HomeMy WebLinkAboutAgenda - 11-01-2000-9b~ ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: November 1, 2000
Action Age d
Item No. ~~
SUBJECT: Highridge Subdivisian -Preliminary Plan
DEPARTMENT: Planning 8~ Inspections PUBLIC HEARING: (Y/N) No
ATTACHMENT(S): INFORMATION CONTACT:
1) Resolution far Approval Tina Maon Planner II ext 2583
2) Application Robert P. Davis Planner III ext 2580
3) Agency Comments Craig Benedict Planning Director ext 2592
4) Fiscal Impact Analysis TELEPHONE NUMBERS:
5) Planning Board Minutes Hillsborough . 732-8181
6) Vicinity Map Chapel Hill 968501
7) Preliminary Plat 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 (SR 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:
• Twenty-three (23) single-family residential lots
• Average lot size = 1.15 acre (50,094 square feet); Gross 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%
Recreation 8< 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 identified 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 Intensity (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 LUI 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
Open Space:
• Open space = four_(4) acres; 12 % of 33.53-acre tract
• The Orange County Subdivision Regulations do not specify a minimum open space
requirement for conventional developments
• A minimum of 19, 745 square feet of the designated open space must be used to satisfy the
private recreation space requirements
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
3
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 Action,
• 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 70 feet. Dedication along West
Lebanon Road of five additional feet of right-of--way or 35 feet from center of existing
right-of way, whichever is greater, will be required to be shown on the preliminary plat.
Properly 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 infiltration 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) year 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): Planning Staff
Approval in accordance with the attached resolution
Planning Board September 6, 2000
Approval in accordance with the attached resolution (Vote: 6-1)
Administration
Approval in accordance with the attached resolution
4
RESOLUTION
OF
THE ORANGE COUNTY BOARD OF COMMISSIONNERS
TO APPROVE
HIGHRIDGE SUBDIVISION PRELIMINARY PLAN
Date November 1, 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 Final 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. Roads and Access
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 escrow 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 street 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-c-12 Street Name Si ns 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.
6. The applicant shall construct a T-tumaround at the southeast end of High Ridge
Drive extending into Lot 9, and a T-tumaround 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
tracts.
C. Land Use Buffers and Landscaping
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 Association 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. Drainage
Impervious surface data for all lots, pursuant to Article 6.23 Extra_Requirements
for Watershed 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. 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:
2. The second paragraph of 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 6.12, which require 0.028 square
feet of recreation space per land area dedicated to residential use (0.028 " 30.6
37,322). In those cases where the LUI calculation results in a larger amount Phan
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). The developer is offering
four (4) acres of open space to be maintained by the Homeowners Association,
which is acceptable to the County provided that a minimum of 19,745 square feet
of open space is dedicated for private recreation use.
F. Miscellaneous
1. 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 Man of the Orange County
Subdivision Regulations.
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.
G. Certifcations
1. 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. ION FOR PRELIMINARY PLAN , ?ROYAL
MAJOR SUBDIVxSION -
OR.A~~1GE COU~iTY
DATE ~ ~ / U o
PLEASE TYPE OR PR1TfC (INK ONt`r7
,•.,.
SUBDIVISION NAME: ~~~ 4t\~l'E Su~,n1~,~,1,~(~~ .,__. _,
LOCATION: C~rCEKS rtrx,~.15--1~~ l.-1=.-3-p,,.~ya ..,_._, b `I~t ~ ~~-s-r ~
OWNER/DEVELOPBR: ~,Saa,Zn ~. 'i~a,.~-cr1.S .,,_ SR., ._. ,._ ._" __
ADDRESS: a~~~ N,- -~t~~ q,z. TELEPHONE NO.:
e: ~ 2.'l3oa
AGENT/CONTACT: nn " TELEPHONE NO.: ~3
a--~
A. SUMMARY INFORMATION:
Orange County Tax Map ~~ Block - Lot(s) G1 . Township ~~~~ lL~
Zoning District(s):_ '~ _ ~. _ _ '"
Total Number of Acres: ~; So _ ~ _ ~~~ ~ ~"
Total Number of Lots: a~_ Average Lot Size: ~Ac~ Minimum Lot.Size: _ O, qa .,~~Q~S
.NumberrI'ype of Structures: (existing)1=,~~pa\p ~a,.,,,~, 4,,,c .(proposed}_a3 5~Ja1 ~ ~rAcn~ _ ~p_ p;-,~,s
Linear Feet in Streets:^ ~~ ,,._ Acres in Open Space:
Water Supply: Public (specify) Community Individual
Wastewater Disposal: Public (specify) Community S~p.,~~.~- - Individual
School District: ~4.c~a~e ;(~~ . _ _- Fire District: oa
General Land Uses in Area:
,Critical Areas: streamJdrainageways flood prone areas
SaGlc.. pt~l watershed (specify) historic sites
other (explain)
Is the property to be subdivided currently under "farm use value taxation"? Yes No ~ If "yes," please
contact the Orange County Tax Office, ,Subdivision of the property may require payment of deferred taxes under
"farm use value taxation."
I3. All plan must be submitted on sheet no 5[naller than one inch equals two-hundred feet (1"=200') and no larger than
one inch equals twenty. feet (1"=20') and must contain the following information:
~ ~ subdivision name
~ _::: name & address of owner(s)
,,,,,,;,,.,; name & address of subdivider
(if other than owner)
,1/ ~'.~'`m' name of surveyor, engineer, landscape
architect or architect, address,
registration # & seal
f .:.>` (title) Preliminary Plan
~ scale north arrow
,f ''~~>'." date of plan preparation and revisions
__:;, :.
/ "~~ township, tax map-black-lot references
~[ ~ Parent Parcel Identification #
,~[ ,~~Y deed book and page # of property to be
subdivided .
