HomeMy WebLinkAboutAgenda - 10-04-1993 - III-J 1
O R A N G E C O U N T Y
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: October 4 , 1993
Action Agenda
Item # 3t-3
SUBJECT: GRASSY CREEK - PRELIMINARY PLAN
ACTION BY: November 18 , 1993
DEPARTMENT: PLANNING PUBLIC HEARING Yes x No
ATTACHMENT(S) : INFORMATION CONTACT: Eddie Kirk
Extension 2582
Application
Vicinity Map TELEPHONE NUMBERS:
Fiscal Impact Analysis Hillsborough - 732-8181
Private Road Justification Durham - 688-7331
Staff Evaluation of Mebane - 227-2031
Private Road Justification Chapel Hill - 967-9251
Preliminary Plan
9/20/93 Draft Planning Board Minutes
PURPOSE: Consideration of the Preliminary Plan for Grassy Creek
Subdivision.
BACKGROUND: The property is located on the south side of Sawmill Road
West (SR 1545) in Cedar Grove Township. Sawmill Road West
is a paved State-maintained secondary road. Approximately
twenty-seven (27) acres are proposed to be developed out
of a 77 . 8 acre tract. Twelve (12) lots are proposed with
lot sizes ranging from 2 . 00 acres to 3 . 12 acres. The
average lot size is 2 . 23 acres.
The property is not zoned. It is designated Agricultural
Residential and Protected Watershed in the Comprehensive
Plan. A private Class A road is proposed to serve all 12
lots. The private road is justified with twice the
minimum lot size required, larger than required setbacks
and a large stream buffer.
Lots will be served by individual wells and septic tanks.
All lots would receive access from the subdivision road.
A 1991 traffic count on Sawmill Road West indicated 700
trips per day.
The Planning Board reviewed the Concept Plan for Grassy
Creek at its June 21, 1993 meeting. The plan was approved
with a Class A private road and the following condition:
1. All lots shall receive access from the interior
subdivision road.
2
The Planning Board considered the Preliminary Plan for
Grassy Creek on September 20, 1993 . At that time, the
Planning Board unanimously recommended approval with a
Class A private road based on findings contained in
Section IV-B-3-d-1 of the Subdivision Regulations and
subject to the conditions contained in the Resolution of
Approval.
RECOMMENDATION: The Administration recommends approval of the Preliminary
Plan for Grassy Creek Subdivision with a Class A private
road based on the findings contained in Section IV-B-3-d-1
of the Subdivision Regulations and subject to the
conditions contained in the attached Resolution of
Approval.
RESOLUTION 3
•
OF TEE
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS
Date October 4, 1993
Name of Subdivision Grassy Creek
Applicant Ernie McBroom
The Board of County Commissioners hereby approves Grassy Creek subdivision preliminary
plat, dated July 19, 1993 and containing 12 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. This disclosure 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. Noble Road shall be constructed to Class A private road standards within a 50
foot right-of-way.
Noble 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 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 Noble Road to Class A private road standards.
An estimate of the construction and certification costs must be prepared by a
1
certified/licensed engineer or grading contractor and submitted to the Planning 4
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.
3. An erosion control plan shall be submitted for construction of the road.
4. A Private Road Maintenance Agreement for Noble Road shall be submitted to
the Planning and Inspections Department and approved by the County
Attorney.
5. All lots shall receive access from Noble Road.
6. An approved street name sign shall be erected at the intersection 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. Sight triangles shall be dedicated at the intersection of Noble Road and
Sawmill Road West (SR 1545) that meets NCDOT standards.
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.
OR
The applicant shall secure landscape requirement installation and preservation
through a letter of credit, escrow agreement, or bond. An estimate of the cost
for required preservation, 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.
2
D. Parkland
5
- 1. Cash in the amount of 5528.40 [(S1,540/acre x 12/35 acre)] shall be paid to
Orange County as payment in lieu of parkland dedication.
E. 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. Tributary to the south fork of the Little River on eastern boundary of
lots 6, 7, 8, 9, 10, 11 and 12. A 125-foot stream buffer is indicated
along the eastern boundary.
3. The following easements shall be shown on the plat:
a. Drainage easements shall be provided as determined by the Erosion
Control Personnel and shown on the Final Plat.
F. 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. The Department of Environmental Health shall certify that each lot contains a
suitable area for septic disposal.
4. A Certificate of Approval shall be signed by the Orange County Planning and
Inspections Department.
( /1‘. /
Signature of Applicant lerk to if- :oar.
I, . > ; e.141 1 a`.- • the above listed conditions of subdivision approval,
and acknowledge that each must be met prior to recordation of the final plat.
3
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.- 6
ORANGE.- COUNT'?
