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HomeMy WebLinkAboutAgenda - 09-02-1997 - 8g i ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: September 2. 1997 Action Agenda Item # g— f SUBJECT: Glynmorgan Subdivision- Preliminary Plan ACTION BY: October 4, 1997 DEPARTMENT: Planning and Inspections PUBLIC HEARING: Yes_X_No BUDGET AMENDMENT REQUIRED: Yes_X—No ATTACHMENT(S): INFORMATION CONTACT: Eddie Kirk Extension 2582 Resolution of Approval Application TELEPHONE NUMBERS: Vicinity Map Hillsborough - 732-8181 Private Road Justification Durham - 688-7331 Staff Evaluation of Mebane - 227-2031 Private Road Justification Chapel Hill - 967-9251 Fiscal Impact Analysis Preliminary Plan Draft 7/30/97 Planning Board Minutes PURPOSE: Consideration of the Preliminary Plan for Glynmorgan Subdivision. BACKGROUND: The property is located in Chapel Hill Township on the south side of Albert Road(SR 1179),the west side of Union Grove Church Road (SR 1111), east of Dairyland Road(SR 1112) and Morgan Creek in the University Lake Protected Watershed portion of the Rural Buffer (Flexible Development does not apply in the Rural Buffer.) Surrounding land uses are residential and agricultural. Description: The size of the tract is 81.9 acres. A cluster subdivision is proposed featuring 21 new lots with 29.60 acres(36.4%) open space. The tract contains three lots of record, one of which was a two-acre lot; therefore, a maximum of 22 lots can be created in accordance with University Lake Watershed requirements. The minimum required open space in a cluster subdivision in the Rural Buffer r 2 is twenty percent (16.38 acres) or the sum of all reductions in lot sizes (23.75 acres or 29%), whichever is greater. The Preliminary Plan proposed exceeds the minimum open space by 5.88 acres. Road Access: The proposed lots will be served by new private roads. Lots E and 20 will have direct access to Albert Road. The main entrance will be Glynmorgan Way, a Class A private road, which intersects Union Grove Church Road one- third mile south of Albert Road. Still Crossing South and Still Crossing North are proposed as Class B private roads forming a"T" at the western end of Glynmorgan Way. The applicant's private road justification is included in the attachments. The private roads are justified by the subdivision's location in a protected watershed, clustering of lots to protect natural and visual resources, and permanent open space that exceeds ordinance requirements. Water Supply and Septic Disposal: Lots will be served by individual wells and septic systems. Open Space: The 29.60 acres of open space will be owned and maintained by a homeowners association. It includes wooded habitat, streams, and stream buffers, as well as a 40-foot gas line right-of-way and a 100-foot power transmission line right-of- way. Two tributaries of Morgan Creek, located in the open space, flow southwest through the center of the site and along the northwest boundary. Moderate to steep slopes (7.5-15%) are found along the streams and the central part of the site. A portion of the Morgan Creek wildlife corridor designated in the Inventory of the Natural Areas and Wildlife Habitats of Orange County, NC, is located in the open space with a small area extending into lots 3, 9 and 10. Flag Lots Section IV-B-5-d of the Subdivision Regulations permits flag lots where it is unlikely that a road created in lieu of a flag lot would ever be extended, or otherwise needed to provide access to adjoining parcels. Flag lots are also permitted to reasonably utilize land with limited sites suitable for septic tank nitrification fields. Based on these creiteria, lots 3 and 5 are proposed as flag lots. 3 Planning Boar&Recommendation: On July 30, 1997 the Planning Board unanimously recommended approval of the Preliminary Plan for Glyrunorgan subdivision per the attached Resolution of Approval. RECOMMENDATION: The Administration recommends approval of the Preliminary Plan for Glynmorgan Subdivision per the Planning Board recommendation. 4 RESOLUTION OF THE ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS Date August 20 1997 Name of Subdivision (lynmorgan Owner/Applicant Jean Earnhardt The Board of County Commissioners hereby approves Glynmorgan subdivision preliminary plat, dated June 2, 1997 containing 21 lots, subject to the fulfillment of requirements specified herein. A. Sewage Disposal 1. Each residential lot, except lot E, shall contain an adequate area for septic disposal, and repair area, approved by the Orange County Division of Environmental Health. 