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ORD-2003-135 Mill Creek II Subdivision (Section Two) - Preliminary Plan
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: October 1, 2003 D iQ.c~ - ,2 s'rJ~ ~ L~'vr Action Agen a Item No. - d 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: Rectuest Preliminary Plan approval fora 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 (net) lot size: 1.18 acres (51,400.8 square feet) • Minimum to actual density ratio (MTADR) = 2.53 Lots Average Lot Size Gross % Open Space Acres Open S ace Conventional 42 2.33 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 2! Existing Site Conditions Zoning • Rural Residential (R-1 ); Back Creek Protected 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 • 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 • If project is to be phased, all open space shall be recorded and deeded to the Home Owners' Association with the first phase. 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. 3 • 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 aone-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: October 1, 2003 Name of Subdivision: Mill Creek II (Section Two) Owner/Applicant: C. Norman and Pegqy Walker/Brad Walker The Board of County Commissioners hereby approves Mill Creek II (Section Twos 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. OR A letter of credit or escrow agreement or letter or credit 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 Narth 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 prior to planning signature on 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 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 1. 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. 3. The minimum building setback requirements and impervious surface maximums (exclusive of right-of-way) 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. 4. If Preliminary Plan is to be phased, all open space must be recorded in first phase and dedicated to Home Owner's Association. 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 and the turn lane installation on Mill Creek Road 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 2003. t, 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 , 2003 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 , 2003. Clerk to the Board of County Commissioners Seal 8 MINUTES ORANGE COUNTY PLANNING BOARD AUGUST 6, 2003 REGULAR MEETING: 6:30-9:30 P.M. MEMBERS PRESENT: Jay Bryan, Chapel Hill at Lazge; 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 Lazge; Hunter Schofield, Cedar Grove Representative; Theodore Triebel, Little River Representative MEMBERS ABSENT: Noah Ranells, Bingham at Lazge; Maria Tadd, Bingham Representative; STAFF PRESENT: Craig Benedict, Orange County Planning Director; Tom Altieri, Comprehensive Planxung Supervisor, David Lentzer, Planner II; Eddie Kirk, Planner II; Kazen 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 Boazd 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 azound 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 9 AGENDA ITEM #6: CHAIR COMMENTS Chair Gooding-Ray had no comments. 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 II Subdivision (Section II) BACKGROUND: REQUEST PRELIMINARY PLAT APPROVAL FOR A CONVENTIONAL SUBDMSION Applicant: Brad Walker Owner: Norman and Peggy Walker • TMBL: 3.2..15 (part ofj 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 Lots Average Lot Size Gross % Open Space Acres Open S ace 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 Ezisting 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. 