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HomeMy WebLinkAboutAgenda - 06-03-1996 - VIII-K 1 ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: June 3, 1996 Action Agenda Item SUBJECT: THE CLEARINGS AT TOM'S CREEK-PRELIMINARY PLAN ACTION BY: July 18, 1996 DEPARTMENT: Planning & Inspections PUBLIC HEARING: Yes_X—No BUDGET AMENDMENT REQUIRED: Yes_X No ATTACHMENT(S): INFORMATION CONTACT: Emily Cameron Resolution of Approval Extension 2580 Application Vicinity Map Preliminary Plan TELEPHONE NUMBERS: Fiscal Impact Analysis Hillsborough - 732-8181 Private Road Justification Durham - 688-7331 Staff Evaluation Mebane - 227-2031 5/20/96 Draft Planning Board Minutes Chapel Hill - 967-9251 PURPOSE: Consideration of the Preliminary Plan for The Clearings at Tom's Creek. BACKGROUND: The property is located in the northwest corner of Bingham Township on the east side of Mebane Oaks Road(SR 1007)near the intersection of Jones Road(SR 1123) and the Alamance County line. The tract is zoned Agricultural Residential and Cane Creek Protected Watershed. In the Land Use Element of the Comprehensive Plan, it is designated as Agricultural Residential and Water Supply Watershed. The total acreage of the tract is 137.5 acres. Adjacent land uses are residential and agriculture. The southern boundary is shared with a 150-foot Duke Power right- of-way. The site contains remnants of a former dairy farm operation, including barns, silos, and a 4.3-acre pond. A tributary of Tom's Creek flows south through the middle of the tract. Average slopes are eight percent, although some slopes approach fifteen percent. 2 Twenty-five(25)new residential lots are proposed which average 4.6 acres in size. The lots will be served by individual wells and septic systems. Common open space is proposed totaling 18.2 acres or 13 percent. The common area includes land around the abandoned farm structures, adjacent to the pond and the creek, as well as a ten-foot pedestrian corridor around most of the subdivision boundary. A 50-foot land use buffer is required adjacent to the transmission line right-of-way. On Mebane Oaks Road, five feet of additional right-of-way and a 30-foot buffer are required. The subdivision is proposed in two (2) phases. The first phase will include the lots and road construction sixty (60) feet past Tom's Creek Court. All of the road rights-of-way and the common area will be dedicated with Phase One. Lots 5-17 will be developed in Phase Two. Access will be provided by one divided entrance on Mebane Oaks Road and two (2) new private roads, each ending in a cul de sac.Dairy Ridge Road is proposed as a Class A private road and will function as the main entrance road. Tom's Creek Court will be a Class B private road serving lots 18 through 22. The applicant's private road justification and the Planning Staff's evaluation are included in the attachments. Private roads are justified through the subdivision's location in a rural area of a protected watershed, larger lots, larger setbacks, and open space protection. On May 20,the Planning Board voted unanimously to recommend approval of the Preliminary Plan for The Clearings at Tom's Creek with private roads subject to the requirements stated in the Resolution of Approval. RECOMMENDATION: The Administration recommends approval of the Preliminary Plan for The Clearings at Tom's Creek with Class A and Class B private roads as per the attached Resolution of Approval. 3 RESOLUTION OF THE ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS Date June 3, 1996 Name of Subdivision The Clearings at Tom's Creek Owner/Applicant Stephen Pagano The Board of County Commissioners hereby approves The Clearings at Tom's Creek subdivision Preliminary Plat, dated October 23, 1995 and containing 25 lots and 18.2 acres of open space in two(2)phases, subject to the fulfillment of requirements specified herein. Before the Final Plat of The Clearings at Tom's Creek can be recorded: 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. Dairy Ridge Road shall be constructed to Class A private road standards within a 50-foot right- of-way. Tom's Creek Court shall be constructed to Class B private road standards within a 50- foot right-of-way. Each road shall be inspected, and the construction certified in writing to the Orange County Planning Department by a North Carolina Professional Engineer, or a North Carolina Registered Land Surveyor. The location of the travelway within the platted private road right-of-way shall also be certified. OR A letter of credit, escrow agreement, or bond shall be submitted to secure construction and inspection of Dairy Ridge Road and Tom's Creek Court to Class A and B private road standards respectively. 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. 