Loading...
HomeMy WebLinkAboutAgenda - 11-16-2004-9aORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date SUBJECT: Twin Creeks Park— Fol November 16, 2004 DEPARTMENT: ERCD, Recreation and Parks ATTACHMENT(S): Memo and Attachments - Follow -up Report from June 8 Action Agenda Item No. 9-0 rt and Potential Decisions PUBLIC HEARING: (Y /N) No INFORMATION CONTACT: David Stancil, ext 2590 Lori Taft, 245 -2660 Marabeth Carr. 960 -3880 TELEPHONE NUMBERS: Hillsborough 732 -8181 Chapel Hill 968 -4501 Durham 688 -7331 Mebane 336 - 227 -2031 PURPOSE: To consider a report on the Twin Creeks (Moniese Nomp *) Park and Educational Campus project, with possible decision points. BACKGROUND: On June 8, the Board of Commissioners considered the Twin Creeks (Moniese Nomp) master plan, and authorized staff to take undertake several activities regarding the project: 1. Convey Smart Growth for Schools principles to the Chapel Hill - Carrboro City Schools (CHCCS) 2. Ask CHCCS for a timetable for the construction and opening of the planned Elementary School #10, as well as any infrastructure construction estimates generated to date 3. Create an alternative design scenario, with a focus on smart growth for school construction and sharing of facilities 4. Hold an open house /public input session on the plans for the site 5. Prepare a report evaluating projected water and sewer demand from the site, and develop park construction cost estimates 6. Discuss with Chapel Hill Transit potential future service to the site (both park and educational campus), and 7. Begin the process of preparing a Conditional Use Permit application for submittal to the Town of Carrboro Since that time, staff has worked to complete these actions, and can report the following progress to date (covered in greater detail in the attached memorandum): The Smart Growth for Schools principles have been conveyed to CHCCS. Based on the Debt Issuance Schedule that the Board reviewed on October 25th, Elementary #10 would open in fall of 2007. There is some evidence that this timetable will be extended in response to projections related to the School Adequate Public Facilities Ordinance. Additional information would be available for Board consideration following the SAPFO- related student membership projections later this year. The CHCCS 2004 -14 CIP includes $2,620,000 in the unfunded section of the plan to address infrastructure improvements required for the Elementary School #10 site. This includes funding for the planned connector road and water /sewer service, and the estimate was developed based on conversations with OWASA, Town officials, and civil engineers, CHCCS staff notes that delivery of utilities to the school site may involve securing easements from private property owners, and expenses for this process were included in the estimate. 2. From July to September, staff members from ERCD, Recreation and Parks, Planning and the County Engineer developed an "alternative scenario' master plan design, focusing on smart growth design for the schools campus and increasing the opportunities for sharing of facilities. The alternative scenario, along with the original master plan, is provided in the attached memo. 3. An open house /public input session was held on October 4 at the Homestead Community Center. 11 persons attended the back -to -back one -hour sessions. Response to the alternative scenario was generally favorable, and comments provided by the attendees are provided as in the attached memo. 4. The County Engineer has prepared a memo outlining water and sewer issues for the park site (attached). The cost of connecting the projected restroom /concession facility (in proposed Phase 2) to OWASA sewer is estimated at $500,000, and extension of water service from Old 86 is estimated at around $75,000. However, costs of line extensions to serve the schools campus have not been calculated and could impact the park site service plans and costs, as would other facilities in future phases, such as a water playground. Staff has met with Chapel Hill Transit regarding possible service to the site, and this information is also provided in the attached memorandum. Generally, Chapel Hill Transit would look to a request from the Town of Carrboro and the County before evaluating service to this site. Until such time as ridership meets Federal guidelines for matching funds, service to this site would need to be funded by the requesting local governments. There are currently no plans to provide service in this area, although service to Lake Hogan Farms has been discussed. Conversations with Orange Public Transportation are scheduled in coming weeks to evaluate the possibility of providing service to the site. 6. Preliminary cost estimates for the park are being evaluated and will be provided in the near future, along with a proposed phasing plan. Staff has begun work on the background materials for the Town's CUP application that can be prepared at this point, and has met with Town of staff to review the plans and discuss general concepts, but