2 10 Physical Description • Gently rolling • Predominately wooded. 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. [421ots 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 II 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 11 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 Piat 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: August 6, 2003 Name of Subdivision: Mill Creek II (Section Two) Owner/Applicant: C. Norman and Pegg;y WalkerBrad 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 duects 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 II (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. OR 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 13 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. 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. 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 6 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 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 aze 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 aze a total of 54, which would be 11 lots less than the original plan. Phase I had 121ots and this phase will have 421ots. 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 akeady 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 far 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 SoiUSite Evaluation (033). The design flow was 360 gpd, which is fora 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 comdor. 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. 8 APPLICATION FOR PRELIMINARY PLAN APPROVAL 16 MAJOR SUBDIVISION 4/98 ORANGE COUNTY DATE - Z S 6,,3 PLEASE TYPE OR PRINT (INK ONLY) SUBDNISION NAME: ~; // CRe e ~C ~ LOCATION: ~; ~JeIZ e e iL ~a.g 17 OWNER/DEVELOPER /VeaZiYlA~/ ~/~ ~~e/2 ADDRESS: S3 I '7 ~/d /23~/4~VS /~~ TELEPHONE NO.: _ ~.3.2 -S~c3 9 AGENT/CONTACT: ~R~+D G~.J~ l~P/Z TELEPHONE NO.: r73 2 - S~d'7 X732-5'7~r7 A. SUMMARY INFORMATION: Orange County Tax Map 3 Block Z Lot(s) 1 5 Township j~,q L',~G - P ~/ Zoning District(s): R - t 1~. p. c Ic - f~ In/ Total Number of Acres: 1 y''? a c Total Number of Lots: ~ Average Lot Size: .z2 Minimum Lot Size: 1 pc. Number/Type of Structures: (existing) _~l o r.re (proposed) ~ ; ,~ e - b ~-f 1, e M~ s Linear Feet in Streets: ~ S D o ' Acres in Open Space: 3 8. 2 ~ Water Supply: 'f~R: va ~c Public (specify) Community Individual Wastewater Disposal: p~; vn ~ ~ Public (specify) Community Individual School District: ~,!-le,v,~ Fire District: ~'{/,Q,~, e/ General Land Uses in Area: fL e s ; d~,,i,~: r• / Critical Areas: ~n n/~° stream/drainageways J1(e N e flood prone areas Jl/o ni a watershed (specify) 7t/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) ~'`v'{~~~~ name & address of subdivider ~- :?:iKliKyiiFfh:} (if other than owner) - $;~:,~~~-".'.~~~~,.~~~.~~' name of surveyor, engineer, landscape architect or architect, address, registration # & seal ~:.,..r..,, ~~'~~~~~t K (title) Preliminary. Plan /:#~x>'~~~ scale, north arrow «~ /'''f~~,.,?~: date of plan preparation and revisions _~:~~~~`~ township, tax map-block-lot references / x'~' Parent Parcel Identification # ~~w.~'' deed book and page # of property to be subdivided / ~ 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 4:~ 'r °~~':: zoning of tract and adjacent properties ~~;.~::..F~ r~~:~;~ 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- - <:»~«w:r. 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 >l~r~~~+> existing and proposed utilities, including type, sizes, hydrants, valves, manholes ~~' Y~~~~'-~~ existing and proposed curbs, gutters and ~~~ culverts, including sizes and grades /<~ location and width of alleys, sidewalks, v~i1R.