4 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 for review and approval by the Orange County Erosion Control Division. 3. A Private Road Maintenance Agreement for Dairy Ridge Road and Tom's Creek Court shall be submitted to the Planning and Inspections Department and approved by the County Attorney. 4. A 10' by 70' sight triangle shall be shown at the entrance of the subdivision. 5. Lots 18-22 shall access onto Tom's Creek Court. Access to lot one shall be limited to the east side of the lot. Access is not permitted directly from Mebane Oaks Road or from the portion of Dairy Ridge Road containing the entrance median. All lots shall access onto the new subdivision roads. This restriction shall be stated in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. 6. Approved street name signs shall be erected at the intersection of streets as required in Section IV-B-3-c-12 of the Orange County Subdivision Regulations. Evidence shall be submitted by the applicant that the sign is in place or a copy of the receipt for purchase of the sign shall be submitted to the Planning Department. 7. Five feet of additional right-of-way shall be dedicated along Mebane Oaks Road(SR 1007). Boundary information shall be indicated at the edge of the new right-of-way. 8. Lot lines shall extend to the center of the private roads or across the right-of-way at the entrance so that land in the right-of-way shall be included within the boundaries of the lots as required by Section IV-B-3-d-3. C. Land Use Buffers and Landscaping 1. Landscaping shall be installed and preserved as indicated on the approved landscape plan, and must be inspected and approved by the Planning and Inspections Department. Proposed landscaping shall be installed, inspected and approved prior to Final Plat approval. Otherwise, the applicant shall secure the required landscape installation through a letter of credit, escrow agreement, or bond. An estimate of the cost for required plantings and their installation must be provided. The financial guarantee shall reflect 110% of the estimate and be issued by an accredited financial institution licensed to do business in North Carolina. 2. Provisions for protection of existing trees as shown on the approved landscape plan shall be included in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. 3. A 30-footType A Land Use Buffer shall be provided along the new right-of-way for Mebane Oaks Road. A 50-foot Type D Land Use Buffer shall be provided adjacent to the 150-foot Duke Power right-of-way. The buffers shall contain sufficient vegetation to meet the standards of Section IV-B-8-e of the Subdivision Regulations. Said buffers shall be so noted on the plat, and described in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. D. Drainage 5 1. Impervious surface data, as 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. A stream buffer shall be provided as shown on the Preliminary Plat along the tributary to Tom's Creek. The width of the buffer shall be stated on the face of the plat. Development restrictions within the buffer shall be specified in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. 3. Indicate 30-foot minimum drainage easements along the drainage ways on lots 5, 14, 15, and 19. Locate additional drainage easements as required following review and approval of the Erosion Control Plan. E. Parkland 1. Cash in the amount of$455 per lot or$11,375 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(s) shall be irrevocably dedicated to the homeowners association for recreation/open space use by residents of the subdivision. The deed for the open space shall be approved by the County Attorney. 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 natural and man-made site features shall be shown on the plat: (Include streams, rivers, ponds, lakes, swamps, marshes, sites in "Inventory", houses, barns, sheds, railroads, overhead utility lines, cemeteries) a. streams; and b. structures formerly used for farming that are to remain. 3. The following easements shall be shown on the plat: a. rights-of-way for the private roads; and b. drainage easements as required by D.3. above. 4. Minimum building setbacks shall be as shown on each lot 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. 6 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. A Certificate signed by the owner stating that provisions for access and private road maintenance will be recorded with the Final Plat. 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 APPLICATIOP -OR PRELIMINARY PLA 'APPROVAL MAJOR SUBDIVISION 7 8/93 ORANGE COUNTY DATE: 3 fg q6 PLEASE TYPE OR PRINT (INK ONLY) Q �Q SUBDIVISION NAME: ' ,Le' �CC��rI�`IS �� �'.( S Cre, LOCATION: OWNER VELOPER• 7QJ ADDRESS: T�3o ``fie�Ljs-Ars (�� TELEPHONE NO.: L5 3 AGENT/CONTACT: ��'2Pl�Q l�1 ipa c TELEPHONE NO.: QId 76 17,& A. SUMMARY INFORMATION: Orange County Tax Map S Block Lot(s) 3A Township 1516(C!.