the majority of the application cannot be completed until a Master Plan and proposed Phase I of the park is approved by the Board. Once the Board has reviewed and approved a master plan, and designated a Phase 1 for the project, a Conditional Use Permit for Phase 1 of the park could be completed. The CUP application would contain detailed construction drawings of portions of the project, as well as contextual portions of the Master Plan. Some portions of the drawings and specifications could be done in- house, but other portions will require civil engineering, stormwater design and other outside assistance. It is anticipated that the preparation of the CUP application, with requisite 3 drawings and detail, will take approximately 6 -12 months, depending on the amount of detail that the Town requests for the CUP. FINANCIAL IMPACT: There is no cost involved in receiving this report and considering the Master Plan for approval. Funding for Phase I of Twin Creeks Park was included in the voter - approved 2001 Parks and Open Space bond in the amount of $1.2 million. The County Engineer has provided a preliminary estimate of connection for water and sewer of $575,000, although staff may recommend that water /sewer connection be deferred to future phases of the park. No portion of the planned connector road (total cost estimated at $950,000) is proposed for Phase I, but a portion of the park entry road (southern boundary) would need to be constructed. In order to address anticipated shortfalls, staff suggests consideration of a grant application for up to $500,000 to the Parks and Recreation Trust Fund (application due January 31) to provide additional revenue, and the possibility also exists to employ Soccer Superfund monies to advance creation of fields in Phase I. RECOMMENDATION(S): The Manager recommends that the BOCC review both master plans and follow -up materials compiled by staff, and -- at this meeting or a subsequent meeting • -- consider adoption of a Master Plan for the park. At a subsequent meeting, staff will present a proposed phasing plan for approval, as well as preliminary cost estimates. Once a Phase 1 has been designated, staff would continue work toward the CUP application to the Town of Carrboro. In addition, there are a number of other issues for future Board discussion outlined in the attached staff memo, and the Board may wish to consider when to address these matters. q Memorandum To: Board of Commissioners John Link, County Manager From: David Stancil, E &RC Director Date: November 5, 2004 Re: Twin Creeks (Moniese Nomp *) Park and Educational Campus — Follow -uD Reoort from June 8 Discussion On .June 8th, the Board considered the proposed master plan for the Twin Creeks (Moniese Nomp *) Park and Educational Campus. The Board asked staff to explore and /or evaluate several components of the project and report back: 1. Convey Smart Growth for Schools principles to the Chapel Hill - Carrboro City Schools (CHCCS) 2. Ask CHCCS for a timetable for the construction and opening of the planned Elementary School #10, as well as any infrastructure construction estimates generated to date 3. Create an alternative design scenario focused on addressing smart growth for school construction and shared facilities 4. Hold an open house /public input session on the plans for the site 5. Prepare a report evaluating projected water and sewer demand from the site, and to develop park construction cost estimates 6. Discuss with Chapel Hill Transit potential future service to the site (both park and educational campus), and 7. Begin the process of preparing a Conditional Use Permit application for submittal to the Town of Carrboro The sections that follow summarize the work of staff work to date in these areas. Communication with CHCCS Regarding Smart Growth and the Schedule for Elementary School #10 In late -June, the Smart Growth Principles that were discussed by the Board on June 8th were conveyed to CHCCS. Based on the Debt Issuance Schedule that the Board reviewed on October 25th Elementary #10 would open in fall of 2007. There is some evidence that this timetable will be extended in response to projections related to the School Adeouate Public Facilities Ordinance. Additional information would be available *- Tutelo- Saponi for 'Twin Creeks. "Pronounced Mo- nee -ay- say -nom -p 5 for Board consideration following the SAPFO - related student membership projections later this year. The proposed Debt Issuance Schedule is provided as Attachment 1. The CHCCS 2004 -14 CIP included $2,620,000 in the unfunded section of the plan to address infrastructure improvements anticipated for the Elementary School #10 site. This includes funding for the planned connector road and water /sewer service, and the estimate was developed based on conversations with OWASA, Town officials, and civil engineers. CHCCS staff notes that delivery of utilities to the school site may involve securing easements from private property owners, and expenses for this process were included in the estimate. Staff - Designed "Alternative Scenario" In July, staff members from ERCD, Recreation and Parks, and Planning began working to develop another design for the site focusing on two factors — smart growth design for schools, and increasing the possibilities for sharing of facilities. Over four meetings, staff met to create and review a revised "Alternative Scenario" design, drawn by Open Space Design Specialist Marabeth Carr based on the work of the group, including a staff charette. The "Alternative Scenario" design, presented at the October 41h public inputlopen house, features all of the facilities that were identified by the CHATPEC Work Group in the June 2003 design. Some aspects of the design are very similar — the protection of the stream corridors, hardwood forest areas and the archaeological site, general layout of the proposed connector road and loop trail system. Features of the new design that are different include: • Re- orientation of the playing fields to put all four full -size multi -use fields together, for economies of scale in construction and lighting, and coordinated play (such as tournaments) • Re- location of the parking areas and the park interior road so as to avoid having the road separate individual playing fields, and re- orientation of parking for better ingress /egress • Introduction of a 'red -line" wider paved trail that would serve to connect the schools campus to the residential areas to the south. This was seen as a safer access path to the schools than the more - natural loop trails and greenway. It also offers a location between the schools and park as a pedestrian node, perhaps with a gazebo or other feature, as a central point for pedestrian traffic to either part of the site and a potential transit stop along the connector road. This path could also be constructed in a manner to provide for emergency 4 -wheel ( "Gator ") vehicle access I • Reorientation of the schools toward Eubanks Road, and realignment of the playing fields and stadium /track to the south closer to the park for possible shared use • Realignment of the parking areas on the schools campus to provide for ingress /egress and closer proximity to destinations • Relocation of one parking lot closer to the park, for possible joint use • Redesign of the curve in the proposed connector road to eliminate a hairpin curve that would possible not be approved by the Town • The addition of 4 tennis courts to the park site Attachment 2 includes the original Master Plan (June 2003, modified 12/03) from the Work Group, followed by the "Alternative Scenario" dated 10/04. Cost Estimates and Phasing of the Park When the original Master Plan was created in June 2003, after several months of design and discussion, Work Group members were encouraged to be comprehensive in their vision for the park, and "think outside of the box" - knowing that financial limitations, phasing of facilities, and subsequent changes to the master plan would later modify and refine the plans. The facilities that were designed reflected needs assessments and facility preferences from the Work Group, as well as area Parks and Recreation boards. In the spring of this year, in order to get a more accurate sense of the cost of building the facilities proposed by the Work Group, preliminary construction estimates were prepared by a professional construction estimation firm. Staff provided a phasing plan for comparative purposes, in order to get a sense of costs by phase. Refinements of these estimates are underway, and will be presented at a subsequent meeting, along with a proposed phasing plan for the park. Anticipating that the $1.2 million from the 2001 Parks and Open Space Bond allocated to Twin Creeks Phase 1 will not be sufficient, staff would like to propose a grant application to the N.C. Parks and Recreation Trust Fund for a grant of tap to $500,000 to help build Phase 1. Funds from the Soccer Superfund have also been mentioned by the Board in previous discussions as a potential funding source. Open House /Public Input Session — October 4 On October 4, an open house was held at the Homestead Community Center for citizens to review the master plan and alternative scenario and offer comments. Flyers advertising the event were mailed to 118 persons, including the CHATPEC Work Group, advisory boards, interested citizens on the mailing list, and the Town of Carrboro. Notice of the meeting also ran in both area newspapers, including a front -page mention on October 4th. For schedule 7 convenience, the open house / public input session was structured as two sixty - minute sessions, allowing people to arrive and depart as needed. 