DATE: 7 /19/93
PLEASE TYPE OR PRINT (INK ONLY)
SUBDIVISION NAME: GRASSY CREEK
LOCATION: Sawmill Road West , Cedar Grove Township
O /DEVELOPER: Ernie McBroom
ADDRESS: _2606 Miller Road TELEPHONE NO. : 732-6513
Hillsborough
•
Xr irXCoNTACT: ENT Land Surveys , Inc TELEPHONE NO.: 732-6262
Steve Yuhasz
A. SUMMARY INFORMATION: ;
Orange County Tax Map 34 Block - Lot(s) 20 Township Cedar' Grove
Zoning District(s): I1/a_
Total Numoer of Acres: 26 . 83 Phases:
Total Numoer of Lots: _12 Average Lot Size: 2 . 24 Minimum Lot Size: 2 . 00
Numoer/Type of Structures: (existing) None (proposed) Sino-le Family ,
Linea( Feet in Streets: _ Acres in Open Space: Tl/a
Water Supply: Public (specify) Community X Incivicua.
Wastewater Disposal: Public (specify) Community X Inaivicz,a.
School District: Fire District:
General Land Uses in Area: Agricultural/Residential
Critical Areas: X stream/drainageways flood prone arras
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 .mce^
"farm use value taxation".
Ei
S. All plats must be submitted on sheet no smaller than one inch equals two-hundred feet (1"=200') and no large-
than one incn equals twenty feet (1"=20') and must contain the following information:
•
0 Y_ X subdivision name X OK zoning of tract and adjacent properties
X ___ name & address of owner(s) X building setback lines oy notation or typical .-.
X, name & address of subdivider gM layout
0 (if other than owner) X 1M location and width of existing and proposed
g ;i; X ' name of surveyor, engineer, M easements (drainage, utilities, roads, etc.)
'' " landscape architect or architect, X `'"''''
•-, 0 P _ existing, proposed and adjoining rights-of-way
N address, registration # and seal including dimensions and street names and state
2 ,. X MM (title) Preliminary Plan road numbers. Lineal feet of road centerlines anc
ro X e scale, north arrrow approximate acreage of new street rights-of--way
' k X :_ date (including revision dates) n/a i.?;; existing and proposed utilities, including type,
Um X = township, tax map-block-lot = sizes, hydrants, valves, manholes
-4 0 references n/a existing and proposed curbs,
g p po sed gutters and culverts,
X . Parent Parcel Identification including sizes and graces
v f,li X deed anc page t1 of property
dd b n/a _ location and width of alleys, sioewalks, dike .Ines,
to oe subdivided transit systems, and bus stops
(olease _omoiete reverse side)
Coun"Ldr, oesc gee ..t ear^a V As :vptcal street cros ec; ens ant :e- e=:
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one ;s;antes oetatts tnetuctnc design ant .,d-, -
.. avet.ev ]n.7.
X ,ctat acreage Or :ne tract and snoutoers
acreage or .ots, tnc:ucing ant 1-1/2• ' . ,ortzonrat atignment aria generat curve cata cdup;:-
exctucing area within rignts-or-wav roaas)■ X control corner . X centerline radius on all oroposec streets
c� 1
proposes lot lines with dimensions n /a7, permanent features such as buildings, cemeteries,
X ! lot E block numbers historic landmarks
: X _`:: onasing lines X : adjoining lot layout names of adjoining property
`-' X ` topography at ten foot (10) intervals owners. If sundivided, subdivision prat name, plat
X �ti water bodies, streams, fl000way aria 'i.i book S
page nun der, and perimeter lot ntmpers.
O flooaplains X ' landscaping aria buffer requirements
`" X :) stream buffers n/a `_ township, corporate aria extra-territorial planning
`r n/a:%�a;?i;i;<i: location and size of parcels Dedicated
;j P jurisdiction lines which cross the property
�ifor public use recreational use c, /1/ a ::; location aria size of tots of restricted aevetcbment
:`: reserved in common, with purpose notes ;: potential aria notation on plat regarainc same
i X impervious surface care (if locates in X '.... 7 '.: stormwater Detention ana/or retention sites aria
>
. .: . ' water supply watersned) ••' undisturbed areas for infiltration purposes (if
... . ..
- `J'' X __' vicinity map snowing general location locates in water supply watersned)
" '— of subdivision with streets ana roaas
identified by State road number aria
name 29 rs 7 ) (1 2 7I UVD
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 sewer is not available, a copy of the Preliminary Plat indicating Health
Department soils analysis approval/denial for each tot 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-6-3-d-1 of the Orange County
Subdivision Regulations).