<,,; boundary described with bearings and
distances
f total acreage of the tract and acreage of
lots, including and excluding area within
rights-of--way
J ;, ::;: control corner
>~>>'> zoning of tract and adjacent properties
,~[ ~~::i::F.a:~ building setback lines by notation
or typical lot layout
<`f location and width of existing and
proposed easements (drainage, utilities,
"';
~' roads, etc.):
`
;'>
..::~. existing, proposed and adjoining rig.hts-
of-way including dimensions and sweet
names and State.Road numbers: Linear
feet of read centerlines and approximate
acreage of new street rights-of-way
`! ~ existing and proposed utilities, including
lL ;~ type, sizes, hydrants, valves, manholes
utters and
osed curbs
existin
and
ro
y , g
g
p
p
culverts, including sizes and grades
N~,a ~.°':~;` location and width of alleys,, sidewalks,
bike lanes, transit systems, and bus stops
'':'i`=',
~~~ typical street cross-sections and
intersection details including design and
width of travelway and shoulders
proposed lot lir. ~,, with dimensions
lot & block numbers
phasing line(s)
topography af: ten (10) foot intervals
< water bodies; streams, floodways and
floodplaias
y' H ':':'`" stream buffers
location and size of parcels dedicated for
public use, recreational use or reserved in
~ common, with purpose noted
i
.
,, ,~
mpervious 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
>
~ ,, , township, corporate and extraterritorial
planning jurisdiction lines which cross the
property
C. OTHER SUBMITTAL REQUREMIrNTS
1. Twenty-five (25) copies of the Preliminary Plat.
,~ ' horizou~al alignment, centerline radius,
and general curve data on all proposed
/ streets
J ~~ permanent features such as buildings,
cemeteries, historic landmarks
'~'>~ adjoining lot layout names of adjoining
property owners. If subdivided,
subdivision plat name, plat book & page
f number, and perimeter lot numbers.
location and size of lots of restricted
development potential and notation on
plat regarding same
stormwater detention and/or retention
>~:`
sites and undisturbed areas for inFiltration
purposes (if located in water supply
watershed)
< identified natural areas and wildlife
~ A ..........~~:
' corridors
2. One full size copy of an Orange County Tax map (with tax parcels involved clearly marked).
3. Where municipal or OWASA sewer is not available, a copy of the Preliminary plat indicating Health
Deparunent approval denial for.each lot shown thereon.
4. Where a private road is proposed, a written statement by the applicant or his/her authorized representative
which sets forth the 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 in 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 road 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.
Fee - $470 plus 55.00 per lot (one fee for Preliminary and Final Plat).
If the subdivision contains 10 lots or more, the following information shall be submitted with the application
a. Number of years to buildout.
b. Number of houses to be built during each year until buildout.
c. Average price of houses including lots for each year to buildout.
I, the applicant, hereby certify that the foregoing application is complete and accurate.
... ~ ~ . .
APPLICANT'S SIGNATURE OWNER'S SIGNATURE
N
/ OO '
~ DAT)r
9
FEES: .Amount Date Paid Receipt i#
10
9-1-1 Communications
24 Hour Warning Point
.919-732-8161 •933-2600
24-Hour Fax Machine
919-967-9026
Orange County Emergency 1~Ianagement
P.O. Box $1$1
Hillsborough
North Carolina
2727$
Emergency Medical Services
,,acr or ®
C ~ Fire Mazshal
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~~ ~
*
Disaster Response
„ ~ Hazardous Materials
~" 919-644-3030. 958-2D50
'~r
°~~,
h Cat Administrative Fax Machine
919-968-4066
TO: Tina Moon, Planning Department
FROM: Mike Tapp, Deputy Director/Fire Marshal IIr13~
RE: High Ridge Subdivision , PreliminaryPlan
DATE: July 20, 2000
We have reviewed the plan far High Ridge Subdivision, Preliminary Plan and find the plans
acceptable.
Tf you need additional information, please contact us.
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i(~rttn~~ Cnnixn#g ~I~ttlfill ~>e~ttr#m~n# 40,,,,., .,
loantfwn E. Klein, Chair Rosemary L. Summers, MPH, DrPH Janet H. Souherland, Vite Chair o c
CKange County Board of Haalth Health Director Orange County Board of Health
w•..,, c..rw .,,tw i
Environmental Health Division
Ron Holdway, Division Director
30frC Revere Road, P.O. Box 8181 Phone: (919) 732.8181, x1360 FAX: (919) 644
Hillsborough, NC 27278 Betty Borland Barbara Patterson Chapel Hill Durham Me6an
g~t~~+••_c<~.uranee.ncu./urnm~e/rn+~hld1 Administrative Assistant Office Assistant (919) 9684501 (919) 6$&7331 (919) 22'
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
8 360 GPD CONVENTIONAL
9 360 GPD CONVENTIONAL
10 360 GPD SHALLOW TRENCH CONVENTIONAL
11 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
12 360 GPD SHALLOW TRENCH CONVENTIONAL
13 360 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 Broom n, R5 Pray Burns, RS Alan Clapp, RS, lS5 Gtrg Grimes, RS Tom Knnslnr, RS Davirl Hecht, RS Ron Hedrick, RS Jan Jackson, RS Wendq l7+igpnn, R.
19 360 GPD CONVENTIONAL w/PUMP
20 360 GPD SHALLOW TRENCH CONVENTIONAL
21 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
22 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
23 360 GPD CONVENTIONAL w/PUMP
24 360 GPD EXISTING SYSTEM INSTALLED 1999
NOTES:
~. z
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
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 f
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 are placed in areas with 24 inches or more of provisionally suitable characteristics and a E
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 or more of provisionally suitable characteristics.
The approved septic areas should be kept free of vehicular traffic, logging, grading and' compacting activities.
This letter is to be used for.planning purposes only and does not constitute-any approvals. The only form of approval is the issuance o1
Improvement Permit for each lot.
„1 - 24 - 00 02 : 33P Ca l ems n G l edFl i l 1 Ha 1"gra,ve 919 732 7997 13
LAW nFFI(:FS
COLEMAN, GLEDHILL ~ HARGRAVE
A PRUFEw~'IUNN, C'USEORATIUN
l19 E. TAYON STAEE7
r. t•1. gRAWkR 1sI9
HII1S80NOUGti NO&TH CAROLINA 272711
919.731.2194
FAX 919 732.7'7
aVE0.5rTE WWW.CGANDH.COM
•
July 24, 2000
VIA FACSIMTC.F
Tina Moon
Orange County Planning Dcpartmcnt
P.U. Box 8181
Hillsborough, NC 27278
Re: High Ridge Preliminary Plan
Dcar Tina:
FROM'rHE hF~K C1F
HARMONY WHAI,.HN
I have reviewed the above-refercnccd project per your July l7, ZUUO rcquest• for
agency review. My only legal comment is that High Ridge Drivel, which I am assuming
will be a public road, is nc~l denominated as such vn 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 open. space. These are issues that the developer may wish to reconsider
before proceeding with the project.