11 citizens, plus staff and two Commissioners, attended the event. At the open house, an update on the project was provided, followed by a presentation of both designs. Reaction was generally positive to the "alternative scenario' among those present, Comments provided by citizens in attendance included the following: • Will the playing fields be lighted? • Like the new design • Need lot of space for walking /running trails • Don't like parking lot separating fields in original plan • Consider putting all tennis courts together • Security and limits on access to adjacent property near pond — need a fence or some clear demarcation of park boundary • ADA- accessibility for the barn and outbuildings for those who can't participate actively? • Like the circulation pattern better on "Alternative scenario" • The pedestrian node on "redline" is important — highlight it to convey significance • Like the "redline" trail to promote connectivity and provide direct route to schools • Safety issues with the school fronting on Eubanks Road? Need to talk with CHCCS • Who will be the users of this park —just Chapel Hill and Carrboro residents or countywide? • The location of the school building is almost the same as current designs for Elementary #10, but CHCCS moving away from conjoined school designs for elementary and middle • Could use the Eubanks segment of the connector road as turn -in for school • How long is the "redline" path from southern boundary to school? (1/2 -mile) • Walkability issues — the original design had the schools closer to the neighborhoods to the south • Future access designs from the north (Eubanks) should plan for bike and pedestrian users • Bikelanes on Old 86? • Schools are far from the neighborhoods, with park in between • How much of the educational campus property would be cleared? Water and Sewer Demand The County Engineer has prepared a memorandum (Attachment 4) outlining the steps involved in providing water and sewer service to the park. As previously noted, staff feels that the limited scope of Phase 1 of the park could be built without connection to OWASA water and sewer service, thereby freeing up additional funds for park construction (although eventual connection in future phases may be advisable). 0 The cost of connecting the projected restroom /concession facility in the park to OWASA sewer is estimated at $500,000, and extension of water service from Old 86 is estimated at around $75,000. However, costs of line extensions to serve the schools campus have not been calculated and could certainly impact the park site service plans and costs. It is estimated that the water /sewer demand from the site during Phase 1 period (defined here as 2006 -09) would be exclusively for Elementary School #10, Generally, at the designed buildout, a substantial majority of the water /sewer demand generated on the site would be from the schools facilities, even with a proposed water -play feature as proposed in future phases, A general estimate of demand might be 5 gallons per day (gpd) per user for the park and 15 gpd per student at any school that does not provide showers. A 500 - student elementary school which does not provide showers (this is typical of nearly all elementary schools and many middle schools) would be expected to generate a daily wastewater load of 7500 gallons. Similarly, a park facility projected to experience 1500 patrons per day would also be expected to generate a wastewater loading of 7500 gpd. A water playground feature, in which water is discharged to the sanitary sewer system as opposed to a storm sewer system, could be expected to generate an additional wastewater load, Potential for Public Transit Service In September, staff from ERCD, Planning and Recreation and Parks met with Mary Lou Kuschatka, Director of Chapel Hill Transit, regarding the potential provision of service to this site, Ms. Kuschatka explained that there is no service provided in the immediate Twin Creeks area, but that the Town of Carrboro had been discussing the potential for a route in the Lake Hogan Farms area. She noted that a new limited service was being provided twice a day up Seawell School Road to Chapel Hill High School, which was being funded by the Town of Chapel Hill, New service routes are required to be requested by the proposing local government, and must be funded initially by the local government(s) until such time as ridership reaches levels that qualify for federal matching grants. Thus, service to the Twin Creeks site would need to requested by the Town and /or County, which would precipitate an evaluation of potential routes and an estimate of costs, Ms. Kuschatka also noted that it would be unlikely that Chapel Hill Transit would want to take a route internally into the park site, and they would likely prefer a route that served along the proposed Lake Hogan Farm connector road, perhaps with one stop near the pedestrian "node" along the proposed "redline" trail, Staff feels that, because of the size of the site and distance between some activities, two other stops along the connector road may be needed for eventual service — one for the schools campus, one for the park, I To date a meeting with Orange Public Transportation staff to discuss the potential for service from OPT to the site has not been held, but should occur in the near future. OPT service could be important to address access for citizens from central and northern Orange to