(Atl Zoning District(s): A R•/ OAM e -P Total Number of Acres: 131. 1 9 Phases: 2 Total Number of Lots: 2-5' Average Lot Size: 4.5 A C• Minimum Lot Size: '-.1 4 G Number/Type of Structures: (existing) 5AWS,51Lp6 (proposed) S lz G2E _ Lineal Feet in Streets: A 37 S Acres in Open Space: )$ .2 (13 a6lo Water Supply: Public (specify) Community ✓ Individual Wastewater Disposal: Public (specify) Community ✓ individual School District: b¢b 1: C6U-Arr-e Fire'District: OZAAJY,E CIROJE General Land Uses in Area: RE5(DEAfT7,4C•�A�j21CULXUP0 , PoyVt_r_ UAlE° Critical Areas: ✓ stream/drainageways flood prone areas CdAIP_ CZeEK 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'=200') and no larger than one inch equals twenty fset (1"=20') and must contain the fo)lowing'information: subdivision name ?'X,: zoning of tract and adjacent• << name &address of ownerls) properties name &address of subdivider ''' building setback lines by notation (if other than owner) or typical lot layout ri . T � name of surveyor, engineer, location and width of existing and C landscape architect or architect, proposed easements (drainage, address, registration ,T and seal utilities, roads, etc.) d `.u, m .::<>`<:><•� (title! Preliminary Plan ,;�� existing, proposed and adjoining scale, north arrow— - - - — -rights-of-way including dimensions date (including revision dates) and street names and stele road E ­1 township, tax map-block4at numbers. Lineal feet of road a) 44 4-) w references centerlines and approximate .1 O Parent Parcel Identification # acreage of new street rights-of- deed book and page M of property way a� w to be subdivided existing and proposed utilities, ,-i co M boundary described with bearings including type, sizes, hydrants, E N and distances valves, manholes 10 total acreage of the tract ands` existing and proposed curbs, Y acreage of lots,Ainaludin*and gutters and culverts, including v excluding area within rights-of- sizes and grades L way location and width of alleys, _. c- control corner sidewalks, bike lanes, transit systems, and bus stops (please complete reverse side) proporaG Qk 11(1" o4itn aimensions V tyPlcai street cross-sections and lot & block.numb4r inter ion details including phasing lines-Ve%4 ilDeA desig.. and width of travalway and 8 topography at ton foot (10) shoulders intervals horizontal alignment and general C curve data (public roads) water bodies, streams, floodway and floodplains centerline radius on all proposed stream buffers streets location and size of parcels permanent features such as in U dedicated for public use, buildings, cemeteries, historic S ­4 a) L�4 recreational use or reserved in landmarks 4J ­4 0 common, with purpose noted adjoining lot layout names of 10 impervious surface data (if located adjoining property owners. If 0 C in water supply watershed) subdivided, subdivision plat name, lat book & page number, and map showing general p vicinity co E a) location of subdivision with streets perimeter lot numbers. 0 W and roads identified by State road location and size of lots of cc U number and name restricted development potential landscaping and buffer and notation on plat regarding a)U a cc requirements same U V) township, corporate and extra- stormwater detention and/or territorial planning jurisdiction lines retention sites and undisturbed which cross the property areas for infiltration purposes (it 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 marked in pencil). 3. Where municipal or OWASA sower 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-B-3-d-1 of the Orange County Subdivision Regulations). 5. Auxiliary documents, in draft form, prepared in accordance with Section VIL 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 *Crn.sinent, 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 boing.met. a. Fee - $350.00 plus $5.00 per[at( fee for proliminary and renal plat). 7. If the subdivision contains 10 lots at more the following information *hall be submittal with the application: — ' 3, a. Nub of years-to buildout. e-- -S s b. Number of houses to be built during each year t buildout.— 9/YQ-w c. Average price of houses including lots for each year to buildout. odd 1, the I' t hereby certify that the foregoing application is complete and accurate.- XPPLIC T'S Slb NAT gy(E WNERIS SKGNATURE_" OATS DATE / FEES: Amount 485 o Date Paid A JS-96 Receipt # I D 1445 0 LL W J-P - l . w'{ ■ > � Wgy a / ESL ERT. q7t t• OR IST� �y j >m.rsrt ti FamuntsT MV Es NO- •\` � •tea , , caM wEsT r %%42 R0. 