HomeMy WebLinkAboutAgenda - 05-15-2001-9dORANGE COUNTY
BOARD OF COUNTY COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: May 15, 2001
Action Age~da
Item No.
.SUBJECT: H~h_Rock Farms Phase One -Preliminary Plan _ __ _ _
DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N)
ATTACHMENT(S): INFORMATION CONTACT:
1) Resolution of Approval Eddie Kirk
2) Application Extension 2582
3) Vicinity Map TELEPHONE NUMBERS:
4) Agency Comments Hillsborough 732$181
5) Fiscal Impact Analysis Chapel Hill 968-450.1
6) Preliminary Plan Durham fi88-7331
7) 12-6-00 Draft Planning Board Minutes Mebane (336)227-2031
8 See attached note concernin water resources
Continued from the March 20, 2001 meeting and tabled at the April 17, 2001 meeting for additional
information on the following items:
1) Report from the Environmental and Resource Conservation Department regarding the
"Investigation of Ground-Water Availability and Quality in Orange County, North Carolina" -
Received in the May 1, 2001 County Commissioner meeting. (See also attached water
resources information)
2) Pedestrian access to the Community Recreation area -Trails are proposed to the pocket park
and pedestrian access is provided to the open space common area between lots 9 & 10 and 14
~ 15.
PURPOSE: Consideration of the flexible development Preliminary Plan for High Rock Farms
Phase One Subdivision.
BACKGROUND:
Request- Preliminary Plan Flexible Development
Applicant: Roger James Construction
• Seventeen (17) residential lots proposed on a 36.07 acre tract .
• Total 55 acres (34%) open space proposed for entire project. This phase will contain 21 acres
of the 55 acres, which represents 38% of the total project open space. As future phases are
proposed the open space component will decrease as a percentage. (Refer to map on pages
12 and 13.)
• Minimum lot size is 40,000 sq. ft.
• Average lot size - 41,120 sq. ft. (95,083 sq. ft. gross lot size)
• Cluster Minimum to actual lot ratio (CMTAR) is 1.02.
• Gross Area lot ratio (GALR) is 2.12.
Location
South side of High Rock Road in Cheeks Township between Ira Road and Mill Creek Road.
2
Existin and Pro osed Conditions
Existing:
• Current zoning is Rural Residential (R1) (min. lot size = 40,000 sq. ft.)
• Located in Back Creek Protected Watershed. (Maximum Impervious Surface = 12%)
Physical Features:
• There is one designated stream on the properly.
• The site is entirely wooded with mixed ,hardwoods and pines.
Adjacent Land Use:
• Properties to the west, east and south are medium to large acreage single family residential
lots.
• Aberdeen Downs and Wagon Farm Trails are one acre lot subdivisions to the north across
.High Rock Road.
Proposed:
Roads:
• Access is from High Rock Farm Drive, a new public road to be constructed to state standards.
• One cul-de-sac will extend east from High Rock Farm Drive (High Ground Court).
• All roads are to be constructed to NCDOT standards. "
Open SpacelBuifers:
• Open space is property designed for connectivity and buffering
• Type A 30 foot buffer required along High Rock Road.
• 100 foot building setback along perimeter required under flexible development is provided.
Water~Sewer:
• Individual wells.
• Private septic systems.
Recreation:
• Cheeks District Park
• Pocket Park proposed with swing set and 2 park benches in the open space.
• Payment in Lieu = $7,735.00 (17 lots x $455)
• No dedication is warranted because no county recreation area or conservation area has
been identified at this time.
Agent Comments:
• Comments attached from Environmental Health, NCDOT, and Emergency Management.
Development Process. Schedule and Actio~t
Planning Board:
• First Action: Concept Plan approved by the Planning Board January 5, 2000 with the
following conditions:
1. The intersection and road alignment on the Preliminary Plan shall meet NCDOT
standards.
2. A turn lane and street improvements shall be constructed on High Rock Road as
recommended by NCDOT.
3. Dedicate a triangular portion of land sufficient to permit alignment of future road with
Maple Avenue to be shown on Preliminary Plan.
4. The secondary means and timing of access provision will be examined with the
Preliminary Plan.
• Preliminary Plan addresses conditions of approval of the Concept Plan that apply to this
Phase. The turn lane on High Rock Road shall be constructed with the construction of
Phase Two.
• Second Action:
1. The Planning Board in a 5 to 2 vote recommended approval December 6, 2000. The
Board was concerned about the water pressure availability and was informed that the
resolution provided for Emergency Management to approve the water lines. The
applicant has since agreed to allow individual wells on each lot.
• Third Action: Board of County Commissioners to consider the Preliminary Plan
Options:
1. The Board shall consider the application witf~in 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 Preliminary Plan is approved by the County Commissioners the applicant shall
have one (1) year to prepare and file a Final Plat or to request cone-year
extension from the Planning Director. _
FINANCIAL IMPACT: Fiscal Impact Analysis included as an attachment.
RECOMMENDATION(S): Planning Staff Approval, in accordance with the attached
Resolution of Approval.
Planning„Board Approval, in accordance with the, attached
Resolution of Approval.
Administration
Approval, in accordance with the attached Resolution of Approval.
RESOLUTION
OF THE
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS
Date _, May 15.2001
Name of Subdivision Hi h Rock Farms Phase
Owner/Applicant Hish Grounds~Inc.
The Board of County Commissioners hereby approves High Rock Farms Phase One subdivision
preliminary plat, dated October 4, 2000 and containing 1'I lots, subject to the fulfillment of
requirements specified herein.
High Rock Farm Drive and High Ground Court shall be irrevocably dedicated to the general
public and be constructed to standards of the North Carolina Department of Transportation. The
approval of this resolution authorizes and directs the Orange County Manager to accept for
Orange County and on behalf of the public generally, the offer of dedication of High Rock Farm
Drive and High Ground Court. This acceptance by Orange County of the dedication to the
general public of High Rock Farm Drive and High Ground Court shall be without maintenance
responsibility. These roads shall be maintained by the owner/applicant until such time as it is
accepted for maintenance by the.North Carolina Department of Transportation or some other
governmental body. Before the Final Plat of High Rock Farms Phase One Subdivision can be
recorded:
A. Sewage Disposal and Water Supply
1. Each residential lot shall contain an adequate area for septic disposal, and repair
area, approved by the Orange County Division of Environmental Health.
2. The septic system location may restrict the size and location of improvements.
This disclosure shall be included in a document describing development
restrictions to be recorded concurrently with the Final Plat. The document shall
also disclose that information regarding the tentative location of septic systems. is
available from the Orange County Health Department, Division of Environmental
Health.
3. There can be no connection to Orange-Alamance Water System and each
residential lot shall contain an individual well.
S. Roads and Access
High Rock Farm Drive shall be constructed to standards of the North Carolina
Department of Transportation, within a 60' right-of--way, and the construction
shall be inspected and approved by NCDOT. High Ground Court shall be
constructed to standards of the North Carolina Department of Transportation,
within a 50' right-of-way with 5 foot utility easements on each side, and the
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 Rock Farm Drive and High Ground Court to the
standards of the North Cazolina Department of Transportation. An estimate of the
construction cost must be prepared by a certified/licensed engineer or grading
contractor and submitted to the Planning and Inspections Department. The
construction estimate must include a 10% contingency factor. The financial
guarantee must reflect 110% of that estimate and be issued by an accredited
financial institution licensed to do business in North Carolina.
