HomeMy WebLinkAboutAgenda - 06-19-2001-9a
ORANGE COUNTY
BOARD OF COUNTY COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: June 19, 2001
Action Agenda
Item No. -~ Q
SUBJECT: High Rock Farms Phase One - Preliminay Plan ___
DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N) ON
ATTACHMENT(S): INFORMATION CONTACT:
1) Resolution of Approval Eddie Kirk
2) Application Extension 2582
3) Vicinity Map TELEPHONE NUMBERS:
4) Agency Comments Hillsborough 732-8181
5) Fiscal Impact Analysis Chapel Hill 968501
fi) Preliminary Plan Durham 688-7331
7) 12-6-00 Draft Planning Board Minutes Mebane (336)227-2031
8) See attached note concerning water resources_ _ _ . _ ._ .
Continued from the March 20, 2001 meeting, tabled at the April 17, 2001 meeting for additional
information on the following items, and continued from May 15, 2001 meeting:
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 infonmation)
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 S 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 3fi.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 lat ratio (GALR) is 2.12.
Location
South side of High Rock Road in Cheeks Township between Ira Road and Mill Creek Road.
xisting,and Proposed Conditions
Existing:
• Current zoning is Rural Residential (R1) (min. lot size = 40,000 sq. ft.)
• Located in Back Creek Protected Watershed. (Maximum Impervious Surtace = 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/Buffers:
• 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 -The gross lot size is 95,083 square feet which includes the buildable/fee
simple lot area plus a share of the common area open space. The two acre gross lot size can
typically accommodate, from a water resource recharge standpoint, a private well.
• 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.
A_aencv Comments:
• Comments attached from Environmental Health, NCDOT, and Emergency Management.
Develo ment Proc s Sc i
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 tum lane and street improvements shall be constructed on High Rock Road as
recommended by NCDOT.
3. Dedicate a triangular portion of land sufFcient 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 tum lane on High Rock Road shall be constructed with the construction of
Phase Two.
2
• 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 within a reasonable amount of time.
2. During deliberations and consideration of the application the Board may defer
consideration at any point to pursue additional analysis and review.
3. If 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 aone-year
extension from the Planning Director.
FINANCIAL IMPACT: 1=fiscal Impact Analysis included as an attachment.
RECOMMENDATION(S): Planning Staff Approval, in accordance with the attached
Resolution of Approval.
Plannin Board Approval, in accordance with the attached
Resolution of Approval.
A min' tr ti n
Approval, in accordance with the attached Resolution of Approval.
4
RESOLUTION
OF THE
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS
Date June 192001
Name of Subdivision _ High Rocl~ Farms Phase One
Owner/Applicant .High Grounds. Irnc~
The Boazd of County Commissioners hereby approves High Rock Farms Phase One subdivision
preliminary plat, dated October 4, 2000 and containing 17 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
azea, 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 regazding 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.
B. Roads and Access
1. High Rock Farm Drive shall be constructed to standards of the North Cazolina
Department of Transportation, within a 50' 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,
5
within a SO' 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 Carolina Department of Transportation. An estimate of the
construction cost must be prepazed 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 Cazolina.
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 roads. 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 N-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.
$. Record a 5' non vehiculaz 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.
2. Provisions far 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 standazds of
Section IV-B-8-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 prepazed by Planning Staff and recorded concurrently with the
Final Plat.
D. Drawage
1. Impervious surface data, as pursuant to Article 6.23.3c.1 of the Zoning
Ordinance shall be included in a document describing development restrictions
and requirements to be prepared by Planning Staff and recorded concurrently
with the Final Plat. The impervious surface limitations far each lot shall indicate
whether the impervious surface includes or 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 azeas as indicated
on the preliminazy 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 pazkland 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 14 and 15.