5. Auxiliary documents, in draft form, prepared in accordance with Section VI of this Ordinance which assure
completion and/or maintenance of. imarovements required by this Ordinance. Such documents may induce, but
not be limited to, a private road maintenance agreement, and articles of incorporation ant restrictive
covenants pertaining to a homeowner's association. These Documents may be requires as necessary as
evidence that the ordinance requirements are being met.
o. Fee - 5350.00 plus 55.00 per Lot ( , -ee for preliminary aria final plat).
•
1, the applicant, hereby certify that the foregoing application is complete and accurate.
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GRASSY CREEK
APPLICANT: Ernie McBroom
•t 646 . LUP: Agricultural Residential
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Water Supply Watershed 1
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9
FISCAL IMPACT ANALYSIS FOR GRASSY CREEK SUBDIVISION
SERVICE STANDARD APPROACH
Prepared by
The Orange County Planning Department
August, 1993
PROJECT DESCRIPTION
Grassy Creek is a proposed 12-lot major subdivision located on the south side of
sawmill Road east of N.C. Highway 86. The average lot size is approximately 2.25
acres. All lots will be served by individual wells and septic tanks, and a Class A
private road.
For Grassy Creek, project build-out is estimated at two years. Housing units will be
constructed, beginning in 1994, with completion of the project scheduled for 1995.
Units will consist of detached single-family homes, and the applicant estimates the
average sales price to be $125,000, 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.
10
TABLE OF CONTENTS
SERVICE STANDARD APPROACH
PROJECT FISCAL IMPACT ANALYSIS
Section 1 - Project Data
Project Name, Township, School District
Beginning Year, Ending Year, Inflation
Characteristics of Households
Construction Schedule/Cost Data
Section 2 - Local Government and School District Data
Budget Year
Per Capita Revenues
Per Capita Expenditures
Per Student Expenditures
school District Per Employee Expenditures
Employees Per 1000 Population
County Per Employee Expenditure
Other Data
Other Model Constants
School District Data
Section 3 - Demographic Projections Based On Project Data
Total Housing
Total Population
school Children
Additional County Employees
Total
School District Additional Employees
Section 4 - Projected Net Fiscal Impact on County
Tax Base
Revenues
Expenditures
Net Fiscal Impact
Section 5 - Projected Net Fiscal Impact on School District
Revenues
Expenditures
Net Fiscal Impact
Section 6 - Summary of Projected Impacts
Additional Housing
Additional Population
Additional School Children
Tax Base
County Government Balance
School District Balance
Total Net Fiscal Impact
EXPLANATION OF TERMS AND DATA SOURCES
11
FISCAL IMPACT TEMPLATE: SERVICE STANDARD METHOD
Bureau of Economic & Business Research - Univ of Fla
Modified 10/5/92 —Orange County, NC Planning Department
SECTION 1 - PROJECT DATA
ENTER THE FOLLOWING DATA FOR EACH PROJECT:
PROJECT: Grassy Creek
TOWNSHIP: Cedar Grove
CONSTRUCTION PERIOD:
Beginning Year: 1994
Ending Year: 1995
Inflation Rate: 2.90%
CHARACTERISTICS OF HOUSEHOLDS:
Persons/House: 2.73
Children/House: 0.46
% Non-Elderly: 0.00%
HOME SALES DATA: Average Distribution
Number of Sales of Units
Year Homes Price by Year
1994 7 125000 58.3%
1995 5 125000 41.7%
1996 0 0 0.0%
1997 0 0 0.0%
1998 0 0 0.0%
1999 0 0 0.0%
2000 0 0 0.0%
2001 0 0 0.0%
2002 0 0 0.0%
2003 0 0 0.0%
SCHOOL DISTRICT DATA: Enter "1" in ( ) beside school district in which
project is located to generate distribution of
students by school type.
School District: School Attendance:
Orange County ( 1 ) Elementary School 49.53%
Chapel Hill- ( 0 ) Middle School 23.49%
Carrboro High School 26.98%
School Age Children/Household: Enter number of units by housing type to
generate school age children/household.