the site. Preparation of Carrboro Conditional Use Permit Once a master plan for the site has been approved, the next step would involve submittal of a formal proposal to Carrboro. County staff members met informally with Town staff on a few occasions, including an informal "preview" presentation at the Town's October 2004 development review meeting. The submittal would take the form of a Conditional Use Permit application for Phase I of the park, as no rezoning or land use plan changes would be required. The Town's Conditional Use Permit (or CUP) application involves significant levels of detail for construction drawings and documents - well beyond the level of the Master Plan's conceptual design. Some of the background work that could be completed without an adopted master plan has been done, and some of the CUP application materials could be created in -house by staff. However, most of these materials will need an adopted Master Plan to show the locations of facilities, and the majority of the work will require outside assistance from structural and environmental engineers, because of the scope of the project. The following is the list of information required for the CUP application. Items with a check mark (✓ ) are underway or have been completed, items that would be done in -house at a later date are shown as 713D," (to be developed), and items with an asterisk ( *) will require a consulting engineering firm. The Open Space Design Specialist would work closely with the firm selected to prepare these drawings and materials to ensure consistency, along with other staff members. id Town of Carrboro CUP Application Information Required ✓ - Done or underway TBD — To be developed at appropriate time * - Rarn iiras cnnsultinn annineerino or other firms i — aun is m me wdioi yudIdyiyudH nuy dme> g ieui Uwm oe pcnm i ucu i„ „w , — ,„o to be contracted out 2 — Some of this work could be performed in- house, but EIS preparation is time- intensive and may best be accomplished by contracting out this work While all concept plans /master plans (and construction drawings for smaller - scale park projects) can be prepared in- house, the scope of the Twin Creeks project and the myriad of engineering needs will require that substantial portions be contracted out as shown above. A few of the items listed above could possibly be accomplished by staff (such as water quality /quantity analysis and Environmental Impact Statement), but given the existing workloads and the fact that other closely - related work would be contracted, it may be more efficient to simply add these activities to the contracted design work.. Status # I Materials Recorded Plat or deed 1 ✓ 2 Notification Map and list, 1000 feet from property boundaries ✓ 3 Stamped/addressed envelopes for proRerty owners w/I prescribed distance ✓ 4 Major Subdivision Site Planning information (from Carrboro LUO) ✓ 5 Transportation lm act Statement 6 Completed Neighborhood Meeting Information Form TBD 7 Driveway Permit from NCDOT 8 Detailed site plan (including construction drawings for structures) 9 Grading and drainage plan (including stormwatcr control structures and design) 10 Utility Plan (electrical, water and sewer) 11 Lighting Plan (by licensed electrical engineer) 12 Sign Plan / Elevations TBD 13 Detailed Landscape Plan (including tree protection plan) ✓ 14 Recreation and Open Space Plan ✓ 15 Building elevations and floor plans 16 Development/subdivision fact sheet ✓ 17 Proof of Legal Interest to Seek Permit ✓ 18 Drainage calculations and water quality/ quantity Statement and Improvements' 19 Documentation from Professional regarding Floodway/Floodplain/Wetlands impacts or permits 20 Tree Removal Justification Letter TBD 21 Satellite Parking Agreement TBD 22 Detailed Phasing Plan (master lan) ✓ 23 Environmental Impact Report 24 Engineer Documentation Regarding 2.150, 4.000, and 9.400 Classification Uses 25 Erosion Control Plan with Letter indicating Preliminary Approval bt Erosion Control Officer 26 Final Construction Plans 27 OWASA or Orange County Environmental Health Approval TBD 28 1 A ro riate Residential or Commercial Preparation Checklist ✓ i — aun is m me wdioi yudIdyiyudH nuy dme> g ieui Uwm oe pcnm i ucu i„ „w , — ,„o to be contracted out 2 — Some of this work could be performed in- house, but EIS preparation is time- intensive and may best be accomplished by contracting out this work While all concept plans /master plans (and construction drawings for smaller - scale park projects) can be prepared in- house, the scope of the Twin Creeks project and the myriad of engineering needs will require that substantial portions be contracted out as shown above. A few of the items listed above could possibly be accomplished by staff (such as water quality /quantity analysis and Environmental Impact Statement), but given the existing workloads and the fact that other closely - related work would be contracted, it may be more efficient to simply add these activities to the contracted design work.. Next Steps / Other Issues Needing Discussion As we move toward into the approval phase of the project, several other issues may need to be addressed by the Board: 1. Ownership of land on the educational campus portion of the site 2. The method and degree of coordination between CHCCS and the County on the Master Plan, and the permit approval processes for the schools. 