The document describing development restrictions to be recorded with the Final
Plat shall state that the financial guazantee will not be released until the road
construction has been inspected and approved by NCDOT.
2. All lots shall receive access from the internal subdivision wads. Lots 7 and 17
shall receive access from High Ground Court. No driveways shall be permitted
within 50' of a street intersection.
3. An erosion control plan for construction of the roads shall be submitted by the
applicant to the Orange County Erosion Control Division for review and approval
prior to Planning Department signatures on final plat.
4. Street names shall be approved by Planning Department and shown on final plat.
5. Approved street name signs shall be erected at the intersection of streets as
required in Section IV-B-3-c-12 of the Orange County Subdivision Regulations.
Evidence shall be submitted by the applicant that the sign is in place, or a copy of
the receipt for purchase of the sign shall be submitted to the Planning Department.
Signs to be erected prior to issuance of the first Certificate of Occupancy.
6. Dedicate the triangulaz 0.11 acre pazcel to Orange County at time of the recording
of final plat.
7. Dedicate additional 15' right-of--way along the entire length of High Rock Road at
time of recording of final plat.
8. Record a S' non vehicular access easement along the entire length of High Rock
Road with the exception of intersecting street rights-of--way.
C. Land Use Buffers and Landscaping
1. Landscaping shall be installed or preserved as indicated on the approved
landscape plan, and must be inspected and approved by the Planning and
Inspections Department.
to
2. Provisions for protection of existing trees as shown on the approved landscape
plan shall be included in a document describing development restrictions and
requirements to be prepared by Planning Staff and recorded concurrently with the
Final Plat.
3. A Type A Land Use Buffer shall be provided along High Rock Road. The buffer
shall be 30 feet in width and provide sufficient vegetation to meet the standards of
Section IV-B-S-e of The Subdivision Regulations., Said buffer shall be so noted on
the plat, and described in a document describing development restrictions and
requirements to be prepared by Pla~uung Staff and recorded concurrently with the
Final Plat.
D. Drainage _
1. Impervious surface data; as pursuant to Article 6.23.3c.1 of the Zoning
Ordinance shall be included in a dacument describing development restrictions
and requirements to be prepared by Planning Staff and recarded concurrently
with the Final Plat. The impervious surface limitations for each lot shall indicate
whether the impervious surface includes ar excludes one-half (1/2) of the road
width in the calculations.
2. Locate drainage easements on final plat as required following review and approval
of the Erosion Control Plan.
3. Stream buffers shall be contained entirely within the open space areas as indicated
on the preliminary plan.
4. Drainage culverts shall be sized and located as required by NCDOT and the
Orange County Erosion Control Officer.
E. Parkland
1. Cash in the amount of $7,735.00 (171ots x $455) shall be paid to Orange County
as payment in lieu of parkland dedication prior to recordation of final plat.
2. The entirety of the open space to be shown on the Final Plats shall be irrevocably
dedicated to the homeowners association for recreation/open space use by
residents of the subdivision. Two 10' access easements shall be provided to the
common area- one between lots 9 and 10 and one between lots 1~4 and 15.
3.. A pocket park with a swing set and park benches shall be constructed in the open
space as indicated on the Preliminary Plan prior to issuance of the first certificate
of occupancy.
4. Pedestrian connectivity shall be provided from this phase to future phases.
F. Miscellaneous
1. The Final Plat shall contain a title block and vicinity map in accordance with
Section V-D-2 and V-D-3 of the Orange County Subdivision Regulations.
7
2. The following easements shall be shown on the plat:
a. drainage easements as required by D.2. above.
b. two 10' access easements to the common area -one between lots 9 and 10
and one between lots 14 and 15.
c. 5' non vehicular access easement along High Rock Road~with the
exception of intersecting street rights-of--way.
3. Minimum building setbacks shall be as indicated on the Preliminary Plan. The
setback requirements shall be stated on the plat, acid in a document describing
development restrictions and requirements to be prepared by Planning Staf€ and
recorded concurrently with the Final Plat.
4. If any condition of this Resolution shall be determined by a court of competent
jurisdiction to be invalid or void, then this Resolution is void in its entirety and
of no effect and the Preliminary Plat approval granted herein is rescinded.
G. Ce~rttifications
1. A Certificate of Survey and Accuracy signed by a registered Land Surveyor shall
be notarized on the face of the Final Plat.
2. A Certificate of Declaration and Maintenance in the form provided in Section
V-D-6-b of the Orange County Subdivision Regulations signed by the landowner
and developer shall be on the face of the plat and included in a document
describing development restrictions to be recorded concurrently with the Final
Plat.
3. The North Carolina Department of Transportation shall certify that High Rock
Farm Drive and High Grround Court have been constructed to State standards or
that construction plans have been approved prior to Planning Department
signatures on final plat.
4. A Certificate of Approval signed by the Orange County Planning and Inspections
Department.
NOW THEREFORE BE YT RESOLVEIa by the Boazd of Orange County Commissioners
that the Preliminary Plan for High Rock Farms Phase One Subdivision is approved in accordance
with the above mentioned conditions and attached Preliminary Plat dated Mazch 20, 2001.
Upon motion of Commissioner , seconded by Commissioner ,
the foregoing resolution was adopted this the day of , 2001.
I, Beverly A. Blythe, Clerk to the Board of Commissioners for the County of Orange,
North Cazolina, DO HEREBY CERTIFY that the foregoing is a true copy of so much of the
proceedings of said Board at a meeting held on , 2001 as relates in any way to the
adoption of the foregoing and that said proceedings are recorded in Minute Book No. of the
minutes of said Boazd.
,WITNESS my hand and the seal of said County, this day of , 2001.
Clerk to the Board of Commissioners
APPLICATION FOR PRELIMINARY PLAN APPROVAL
MAJQR SUBDIVISION 8,93
ORANG COUNTY
_ BATE: 10/4/00
PLEASE TYPE OR PRINT (INK ONLY) '
SUBDIVISION NAME: H14h ROCk Farms (Phase Or(e)
LtJCATIQN: 5600 Hi h Rock Road Efland NC 2'7243
OWNER/DEVELOPER: H~4h Grounds, Inc. / Roger James Development Corp.
AbDRESS:. 507 North First Street TELEPHONE NO.: 91 9-563-2142
e a n e , - ~-~~-
AGENT/CpNTACT: _g~~~a7amP~~ TELEPHONE NO.: g1 - 63-0555
A- SUMMARY INFORMATION:
Orange County Tex Map ~ Block - Lotls)1 O & 1 2 Township Cheeks
Zoning District(s): R-1 , ~aCk Pte`
Total Number of Acres: 40.04 Acres Phases:
Total Number of Lats: 1 7 Average Lot Size:41 1 2 7 SFMinimum lot Size: 4 0 0 0 7 SF
Number/Type of Structures: (existing) _ (proposed) 1 7 i
Lineal Feet in Streets: ~'~~~•~~~
Acres in Open Space: 21 " 0 S Acres
Water Supply~~t e_A7 amf'ublic (specify) Community Individual
Wastewater Disposal: ~ Public (specify) Community X _ Individual
School District: ~~tL~l.?~ _ Firebistrict: Efl~nd
General Land Uses in Area: ~~- "-
Critical Areas: streamldrainegeways flood prone areas
aC - PW watershed (specify) Orie
historic sites
other (explain)
Is the property io be subdivided currently under "farm use value taxation"7 Yes_ No_. If `yes`,
please contact the Orange County Tax Office. Subdivision of the property may require payment of
deferred taxes under "farm use value taxation'.