2. Disclosure that the septic system location may restrict the size and location of improvements shall be included in a document describing development restrictions to be recorded concurrently with the Final Plat. The document shall also disclose that information regarding the tentative location of septic systems is available from the Orange County Health Department, Division of Environmental Health. 3. Lot E is of restricted development potential because no site has been identified to accommodate a septic tank. The restricted lot shall be identified in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. B. Roads and Access 1. Glynmorgan Way shall be constructed to Class A private roads standards within a 50 foot right of way. Still Crossing South and Still Crossing North shall be constructed to Class B private road standards within a 50 foot right-of-way. Glynmorgan Way, Still Crossing South and Still Crossing North shall be inspected, and the construction certified in writing to the Orange County Planning Department by a North Carolina Professional Engineer, or a North Carolina Registered Land surveyor. The location of the travelway within the platted private road rights-of-way shall also be certified. OR 5 A letter of credit, escrow agreement, or bond shall be submitted to secure construction and inspection of Glynmorgan Way, Still Crossing South and Still Crossing North to Class A and B private road standards. An estimate of the construction and certification costs must be prepared by a certified/licensed engineer or grading contractor and submitted to the Planning and Inspections Department. The financial guarantee must reflect 110%of that estimate and be issued by an accredited financial institution licensed to do business in North Carolina. The document describing development restrictions to be recorded with the Final Plat shall state that the financial guarantee will not be released until the road construction has been certified by a North Carolina Professional Engineer or a North Carolina Registered Land Surveyor. 2. An erosion control plan for construction of the roads shall be submitted by the applicant to the Orange County Erosion Control Division for review and approval. 3. Approved street name signs shall be erected at the intersection of streets as required in Section IV-B-3-c-12 of the Orange County Subdivision Regulations. Evidence shall be submitted by the applicant that the sign is in place, or a copy of the receipt for purchase of the sign shall be submitted to the Planning Department. 4. All lots,except lots 20 and E, shall access onto the new subdivision roads. C. Land Use Buffers and Landscaping 1. Landscaping shall be installed or preserved as indicated on the approved landscape plan, and must be inspected and approved by the Planning and Inspections Department. 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,pursuant to Article 6.23 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 as required following review and approval of the Erosion Control Plan. 3. Drainage culverts shall be sized and located as required by the Orange County Erosion Control Officer. 6 4. A stream buffer shall be provided along the streams as indicated on the Preliminary Plan. E. Parkland 1. Cash in the amount of$9,100.00 shall be paid to Orange County as payment in lieu of parkland dedication. 2. The entirety of the open space to be shown on the Final Plat shall be irrevocably dedicated to the homeowners association for recreation/open space use by residents of the subdivision. 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. b. 40 foot wide pedestrian easement along the Public Service Gas Transmission Line. 3. Minimum building setbacks shall be as indicated on the Preliminary Plan. The setback requirements shall be stated on the plat, and in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. G. Certifications 1. A Certificate of Survey and Accuracy signed by a registered Land Surveyor shall be notarized on the face of the Final Plat. 2. A Certificate of Declaration and Maintenance in the form provided in Section V-D-6-b of the Orange County Subdivision Regulations signed by the landowner and developer shall be on the face of the plat and included in a document describing development restrictions to be recorded concurrently with the Final Plat. 7 3. A Certificate of Approval signed by the Orange County Planning and Inspections Department. Signature of Applicant Clerk to the Board accept the above listed conditions of subdivision approval, and acknowledge that each must be met prior to recordation of the final plat. Applicant Date v. �.