3. The potential for coordination with proposed development activity to the south (the proposed Villages at Berkeley), on issues such as the parkway. 4. Funding for future phases of the park 5. Agreements on sharing of facilities 6. Uses of the existing farmstead buildings, and plans to stabilize the structures 7. Discussions with OWASA and Carrboro about stream corridor protection and sewer ouffall offsets along Jones Creek. 8. The ultimate location of the proposed Lake Hogan Farm Road Extension, including issues of timing of construction 9. Potential programming opportunities at the park 10. Further archaeological work to determine the extent and significance of the rhyolite quarry area. 11. Potential environmental initiatives, including coordination with Duke Forest on environmental education opportunities, and the potential for re- creation of a "Piedmont Prairie' perhaps in conjunction with Piedmont EMC. In terms of scope and size, the Twin Creeks (Moniese Nomp) park and campus may be the largest design and coordinated construction project in the County's history. As this site begins to take shape over the next several years, coordination will be needed with CHCCS and the Town of Carrboro, among others, to ensure that Twin Creeks becomes the type of master - planned, co- located, and multi - functional destination that was envisioned at the outset of the original planning. Please feel free to contact me if you have any questions (245- 2598, dstancil co.orange.nc.us). Copies: Gwen Harvey, Assistant Manager Craig Benedict, Planning Director Pam Jones, Purchasing Director Lori Taft, Recreation and Parks Management Director Paul Thames, County Engineer Marabeth Carr, Open Space Design Specialist I � a t0 � } O CL 0 a N Q LL y my v �o N N U V% N U � N N N C LL G N d 0 M V V al 'r3 ry r 8 H A 9 4181 n -*13 �q 8p5 5 8$< 5 Q 6< o 0 0 0 �k egg1 - 9992 -M.- g gg N N N h ry iX N 8 $ VI N aN 992 9 °ss „ -» a5 gg�ggg gQg g�gg gg��gggg g '';; � g� sgsNO Sh g 9 $gg g e ” s9 N N n Vg� i N N N N ON p p p O ggVgluglg$ Q NN Q$ gggg Q gg$r$+gSO Q g o$g$ N 881V [V88 8888 rV ltl����N ry V io °� si N N n d nQA L H arvrvy°- TR'pv a od ee IIchmeY)+ a 13 ih IF IF 14- 1 All IF IF L1 ppp Tyd y$® IF 'e �I layy - 11 1 III l $d e I pp &9Agp / i \ p \ q \ III ° {r I l iOFlIII l �'/ i , l I l l / { ,, IIj 11111 I\ a III ° 4 r - Fri, 1 },`II II \ IIIIII'III /rll IIiIJ�.I ti II II III \ i I I/ I ' I I� ,I �II@— ` I I { IIII iik I it IIII h I e i '�� i i''Ir;I IIIIi, �l._ �, IrIII II, III IIII II IIII III IIII IIIIi -� /IIIIIII I 1` 1 I Ili -� -l..__ I r III '4 I�I Ir IIII IIII III'I�1 I IIIIIII �) ppyy WE I,Ij I IiI 1 I V IIIIIII 5 yaa�p '.I f`N Imo) I rr____ 11 IIII L. IIIIII II ( p c 1V I IIL J ° / \J I''I �I IIIIi III llur „r r O Jt I I v, I 11, II .N-. pg tl � i I cn 1 I c g _____ j.II$ Q O jj`` / w I! ti I. r II I'lI I VIII Iw (IIII [oil / / i t I I I I I 'JI 1 1 II I 1 � _!. � e FH °III / � I I l 1... I I /IIIIIII iII III � j I ' � If 1*i�v � v''I. I ®Ig � � p� 111 l�il ._Eli IIiI Ii it III I ' jai ?®d > � ��� IIII 1 I'I IIII I I � � N v v °' v./ vvf 11 i.;; // 7i'. - -'__l J .I. ;,IIIIIIII 'II'II ;II! g ®i� '',IIII I�IIIII,I�I III I�I IL.i�I_I IIIIi II IIIIII III �jI' I I N" ,,; / I1 I� /f l iI .IIIIII IiI I ®I Of III III III ?� Ili I ;II II i I I ;i I n , r I_. J I I II IIII � '� IIII I' Ilu I I` IIII I Il lluyr /f IF - L J i� g �s II II IIII' IIII,+ i IIII All III III I I II £ // .. 1 g IIIIIII: ,IIIIIIII\ �I II II yI I li'�,lu (,III 'IIII �I. I W Il.r lt) I:,II I I TM ' \ III \III II IIII l l� =JI1 r IIIIIIiv /IIiI allcl' e�1; VIII ';� IIIIIIII II I `III r. r 7 / r _ 9 � IIIIruI g LL'I (� y, rtnlnl, '�7,: IIII •.,� .,.,ti /' �./ IIII III .. IIIIIII I '. %'IIIIII IIIIII 111'Ili `L__JLL JVI 111I'�i /IIIIIIII .: ��� § �' �� III: � L4Lu.ls III �-„ '<;., �, ,I l ' r._ ._ _ I'.II IIII III I I I I IIII III I jjj II ul \ � II I i I I I III � III UII I. i � �i'___ I I I I '� I A I III IIIIII IIIIII rri III I I I III I I III ',. jI I -I., I I I I •.III II I 1. r I �i I I , IIII r II Iril I Fill l'III III II.' II Q' L \ I':�I f�C j 1 rI III,. ��I'l li �i ©� I III //t /IIIIIII III IIII II i.I IIII \� III C. .Ii. ® ypBAIT li III 411 III `II II i. I IIII ( ( i it / ' —, / ® / i I I VIII/ IIIIIII 1111''1111 II III IIIIi II II IIII IIIIII�IIIII 1 1� I I �1 �� / / I 1 IiI �� it 1' (III III III II1� II IIII i' 1111 I'I !I If I III II �I I 111 ( III I I ���� �� 1/ �_.- e I (l it �fi 111 II IIIIIII IIII VIII ✓IIII 111 I II i�p 11'1 II II i III 1 �I � � � 3 II /� I 'III �i�1111 IIIIIII I, III v /ii IIII III II II !1 II ! iii ll J .