HomeMy WebLinkAboutAgenda - 10-17-2000-9eORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: October 17, 2000
Action Age da
Item No. ~- ~
SUBJECT: Highridge_Subdivision - Preliminar~lan_
DEPARTMENT: Planning ~ Inspections
PUBLIC HEARING: (Y/N) No
ATTACHMENT(S):
1) Resolution for Approval
2) Application
3) Agency Comments
4) Fiscal Impact Analysis
5) Planning Board Minutes
6) Vicinity Map
7) Preliminary Plat
INFORMATION CONTACT:
Tina Moon Planner II ext 2583
Robert P. Davis Planner III ext 2580
_Craig Benedict Planning Director ext 2592
TELEPHONE NUMBERS:
Hillsborough 732181
Chapel Hill 968-4501
Durham 688-7331
Mebane 336-227-2031
PURPOSE: Consideration of the Preliminary Plan for Highridge Subdivision.
BACKGROUND:
Request Preliminary Plan approval for a conventional major subdivision
Applicant: Robert Jones of Brady H. Goforth & Associates, agent for Richard H. Daniels Sr.
• 33.53-acre tract (Phase I) from a 45.50-acre parent tract
• Twenty-three (23) single-family residential lots
• Average lot size = 1.15 acre (50,094 square feet)
• One single-family residential lot on the residual 11.97 acres (Phase II)
Location
• Cheeks Township
• South side of West Lebanon Road (SR 1306) between Frazier Road (SR 1342) and Mill
Creek Road (S~ 1343).
Existing Site Conditions
Zoning:
• Rural Residential (R-1); Back Creek Protected Watershed (Back-PW)
• Adjacent Land Uses: Single-family residential and undeveloped lots
Physical Description:
• Primarily flat terrain with a slight east-west slope
• Few substantial trees-recently timbered
Proposed Site Conditions
Roads:
• Subdivision will be accessed from West Lebanon Road
• Two public roads will be constructed to NCDOT standards
Residential Lots:
z
• Twenty-three (23) single-family residential lots
• Average lot size = 1.15 acre (50,094 square feet); Grass average lot size = 1.46 acres
• Minimum lot size per R-1 Zoning District = 0.92 acre (40,000 square feet)
• Minimum to actual lot size ratio (MTAR) = 1.25
• Maximum number of lots permitted by R-1 zoning = 36
• One (1) residential lot on residual 11.97-acre tract with existing dwelling unit
• Impervious surface limit for Back Creek PW = 12%
Open Space:
• Open space =four (4) acres
• The Orange County Subdivision Regulations do not specify a minimum open space
requirement for conventional developments
Recreation ~ Parks:
Public Recreation Space
• Cheeks Township District Park (per the Recreation Service Area Boundaries Map)
• All subdivisions must provide a minimum of 1/57 acres of recreation space per lot (Section
IV-B-7-b of the Orange County Subdivision Regulations)
• A minimum of 0.40 acres (17,577 square feet) of land is required for public recreation
space
• Payment in-lieu-of parkland dedication - $10,465 ($455'' 23 lots)
• No physical dedication is warranted because neither county recreation sites nor
conservation sites have been identfied for this area, as part of the current Comprehensive
Plan.
Private Recreation Space
• All subdivisions must provide a minimum of 0.028 square feet of recreation space per (every
square foot) of land area dedicated for residential use (Articles 5.1.1 & 6.12 of the Orange
County Zoning Ordinance, outline Land Use Intensify (LUI) requirements)
• 0.028'" 30.6 = 0.8568 acre (37,322 square feet), (30.6 =Total area (33.53) -rights-of-
way (2.93))
• In those cases where the LUl calculation results in a larger amount than the public
recreation space requirement of 1/57 acre per lot, the difference shall be established as
private recreation. space for the use of the residents of the development
• 37,322 -17,577=19,745 square feet required for private recreation space
Buffers: -
• 30-foot Type-A Land Use Buffer is required along West Lebanon Road
• Type-A Buffer =Semi-opaque, with intermittent visual obstructions from the ground to a
height of at least thirty feet
• Typical lot landscape plan specifies primary. and secondary tree protection areas
Well-Septic:
• All lots will be served with individual well and. septic systems
• Final number of proposed lots does not exceed the number approved with the concept plan
Agency Comments
• Requests for agency review were sent to: NCDOT, Recreation and Parks, Orange County
Schools, Soil and Water Conservation, Erosion Control, the County Attorney, and the Fire
Marshall.
• Comments are attached.
• Environmental Health determinations for suitable septic sites are attached.
• The applicant has not submitted engineering drawings for NCDOT and Erosion Control
review. The applicant will need to apply for a driveway permit for High Ridge Drive.
Development Process~ScheduLe.,and_Acton
• First Action: Planning Board to consider Concept Plan
The Planning Board approved the conventional concept plan for Highridge on
October 6, 1999 with the following conditions:
1. All roads shall be public and proposed to be built to NCDOT standards with additional
five (5) utility easements on each side. Sight distance triangles (10' x 70') to be shown
for each street.
2. Roads shall stub out to the external property lines of the subdivision with temporary
turnarounds built.
3. If a sign is anticipated, reserve a sign easement location on a comer lot at the entrance
to the subdivision.
4. Ultimate right-of--way along West Lebanon Road shall be 7Q feet. Dedication along West
Lebanon Road of five additional feet of right-of--way or 35 feet from center of existing
right-ofi way, whichever is greater, will be required to be shown on the preliminary plat.
Property lines to stop at new rights-of--way lines.
5. Each lot shall contain adequate area for septic disposal and repair area as approved by
the Orange County Division of Environmental Health.
6. Indicate on the preliminary plat areas for on-site in0ltration of storm water that
demonstrates compliance with Article 6.23.3a of the Orange County Zoning Ordinance.
• Second Action: Planning Board to consider Preliminary Plat
The Planning Board recommended approval of the preliminary plat for Highridge on
September 6, 2000 in accordance with the attached Resolution for Approval.
• Third Action: Board of County Commissioners to consider Preliminary Plat
1. The Board shall consider the application within a reasonable amount of time.
2. During deliberations and consideration of the application the Board may defer
consideration at any point to pursue additional analysis and review.
3. If the Preliminary Plat is approved by the County Commissioners the applicant shall have
one (1) ye®r to prepare and file a Final Plat or to request aone-year extension from the
Planning Director.
FINANCIAL IMPACT: Fiscal Impact Analysis (attached)
RECOMMENDATION(S): Staff Recommendation
The Planning Department Staff recommends approval in
accordance with the attached resolution.
4
RESQLUTION
OF
THE ORANGE COUNTY BOARD OF COMMISSIONNERS
TO APPROVE
HIGHRIDGE SUBDIVISION PRELIMINARY PLAN
Date October 17, 2000
Name of Subdivision Highridge
Owner/Applicant Richard H. Daniels, Sr.
The Board of County Commissioners hereby approves the Preliminary Plan for Highridge
Subdivision as shown on the preliminary plat dated May 1, 2000 (last revised September 12,
2000) and subject to fulfillment of requirements specified herein.
All roads shall be irrevocably dedicated to the general public and be constructed to standards of
the North Carolina Department of Transportation (NCDOT). The approval of this resolution
authorizes and directs the Orange County Manager to accept for the County, and on behalf of
the public generally, the offer of dedication of High Ridge Drive and Rolling Meadow Drive. This
acceptance of dedication to the general public shall be without maintenance responsibility.
These roads shall be maintained by the owner/applicant (Richard H. Daniels Sr.) until such time
as they are accepted for maintenance by NCDOT or some other governmental body.
Before the f=inal Plat of Highridge Subdivision can be recorded:
A. Sewage Disposal
1. All lots shall contain adequate septic disposal and repair areas, approved by the
Orange County Division of Environmental Health. Septic areas shall not extend
into required landscape buffers.
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.
B. Road~~d Access
1. High Ridge Drive and Rolling Meadow Drive shall be constructed to NCDOT
minor local standards with a 50-foot right-of--way and 5-foot utility easements on
each side. Construction shall be inspected and approved by NCDOT.
OR
A letter of credit or escrov~r agreement or other security shall be submitted to
secure construction of High Ridge Drive and Rolling Meadow Drive to NCDOT
standards. An estimate of the construction cost must be prepared by a
certified/licensed engineer or grading contractor and submitted to the Orange
County Planning Department. The financial guarantee must reflect 110 percent
of that estimate and be issued by an accredited financial institution licensed to do
business in North Carolina.
The document describing development restrictions to be recorded with the Final
Plat shall state that the financial guarantee will not be released until the road
construction has been inspected and approved by NCDOT.
