pia 1sK� 1454 ���� a�e'3i! 145-4
High School 1586 1584
;,TOTAL 6170
39
39
/fail \IhrTIJiI• \�
Parcels
Major Rc
County
Text Townshil
Town-qhii
d-
1 �
4
�mmn
r.
• � er '
iA
.r
t'
�t
1 1 At
��
v
1 ;
a' I
A
�_ I '�- ]4TlT- W- 4� rte' :g i-FFI +�T -ITT azr i�
�� � � I� �.� IIII�IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIilillll�llllll (�I� I
Aff � 'II IIIIIIIIIIIIIIIIIIIIIIIIIII �
I i ` m 1
Etc
all
Ilk ; Pt
f � 6 i Fla
t R 1►� # € �� R_I a
m
�+
a, R ;' � w• 3 � R
1�
'_i w r r r s w �•' i�� 1
j v
me
he Ilk
n
-
d �
4,
9e
F
i
o
r
�
4�
J
i0
�t
4 L
vQ
E
� � \R1`' ""� _.may .+ � f _ . /•� � \:`.`y �/ � �i
41
i► �`'����.. l �� i! I rr t 1 r Irlrlrrllllllrrrrr11r1lllllrlllrllilllrlirrtlrl "111
r a r 1 r IIIlirrrtillllr111rllllrrlllrlllllrlllllrl111riIs m1i
r IUlrlllpllrrirlrrlrlrrll111lllrllll rlr llilr 11
I j L -� 1 1111 111' Illilllllllrlllllllirllllfi llrljllrill< Il:
I 1 L.Lr.L rll Ili Mill 11 11111111111rillrlrrrr111111�i�1
1' ' r ti•• -.,_ ull U1uu�rir111Lii�liiiirl III ll'If
• LT��u
I
1
fn
i
1
1 �e
!1�
1
l �
r
1�
i
r
li �
4�
J
�t
"�t
•s
t
1
fn
i
1
1 �e
!1�
1
l �
r
1�
i
r
li �