School Age Children
Housing Type Units Children Per Household
Single-Family 12 6 0.460
Duplex/Triplex/Quadplex 0 0 0.000
Apartment/Condominium 0 0 0.000
Town House 0 0 0.000
Totals 12 6 0.460
12
•
SECTION 2 - LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA
BUDGET YEAR: - 1992-93
COUNTY POPULATION: 98648
SCHOOL DISTRICT STUDENT POPULATION: 5204
COUNTY EMPLOYMENT: POSITIONS PER CAPITA
General Government 107 .50 0.0011
Public Safety 124.00 0.0013
Public Works 43.00 0.0004
Human Services 228.90 0.0023
Education (School District) 746.00 0.0076
SCHOOL DISTRICT EMPLOYMENT: POSITIONS PER STUDENT
TOTAL 746 .00 0.143
COUNTY PER CAPITA REVENUES ($) : REVENUES PER CAPITA
Taxes - Other Than Property 3641000 36 .91
Intergovernmental 7758493 78.65
Service Charges 2114697 21.44
Miscellaneous 1036728 10.51
COUNTY PER CAPITA EXPENDITURES ($) : EXPENDITURES PER CAPITA
General Government 5878463 59.59
Public Safety 5372356 54.46
Public Works 2548812 25.84
Human Services 13824259 140.14
Education (Recurring Capital) 750000 7.60
Non-Departmental 2438243 24.72
PER
COUNTY PER EMPLOYEE EXPENDITURE ($) : EXPENDITURES EMPLOYEE
General Government 5878463 54683.38
Public Safety 5372356 43325.45
Public Works 2548812 59274.70
Human Services 13824259 60394.32
Education (Recurring Capital) 750000 1005.36
SCHOOL DISTRICT
PER STUDENT EXPENDITURES ($) : EXPENDITURES PER STUDENT
County Government 6817240 1310.00
School District 0 0.00
State 16671230 3203.54
SCHOOL DISTRICT PER
PER EMPLOYEE EXPENDITURES ($) : EXPENDITURES EMPLOYEE
County Government 6817240 9138.39
School District 0 0.00
State 16671230 22347.49
TAX DATA:
County Tax Rate ($) 0.7957 Per $100 Assessed Valuation.
School District Tax Rate ($) 0.0000 Per $100 Assessed Valuation.
Assessment Ratio 99 .30
Elderly Exemption 0 $11, 000 Where applicable.
13
SECTION 3 - DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA
YEAR 1994 1995 1996 1997 1998
HOUSING UNITS 7 12 12 12 12
POPULATION 19 33 33 33 33
SCHOOL CHILDREN
Elementary 2 3 3 3 3
Middle 1 1 1 1 1
High School 1 1 1 1 1
TOTAL 3 6 6 6 6
COUNTY GOVERNMENT
ADDITIONAL EMPLOYEES
General Government 0.0 0.0 0.0 0.0 0.0
Public Safety 0.0 0.0 0.0 0. 0 0.0
Public Works 0.0 0.0 0.0 0.0 0.0
Human Services 0. 0 0. 1 0.1 0.1 0.1
TOTAL 0. 1 0.2 0.2 0.2 0.2
SCHOOL DISTRICT
ADDITIONAL EMPLOYEES 0.1 0.2 0.2 0.2 0.2
YEAR 1999 2000 2001 2002 2003
HOUSING UNITS 12 12 12 12 12
POPULATION 33 33 33 33 33
SCHOOL CHILDREN
Elementary 3 3 3 3 3
'
Middle 1 1 1 1 1
High school 1 1 1 1 1
TOTAL 6 6 6 6 6
COUNTY GOVERNMENT
ADDITIONAL EMPLOYEES
General Government 0.0 0.0 0.0 0.0 0.0
Public Safety 0.0 0.0 0.0 0.0 0.0
Public Works 0.0 0.0 0.0 0.0 0.0
Human Services 0.1 0.1 0.1 0.1 0.1
TOTAL 0.2 0.2 0.2 0.2 0.2
SCHOOL DISTRICT
ADDITIONAL EMPLOYEES 0.2 0.2 0.2 0.2 0.2
--- ___
14
---- ---
SECTION 4 - PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT
YEAR 1994 1995 1996 1997 1998
TAX BASE ($1000) 869 1515 1559 1604 1650
REVENUES ($)
Property Tax 6914 12052 12402 12762 13132
Other Taxes 705 1244 1280 1317 1356
Intergovernmental 1503 2651 2728 2807 2889
Service Charges 410 723 744 765 787
Miscellaneous 201 354 365 375 386
TOTAL ($) 9732 17025 17519 18027 18549
EXPENDITURES ($)
General Government 1139 2009 2067 2127 2189
Public Safety 1041 1836 1889 1944 2000
Public Works 494 871 896 922 949
Human Services 2678 4724 4861 5002 5147
Education 4363 7697 7920 8150 8386
Non-Departmental 472 833 857 882 908
TOTAL ($) 10187 17970 18491 19027 19579
NET FISCAL IMPACT -455 -945 -973 -1001 -1030
—=--
YEAR 1999 2000 2001 2002 2003
TAX BASE ($1000) 1698 1747 1798 1850 1904
REVENUES ($)