~lR' bike lanes, transit systems, and bus stops >~ {~~ ~ typical street cross-sections and - ::;,, intersection details including design and width of travelway and shoulders (please complete reverse side) 17 «;::: proposed lot lines with dimensions _ r~~>:~~v:< lot & block numbers _/ ~'~_~< phasing line(s) ./ _<:r<~t<{ topography at ten (10) foot intervals /:_'<~--:~-'3: water bodies streams floodways and floodplains / f~`~~""'{~~ stream buffers err;... biiffi?,F.ir '/{ location and size of parcels dedicated for n 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 S,}S~">~ >~4:~..,;..::rt landscaping and buffer requirements #'~` ~'"`~~ `~` townshi co orate and extraterritorial planning jurisdiction lines which cross the property C. ~ OTHER SUBMITTAL REQUREMENTS 1. Twenty-five (25) copies of the Preliminary Plat. / '~~~«~>; horizontal alignment, centerline radius, .. f::.:.r:. :~.s..~,~.:,:>. and general curve data on all proposed streets z~~}~ 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. ~N..:; _ ~:~,~s,~:='M~~~'~'~',, location and size of lots of restricted development potential and notation on -plat regarding same - ,~;::~ stormwater detention and/or retention sites and undisturbed areas for infiltration putposes.(if located in water supply watershed) ~`.~~~'~ identified natural areas and wildlife corridors 2. One full size copy of as Orange County Tax map (with tax parcels involved clearly marked). ~. Where municipal or OWASA sewer is not available, a copy of the Preliminary Plat indicating Health Department approvaUdenial 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. .~ "~~ 0b 6. Fee - $470 plus $5.00 per lot (one fee for Preliminary and Final Plat). 7. If the subdivision contains l O lots or more, the following information shall be submitted with the application: 3"yRS a. Number of years to buildout. g b. Number of houses to be built during each year until buildout. ~5-o pp 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 2- 2s--©.3 2-z s -d 3 DATE ~+ o ~ FEES: Amount U ~~ Date Paid DATE Receipt # 18 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 atwo-acre pond, which is not identified on the preliminary plat. ~ 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 /a ~,r i p iyi i ~ l ~~((~~ ~y, t f n ~ -. w3 j ~ s i' 'iz'- r' ~~- !. v ,~ ~ ~ ~~`, ~ .. .~ 4/: ~~k~~ r~`i t 7tir ~ ~. ~ys~ ~' f r 1 ur_~~.alY ~ ~i`~~u4.1 SIC Y'f ~f f u. yr i~ ~ ~. M ~~ ~~ ~ ~ { ..:J ~~Gn: .. ~w~3EkYy ~H. ~:S.'y' j i' y•y. ~4, T~~~ ~ +h Yt ,, r _~ /~ y'~,t ~ '. n ~ ,A ~,, h ~.~ ~~~ ~./' . {` . ~~, F :, '' ~, ~» p ~ _ (' .. } ~'Iq6 _~'e p ~~ ~\- y~,.~(~L r LYE ~ °, l ~ )L_.' ~:rsk.~: r' ~~~ 20 ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT Craig N. Benedict, AICP, Director t"mntr or ®~ Current Planning Division tea` ~ ~ ~~ 306E Revere Road (919) 245-2575 u ,~ ~ Hillsborough, (919) 644-3002 (FAX) ,~ North Carolina, 27278 ~`~rb eaL°~~P 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 platlplan for consideration: Project name: Applicant: Type: Mill Creek II Subdivision, Section II Norman Walker/Brad Walker Preliminary #Lots/Units Proposed: 42 Township: Cheeks Tax Map: 2 6(ock: Lot: 15 Location: East side of Mill Creek Road, ~/a mile south of High Rock Road Project Summary: The Preliminary Plan was just received by the Planning Staff and will go tb 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 ~~ s ~ ntY ~~ b~ ? 