5inccrcly,
COLEMAN, GLEDHII.,L & HARGRAVF,, F,C.
Harmony Whalen
Xc: Robert Davis
,_ 14
U.S. DEPARTMENT OF AGRLCULTi7RE PACE 1 OF 2
NATURAL RESOURCES CONSERVATION 5$RVICE 08/9/00
RECREATIONAL, DEVELOPMENT
High Ridge
(The information in this report indicates the dominanC soil condition but does not eliminate the need for.onaite
investigation)
Map symbol ,~ Camp areas ~ Picnic areas ~ Playgrounds ~ Paths and trails ~ Golf fairways
and agil name ~
GeH:
Georgeville--- --Slight Slight Moderate: Severe: Slight
slope, ~ erodes easily
HrB:
Herndon------- -_~Slight Slight. Moderate: ~3evere: Slight
~ ~ ~ slope ~ erodes easily ~
Or: ~ ~ ~ ~
Orange---=---- --severe: ~MOderate: Severe: Moderate: ~ModeraCe:
~ wetness ~ wetness, ~ wetness ~ wetness ~ wetness,
~
~' ~ Peres elawly
~ ~.
~ ~ ~ depth Co rock
~ ~
1S
U.S. DEPARTME,IT OF AGRICULTIIRE PAGE 2 OF 2
;iA'~[JRAL ZESgURCES CONSERVATION SERVICE 08/9/00
RECREATIONAL DEVELOPMENT
Endnate -- RECREATIONAL DEVELOPMENT
The soils of the survey area are rated in this report according to limitations that affect their suitability for
recreation. The ratings are based on restrictive sail features, such as wetness, slope, and texture of the surface
layer. Susceptibility to flooding is considered. Not considered in the ratings, but important in evaluating a
sice, are the location 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 absopb septic tank effluent and the ability of the soil to support vegetation are also important. Soils
subject to flooding are limited for recreation use by the duration and intensity of (leading and the season when
flooding occurs. In planning recreation facilities, onsite assessment of the height, duration, intensity, and frequency
of flooding is essential.
In this report the degree of sail limitation is expressed as "Slight," "Moderate,^ or "Severe." "Slight" means that soil
properties are generally favorable and that limitations are minor and easily overcome. "Moderate" means that
limitations can be overcome or alleviated. by planning, design, or special maintenance. "Severe' means that soil
properties are unfavorable and that limitations can be offset only by costly soil reclamation, special design,
intensive maintenance, limited use, or by a combination of these measures.
The information in this report can be supplemented by information available in other reports, for example,
interpretations for septic tank absorption fields in the Sanitary Facilities report and interpretations for dwellings
without basements and for local roads and streets in the Building Site Development report.
CAMP AREAS require site preparation, such as shaping and leveling the tent and parking areas, stabilizing roads and
intensively used areas, and installing sanitary Facilities and utility lines. Camp areas are subject to heavy foot
traffic and some vehicular traffic. The beat soils have mild slopes and are not wet or subject tq flooding during
the period of use. The surface has few or no stones or boulders, absorbs rainfall readily but remains firm, and is
not dusty when dry. Strong slopes and stones or boulders can greatly increase the cost of constructing campsites.
PICD7IC AREAS are subject to heavy foot traffic. Most vehicular traffic is confined to access roads and parking
areas. The best soils for picnic areas are firm when wet, are not dusty when dry, are not subject to flooding during
the period of use, and do not have slopes or atones or boulders that increase the Cost of shaping sites or of
building access roads and parking areas.
PLAYGROUNDS require soils that can withstand intensive foot traffic. The hest soils are almost level and are not wet or
subject to flooding during the season of use. The surface is free of stones and boulders, is Eirm after rains, and is
not dusty when dry. If grading is needed, the depth of the soil over bedrock or hardpan should be considered.
PATHS AND TRAILS for hiking and horseback riding should require little or no cutting and filling. The best soils
are not wet, are firm after rains, and not dusty when dry, and are not subject to flooding more Chan once a year during
the period of use. They have moderate slopes and few or no atones or boulders on the surface.
GOLF FAIRWAYS are subject to heavy foot traffic and some light vehicular traffic. Cutting or filling may be
required. The best Boils for use as gglf fairways are firm when weC, are not dusty when dry, and are not subject to
prolonged flooding during the period of use. They have moderate elopes and no stones or boulders on the surface.
The suitability of Che soil Por tees or greens is not considered in rating the soils.
:T.S. DEPAR?':NENT OF AGRICULTURE PAGE I OF 3 ~~
NAT'J12Ai, R55OURCES CONS?R`IATION SERVICE OB/9/00
SANITARY FACILITIES
High Ridge
(^he informatign in this report indicates the dominant soil condition but does not eliminate the need for onsite
investigation)
Map symbol I
I Septic tank I
I Sewage lagoon I
I Trench I
I Area I
I gaily cover
and soil name I absorption I areas I sanitary I sanitary I for landfill
I fields
I I
I I landfill
I I landfill
I I
I
GeS: I
I I
I I
I I
I I
I
Georgeville----- (Moderate: IMOderate: (Moderate: ISlight IFair:
( peres slowly I seepage, I too clayey I I too clayey,
I
I I slope I I I haxd to pack
HrB :
I I
I I
I I
I I
I
Herndon--------- (Moderate: (Moderate: IModerate:~ ISlight IFair:
I pexca slowly I seepage, I too clayey I I too clayey,
I
I I slope I I I hard to pack
or:
I I
I I
I I
I I
I
Orange---------- (severe:. (severe: (severe: (severe: (Poor:.
