HomeMy WebLinkAboutAgenda - 12-01-1997 - 8g i
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ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: December 1. 1997
Action Agenda
Item#
SUBJECT: VICTORIA WOODS SUBDIVISION-PRELIMINARY PLAN
ACTION BY: January 15, 1997
DEPARTMENT: Planning& Inspections PUBLIC HEARING: Yes_X_No
BUDGET AMENDMENT REQUIRED: Yes X No
ATTACHMENT(S): INFORMATION CONTACT: Eddie Kirk
Resolution of Approval Extension 2582
Application
Vicinity Map
Private Road Justification TELEPHONE NUMBERS:
Staff Evaluation of Private Road Justification Hillsborough - 732-8181
Fiscal Impact Analysis Durham - 688-7331
Preliminary Plan Mebane - 227-2031
Draft 11/5/97 Planning Board Minutes Chapel Hill - 967-9251
PURPOSE: Consideration of the Preliminary Plan for Victoria Woods Subdivision.
BACKGROUND: The property is located in Cheeks Township approximately 800 feet north of West
Lebanon Road(SR 1306) and 700 feet east of Doe Run Road(SR 1343). The
current zoning is Rural Residential (R-1) and Back Creek Protected Watershed.
Adjacent land uses are residential.
The total acreage of the tract is 20.16 acres. The property is wooded with a mixture
of hardwoods and pines. Moderate to steep slopes are found adjacent to a stream
flowing north that eventually joins Mill Creek. The soils have been evaluated by a
soil scientist and were found to be suitable for subsurface sewage disposal. An old
house site evidenced by a stone chimney and remnant landscaping is located in the
vicinity of lot 13.
The Preliminary Plan for Victoria Woods has features of the conservation option
and the cluster option as described in the Subdivision Regulations. The proposal
includes 6.98 acres or 34.6%open space. A portion of the open space (4.51 acres)
will be dedicated to a homeowners association as common area. Another 2.97 acres
will be privately owned as part of the lots and will be reserved through conservation
easements. The open space protects wooded land on moderate to steep slopes, a
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spring which flows into another stream, the adjacent stream buffer, as well as a
buffer along some of the subdivision boundaries.
Fourteen(14) new residential lots are proposed that average one acre in size. The
lots will have individual wells and septic systems. Access to Lebanon Road will be
provided by Victoria Woods Drive, a proposed Class A private road constructed to
serve the subdivision. The 50-foot private access easement from Lebanon Road to
the subject property was created in 1991.
Three lots will have direct access to Victoria Woods Drive which ends in a cul de
sac. Eleven lots will have access to Olde Scarlett Court, a second proposed Class A
private road which intersects with Victoria Woods Drive. The developer's private
road justification and the Planning Staff's evaluation are included in the
attachments. The Class A private roads are justified by the protection of open space,
larger setbacks, and the site's location in a protected watershed.
On November 5, 1997 the Planning Board unanimously recommended approval of
the Preliminary Plan for Victoria Woods Subdivision subject to the conditions
contained in the attached Resolution of Approval.
RECOMMENDATION: The Administration recommends approval of the Preliminary Plan for Victoria
Woods Subdivision per the Planning Board recommendation.
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RESOLUTION
OF THE
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS
Date December 1, 1997
Name of Subdivision Victoria Woods
Owner/Applicant Gary C. Whicker
The Board of County Commissioners hereby approves Victoria Woods subdivision preliminary
plat, dated August 28, 1997 containing 14 lots, subject to the fulfillment of requirements
specified herein.
A. Sewage Disposal
1. Each residential lot, 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.
B. Roads and Access
1. Victoria Woods Drive and Olde Scarlett Court shall be constructed to Class A
private roads standards within a 50 foot right of way.
Victoria Woods Drive and Olde Scarlett Court 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
A letter of credit, escrow agreement, or bond shall be submitted to secure
construction and inspection of Victoria Woods Drive and Olde Scarlett Court to
Class A private road standards. An estimate of the construction and certification
costs must be prepared by a certified/licensed engineer or grading contractor and
submitted to the Planning and Inspections Department. The financial guarantee
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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-13-3-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, 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.
4. A stream buffer shall be provided along the streams as indicated on the
Preliminary Plan.