01 • ¢ ```p~~ ~~°'° Orange County Health Department m °J a o °° u ° sz •' Jonathan Klein, MD, chair Rosemary L. Summers, MPH, DrPH e O~ '~~ e.r>" Ckaryge County Board of Heakh He11t11 Director Environmental Health Division Ron Hoklway, Division Director 306.0 Revere Road, P.O. Box 8181 Hillsborough, NC 27278 Betty Borland Barbara Stokes wwnx~.co.oranee.nc.us/oraneeLen~ilth/ 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 0 3 Janet Southerland, DDS, Vice-Ciw.ir •~~ Orange County Board of Health N,,i1iCeiaa,~,,,~,,,,~, Phone: {919) 2452360 FAX: (919) 64q-3006 Chapel Hill Durham Mebane (919} 9684501 (919) 686-7331 (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 Jim Brown, RS Perry Bums, RS Alan Clapp, itS, ISS Greg Grimes, RS Tom Konsler, RS David Hecht, RS Ron Hedrick, RS )an )arlcson, RS Wendy Thigpen, RS EH Specialist EH Specialist Soft Scientist EH Program Specialist EH Supervisor EH Specialist EH Specialist EH Specialist EH Specialist 22 28 360 gpd Shallow Trench Conventional w/pump 29 360 gpd Conventional 30 360 gpd Conventional 31 ~ 360 gpd Conventional w/pump 32 360 gpd Conventional 33 360 gpd Shallow Trench Conventional 34 360 gpd Shallow Trench Conventional w/pump 35 360 gpd Conventional 36 360 gpd Shallow Trench Conventional 37 360 gpd Conventional 38 360 gpd Conventional 39 360 gpd Conventional 40 360 gpd Conventional 41 360 gpd Conventional 42 360 gpd Conventional 43 360 gpd Conventional w/pump 44 360 gpd Conventional w/pump 45 360 gpd Conventional 46 360 gpd Conventional 47 360 gpd Conventional w/pump 48 360 gpd Shallow Trench Conventional w/pump 49 360 gpd Shallow Trench Conventional w/pump 50 360 gpd Conventional 51 360 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.azeas 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 aconventional-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 soiUsite 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 soiUsite chazacteristics. Conventional Trench Systems aze placed in areas with 36" inches or more of provisionally suitable soiUsite characteristics. Innovative Trench Systems can be used in areas with 24-36 "of provisionally suitable soiUsite characteristics. The aunroved 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 II -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 1 -Project Data Project Name, Township, School District Beginning Year, Ending Year, Inflation Characteristics of Households Construction Schedule/Cost Data Section 2 -Local Govemment 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 aten-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. 27 Average Sales Price: The average sales price of all dwelling units based on the number and sales price of dwelling unit types to be consfirucfied 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. 28 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 schoo( 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 Gounty for Current Expense. The minimum level of per student appropriation is determined by the State Board of Education. School Dist~ct: 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. 29 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 capifal 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 expecfied 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: Ail 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 Modified 8/22/01 -Orange County, NC Planning Department SECTION 1 -PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT: PROJECT. Mi11 Creek II =Section Tv~o ' TOWNSHIP:.. _ _ Cheeks .. CONSTRUCTION PERIOD: Beginning Year: - 2DOL' .~~. _ _ _ -- Ending Year: X007 ,: _ _. Inflation Rate; CHARACTERISTICS OF HOUSEHOLDS: ~~ ~~ Persons/House i ENTER 3 i3ESI~E ,APPLICABLE SCHOOL, D15TRICT BELOW. 2:55 ~.. _ _ _. _ _ . Children/HousE ENTER "1"BESIDE APPLICABLE SCHOOL DI>TRICT BELOW. 0.52 % i~lon-Elderly: - _ ! 100.E HOME SALES DATA: Average Distribufion Number of Sales Price of Units Year Homes ($) by Year .. _~ -2004 _ ~_ '3.4; .