I wetness, I wetness I depth to rock,. I wetness I too cla e
Y Y%
I peres slowly I I wetness, I I hard to pack,
I
I I
I I too clayey
I I
I I wetness
I
U.S. DEPARTMENT OF AGRICULTURE 1
PAGE 2 OF 3
N?"~UR.-lL RESOURCES CONSERVATIGN $SRVICE 08/9/DO
SANITARY FACILITIES
Endnote -- SANITARY FACILITIES
This report shows the degree and kind of soil limitations that affect septic tank absorption fields, sewage lagoons,
and sanitary landfills. The limitations are Considered "Slight" if soil properties and site features generally are
favorable far the indicated use and limitativris are minor and easily overcome; "MVderate" if soil properties or site
features are not favorable for the indicated use and special planning, design, or maintenance is needed to overcome or
minimize the limitations; and "Severe" if soil properties or site features are so unfavorable or so difficult to overcome
that special deaj.gn, significant increases in construction casts, and possibly increased maintenance are required.
This report also shows the suitability of Che soils for .use as daily cover for landfills. A rating oP "Good" indicates
that soil properties and site features are favorable Ear 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 properCies 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 the use and overcoming the unfavorable
properties requires special design, extra maintenance, or costly alteration.
SEPTIC TANK ABSORFTIDN FIELDS are areas in which effluent from a septic tank iB distributed iriC4 Che soil through
subsurface tiles or perforated pipe. Only that part of the soil between depths of 24 to 72 inches is evaluated. The
ratings are base on soil properties, site features, and observed performance of the Boils. Permeability, 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 pan interfere with installation. Unsatisfactory performance of septic tank absorption fields,
including excessively slow absorption of effluent, surfacing of effluent, and hillside seepage, can affect public health.
Groundwater can be polluted if highly permeable sand and gravel or fractured bedrock is less than 4 feeC below the
base of the absorption field, if slope is excessive, or if the water table is near the surface. There must be
unsaturated soil material beneath the absorption field to filter the effluent effectively. Nany local ordinances
require that this material be of a certain thickness.
SEWAGE LAGOONS are shallow ponds constructed to hold sewage while aerobic bacteria decompose Che solid and liquid
wastes. Lagoons should have a nearly level floor surrounded by cut slopes or embankments of compacted soil. Lagoons
generally are designed to hold the sewage within a depth of 2 to 5 feet. Nearly impervious soil maCeri.al for the lagoon
floor and sides is required to minimize seepage and contamination of ground water. This report gives ratings for
the natural soil that makes up the lagoon floor. The surface layer and, generally, 1 or 2 feet of soil material
below the surface layer are excavated to provide material for the embanlonents. The ratings are based on soil
properties, site features, and observed performance of the soils. Considered in the ratings are slope, permeability, a
high water table, depth to bedrock or to a cemented pan, flooding, large stones, and content of organic matter.
Excessive seepage due to rapid permeability of the soil qr a water table that is high enough to raise the level of sewage
in the lagoon causes a lagoon to function unsatisfactorily. Pollution results if seepage is excessive qr if floodwater
overtops the lagoon. A high content of organic matter is detrimental to proper functioning of the lagoon because it
inhibits aerobic activity. Slope, bedrock, and cemented pans can cause construction problems, and large stones can
hinder compaction of the lagoon floor.
SANITARY LANDFILLS are areas where solid waste is disposed of by burying it in soil. There are Cwo types oP 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 at the ai,te. In an area landfill, the waste is placed in successive layers on the
surface of the soil. The waste is spread, compacted, and towered daily with a thin layer of soil form a source away
from the site. Both types of landfill must be able to bear heavy vehicular traffic. Both types involve a risk of
groundwater pollution. Ease of excavation and revegetation need Co be considered. The ratings in this report are based
18
J.S. DEPARTMENT OF AGRICI7LT',7RE PAGE 3 OF 3
NATURAL RESOURCES CON55RVATION SERVICE 09/9/00
SANITARY FACILITIES
Endnote -- SANITARY FACILITIES--Continued
on soil properties, site features, and gbserved performance of the soils. Permeability, depth to bedrock or'te a
cemented pan, a high water table, slope, and flooding affect laoth types pf landfill. Texture, stones and boulders,
highly grganic layers; soil reaction, and content of salts and sodium affect trench type landfills. Unless otherwise
stated, the ratings apply only to that part of Che soil within a depth of about 6 feet. Fos deeper trenches, a
limitation rate "Slight" or "Mgderate" may not be valid. Onsite investigaticn is needed.
DAILX COVER FOR LANDFILL is the soil material that is used td ,cover compacted solid waste in an area type sanitary
landfill, The soil material is obtained offeite, transported to the landf111, and spread over the waste.
sail texture, wetness, coarse fragments, and slope affect the ease.gf removing and spreading the material during wet
and dry periods. Loamy or silty soils that are free of large stones or excess gravel are the best cover for a
landfill. Clayey soils may be sticky or glpddy and are difficult to spread; sandy soils are subject to sail
blowing. After soil material has been removed, the spit material remaining in the borrow area must be thick enough
over bedrock, a cemented pan, or the water table to permit revegetation. The soil material used as final cover for a
landfill should be suitable for plants. The surface layer generally has the best workability, mole organic matter than
the rest of the profile, and the best potential Por plants.. Material from the surface layer should be.stockpiled for use
as the final cover.