E. Parkland
1. Cash in the amount of$5,005.00 shall be paid to Orange County as payment in
lieu of parkland dedication.
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2. 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.
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.
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
R J Pi_�^. �� �r�iLJ 'dfHL 6
MAJOR SUBDIVISION
ORANGE COUNTY
�1l 5-
PLEASE TYPE OR PRINT (;NK ONLY)
SJ `SDMS)ON NAME: , A C-` 0)2_\P �k)WD6
L0C.A7.ON: � � C1�J ELONZ> P:f,_9 K5 --LJR
ADDRESS: �Po -276-f- P) TZLEPHONE NO.:
A^u ENT/CONTACT: 7-ELVIHONc" NC.
A. SUMMARY INRCRMATION: /
Orange County Tax MeD (,o $jock Lonsl _ �j Township
Zoning District($': v--
Total Number of Acres: :0 ko Phases:
Total Number of Lots: )A. Average Lot Size: .!1�r Minimum Lo: Size: O.�i _
Number/Type of Structures: lexistimo? (proposed) \P)N67uy ,07 1!L`J~
Lineal Feet in Streets: 3, _ Acres in 0Pon S;,aee: ,_(0., g0 -l-
`:1T;J' Communivy Indiv'aue.
Wastsweter Utsposal: Pvn is ispecify) Community Individual
School District: 6PAA re Fire District: E�Ya'r+r(
General Land Uses in Are 1.D
Critical Areas: ✓ stream/dreinagoways flood prone or*"
SACY_ aurahed (specify) historic altos
other taxp)ain)
Is the property to be subdivided Currently under 'term use value taxation'? Yea_ No_. If 'yes",
please conUC the Orange County Tax Office. Subdivision of the property may require payment of
deferred taxes under 'farm use value taxation'.
a. All plats must be submitted on &heat no smaher than an* inch *Quoit two-r:+nd•wn fee! 0 _1eSn,? _nt
rrai. irld" Wn! :ncf, oquoit 04. and must total i.. .l.t. %......•,.y
subdivision narno zoning of tract and adjacent
name & address of ownorls) properties
ELIA name & address of suodivid@r building setback lines by notation
/�- (if other then owner) or typical lot layout
>. ✓ "`v?rr name of surveyor, engineer, location and width of existing end
landscape architect or architect, proposed easements (drainapa.
° address. registration P and oea: / utllttias, roads, etc.)
(tidal f reGminary Plan ✓ F , existing, proposed and adjoining
riphu-cf-way including dimensions
*cola, north arrow
T V..• and evoot name* and *tats road
c+ ✓ dew (Inoiuding revision dates)
0 7-7 6 �= tc-Amohlp, tax rneo-block-lot nwnb+rt. L:nNi trsl At road
as w rafersnoes Centarlin.a :!td e:-proximato
o _
717-404- Psr:-: Parcel i;s t:ifiostion.r •-:Nge of new r"ot ri;.�•�•n:•
k deed book and .ape d of property w�►
to be subdivided sxiating and proposed utilities.
m boundary described y+rfu+ bearings including type. sizes, hydrants.
G m C } valves• manholes
and dieteneas
o tats) acrNgs o.' the tract and t" - existing and proposed curb@.
Z acreage of lots, including and gutters and culverts, including
v excluding area within rights-Of- sizes and grades
_ wsY A location and wid," of a110Y+•
�^ r COn4rsd •;.prMr sidowelks, bike ,pAes. trarf*:t
"''�'• systems, and bus stops
(please complete reverse side)
► C�.F}�_ proposed lot imse with dimensions �/ typicai street cross•eecUOns and 7
1� lot & block numbers intOreecuon 0.41ads including
phasing lines design and wid1h of trave1wey and
topography at ton too, (10) shoulders
intarva•s — hon2vctei ei.gn-nent and Je-ers'
.. ✓ water bodies, streams, fl000way curve Cate :pub;�c roads)
/ and ftoodplaine conter(ins radius on all proposed
✓ stream buffers streets
y. ✓ location and size of parcels ✓ permanent `ss;ures such as
ff dedicated for public use, buildings, cemeteries, historic
recreational use 'or reserved in landmarks
,.., common, with purpose mated iot layout names of
__ t Impervious surface data (if:c:sted eajolnimg property cm-rners. If
s4bdi%•:aad, suhdivisityn �'st mime.