~ _ _ _.. ~~1~,5;000 ~ _ .._ _ .~ '~ ____~_._. 2005 14 140,000 33.33% _.__ 2~ . ,. ~. _ ~4 , -,. _ u . _W . -~ 145..000 ~ . _ _ , ._~ 2007 0 0 0.00% X008 r ~ , 0 ~ ~; ' - D f ~ , , 2009 0 0 0.00% _~ _~..203p - . ~. _ 0 - _~, .. ,... ~_ _~- 0_ ..~ _ T ~ ~_c- 201 1 0 0 0.00% 2032 . ~ 0 0 fl. . _ U -- .- ... _. . -.- _.- - .. _ _ .. .~~.. 2013 0 0 0,00% SCHOOL DISTRICT DATA: ENTER "1" IN ()BESIDE SCHOOL DISTRICT IN WHICH PROJECT IS TO BE LOCATED TO GENERATE STUDENT DISTRIBUTION BY SCHOOL TYPE. School District: School Attendance: ©~d't~nge.C~unty . _ _ _. _ L `:... ~" ~. _ . ~... Elementary Scl~oo9- ~ ~~ "~;' - . - _. . Middle School 24$ Chapel Hill-Carrboro {<_ 0) = k3igh Sc~ioo9 ~ - - , 2~5$ 33 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 iUDGET YEAR: ? 001-D .OUNTY POPULATION: 11822 ,- - - _. >GHSJOL DISTRICT-STUDENT POPIiiLATIONt 6148` 34 COUNTY EMPLOYMENT: POSITIONS PER CAPITA General Government. - 15 3.10 O.fl013 _- _-a-_ - ~ - . . Public Safety 1 ~~. s o 0 0015 r _ - ------, <- -._. Public: Works: - 5 5 . o 0 0.0005 r ,.,: _ __ .. _ Human Services 314.34 0.00?7 Eiiuca~~i~(Sc~ooiOisfric#) 346.40 O.OL29 SCHOOL DISTRICT EMPLOYMENT: EN I Total `_ .. ,:: _ ' 3 4 5.4 p 0.05f COUNTY PER CAPITA REVENUES ($): REVENUES PER CAPITA Tcixes - Other Than Property ; , _ 224 Q 6 615 :- ] 89:v .- __-_.: Intergovernmental 1 ~ 12 3 9 5 8 1 1 1.01 _. Service Charc,~es ,.; ::.5428502.., 45.92 N Miscellaneous 5 s s ~ ~ a s 49.55 COUNTY PER CAPITA EXPENDITURES ($): EXPENDITURES PER CAPITA ,:., ,_~ ~ General Government •: ' 103~~~40 _ 87J8 Public Safety _ _ 10419728 .. -. _ - 88.13 -- - _ -~-ti F M.,~ _ _ , -_ __ _ _ ,_ . . __ Vllorks •~ Public 4 G7 o b 61 . _ 34.43. L _ _ _ . _ Human Services _ 25368802 .. _._ 223.04 _. .. _. _ _ .- _ education (Rec~ur®ring Capital) ,~~......_._a . __ ~ ~ - r _ - X222832 ~_ 1$_80 • _ ., Non-Dec~artmental 23494376 198.72 COUNTY PER EMPLOYEE EXPENDITURE ($): EXPENDITURES PER EMPLOYEE .. ~ ." - ~ 10377740 08681.27 Ger~eral,~avemmen# .'. 1041973 587 ,Public Safety 03.03 ~,Y Piiblic~~rks - _ 4L~70661 _ 74012.02 ,_. _ -. - Human Services 25368802 83886.24 Education (Recurring Capital] '2222832 b416.9~ SCHOOL DISTRICT PER STUDENT EXPENDITURES ($): EXPENDITURES PER STUDENT ~our3ty Government - _ _..a~ - ~ _ _ _:,15976972 '?598~~3 School District _ 0 0 ~ State - -~ - - 30352422 - 4936.96 SCHOOL DISTRICT PER EMPLOYEE EXPENDITURES ($): EXPENDITURES PER EMPLOYEE Cour;l#~ Government '` _ 159'76972 '46722.90 School District o 0.00 ~ ~z F ~ _ - - ,_- -- --313352422 - 49609:24 TAX DATA: .ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EXEMPTIGN: i •County~pXPate' {$) '-:r_r._.~ ,'` r <l_ ,- ,:.. __'>. •; .'O.i3o513 ~• 7?er $1D0 Assessed Valuation. School District Tax Rate (S} o . 0 0 0 o Per $100 Assessed Valuation ~ssessr~er~~ Ra#ro' 7 00:00 Elderly Exemption 0 511,000 Where Applicable MOGR,gpHIC pROJECr1pNS BASE i `y,~--- - DE EAR DON PROJECT pAtA MOUSING UNITS POPUL4r101V -""vi..~l CHILDREN Efernentary Middle High ~hool JTAL COUNTY GOVE ADDiT10 RNIVIENr 'GeneraNAL EMPLOYEES Government i'ublic Safety Public works ,* man Se~ces "~'~~~~ DlsrRi~r ADDIr1pNAL E lCOUN MMLOYEES rY FUNDED ONLY) x _: .~ n.,;: 2004 id 0.2i ,:~; :; 2006:. 20(x, 2007 ~' "; 2008 SECTION 4 -PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT 36 YEAR 2004 2005: 2006 2007 20013' TAX BASE ($1000) `J2030 4047. 6190 6363 6542 REVENUES ($) `~ ~ . ~ ~~ - Property Tax ~ 16342 32577 4983 T ~ 51226 52660 Other Taxes , ;:6766 13911 -2•]450.' 