2. An erosion control plan for construction of High Ridge Drive and Rolling Meadow
Drive shall be submitted by the applicant to the Orange County Erosion Control
Division for review and approval. prior to final plat submittal.
3. Prior to any construction or any alteration of any existing access within the right-
of-way West Lebanon Road, the developer/owner shall secure a driveway permit
from the NCDOT District Office. A copy of the NCDOT-approved permit and
letter to the Planning Department shall be submitted at the same time as the
request for Planning Department signatures on the Final Plat. Sight distance
triangles shall be shown at all intersections within the subdivision, or included
within the right-of-way of the proposed street.
4. Access to all lots shall be from internal subdivision roads, High Ridge Drive and
Rolling Meadow Drive, exclusively. Driveway cuts shall be a minimum of 50 feet
from street intersections.
5. An approved stn~et name sign shall be erected at the intersections of: West
Lebanon .Road (SR 1306) and High Ridge Drive, and High Ridge Drive and
Rolling Meadow Drive, as required in Section IV-B-3-o-12 Street Name Signs of
the Orange County Subdivision Regulations. The applicant shall submit either
evidence that the sign is in place or a receipt for purchase of the sign .prior to
Planning Department signatures on the Final Plat.
t3. The applicant shall construct a T-turnaround at the southeast end of High Ridge
Drive extending into Lot 9, and a T-turnaround at the west end of Rolling
Meadow Drive extending into Lot 14 to NCDOT standards prior to recordation of
Final Plat. The Final Plat and Declaration of Restrictions shall include provisions
to remove the T-turnaround areas if at some future time High Ridge Drive and
Rolling Meadow Drive are connected to new roads constructed on adjacent
trails.
C. Land t~ Buffers and Landscaping
1. Landscaping shall be installed or preserved as indicated on an approved
landscape plan and' shall be inspected and approved by the Planning
Department prior to Final Plat approval and again prior to the transfer of control
of the Homeowners Assoaation from the developer to the home owners as
provided by the recorded Declaration of Covenants, Conditions and Restrictions
for Highridge Subdivision. Landscaping shall include a 30-foot buffer along West
Lebanon Road.
OR
6
A letter of credit or escrow agreement or other security shall be submitted to
secure the required landscape installation and preservation. An estimate of the
cost for required preservation, new plantings, and their installation must be
provided. The financial guarantee shall reflect 110 percent of the estimate and
must be issued by an accredited financial institution licensed to do business in
North Carolina
2. Provisions for the protection of existing trees as shown on the approved
landscape plan shall be included in a document describing development
restrictions and requirements to be prepared by Planning Staff and recorded
concurrently with the Final Plat.
D. Drafinage
1. Impervious surface. data for all lots, pursuant to Article 6.23 Extra Requirements
fo~Wate~shed Protection Overlay Districts of the Orange County Zoning
Ordinance, shall be included in the development restrictions and requirements
document to be prepared by Planning Staff and recorded concurrently with the
Final Plat. The impervious surface limitations for each lot shall indicate whether
the impervious surface includes or excludes one-half (1/2) of the roadway width
in the calculations:
2. Drainage easements shall be located on the Final Plat as required following
review and approval of the Erosion Control Plan.
3. Drainage culverts shall be sized ,and located as required by NCDOT and the
Orange County Erosion Control Officer.
E. Parkland
1. Per Section IV-B-7-b of the Orange County Subdivision Regulations, an area
containing at least 17,577 square feet shall be dedicated far public recreation.
The public recreation dedication shall be delineated on the preliminary and final
plats, with provisions far maintenance outlined in the development restrictions.
2. The proposed twenty-three lot subdivision is located within the Cheeks Township
District Park area. As per the decision of the Board of County Commissioners,
cash in the amount of $10,465 ($455/lot) shall be paid to Orange County as
payment in lieu of parkland dedication:
3. T'he. second paragraph ofi Section IV-B-7-b of the Orange County. Subdivision
Regulations references the Land Use Intensity (LUI) calculations in the Orange
County Zoning Ordinance, Articles 5.1.1 and fi.12, which require 0.028 square
feet ofi recreation space per land area dedicated to residential use (0.028 * 30.6 =
37,322). !n those cases where the LUI calculation results in a larger amount than
the public recreation space requirement of 1/57 acre per lot, the dif)'erence shall
be established as private recreation space for the use of the residents. of the
development (37,322 - 17,577 = 19, 745 square feet). The developer is offering
four (4) acres for private recreation, which will be maintained by the Homeowners
Association, and which is acceptable to the County.
F
Miscellaneous
The Final Plat shall contain a title block and vicinity map in accordance with
Section V-D-2 Title Block and V-D-3 Vicinity Map of the Orange County
Subdivision Regulations.
G.
2. Minimum building setbacks, easements, public (along West Lebanon Road) and
private open space areas 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.
3. Drainage easements shall be provided as required by section D. item 2. outlined
above.
Certifications
A Certificate of Survey and Accuracy signed by a Professional Land Surveyor
shall be notarized on the face of the Final Plat.
2. A Certificate of Declaration and Maintenance in the form provided in Section V-D-
6-b of the Orange County Subdivision Regulations signed by the landowners 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 North Carolina Department of Transportation shall certify that all roads have
been constructed to State standards or that construction plans have been
approved.
4. A Certificate of Approval signed by the Orange County Planning and Inspections
Department.
Richard H. Daniels, Sr.
Owner
Beverly A. Blythe
Clerk to the Board of County Commissioners
I, Richard H. Daniels, Sr:, accept the above listed conditions of subdivision approval and
acknowledge that each must be met prior to recordation of the Final Plat.
Richard H. Daniels. Sr.
Date
~PPLIC. i0~ FOR PRELII~XI~i aRY' PL.~.N , ?ROV_~I.
~L~JOR SLBDIVISIO~I
0?~VGE COLitiTY 8
C.aT~ ' M c
,~~
PL.E.aSE TYPE OR PR1NC (NK OM.`n
,.,
SL'EDNISION NAME: ~l~~i~t\~~~.._ Su~DI ~I.4j ~,~ .
LOCATION: C~~~ ~~~~j~ l_r i3~1~-?nom ~..~raT~ , '/K , l`'\~~i F..._ l.~i-s-r,.. nF ~~,a~~.J?
OWNER/DEVELOPER: _`~x~~ ~; _`~a~~,,,45 SR. ,~ ., ._._ ., ..~
ADDRESS: a~~5 - !J, T~lti~?. TELEPHONE NO,:
AGENT/CONTACT: TELEPHONE NO.:
i~~~~s~._ Vic.
A. s[1MM,4RY Ii~rFORMATION:
Orange County Tax Map ~~ Block ~- Lot(s) of Township IL
Zoning District(s): '~ -`~ _
Total Number of Acres: ~. `o _ _ ~~~ ~ _ ~~~~ ~~ _ ~~"
Total Number of Lots: ay Average Lot Size: 1 Ac. Minimum Lot Size: O,
Number/Type of Structures: (existing)L~,,,a\.~~~ ,~ ,(proposed). a3 s..x~- ~a~.,,~~'~ ~,,, _ .r_g
Linter Feet in Streets: ~~ _ Acres in Open Space:
Water Supply: Public (specify) Community 1,.?P~,~. _ Individual
Wastewater Disposal: Public (specify) Community ,~~~, Individual
Schaal District: Fire District: of
General Land Uses in Area:
Critical Areas: streamJdrainageways flood prone areas
_~ieGJC.. Pt~.l watershed (specify) historic sites
other (explain)
Is the property to be subdivided currently under "farm use value taxation"? Yes No V If "yes," please
contact the Orange County Tax Office. Subdivision of the property tray require paymedt of deferred taxes under
"farm lase Va1LLC taXatlOn."
B. All plats must be submitted on sheet na s~rtaller than one inch equals two-hundred feet (1"=200') and no larger than
one inch equals twenty. feet (1"a20') and must contain the following information:
..:...-h...;.
<> subdivision name _ <.,~~~n~..~..'~.< zoning of tract and~adjacent properties
::
~ °><i<:: name & address of owne s ~:,. .