... 1 c
U.S. DF.2ART:dE:IT OF AGRICULTURE PAGE 1 OF 2
N~..SRAL RESOURCES CONSERVATION SERVICE 08/9/00
BUILDING SITE DEVEIApMENT
High Ridge
(The information in this report indicates the dominant Boil condition but does not eliminate the need for onaite
investigation)
•
Map symbgl ~
~~ Shallow ~
I Dwellings I
I Dwellings I
I Small I
I Local roads ~
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
cea: I
I I
I I
I I
I I
I I
Georgeville----
- Moderate:
(Slight
(Slight
~MOderate:
(Moderate: I
(Slight
I too elayey
I I
I I
I I slope ~ low strength I
xra:
I
I
I I
I ~ I
Herndon-------- -IMderate: (Slight (Slight IMderate: (Moderate: Slight
~ too elayey
I ~
~ I
I I slope
I law strength
I
or:
I
I
I I
I I
I I
orange---------
-(severe:
(Severe:
(Severe:
(severe:
(severe: I
MMOderate:
I wetness I wetness, I wetness, I wetness, I shrink-swell, I wetness,
I
I I shrink-swell
I I shrink-swell
I I shrink-swell I low strength I depth to rock
I I I
_ 2Q
U.S. CEPARTME`IT OF AGRICULTURE PAGE 2 OF 2
NATURAL RESOURCES CONSERVATION SER`JICE 08/9/00
BUILDING SITE DEVELOPMENT
Endnote -- BUILDING SITE pEVELOPME,~1T
This report shows the degree and kind of soil limitations that affect shallow excavations, dwellings with and without
basements, small commercial buildings, local roads and atzeets, and lawns and landscaping. The limitations are
"Slight", "Moderate", or "Severs". The limit~ltions are considered "Slight" if soil properCies and site features are
generally favorable for the indicated use and limitaions are minor and easily overcame; "Moderate" iE soil properties
or site features are not favorable Fox the indicated use and special planning, design, or maintenance is needed to
overcame or miniy~ize the limitations; and "Severe" if soil properties or site features are se unfavorable oz so
difficult to overcome that special design, significant increases in construction costa, and possibly increased
maintenance are required. Special feasibility studies may be required where the soil limitations are severe.
SHALLDW EXCAVATIONS are trenches or holes dug to a maximum depth o£ 5 or 6 feet Por basements, graves, utility lines,
open ditches, and other purposes. The ratings are based on Boil properties, site features, and observed performance of
the soils. The ease of digging, filling, and compacting is, affected by the depth to bedrock, a cemented pan, or a very
firm dense layer; stone content; soil texture; and slope. The time oP the year Chat excavations can be made is
affected by the depth Co a seasonal high wafer table and the susceptibility of the soil to flooding. The resistance of
the excavation wall s. or bands to sloughing or caving is affected by soil texture and the depth Co the water table.
DWELLINGS AND SMALL COMMERCIAL BUILDINGS are structures bui1C on shallow foundations on undisturbed soil. The load
limit is the same as that for single-family dwellings np higher than three stories. Ratings are made far small
commercial buildings without basements, for dwellings with basements, and far dwellings withouC basements. The ratings
are based on soil properCies, aiCe features, and observed performance of the soils. A high water table, depth to bedrock
or to a cemented pan, large stones, slope, and flooding affecC Che ease of excavation and construction. Landscaping
and grading Chat require cuts and fills cf more than 5 or 6 feet are not considered.
LOCAL ROADS AND STREETS ,have an all-weather surface and Carry automobile and light truck kraffiC all year. They
have a subgrade of cut oz fill soil material, a base oP gravel, crushed rock, or stabilized soil material, and a
flexible or rigid surface. Cute and fills are generally properties, site PeaCuzes, and observed performance of the
soils. Depth tq bedrock or to a cemented pan, a high water Cable, flooding., large stones, and slope affect the ease oP
excavating and grading. Soil strength (ae inferred from the engineering classification of the soil), shrink-swell
potential, frost action potential, and depth to a high water table affect the traffic-supporting capacity.
LAWNS AND LANDSCAPING require soils on which turf and ornamental trees and shrubs can be established and
maintained. The ratings are based o_n soil propert.iea, site features, and observed performance of the soils. soil
reaction, a high'waCer table, depth to bedrock or to a cemented pan, the available water capacity in the upper a0
inches, and the content of salts, sodium, and sulfidic materials affect plant gzowth. Flooding, wetness, slope,
stoniness, and the amount oP sand, clay, or organic maCCer in the surface layer affect trafficability after vegetation
is established.
RESIDENTIAL FISCAL IMPACT TEMPLATE: SERVICE STANDARD METHOD
- Bureau of Economic 8. Business Research -University of Florida
Modified 4/15197 -Orange County, NC Planning Department
SECTION 1 -PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT:
PROJECT: High Ridge
TOWNSHIP: Cheeks
CONSTRUCTION PERIOD:
Beginning Year:
Ending Year:
Inflation Rate:
21
zoc
20C
2.50`
CHARACTERISTICS OF HOUSEHOLDS:
Persons/Mouse: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW.
Children/House: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW.
Non-Elderly:
HOME SALES DATA:
Number of
Year Homes
ENTER "1" IN ( )BESIDE SCHOOL DISTRICT IN WHICH PROJECT IS TO BE
LOCATED TO GENERATE STUDENT DISTRIBUTION BY SCHOOL TYPE.
2.~
0.;
100.00
2001 4 120,000
2002 5 121,250
2003 5 122,500
2004 5 123,750
2005 4 125,000
2006 0 0
2007 0 0
Zoos o 0
2009. 0 0
2010 0 0
SCHOOL DISTRICT DATA:
School District:
Orange County
Hill-Carrboro
Distribution
of Units
by Year
17.39`
21.74`
21.74`
21.74`
17.39`
0.00'
o.oo'
o.oo'
0.00'
0.00'
Average
Sales Price
School Attendance:
( 1) Elementary School
Middle School
0) High School
64
17
19
g:TMoon/Fiscal AnalysislThe Woodlands.xls
SECTION 2 -LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA ~
BUDGET YEAR: 1996-9
COUNTY POPULATION: 10589
SCHOOL DISTRICT STUDENT POPULATION: 5881
COUNTY EMPLOYMENT: POSITIONS PER CAPITA
General Government
Public Safety
Public Works
Human Services
Education (School District)
SCHOOL DISTRICT EMPLOYMENT:
Total
POSITIONS PER STUDENT
818.00 0.1440
COUNTY PER CAPITA REVENUES
Taxes -Other Than Property
Intergovernmental
Service Charges
Miscellaneous
REVENUES PER CAPITA
4653250 43.9
9007481 85.0E
3388055 31.9
1738939 16.4
COUNTY PER CAPITA EXPENDITURES ($): EXPENDITURE PER CAPITA
General Govemment
Public Safety
Public Works
Human Services
Education (Recurring Capital)
Non-Departmental 6804231
7274334
2871690
17112641
750000
3163481 64.2E
68.65
27.1
161.60
7.OF
29.8 i
COUNTY PER EMPLOYEE EXPENDITURE ($): EXPENDITURE PER EMPLOYEE
General Government
Public Safety
Public Works
Human Services
l=ducation (Recurring Capital) 6804231
7274334
2871690
17112641
750000 62654.06
50887.26
57433.80
64803.43
916.81
SCHOOL DISTRICT PER STUDENT EXPENDITURES ($): EXPENDITURE PER STUDENT
County Government ~
School District
State 10121760
0
21523177 1782.00
0.0~
3789.2
SCHOOL DISTRICT PER EMPLOYEE EXPENDITURE5 ($): EXPENDITURE PER EMPLOYEE
County Government
School District
State 10121760
0
21523177 12373.79
0.01
26311.95
TAX DATA: ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EXEMPTION:
County Tax Rate ($) 0.9190 Per $100 Assessed Valuation
School District Tax Rate ($) 0.0000 Per $100 Assessed Valuation
Assessment Ratio 100.00
Elderly Exemption 0 $11,000 Where Applicable
108.60 0.001 C
142.95 0.001:
50.00 0.000E
264.07 0.002E
818.00 0.007 i
g:TMoon/Fiscal Analysis/The Woodlands.xls
SECTION 3 -DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA
YEAR
HOUSING UNITS
POPULATION
SCHOOL CHILDREN
Elementary
Middle
High School
TOTAL
COUNTY GOVERNMENT
ADDITIONAL EMPLOYEES
General Government
Public Safety
Public Works
Human Services
TOTAL
SCHOOL DISTRICT
ADDITIONAL EMPLOYEES
2001 2002 2003 2004
4 9 14 19
10 22 35 47
1 2 3 4
0 1 1 1
D 1 1 1
1 3 5 6
2
20~
2
5'
0.01 0.02 0.04 0.05 0. C
0.01 0.03 0.05 0.06 0.C
0.00 0.01 0.02 0.02 O.C
0.02 0.06 0.09 0.12 0.1
0.05 0.12 0.18 0.25 0.3
0.08 0.17 0.27 0.36 0.4
HOUSING UNITS
POPULATION
SCHOOL CHILDREN
Elementary
Middle
High School
TOTAL
COUNTY GOVERNMENT
ADDITIONAL EMPLOYEES .
General Government
Public Safety
Public Works
Human Services
TOTAL
SCHOOL DISTRICT
ADDITIONAL EMPLOYEES
2006 2007 200$ 2009 201
23 23 23 23 2:
57 57 57 57 5'
5 5 5 5
1 1 1 1
1 1 1 1
8 8 8 8
0.06 0.06 O.Ofi 0.06 0. C
0.08 0.08 0.0$ 0.08 0.0
0.03 0.03 0.03 0.03 0.0
0.14 0.14 0.14 0.14 0.1
0.30 0.30 0.30 0.30 0.3
0.44 0.44 0.44 0.44 0.4
g:TMoanlFiscal Analysis/The Woodlands.xls
S1CTION 4 -PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT 24
YEAR 2001 2002 2003 2004 200
TAX BASE ($1000) 480 .1098 1738 2400 296L
REVENUES ($)
Property Tax 4411 10093 15974 22060 2720E
Other Taxes 434 1001 1596 2221 275;
Intergovernmental 840 1938 3090 4299 5334
Service Charges 316 729 1162 1617 200E
Miscellaneous 1 fit 374 597 830 1030
TOTAL ($) 8164 .14135 22420 31026 38331
EXPENDITURES ($)
General Government 635 1464 2334 3247 402
Public Safety. 679 1565 2496 3472 430E
Public Works 268 618 985 1370 170C
Human Services 1597 3682 5871 8167 10133
Education 2422 5586 8907 12390 15374
Non-Departmental 295 681 1085 1510 1873
TOTAL ($) . 5895 13596 ~ 21678 30156 37417
NET FISCAL IMPACT ($) 269 539 741 870 914
YEAR
TAX BASE ($1000),
REVENUES ($)
Property Tax
Other Taxes
Intergovemmental
Service Charges
Miscellaneous
TOTAL ($)
EXPENDITURES ($)
General Government
Public Safety
Public Works
Human Services
Education
Non-Departmental
TOTAL ($)
NET FISCAL IMPACT
2006 2007 2008 2009 201
3034 3110 3188 3268 3349
27886. 28584 29298 30031 0781
2824 2895 2967 3041 3118
5467 5604 5744 588$ 6035
2056 2108 2161 2215 2270
1055 1082 1109 1137 1165
39290 40272 41279 42311 43369
4130 4233 4339 4447 455
441'5 4526 4639 4755 4874
1743 1787 1831 1877 1924
10387 10646 10912 11185 11465
15758 16152 16556 1fi970 17394
1920 1968 2017 2068 211
38353 39311 40294 41302 42334
i 937 '960 985 1009, 1034
g:TMoon/Fiscal Analysis/The UVoodlands.xls
• SECTION 5 -PROJECTED FISCAL IMPACT OF PROJECT ON SCHOOL DISTRICT
25
YEAR 2001 2002 2003 2004 200
REVENUES ($)
County 2422 5586 8907 12390 1537
School District 0 0 0 0
State 5002 11536 18393 25586 3174E
.TOTAL ($) 7424 17122 27300 37976 4712C
EXPENDITURES ($)
County 2422 5586 8907 12390 1537
School District 0 0 0 0
State 5002 11536 18393 25586 3174E
TOTAL ($) 7424 17122 27300 37976 4712C
NET FISCAL IMPACT ($) 0 0 0 0
YEAR . 2006 2007 2008 2009 201
REVENUES ($) .