Property Tax 13513 13904 14308 14723 15149
Other Taxes 1395 1435 1477 1520 1564
Intergovernmental 2972 3059 3147 3239 3333
Service Charges 810 834 858 883 908
Miscellaneous 397 409 421 433 445
TOTAL ($) 19087 19641 20210 20796 21400
EXPENDITURES ($)
General Government 2252 2317 2385 2454 2525
Public Safety 2058 2118 2179 2243 2308
Public Works 976 1005 1034 1064 1095
Human Services 5296 5450 5608 5771 5938
Education 8630 8880 9137 9402 9675
Non-Departmental 934 961 989 1018 1047
TOTAL ($) 20147 20731 21332 21951 22588
NET FISCAL IMPACT -1060 -1090 -1122 -1155 -1188
15
SECTION 5 - PROJECTED FISCAL IMPACT OF PROJECT ON SCHOOL DISTRICT
YEAR 1994 1995 1996 1997 1998
REVENUES ($)
County 4363 7697 7920 8150 8386
school District 0 0 0 0 0
state 10315 18196 18724 19267 19826
TOTAL ($) 14679 25894 26644 27417 28212
EXPENDITURES ($)
County 4363 7697 7920 8150 8386
School District 0 0 0 0 0
State 10315 18196 18724 19267 19826
TOTAL ($) 14679 25894 26644 27417 28212
NET FISCAL IMPACT 0 0 0 0 0
YEAR 1999 2000 2001 2002 2003
REVENUES ($)
County 8630 8880 9137 9402 9675
School District 0 0 0 0 0
State 20401 20992 21601 22228 22872
TOTAL ($) 29030 29872 30739 31630 32547
EXPENDITURES ($)
County 8630 8880 9137 9402 9675
School District 0 0 0 0 0
State 20401 20992 21601 22228 22872
TOTAL ($) 29030 29872 30739 31630 32547
NET FISCAL IMPACT 0 0 0 0 0
16
•
SECTION 6 - SUMMARY OF PROJECTED DEMOGRAPHIC/FISCAL IMPACTS
YEAR 1994 1995 1996 1997 1998
HOUSING UNITS 7 12 12 12 12
POPULATION 19 33 33 33 33
SCHOOL CHILDREN
Elementary 2 3 3 3 3
Middle 1 1 1 1 1
High school 1 1 1 1 1
TOTAL 3 6 6 6 6
COUNTY EMPLOYEES 0.10 0.17 0.17 0. 17 0. 17
SCHOOL DISTRICT
EMPLOYEES 0.14 0.25 0.25 0.25 0.25
TAX BASE ($1000) 869 1515 1559 1604 1650
COUNTY OPERATING
BUDGET ($)
Revenues 9732 17025 17519 18027 18549
Expenditures 10187 17970 18491 19027 19579
BALANCE -455 -945 -973 -1001 -1030
SCHOOL DISTRICT
OPERATING BUDGET ($)
Revenues 14679 25894 26644 27417 28212
Expenditures 14679 25894 26644 27417 28212
BALANCE 0 0 0 0 0
COMBINED COUNTY/SCHOOL DISTRICT
OPERATING BUDGETS ($)
Revenues 24411 42918 44163 45444 46762
Expenditures 24866 43864 45136 46445 47791
BALANCE -455 -945 -973 -1001 -1030
YEAR . 1999 2000 2001 2002 2003
HOUSING UNITS 12 12 12 12 12
POPULATION 33 33 33 33 33
SCHOOL CHILDREN
Elementary 3 3 3 3 3
Middle 1 1 1 1 1
High School 1 1 1 1 1
TOTAL 6 6 6 6 6
COUNTY EMPLOYEES 0.17 ' 0.17 0.17 0.17 0. 17
SCHOOL DISTRICT
EMPLOYEES 0.25 0.25 0.25 0.25 0.25
TAX BASE ($1000) 1698 1747 1798 1850 1904
COUNTY OPERATING
BUDGET ($)
Revenues 19087 19641 20210 20796 21400
Expenditures 20147 20731 21332 21951 22588
BALANCE -1060 -1090 -1122 -1155 -1188
SCHOOL DISTRICT
OPERATING BUDGET ($)
Revenues 29030 29872 30739 31630 32547
Expenditures 29030 29872 30739 31630 32547
BALANCE 0 0 0 0 0
COMBINED COUNTY/SCHOOL DISTRICT
OPERATING BUDGETS ($)
Revenues 48118 49513 50949 52426 53947
Expenditures 49177 50604 52071 53581 55135
BALANCE -1060 -1090 -1122 -1155 -1188
17
EXPLANATION OF TERMS AND DATA SOURCES
SECTION 1 - PROJECT DATA
Project data includes information about the specific development project. Much, if not
all, of the information is supplied by the applicant. Data inputs include:
Project Name: Name of the project.
Township: Township in which the project is located.
School District: School district in which the project is located.
Beginning Year: The first year of the project in which dwelling units are completed and
occupied.
Ending Year: The last year in which dwelling units are completed and occupied. The
template is set to calculate fiscal impacts for a ten-year period.