22051 ~ ; 22668 Intergovernmental 3963, ~ 8148 _ ~~ ] 2564 12916 1327 Service Charges ~ = ] 639 ; 3370 - - 5] 97 '~ 5342 `` 5492 Miscellaneous `~7(~9 3637 '' 5608' 5765 :' 5926 ' ~ 30478:.' ~ 61643 ~ ' 94650, ~ 97300 100024 TOTAL ($) EXPENDITURES ($) _ °° _ ' ~ •;._ General Govemment a .,:3134 ~ 6443 `9935 10213 10499. } Public Safety '' ~ K ;3146 ~ 6469 u'` 9975' 10254 "10542 Public Works ; ~ :12296 2527 389 ~ 4006 4118 Human Services ~ >. r V~ 7~b2 .~ 16371 ~ ° ~ 25213 ~ 25950 26bZ7. ti . ,~`~ Education ~, a,~590 40277 ;~` 62107 ~ 63846 ~ -~~ ~~ 65634 • ~}~ Non-Departmental " ~ ~~ ~ 709'4 ~ 14586 ' ~ ; r~ 224 ~-., 23122 = ^ 23769 - fix- fir1 f 5~ .t. II ~ TOTAL ($) ~ _'y- ~k~ "423 ~ 86673 s ~ ~ 133649 r 137391 ,] 41238 NET FISCAL IMPACT ($) ry r ~ .~l..lb7 '~ -25030 ~ "=390011~~ -40092 ` ~.: 4727;4; f ~' ~ 201.17 2012 4~ ~} ~ 203 3 YEAR ,~~ x 2009 2010 , ~ ~ , _ ~ ~~ ~. . .~ TAX BASE ($1000) ~ •' 6725 6913 ~, 7 ] 07_ 'e 7306 ~ ~ - ~ { 751 Q. REVENUES ($) ' ~~ ~ ~ ~ r` ~~~~3~ ~~~ "~~ ~ y, Property Tax 4 t ~~~~~ ~5 55651 , ~~; 57209 58811 ~ 60457: Other Taxes F, ,z 3303 ~~ 23956 ' Y.~"24626 ~i 25316 ; 26(325, . Intergovernmental ~ ~` ~` ~1"3649~= 14031 ` ~{ ~ 14,424 14828 ~ ~`~~.~ 1-5243. ~~ 630~~ Service Charges ~ •5646. 5804 ~.~~59bb`] 6133 ~ .~ r ~F 3 y - ~ y. ~ _} ~ 4° Miscellaneous r 4 r ~.~; °6092 ~ 6263 k , ~r ~~~'~438 L~ 6618 ! ~ 6804 .,~r~ ~~ -y ~, i x ~ r TOTAL ($) ~ ~ `,~:~` 702825,- 105704 ~`~ 108664 ~ 111706 { ~ r ` :314834 EXPENDITURES ($) ~~~`~ ~ '"~~~ ~`~~ ' ~ ~ '~ ~" ~ ,~ General Government f,~ ~~ 11095 ~ ~7 11725 `~~`~~~~-`12054 Public Safety ~~~ ~ ~~ ~8 73~ 11140 ~~~ , ~2;,, 11773 ,~_, ~ ~ , ~~ 121fl2~~~ Public Works 7y` 2 ~~ 4352 ~~~~~' , xr~ ~° 4599 , ,-3 ~~ 428 `"r Human Services ` 24 " 28192 ~~ ~'.~ '2898.7 ~! 29793 ~~ ~~ ';; 3062'- Education x, 473 5 69361. ~" ~ ~' s, X03" ~` 73299 r r~~~`~'~ ~ 75352 Non-Departmental ~~~¢~ 25119 ~ - ~~' 26545 ~~~~ ~-~ ('27288` - i'' :4 r ~ J ~ i 1 r ~~ r. ~~ Ft 1~ TOTAL ($) ~3 149258 8: 157734 z~~ ;,, 7 62150; NET FISCAL IMPACT ($) . ~ • ~°~' 23d8 -43554 ' ~'~ 44 ~ ~!'~ -46028 ~ „. •.-4733 b `~ . SECTION 5 -PROJECTED FISCAL IMPACT OF PROJECT ON SCHOOL DISTRICT REVENUES ($) EXPENDITURES ($) 'NET FISCAL IMPACT 2004 .13125; +1899,; `-7794 2005 2006 22500 34547 37837 ~ 56750 -15338 ~ -22209`' 2007 2008' 35514 3b509 56756 ' , _ 56756 -21242 =20247 YEAR 2009a 2010 20l L 2012 : ' 2013 _ <. _ REVENUES ($) ~ i " ~ "_! 3753) = 38582 •= - 39662- 40773 - ~ 41'9l 4 EXPENDITURES ($) -" 56756. ~ 56756. ~ 56756" ` 56756 , ~ . 5675b ' V . N 1 T ET FISCAL MPAC ($) -192. 5, _ 2 ,,,, -18 74 1 ~ -17094' -15983 ' -1 ` 4842. 37 SECTION 6 -SUMMARY OF PROJECTED DEMOGRAPHIC/FISCAL IMPACTS YEAR - 20©d' 2005 2006 2007 2008 HOUSING UNITS ~ 14 28 , 42 ; 42 42 POPULATION . 36 ; 71 107 =~ 107 ' 107 SCHOOL CHILDREN ' ~ ~ " ~ ~~~ j Elementary ~ ~. 4- 7 9 l~~, i ry 11 ~ , 11 Middle - 2~? '~ 3 ~_5 ~ 5 _ ~, _ "5 High School _ 2 ~~ 4 ~ "`~ 6 ' 6' TOTAL 7 < 15 ~ 22 - 22 ~, ?? COUNTY EMPLOYEES 0.21 " 0.42; ~ 0.53;' 0.63 0.63 SCHOOL EMPLOYEES ~ 0.10', ~" 0.21. 0 3l"~ ~ 0.31 - 0.31 TAX BASE ($1000) 2030. ~ ~ 4047 ' 61 ~0 .6363 b542 ~ - ~ COUNTY BUDGET ($) ~. ~ ~ ~' ~,= Revenues 30478 ' 61643 ~':94650'~ 97300 _ ; 100024'. t "42156 ~ 86673 ~ 733649 137391 ~ 141238 Expenditures 1;1678 ~- -25030 i -' C ,. ` -39000 -40092 i '-41214: BALANCE SCHOOL DISTRICT BUDGET ($) 7~, ~ F ~ .. -~~ ~ ~" `° ~ _ Revenues t t 1 ] 1125 ~` 22500 ` k~.e3454~.„'~ 35514 ~ ~ 36509 ~ , Expenditures ~ ~,'~:; 18919 37837 , 4 ~,56~56 :~ 56756 : ~ rx~xT , , ~ 56756 BALANCE ~ =7794 ~~ -15338 '" ~ =22219 ~ -21242 -2Q24~' ~ . _., YEAR ~ ,20(19 'E 2010 _' ~~@3 3~ 2012 i~~~~ ':4r 2©,~.~. HOUSING UNITS ~ 42 ~ 42 ~' '~ d2 w 42 ~~ ~ ``" i -: ~ 42 - POPULATION ~ T 107 ~ 107 I ~ r~" ~ l~ ~ 107 ~ a~'~~ t~'~ ,~ 107_ -: SCHOOL CHILDREN . ~~ ~ h ' ~~ ~ ` ~-~ ~- - ~ `~" ~ ~_ t ; ~ .. Elementary ya~~ ~_ ~~ ~~ 31 '; 11 ~ ~'^f~~r 7 ~ ~ ~ 11 ~k~ ~ ~ ~.