� \ 'I // � I I II, IIII' IIII L1 �i III I I.I / ! r II:W ii V I ' IIII I �Ipl 11�II III 1 I 'I 11- p 1i �/ / ( I I II I IIIIIII IIII " I I'' II i IIII III III IIIIII �/ III' 1 r I fl I I IiI l I b ( a ' I // I i I IP 1 111 I I IIII I ' II III � I I 'I I I i / I IIIIIII `,rII IIII II IIIIII I �1I IIII I 11111��111 II 1 111,1111 III - I I III 1 I, I I VI III �I I �I II IIIIII IIIiI I /I � II 1 I I II I 1 � , III 'IIiI\ I I -II r�l 1 1 III I _ I IIII I I I I I I II� I I I I I 11 III j.I "{I I I I III II I i 11 n IIII I Ili I I I IL, Q e IIIIi f � I I I I 11 IIII II IIIIII .,.- ' I) 1 III � 1 'ills 1 1111'111 L1 I III �11 '' 1 1 1. ��0 - i I Q I It'll I I W7. 11, its \y .ice Ij11 'tll rgll I � I III III t t III IIIIII � I I' F II �� I li I Y I 1 11 I I I. yl ! as 1 IIIIII II Iilllllllllil III � o �-® 9 � i I I I VIII � IIIIIIII I I III J 1 y ®� I I) IIIl� III 'il rI1 ,. o I' 3 d I III (IIII I a VIII, I 'III v I® �� I I j III I rllll IIII IIII ICI " � II'.. I III t, 11 I, a I: ��I IIII III I VIII ill I'.. a .. I II II' II 1111 IIII I 11 III ) III II IIII IIIIII l IIII I IIIIII IIIIII I�" \ \III III IIIIIIII III L �� till I IIII 1 III II P III � A n i I II�I� r I I III :I: � ,� I � I III 1Y1 `� IIIIIIII I I I�� j � III, I'I' I I � IIIv ' IIII IIII. b I' I I I IIII Z❑ { 2 I ^' '� n_ 4as_, Bc I 1 90 NO 3 II 1; m � e�l l 11 I1 n;ll �L I I IIII IL I I III �9 III III III � / km n i i II III L__ V I I I 1 1� 111 —"—III Ii,. I I\ t " "v I I �� �� 1 v I III 11 Il I�'IIIII��;II�II 'IIII III &I � � ;y \! �i IIII III'll I IIIIII I'I'I IIII VIII! ' I� ; n n � I I'Ilo ,IIII, II ✓I , , ;; 1 1 i I I I I � IIII IIII ii �,vil lull IIIIII p'�IIII li IIII III I, i yl ^I IIII ' h L_ -___ _ i I Q I It'll I I W7. 11, its \y .ice Ij11 'tll rgll I � I III III t t III IIIIII � I I' F II �� I li I Y I 1 11 I I I. yl ! as 1 IIIIII II Iilllllllllil III � o �-® 9 � i I I I VIII � IIIIIIII I I III J 1 y ®� I I) IIIl� III 'il rI1 ,. o I' 3 d I III (IIII I a VIII, I 'III v I® �� I I j III I rllll IIII IIII ICI " � II'.. I III t, 11 I, a I: ��I IIII III I VIII ill I'.. a .. I II II' II 1111 IIII I 11 III ) III II IIII IIIIII l IIII I IIIIII IIIIII I�" \ \III III IIIIIIII III L �� till I IIII 1 III II P III � A n i I II�I� r I I III :I: � ,� I � I III 1Y1 `� IIIIIIII I I I�� j � III, I'I' I I � IIIv ' IIII IIII. b I' I I I IIII Z❑ { 2 I ^' '� n_ 4as_, Bc I 1 90 NO 3 II 1; m 15 MEMORANDUM TO: David Stancil, ERCD Director FROM: Paul Thames, PE, County Engineer DATE: September 2.3, 2004 SUBJECT: Water and sewer utility extension costs to serve Twin Creeks property As per your request, I have re- estimated (original estimate by memo to you 11/1/2000) the costs of providing water and sewer utilities to serve the proposed (9/2/2004 draft /preliminary park master plan) reshoom/concession facility for the Twin Creeks Park. I have included two small color maps (scale V" =400') to show potential routings for those utilities for which I have estimated costs, In general, I estimate the cost of 8" gravity sewer lines at between $100 and $125 per lineal ° foot (as per recent information provided by OWASA) and 12" water line at $75 to $100 per linear foot. Per foot prices are inclusive of the costs of construction, design, project administration, some rock excavation, permitting fees, easement acquisition, etc. There are a number- of water and sewer utility issues that must be resolved through the master planning of the utilities that will ultimately serve the portions of the Twin Creeks properties that may house school facilities. Extension of utilities that will serve the as yet undeveloped Carrboro north -west area will also involve utility planning for the Twin Creeks property. Specifically, extension of gravity sewer outfall lines along the creeks through some portion of each of the Twin Creeks properties will be necessary to provide gravity sewer collection to the area around and north and east of the Old NC 86 /Eubanks Road intersection. While sewer lines that can address the maximum levels of park generated wastewater flow can be sized at the minimum required for public sewer extensions (8" mains), mains providing additional capacity will be necessary to serve the combined demands of schools and other development in the northwest area. Extension of water service to the park will require activating a 2000 foot section of OWASA's existing 16" transmission main along Old NC 86 to a point adjacent to the Twin Creeks property and then extension of a water service main from the 16" line to the internal areas of the property. I cannot imagine a scenario in which potable water demand (assuming that water for irrigation would come from wells or something other than OWASA's potable water system) for the park would exceed 50 gallons per minute and 5000 gpd (although the draft master, plan shows a "water playground for which water demand has not been defined). This demand can be easily met with a 3" water main. However, a 3" main would not be sufficient to provide for fire protection or an adequate water supply for one or more schools located internal to the Twin Creeks properties- If one or more schools are to be located on the Twin Creeks properties, the properties will ultimately need to be crossed by waterlines in the 10" to 12" range (as necessary to provide for fire flows and pressures). It would be a mistake to construct lines of this size for the park because the quantity of water stored in the lines themselves would be far in excess of even a weekly demand for the park in most cases and seasons. The water would go "stale" (lose its chlorine residual), necessitating line flushing, re- chlorination and similar problematic water system operational problems. These problems may arise with just the :3" line as well, in that — with the 2000 feet of existing 16" line — approximately 22,000 gallons of water (or more than 4 days' demand) can be stored in the system. 