~~ ~ '~ rO _,[, ?'"~`~'''~ ~ building setback lines by notation
~ ; a ;?~~~'><~ name & address of subdivider or typical let layout
~~ (if other than oWaer) . , ~ ~~ ' location artd width of existing and
.. rime of surveyor, engineer, landscape proposed easements (drainage, utilities,
architect or architect, address, roads, etc.)
registration # & seal _ ` `~ existing, proposed and adjoining ri,hts-
~:;:
"`' ` ' ` (title) preliminary Plan of-way including dimensions and street
„,,;,~ scale, north arrow names and State Road numbers: Linear
`~,-,_':: date of plan preparation and revisions feet of road centerlines and approximate
~/ '~'~~~'`~`~~' township, tax map-block-lot references acreage of new street rights-of-way
f `
Parent Parcel Identification # ~/ ~`" ~~:v ~~'~
~ :~`>ry:>>~~ _ ~ ~'~ existing an'd~proposed utilities, includin,
z `~~~: deed book aad a e # of roe to be a sizes
~[ p g . p p rry typ , ,hydrants, valves, manholes
subdivided }~1P "`'``~'~:"
'~~ y existing and proposed curbs, guRers and
<~<,~;;<`~ boundary described with bearings and culverts, including sizes and grades
distances ~ a location and width of alleys,, sidewalks,
/ ,,~, total acreage of the tract and acreage of / bike lanes, transit systems, and bus stl~ps
lots, including and excluding area within J :~Vi<'~`~''~ typical street cross-sections and
rights-of--way intersection details including design a_~d
'~~'?'~ - control corner width of travelway and shoulders
.~ ~ pro~csed ;ot'lir.:., ~i:.'a di.r,,znsions
~' lot & block nurnoers
~/ p'r,asing.line(s)
topography al ten (10) foot intervals
.,~ ! water bodies,•streams, floodways and
floodplains
~' ~ ;: stream buffers
~'. r..:.:~ location and size of parcels dedicated for
public use, recreational use or reserved in
common, with purpose noted
impervious surface data (if located in
water supply watershed)
!~ vicinity map showing general location of
subdivision with streets and roads
identified by State Road number and name
~"' '~ landscaping and buffer requirements
'~'
'" townshi
~.;~ p, corporate and extraterritorial
planning jurisdiction lines which cross the
property
C
OTHER SUBMITTAL REQUREMENTS
I . Twenty-five (25) copies of the Preliminary Plat.
i~ ~'
v ...~. horizou~.al ali;:.rnent,.center.i:: raci~s.
and general curve dsta ca all ~reecse~
/ streets
_.__ `permanent features such as buildings,
'. ~ cemeteries, historic landmarks
adjoining lot layout names of adjoining
property owners. If subdivided,
subdivision plat name, plat book & page
number, and perimeter lot numbers.
1~R >~ location and size of lots of restricted
development potential and notation on
plat regarding same
n stormwater detention and/or retention
~r»<v.
sites and undisturbed areas for ini'iltration
purposes (if located in water supply
watershed)
A ~ ~~~~''~ identified natural areas and wildlife
N
' coiridon
2. One full size copy of an Orange Gounry Tax map (with tax parcels involved cleariy marked).
3. Where municipal or OWASA sewer is not available, a copy of the Preliminary Plat indicating Health
Department approvaUdenial for each lot shown thereon.
4. Where a private road is proposed, a written statement by the applicant or his/her authorized representative
which sets forth the jusitification for a private road (see Section IV-B-3-d-1 of the Orange County Subdivision
Regulations). - . .
5. Auxiliary documents, in draft form, prepared is accordance with Section VI of this Ordinance which assure
completion and/or maintenance of improvements required by this Ordinance. Such documents may include,
but not be limited to, a private mad maintenance agreement and articles of incorporation and restrictive
covenants pertaining to a homeowners association. These documents may be required as necessary as evidence
that the ordinance requirements are being met.
6. Fee -5470 plus x5.00 per lot (one fee for Preliminary and Final Plat).
7. If the subdivision contains 10 lots or more, the following information shall be submitted with the application:
a. Numhett of yeah to buildout.
b. Numbest of houses to be built during each year until buildout.
c. Avertt~srprice of houses including lots for each year to buildout.
1, the applicant, hereby certify that the foregoing application is complete and accurate.
... ~ D . .
APPLICANT'S SIGNATURE ~y OWNER'S SIGNATURE
/ Od '
~ ~ DATE
cE1=S: Amount Date Paid Receipt #
Orange County Emergency ~ Sanagement
P.O. Box $1S1
Hillsborough
North Carolina
2727$
9-1-1 Communications Emergency Medical Services
24 Hour Warning Point `~,,.~. or e Fire Marshal
919-732-8161 •933-2600 ,
y~ ' ;
1r • i Disaster Response
24-Hour Fax Machine ,~ ~ Hazardous Materials
919-6443030. 968-2050
919-967-9026
~O't
~,,'•
c~s Administrative Fax Machine
919-968066
TO: Tina Moon, Planning Department
FROM: Mike Tapp, Deputy Director/Fire Marshal Ib~
RE: High Ridge Subdivision , PreliminaryPlan
DATE: July 20; 2400
We have reviewed the plan for High Ridge Subdivision, Preliminary Plan and find the plans
acceptable.
1
If you need additional information, please contact us.
1 .~
~~ 'Lr a•
6,.~~.., °~ (~r~n~p Lnnnt~ i'~rttlth ~E~ttrtm>~nt _ _°° , .
~r ~~ ,'nan~h-0n E. K~.em, Cn.i~r Roserrla 1.. SL11I1I11@r5 1~IPH DrPH `
~ f f Jane[ H. $oururfand. V:ca Chan o
~~~ ~ Orange County Board of Haalth Orange County Board or Healch
a Health Director
'~~ C]t~~~~, NwM Cr~M~ryef.
Environmenral Health Division
Ron Holdway, Division Director
306.0 Revere Road, P.O. Box 8181 Fhone: (919) 732.8181, x:360 FAX: (919) 64i
Hillsborough, NC 27278 Betty Borland Barbara Patterson Chapel Hill Durham '~tebai
H•~.tiv.ca. ~ nee.nc.u./uram~e/emhl[h/ Administrative Assistant Office Assistant (919) 9684501 (919) 688.7331 (919) 2~
September 21, 2000
SOIL /SITE Evaluation Summary for:
HIGH RIDGE
CHEEKS Township Map 12 Lot 2
Map Date May 1, 2000
LOT # DESIGN FLOW TYPE SYSTEM
1 360 GPD CONVENTIONAL
2 360 GPD CONVENTIONAL w/PUMP
3 360 GPD CONVENTIONAL .
4 360 GPD CONVENTIONAL
5 360 GPD CONVENTIONAL
6 360 GPD SHALLOW TRENCH CONVENTIONAL
7 360 GPD CONVENTIONAL
$ 360 GPD CONVENTIONAL
9 360 GPD CONVENTIONAL
10 360 GPD SHALLOW TRENCH CONVENTIONAL
11 360 GPD. SHALLOW TRENCH CONVENTIONAL w/PUMP
12 369 G$D SHALLOW TRENCH CONVENTIONAL
,, -
13 36fl GPD. SHALLOW TRENCH CONVENTIONAL
14 360 GPD SHALLOW TRENCH CONVENTIONAL
15 360 GPD CONVENTIONAL
16 360 GPD CONVENTIONAL
17 360 GPD CONVENTIONAL
18 360 GPD CONVENTIONAL
lim Brown. R5 Perrv Burn. RS Alan Claoo. RS. ISS Grey Crimea. IZS Tnm Konsler. RS David Hnchc RS Ron Hedrick. RS lan laekson, R$ Wendy Thigpen.
,~
19 ~ 60 GPD CONVENTIONAL ~~~ Pt'~IP
20 360 GPD SHALLOW TRENCH CONVENTIONAL
21 360 GPD SHALLOW TRENCH CONVENTIONAL w/Pi]1~IP
22 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
23 360 GPD CONVENTIONAL w/PUMP
24 360 GPD EXISTING SYSTEM INSTALLED 1999
NOTES:
The design flow is based upon the number of bedrooms applied for by the property owner or developer. The design flow for a bedroo:
120 gallons/day (GPD). (e. g. 360 GPD = 3 bedrooms)
Proposed house locations are provided by the property owner or developer as required by 15A NCAC 18A .,1900 - .1969. (The Laws a
Rules for Sewage Treatment and Disposal Systems)
The design flow, type system, and pump requirement are subject to change based upon the application and site plan or plat submitted fc
the Construction Authorization.
The blocked areas on the accompanying plat are the limits of the provisionally suitable soils as evaluated by the Orange County Health
Department.
It should be noted.that all lots having aconventional-type drain field with pump are reviewed at a minimum of every five years by the
health department as required by 15 A NCAC 18A .1961 (Maintenance of Sewage Systems).
Ultra Shallow Trench Conventional Systems arc placed in areas with 24 inches or more of provisionally suitable characteristics and a 6
inch soil cap is placed over the trenches.
Shallow Trench Conventional Systems are placed in areas with 30 inches or more of provisionally suitable characteristics.
Conventional Systems are placed in areas with 36 inches ar more of provisionally suitable characteristics.