B- All plats must be submitted on sheet na smaller than one inch equals two-hundred feet ll' =200') and
no larger than.ona inch equals twenty feet 11 " ~ 20') and must contain the following information:
~ ':' '~<':M'•'• subdivision name X ""'~'':' zoning of tract and adjacent
~_ ~`"~ name & address of owner(s) _ properties
~~ ~ ~ name & address of subdivider ~X^ building setback lines by notation
(if other than owner) or typical lot Isyout
,1' X name of surveyor, engineer,
X location and width of existing and
C landscape architect or architect, proposed easements (drainage,
C
address, registration # and seal utilities, reads, etc.)
X ~<``;•,; (title) Preliminary Plan _ X {~"?:``~'` existing, proposed end ad oinin
K '•?>:~^'- scale, north arrow """"" I g
rights-af-way including dimensions
rn v ~_ ~'.,'•.:,<.:•<.°<#" date (including revision dates)
~ ~`'=~~>;;h.:: township, tax map-block-lot end street names and state road
numbers. Lineal feet of road
~ O references centerlines and approximate
~_ :: Parent Parcel Identification # acreage of new street rights-of-
`p ~,_ '' deed book and page JI of property way
to be subdivided X x``~•'"`' existing and proposed utilities,
~_ ?`!~• boundary described with bearings including type, sizes, hydrants,
E c~+ - and distances valves, manholes
v ~ ~ `" fatal acreage of the tract end X existing and proposed curbs,
x q~ acreage of tats, including and gutters and culverts, including
excluding area within rights-af- ~ sizes and grades
U ~ way NA '' > `: location and width of alleys,
_~ ~'> control corner sidewalks, hike lanes, transit
systems, and bus stops
(please complete reverse side)
~Y._ ~`~`
`
" prc,,,oeed ht lines with dimensions X ;~,~~ typical street cross-sections end
~_
:'=~•
'`~''':' lot & block numbers intersection details including
4~ ~
' phasing lines design end width of travelway and
~., ~„ >~r~`'~
'~'~' topography et ten foot 11 p) shoulders
'~
c
.. intervals f::~?~~:'~~
X
horizontal alignment and general
t7 X 3~i:#~'°;zx; water bodies, streams, floodwey ~ curve data (public roads)
~
cn
,..,.....~ and floodplains ~,_ `:~`•~;`~? • Centerline radius on all proposed
~ X ~ stream buffers streets
~
X
location and size of parcels ~~: >~?;<
}:.:~
ermanent features such es
y dedicated for public use, buildings, cemeteries, historic
~ ~ recreational use ar reserved in landmarks
•~ ~
• common, with ur ose noted
P P X ,{,%
~
adjoining lot layout names of
~ ~ :~:s:.~
X is{zz::::~s?~i
impervious surface date (if located
adjoining property owners
If
~ y.~ ' in water supply watershed) .
subdivided, subdivision plat name
~
,~ ~
'''~~
~'~'''~`~
.~,«~:;;~
vicinit ma showin
Y P g general ,
plat book & page number, and
~ ~ location of subdivision with streets perimeter lot numbers.
CQi to
and roads identified by State road ~;a:;;nw?x;:
X >.•~;;;;;;,•,~~
location and size of lots of
~
:
a
~s number and Hama restricted development potential
~ ~ My;
;:
zr:
X >:~~~~<~
landscaping and buffer
and natation an plat regarding
~ ~
~ ~
„c.„:.,:,:~: requirements
same
U Cr) __ X ::?„`: ~'-':1 township, corporate and extra- X ~":''~`'` stormwater detention and/or
territorial planning jurisdiction lines retention sites and undisturbed
which crass the property areas for infiltration purposes (if
located in water supply
' watershed)
C• OTHER SUBMITTAL REQUIREMENTS
T, Twenty-five (25) copies of the preliminary plat.
2. One full size copy of an Orange County Tax map (with tax parcels involved clearly marked in
pencill.
3. Where municipal or OWASA sewer is not available, a copy of the Preliminary Plat indicating
Health Department soils analysis approval/denial for each lot shown thereon.
4. Whore a private road is proposed a written statement by the applicant or his/her authorized
representative which sets forth the justification far a private road (see Section IV-B-3-d-1 of the
Orange County Subdivision Regulations).
5. Auxiliary documents, in Brett form,. prepared in accordance with 5ectivn Vl of. this Ordinance
which assure completion and/or maintenance of improvements required by this Ordinance.
Such documents may include, but not be limited ta, a private road maintenance agreement, and
articles of incorporation and restrictive covenants pertaining to a homeowner's association.
These documents may be required as necessary as evidence that the ordinance requirements
ere being met.
B. Fee - 5350.00 plus $5.00 per lot (1 fee for preliminary and final platl.
7. If the subdivision contains 10 lots or more the following information shall be submitted with the
application:
e. Number of years to buildout. ,'~
b. Number of houses to be built during each year to buildout.
c. Average price of houses including lots far each year to buildout. '
I, the applicant, hereby certify that the foregoing application is complete and accurate.
~~ •~ .
A PLI ANT' IG.NATURE
10-4-00
DATE
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Nov-10-00 12:41P Cn'l~man Gledhi 11 Nargrav~ 919 732 7997 I 14
LAW OFEiCEti
COLEMAN, GLEDHILt ~ HARGRAVE
A PRfJFEStiIt)TJAl. C:DN1bitASION
119 E TRY(7N 5I1tEF.T
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}I1Ia,5He]R000H. NOaTH G-Ap13NA 27276
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Novctnber 10, 2000
V1A FACSIMILE
Eddie Kirk, Planner II
Orange County Planning Departnie:nt
P.(7. Box S 1$i
Hi1lsUorough, NC' 27278
Re: Preliminary Plan for High Rack 1' arms Subdivision, Yhase 1
Dear Eddie:
1 h~1vc reviewed the about referenced projcet per your October 12, ?UUU Request
far Review. 1 haver no conunents at this time.
Sincerely,
COLEMAN, ClC,F.DHYLL & HARCRA~`1+;, P.C.
Harmony Whalen
h~ ghrockpre I ~ n+. p b'hw
Orange-Alamance Water System, Inc.
POST OFFICE BOX 1$7 MEBANE. NORTH CAROLINA 273U2 TELEPHONE: (919) 56.3.6212
January 5, 2000
To Whom It May Concern:
At the regular monthly meeting held on September 30, 1999, the Board of Directors of
Orange-Alamance Water System, Inc. approved to accept an offer made by Roger James
of Roger James Development, Inc. regarding High Rock Farms Subdivision in Orange
County. Mr. James proposed to build 97 homes that would be constructed in sis phases.