–• • . . � ---,: v4-, a—- - 1 ( ./-11r hi rnV v ML 8 Y MAJOR SUBDIVISION 3/93 ORANGE COUNTY e DATE: L 3 5 PLEASE TYPE OR PRINT (INK ONLY) SUBDIVISION NAME: C3L�tuMnQ��4 LOCATION: () aZL7► a= Clip 1.u4 OWNER/DEVELOPER: mLio &oor, >dsac wf,,:1 ADDRESS: (a t'3 L*J U=rsQ^ lib TELEPHONE NO.: AGENT/CONTACT: ilgull (-} 741ke— -* ba TELEPHONE NO.: 4;&* A. SUMMARY INFORMATION: Orange County Tax Map -2L- Block Lot(s) �31.L TownshiprwmwL,, Zoning District(s): MO. _�Q-Qy./ Total Number of Acres g 1. qQ Phases: 1 Total Number of Lots: Average Lot Size: 2.A(I Minimum Lot Size: l-AS Number/Type of Structures: (existing) �� (proposed) \53bJ1gjL u,y Lineal Feet in Streets: 26001 '1= Acres in Open Space: b.U Ce Water Supply: Public (specify) Community )c Individual Wastewater Disposal: Public (specify) Community . Individual School District: Fire District: General Land Uses in Area: Critical Areas: stream/drainageways flood prone areas watershed (specify) 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'X2001 and no larger than one inch equals twenty feet (1 201 and must contain the following'in formation: subdivision name ^'. zoning of tract and adjacent ✓ _yam name & address of owners) properties Nis — name & address of subdivider —Z�� building setback lines by notation (if other than-owner) or typical lot layout name of surveyor, engineer, ?"' location and width of existing and C landscape architect or architect, proposed easements (drainage, address, registration 0 and seal utilities, roads, ate.) N (title) Preliminary Plan / existing, proposed and adjoining .oe scale, north arrow rights-cf-way including dimensions date (including revision dates) and street names and state road E •+ _ township, tax map-block-lot numbers. Lineal feet of road 4J w / references centerlines and approximate •'4 o ✓ "` ' Parent Parcel Identification N acreage of new street rights-of- -0 a = deed book and page 0 of property way to be subdivided existing and proposed utilities, ��•., CL boundary described with bearings including type, sizes, hydrants, and distances valves, manholes total acreage of the tract and existing and proposed curbs, U a acreage of lots, including and gutters and culverts, including W excluding area within rights-of- sizes and grades v N way location and width of alleys, control corner sidewalks, bla lanes, transit systems, end bus stops (please complete reverse side) oroacsad ct ones .v,tr.a,mens,ons ✓ 'YO cal street �ross-sect:ens And G6lot & oIocx numbers ntarsecrdetalis including U phasing lines design an' vldth of traveiway and 9 t T topography at ten foot (10) shoulders ­4 intervals horizontal alignment and general C curve data (public roads) p t� ✓� water bodies, streams, floodwey y and floodplains centerline radius on all proposed stream buffers streets location and size of parcels ✓ permanent features such as dedicated for public use, buildings, cemeteries, historic landmarks y �.. recreational use or reserved in nin I j adoi . 4 O common, with purpose noted _1L_ g at layout names of / impervious surface data (if located adjoining property owners. If y w in water supply watershed) subdivided, subdivision plat name, a: _ vicinity map showing general plat book & page number, and .a a) al location of subdivision with streets perimeter lot numbers. G and roads identified by State road location and size of lots of U number and name restricted development potential landscaping and buffer and notation on plat regarding y �0_ requirements / same U N township, corporate and extra- ✓ stormwater detention and/or territorial planning jurisdiction lines retention sites and undisturbed which cross the property areas for infiltration purposes (if located in water supply watershed) C. OTHER SUBMITTAL REQUIREMENTS 1. Twenty-five (25) copies of the preliminary plat. 2. One full size copy of an Orange County Tax map (with tax parcels involved clearly merited in pencil). 3. Where municipal or OWASA sewer is not available, a copy of the Preliminary Plat indicating Health Department soils analysis 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 justification for a private road (see Section IV-8-3-d-1 of the Orange County Subdivision Regulations). 