- � 1.^• K'Stel aUt:,.�� 'Natarefl6c.: - ,
vi_"i-Ty map showing genera; plat boot & Paps number, and
G Q) location of subdivision with streets, psrirt.:t:- !ot numbers.
and roads identified by State road n location and size of lots of
number and name restricted development potential
landscaping and buffer and notaticn on plot regarding
m coo requirements / same
V- township, corporals and extra stormwetsr ostsntior,. end/or
territorial planning jurisdiction lines retention sites end undisturbed
which cross the property areas for infiltration purposes (it
located in water supply
watershed)
C. OTHER SUBMITTAL REQUIREMENTS
rVtl• 4'i lif.b llbi �tJi+�V* o. ihi diet.
2. One full Size Copy of an Orange County Tax map (with tax parcels involved clearly marked in
pencil).
3. Where municipal or OWASA sewer is not available, a cony of the Preliminary Piet 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-8-3-4-1 of the
Orange County Subdivision Regulations).
5. Auxiliary documents, in draft form, prepared in accordance witri Section Vl of.this Ordinance
.,..rcri ..4004". . . -- Tp--ine of in•• ----r - .":s _
t,uch documents may Include, but not be 14mited to, a private road maintenance iiCra:,nen;, ano
articles of incorporation and restrictive covenants pertaining to a homeowner's•association.
Thee* documents may be required as neceaaary as evidence that the ordinaries requirement$
ere being met.
A 470.00
C. Fee - 60be-60 pfue 03.00 per lOt (- fee for preliminary and final plat).
7. If the subdivision contains 10 lots or more -its following information shall be submi:,ad with the
application: -
e, Number of years to buildout.
b. Number of houses to be built during seen year to buildout.
C. Average price of houses including lots for each year to buildout.
•, T.,_ S „r,s. ,:_rrut Cei'.ify tA�. '.r.a f�..7:iny •,,:i:.;.d:.•,,.. i* cOmt.:�.- :• _..,� _..
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APPLICANT' S/GNATLJR1 OWNER'S S19KATURIE
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Everett V. Knight
PO Box 850 4-z s
Hillsborough,NC 27278 ¢ev i s ed w i�H Pre l :cu i»a vil 9/g-7
_. (919) 732-3521
April 17, 1997
Orange County Planning Department
306 Revere Road
Hillsborough,NC 27278
RE: Justification for a Class "A" private gravel road in Victoria Woods Subdivision, a (14) lot
subdivision totaling 20.16 acres located on Lebanon Church Road, in the Cheeks Township area of
Orange County.
To Whom It May Concern:
The following points were given careful consideration for justification of and compliance with private
road standards as contained in article IV-B-3-D-1 in the Orange County Subdivision Ordinance
specifically requesting permission for a private road within the subject subdivision.
The location of the subject subdivision is in Cheeks Township and is generally considered to be a rural
location. It is the desire of the owner of the subdivision to retain as much of the rural character and the
natural environment while ensuring the privacy of the residents, as possible for the each of the future
residents of the proposed subdivision. The physical design of the subdivision under the "Flexible
Development Plan" ordinance coupled with it's small rural nature and location with respect to other
residential developments in the area clearly preserves as much of the natural rural character of Orange
County, within the boundaries of this project, as is possible and has been developed considering the
following:
A) The overall design of the proposed subdivision has incorporated a significant portion of the
property as"Open Space" &"Conservation Easement" (approximately 31.6%, totaling 6.132
acres, which is in excess of that which is required by the Subdivision Regulations) through
the retention of a large portion of the center of the property (Lot A & Lot B, totaling
approximately 4. 51 acres) in it's natural vegetated landscaped condition while clustering
most of the proposed dwelling units close together further incorporating the Conservation
Easement(totaling 2.97 acres)for screening the view of the proposed subdivision from most
of the surrounding properties.