He further proposed to dig deep wells, provide all piping to hook into Orange-Alamance
Water, chlorinating.equipment, and any other necessary appurtenances to hook into our
water system. Upon completion of above, the system would be turned over to Orange-
Alamance for ownership.
If any questions, please feel free to contact me.
Sincerely
ORANGE-ALAMANCE WATER SYSTEM, INC.
~°~ t~~ ~~4r-vim
.) James E. Covington,
President
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16
C~rttrtg~ Cn~~r~tt~ ~H~~1~ ~~#ttrtm~rr~ 4~°"`y "'d~'
Joanehan E. Klein, Chair Rosemary L. Summers, MPH, DrPH ~ ° ~
Janet H. 5auherland, Vice Chair o
CWanga Connry Board of Health Health Director Change Cooney Board of Health
r
M.w. ^__... r.ur. ~
Environmental Health Division
Ron Hold~rry, Division Director
306-0 Revere Road, P.O. lios 8181 Phone= (919) 731.8181, x1360 FAX: (919) 6~-300
Hillsborough, NC 17.78 Betty 13orland Barbara Patterson Chapel Hill Durham Mebane
t+•w.e.~'r+itnnrzr-nt-ux/nrnmer/rm6lrh/ Administrative. Assistant Office Assistant (9I9) 96d-}50l (919)688.7331 (9191 Z17-30
November 17, 2000
SOIL /SITE Evaluation Summary for:
HYGH ROCK FARMS
CHEEKS Township ZVIap 2 Lot 10
iviap Revised Date,October 27, 2000
LOT # DESIGN FLOW TYPE SYSTEM
1 480 GPD CONVENTIONAL
2 480 GPD CONVENTIONAL
3 480 GPD CONVENTIONAL w/PUIvIP
4 480 GPD CONVENTIONAL w/PUNIP
5 480 GPD SHALLOW TRENCH CONVENTIONAL
6 480 GPD SHALLOW TRENCH CONVENTIONAL
7 360 GPD ULTRA-SHALLOtiV TRENCH CONVENTIONAL w/PUMP
8 480 GFD SHALLOW TRENCH CONVENTIONAL w/PUMP
9 360 GPD ULTRA-SHALLO~V TRENCH CONVENTIONAL w/PUMP
10 430 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
11 480 GPD ~ SHALLOW TRENCH CONVENTIONAL w/PUMP
12 480 GPD CONVENTIONAL w/PUMP
13 430 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
14 480 GPD CONVENTIONAL
15 480 GPD CONVENTIONAL
16 480 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
17 480 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
17
NOTES:
The design flaw is based upon the number of bedrooms applied for by the property owner or.developer. The design flow for a bedr~
120 gallons/day (GPD). (e. g. 480 GPD ='} bedrooms)
Proposed house locations are provided by the property owner or developer as required by 15A NCAC 18A .1900 - .1969. (The Law
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 submittec
the Construction Authorization.
The blocked areas on the accompanying plat are the limits of the provisionally suitable soils as evaluated by the Orange County Hea
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 th
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
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 3G inches or more of provisionally suitable characteristics.
The a raved se tic areas should be ke t free of vehicular trafhc to in rndin and ¢om actin activities. It is the respon:
of the property owner or developer to maintain the integrity of the septic areas prior to system construction and installation. No park
cutting, or filling shall be allowed.
This report is For planning. purposes only and does not constitute any approval. Lot approval is granted only in the form of an Impro~
Permit.
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Orange County Emergency Management
P.o. Box slsl
Hillsborough
North Carolina
2727$
9-1-1 Communications Emergency Medical Services
24 Hour Warning Point 4•..~... e, Fire Marshal
919-732-8161 •933-2600 `.~ i • ~ Disaster Response
,~ ~ Hazardous Materials
24-Hour Fax Machine 919-644-3030. 968-2050
919-96'7-9026 "'
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919-968-4066
TO: EDDIE KIK, PLANNING DEPARTMENT
FROM: MIKE TAPP, DEPUTY DIRECTOR/FIRE MARSHAL rvy0
RE: HIGH ROCK FARMS SUBDIVISION, PHASE ONE
DATE: NOVEMBER 14, 2000
We have reviewed the preliminary plan of High Rock Farms Subdivision and offer the
following comments:
1. We would ask for more information on projected water availability for fire protection.
Plans indicate the extension of an eight inch water line from an existing six inch waterline
from the Orange-Alamance Water System. Low water supplies that currently exist in the
Fieldview Subdivision will be extended into the High Rock Farms Subdivision based on
information provided on the preliminary plans. Our intent is not to delay the approval
process, but to insure that adequate water supplies are made available for fire suppression
purposes. I talked to Mr. Alan Miles of Civil Consultants today and his indication is that a
plan will be developed, within a reasonable time, to address these issues.
1~
If you need additional information, please contact us.
~o
FISCAL IMPACT ANALYSIS FOR HIGH ROCK FARMS PHASE ONE
RESIDENTIAL SERVICE STANDARD APPROACH
Prepared by
The Orange County Planning Department
November,.2000
PROJECT DESCRIPTION
HIGH ROCK FARMS PHASE ONE subdivision contains 17 buildable lots and is
located in Cheeks Township. The lots are accessed by new public roads which will
intersect with High Rock Road. The current zoning is RB -Rural Buffer. The average
lot size is approximately 2.18 acres including open space. Lots will. be served by
Orange-Alamance water and individual septic systems.
Project build-out is estimated at two years. Housing units will be constructed,
beginning in 2001, with completion of the project scheduled for 2002. Units will
consist of detached single-family homes, and the applicant estimates the average sales
price to be $180,000 including the lot.
METHODOLOGY
Fiscal impact analysis is a projection of the direct, current, public costs and
revenues associated with residential and non residential growth in the jurisdiction in
which the growth is taking place. Fiscal impact analysis considers only direct impact
in that it projects only the primary costs that will be incurred and the immediate
revenues that will be generated. It calculates the financial effeck of a planned
development or new subdivision by considering the current costs and revenues such a
development would generate if it were completed and occupied today. Fiscal impact
analysis does not consider the private costs of public action. It is concerned only with
public (governmental) costs and revenues.
The method used in preparing the fiscal impact analysis is the Service Standard
Approach. While only gross expenditures by service category are derived from the Per
Capita Method, the Service Standard ,method determines the total number of
additional employees by service function that will be required as a result of growth.
This method employs. average county government costs per person, average school
costs per pupil, an employee to population ratio, and average operating expenses per
employee for each service category and school district. The number of new employees
are projected and multiplied times the average operating expenses (includes
personnel, operating and capital costs) per employee. These average costs are then
weighed against per capita and per pupil revenues to project the total net fiscal impact
of the development.