County 15758 16152 16556 16970 1739
School District 0 0 0 0
State 32540 33354 34187 35042 3591E
TOTAL ($) 48298 49506 50743 52012 5331:
EXPENDITURES ($)
County 15758 16152 16556 16970 1739
School District 0 0 0 0
State - 32540 33354 34187 35042 3591 F
TOTAL ($) 48298 49506 50743 52012 5331:
NET FISCAL IMPACT ($) 0 0 0 0
g:TMoon/Fiscal AnalysislThe Woodlands.xls
2i
SECTION 6 -SUMMARY OF PROJECTED DEMOGRAPHIC/FISCAL IMPACTS
YEAR 2001 2002 2003 2004 200
HOUSING 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 fi I
COUNTY EMPLOYEES 0.05 0.12 0.18 0.25 0,3
SCHOOL EMPLOYEES 0.08 0.17 0.27 0.36 0,4
TAX BASE ($1000) 480 1098 1738 2400 296Q
COUNTY BUDGET ($)
Revenues ' 6164 14135 22420 31026 38331
Expenditures 5895 13596 21678 30156 37417
BALANCE 269 539 741 870 91q
SCHOOL DISTRICT BUDGET ($)
Revenues 7424 17122 27300 37976 47120
Expenditures 7424 17122 27300 37976 47120
BALANCE 0 0 0 0
COMBINED BUDGETS ($)
Revenues 13588 31257 49719 69002 85452
Expenditures 13319 30718 48978 68132 84537
BALANCE 269 539 741 870 914
YEAR 2006 2007 2008 2009 2010
HOUSING UNITS 23 23 23 23 23
POPULATION 57 57 57 57 57
SCHOOL CHILDREN
Elementary 5 5 5 5
Middle 1 1 1 1 1
High School 1 1 1 1 1
TOTAL $ 8 8 8 >:
COUNTY EMPLOYEES 0.30 0.30 0.30 0.30 0.31
SCHOOL EMPLOYEES 0.44 0.4d 0.44 0.44 0.4
TAX BASE ($1000) - 3034 3110 3188 3268 3349
COUNTY BUDGET ($)
Revenues 39290 40272 41279 42311 43369
Expenditures 38353 39311 40294 41302 42334
BALANCE 937 960 985 1009 1034
SCHOOL DISTRICT BUDGET ($)
Revenues 48298 49506 50743 52012 53312
Expenditures 4829$ 49506 50743 52012 53312
BALANCE 0 D 0 0
COMBINED BUDGETS ($}
Revenues 87588 89777 92022 94322 96681
Expenditures ~ 86651 $8817 91037 93313 95646
BALANCE 937 960 985 1009 1034
g:TMoon/Fiscal Analysis/The Woodlands.xls
SECTION 7 - SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
27
SCHOOL DISTRICT DATA:
School District: School Attendance:
Orange County
Chapel Hill-Carrboro YES )
NO ) Elementary School
Middle School
High School 64~
17`.
19~
YEAR 2001 2002 2003 2004 200
SCHOOL CHILDREN
Elementary
Middle
High School
TOTAL
1
0
0
1
2
1
1
3
3
1
1
5
4
1
1
fi
YEAR 2006 2007 200$ 2009 201
SCHOOL CHILDREN
Elementary
Middle
High School
TOTAL
5
1
1
8
5
1
1
$
5
1
1
8
5
1
1
$
SCHOOL CAPACITIES -ALL SCHOOLS CURRENT ENROLLMENT -ALL SCHOOLS
Elementary
Middle
High School 3328
1522
1520 Elementary
Middle
High School 282
124(
1457
TOTAL 6370 TOTAL 551
YEAR 2001 2002 2003 2004 200
PROJECTED ENROLLMENT
Elementary
Middle
High School
TOTAL
2823 2824 2825 2826
1240 1241 1241 1241
1457 1458 1458 1458
5520___ __ 5522 5524 5525
2827
124'
145E
552 i
YEAR
2006 2007 2008 2009
201
PROJECTED ENROLLMENT
Elementary
Middle
High School
TOTAL
2827 2827 2827 2827
1241 1241 1241 1241
1458 1458 1458 1458
5527 5527 5527 5527
282.
124'
145E
5521
g:TMoon/Fiscal AnalysisJThe Woodlands.xls
1 some of the staff comments. He said that he wanted to work with the staff and the neighbors, He thinks
2 this subdivision was put on the back burner.
28
4 Kirk respondedthat-the staff did not receive the large maps showing open space on the conventional plan.
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 standazds. 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.
9
10 Benedict clarified that La Mesa Lane was a public dedication and was not maintained by NCDOT.
11 •
12 MOTION: Barrows moved to extend the meeting to finish the business. Seconded
13 by Woods.
14
15 VOTE: Ayes, 7; No, 1
16
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 road, 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 pazk space far
20 the children in the subdivision.
21
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.
25
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% 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 NCDO.T on the road.
29
30 Discussion ensued about the lists from NCDOT sent to the developer.
31
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 azea to be developed before La
34 Mesa Lane was state maintained. Pecaut said that there was no connection between the two.
35
36 Benedict said that the staff would check with NCDOT. He said that the density requirement for NCDOT
37 to maintain a road was four houses. He was not familiar with the 7p%,
38
39 MOTION: - McAdams moved to table this item until the next Planning Board
40 meeting. Seconded by Gooding-Ray.
41
42 Woods recommended that the applicant and the Planning staff get together with NCDOT and resolve the
43 road issue.
44
45 VOTE: Unanimous
46
47 b. Freliminary Plans
48 (1) Highridge
49 (Cheeks Township - 22 Lots -Conventional) .
50
51 PiTRPOSE: Consideration of the Preliminary Plat for Highridge Subdivision
5?
53
1 BACKGROUND;
2 R__ eguest Preliminary Plat approval for a conventional major subdivision
3 Applicant: Robert Jones of Brady H. Goforth & Associates, agent for Richard H. Daniels, Sr.
4. • 29.53 acre tract~(Phase. I) from a 45.50-acre parent tract
S • Twenty-two (22) single-family residential lots on 25.53 acres
6 • Lot 23 is omitted from staff analysis
7 • Lot 23 does not have a current septic permit from Environmental Health and has not been tested_ as
8 part of this application
9 • Average lot size = 1.15 acre (50,094 square feet)
10 • One single-family residential lot on the residual 15.97 acres (Phase II)
11
29
12 Location
13 Cheeks Township
14 South side of West Lebanon Road (SR 1306) between Frazier Road (SR 1342) and Mill Creek Road
15 (SR 1343)
16
17 Existin Site Conditions
18 Zoning:
19 • Rural Residential (R-1); Back Creek Protected Watershed (Back-PW)
20 • Adjacent Land Uses: Single-family residential and undeveloped lots
21 Physical Description:
22 • Primarily flat terrain with a slight east-west slope
23 • Few substantial trees-recently timbered
24
25 Pro osed Site Conditions
26 Roads:
27 • The subdivision will be accessed from West Lebanon Road
28 • Two public roads will be constructed to NCDOT standards
29 Residential Lots:
30 • Twenty-two (22) single-family residential lots
31 • Average lot size = 1.15 acre (50,094 square feet); Gross average lot size = 1.34 acres
32 • Minimum lot size per R-1 Zoning District = 0.92 acre; (40,000 square feet)
33 • Minimum to actual lot size ratio (MTAR) = 1.25
34 • Maximum number of lots permitted by R-1 zoning = 28.9
35 • Impervious Surface limit for Back Creek FW = 12%
36 • One residential lot on the residual 15.97-acre parcel
37 Open Space:
38 • Open space = 0 acres
39 • The Orange County Subdivision Regulations do not specify a minimum open space requirement for
40 conventional developments.