B) The Restrictive Covenants and design standards will provide for average lot sizes (when
considering the total acreage within the proposed subdivision) and portions of the building
setbacks which are greater than those typically required by the Ordinance, as shown on the
Concept Plan. Also noted on the Concept Plan, is a required retention of all the existing
vegetation and foliage within the"Open Space"area and the"Conservation Easement"area
As stated, this is used as a natural screen for the subdivision from the surrounding
properties. These area maintain the natural wooded and forested character and shall be
preserved in it's natural state through the Restrictive Covenants, thus preserving the natural
site features which directly enhance the biological and natural habitat characteristics of the
immediate area.
C) The Restrictive Covenants will prevent An-her subdivision of the property.
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Orange County Planning
Private Road Justification
April 17, 1997
D) The Restrictive Covenants will specifically address the intent to maintain as much as
possible existing and natural vegetation within the subdivision, thus screening from public
view the individual homes by strictly maintaining the wooded and forested character of the
local environment. As previously stated, this is accomplished by design of the 2. acre
Conservation Easement along the exterior of lots #5 through #14 and along the Drainage
Draw between lot#8	 and between lot#10 . Also, lot#A&#B totaling 4.51 acres
will be Dedicated Open Space.
E) The overall topographic features and steeper slopes in the "Open Space" area coupled with
it's more sensitive environment would be adversely affected by the use of roads constructed
to State standards because of those construction factors such as significant amounts of
earthwork (cut and fill) would contribute significantly to increased run-off of stormwater,
due to increased impervious surface ratio's, and additional siltation into the natural drainage
areas.
F) With the general location of the proposed subdivision being approximately 764 linear feet
north Lebanon Church Road(SR 1306)and providing access via a 50 foot private easement,
which is not part of the proposed subdivision, and the nature of this proposed subdivision
being located significantly away from other residences and from public view coupled with
the overall "Flexible Development" design of the proposed subdivision clearly justifies a
Class"A"private gravel road.
We, therefore, respectfully request the approval of a Class "A" private gravel road for Victoria Woods
subdivision.
Respectfully,
Everett V.Knight
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ORANGE COUNTY PLANNING DEPARTMENT
306F REVERE ROAD
HILLSBOROUGH, NORTH CAROLINA 27278 1
c`
STAFF EVALUATION OF PRIVATE ROAD JUSTIFICATION
SUBDIVISION: Victoria Woods Subdivision - Preliminary Plan
DATE: October 8, 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 roads are generally required in all subdivisions and will be.required where it is
found that:
1. The subdivision roads would be accepted by the State for maintenance if:
a. They are built in a manner which satisfies the minimum State design and construction
criteria for subdivision roads; and
(If the roads were built according to State construction standards, it would create more
disturbance than the proposed private roads and would impact a protected watershed. The roads
would be accepted by the State only if the entire right-of-way were dedicated public. The portion
of the right-of-way between the proposed subdivision and Lebanon Road may not be available
for public dedication.)
b. They would satisfy other requirements for addition to the State maintenance system,
including, but not limited to, the general density standard of at least two occupied
residences for each one-tenth of a mile of subdivision road; or
(The State's density requirement is[2]occupied residences per tenth of a mile, with each cul de
sac providing access to a minimum of four[4]residences. If the roads were built to State
standards within a dedicated right-of-way, they would be eligible for State maintenance when
eight[8]residences,four on each cul de sac, are constructed and occupied.)
2. The subdivision roads extend existing roads which are public; or
(Not applicable. The proposed private road would extend a private easement.)
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3. The subdivision roads are part of a development which is located in an area designated as
Urban or Transition on the Orange County Comprehensive Plan; or
(Not applicable.)
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.
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 Back Creek Protected Watershed where the
maximum density is one unit per 40,000 square feet[0.92 acre]. The density proposed in
Victoria Woods is one unit per 1.32 acres. Some of the side and rear building setbacks have been
doubled and included in conservation easements)
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.
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(The subdivision will not be visible from the public road. The creek and wooded areas will be
protected using conservation easements and dedicated open space.)
c. The preservation of site features which directly enhance the special or unique cultural,
historical, archaeological, or biological characteristics of the immediate area.
(The open space as shown on the Preliminary Plan preserves the stream and adjacent wooded
slopes as well as a buffer around the western half of the subdivision.)
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;
(The portion of the right-of-way between the proposed subdivision and Lebanon Road may not
be available for public dedication, in which case NCDOT would not consider a request for
maintenance of the subdivision roads. Refer to the Staff response regarding density requirements
and dedicated right-of-way on page 1.)