TABLE OF CONTENTS
SERVICE STANDARD APPROACH
PROJECT FISCAL IMPACT ANALYSIS
Section 1 -Project Data
Project Name, Township, Schoal District
Beginning Year, Ending Year, Inflation
Characteristics of Households
Construction Schedule/Cost Data
Section 2 -Local Government and School District Data
Budget Year
Per Capita Revenues
Per Capita Expenditures
Per Student Expenditures
School District Per Employee Expenditures
Employees Per 1000 Population
County Per Employee Expenditure
Other Data
Other Model Constants
School District Data
Section 3 -Demographic Projections Based On Project Data
Total Housing
Total Population
School Children _
Additional County Employees
Total
School District Additional Employees
Section 4 -Projected Net Fiscal Impact on County
Tax Base
Revenues
Expenditures
Net Fiscal Impact
Section 5 -Projected Net Fiscal Impact on School District
Revenues
Expenditures
Net Fiscal Impact
Section $ -Summary of Projected Impacts
Additional Housing
Additional Population
Additional School Children
'Tax Base
County Government Balance
School District Balance
Total Net Fiscal Impact
Section 7 -Summary of Projected Public School Capacity Impacts
22
EKPLANATION OF TERMS AND DATA SOURCES
SECTION 1 -PROJECT DATA
Project data includes information about the specific development project. Much,
if not all, of the information is supplied by the applicant. Data inputs include:
Project Name: Name of the ,project.
Township; Township in which the project is located.
School District: School district in which the project is located.
Beginning Year: The first year of the project in which dwelling units are completed and
occupied.
Ending Year: The last year in which dwelling units are completed and occupied. The
template is set to calculate fiscal impacts for aten-year.period.
Inflation Rate: Unless an- inflation rate is entered, the template will calculate fiscal
impacts based on constant dollars. Since the inflation rate changes frequently, the
Finance Department must be contacted for the most recent figure.
Persons/Household: The estimated average number-of persons/household (dwelling
unit) based on 1990 Census data and studies of the number of students per
household far the school district in which the project is located. The most recent
studies include A Study of Housing Characteristics and Sfudent Generation Rates for Orange
County, N.C. (1995) and Technical Report: Calculation of Proportionate Share Impact Fees
for Financing Public School Capifal Needs, Orange County, N. C. (1996).
Children/Household: The estimated average number of school age
children/household (dwelling unit) based vn studies of the number of students per
household for the school district in which the project is located. The mast recent study
is A Study of Housing Characteristics and Sfudent Generation Rafes for Orange County, N. C.
(1995).
Non-Elderly: N.C. General Statutes permit an $11,000 exemption to the elderly and
disabled who meet certain income criteria. In the event that elderly units are part of
the' project, the percentage of eligible non-elderly units is entered. The tax base will
automatically be adjusted to reflect the exemption.
Number of Homes: The number of dwelling units to be constructed in the project in
each year.
23
Average Sales Price: The average sales price of all dwelling units. based on the
number and sales price of dwelling unit types to be constructed in each year.
SECTION 2 -LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA
Local government data includes information regarding expenditures required to
provide County services and revenues received based an the approved Orange County
budget for the fiscal year in which the project is considered .for approval. All
information derived from the approved budget remains constant throughout a fiscal
year (July-June) and is changed only with the approval of a new budget.
Local .government revenue and expenditure information is compiled on a per
capita (per person) basis. Per capita figures are derived by dividing the total
expenditures for a particular service function or revenue source by the estimated
population of Orange County for the year in which the project is considered for
approval. Populations estimates are prepared by the Planning Department.
Data inputs include the fallowing:
Budget Year: The current fiscal year; i.e., 1996-97.
Per Capita Revenues: The sources of revenue by major category are as .follows:
Taxes -Other Than Property: Revenues from taxes other than property taxes include
those from sales and use taxes, franchise taxes, and animal taxes.
Intergovernmental Aid: Revenues from this source, in the form of categorical aid or
shared-tax revenues, are provided through State and federal assistance programs.
Service Charges: Service (or user) charges support numerous functions and are
charged to those who voluntarily receive governmental services or use governmental
facilities.
Miscellaneous: Miscellaneous revenues include interest earnings on investments,
proceeds from license and permit fees, and all other revenues.
Per Capita Expenditures: Expenditures by major category are as follows:
General Government: Services related to the legislative, administrative, financial, and
legal functions of government.
Public Safety: Law enforcement services and emergency medical services.
Public Works: Efforts related to the maintenance of County-owned property and the
provision of sanitation (solid waste disposal) services.
24
Human Services: Departments responsible far the provision of health, social, and
recreation-related services.
Education: Orange County supports two school units, the Orange County school
system and the Chapel Hill-Carrboro school system. This category includes
appropriations made to the designated school system for Recurring Capital items.
Recurring Capital .funds are used for general maintenance, purchase of new
equipment/furnishings and vehicle maintenance.
Non-Departmental: Contributions to agencies providing cultural and social services
outside the formal structure of county government. Other expenditures ~incl~de
equipment replacement and contingency funds. Although there ~ are no employees
generated by this category, it has been included as an operating expenditure. It will be
included in Section 4, "Total Annual County Expend,iture." These expenditures will be
calculated on a per capita basis as opposed to .a per employee basis.
Per Student Expenditures: Information regarding expenditures required to provide
educational services and revenues received are based on the approved school system
budgets far the fiscal year in which the project is considered for approval. All
information derived from the approved budgets remains constant throughout a fiscal
year (July-June) and is changed only with the approval of new budgets.
Expenditure information is compiled, on a per student basis far County Government
Current Expense, School District and State appropriations. County Government
Current Expense funds are used for general operation purposes including Instruction
and Support Services.. Federal revenues and expenditures and other local revenues
such as Fund Balance have not been included since they are not directly growth
related. Per student figures are, derived by dividing the total appropriation for
educational purposes from,a particular source by the estimated number of students to
be enrolled in the applicable school system far the year in which the project is
considered for approval. Student enrollments are obtained from the approved school
system budgets.
County Government: Expenditures in this category are based an appropriations to the
school systems by Orange County for Current Expense. The minimum level of per
student appropriation is determined by the State Board of Education.
School District; Expenditures in this category are unique to the Chapel Hill-Carrboro
school system and are based on the level of expenditures passible through assessment
of a supplementary school tax.
State: Expenditures in this category 'are based on appropriations from the State Board
of Educatioh.
2~
School District Per Employee Expenditure: Expenditures per employee based on
County, School District and State appropriations, and the total number of school
district employees.
Employees Per 1000 Population: The number of employees in a particular service
category per 1000 population.
County Per Employee Expenditure: The average operating and capital expenses per
employee in a particular service category. Total expenses in each category includes
personnel, operating and capital costs.
26
Other Data;
County Government Tax Rate: The County tax rate per $100 of assessed valuation.
Since the per capita method focuses only on operating expenditures, the tax rate is
reduced by an amount equal to the debt service payments from property taxes for
capital projects.
School District Tax Rate: The supplementary tax assessed on behalf of the Chapel
Hill-Carrboro school system.
Assessment Ratio: The ratio of market (sales) value to assessed value based on
information supplied by the Tax Office. The assessment ratio is used to convert market
value to assessed value for the purpose of computing the tax base.
Other Model Constants
Elderly Exemption: For projects developed partially or exclusively for elderly (65 and
older) or disabled individuals whose annual income does not exceed $12,000, an
$11,000 tax exemption is used in projecting the tax base.
School District Employees Per Student: The number of employees per student in a
specii'ic school district.