Inflation Rate: Unless an inflation rate is entered, the template will calculate fiscal
impacts based on constant dollars. Since the inflation rate changes frequently, the
Finance Department must be contacted for the most recent figure.
Persons/Household: The estimated average number of persons/household (dwelling unit)
based on 1990 Census data for the township in which the project is located. This
information is supplied by the Planning Department and will be updated as necessary
using population projections and building permit data.
Children/Household: The estimated average number of school age children/household
(dwelling unit) based on 1990 Census data for the township in which the project is
located. This information is supplied by the Planning Department and will be updated as
necessary using school membership data.
% Non-Elderly: N.C. General Statutes permit an $11,000 exemption to the elderly and
disabled who meet certain income criteria. In the event that elderly units are part of
the project, the percentage of eligible non-elderly units is entered. The tax base
will automatically be adjusted to reflect the exemption.
Number of Homes: The number of dwelling units to be constructed in the project in each
year.
Average Sales Price: The average sales price of all dwelling units based on the number
and sales price of dwelling unit types to be constructed in each year.
18
•
SECTION 2 - LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA
Local government data includes information regarding expenditures required to provide
County services and revenues received based on the approved orange County budget for
the fiscal year in which the project is considered for approval. All information
derived from the approved budget remains constant throughout a fiscal year (July-June)
and is changed only with the approval of a new budget.
Local government revenue and expenditure information is compiled on a per capita (per
person) basis. Per capita figures are derived by dividing the total expenditures for a
particular service function or revenue source by the estimated population of orange
County for the year in which the project is considered for approval. Populations
estimates are prepared by the Planning Department.
Data inputs include the following:
Budget Year: The current fiscal year; i.e. , 1992-93.
Per Capita Revenues: The sources of revenue by major category are as follows:
Taxes - Other Than Property: Revenues from taxes other than property taxes include
those from sales and use taxes, franchise taxes, and animal taxes.
Intergovernmental Aid: Revenues from this source, in the form of categorical aid or
shared-tax revenues, are provided through State and federal assistance programs.
Service Charges: Service (or user) charges support numerous functions and are charged
to those who voluntarily receive governmental services or use governmental facilities .
Miscellaneous: Miscellaneous revenues include interest earnings on investments,
proceeds from license and permit fees, and all other revenues.
Per Capita Expenditures: Expenditures by major category are as follows:
General Government: Services related to the legislative, administrative, financial, and
legal functions of government.
Public Safety: Law enforcement services and emergency medical services.
Public Works: Efforts related to the maintenance of County-owned property and the
provision of sanitation (solid waste disposal) services.
Human Services: Departments responsible for the provision of health, social, and
recreation-related services.
Education: orange County supports two school units, the Orange County school system and
the Chapel Hill\carrboro school system. This category includes appropriations made to
the designated school system for Recurring Capital items. Recurring Capital funds are
used for general maintenance, purchase of new equipment/furnishings and vehicle
maintenance.
Non-Departmental: Contributions to agencies providing cultural and social services
outside the formal structure of county government. Other expenditures include
equipment replacement and contingency funds. Although there are no employees generated
by this category, it has been included as an operating expenditure. it will be
included in section 4, "Total Annual County Expenditure." These expenditures will be
calculated on a per capita basis as opposed to a per employee basis.
Per Student Expenditures: Information regarding expenditures required to provide
educational services and revenues received are based on the approved school system
budgets for the fiscal year in which the project is considered for approval. All
information derived from the approved budgets remains constant throughout a fiscal year
(July-June) and is changed only with the approval of new budgets.
•
19
Expenditure information is compiled on a per student basis for County Government
Current Expense, School District and State appropriations. County Government current
Expense funds are used for general. operation purposes including Instruction and Support
Services. Federal revenues and expenditures and other local revenues such as Fund
Balance have not been included since they are not directly growth related. Per student
figures are derived by dividing the total appropriation for educational purposes from a
particular source by the estimated number of students to be enrolled in the applicable
school system for the year in which the project is considered for approval. Student
enrollments are obtained from the approved school system budgets.
County Government: Expenditures in this category are based on appropriations to the
school systems by orange county for current Expense. The minimum level of per student
appropriation is determined by the State Board of Education.
School District: Expenditures in this category are unique to the Chapel Hill-Carrboro
school system and are based on the level of expenditures possible through assessment of
a supplementary school tax.
State: Expenditures in this category are based on appropriations from the State Board
of Education.
School District Per Employee Expenditure: Expenditures per employee based on County,
School District and State appropriations, and the total number of school district
employees.
Employees Per 1000 Population: The number of employees in a particular service category
per 1000 population.
County Per Employee Expenditure: The average operating and capital expenses per
employee in a particular service category. Total expenses in each category includes
personnel, operating and capital costs.