1144 WEST RO• 4 �- � RD. e = nalra The Clearings at Tom's Creek • _ Applicant: Stephen Pagano ■ --� 1 Zoning: Agricultural Residential (AR) Cane-PW ■ � $ \_ y e Land Use Element: Agricultural Residential Water Supply Watershed Scale: 1 inch = 4000 feet BuckF!om 117E c \z f ■ ` 1124 \ `: 50 )M,RrN RD. \ 1 71>11 e t123 .r JONES � 3 ' d _ GiAPEL Ilk Qu a Ni uU I ■ ARTNUp 1 HICWS RD. Orange ' a oaaOSNmN o� Y ' ^"qp I�71 Do& 10 FISCAL IMPACT ANALYSIS FOR THE CLEARINGS AT TOM'S CREEK RESIDENTIAL SERVICE STANDARD APPROACH Prepared by The Orange County Planning Department April, 1996 PROJECT DESCRIPTION The Clearings at Tom's Creek is a proposed 25-lot subdivision located in Bingham Township. The lots are accessed by two new private subdivision roads which provide access Mebane Oaks Road. .The current zoning is AR-Agricultural Residential and is in the Cane Creek Protected Watershed. The average lot size is approximately 4.5 acres. A system of private open space totaling 18.2 acres is provided. All lots will be served by individual wells and septic systems. Project build-out is estimated at six years. Housing units will be constructedt beginning in 1996, with completion of the project scheduled by 2002. Units will consist of detached single-family homes, and the applicant estimates the average sales price to be $220,000, 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. RESIDENTIAL FISCAL IMPACT TEMPLATE: SERVICE STANtjARD METHOD 11 Bureau of Economic&Business Research-University of Florida Modified 3/15/95-Orange County,NC Planning Department SECTION 1 -PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT: PROJECT.- The Clearings at Tom's Creek TOWNSHIP: Rini'am CONSTRUCTION PERIOD: Beginning Year: 1996 Ending Year: 2002 Inflation Rate: 2:90% CHARACTERISTICS OF HOUSEHOLDS: Persons/House: 2.22 Children/House: 0.29 Non-Elder toa.o0°ra' HOME SALES DATA: Average Distribution Number of Sales Price of Units Year Homes (S) by Year 1996 4 220000 16.00°To' 1997 4 220000 16.00% 1998 4.> 220000 16.00%' 1999 4 220000 16.00% 2000 4 220000: 16.00°!0l 2001 5 220000 20.00% 2002 0:! 0.00% 2003 0 0 0.00% 2004 {} 0 0.00%' 2005 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: Orange County ( 1 ') Elementary School 50°l0 Middle School 23% Chapel Hill-Carrboro►' ( 0') High School 27%' SCHOOL AGE CHILDREN/HOUSEHOLD ENTER NUMBER OF UNITS BY HOUSING TYPE TO GENERATE NUMBER OF SCHOOL AGE CHILDREN. Children School Age Housing Tye Units Per House Children Single-Family. 25 0.29 7' Duplex/Triplex/Quadplex p 0 0 Apartment/Condominium 0 0 0 Town House p 0 0 Totals 25 019 7 SECTION 2-LOCAL GOVERNMENT AND SCHOOL DISTRICT LATA 12 BUDGET YEAR: 1994-9 ' COUNTY POPULATION: 102894 SCHOOL DISTRICT STUDENT POPULATION: 5582 COUNTY EMPLOYMENT: POSITIONS PER CAPITA General.Government 1 10.08 0.0011 Public Safety 138.75 0.0013 Public Works 50.00 0.0005 Human Services 253.38 0.0025 Education(School District) 744.50 0.0072 SCHOOL DISTRICT EMPLOYMENT: POSITIONS PER STUDENT Total` 744.50 0.1334 COUNTY PER CAPITA REVENUES ($): REVENUES PER CAPITA Taxes-Other Than Property 4387997 42.65 Intergovernmental 9053572 87.99 Service Charges 2775491 26.97' Miscellaneous 1089416 10.59 COUNTY PER CAPITA EXPENDITURES ($): EXPENDITURES PER CAPITA General Government: 6532710 63.49 Public Safety _ 6350477 61.72 Public Works 2139666 26,63 __.. Human Services 16618148 161.51 Education(Recurring.Capitals 754QU0 7.29' Non-Departmental 2787882 27.09 COUNTY PER EMPLOYEE EXPENDITURE ($): EXPENDITURES PER EMPLOYEE General Government 6532710 59347.81 Public Safety 6350477 45769.20 Public Works. 2739666 54793.32> Human Services 16618148 65587.17 Education(Recumng C 'tal) 7500Q0 1007.39 SCHOOL DISTRICT PER STUDENT EXPENDITURES (S): EXPENDITURES PER STUDENT County Government:: 8099482 1451.00 School District 0 0.00 State> 18977908 3399.84 SCHOOL DISTRICT PER EMPLOYEE EXPENDITURES (S): EXPENDITURES PER EMPLOYEE County Government 8099482 108 79.09' School District 0 0.00 State 18977908 25490.81 TAX DATA: ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EXEMPTION: County Tax Rate ($) 0.7460 Per$100 Assessed Valuation School District Tax Rate (S) - 0.0000 Per$100 Assessed Valuation Assessment Ratio 100.00 Elderly Exemption 0 $11,000 Where Applicable SECTION 3-DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA 13 YEAR 1996 1997 1998 1999 2000 HOUSING UNITS 4 8 12 16 20 POPULATION 9 18 27` 36 44 SCHOOL CHILDREN Elementary I 1 2 2 3 Middle 0 1 1 1 1 High School 0: 1 1 1 2 TOTAL 1 2 3 5 6 COUNTY GOVERNMENT ADDITIONAL EMPLOYEES General Government 0.0' 0.0 OAI 0.0 0:0 Public Safety 0.01 0.0 0.0 0.0 Public Works 0.0 0.0 0.0 0.0 0.0 Human Services 0.0! 0.0 0.1 0.1 0.1 TOTAL 0:0 0.1 0.1 0.2 042' SCHOOL DISTRICT 0.2 0.3 .' 0.3 ADDITIONAL EMPLOYEES YEAR 2001` 2002 ;`.2003' 2004: zoos HOUSING UNITS 25 25 25' 25 25 POPULATION 56 56 56: 56 56 SCHOOL CHILDREN Elementary 4' 4 4 4 4' Middle 2` 2 2:! 2 2 High School 2 2 2 2 2' TOTAL 7 7 T. 7 ?' COUNTY GOVERNMENT ADDITIONAL EMPLOYEES General Government 0.1 0.1 0.1 0.1 0.1' Public Safety 0.1 0.1 01: 0.1 0.1''. Public Works 0.0 0.0 Q.0! 