SECTION 3 -DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA
Demographic projections provide information about the number of new residents and
school children anticipated in Orange County resulting from project development.
Projections also provide the number of additional employees required per service
function and school district as a result of the new development.
Total Housing Units: The cumulative total of new housing units added each year by
project development. _
Total Population: The total population added each year by a project derived by
multiplying the number of homes to be constructed by the number of persons per
household (see Section 1).
School Population: The total number of school children added each year by a project
derived by multiplying the number of homes constructed by the number of children
per household (see Section 1).
Additional County Employees: The number of additional employees required per
service category based on project development.
Total: Total of all additional county employees required based on project development.
z
School District Additional Employees: The number of additional employees required
per school district based on the project development.
SECTION 4 -PROJECTED NET FISCAL IMPACT ON COUNTY
Tax Base: The tax base represents the increase in assessed property value expected
each year resulting firam project development. The values shown are in $1,000's and
are derived from a formula which includes the number and sales price of homes, and
the assessment ratio. Where applicable, the percentage of non-elderly-units and elderly
exemption are also used.
Revenues: All revenues are derived from a formula which multiplies the per capita
revenues (Section 2) times the projected population (Section 3). The exception to this
is the property tax which multiplies the tax base times the county government tax rate.
Expenditures: All expenditures are derived from a formula which multiplies the per
employee expenditure (Section 2) times the number of additional employees (Section
3).
Net Fiscal Impact: The net balance is the difference between projected expenditures
and projected revenues. A negative net balance indicates that it costs Orange County
more to provide services to a project than it receives in revenues. A positive net
balance indicates that more revenues are received than it costs to serve a project.
Positive net balances in one project may thus be used to offset negative balances in
another.
SECTION 5 -PROJECTED NET FISCAL IMPACT ON SCHOOL DISTRICT
Revenues: The County contribution is derived by transferring education expenditures
by County government (Section 4). Revenues derived from the school district tax are
derived by multiplying the school district tax times the tax base. State revenues are
derived by multiplying the per student expenditure figure times the total projected
number of school children (Section 3).
Expenditures: Expenditures are derived from a formula which multiplies each per
student expenditure (Section 2) times the total projected number of school children
(Section 3) and adding the results.
Net Fiscal Impact: The net balance is the difference between projected expenditures
and projected revenues. A negative net balance indicates that it casts the school
system more to provide educational services for children in a project than it receives in
revenues. A positive net balance indicates that mare revenues are received than it
costs to serve a project. Positive net balances in one project may thus be used to ofiFset
negative balances in another.
SECTION 6 -SUMMARY OF PROJECTED IMPACTS
zs
SECTION 7 -SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
RESIDENTIAL FISCAL IMPACT TEMPLATE: SERVICE STANDARD METHOD 29
Bureau of Economic 8~ Business Research -University of Florida
Modified 4/15/97 -Orange County, N C Planning Department
SECTION 1 -PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT:
PROJECT: High Rock Farms Phase One Subdivision
TOWNSHIP: Cheeks
CONSTRUCTION PERIOD:
Beginning Year: 2001
Ending Year: 2002
Inflation Rate: 2.50%
CHARACTERISTICS OF HOUSEHOLDS:
Persons/House: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. _ 2.47
Children/House: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 0.33
Non-Elderly: 100.00%
HOME SALES DATA: -
Average Distribution
Number of Sales Price of U nits
Year Homes ($) by Year
2001 8 180, 000 47.06%
2002 9 180,000 52.94%
2003 0 0 0.00%
2004 0 0 0.00%
2005 0 0 0.00%
2006 0 0 0.00%
2007 0 0 0.00%
2008 0 0 0.00%
2009 0 0 0.00%
2010 0 0 0.00%
SCHOOL DISTRICT DATA: ENTER "1" IN ( )BESIDE SCHOOL DISTRICT IN WHICH PROJECT I$ TO BE
LOCATED TO GENERATE STUDENT DISTRIBUTION BY SCHOOL TYPE.
School District: School Attendance:
Orange County ( 1) Elementary School 64%
' Middle School 17%
Chapel Hill-Carrboro ( 0) High School 19%
30 '
SECTION 2 -LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA
BUDGET YEAR: 1996-97
COUNTY POPULATION: 105898
5CHOOL DISTRICT STUDENT POPULATION: 5680
COUNTY EMPLOYMENT: POSITIONS PER CAPITA
General Government 108.60 0.0010
Public Safety 142.95 0.0013
Public Works 50.00 0.0005
Human Services 264.07 0.0025
Education (School District) 818.00 0.0077
SCHOOL DISTRICT EMPLOYMENT: POSITIONS PER STUDENT
Total 818.00 0.1440
COUNTY PER CAPITA REVENUES ($): REVENUES PER CAPITA
Taxes -Other Than Property 4653250 43.94
Intergovernmental 9007481 85.06
Service Charges 3388055 31.99
Miscellaneous 1738939 16.42
COUNTY PER CAPITA EXPENDITURES ($): EXPENDITURE PER CAPITA
General Government 6804231 ~ 64.25
Public Safety 7274334 68.69
Public Works 2871690 - 27.12
Human Services 17112641 161.60
Education (Recurring Capital) 750000 7.08
Non-Departmental 3163481 29.87
COUNTY PER EMPLOYEE EXPENDITURE ($): EXPENDITURE PER EMPLOYEE
General Government 6804231 62654.06
Public Safety 7274334 50887.26
Public Works 2871090 57433.80
Human Services 17112641 64803.43
Education (Recurring Capital) 750000 916.87
SCHOOL DISTRICT PER STUDENT EXPENDITURES ($): EXPENDITURE PER STUDENT
County Government 10121760 1782.00
School District ~ 0 0.00
State 21523177 3789.29