The approved septic areas should be kept free of vehicular traffic, logging, grading and compacting ac~vities.
'This letter is to be used for planning purposes only and.does not constitute any approvals. The only form of approval is the issuance of
Improvement Permit for each lot.
„1-24-OQ C2:33~ Co iem~n Glued!-sill Hargrave 9~9 732 7gg7 _~
LAW nFFt(:FS
COLEMAN, Gl EDHIIl b~ HARGRAVE
A PAUFFStiIUNAL CX7ItPORr1T1UN
1191's, TAYON S11iF$i
r. i>. 4pAVVkx tf2y
HILL5EOIUDUGH. htOflTH CAROLlt•tA 2727-1
y19~732.21%
FAX 919 772.1997
wE851TE'RrW W,CGANDFLCOM
July 24, 2000
VIA FACSIMT[.F.
Tina Moan
Qrange County Planning Department
P.O. Box 8181
Hillsborough, NC 27278
Re: High Ridge Preliminary Pfaa
Dear ?inn:
FROM THE hESK OF
HARMONY Wt-IA1.F,N
I have reviewed the above-referenced project per yqur July 17, 2000 request for
agency rCView. My only legal comment is that High Ridge Drive, which I am assuming
will be a public rand, is not denominated as such on the plat. I will also point out, for the
record, that the subdivision is to contain 22 separate wells and septic systems, and
contains no gpen space. 'Tl~-ese are issues That the developer may wish to reeonsidar
before proceeding with tha project.
Sincerely,
COLEMAN, GLEDAR,L & HARGRAVE, P,C.
• Harmony Whalen
Xc: Robert Davin -
_ '~
:ra.=~ ~:.sc~'ac~s ~cvsa~~~a:_~v s~av=_,.
03i9/Oc
Re,CREATIONAL DEVELOPMENS
High 8idge
(The information in this reporC indicates the dominant soil condiCion but does not eliminaCe the need for onaite
invesCigation)
a
Map symbol ~
~ Camp areas ~
~ Picnic areas ~
~ Playgrnunda ~
~ Paths and Craila ~
~ Golt !airways,
and soil name ~
~ ~
~ ~
~ I
~ ~
~
ces : ~
~ ~
I ~
I ~
I' ~
oeergev111e--- --~31ighC Slight ~dtoderate: ~Severc: Slight
~ ~ ~ slope ~ erodes easily ~
HrB:
Herndon------- --~S11ghC Slight (MaderaCe: Severe: ~sllghti
~
~ ~
~ ~ slope
~ ~ erodes easily ~
Or: ~ ~
Orange-------- --Severe: ~MOderaCe: severe: ~MOderate: ~tKOderate:
wetness ~ weCne9a, ~ wetnaaa ~ wetness ~ wetness,
~
~ ~ pests slowly
~ ~
~ ~
~ ~ d®pth Co zock
~
_,;
~;
~ - ~- c
.~,~ ~~ 1L RESD~'R^sS CDN5ER'lATIC:7 5E~ZV..S .^ 3 i 9/ C 7
RECREATIONAL DEVELOPMENT
Eadnote -- RECREATIONAL DEVELOPMENT
The soils of Che survey area are rated in this report according to limitations thaC affect their suitability Cot
recreation. 'the raCinga are based on restricCive soil features, such as wetness, slope, and CexCure of the surface
layer. Susceptibility to flooding is considered. Not considered in the ratings, but important in evaluating a
siCe, ate the 1pcaCion and accessibility of the area, the size and shape of the area and its scenic quality,
vegetation, access to water, potential water impoundment sites, and access to public sewer lines. The capacity of
the soil to absorb sepCic tank effluenC and the ability of the soil to support vegetation are also important. Soils
subjecC to flooding are limited for recreation use by Che duration and intensity of flooding and the geasan when
flooding occurs. In planning recreation faciliCfes, onsite assessment of the heighC, duration, intensity, and frequency
of flooding is essential.
In this report the degree of soil limitaCion is expressed as "9light," "Moderate,^ or "Severe." •SlighC" means that soil
properties are generally favorable and that limitations are minor and easily overcome. "Moderate• means that
limitations can be overcame or alleviated hY planning, deaiga, or special mainCenance. "Severe" mesas ChaC soil
properties are unfavorable and that limitations can be offset only by costly soil reclamation, special design,
intensive mainCeaance, limiCed use, or by a combination of these measures.
The information in Chia reporC oaa be supplemented by information available in other reports, for example,
interpretations fox eepCic tank absorption lielde in the Sanitary Facilities report and interpretations for dwellings
wfChout basements sad for local roads and sCreeta in the Building SiCe Oevelopmen[ reporC.
CAMP AREAS require site preparation, such as shaping and leveling the tent and parking areas, sCahiliaiag roads and
intensively used areas, and installing sanitary facilities and utiliCy lines. Camp areas are subject to heavy fooC
traffic and some vehicular traffic. The hest soils have mild slopes and ate noC wet or subject Co flooding during
the period of use. The surface has Lew or no scones ox boulders, absorbs rainfall readily Luc remains firm, and is
not dusty when dry. Strong elopes and stones or boulders can greaCly increase the coat of conatructiag campsites.
PICNIC AREAS are subject to heavy foot traflio. Moat vehicular traffic ie confined to aeceea roads and parking
areas. The beat soils for picnic areas are firm when wAt, axe noC dusty when dry, are not subject to flooding during
the period of use, and do not have elopes or atoaea or boulders that increase the cost of shaping siCee ar of
building access roads and parking areas.
PLAYGROUNDS require soils Chat ean.~+iChsCand SnCeasive fooC Craffic. The best soils are almost level and are aoC weC or
subject to flooding during tba 4eason of urr. The surface is free of atones and boulders, is firm after rains, and is
not dusty when dry. TC grades !a needed; the depCh of the Boil over bedrock or hardpan should be considered.
PATHS AND TRAILS for hilci.ng aqd lgrseback riding should require little or np cuCting sad filling. The beat soils
are not wet, ate film after raise, and noC duaCy when dry. and are not subject to flooding more than once a year during
the period oL use. They have moderate elopes and few or no stones or boulders on the surface.
GOLF FAIRWAYS are subjecC to heavy foot traffic and some lighC vehicular traffic. Cutting ox filling may be
required. The besC soils for use as golf fairways am firm when weC, are not dusty when dry, and are not subject Co
prolonged flooding during the period of use. They have moderate slopes and no atones or boulders on the surface.
The suitability of Che Boil for Cees or greens is not considered in rating Che soils.
_. _ _. ;
sa^--_~.:. ass~tiacaa ~c~rsaa•;,:_~v ~_2•r~~ oa/~/~
SANITARY FACSLITIE3
High Ridge
(The information in this report indicaCee Che dominant agil condition taut does not eliminaCe Che aced for onaite
inveatigaCion)
•
Map symbol ~
~ Septic Cank ~
~ Sewage lagoon ~
~ Trench ~
~ Area ~
~ .Daily cover
and soil name . ~ ahagxptioa ~ areas ~ sanitary ~ sanitary ~ for landfill
~ fields
~ ~
~ ~ landfill
~ ~ landfill
~ ~
~
GeH: ~
~ ~
~ ~
I ~
~ ~
~
Georgeville----- ~MOderate: ~MOderate: ~Maderate: ~31ighC Fair:'
~ perca Slowly ~ seepage, ~ tqo clayey ~ ~ Coo clayey,.
~
~ ~ elope ~ ~ ~ hard Ca pack
Hr9: ~ ~ ~ ~
Herndon--------- ~Mgderate: Moderate: Moderate: Slight Fair:
~ perca slowly ~ seepage. ~ too clayey ~ ~ Cao Clayey,
~
~ ~ slope ~ ~ ~ hard to pack
pr:
~ ~
~ ~
~ ~
~ ~
~
Orange---------- Severe: Severe': Severe: Severe: spoor:
~ weCaese, ~ wetness ~ depth Co rock, ~ weCnese ~ Coo clayey;
Percy slowly ~ ~ weCnese, ~ ~ hard~Co pack,
~
~ ~
~ ~ too clayey
~ ~
~ ~ weCneee
~
,~
•. 5. ~~_a3-:•ta.._ ~F acs=__~=~~~ _.,.,~ .....
.-
...,:L3..aT_. ~33C~?.C33 CC)ISmR'IaT=C:I 33:21/_0 l:°/3/~0
SANITARY FACILITIES
Endnote -- SANITARY FACILITIES
This report shows the degree and kind of soil limitations that aiiect septic tank absorption fields, sewage lagoons,
and sanitary landfills. The limitations are considered 'Slight" if soil properties and site features generally are
favorable for the indicated use and limitaCioxls are minor and easily overcome; "Moderate" if soil properties or site
features are not favorable far the indicated use and special planning, design, or maintenance is needed Co overcome or
minimize the limitations; and "Severe" i# soil properties or site features are so unfavorable or eo difficult to overcome
that special design, significant increases in construction costa, and possibly increased maintenance are required.