3. Recreation and/or open space areas, including lands containing significant botanical,
wildlife, historic and/or archaeological sites, are to be dedicated and/or preserved through
restrictive covenants in amounts significantly greater than required by standards for
recreation/open space dedication.
(Recreation/open space dedication is voluntary at this location. The applicant has chosen to
reserve a total of 6.98 acres or 34.6%of the subdivision as open space)
4. Significantly larger than required stream buffers and lot sizes, and/or other design features
are proposed as part of a subdivision to be located in a Protected Watershed as designated
on the Orange County Comprehensive Plan to reduce the amount of impervious surface and
cause infiltration of storm water runoff to prevent the pollution of water supply reservoirs.
(This subdivision is located in the Back Creek Protected Watershed. The designated open space
will remain undisturbed and allow for infiltration of stormwater runoff. The proposed private
roads will protect at least 30,000 square feet of wooded area in the right-of-way that would be
cleared and seeded if the roads were built to State standards)
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 more area than with
the proposed private roads. 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.)
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5. The site is already developed to 100% of the capacity which could be achieved after
approval of the subdivision and some or all of the non-conforming aspects of existing
development on the site will be made more conforming as a result of the proposed
subdivision, and all conforming aspects of the development will remain conforming.
(Not applicable.)
7. There is only one subdivision road proposed. Its length does not exceed 350 feet. It serves
no more than five lots. Its grade does not exceed nine percent. The land being subdivided
is not connected to or 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 through lower density, larger
setbacks, and protection of natural features through open space dedication. In addition, the subdivision is
located in a protected watershed where disturbance should be minimized. Planning Staff recommends that the
proposed roads be approved as Class A private roads.
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` FISCAL IMPACT ANALYSIS FOR VICTORIA WOODS SUBDIVISION
RESIDENTIAL SERVICE STANDARD APPROACH
Prepared by
The Orange County Planning Department
October, 1997
PROJECT DESCRIPTION
Victoria Woods Subdivision contains 14 buildable lots and is located in Cheeks
Township. The lots are accessed by new private roads which will intersect with the north
side of Lebanon Road (SR 1306). The current zoning is Rural Residential and BACK-PW.
The average lot size is 1.03 acres. Lots will be served by individual wells and septic
systems.
The average sales price, including the lot, will be $137,500. Buildout is estimated at
three years. Housing units will be constructed at a rate of three in 1997, six in 1998, and five
in 1999. 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
Bureau of Economic & Business Research - University of Florida 16
Modified 4/15/97 - Orange County, NC Planning Department
SECTION 1 - PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT
PROJECT: Victoria Woods
TOWNSHIP: Cheeks
CONSTRUCTION PERIOD:
Beginning Year 1997
Ending Year: 1999
Inflation Rate: 2.50%
CHARACTERISTICS OF HOUSEHOLDS:
Persons/House ENTER"1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW, 2.47