SCHOOL DISTRICT PER EMPLOYEE EXPENDITURES ($): EXPENDITURE PER EMPLOYEE
County Government 10121760 12373.79
School District 0 0.00
State - 21523177 26311.95
TAX DATA: ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EXEMPTION:
County Tax Rate ($) 0..9290 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
I ,
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 2005
8 17 17 17 17
20 42 42 42 42
2 4 4 4 4
0 1 1 1 ~ 1
1 1 1 1. 1
3 6 6 6 6
0.02 0.04 0.04 0.04 0.04
0.03 0.06 0.06 O.q6 0.06
0.01 0.02 0.02 0.02 0.02
0.05 0.10 0.10 0.10 0.10
0.11 0.22 0.22 0.22 0.22
0.15 0.32 0.32 0.32 0.32
YEAR
HOUSING UNITS
POPULATION
SCHOOL CHILDREN
Elementary
Middle
High School
TOTAL
COUNTY GOVERNMENT
ADDITIONAL EMPLOYEES
General Govemment
Public Safety
Public Works
Human Services
TOTAL
SCHOOL DISTRICT
ADDITIONAL EMPLOYEES
2006 2007 2008 2009 2010
17 17 -- 17 17 17
42 42 42 42 42
4 4 4 4 4
1 1 1 1 1
1 1 1 1 1
6 6 6 6 6
0.04 0.04 0.04 0.04 0.04
0.06 0.06 0.06 ~ 0.06 0.06
0.02 0.02 0.02 0.02 0.02
0.10 0.10 0.10 0.10 0.10
0.22 0.22 0.22 0.22 0.22
0.32 0.32 0.32 0.32 0.32
32 '
SECTION 4 -PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT
YEAR 2001 20Q2 2003 2004 2005
TAX BASE ($1000) 1440 3096 3173 3253 3334
REVENUES ($) -
Property Tax 13378 28762 29481 30218 30973
Other Taxes 868 1891 1938 1987 2037
Intergovernmental 1681 3661 3752 3846 3942
Service Charges 632 1377 1411 1447 1483
Miscellaneous 324 707 724 743 761
TOTAL ($) 16883 36398 37308 38240 39196
EXPENDITURES ($)
General Government 1270 2765 2835 2905 T 2978
Public Safety 1357 2956 3030 3106 3184
Public Works 536 1167 1196 1226 1257
Human Services 3193 6955 7129 73D7 7490
Education 4844 10552 10816 11086 11363
Non-Departmental 590 1286 1318 1351 1385
TOTAL ($) 11791 25682 26324 26982 27656
NET FISCAL IMPACT ($) 5093 10716 10984 ~ 11259 11540
YEAR 2006 2007 2008 2009 2010
TAX BASE ($1000) 3417 3503 3590 3680 3772
REVENUES ($) -
Property Tax 31748 32541 ~ 33355 34189 35044
~therTaxes 2088 2140 2193 2248 2304
Intergovernmental 4041 4142 4245 4352 4460
Service Charges 1520 1558 1597 1637. 1678
Miscellaneous 780 800 820 840 861
TOTAL ($) 40176. ~ 41181 42210 43265 44347
EXPENDITURES ($)
General Government 3053 3129 3207 ~ 3287 3369
Public Safety 3263 3345 3429 .3514 3602
Public Works 1288 1321 1354 1387 1422
Human Services 7677 7869 8066 8267 8474
Education 11647 11938 12237 12543 12856
Non-Departmental 1419 1455 1491 1528 1567
TOTAL ($) 28348 29056 29783 30527 31290
NET FISCAL IMPACT ($) 11829 12124 12427 12738 13057
33
SECTION 5 -PROJECTED FISCAL IMPACT OF PROJECT ON SCHOOL DISTRICT
YEAR 2001 2002 2003 2004 2005
REVENUES ($)
County 4844 10552 10816 11086 11363
School District 0 0 0 0 0
State 10004 21789 22334 22892 23465
TOTAL ($) 14848 32341 33150 33978 ~ 34828
EXPENDITURES ($)
County 4844 10552 10816 11086 11363
School District b 0 0 0 0
State 10004 21789 22334 22892 23465
TOTAL ($) 14848 32341 33150 33978 34828
NET FISCAL IMPACT ($) 0 0 0 0 0
YEAR 2006 2007 2008 2009 2010
REVENUES ($) --
County 11647 11938 12237 12543 12856
School District 0 0 0 p 0
State 24051 24653 25269 25901 26548.
TOTAL ($) 35699 36591 37506 38443 39405
EXPENDITURES ($)
County 11647 11938 12237 12543 12856
School Distrrct 0 0 D 0 0
State 24051 24653 25269 25901 26548
TOTAL ($) 35699 36591 37506 3$443 39405
NET FISCAL IMPACT ($) 0 0 0 0 0
SECTION 6 -SUMMARY OF PROJECTED DEMOGRAPHIC/FISCAL IMPACTS
34
YEAR 2001 2002 2003 2004 2005
HOUSING UNITS 8 17 17 17 17
POPULATION 20 42 42 42 42
SCHOOL CHILDREN
Elementary 2 4 4 4 4
Middle 0 1 1 1 1
High School 1 1 1 1 1
TOTAL 3 6, 6 6 6
COUNTY EMPLOYEES 0.11 0.22 0.22 0.22 0.22
SCHOOL EMPLOYEES 0.15 0.32 0.32 0.32 0.32
TAX BASE ($1000) 1440 .3096 3173 3253 3334
COUNTY BUDGET ($)
Revenues 16883 36398 37308 38240 _ 39196
Expenditures 11791 25682 26324 26982 27656
BALANCE 5093 10716 10984 11259 11540
SCHOOL DISTRICT BUDGET ($)
Revenues 14848 32341 33150 33978 34828
Expenditures 14848 32341 33150 33978 34828
BALANCE 0 0 0 0 0
COMBINED BUDGETS ($)
Revenues 31731 68739 70457 72219 74024
Expenditures 26639 58023 59473 60960 62484
BALANCE 5093 10716 10984 11259 11540
. YEAR 2006 2007 2008 2009 2010
HOUSWG UNITS 17 17 17 17 17
POPULATION 42 42 _ 42 .42 42
SCHOOL CHILDREN
Elementary 4 4 4 4 4
Middle 1 1 1 1 1
High School 1 1 1 1 1
TOTAL 6 6 6 6 6
COUNTY EMPLOYEES 0.22 0.22 0.22 0.22 0.22
SCHOOL EMPLOYEES 0.32 0.32 0.32 0.32 0.32
TAX BASE ($1000) 3417 3503 3590 3680 3772
COUNTY BUDGET ($) .
Revenues 40176 41181 42210 43265 44347
Expenditures 28348 29056 29783 30527 31290
BALANCE 11829 12124 12427 12738 13057
SCHOOL DISTRICT BUDGET ($)
Revenues 35699 36591 37506 38443 39405
Expenditures 35699 36591 37506 38443 39405
BALANCE 0 0 0 0 0
COMBINED BUDGETS ($)
Revenues 25875 77772 79716 81709 83752
Expenditures 64046 65647 67289 68971 70695
BALANCE 11829 12124 12427 12738 13057
SECTION 7 -SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS 35
SCHOOL DISTRICT DATA;
School District: School Attendance:
Orange County YES ) Elementary School 64%
Middle School 17%
Chapel Hill-Carrboro NO ) High School 19%
YEAR 2001 2002 2003 2004 2005
SCHOOL CHILDREN
Elementary 2 4 4 4 4
Middle 0 1 1 1 1
High School 1 1 1 1 1
TOTAL 3 6 6 6 g
YEAR 2006 2007 2008 2009 2010
SCHOOL CHILDREN
Elementary 4 4 4 4 4
Middle 1 1 1 1 1
High School 1 1 1 1 1
TOTAL 6 6 6 6 6
SCHOOL CAPACITIES -ALL SCHOOLS CURRENT ENROLLMENT -ALL SCHOOLS
Elementary 3328 Elementary 2822
Middle 1522 Middle 1240
High School 1520 High School 1457
.TOTAL 6370 TOTAL 5519
YEAR 2001 2002 2003 2004 2005
PROJECTED ENROLLMENT
Elementary _ 2824 2826 282!6 2826 2826
Middle 1240 1241 1241 1241 1241
High School 1458 1458 1458 1458 1458
TOTAL 5522 5525 5525 5525 5525
rrwvGV 1 cV GIYRVLLIMICIV 1
Elementary '
Middle
High School
TOTAL
2006 2007 2008 2009
2826 2826 2826 2826
1241 1241 1241 1241
1458 145$ 1458 1458
5525 5525 5525 5525
2010
2826
1241
1458
5525
12-6-DO DRAFT PLANNING BDARD MINUTES
1 MOTION:
2
3
4 VOTE:
36
Gooding-Ray moved approval of the Conservation Cluster Flexible Concept
Plan for Gold Mine Property as recommended by the staff with the change
in the fifth condition as stated above. Seconded by Selkirk.