5. Auxiliary documents, in draft form, prepared in accordance with Section Vt 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 aCra:enent, and articles of incorporation and restrictive covenants pertaining to a homeowner's association. These documents may be required as necessary as evidence that the ordinance requirements are being.met. 8. Fee - $350.00 plus $5.00 per lot 0 fee for preliminary and final plat). 7. If the subdivision contains 10 lots or more the following information shall be submittad with the application: a. Number of years to buildout. !KeaC't b. Number of houses to be built during each year to buildout.'4�tit`, C. Average price of houses,including lots for each year to buildout. 4300p add d I, the applicant, hereby certify that the foregoing application is complete and accurate. A�IC T'S SIGNATURE NER'S SIGNATURE GATE DATE FEES: Amount S,*7 O. 10c Oats Paid 5 ' 11— _91 Receipt 0 ( 2 7 4 Co'7 O .tVil iN rya ••�___ —�_....) •r •�nwr i � � r l.z f ��• i tel:/ . 1 ` r• L� ra n•'• ua• '. yy rZo =•�� � /, TVA-7/Y Ilwr �� •a ® 9 SO Elf 7 20 •` `' ' K•- ` �.•SON• 'am O -40 ar WIL- • P� ,Z M. I'm - a a -1 I1 ®+ I .w s. 1 u*He ae ' 1 •rr• ON i ©w w V ' mom 1 ' � ar •rl� �•ra 1 � • •t .Q a•a Ow r• i.V .,,y � � Nrtr !r �' 1• a ar. afar .11• Qr SHOWN e •�� 1 L s // /•r •rte V 1 _- t • aa�a r i' an a 4 ra •.• J .w i 1, 1� •i awrr n0 �• i: .wear - o t�.' 1• 1.• 1•. • - i• �.•.i rr a • � 1� 1I Ir e e laa •a 1• y y O w an NNNS Ir n • �a. .� ..• ala waa Glynmorgan Applicants: Bolin Brook Associates Zoning: Rural Buffer. University Lake Protected Watershed Not to Scale _ � \ � ..•1 I 1 Fes. � � .. , �r., r �� `�`�.� �-�r Private Road Justification for Glvnmorgan We feel private roads for Glymorgan are justified due to the following: 1. Clustering and location of lots allows the preservation of woodland views along public roads. 2. Clustering and location of lots are designed to preserve wide woodland buffers along Moonshine Branch, White's Creek, and Morgan Creek. The preservation of these woodland buffers is important because the subdivision is in the University Lake Watershed. 3. Neighboring properties to the north and west have frontage along public roads. 4. The road should go no further to the west or south due to the presence of Morgan Creek to the west (designated as a primary conservation area by Orange County) and a forty five-acre woodland preserve to the south. 5. Protected open space, except for the property in utility easements, contains native woodland stands of the highest integrity on the property. 6. The smallest lots are located along a ridge in what was planted pine woodland. The road is along the highest portion of the ridge, as far from adjacent creeks as possible. The remaining road is located mostly along an existing driveway to minimize additional woodland clearing. The one stream crossing is located where the driveway already crosses the creek. The larger lots are located to protect as much native woodland as possible. 7. The road serves nineteen of the twenty-one lots that make up the subdivision. No further subdivision is allowed. 8. The landowner and developer will review all proposed site plans to ensure they meet the intent of the subdivision to protect woodland character as much as possible. Restrictive covenants will protect natural features as well. Thank you for your consideration in this matter. ORANGE COUNTY PLANNING DEPARTMENT 12 306F REVERE ROAD HILLSBOROUGH, NORTH CAROLINA 27278 S2 i i Cat STAFF EVALUATION OF PRIVATE ROAD JUSTIFICATION SUBDIVISION: Glynmorgan Subdivision- Preliminary Plan DATE: July 17, 1997 The standards contained in the Subdivision Regulations pertaining to public and private roads are listed below as amended 8/8/94. The Planning Staff comment regarding each is provided in italics. IV-B-3-d-1. Roads - Public road are generally required in all subdivisions and will be required where it is found that: 1. The subdivision roads would be accepted by the State for maintenance a. They are built in a manner which satisfies the minimum State design and construction criteria for subdivision roads; and (If the roads were built according to State construction standards, it would create considerably more disturbance and impervious surface than the proposed private roads and would impact a protected watershed particularly at the stream crossing.) b. They would satisfy other requirements for addition to the State maintenance system,including, but not limited to,the general density standard of-at least two occupied residences for each one- tenth