Children/House: ENTER"1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 0.33
% Non-Elderly: 100.00%
HOME SALES DATA:
Average Distribution
Number of Sales Price of Units
Year Homes ($) by Year
1997 3 137 000 21.43%
1998 6 137,000 42.86%
1999 5 10/
M._. __.... . 137;0, °
,, 13 00 35.7
2000 0 0,00%
2001 0 0.00%
2002 0.00%
2003 ,;- --"-
0
h
0 ,
0.00%
2004 0 0 0.00%
2005 - 0 f - - 0 - "3'0.00%
�._. v � . .,
2006 0 0 0.00%
SCHOOL DISTRICT DATA: ENTER "1"IN ( ) BESIDE SCHOOL DISTRICT IN WHICH PROJECT
LOCATED TO GENERATE STUDENT DISTRIBUTION BY SCHOOL
School District: School Attendance:
Orange County 1 ) Elementary School 64%o
._._._.._..-. Middle School 17%
Chapel Hill-Carrboro 0 ) _=High School k_ V"19°o/
17
SECTION 6 - SUMMARY OF PROJECTED DEMOGRAPHIC/FISCAL IMPACTS
YEAR 1997 1998 1999 2000 2001
HOUSING UNITS 3 9 14 14 14
POPULATION 7 22 35 : 35 35
SCHOOL CHILDREN
Elementary 1 2 3 3 3
Middle 0 1 1 1 1
High School 0 1 1 1 1
TOTAL 1 3 5 5 5
COUNTY EMPLOYEES 0.04 0.12 0.18. 0.18 0.18
SCHOOL EMPLOYEES 0.06 0.17 0.27, 0.27 0.27
TAX BASE($1000) 411 1243 1959 2008 2059
COUNTY BUDGET($)
Revenues 4648 14127 22338 22896 23469
Expenditures 4422 13596 21678 22220 22776
BALANCE 227 531 660 676 693
SCHOOL DISTRICT BUDGET($)
Revenues 5568 17122 27300 .; 27982 28682
Expenditures 5568 ; 17122 273001 27982 28682
BALANCE 0 0 0 ? 0 0
COMBINED BUDGETS(S)
Revenues 10216 ,' 31248 49638 .1 50879 52151'
Expenditures 9990 30718 -48978' 50202 51457:
BALANCE 227' 531 '660 676 693
YEAR 2002 2003 2004' 2005 .2006
HOUSING UNITS 14 14 14 14 14
POPULATION 35 y 35 36 35 r 35
SCHOOL CHILDREN
Elementary 3 3 , 3'1 3 - 3
Middle
High School __ 1 1
TOTAL S . 5 -5 j 5 5
COUNTY EMPLOYEES 0.18i 0.18 018; 0.18 018
SCHOOL EMPLOYEES 0 2T 0.27 ; 0.271 0.27 '"' 0.27
TAX BASE($1000) ,2110 ' 2163 -•2217 2272 2329
COUNTY BUDGET(S) -
Revenues ,24055 24657 - -t�j25273� 25905 26553-
�.
Expenditures '`"" 334 :, 23929 j' 2: 7' 25140 y, -2576
BALANCE = 7>t , 728 T4 765 7
SCHOOL DISTRICT BUDGET(S) _
Revenues 30134 — r "30887 31659 _-
Expenditures --- 29399: 30134 _=: 30887; 31659 - 32451-
�-,
0 0 ::0 �
BALANCE j 0 -- -� O
j
COMBINED BUDGETS(S) �•-
Revenues --j 53454 ' 54791 56160 57564 _.=;�-59004-
Expenditures w .52744.1 54063 ,; -I 55444; 56799 X58219:
'BALANCE 710 728 746 765 7841 18
1
SECTION 7 - SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
SCHOOL DISTRICT DATA:
School District: School Attendance:
Orange County YES } Elementary School 64%
Middle School 17%
Chapel Hill-Carrboro NO } High School 19%
YEAR 1997 1998 1999 2000 2001
SCHOOL CHILDREN
' Elementary 1 2 3 . 3 3
Middle 0 1 1 : 1 1
High School 0 1 1 1 1
ITOTAL 1 3 5 5 5
YEAR 2002 2003 2004 2005 2006
SCHOOL CHILDREN
Elementary 3 . 3 3 3 3
Middle
High School
TOTAL 5 5 5 5 5
SCHOOL CAPACITIES-ALL SCHOOLS CURRENT ENROLLMENT-ALL SCHOOLS
Elementary 3328 Elementary 2822
Middle 1522 Middle 1240
High School 1520 High School .,. _. 1457
ITOTAL 6370 TOTAL 5519
YEAR 1997 1998 1999 2000 2001
PROJECTED ENROLLMENT
Elementary 2823 2824 `2825 2825 :2825
Middle 1240 1241 1241,y 1241 ; ,1241;
High School , 1457 i 1458 1458.1 1458 x.1458
• fs.
TOTAL 5520 5522 5524; 5524 5524
YEAR 2002 2003 2004 2005 2006
PROJECTED ENROLLMENT
Elementary 2825 2825 _ 2825 2825 X2825'
in
Middle ,.' =1 12411" 1241
High School 1458 1458 1458. 1458 = 458'
5524
TOTAL 55242 5524 -' 55241 5524 -•
19
s
No meeting.
e. Shaping Orange County's Future
No report available.
AGENDA ITEM#8: SUBDIVISION APPLICATIONS
a. Preliminary Plans
(1) Victoria Woods
(Cheeks Township- 14 Lots)
Presentation by Eddie Kirk.