This report also shows the suitability of Che sails for use as daily cover far landfills. A racing of "Good" indicates
that soil properties and site features are Lavorable Lox the use and good performance and low maintenance can be
expected; ^Fair• indicates that soil properties and site features are moderately Favorable for the use and one or
more soil properties or site features make the soil less desirable than the soils rated "Good'; and "Poor" indicates
that one or more soil properties or site features are unfavorable for Che use and overcoming Che unfavorable
properties requires special design, extra maintenance, or costly alteration.
SEPTIC TANK ABSORPTION FIELDS are arena in which effluent from a Septic tank is distributed iaCO Che 9011 through
subsurface tiles or perforated pipe. only that part of the 9011 between depths of Z4 Co '72 fache• is evaluated. The
ratings are base on soil properties, Site features, and observed performance of Che soils. Permiea6111Cy, a high
water table, depth to bedrock Or to a cemented pan, and flooding affect absorption of the effluent. Large stones
and bedrock or a cemented pas interfere with installation. I7nsatiafactoxy performance of Septic tank abaorpCioa fields,
including excessively slog absorption of effluent, surfacing of effluent, and hillside seepage, can affect public health.
Groundwater can be polluted if highly permeable sand sad gravel or fractured bedrock is less than 4 feet below the
base of Che absorption field, iL slope is excessive, or if the racer table is near the surface. There must bn
unsaturated soil material beneath the abaorpCioa Lield to filter Che effluent effectively. Many local ordinances
require Chat Chia material be o! a certain thickness.
SBwAGS LAGOONS are shallow ponds constructed to hold sewage while aerobic bacteria decompose the solid and liquid
wastes. Lagoons should have a nearly level Llopr surrounded by out elopes or em~~.^~^CS o! Compacted soil. Lagoons
generally ors designed to hold Che sewage within a depth of 2 to 5 feet. Nearly impervious soil material for Che lagoon
floor and aides is required to mialmize seepage and contamination of ground water. This report gives ratings !or
the natural soil that makes up the lagoon floor. The surface layer and, generally, l or ~ feet of soil material
below the aurtace layer are excavated to provide material for the ember^~~^ta. The ratings are based oa soil
properties, site features, and observed performance o! Che soils. Considered in the ratings are elope, permeability, a
high water Cable, depth Co bCdrgCk oa CO a Caseated pas, flooding, large atones, and CoaCent of organic matter.
Excessive seepage due to rapid permeability at the coil or a water table that is high enough to raise the level of sewage
in the lagoon causes a lago~ rA fuactioa uxisatisfactorily. Pollution results if seepage is excee9lve or if floodwater
overtops the lagoon. A high Cxadfeeat of organic matter ie deCximental to proper functioning of Che lagoon because it
inhibits aerobic activity. S~ bedrock, axed Cemented pane can Cause construction problems, and large Stories Can
hinder compaction of the lagooe !loos.
SANITARY LANDFILLS are areas where solid waste ie disposed of by burying it in agil. There are two types o! landfill,
trench and area. In a trench landfill, the waste is placed in a trench. It is spread, compacted, and Covered daily
with a thin layer of soil excavated aC Che 91.te. In an area landfill, the waste ie planed in aucceseive layers on Che
surface of Che .soil. The waste is spread, compacted, and covered daily with a thin layer o! soil form a source away
Erom the site. Both types of landfill moat be able to bear heavy vehicular Craffie. Hoch types imrolve a risk of
groundwater pollution. Ease of excavation and revegeCaCioa need to be considered. The ratings iii Chia report axe based
?ASE 3 _- 3
:ra..'x:,= arscc~css ~~.rs=~';a.::~:r .:~:~vr~.. ^-
as!s/co
SANITARY FACILITIES
EndnaCe -- SANITARY FACILITIES--Continued
on soil properties, site features, and observed performance of Che soils. Permeability, depth to bedrock or Co a
cemented pan, a high wafer table, elope, and flooding affect both types of landfill. Texture, stones and boulders,
a
highly organic layers, soil reaction, axid condent of salts and sodium affect french type landfills. Unless otherwise
stated, the ratings apply only to Chat part of the Boil within a depth of abouC 6 feet. For deeper Crenchea, a
limieaCion rate ^S1ighC" or "Moderate" may noC be valid. OnsiCe inveaCigation is needed.
DAILY CDV&R FGR I,ANDFTTS, is the soil material thaC is used to cover CompacCed,solid wa9Ce in an area type sanitary
land#ill. The soil material is obtained offsiCe, transported to the landfill, and spread over thn waste.
Soil texture, wetness, coarse fragments, and elope affect the ease of removing and spreading Che material during weC
and dry periods. Loamy or silty soils that are free o! lazge atones or excess gravel are the beat coves [or a
landfill- Ciayey soils may be sticky or cloddy and are difficult to spread; sandy soils are subject Co soil
blowing. Aftcr soil material has been removed, Che soil material remaining in Che borrow area moat be thick enough
over bedrock, a cemented pan, or Che water table to permit revegetation. The evil material used as final cover #or a
landfill should be suitable for plants. The aurfacn layer generally has the beat workability, more organic matter Chas
the rear o! Che pro#fle, and the best potenCial for pleats. Material'#rvm Che surtave layer should be•.aCOCkpiled Lar use
as Che final cover. -
1 ?
~:.5. ~I?~~T~'S:I" Cc yG22~,.,:"::?E 'rAvc ~ Oc 2
.,.w_'~~.R~ ~S3CUtC35 CC?dSciZVA:ICN Sc~VIrS 08/9/00
BUILDING SITE DEVELOPMENT
xigh Ridge
(The informaCion in this report indicates the dominant soil condition but does not eliminate Che need Por onaite
inveatigaCion)
Map symbol I
I Shallow I
I Dwellings I
I Dwellings I
I Small I
I Local roads I
I Lawns and
and soil name I excavations I without I with I commercial I and streets I landscaping
I
I ~ basements
I I basements
I I buildings
I I
I I
I
ceH: I
I I
I I
I I
I I
I I
I
Georgsville--- --IMOderate: ISlight IS11ghC (Moderate: (Moderate: IS1ighC
I too clayey
I I
I I
I I slope I low strength I
xrs:
I
I
I I
I I
I I
I
Herndon------- --(Moderate: ISlighC ISlight (Moderate: (Moderate: ISlight
I too clayey
I I
I I I elope I low aCrength ~I
ar:
I
I I
I I
I I
I I
I
Orange-------- --Isevere~ (severe: (severe: (Severe: (severe: (Moderate=
I wetness I wetness, I wetness, I weCneas, I shrink-swell, I weeneae,
I
I I shrink-swell
I I shrink-swell
I I shrink-swell
I I low strength
I I depth to rock
I
,._,~.
F/,~.a .
2 ~~
~.~..-~~aa_~!a~r~ aF acal~-:.-~5 Baca 2 -_ ..
;Ia::'~?.i RESOLZrC£S CCNScRVA:_C:I SEA`/:C~ ~8/9j~C
BUILDING SITE DEVELOPMENT
Endnote -- BUILDING SITE DEVELOPMENT
This report shows the degree and kind of soil limitaCions ChaC affecC shallow excavations, dwellings with and without
basements, small commercial buildings, local roads and streeCa, and lawns and landaca~ing. The limitations are
r
"S11ghC", "Moderate", or "Severe". The limit~tlons are considered "S11ghC" if soil properties and site features are
generally favorable Por the indicated use and limitaion9 are minor and easily overcome; "Moderate" if Boil properties
or site features are not favorable for the ine}iCated use and special planning, design, or mainCenance is needed Co
overcome or minimize the limitations; and "Severe" if soil properties or site Features are eo unfavorable or eo
difficult to overcome that apetial design, significant increases in construction costs, and possibly increased
maintenance are required. Special feasibility studies may be required where Che soil limitations are severe.
SHALLOW EXCAVATIONS are Crenchee or holes dug to a maximum depth of 5 or 6 feet for basements, graves, utility lines,
open ditches, and other purposes. The ratings are based on sail propertiea,,site featiurea, and observed performance of
Che soils. The ease o! digging, tilling, apd compacting is affected by the depth to bedrock, a cemeaCed pan, or a very
firm dense Layer; atone coriCent; soil texture; and elope. The Clme of the year that excavations can be made ie
affeoCed by the depth to a aeaeonal high water table and the auseepEibility of the soil to flooding. The resisCarice e!
the excavatiori walla ar bAnds,to sloughing or saving is affected by soil Cexture and Cho depth t0 Che wafer Cable.