of a mile of subdivision road; or (Glynmorgan Way would be considered a Subdivision Access Road by NCDOT because it extends through undeveloped property to serve the lots. It must provide access to a minimum offrve[S] residences in order to meet the State density requirements. The road would be eligible for State maintenance if built to State standards in a public right-of-way and when at least five residences are constructed and occupied 13 t The northern end of Still Crossing could be accepted for State maintenance when a minimum offour[4]homes are built and occupied. The southern end of Still Crossing may not meet the minimum density requirements, depending on the location of driveways for lots 8 and 12.) 2. The subdivision roads extend existing roads which are public; or (Not applicable.) 3. Subdivision roads are part of a development which is located in an area designated as Urban or Transition on the Orange County Comprehensive Plan; or (Not Applicable.) 4. A proposed road is designated as an arterial or collector on an approved Thoroughfare Plan for a municipality or in the Orange County Comprehensive Plan; or (The roads are not designated as arterials or collectors.) 5. The subdivision roads are part of a non-residential development consisting of office, retail, industrial, and similar businesses, each located on a separate lot. This provision shall only apply to that portion of a subdivision being developed for non-residential purposes. (Not applicable) _ However, private roads may be allowed in a subdivision where, in the judgment of the Planning Board and with the approval of the Board of County Commissioners, it is found that the nature and location of the subdivision with respect to other development and the Comprehensive Plan are such that a private road is justified. In determining whether to permit private roads in subdivisions, the following design features will be considered: 1. The location and design of the subdivision is such that it clearly preserves the rural character of the County through: a. The provision of lot sizes and building setback lines significantly greater than required by ordinance provisions. Compliance with this standard is assured in University Lake Watershed where a subdivision is required to provide a minimum lot size of five acres. e 14 Where the minimum required lot size is less than five acres, compliance is assured when each lot in the subdivision contains at least twice the minimum required lot size; and/or (The proposed subdivision is located in the University Lake Protected Watershed where 2-acre lots may be created from lots which existed as of 1012189. One-acre minimum lot sizes are permitted through clustering. The average lot size proposed in Glynmorgan is 2.3 acres, with an average density of one unit per 3.66 acres. Larger setbacks are not meaningful or necessary because the house locations are limited to the sites shown on the Preliminary and Final Plats) b. The retention and/or provision of landscaping and use of clustering of dwelling units to screen the view of the subdivision from public roads and/or maintain a wooded or forested character, maintain scenic views, or preserve wildlife, botanical, historic, archaeological and/or recreation sites. (A cluster subdivision is proposed which will not be visible from the State maintained roads. Restrictive covenants will be required with the Preliminary Plan to ensure protection and maintenance of the open space including the wildlife corridor. The forested character of the site will be maintained because the placement of houses and driveways will be limited to the locations shown on the Preliminary and Final Plats.) c. The preservation of site features which directly enhance the special or unique cultural, historical,archaeological, or geological characteristics of the immediate area. (The open space and restrictive covenants required with the cluster subdivision as proposed will serve to protect natural and visual resources.) 