~~~' ] ~-` Middle ~ ~s ~ ~ ~ t= ~,-. ~r~5:~ 5 ' ~~ ~ ~- ,~ N~ ~'. + ry e ~ 1 ~ a ~ ~ 5 3+ ~ ^~ "t r ~ High School ~ ~b ~ 6 ~' ~ `~5 ~ 6 ~'* ~~ '~ ~.'~~ b` ~ t A. ~~ a~+~.x _ c^a ~~ s i~ TOTAL ~ ~ 22 ~ 22 z ~;~ 3 =22 ~ 22 '~ ~ ~ ~~ 22 COUNTY EMPLOYEES 0 63 0.63 fl 63~ 0.63 ~ ;` °ryr 0 63: ,. r -~ SCHOOL EMPLOYEES ~` ~'~~. ° 0 31 ~ 0.31 *~' w ;4 , Ox37~ 0.31 T~`X*~~ ~ ~-~x 0 31 TAX BASE ($1000) ".,Y~' p`~~~fi725 6913 ~, ~,{ 7~©7:h 7306 r~ ~~~~~ ' ~ 7510. COUNTY BUDGET ($). '~~ ,~ GG ~ r %~,~ ~ ~ ,~~" ~ ~'~~'`'~~ J Revenues ~702825~ 105704 x(38 ~ 111706 .~~~ ~~ ~T834-~~ Expenditures ~. {~ 1L151~3~' 149258 ~ ~ _4753438 ~; 157734 ~ ~~~ ~ 76~7~0~ BALANCE ~; ~~~ ~'' 4235$ n -43554 ~p 4474 -, -46028 ~~ ~ ~~`, 4731 fi~ SCHOOL DISTRICT BUDGET ($) ~; ~ ~, `"w ~ ~ ~~~~ ~~~~- r ~~`'~, ~~~> f~-~. Revenues ~ ~` ~.'~3753~ ~ 38582 r ~' ' , .~ 396b2:~ 40773 ~~ ~;; ~ 419~~1 Expenditures r'^ I'~~56756 56756 ` ~ 5675~~ 56756 t;~ ~ :'x56756 ~~ ~ ,., - a K:~r~~-~<s-~ -15983 a~ ~ ~ 1~i842 BALANCE ~' t `, .,~9225~ -18174 ~ , _ : -1g~4,:,€ 38 SECTION 7 -SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS SCHOOL DISTRICT DATA: School District: School Attendance: Orange County - YES ) Elementary School ~ 5]% x Middle School 24% ~... Chapel Hill-Carrt;~oro NO ) High School .~...._.-26~~ YEAR 2004 2005 2006 2007 2008 SCHOOL CHILDREN ~ - ~ Elementary - : ; 4 ~~; 7 .' ~ ] _' 11 _~~ ; .y- ~ ~ ] Middle 2 - 3 ~ 5 - S `' S Nigh School 2 4 " , ;:" ..'6 , ;_ 6 -. , 6 TOTAL `, 7~; 15 ~ 22~ 22 ;~ 22 YEAR 2009 2010 2011 2012 2013 SCHOOL CHILDREN ~ Elementary ~ ] : _ 11 ° 71 '' 11 - i ~_ Middle `~` 5 ~ 5 5 - 5 Nigh School :- ~. ~ - 6 ~ '6 6 wr - ._ ~ TOTAL ~. ~ ' _ ` 22:• ~ 22 '22~"~ X 22 ~ x' "' ~~ 22 ` . . ~ .,,. . ~ SCHOOL CAPACITIES -ALL SGHOOLS CURRENT ENROLLMENT -ALL SCHOOLS Elementary ..; ;, ; _ ~ 4111_x" Elementary _-.____~`.- '°- ~ 311.9.' Meddle 1569 Middle _ 1449 H_lgh Sc~iool ~~ - ~ ~- 159'9: `k~.ghSc~ool~ ~ - i -, 15sa~` TOTA! 7174 TOTAL 6146 YEAR 2004 2005 2006 2007 2008 PROJECTED ENROLLMENT - ? Elementary _ 3323:-~; .~ ~ 3126 .~ ti3~30 ~ 3130 y <~. . t ~ ~ ~;~ 330 4 ~ , " Middle , ~ 11151 ~ 1452 144 ~ 1454 M1t~ _ 3 4'~1 ~> High School 1582' 1584 ~w~~x1~86~ 1586 =i ; "'~'~ ~ '~1586r ~ ~ ~ TOTAL : : 61 ~ ~=' ~ ~~- r~ 6163 ~ h~~~ 6170 , 6170 ~~ ~ s , +r a ~5~`~ ;° r ~ : t . , ,~.. ~ ~ YEAR 2009 2010 2011 2012 2013 PROJECTED ENROLLMENT ' -1 ~ ;~ F ~ r ~ n YTS ii jy~.~ \ ~ '~~; . `~ ~ z _1~~.,, Elementary ~ 313©~. 3130 ~~~ 330 ~ 3130 ~ °~: ~ ~ ~ h31~0 Middle -7 ~ t , }1 ~4;< 1454 5 n ~" ~ 1454 1454 ~ , ' ~ ~ 'x`1454 High School ~ f~* 4586._; 1586 ~ ~; r 3586 ~ 1586 ~ ; £;1586 TOTAL .. -`~; ~d]70'~ ~ 6170 ~ 61 ~ 7U ~a 6170 ~ ~ . iebi7 `~~"`~° ~ _ , , 3~ ~ . 39 40 VICINITY MAP Text Street Text ~ ~~~ Streets Parcels Major Roads County Text Towns h i pText -~ %~ Townships W N S E 0.6 0 0.6 1.2 Miles ~,~~~ ~ -- ~r r ~ ~~~ ; ~~~ . ~ ~$~; ~ / ;,~ q J ~~Sg ~$a ~2 x • 1e ~'1 ., , ~ ~. ~ , r / ~~~ ^ ~ , Yid ~~ ~~ ~ ~~ ~ ;. f ~~ / ~- J~'I 1 ~: 1~ ~,~ ,. 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Buckhorn EDD -Proposed Amendments to Permitted Use Table The Board considered correction of a text error in the EDD Design Manual and to C~se r adoption of proposed amendments to the Permitted Use Table for the I-85/Buckhorn Road Economic Development District (Buckhorn EDD). Craig Benedict said that the correction of the text error was mentioning that class A goes to the Board of Adjustment. Class B actually goes to the Board of Adjustment. The more substantive correction to the EDD was adding additional uses to the I-85/Buckhorn