DWELLINGS AND SMALL COI~M~lERCIAL HUILDINGB are aCXUCturea bu11C on shallow foundaCiona on undisCurbed sail- The load
limiC is the same as r-hat for aiagle-family dwellings no higher than three stories. RaCixs3e are made !or small
commercial buildings withouC basements, fox dwellings with baaemenCS, and for dwellings without basements. The ratings
are based on soil properties, siCe feaCuree, and observed performance of Che soils. A high wafer Cable,. depth to bedrock
or Ca a cemented pan, large stones, slope, and flooding affect the ease of excavaCioa and conaCruction. Landacapirig
and grading Chat require cuts and fills of more Chan 5 or 6 feeC are rioC considered.
LOCAL. RAADS AND STREETS have an all-weather surface and carry automobile and lighC truck traffic all year. They
have a aubgrade of cut or till soil material, a base of gravel, crushed rock, or sCabilized evil mACerial, and a
Elcxible os rigid surface. Cuts and !ills are generally properties, siCe features, and observed performance of the
soils. Depth to bedrock ar Co a cemented pan, a high wafer table, flooding, large stones, and slope affect the ease of
excavaCing and grading. Soil strength (ae inferred from Che engineering classification of Che soil), shrink-swell
potential, frost action potential, and depth Co a high wafer table affect the traffic-supporting capacity.
LAWNS AND LANDSCAPINC3 require soils on which Curf and arnamenCal frees and shrubs can be established and
maintained. The ratings are based oa soil properties, site features, and observed perlormarice o! Che soils. Soil
reaction, a high wafer Cable.: depth ee bedrock nr Cn a cemented pan, Che available wafer capacity in the upper as
inchea,'and Che coriterit of ss~CSy sadl.um, and sullidic maCerialo affecC p1anC growth. Flooding, wetness, slope,
stoniness, and Che amouaC of sand, clAy. or organic matCer is the surface layer alfeet Craflicability after vegetation
is established.
RESIDENTIAL FISCAL IMPACT TEM PLAT>r: SERVICE STANDARD METHOD ~
" Bureau of Economic 8~ Business Research -University of Florida
Modified 4115/97 -Orange County, N C Planning Department
SECTION 1 -PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT:
PROJECT: High Ridge
TOWNSHIP: Cheeks
CONSTRUCTION PERIOD:
Beginning Year. 2001
Ending Year. ~ 2005
Inflation Rate: 2.50%
CHARACTERISTICS OF HOUSEHOLDS:
Persons/House: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 2.47
Children/House: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 0.33
Non-Elde 100.00%
HOME SALES DATA:
Average Distribution
Number of Sales Price of Units
Year Homes (S1 by Year
2001 4 120,000 17.39%
2002 5 121,250 21.74%
2003 5 122,500 21.74°~
2004 5 123,750 21.74%
2005 4 125,000 17.39%
2006 0 0 0.00%
2007 0 0 0.00%
2008 0 0 0.00%
2009 0 0 0.00°
2010 0 0 0.00°
SCHOOL DISTRICT DATA: ENTER "1" IN ( )BESIDE SCHOOL DISTRICT IN WHICH PROJECT IS TO BE
LOCATED TO GENERATE 5TUDl=NT DISTRIBUTION BY SCHOOL TYPE.
School District: School Attendance:
Orange County ( 1) Elementary School 64°~
Middle School 17°~
Chapel Hill-Carrboro 0) High School 19°~
g:TMoon/Fiscal Analysis/The Woodlands.xls
SECTION 2 -LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA
BUDGET YEAR:
GOUNTY POPULATION:
SCHOOL DISTRICT STUDENT POPULATION: 1995_g
10589
5681
COUNTY EMPLOYMENT: POSIT10N5 PER CAPITA
General Government
Public Safety
Public Works
Human Services
Education (School District) 108.60
142.95
50.00
264.07
818.00 0.001 C
0.001;;
0.000:
0.002:
0.0071
SCHOOL DISTRICT EMPLOYMENT: .POSITIONS PER STUDENT
Total 818.00 0.144C
COUNTY PER CAPITA REVENUES ($): REVENUES PER CAPITA
Taxes -Other Than Property
Intergovernmental
Service Charges
Miscellaneous 4653250
9007481
3388055
1738939 43.9
85.0E
31.95
16.4
COUNTY PER CAPITA EXPENDITURES (S): EXPENDITURE PER CAPITA
General Govemment
Public Safety
Public Works
Human Services
Education (Recurring Capital)
Non-Departmental
COUNTY PER EMPLOYEE EXPENDITURE
General Govemment
Public Safety
Public Works
Human Services
Education (Recurring
EXPENDITURE PER EMPLOYEE
6804231 62654.Ofi
7274334 50887.2fi
2$71690 57433.8C
17112641 64803.4
750000 916.8
SCHOOL DISTRICT PER STUDENT EXPENDITURE
EXPENDITURE PER STUDENT
County Govemment 10121760 1782.0(
School District 0 0.0~
State 21523177 3789.25
SCHOOL DISTRICT PER EMPLOYEE EXPENDITURES S : EXPENDITURE PER EMPLOYEI
County Govemment 10121760 12373.75
School District 0 0.0
State 21523177 26311.9;
TAX DATA: ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EXEMPTION:
County Tax Rate ($) 0.9190 Per $100 Assessed Valuation
School District Tax Rate ($) 0.0000 Per $100 Assessed Valuation
Assessment Ratio 100.00
Elderly Exemption _ 0 $11,000 Where Applicable
6804231 64.2;
7274334 68.65
2871690 27.1:
17112641 161.6(
750000 7.01
3163481 29.8
g:TMoonlFiscal AnalysislThe Woodlands.xls
..w~ nT1/1-1 n 1n1-\IA /fin w n1 J1 I~ nn/1 IChTIA..e+ n w C+cf". J-.. www .SAT A w `r•
~~
YEAR 2001 2002 2003 2004 200!
HOUSING UNITS 4 9 14 19 23
POPULATION 10 22 35 47 57
SCHOOL CHILDREN
Elementary 1 2 3 4 5
Middle 0 1 1 1 1
High School ~ 0 1 1 1 1
TOTAL 1 3 5 6 8
COUNTY GOVERNMENT
ADDITIONAL EMPLOYEES
General Govemment 0.01 0.02 0.04 0.05 0.0E
Public Safety 0.01 0.03 ~ 0.05 0.06 O.OF
Public Works 0.00 0.01 0.02 0.02 0.0:
Human Services 0.02 0.06 0.09 0.12 0.1~
TOTAL 0.05 0.12 0.18 0.25 0.3I
SCHOOL DISTRICT 0.08 0.17 0.27 0.36 0.4~
ADDITIONAL EMPLOYEES
YEAR 2006 2007 2008 2009 2011
HOUSING UNITS 23 23 23 23 23
POPULATION 57 57 5T 57 57
SCHOOL CHILDREN
Elementary 5 5 5 5 `;
Middle 1 1 1 1 "
High School 1 1 1 1 '
TOTAL 8- 8 8 8 E
COUNTY GOVERNMEN~'~
ADDITIONAL EMPLOYE~'~~ _
General Govemment 0.06 0.06 0.06 0.06 O.a
Public Safety 0.08 0.0$ 0.08 0.08 0.0
Public Works 0.03 0.03 0.03 0.03 0.0
Human Services 0.14 0.14 ~ 0.14 0.14 0.1
TOTAL 0.30 0.30 0.30 0.30 0.3
SCHOOL DISTRICT 0.44 0.44 0.44 0.44 0.4
ADDITIONAL EMPLOYEES
g:TMooNFisCal AnalysislThe Woodlands.xls
~ ,
T
SECTION 4 -PROJECTED FISCAL IMPACT OF PROJECT ON CQUNTY GOVERNMENT ~
YEAR 2001 2002 2003 2004 zOF
TAX BASE ($1000) 480 1098 1738 2400 2961
REVENUES (~)
Property Tax 4411 10093 15974 22060 2720E
Other Taxes 434 1001 159E3 2221 275;
Intergovemmental 840 1938 3090 4299 533
Service Charges 316 729 1162 1617 200E
Miscellaneous 162 374 597 830 103(
TOTAL ($) 6164 14135 22420 310x6 38331
EXPENDITURES .(S)
General Government 635 1464 2334 3247 402
Public Safety 679 1565 249E3 3472 430E
Public Works 268 618 985 1370 170(
Human Services 1597 3682 5871 8167 1013;
Education 2422 5586 8907 12390 .15374
Non-Departmental 295 681 1085 1510 187:
TOTAL (.~} 589~- 13596 21678 30156 - 37417
NET FISCAL IMPACT ($) 269 539 74f 870 91~
YEAR 2006 2007 x008 2009 201
TAX BASE 01000) 3034 3110 3188 3268 334
REVENUES (S)
Property Tax ~ 2788E3 ~ 28584 29298 30031 30781
Other Taxes 2824 2895 2967 3041 311E
Intergovemmental 5467 5604 5744 5888 603:
Service Charges 205E 2108 2161 2215 227(
Miscellaneous 1055 1082 1109 1137 116
TOTAL (~) 39290 40272 41279 42311 43369
EXPENDITURES (S)
..