2. The number, location and/or size of lots to be located in the subdivision are such that, even if constructed to State standards, the streets would not be accepted by the State for maintenance due to density or other State requirements; (South Still Crossing is questionable as to whether it is eligible for State maintenance depending on driveway locations North Still Crossing and Glynmorgan Way may be accepted by the State if built to State standards and the minimum density requirements are satisfied. Refer to the Staff response regarding density requirements on page 1.) J 15 I Recreation and/or open space areas, including lands containing significant botanical, wildlife, historic and/or archaeological sites, are to be dedicated and/or preserved through restrictive covenants in amounts significantly greater than required by standards for recreation/open space dedications. (The Preliminary Plan proposed exceeds the minimum open space required in a cluster in the Rural Buffer by 5.88 acres. The open space and restrictive covenants will also protect a portion of a designated wildlife corridor.) 4. Significantly larger than required stream buffers and lot sizes, an/or other design features are proposed as part of a subdivision to be located in a Protected Watershed as designated on the Orange County Comprehensive Plan to reduce the amount of impervious surface and cause infiltration of storm water runoff to prevent the pollution of water supply reservoirs. (Clustering results in a subdivision design with permanent common open space preserved adjacent to streams and stream buffers, less road construction, and fewer stream crossings. This subdivision is located in the University Lake protected watershed. Private roads create less disturbance and impervious surface than public roads) 5. Topographic and environmental features, such as streams, steep slopes, or watersheds, that would be adversely affected by the use of roads constructed to State standards because of factors such as significant amounts of earthwork(cut and fill)that would contribute to increased runoff of stormwater and siltation. (Building the roads to State standards would require clearing and grading significantly more area than with the proposed private roads. A public road must be a minimum of 18 feet wide. Still Crossing North and Still Crossing South would be 12 feet wide. A proposed public right-of-way must be cleared entirely of all trees and underbrush. Trees and natural understory may remain in a private right-of-way, provided there is adequate clearance for larger vehicles.) 6. The site is already developed to 100%of the capacity which could be achieved after approval of the subdivision and some or all of the non- conforming aspects of existing development on the site will be made more conforming as a result of the proposed subdivision,and all conforming aspects of the development will remain conforming. (Not applicable.) 16 7. There is only one subdivision road proposed. Its length does not exceed 350 feet. It serves no more than five lots. Its grade does not exceed nine percent. The land being subdivided is not connected to of is part of another subdivision required to be served by public roads. In addition, the average lot size within the subdivision is at least 40,000 square feet. (Not applicable) EVALUATION SUMMARY: The proposed private roads are justified because the subdivision is located in the University Lake protected watershed and includes almost 30 acres of permanent open space to protect natural and visual resources. In addition, one of the proposed roads may not qualify for State maintenance if the minimum density requirements are not met. The Planning Staff recommends that the proposed roads be approved as private roads with the classifications shown on the Preliminary Plan with the conditions of approval listed in the Resolution of Approval. 17 FISCAL IMPACT ANALYSIS FOR GLYNMORGAN SUBDIVISION RESIDENTIAL SERVICE STANDARD APPROACH Prepared by The Orange County Planning Department July, 1997 PROJECT DESCRIPTION Glynmorgan Subdivision contains 20 buildable lots and is located in Chapel Hill Township. The lots are accessed by new private roads which will intersect with the west side of Union Grove Church Road (SR 1111). The current zoning is Rural Buffer and UNIV-PW. The average lot size is 2.3 acres. Lots will be served by individual wells and septic systems. The average sales price, including the lot, will be $300,000. Buildout is estimated at five years. Housing units will be constructed at a rate of four per year beginning in 1998, with completion of the project in 2002. Units will consist of detached single-family homes. 