Unanimous
6 b. Preliminary Plans
~ {1) High Rock Farms Phase I
8 (Cheeks Township 17 Lots Flexible Development)
9
10 Kirk made the presentation.
11
PURPOSE:
Consideration of the Preliminary Plan for High Rock Farms Phase One Subdivision.
BACKGROUND:
Re uest - Prelimina Plan
Applicant: Roger James Construction
• Seventeen (17) residential lots proposed on a 36.07-acre tract.
• Minimum lot size is 40,000 sq. ft.
• Average lot size -- 41,120 sq. ft. (95,083 sq. ft. gross lot size)
• Minimum to actual lot ratio (MTAR) is 1.02.
Location
South side of High Rock Road in Cheeks Township between Ira Road and Mill Creek Road.
Existin nd Pro osed Conditions
Existing:
• .Current zoning is Rural Residential (R1) (min. lot size = 40,000 sq. ft.)
• .Located in Back Creek Protected Watershed. (Ivlaximum Impervious Surface = 12%)
Physical Features: -
• There is one designated stream on the property.
• The site is entirely wooded with mixed hardwoods and pines.
Adjacent Land Use:
• Properties to the west, east and south are medium to large acreage single family residential lots.
• Aberdeen Downs and Wagon Farm Trails are one-acre lot subdivisions to the north across High Rock Road.
Proposed:
Roads:
• Access is from High Rock Farm Drive, a new public road to be constructed to state standards.
• - One cul-de-sac will extend east from High Rock Farm Drive (High Ground Court).
• All roads are to be constructed to NCDOT standards.
Open Space/I3uffers:
• 21 acres (58°l°) open space proposed. Open space is property designed for connectivity and buffering
• Type A 30-foot buffer required along High Rock Road.
• 100-foot building setback required under flexible development is provided.
Water-Sewer:
• Orange-Alamance Water system.
• Private septic systems.
Recreation:
• Cheeks District Park
• Pocket Park proposed with swing set and 2 park benches in the open space.
• Payment in Lieu = $7,735.00 (l7 lots x $455)
• No dedication is warranted because no county recreation area or conservation area has been identified at this
37
time.
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Agency Comments:
• Comments attached from Environmental Health, NCDOT, and Emergency Management.
Development Process, Schedule,, and Action,
Planning Board:
• First Action: Concept Plan approved by the Planning Board January 5, 2000 with the following condition
1. The intersection and road alignment on the Preliminary Flan shall meet NCDOT standards.
2. A turn lane and street improvements shall be constructed on High Rock Road as recommended by NCD~
3. Dedicate a triangular portion of land sufficient to permit alignment of future road with Maple Avenue to
shown on Preliminary Plan.
4. The secondary means and. timing of access provision will be examined with the Preliminary Flan.
~ Second Action:
1. Action within two regularly scheduled Planning Board meetings, or extension thereof;
2. If the Planning Board fails to act within the specified time period, application forwarded to BOCC with
Planning Board minutes and Planning Staff recommendations and conditions.
Preliminary Plan addresses conditions of approval of the Concept Plan that apply to this Phase.
The turn lane on High Rock Road shall be constructed with the construction of Phase Two.
FINANCIAL IMPACT: Fiscal Impact Analysis included as an attachment.
RECOMMENDATION(S): Planning Staff
Approval, in accordance with the attached Resolution of Approval.
The developers have agreed, since the concept plan stage, to include a pocket park, which is in the open
space land.
There was a comment in a memo from Mike Tapp, (Orange County Fire Marshall), expressing concern about
the water pressure. The concerns have been addressed in the Resolution of Approval for the construction
plans which require Orange County Emergency Management approval. The construction of the water lines
will be approved by the state, Orange-Alamance Water, NCDOT, and Orange County Emergency
Management.
The recommended turn lane will be constructed during Phase II.
Several questions about the road connectivity were answered by the staff.
Holtkamp said that this was the third Cheeks development that was close to the EDD. She said that there
should be signage alerting homebuyers that the property was within a mile of the EDD, which is in transition.
She asked about sidewalks.
Benedict said that there were few different ways to accommodate sidewalks. He said that sidewalks increase
the impervious area in private roads. If it is a public road, NCDOT is not interested in maintaining a
sidewalk, especially within rural areas. He said that sidewalks could be put on private property if a
Homeowners Association is willing to maintain it and accept the liability for it in front of each person's lot.
Within the public road right-of--way, it is not a likely option for rural roadway corridors. Another option
would be the widening of the road, which could have a dual purpose, such as bicycles or walking.
Gooding-Ray asked if liability was the issue for sidewalks. Benedict said that the road design for
subdivisions of this size was intended to be "loops and lollipops", which is loop roads and cul-de-sacs. The
idea is that people would not have to walk on the major local road, which in this case would be Frazier Road.
Gooding=Ray said that the only way for people to get to the pocket park would be to walk on Frazier Road.
38
HIGH ROCK FARMS PHASE ONE -PRELIMINARY PLAN
This subdivision was continued pending the presentation of the water resource
report, which was heard on May 1, 2001. The report included three documents:
1. Water Resource Committee Report
2. "Investigation of Ground-Water Availability and Quality in Orange County,
North Carolina" Water-Resources Investigations Report 00-4286
3. Reference to a 199fi report regarding:
Calculation of Recharge Area Required for Single Family Residential
Dwellings served by individual wells. and wastewater treatment systems
based on modified methodology contained in Groundwater Recharge to
the Regolith-Fractured Crystalline Rock Aquifer System, Orange County,
North Carolina as prepared by the U.S. Geologival Survey, Water -
Resources Investigation Report 96-4220, 199G. Demand based on
persons/family in underlying census tract, 1990.
All of these reports are independent at this point, on the decision regarding the
subdivision since these reports are informational and not regulatory.
There may be interest in the board to review and analyze the technical reports
and committee recommendations and suggest regulatory changes that would be
processed through the public hearing process.
The reports are generalized at this point and do not have specific intent to
describe the case conditions at a particular site. However, in a generalized
manner the reports do conjecture two issue areas;
1. Maximum well yields in this area is ranked a 4 on a scale of 1 to 6 for yield
per foot and 0-25 gallons per minute.
2. 'Sustainable lot size' (i.e. Recharge Area Required...) for this area
suggests that minimum lot sizes could range between 1.5fi acres and 2.1
acres depending on demand .gallons of household consumption.
From a grass acreage standpoint High Rock Farms Phase I would fulfill the gross
sustainable lot size meaning that even though the lots average .94 acres that
with adjacent open space, the gross lot size is 2.12 acres.
I caution the use of this generalization since there is need for much more
analysis,. This report information is consistent with the general direction. of our
comprehensive plan research on land use sustainability in rural areas of the
county. Amore thorough analysis of its land use and zoning implications will be
forthcoming in late summer to early fall 2001.
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