Other Data:
County Government Tax Rate: The County tax rate per $100 of assessed valuation. Since
the per capita method focuses only on operating expenditures, the tax rate is reduced
by an amount equal to the debt service payments from property taxes for capital
projects.
School District Tax Rate: The supplementary tax assessed on behalf of the Chapel Hill-
Carrboro school system.
Assessment Ratio: The ratio of market (sales) value to assessed value based on
information supplied by the Tax Office. The assessment ratio is used to convert market
value to assessed value for the purpose of computing the tax base.
Other Model Constants
Elderly Exemption: For projects developed partially or exclusively for elderly (65 and
older) or disabled individuals whose annual income does not exceed $12,000, an $11, 000
tax exemption is used in projecting the tax base.
School District Data:
Employees Per Student: The number of employees per student in a specific school
district.
20
•
SECTION 3 - DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA
Demographic projections provide information about the number of new residents and
school children anticipated in Orange County resulting from project development.
Projections also provide the number of additional employees required per service
function and school district as a result of the new development.
Total Housing Units: The cumulative total of new housing units added each year by
project development.
Total Population: The total population added each year by a project derived by
multiplying the number of homes to be constructed by the number of persons per
household (see Section 1) .
School Population: The total number of school children added each year by a project
derived by multiplying the number of homes constructed by the number of children per
household (see section 1) .
Additional County Employees: The number of additional employees required per service
category based on project development.
Total: Total of all additional county employees required based on project development.
School District Additional Employees: The number of additional employees required per
school district based on the project development.
SECTION 4 - PROJECTED NET FISCAL IMPACT ON COUNTY
Tax Base: The tax base represents the increase in assessed property value expected each
year resulting from project development. The values shown are in $1,000's and are
derived from a formula which includes the number and sales price of homes, and the
assessment ratio. Where applicable, the percentage of non-elderly units and elderly
exemption are also used.
Revenues: All revenues are derived from a formula which multiplies the per capita
revenues (Section 2) times the projected population (Section 3) . The exception to this
is the property tax which multiplies the tax base times the county government tax rate.
Expenditures: All expenditures are derived from a formula which multiplies the per
employee expenditure (Section 2) times the number of additional employees (section 3) .
Net Fiscal Impact: The net balance is the difference between projected expenditures and
projected revenues. A negative net balance indicates that it costs orange County more
to provide services to a project than it receives in revenues. A positive net balance
indicates that more revenues are received than it costs to serve a project. Positive
net balances in one project may thus be used to offset negative balances in another.
21
SECTION 5 - PROJECTED NET FISCAL IMPACT ON SCHOOL DISTRICT
•
Revenues: The County contributionis derived by transferring education expenditures by
County government (Section 4) . Revenues derived from the school district tax are
derived by multiplying the school district tax times the tax base. State revenues are
derived by multiplying the per student expenditure figure times the total projected
number of school children (Section 3) .
Expenditures: Expenditures are derived from a formula which multiplies each per student
expenditure (Section 2) times the total projected number of school children (Section 3)
and adding the results.
Net Fiscal Impact: The net balance is the difference between projected expenditures and
projected revenues. A negative net balance indicates that it costs the school system
more to provide educational services for children in a project than it receives in
revenues. A positive net balance indicates that more revenues are received than it
costs to serve a project. Positive net balances in one project may thus be used to
offset negative balances in another.
SECTION 6 - SUMMARY OF PROJECTED IMPACTS
22
GRASSY CREEK
Private Road Justification
1 . This subdivision is located in Cedar Grove Township ,
a rural area of the county.
2 . Each lot is at least twice the minimum required.
3 . Setbacks , not required in an unzoned township , are
larger ( 75 ' front , 30 ' side, 50 ' rear ) than would be
required in any zone.
4 . 100 ' Land Use Buffer provided along Sawmill Road West
to minimize visual impact .
5 . 125 ' Stream Buffer provided along creek to minimize
impact on wildlife.
6 . Restrictive covenants will be included to discourage
removal of trees beyond what is required for the
construction of a dwelling and its accessory uses .
ORANGE COUNTY PLANI:ING DEPARTMENT
306F REVERE ROAD 23
HILLSBOROUGH, NORTH CAROLINA 27278
Q
STAFF EVALUATION OF PRIVATE ROAD JUSTIFICATION
SUBDIVISION: Grassy Creek - Concept Plan
DATE: June 9, 1993
The standards contained in the Subdivision Regulations pertaining to public and private roads
are listed below. 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 road were built according to State construction standards, it could be
accepted by the state when the required density is met.)
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.
(According to the Department of Transportation, a road less than one mile in
length must provide ingress and egress for at least 5 occupied permanent
residences and have a minimum density of two houses per tenth of a mile.