16 As indicated above, more than adequate sewer service can be provided to the park restroom/concession facility via an 8" diameter gravity sewer line which, at minimum slopes (0.40% by regulation) and flowing half frill, can accommodate a flow of approximately 225 gpm or 13,500 gallons per hour. In general, the regulatory calculation for park visitors is 5 gallons per day per visitor. An 8' line could accommodate approximately 2700 new visitors per hour. I estimate that connecting the restroom /concession facility to the nearest existing OWASA sewer line will require the construction of a sewer, extension of approximately 3400 feet (from existing sewer lines - shown in green on the attached map - in the Lake Hogan Farm subdivision) up Jones Creek all the way across the southern-most County owned parcel to at least the common east -west property line ( OWASA generally requires that utility extension projects extend all the way across parcels so that the next parcel owner can extend the utility in turn). An additional 600 feet of sewer line would be required to connect the restroom /concession facility to the outfall. This service line could be as small as 6" line. The total cost for the 8" and 6" line is estimated to fall in the $400,000 to $500,000 range. The projected costs associated with activating a 2000 feet section of OWASA's existing 16" transmission main along Old NC 86, and installing 2000 feet of 3" line into the park to the proposed restroom/concession facility is estimated to be approximately $50,000 to $75,000 depending on the need to install automatic flushing devices and /or onsite chlorination equipment to insure the availability of high quality water at that facility under all park use /water demand conditions. Total pricing estimates for larger sized water lines necessary to meet potable and fire flow water demands for schools sites have not been provided because water quality concerns make it is impractical to provide the upsized lines prior to the schools and /or other high demand uses being ready or nearly ready to come online. However, current day prices for 10" to 12" water mains are expected to fall in the $50 to $75 per foot range. At this time, it is not clear what the wastewater demands would be for the "water playground" shown to be located north of the existing pond on the draft master plan. Extension of sewer service to serve this area would probably require the extension of an additional 2500 feet of 8 "sewer line up Buckhorn Branch at a cost in the range of $250,000 to $312,500. Please note that these estimates are based in my review and understanding of the Twin Creeks draft master plan dated September 2, 2004. Changes in location of proposed facilities having a water and sewer utility demand; the addition of more facilities having a water and sewer demand; a decision to utilize OWASA potable water supplies for irrigation; or decisions to upsize water and sewer lines to accorn modate non -park water and sewer demands will have a profound effect on the projected costs cited herein. Costs cited are in today's dollars. The cost of utility construction has increased dramatically — far greater than inflation - related costs increases - in some instances of late. If I may provide additional clarification on this matter, please advise d HARMONY T NO 3z '�6,C1 �r"iLl m L'- fwi�£� r� '�iz- oPFeF�� This map contains parcels prepared for the [memory of real pmpely vtin N Orange County, end's compiled from deed, Plata, and atom pubic ww.r A�� re hared records mtl data Users at bk map era hereby notified that Ma aforementioned of the public primary irdomwtion sources should be wnsulted for verifiatlon al the i 1;4800 information combined on this map, The county and its mapping companies assume iv1 *e.mv *..� 1. T r,.,,e,o, no legal responwMlity for the information conbined on This map N r 1:4806 i This map contains parcels prepared for the ieverday of real propely within �. Orange County, and is compiled from mounded deed, plats, and other pubic records and data. Usen of tho map ae hereby mtifbd that the aforamentione l .�....uo-�. public pdmary Int'mmatlon sources should be consufted for verification of the infoitnatlm contained on this map. The county and its mapping companies assume no legal responsibility for the irdannation contained on this mp. Oranna (mmfv C,IG N r 1:4806 i