41 Recreation & Parks:
42 Public Recreation Space
43 • Cheeks Township District Park (per the Recreation Service Area Boundaries Map)
44 • All subdivisions must provide a minimum of 1/S7 acres of recreation space per lot (Section IV-B-7-b)
45 • A minimum of 0.3860 acres (16,813 square feet) of land is required for public recreation space
46 • Payment in-lieu-of parkland dedication = $10,010 ($455 * 221ots).
47 • No physical dedication is warranted because neither county recreation sites nor conservation sites
48 have been identified for this area, as part of the current Comprehensive Plan.
30
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/S7 acre per lot, the difference shall be established as private recreation space for the
8 use of the residents of the development.
9 • 32,443.5-16,812.6 = 15,630.9 square feet is required for private recreation space
10 Buffers:
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-Sewer:
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 A enc 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.
25 Develo meat Process Schedule and Action
26 • First ACtloq: Planning Board to consider Concept Plan
27 The Planning Board. approved the conventional concept plan for Highridge on OMober 6,1999
28 with the following conditions:
29 1. All roads shall be public and proposed to be built to NCDOT standards with additional five (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. Ultimate 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-of-
38 way, whichever is greater; will be required to be shown on the preliminary plat. Fraperty lines to
39 stop at new rights-of--way lines,
40 5. Each lot shall contain an adequate area for septic disposal and a repair area as approved by the
41 Orange County Division of Environmental Health.
42 6. Indicate on the preliminary plat areas far on-site infiltration of storm water that demonstrates
43 compliance with Article 6.23.3a of the Orange County Zoning Ordinance.
44
4S • 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 tae vote, or fails to act within the specified period,
50 approval of the Preliminary Plat is directed to the Board of County Commissioners
51 with the Planning Board's minutes and the Planning Department staff s
52' recommendations.
f
31
FINANCIAL IlVIPACT: Fiscal Impact Analysis (attached)
RECOMMENDATION(S): Staff Recommendation
The Planning Department Staff recommends denial in accordance with the attached resolution, which is
incorporated herein by reference.
9 Moon made the presentation.
10
11 Public Comment
12
13 Richard Daniels, the applicant, said that the concept plan was submitted six times before it was approved
14 by the staff to bring to the Planning Board. He said that the change in the public/private recreation space
15 issue was put into effect in December 1999. He said that he was not notified about this change until six
16 months later. He said that he spent $11,000 getting this through the concept stage and $13,000 getting it
17 through the preliminary stage. He said that he negotiated with Benedict, offering four acres of open space
18 and he refused it. He said that the staff did not want to work with him.
19
20 Woods asked if the whole plan was approved at the concept stage. Daniels said that the conventional plan
21 was approved all in one phase.
22
23 Woods asked if the only thing lacking was the correct amount of recreation space. Benedict said that the
24 rules that changed in December 1999 was the difference between having staff and the Planning Board
25 recommend flexible versus conventional plans. He said that the 0% open space did not meet the zoning
26 provision for open space.
27
28 Chair Allison asked if there was an option to have public recreation space or payment-in-lieu. Benedict
29 said that the payment-in-lieu was satisfying 16,000 square feet of public land dedication. There is still
30 approximately 15,000 square feet lacking, or 1/3 of an acre.
31
32 Benedict said that he told Mr. Daniels what he thought would be a better subdivision, and it was never
33 resubmitted.
34
35 Woods asked for a copy of the ordinance that spells out the open space requirements.
36
37 MOTION: Woods moved to approve the Preliminary Plan far Highridge
38 Subdivision, with the condition that four acres of open space be created
39 ~ on the west side of Highridge Drive, between the north line of Lot 22 and
40 the south line of Lebanon Church Road. Seconded by McAdams.
41 Language was added to the Resolution of Approval to say that, "The
42 developer is offering four acres for private recreation, which will be
43 maintained by the Homeowne>'s Association, which is acceptable to the
44 County."
45
45 Gooding-Ray would rather deny the plan and have the applicant bring forward a proposal with the open
47 space included.
48
49 VOTE: Ayes, 6; No, 1 (Gooding-Ray)
50
51 AGENDA ITEM #9: PLANNING BOARD ITEMS
52
53 AGENDA ITEM #10: INFORMATIONAL ITEMS
32
1 a. Upper Eno Public Participation Process -Benedict distributed
2 a handout for this item.
3 b. Planning Calendar- September
4 c. Next Planning Board Meeting -October 4, 2000
5 The staff is trying to find a facility in Cedar Grove for this
6 meeting, possibly the Ruritan Club.
7
8 Gooding-Ray requested to be on the Ordinance Review Committee.
9
10 AGENDA ITEM #11: ADJOURNMENT
11
12 With no further items to discuss, the meeting was adjourned at 11:20 p.m.
13
14 '
15 Becky Butler, Minutes Preparer
16
17
18 Leo Allison, Chair
19
20
21 Date
~ .
33
TAxt stra~l Text
~ / stroete ThIs map contains parcels prepared for the inventory of reel propery vrithln
Parcels Orange County, and 4s compiled from recorded deed, Plats, end outer pW~lic
Mater Ronda records and data. Users of this
map are hereby notified that the aforementioned
~~
ear 7awnah~oTeat public primary information SOIYCBS should ba consWted for verification of the
raWnehips Information contained on this map. The county and Its mapping companies assume
4eia cny rent N
no legal responsibility for Ure information contained on this map.
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