This private road would serve twelve (12) residences when the subdivision is
fully developed. NCDOT would consider this positively when reviewing any
request for State maintenance.)
2. The subdivision roads extend existing roads which are public; or
(The subdivision road does not extend existing public roads.)
1
3. The subdivision roads are part of a development which is located in an 24
area designated as Urban or Transition on the Orange County
Comprehensive Plan; or
(The subdivision is not located in a designated Urban or Transition Area.)
4. A proposed road is designated as an arterial or collector street on an
approved Thoroughfare Plan for a municipality or in the Orange
County Comprehensive Plan; or
(The proposed road is neither an arterial nor a collector.)
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.
(The subdivision road is proposed for residential development.)
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.
(The road is located in a rural part of Cedar Grove Township which is
unzoned. The minimum lot size is 0.92 acre. The proposed private road
intersects with Sawmill Road West which is a paved State-maintained
secondary road. The latest traffic count on Woods Loop Road indicated 700
trips per.day in 1991.)
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 required 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. For example, if the minimum required lot size is two
acres, and each lot contains at least four acres, compliance is
assured; and/or
2
(All of the lots on the proposed private road are more than two times the 25
minimum lot area. Proposed building setback lines will be larger than
required by the ordinance if the subdivision were in a zoned township.
Proposed setbacks are 75 foot front, 50 foot rear and 30 foot side.)
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, maintain a wooded or forested character,
maintain scenic views, or preserve wildlife, botanical, historic,
archaeological and/or recreation sites;
(The site is mostly wooded. Existing trees will be protected. No clustering of
units is proposed.)
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.
(Upon buildout, the subdivision will meet NCDOT density requirements.)
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.
(There are no common or recreation areas proposed.)
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.
(There is a large stream buffer proposed along the east side of the property.
Lot sizes are also larger than required which will reduce the amount of
impervious surface.)
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
run-off of stormwater and siltation.
3
(The property is located in a designated watershed. There is one stream 26
located on the property which runs along the eastern property line. A large
125' buffer has been proposed along this stream. A private Class A road is
proposed. Building the road to State standards would require grading more
area than with the proposed private road.)
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', it serves no more than five (5) lots, its grade does not
exceed 9%, and the land being subdivided is not connected to or 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 subdivision is located in the Little River Watershed.
Although the subdivision road would be taken over by the State if it were built to their
standards, the subdivision is located in a rural area of the County designated as Agricultural
Residential in the Comprehensive Plan. The subdivision proposes large lots, larger than
required setbacks, and a large stream buffer along the eastern side of the property. The
private road would reduce the impervious surface. Based on these factors the staff
recommends that the subdivision road be private and constructed to Class A standards.
4
27
DRAFT PLANNING BOARD MINUTES 9/20/93
O conditions of the Concept Plan explaining how
they have been met. There have been no more
preliminary ry plans received and a master plan must
be provided before any further preliminary plans
are submitted.
The Planning Staff recommends approval of the
Preliminary Plan for Fox Hill Farm Phase Two
Section A subject to the conditions contained in
the Resolution of Approval. (A copy of the
Resolution is an attachment to these minutes on
pages . )
MOTION: Eidenier moved approval as recommended by the
Planning Staff. Seconded by Jobsis .
VOTE: Unanimous .
(4 ) Grassy Creek
( 12 Lots - Cedar Grove Township)
Presentation by Eddie Kirk.
The property is located on the south side of
Sawmill Road West (SR 1545 ) in Cedar Grove
Township. Sawmill Road West is a paved State-
maintained secondary road. Approximately twenty-
seven (27) acres are proposed to be developed out
of a 77. 8 acre tract. Twelve ( 12) lots are
proposed with lot sizes ranging from 2 . 00 acres
to 3 . 12 acres. The average lot size is 2 .23
acres.
The property is not zoned and is designated
Agricultural Residential and Protected Watershed
in the Comprehensive Plan. A private Class A
road is proposed to serve all 12 lots. The
private road is justified with twice the minimum
lot size required{ larger than required setbacks
and a large stream buffer.
Lots will be served by individual wells and
septic tanks. All lots would receive access from
the subdivision road. A 1991 traffic count on
Sawmill Road West indicated 700 trips per day.
The Planning Board reviewed the Concept Plan for
Grassy Creek at its June 21, 1993 meeting. The
plan was approved with the condition that all
lots shall receive access from the interior
subdivision road.
Applicable comments from the agencies have been
incorporated into the Resolution of Approval (a
28
copy included as an attachment to these minutes
on pages P g . }
The Planning Staff recommends approval of the
Preliminary Plan for Grassy Creek subject to the
conditions contained in the Resolution of
Approval.
MOTION: Reid moved approval as recommended by the
Planning Staff. Seconded by Hoecke.
VOTE: Unanimous.