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. RESIDENTIAL FISCAL IMPACT TEMPLATE: SERVICE STANDARD METHOD 18 Bureau of Economic&Business Research -University of Florida Modified 4115197-Orange County, NC Planning Department SECTION 1 - PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT: PROJECT~ � Glyworgart TOWNSHIP: Chapel Hill CONSTRUCTION PERIOD: Beggitttti ;Yea g 19 JET Ending Year 2002 Inflsttoct Fats .. K 2:50°16 CHARACTERISTICS OF HOUSEHOLDS: . e RB BEI O! ,Perso t � mhollh1 . r 2.56 �. Children/House: ENTER"1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 0.63 IEIe 100'-:00°r HOME SALES DATA: Average Distribution Number of Sales Price of Units Year Homes (S) by Year I.00% 1999 4 300,000 20.00% 2 .. ... . _. 20 Q096 2001 4 300,000 20.00% ' 20.00 2003 0.00% 2 = _ . : _ 0.00% 2005 0 0 0.00% 20th - r _. . _.: t 0.0096 2007 0 0 0.00% SCHOOL DISTRICT DATA: ENTER"1" IN ( ) BESIDE SCHOOL DISTRICT IN WHICH PROJECT IS TO B LOCATED TO GENERATE STUDENT DISTRIBUTION BY SCHOOL TYPE. School District: School Attendance: Orange C a. E ®ist�enchool ` 57% Middle School 22% Chapel Hil `" I Hkffi,Sdi � 21% SECTION 6 - SUMMARY OF PROJECTED DEMOGRAPHIC/FISCAL IMPACTS 19 YEAR 1998 1999 20001 2001 2002 HOUSING UNITS 4. 8 12" 16 20 POPULATION IVQ 20 31-, 41 ft SCHOOL CHILDREN Elementary 3 4 6 7= Middle 1 2 _.. High School 1 2 3t TOTAL 5 10 1 -- COUNTY EMPLOYEES 0 0.11 0`:18 0.22 - 0.2 SCHOOL EMPLOYEES Olt 0.22 M30 0.45 ., 0:66 TAX BASE($1000) 2430 36W, 4983 6308 COUNTY BUDGET Revenues 23434 35 48243 51187 Expenditures 16758 2 35214 45118' BALANCE 337.; 6676 13029 1607w- SCHOOL DISTRICT BUDGET Revenues 151 , 31024 4 64955 83078; Expenditures 1 29518 62026 794701 BALANCE 1505 2929 COMBINED BUDGETS($) a Revenues 54458 ' 8 ' 113198 Expenditures 2 46277 71 97239 12458 BALANCE 4i) 8181 _ ' 15959 196 ' YEAR 2004 20 2006 2001 ' HOUSING UNITS 20 20 20' POPULATION 51 51 ft SCHOOL CHILDREN Elementary 7 7 7` Middle 3 3 3 High School 3 3 3 TOTAL 13 . ' 13 1 ' COUNTY EMPLOYEES 0.27 0 0.27 0 SCHOOL EMPLOYEES 0.56 ' �. 0.56 0. TAX BASE($1000) 6627 67M 6962 7136: COUNTY BUDGET(>j) Revenues 6270 SN92i 67540 692281' Expenditures 462 47402 4858k 49801 51046 BALANCE 1 16883 17304 17738 18182' SCHOOL DISTRICT BUDGET($) Revenues 85150 87283 8946 = 91702 93995 Expenditures 8145'V i.'n 83493 855at 87720 89913 BALANCE 369V� 3790 38W, 3982 4081 COMBINED BUDGETS($) Revenues 147872 151568 155356 159242 163223 Expenditures 127703 130895 134168 137522 140960 BALANCE 20169 20673 21196 21720 22263 20 SECTION 7 - SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS SCHOOL DISTRICT DATA: School District: School Attendance: Orange County ` M _ NQ } Erementary,Schoot< 57% Middle School 22% Chapel Hilt-Carrborw HigkSchooV a 21 YEAR 1998 1999 2000 2001 2002 SCHOOL CHILDREN Elementary 3 6 7 x Middle 1 2 3 High School 1 2 3 TOTAL 5 10 13 YEAR 2003 2004 2005 2006 2007 SCHOOL CHILDREN Elementary 7 7 1 7 7' Middle 3 3 3 High School 3 3 3 TOTAL 13 1: 13 11 _ SCHOOL CAPACITIES-ALL SCHOOLS URRENT ENROLLMENT-ALL SCHOOLS Eenta 3922 Middle :3W Middle 1897 High S 2110TOTAL OTAL 7929 YEAR 1998 1999 2000 2001 2002 PROJECTED ENROLLMENT Elementary 39990 3925 3920 3928 3921 Middle 1 1898 - :z_ 11 1899 1900 High School _2t 2111 2112 2113 TOTAL 7934 7939 7942` YEAR 2003 2004 2005 2006 2007 PROJECTED ENROLLMENT A Elementary 3WO 3929 3929P 3929 3929 Middle 1900 1900 190E> 1900 1900 High School 21130w 2113 2113- 2113 2113 TOTAL 79420 7942 7942 7942 7942 21 DRAFT 7/30/97 PLANNING BOARD MINUTES (2) Glynmorgan (Chapel Hill Township-21 Lots) Presentation by Eddie Kirk. The property is located in Chapel Hill Township on the south side of Albert Road(SR 1179),the west side of Union Grove Church Road(SR 1111), east of Dairyland Road(SR 1112)and Morgan Creek in the University Lake Protected Watershed portion of the Rural Buffer(Flexible Development does not apply in the Rural Buffer.) The size of the tract is 81.9 acres. Current zoning is Rural Buffer and University Lake Protected Watershed. Surrounding land uses are residential and agricultural. A cluster subdivision is proposed featuring 21 new lots and 29.60 acres (36.4%)open space. The tract was formed from three lots of record,one of which was a two-acre lot;therefore,the maximum density is 22 lots(11 lots @ 2 acres each and 11 @ 5 acres). The minimum required open space in a cluster subdivision in the Rural Buffer is twenty percent(1638 acres)or the sum of all reductions in lot sizes(23.72 acres or 29 0/6),whichever is greater. The Concept Plan proposed exceeds the minimum open space by 5.88 acres. The proposed lots will be served by new private roads and individual wells and septic systems. Lots E and 20 will have direct access to Albert Road which is state maintained. The main entrance will be Glynmorgan Way,a