General Govemmerrt ~'~~~ 4130 4233 4339 4447 455:
µN
Public Safety 4415 4526 4639 4755 487
Public Works - 1743 1787 1831 1877 192<
Human Services 103$7 10646 10912 111$5 1146;
Education 15758 16152 16556 16970 1739
Non-Departmental 1920 1968 2017 2068 211 S
TOTAL (~) 38353 39311 40294 41302 42334
NET FISCAL IMPACT (5) 937 960 985 1009 103
g:TMoonlFisoal AnalysislThe Woodlands.xls
i
J
SECTION 5 -PROJECTED FISCAL IMPACt OF PROJECT ON SCHOOL DISTRICT .
YEAR 2001 2002 2003 ~ 2004 200;
REVENUES ($)
County 2422 5586 8907 12390 15374
School District 0 0 0 0 0
State 5002 11536 18393 25586 31746
TOTAL (~) ~ 7424 17122 27300 37976 47120
EXPENDITURES (S)
County 2422 558fi 8907 12390 15374
School District 0 0 0 0 0
State 5002 11536 18393 25586 31746
TOTAL (~) 7424 17122 27300 37976 47120
NET FISCAL IMPACT (~) 0 D 0 0 0
YEAR 2006 2007 2008 2009 201Q
REVENUES {;)
County - 15758 16152 16556 16970 17394
School District 0 0 0 0 0
State 32540 33354 34187 35042 3591$
TOTAL (~i) 48298 49506 50743 52012 53312
EXPENDITURES (S)
County 15758 16152 16556 16970 17394
School District 0 0 0 0 0
State 32540. 33354 3418? 35042 35918
TOTAL (~) 48298 4950fi 50743 52012 53312
NET FISCAL IMPACT SI 0 0 0 0 0
g:TMoon/Fiscal Anatysis/The Wgodlands.xls
ScCTION fi -SUMMARY OF PROJECTED DEMOGRAPHIClFISCAL IMPACTS
YEAR 2001 2002 2003 2004 20f
HOU5ING UNITS 4 9 14 19 2
POPULATION 10 22 35 47 5
SCHOOL CHILDREN
Elementary 1 2 3 4
Middle 0 1 1 1
High School 0 1 1 1
TOTAL 1 3 5 6
COUNTY EMPLOYEES O.Oa 0.12 0.18 X0.25 0.:
SCHOOL EMPLOYEES .0.08 0.17 0.27 0.36 0.4
TAX BASE (51000) 480 109$ 1738 2400 2961
COUNTY BUDGET (3)
Revenues 6164 14135 22420 31026 38331
Expenditures 5895 ,13596 21678 30156 37411
BALANCE 269 539 741 870 91~
SCHOOL DISTRICT BUDGET (3)
Revenues 7424 17122 27300 37976 4712(
Expenditures 7424 17122 27300 37976 47120
BALANCE 0 0 0 0
COMBINED BUDGETS (3)
Revenues 13588 .31257 49715 69002 8545
Expenditures 13315 30718 48978 68132 84531
BALANCE 269 539 741 870 91~
YEAR 2006 2007 x008 2009 2011
HOUSING UNITS 23 23 23 23 2;
POPULATION 57 57 57 57 5'
SCHOOL CHILDREN
Elementary 5 5 5 5
Middle 1 1 1 1
High School 1 1 1 1
TOTAL 8 8 8 8
COUNTY EMPLOYEES 0.30 0.30 0.30 0.30 0.;
SCHOOL EMPLOYEES 0.44 0.44 0.44 0.44 0.4
TAX BASE (31000) 3034 3110 3188 3268 334!
COUNTY BUDGET (3) -
Revenues 39290 40272 41279 42311 43364
Expenditures ~ 38353 39311 40294 41302 4233
BALANCE 937 960 985 1009 103•
SCHOOL DISTRICT BUDGET ($)
Revenues 48258 49506 50743 52012 5331:
Expenditures 48298 49506 50743 52012 5331:
BALANCE 0 0 0 0
COMBINED BUDGETS (S)
Revenues 87588 89777 92022 94322.' 9668
Expenditures 86651 88817 91037 93313 95641
BALANCE 937 960 985 1009 103
~~ g:TMooNFisCal AnalysislThe Woodlands.xls
2;
- SECTION 7 -SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
SCHOOL DISTRICT DATA:
School District: School Attendance:
Orange County YES ) Elementary School 64`
Middle School 17~
Chapel Hill-Carrboro NO ) High School 19~
YEAR 2001 2002 2003 2004 200
SCHOOL CHILDREN •
Elementary 1 2 3 4
Middle 0 1 1 1
High School Q 1 1 1
TOTAL 1 3 5 6 >;
YEAR 2006 2007 2008 2009 2011
SCHOOL CHILDREN
Elementary 5 5 5 5 ;
Middle 1 1 1 1
High Schaol 1 1 1 1 ,
TOTAL g g g g - ~
SCHOOL CAPACITIES -ALL SCHOOLS CURRENT ENROLLMENT -ALL SCHOOLS
Elementary 3328 Elementary 2822
Middle 1522 Middle 1240
High Schaal 1520 Hi h School 1457
TOTAL 6370 TOTAL 551!
YEAR 2001 2002 2003 2004 200:
PROJECTED ENROLLMENT
Elementary 2823 2824 2825 2826 2827
Middle 1240 1241 1241 1241 1241
High School 1457 145$ 1458 1458 1458
TOTAL 5520 5522 5524 5525 5527
YEAR 2006 2007 2008 2009 201i
PROJECTED ENROLLMEh~'~'
Elementary _ . 2827 2827 2827 2827 2827
Middle 1241 1241 1241 1241 1241
High Schaol 1458 145$ 1458 1458 1458
TOTAL 5527 5527 5527 5527 5527
g:TMaonlFiscal AnalysislThe Woodlands.xls
28
some of the staff comments. He said that he wanted to work with the staff and the neighbors. He thinks
this subdivision was put on the back burner.
4 Kirk responded that the staff did not receive the large maps showing open space an the conventional plan.
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6 David Barnes, a resident of La Mesa, said that he was concerned about La Mesa Lane. He said that no
7 effort was made to upgrade the road to NCDOT standards. He said that the subdivision was very
8 disorganized and the residents would not like the subdivision to proceed without the upgrade of the road.
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10 Benedict clarified that La Mesa Dane was a public dedication and was not maintained by NCDOT.
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12 ,MOTION: Barrows moved to extend the meeting to finish the business. Seconded
13 by Woods,
la
15 VOTE: Ayes, 7; No, 1
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17 Holly Stanley, a resident of La Mesa, said that there was a big problem with the road. She said that a
18 special needs child lived at the end of the mad, and the road was covered with ice and snow for three
19 weeks after the snowstorm. This child could not get to the bus. She said that there was no park space for
20 the children in the subdivision.
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22 Cathy Murray, a resident of La Mesa, said that she was under the impression that the road would be state
23 maintained. She said that the road has been broken apart. She said that the residents were promised that:
24 this road would be state maintained. -
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26 Pecaut said that there was no promise to make the road a state maintained road. He said that it was built
27 to state standards. He said that 70°r6 of the home sites had to be built and lived in by homeowners before
28 NCDOT would look at the road He said that he had been working with NCDOT on the road.
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30 Discussion ensued about the lists from NCDOT sent to the developer,
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32 Dick Stanley, a resident of La Mesa, said that he had lived in the subdivision for approximately three
33 years and was not under the impression that he had to wait for the other area to be developed before La
34 Mesa Lane was state maintained. Pecaut said that there was no connection between the two.
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36 Benedict said that the staffwould check with NCDOT. He said that the density requirement for NCDOT
37 to maintain a road was faun houses. He was not familiar with the 70%.
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39 MOTION: McAdams moved to table this item until the next Planning Board
40 meeting. Seconded by Gooding-Ray.
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42 Woods recomme, that the applicant and the Planning staff get together with NCDOT and resolve the
43 road issue.