Road EDD. These were discussed at a public hearing, and it included the addition of schools into the district as a class A special use permit. Also, allowing golf driving and practice ranges as a permitted use. Other uses were deleted such as water freight terminals, storage of petroleum products, and body shops. Also, the Planning Board did not unanimously approve this as it was stated. The Planning Board approved the special use standards for schools within the Buckhorn EDD. They approved this on a 6-3 vote. A motion was made by Commissioner Jacobs, seconded by Commissioner Carey to approve the proposed amendments consistent with the Planning Board recommendation. Chair Brown asked about the motor vehicle maintenance body shops and why they are going to be eliminated. Craig Benedict said that the existing use category for this is a class A special use permit. Chair Brown asked if our design standards for the EDD are strong enough or sophisticated enough to allow these types of businesses to have a good design. Craig Benedict said that our standards are elaborate and good. He thinks that any project like this would be scrutinized enough. Commissioner Halkiotis suggested allowing these shops and putting restrictions on outside storage. The motion included this revision. Commissioner Gordon said that she does not think public schools should be in the primary EDD. She thinks, if anything, they should be in a new secondary EDD category, modified so there is no residential. She also thinks that putting public schools in the primary EDD could be a problem with respect to economic development. However, she has been convinced that the Orange County Schools want to site their school in this area. She will vote for it even though she has reservations about it because she wants to support the .school board in their choice. VOTE: UNANIMOUS d. Mill Creek II Subdivision (Section Two) -Preliminary Ptan (9:40-10:00) The Board considered the Preliminary Plan for Mill Creek II Subdivision (Section Two). Craig Benedict said that this is a 42-lot tract in Cheeks Township. The tract is on 98 acres and involves 41.5% open space. It is on Mill Creek Road near High Rock Road. The area will be designed with a central spine road. The creek is being preserved with the open space. Also, a pocket park has been added. There is also transportation connectivity. Administration recommends approval in accordance with the resolution. There is a requirement for a left turn lane and a right turn lane on Mill Creek Road. A motion was made by Commissioner Halkiotis, seconded by Commissioner Gordon to approve the subdivision in accordance with the Resolution of Approval. VOTE: UNANIMOUS e. A Resolution Initiating the Project to Expand the 1997 Efland Sewer Bond Area System and to Extend Water and Sewer Utilities to Serve the Buckhorn EDD Area and Community This item was addressed before item 9-a. The Board considered a resolution authorizing staff to: officially begin the RFP process for expanding the remaining part of the 1997 Efland Sewer Bond and Buckhorn Economic Development District (EDD) utility systems, and begin the negotiation process with the City of Mebane to become the water & sewer system utility for the Buckhorn EDD. ' Craig Benedict gave a PowerPoint presentation. He said that this was a resolution to initiate the project to expand the Efland sewer system part of the 1997 sewer bond area, and also to extend water and sewer utilities to serve the Buckhorn EDD. He explained the color-coded maps. The second part of this process is to begin negotiations with the City of Mebane to become the water and sewer system utility