Class A private road,which intersects Union Grove Church Road one-third mile south of Albert Road. Still Crossing South and Still Crossing North are proposed as Class B private roads forming a"T"at the western end of Glynmorgan Way. The applicant's private road justification is an attachment to these minutes on pages . The private roads are justified through the subdivision's location in a protected watershed,clustering of lots to protect natural and visual resources,and permanent open space that exceeds ordinance requirements. The Planning Staff recommends that the three proposed private roads meet Class A and B standards as described. The open space will be owned and maintained by a homeowners association. It includes wooded habitat,streams,and stream buffers,as well as a 40-foot gas line right-of-way and a 100-foot power transmission line right-of-way. Two tributaries of Morgan Creek flow southwest through the center of the site and along the northwest boundary. Moderate to steep slopes(7.5-15%)are found along the streams and the central part of the site. A portion of the Morgan Creek wildlife corridor designated in the Inventory of the Natural Areas and Wildlife Habitats of Orange County, NC,extends onto lots 3,9 and 10. Lots 3 and 5 are proposed as flag lots,which the applicant has indicated are necessary due to the location of soils suitable for septic systems on lots 2,4, and 6. In addition,the access for lot 3 follows an existing old road bed. According to Section IV-B-5-d of the Subdivision Regulations,flag lots are permitted under these circumstances. The ordinance also allows this type of design when a private road created in lieu of a flag lot would not likely 22 be extended to serve adjoining parcels. The flag lots do not increase the number of lots that would be permitted using the standard lot width. The Planning Board unanimously approved the Concept Plan for Glynmorgan Subdivision on April 2, 1997. The subdivision layout is the same as approved on the Concept Plan except for the deletion of the class C private road which extended south off Albert Road(SR 1179). Due to the limited amount of suitable soils for septic systems in this area lot sizes were increased and this road was no longer needed. The Planning Staff recommends approval of the Preliminary Plan for Glynmorgan Subdivision subject to the conditions contained in the Resolution of Approval(an attachment on pages of these minutes). Selkirk asked about Lot E. Kirk responded that the owners are negotiating in the hopes of combining Lot E with another property. Developer,Dolly Hunter,stated that it was originally part of the open space. However,it is not contiguous with the other open space and the developer felt it was not good to encourage the residents to cross a state-maintained road to get to that open space. Ms.Hunter continued that it does not perk so has no buildable use. The owners,the Earnhardts,are negotiating with an adjacent property owner. Barrows asked about the crosshatched areas. Surveyor,Steve Yuhasz, responded that those areas have been identified as perk sites. Price asked about plans for the open space. Kirk responded that he was not aware of a proposal;it will remain as is and will be owned and maintained by the Homeowners Association. It will not be public access. Dolly Hunter responded that the intent is to have mulched walking trails,no impervious surface,and some benches. Selkirk asked if White's Creek has water in it and what appeared to be a bridge. Ms.Hunter responded that there will be an eight-foot culvert to handle water during winter and times of runoff further upstream. MOTION: Selkirk moved approval as recommended by the Planning Staff. Seconded by Strayhom. VOTE: Unanimous. Searles asked why there are fewer private roads than public roads. Cameron responded that the maximum number of lots for a private road is 25 lots. Once there are more than 25,the developer has no choice but to have a public road. It is less expensive to do private,gravel roads and there is much less disturbance. Barrows noted that private roads were included in Flexible Development as an incentive for more open space. Cameron noted that Private Road Standards were provided prior to Flexible Development. They state that private roads are allowed when there is more protection of rural character,open space and water quality. Selkirk asked who maintained private roads. Cameron responded that is handled through the Road Maintenance Agreement.