0.0 0.0' Human Services 0.1 0.1 0.1 0.1 0.1'> TOTAL 0.3< 0.3 0.3; 0.3 03 SCHOOL DISTRICT 0.4! 0.4 0.4 0.4 0.4 ADDITIONAL EMPLOYEES SECTION 4-PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT 14 YEAR 1996 1997 1998 1999 2004 ` TAX BASE($1000) 880' 1786 2717 3676 4663 REVENUES(S) Property Tax 6565 13320 20271 27424 34784 Other Taxes 379 779 1203 1650 21:23 Intergovernmental 781 I608 2482 3405 4380 Service Charges 240 493 761 1044 1343 Miscellaneous 94` 193 299' 410 527 TOTAL(S) 8058 16394 25015 33933 43156' EXPENDITURES(S) General Government 564` 1160 1791'> 2457 3160` Public Safety 548. 1741' 2389 3072, Public Works 2361 487 751' 1030 1325 Human Services 1434< 2952 4556' 6250 80401; Education 1748 3597 5552 7618 9798 Non-Departmental 241 495 764 1049 1349 TOTAL($) 4771 9819 15155 20793 26745' NET FISCAL IMPACT(S) 3281 6575 9860 13140 16412 YEAR 2001!; 2002 2.003' 2004 2005 TAX BASE($1000) 5898 6069 6245; 6426 6612 REVENUES(S) Property Tax 43999 45274 46587 47938 49329» Other Taxes 2731' 2810 2891? 2975 3061 Intergovernmental 5634' 5797 :: 5965 6138 6316 Service Charges 17271, 1777 1829 1882 >1936 Miscellaneous 678 698 718 739 760'' TOTAL($) 54768 56356 57990 59672 61403' EXPENDITURES(S) General Government 4065.: 4183 4304 4429 4558 Public Safety 3952` 4066 4184` 4306 4430' Public Works 1705' 1754 1805' 1857 1911 Human Services 10341 10641 10949 11267 11594 Education 12603' 12968 13344' 13731 14130 Non-Departmental 1735 1785 1837 1890 1945 TOTAL(S) 34400 35398 36425 37481 38568' NET FISCAL IMPACT(S) 20367' 20958 21566 22191 22835 15 SECTION 5-PROJECTED FISCAL EMPAC17 OF PROJECT ON SCHOOL DISTRICT YEAR 1996 1997 1998:' 1999 2000 REVENUES($) County 1748 3597 5552 7618 9798 School District 0 0 0' 0 0 State 3944 8116 I2528! 17188 22108 TOTAL($) 5692 11714 18080 24806 31906 EXPENDITURES($) County 1748 3597 5552'' 7618 9798 School District 0' 0 0'' 0 0 State 3944 8116 12528: 17188 22108 TOTAL($) 5692, 11714 18080' 24806 31906 NET FISCAL Il"ACT($) 0 0 0: 0 0' YEAR 2001 2002 2003 2004 2005: REVENUES($) County 12603: 12968 13344 13 731 14130 School District Q' 0 0 0 0! State 28436'! 29261 3011Q: 30983 31881 TOTAL($) 41039 42229 43454, 44714 46011» EXPENDITURES($) County 12603!! 12968 13344 13731 14130 School Distrito 0 0 0 0 0` State 28436.1 29261 30110, 30983 31881 TOTAL($) 41034; 42229 :43454:. 44714 46011 NET FISCAL IMPACT($) 0! 0 0' 01. 0' SECTION 6- SUMMARY Or'PROJECTED DEMOGRAPHIC/FISLAL IMPACTS 16 YEAR 1996' 1997 1998' 1999 2000 HOUSING UNITS 4 8 12 16 20' POPULATION 9 18 27! 36 44' SCHOOL CHILDREN Elementary I l 2 Middle 0 1 2 3 1 1 1; High School 0 1 1 1 2 TOTAL 1 2 3 5 COUNTY EMPLOYEES 0.0 0.1 0.1 0.2 OZ SCHOOL EMPLOYEES 0.1 0.1 0.2 0.3 0.3 TAX BASE($1000) 880! 1786 2717 3676 4663 COUNTY BUDGET(S) Revenues 8058' 16394 25015 33933 43156 Expenditures 4771 9819 15155 20793 26745 BALANCE 3287 6575 9860: 13140 16412 SCHOOL DISTRICT BUDGET(3) Revenues 5692 11714 18080' 24806 31906' Expenditures 5692. 11714 18080: 24806 31906; BALANCE 0 j 0 0 0 0 . COMBINED BUDGETS(S) Revenues 13750' 28107 43095` 58739 75063 Expenditures 10463 21532 33235: 45598 58651' BALANCE 3287 6575 9860: 13140 16412 YEAR 2001: 2002 2003> 2004::,.,,, 2005 HOUSING UNITS 25:.. 25 25' 25 25 POPULATION 56 56 56. 56 :1 56 SCHOOL CHILDREN Elementary 4. 4 4 4 q Middle 2 2 2 2 2 High School 21 2 2' 2 2' TOTAL 7 ; 7 ?; COUNTY EMPLOYEES 0.3 0.3 0.3 0.3 0.3' SCHOOL EMPLOYEES 0.4 0.4 0.4 TAX BASE(31000) 5898! 6069 6245 6426 6612 COUNTY BUDGET(S) Revenues 54768` 56356 57990! 59672: 61403" Expenditures 34400' 35398 36425: 374811 38568 BAIANCE 20367` 20958 21566' 22191. 228351 SCHOOL DISTRICT BUDGET(3) Revenues 41039 42229 43454 44714! 46011 Expenditures 41039 42229 43454: 44714' 4601.1> BALANCE 0 0 0': 0' COMBINED BUDGETS(S) Revenues 95807! 98585 101444 104386 107414 Expenditures 75440: 77627 79879 82195 BALANCE 84579 20367 20958 21566< 22191 22835 I SECTION 7- SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS 17 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: Orange County ( I' ) Elementary School 50% Middle School 23% Chapel Hill-Carrboro ( 0' ) High School 27% YEAR 1996 1997 1998 1999 2000 SCHOOL CHILDREN Elementary 1 1 2 2 3 Middle 0! 1 High School 0''' 1 1 1 2 TOTAL 1'' 2 3> 5 6 YEAR 2001 2002 2003 2004 2005 SCHOOL CHILDREN Elementary 4 4 4, 4 4 Middle 2 2 21 2 2 High School 2. 2< 2 2 TOTAL 7' 7 71 7 7' SCHOOL CAPACITIES-ALL SCHOOLS CURRENT ENROLLMENT-ALL SCHOOLS Elementary `: 2838 Elementary 2767`` Middle 1232 Middle 1290 High School 1518 High Scfiool 1505 TOTAL 5588 TOTAL 5562 YEAR 1996 1997 1998 1999 2000 PROJECTED ENROLLMENT Elementary 2769: 2768 2763: 2769 2770: Middle 1240: 1291 129f: 1291! High School 1505!! 1506 1506 1506 1507' TOTAL 5563 5564 5565! 