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as VOTE: unanimous
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47 b. Prelimuinarq Plans
48 (1) Highridge
49 (Cheeks Township - 22 Lots -Conventional)
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51 PiTRPOSE: Consideration of the Preliminary Plat for Highridge Subdivision
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BACKGROUYD:
Re nest Preliminary Plat approval for a conventional major subdivision
Applicant: Robert Jones of Brady H. Goforth & Associates, agent for Richard H. Daniels, Sr.
• 29.53 acre tract (Phase I) from a 45.50-acre parent tract
• Twenty-two (22) single-family residential lots on 25.53 acres
• Lot 23 is omitted from staff analysis
• Lot 23 does not have a current septic permit from Environmental Health and has not been tested as
part of this application
• Average lot size = 1.1 S acre (50,094 square feet)
• One single-family residential lot on the residua11S.97 acres (Phase II)
Location
• Cheeks Township
• South side of West Lebanon Road (SR 1306) between Frazier Road (SR 1342) and Mill Creek Road
(SR 1343)
Existin Site Conditions
Zoning:
• Rural Residential (R-1); Back Creek Protected Watershed (Back PW)
• Adjacent Land Uses: Single-family residential and undeveloped lots
Physical Description:
• Primarily flat terrain with a slight east west slope
• Few substantial trees--recently timbered
Pro sed Site Conditions
Roads:
• The subdivision will be accessed from West Lebanon Road
• Two public roads will be constructed to NCDOT standards
Residential Lob:
• Twenty-two (22) single"family residential lots
• Average lot size =1.15 acre (50,094 square feet); Gross average lot size =1.34 acres
• Minimum lot size per R 1 Zoning District = 0.92 acre; (40,000 square feet)
• Minimum to actual lot size ratio (MTAR) =1.25
• Maximum number of lots permitted by R-I zoning = 28.9
• Impervious Surface limit for Back Creek PW = 12%
• One residential lot on the residual 15.97-acre parcel
Open Space:
• Open space ~ 0 acres
• 'The Oranga~~ Subdivision Regulations do not specify a minimum open space requirement for
conventiovelop~menb.
Recreation d~ P~ir>~SO,.
Public Recreatioa 3psce
• Cheeks Township District Park (per the Recreation Service Area Boundaries Map)
• All subdivisions must provide a minimum of 1/57 acres of recreation space per lot (Section TV-B-7-b)
+ A minimum of 03860 acres (Xd,813 squc~e feet) of land is required far public recreation space
• Payment in-lieu-of parkland dedication = $10,010 ($4SS * 221ots)
• No physical dedication is warranted because neither county recreation sites nor conservation sites
have been identified for this area, as part of the current Comprehensive Plant.
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1 Private Recreation Space
2 • All subdivisions must provide a minimum of 0.028 square feet of recreation space per lot (Articles
3 5,1.1 & 6,12 of the Orange County Zoning Ordinance, outline Land Use Intensity (LUI))
4 requirements
5 • 0,028 * 26.6 = 0.7448 acre (32,443.5 square feet)
6 • In those cases where the LUI calculation results in a larger amount than the public recreation space
7 requirement of 1/57 acre per lot, the difference shall be established as private recreation space for the
s use of the residents of the development. '
9 • 32,443.5-16,812.6 =15,630.9 square feet is required far private recreation space
10 Buffers: s
11 • 30-foot Type A Land Use Buffer is required along West Lebanon Road
12 • Semi-opaque: intermittent visual obstructions from the ground to a height of at least thirty feet
13 • Typical lot landscape plan specifies primary and secondary tree protection areas
14 Water ewer:
15 • All lots will be served with individual well and septic systems
16 « Lot 23 has not been tested for a suitable septic site per Environmental Health under this review
17 • Final number of proposed lots does not exceed the concept plan
18 Agenc~- Comments
19 • Requests for agency review were sent to: NCDOT, Recreation and Parks, Orange County Schools,
20 Soil and Water Conservation, Erosion Control, the County Attorney, and the Fire Marshall.
21 • Comments are attached.
22 • Environmental Health determinations for suitable septic sites are attached, -
23 • The applicant has not submitted engineering drawings for NCDOT and Erosion Control review. The
24 applicant will need to apply for a driveway permit for High Ridge Drive.
2S Develo went Schedule and Action
Z6 • First Action: Planning 13osrd to consider Concept Plan
27 The Planning Board approved the conventional concept plan for Highridge on October 6,1999
ZS with the following conditions:
29 1. All roads shall be public and proposed to be built to NCDOT standards with additional frve (5)
30 foot utility easements on each side. Sight distance triangles (10' x 70') to be shown for each
31 street:
32 2. Roads shall stub out to the external property lines of the subdivision with temporary turnarounds
33 built.
34 3. If a sign is anticipated, reserve a sign easement location on a corner lot at the entrance to
35 subdivision.
36 4. UItimate right of-way along West Lebanon Road shall be 70 feet. Dedication along West
37 Lebanon Road of five additional feet of right-of-way or 35 feet from center of existing right-off
38 way, whichever is greater, will be required to be shown on the preliminary plat. Property lines to
39 stop at trees righter of-way lines.
40 5. Each laF contain an adequate area for septic disposal and a repair area as approved by the
41 OrarrgG ~ougiy Division of Environmental Health.
42 6. Indicate on the preliminary plat areas for on-site infiltration of storm water that demonstrates
43 compliance with Article 6.23.3a of the Orange County Zoning Ordinance.
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45 + ,Second Action: Planning Board to consider Preliminary Plat
46 Options: 1. Action (recommend approval, approval with conditions, or denial) within two regularly
47 scheduled meetings or,
48 2. Within such further time consented to in writing by the applicant.
49 3. If the Planning Board renders a tie vote, or fails to act within the specified period,
50 approval of the Preliminary Flat is directed to the Board of County Commissioners
S 1 .with the Planning Board's minutes and the Planning Department staff s
S2 recommendations.
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2 FINANCL4L LI~IPACT: Fiscal Impact Analysis (attached)
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5 RECOMMENDATION(S): Staff Recommendation
6 The Planning Department Staff recommends denial in accordance with the attached resolution, which is
7 incorporated herein by reference.
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Moon made the presentation.
Public Comment
Richard Daniels, the applicant, said that the concept plan was submitted six times before it was approved
by the staff to bring to the Planning Board. He said that the change in the public/private recreation space
issue was put into effect in December 1999. He said that he was not notified about this change until six
months later. He said that he spent $11,000 getting this through the concept stage and $13,000 getting it
thmugh the preluninary stage. He said that he negotiated with Benedict, offering four acres of open space
and he refused it. He said that the staff did not want to work with him.
Woods asked if the whole plan was approved at the concept stage. Daniels said that the conventional plan
was approved all in one phase.
Woods asked if the only thing lacking was the correct amount of recreation space. Benedict said that the
rules that changed in December 1999 was the difference between having staff and the Planning Hoard
recommend flexible versus conventional plans. He said that the 0% open space did not meet the zoning
provision for open space.
Chair Allison asked if there was an option to have public recreation space or payment-in-lieu. Benedict
said that the payment in-lieu was satisfyring 16,000 square feet of public land dedication. There is still
approximately 15,000 square feet lacking, or 1/3 of an acre.
Benedict said that he told Mr. Daniels what he thought would be a better subdivisioq and it was never
resubmitted.
Woods asked for a copy of the ordinance that spells out the open space requirements.
MOTION: Woods moved to approve the Preliminary Plan for Highridge
Subdivisioq with the condition that four acres of open space be created
on the west side of Highridge Drive, between the north line of Lat 22 and
the south line of Lebanon Church Road. Seconded by McAdams. _
Language was added to the Resolution of Approval to say that, "'The
developer is offering four acres for private recreatioq which will be
maintained by the Homeowner's Associatioq which is acceptable W the
County,"
Gooding-Ray would rather deny the plan and have the applicant bring forward a proposal with the open
space included.
VOTE: Ayes, 6; No, 1 (Gooding-Ray)
AGENDA ITEM #9: PLANNIl~TG BOARD ITEMS
AGENDA ITEM #10: INFORMATIONAL ITEMS
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a. Upper Eno Public Participation Process -Benedict distributed
a handout for this item.
b. Planning Calendar -September
c. Next Planning Board Meeting -October 4, 2000
The staff is trying to find a facility in Cedar Grove for this
meeting, possibly the Raritan Club.
Gooding-Ray requested to be on the Ordinance Review Committee.
AGENDA ITEM #11: ,ADJOURNMENT
With no further items to discuss, the meeting was adjourned at 11:20 p.m.
Becky Butler, Minutes Preparer
Leo Allison, Chair
Date
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