The property is located in Cheeks Township approximately 800 feet north
of West Lebanon Road(SR 1306)and 700 feet east of Doe Run Road(SR
1343). The current zoning is Rural Residential(R-1)and Back Creek
Protected Watershed. Adjacent land uses are residential.
The total acreage of the tract is 20.16 acres. The property is wooded with a
mixture of hardwoods and pines. Moderate to steep slopes are found
adjacent to a stream flowing north that eventually joins Mill Creek. The
soils have been evaluated by a soil scientist and were found to be suitable
for subsurface sewage disposal. An old house site evidenced by a stone
chimney and remnant landscaping is located in the vicinity of lot 13.
The Preliminary Plan for Victoria Woods has features of the conservation
option and the cluster option as described in the Subdivision Regulations.
The proposal includes 6.98 acres or 34.6%open space. A portion of the
open space(4.51 acres)will be dedicated to a homeowners association as
common area. Another 2.97 acres will be privately owned as part of the
lots and will be reserved through conservation easements. The open space
protects wooded land on moderate to steep slopes,a spring which flows into
another stream,the adjacent stream buffer,as well as a buffer along some of
the subdivision boundaries.
Fourteen(14)new residential lots are proposed that average one acre in
size. The lots will have individual wells and septic systems. Access to
Lebanon Road will be provided by Victoria Woods Drive,a proposed Class
A private road constructed to serve the subdivision. The 50-foot private
access easement from Lebanon Road to the subject property was created in
1991.
Three lots will have direct access to Victoria Woods Drive which ends:n a
cul de sac. Eleven lots will have access to Olde Scarlett Court which
intersects with Victoria Woods Drive. The developer's private road
justification and the Planning Staffs evaluation are attachments to these
minutes on pages . The Class A private roads are justified by the
protection of open space,larger setbacks,and the site's location in a
protected watershed.
20 j
The Planning board unanimously approved the Concept Plan for Victoria
Woods Subdivision on June 4, 1997. The subdivision layout is the same as
approved on the Concept Plan.
The Planning Staff recommends approval of the Preliminary Plan for
Victoria Woods Subdivision per the Resolution of Approval(an attachment
to these minutes on pages ).
Katz asked the difference between the dedicated open space and
conservation easement. Kirk responded that the dedicated open space will
be owned and maintained by a homeowners' association. The conservation
easement is on the individual lots and is in perpetuity.
Strayhorn asked if the conservation easement was the choice of the
developer. Steve Yuhasz,surveyor for the project,responded that it was
the choice of the developer. It provides some additional protection around
the boundary of the property and the drainageway.
MOTION: Andrews moved approval as recommended by the Planning Staff.
Seconded by McAdams.
VOTE: Unanimous.
AGENDA ITEM#9: MATTERS PROPOSED FOR PUBLIC HEARING(11/24/97)
Presentation by Mary Willis.
A copy of the abstract information,public hearing notice and proposed
amendments is an attachment to these minutes on pages
Willis indicated that the Special Use Permit request from the Local Government
Employees Credit Union had been scheduled for an earlier public hearing but
had been pulled by the applicant due to the inability to meet all of the standards
specified in the EDD Design Manual. Special Use Permit approval is needed
because the project still does not meet the requirement for a 100-foot buffer
around the perimeter of the Economic Development District and the
requirement that parking areas be located to the rear of the building.
Barrows asked if the credit union will access Old NC 86. Willis responded that
there will be access to Old NC 86 directly across from the Citgo Station.
Barrows continued,asking if the access could be on Oakdale rather than on Old
NC 86. She also expressed concern that the building should be nearer the front
of the lot and have the parking at the back as required by the EDD Design
Manual. McCalip responded that there was a problem with the amount of space
on the lot. The property was purchased before Planning Staff had seen a site
plan and the main problem is that they are trying to put too much building and
parking for the size of the lot. Willis noted that there are two accesses. Two
accesses are necessary to provide the flow of traffic for the drivethru window
and the parking area. Willis noted that these questions could be asked of the
developer at the public hearing.
Barrows expressed concern that this would be setting a precedent since it is the
first business to locate in that Economic Development District. She felt the
requirements of the Design Manual should be met and not ignored.