5567 5568 YEAR 2001 2002 2003 2004 2005 PROJECTED ENROLLMENT Elementary 2771: 2771 2771 2771 2771 Middle 1292: 1292 1292' 1292 1292 High School ISOT 1507 1507 1507 1507!' TOTAL 5569' 5569 5569: 5569 5569 _ c Lj 18 ` Private Road Justification The proposed subdivision merrits a private road to preserve the rural character of the local country side. The average lot size is 4.6 acres, which is more than twice the minimum lot size of 2 acres in the Cane Creek watershed area. The existing layout of forrested areas and fields on this former dairy farm will be preserved. This will allow current wildlife patterns to be maintained. Also a portion of land containing this propertie s creek will be maintained in its natural state as a wildlife corridor. Other land will be set aside for recreational use by this community. This private road will create less impervious surface area than a public road. The cost of a public road would be made higher than usual by the need to cross creek, steep slopes and drainage ways. A public road could not follow the land and treelines as well to avoid destroying natural features. Convenats will be created to maintain the rural character by specifying building envelopes and/or set backs to encourage lot ownners to keep home sites under shelter of trees and out of clear view of passers by. Also hiking trails and common areas will be developed to encourage lot owners to maintain their environment in its natural state. Stephen Pagano 11/2/95 1 ORANGE COUNTY PLANNING DEPARTMENT 19 ' 306F REVERE ROAD HILLSBOROUGH, NORTH CAROLINA 27278 It Y ee II IR. STAFF EVALUATION OF PRIVATE ROAD JUSTIFICATION SUBDIVISION: The Clearings at Tom's Creek-Preliminary Plan DATE: May 13, 1996 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, Dairy Ridge Road would be eligible for maintenance when five[51 permanent residences are constructed Tom's Creek Court could be accepted with four[4]residences.) 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 (A cul-de-sac greater than two tenths of a mile but less than one mile long must provide ingress and egress for at least five [51 occupied residences in order to meet the State's density requirement. Dairy Ridge Road would serve 20 residences. Tom's Creek Court will serve five residences.) 2. The subdivision roads extend existing roads which are public; or (Not applicable.) 20 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 (The subdivision is not located in a Transition Area as shown on the Comprehensive Plan) 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 21 f (The proposed subdivision is located in the Cane Creek Watershed where the maximum density is one unit per two(2]acres. The average lot size proposed is 4.6 acres. Restrictive covenants have been submitted to establish building envelopes to control placement of structures.) 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. (Restrictive covenants will limit building sites to wooded areas to maintain rural character. In addition, open space is proposed adjacent to the creek and the abandoned farm structures to protect natural and visual resources. Most of the subdivision will not be visible from Mebane Oaks Road.) c. The preservation of site features which directly enhance the special or unique cultural,historical, archaeological, or biological characteristics of the immediate area. (The proposed larger lots, restrictive covenants common open space, and the private gravel road will help retain the scenic quality found along Mebane Oaks Road.) 2. The number, location and/or size of lots to be located in the subdivision are such that, even if constructed to State standards, the streets would not be accepted by the State for maintenance due to density or other State requirements; (If built to State standards a minimum of five lots is required for Dairy Ridge Road to be accepted by the State for maintenance. Tom's Creek Court must access four lots. Refer to the Staff response regarding density requirements 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. (Approximately 1&.2 acres of common open space are proposed adjacent to the creep the former farm complex, and around the subdivision boundary.) i e 22 4. Significantly larger than required stream buffers and lot sizes, and/or other design features are proposed as part of a subdivision to be located in a Protected Watershed as designated on the Orange County Comprehensive Plan to reduce the amount of impervious surface and cause infiltration of storm water runoff to prevent the pollution of water supply reservoirs. (This subdivision is located in the Cane Creek protected watershed. Open space 35-1 00 feet wide is proposed along each side of the tributary to Tom's Creek A private road creates less disturbance and less impervious surface than a public road.) 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. The stream crossing may require a more substantial culvert or bridge if the main road is approved as public.) 6. The site is already developed to 100%of the capacity which could be achieved after approval of the subdivision and some or all of the non-conforming aspects of existing development on the site will be made more conforming as a result of the proposed subdivision, and all conforming aspects of the development will remain conforming. (Not applicable) 7. There is only one subdivision road proposed. Its length does not exceed 350 feet. It serves no more than five lots. Its grade does not exceed nine percent. The land being subdivided is not connected to 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 larger lots, open space protection, and restrictive covenants. In addition, the subdivision is located in a protected watershed where disturbance and impervious surface should be minimized. Planning Staff recommends that Dairy Ridge Road be approved as a Class A private road and that Tom's Creek Court be approved as Class B. s/zol� Pc.nnt�liaG p�AX-D N�r��ris 23 D � p } protected watershed. Willis noted that for purposes of private road density in a p zoning is what is referred justification and such issues as character,the underlying purpose,watershed to by the Staff. The watershed overlay serves a different pure and water quality protection. Walters asked about item F 2a in the Resolution of Approval that stated-30-foot easement through the common area. Kirk responded that should read: 30-foot drainage easement through lots 5 and 6 and this will be corrected before forwarding to the County Commissioners. Katz asked for an explanation of a viewshed easement. Kirk responded that it is an easement that protects the scenic view. Nothing could be placed in the easement that would obstruct the scenic view. Ann Joyner,developer,stated that the purpose of the viewshed easement is to keep the scenic view intact as opposed to ownership and maintenance by a Homeowner's Association. It is totally open and would make a good pasture for such animals as donkeys, horses and goats. Ms.Joyner continued that the covenants state that fences and wells will be the only things allowed in the easement. The easement will go with the land in perpetuity. Ms.Joyner stated that the Planning Board and Staff should clarify open space and the concept of ownership. There is currently no concept of who owns common area or open space. In this case,it will be owned by lots 5 and 6 but they will not be allowed to obscure the view. Brown asked for clarification of the septic fields and house locations. Steve Yuhasz,surveyor,indicated that the homesite will be toward the southern property line and the septic system will be located adjacent to the intersection of the new subdivision road and New Sharon Church Road. Brown also asked the width of the viewshed easement and Kirk responded 100' on each side of the drainage easement. MOTION: Howie moved approval as recommended by the Planning Staff with the correction in F2 of the Resolution of Approval and the addition of viewshed easement. Seconded by Katz. VOTE: Unanimous. (2) The Clearings at Tom's Creek (25 Lots-Bingham Township) Presentation by Emily Cameron. The property is located in the northwest comer of Bingham Township on the east side of Mebane Oaks Road(SR 1007)near the intersection of Jones Road(SR 1123)and the Alamance County line. The tract is zoned Agricultural Residential and Cane Creek Protected Watershed. In the Land Use Element of the Comprehensive Plan,it is designated as Agricultural Residential and Water Supply Watershed. The total acreage of the tract is 137.5 acres.Adjacent land uses are residential and U � d Q 24 e agriculture. The southern boundary is shared with a 150-foot Duke Power right-of- way. The site contains remnants of a former dairy farm operation,including barns, silos,and a 4.3-acre pond. A tributary of Tom's Creek flows south through the middle of the tract. Average slopes are eight percent,although some slopes approach fifteen percent. Twenty-five new residential lots are proposed which average 4.6 acres in size. The lots will be served by individual wells and septic systems. Common open space is proposed totaling 18.2 acres or 13 percent. The common area includes land around the abandoned farm structures,adjacent to the pond and the creek,as well as a ten- foot pedestrian corridor around most of the subdivision boundary. The subdivision is proposed in two(2)phases. The first phase will include the lots and road construction sixty(60)feet past Tom's Creek Court.All of the road rights- of-way and the common area will be dedicated with Phase One. Lots 5-17 will be developed in Phase Two. Access will be provided by one divided entrance on Mebane Oaks Road and two(2) new private roads,each ending in a cul-de-sac.Dairy Ridge Road is proposed as a Class A private road and will function as the main entrance road. Tom's Creek Court will be a Class B private road serving lots 18-22. The applicant's private road justification and the Planning Staff's evaluation are attachments to these minutes on pages . Private roads are justified through the subdivision's location in a rural area of a protected watershed,larger lots,larger setbacks,and open space protection. The Concept Plan for the proposed subdivision was known as Willow Spring and was approved 11/20/95 with 25 lots with private roads. The Planning Staff recommends approval of the Preliminary Plan for The Clearings at Tom's Creek with Class A and Class B private roads subject to the conditions contained in the Resolution of Approval which is an attachment to these minutes on pages Rosemond asked if the proposed walking path would be paved. The applicant,Mr. Stephen Pagano,responded that it will be a natural walk area through the woods. This will allow access for the residents from one open space to another. It will remain undeveloped. Cameron agreed that such a walking path is very appropriate for this proposed development. Brown asked if the plan indicated the location of the septic sites for each lot. Cameron responded that it is not often that Planning receives a map from Environmental Health that indicates septic location for each lot. While such information is helpful,it is very time consuming to map every lot at preliminary plan stage. Brown continued,expressing concern with Cane Creek Watershed and asked if there were any off-site systems. Cameron responded that off-site systems are not allowed in watersheds;the systems are contained within each lot. Further protection is guaranteed by the 100'stream buffer. Katz asked if the 100'buffer is from the stream bank or the center of the stream. Cameron responded that calculations are from the center of the stream. © W U 25 Price asked about development on the other side of the walkway. Cameron responded that there is agriculture to the north,and other surrounding tracts are large. Price asked if it was active agriculture and Mr.Pagano responded that agriculture is dwindling in the area. Price continued expressing concern regarding residential development next to agricultural use and potential problems. Mr. Pagano responded that he felt it would be more of a benefit because of the open fields and woodlands nearby. He continued that the farming activity in the area is decreasing he felt that the area would soon be mostly residential. The pedestrian easement around the subdivision provides an additional buffer. The lots are very deep,so the property owners will be able to build their homes near the center of the lots,if they wish to,which allows them to buffer themselves. Brooks asked about lot 9 which is a flag lot. Cameron responded that it is on a cul- de-sac and the minimum required lot width is twenty feet. There is an exception when the entire frontage of the lot is on the bulb of the cul-de-sac. MOTION: Rosemond moved approval as recommended by the Planning Staff. Seconded by Hoecke. VOTE: Unanimous. (3) North Hill (19 Lots-Chapel Hill Township) Presentation by Emily Cameron. The property is located in Chapel Hill Township between Whitfield Road(SR 1731/1730)and Interstate 40 in the Rural Buffer. Adjacent land uses include Stoneridge and Sedgefield subdivisions and undeveloped tracts to the east. The tract is zoned Rural Buffer and Major Transportation Corridor. It is not located in a protected watershed.In 1994 the average daily traffic count for Whitfield Road was 3800 and 3900 at the eastern end near Erwin Road.Whitfield Road is designated as a collector. The applicant proposes to subdivide a total of 75 acres into 19 new residential lots that average 3.78 acres in size. The lots will have access to Whitfield Road from one entrance leading to two new public roads each ending in a cul de sac. Each lot will have an individual well and septic system.Lots 2,3, 18 and 19 will have easements on other lots for sewage disposal.The easements shown for lots 2 and 3 will be reversed so that they will not cross each other. A 100-foot land use buffer is required adjacent to the interstate right-of-way.Five feet of additional right-of-way and a 30-foot land use buffer are indicated adjacent to Whitfield Road.No buildings or structures are allowed in the buffers;however, driveways,utilities,wells,and septic systems are permitted. Installing the septic line connecting lot 2 to its drainfield will not require significant clearing in the buffer along Whitfield Road. The Concept Plan for North Hill was approved on October 16, 1995 for 21 lots with public roads.