3. A pocket park with a swing set and pazk 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 azea -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, and in a document describing
development restrictions and requirements to be prepazed by Planning Staff 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. Certifieatious
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-b-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 Ground Court have been constructed to State standazds 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 IT RESOLVED by the Board of Orange County Commissioners
that the.Preliminary Plan far High Rock Farms Phase One Subdivision is approved in accordance
with the above mentioned conditions and attached Preliminary Plat dated March 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 Boazd 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 Boazd of Commissioners
APPLICATION FOR PRELIMINARY PLAN APPROVAL
MAJOR SUBOlVISION 8/93
ORANGC- COUNTY
- DATE: 10/4/00
PLEASE TYPE OR PRINT IINK ONLY) '
SUBDIVISION NAME: HiSh Rock Farms (Phase Cne )
LOCAT ION: 5G00 Hi h Rock Road Eland NC 27243
OWNER/DEVELDPER: High Grounds, Inc. / Roger James Development Corp.
ADDRESS: 507 North First Street TELEPHONE NO.: 91 9-563-21 4Z
e one,
AGENT/CONTACT: ..54_QELa~r~f TELEPHONE NO.: - 6 3- 5 S 5
A• SUMMARY INFORMATION:
Orengs County Tex Map 2 Block - Latls) ~ 0 & 1 2 Township Cheeks
Zoning Districtlsl: R-1~ ck PV~~~ ~~
Total Number of Acres: 40 , 04 Acres Phases:
Total Number of Lots: - 1 7 AvsreQs Lot Sizs:41 1 2 7 S Elulinimum Lat Size: 4 0 0 0 7 S F
Number/Type of Structures: (existing) _
(proposed)
7 S i Hal e ~ -
_
Linael Feet in Strssts: Acres in Open Space: 21 0 5 cre~~`~x"
Water Supply _ Public (specify) Community Individud
Wastewater Disposal: y~_ public Ispecify- Community ~~ Individual
School District: Fire District: Eland
General Lend Users in Aree:
Critical Areas: stream/drainegeweys flood prone areas
~`
aC S - watershed Ispecify) one historic sites
other (explain)
Is the property to be subdivided currently under 'farm use value taxation`? Ysa
No
. If 'yes`
_
_
,
places contact the Orange County Tex Office. Subdivision of the property may require payment of
deferred texas under "femn use value taxation`.
B. All plate must be submitted on sheet no smaller than one in ch equals two-hundred feet (1 " ~ 200') end
no larger then one inch equals twenty feet 11 ` ~ 20') and must contain the following'infarmation
:
~ subdivision Hams ~~ ;; zoning of tract and adjacent
~- " " name b address of owner(s) properties
~y_ name b address of subdivider ~~ ~ ': - building setback lines by notation
X (if ether then owner) cr typical lot layout
,~
C Hams of surveyor, engineer,
X
location and width of existing end
o landscape architect or architect, proposed eesemants (drainage
m ;:.
X
address, registration aY end seal
:.:,;,,,;. ,
utilities, roads, etc.)
u-
:,,,;;`;~ (tills) Preliminary Plan
~ _.~
~~ seals, north arrow existin 1 D
p, proposed and ed'ainin
y v ~ ''
• - dsts (including revision dates) rights-of-way including dimensions
~ w .~
township, tax map.-block-lat end street names end stele road
+~ w+
references numbers. Lines) feet of road
~~ C ~ `:
Parent Percal Identification x centerlines and approximate
~ ~,
~
p ~~
deed book end pegs N of property acreage of new street rights-af-.
1
'~ ~ ~_ '
~
to ba subdivided ?(
'"~'" boundary described with baarin s
g way
existing end proposed utilities,
at
E s•»
and distances including type, sizes, hydrants,
v ~ ~_
total acreage of the tract end X valves, manholes
i
Y ~
acreage of lots, including and ex
sting end prapaaed curbs,
excluding arse within rights-of• putters and culverts, including
sizes and grades
~ ~
~,_ ' ~'°y NA
control earner location and width of alleys,
sidewalks, bike lanes, transit
systems, end bus stops
Ipleasa complete reverse s ide)
~ pra..oaed I~t lines with dimensions ~ typical street cross-sections end
X- lot ~ block numbers intersection details including
~ phasing lines design end width of travelwey end
~,, ~, ?:: topography et tan foot (10) shoulders
~ intervals }{ - horizontal alignment end general
C X water bodies, streams, floodwey curve date (public roads)
m and floodplains ~L • centerline radius on ell proposed
j _ :"''~ stream buffers streets
~ X location end size of percale ~C . '" permanent features such es
~ v
E •~ dedicated for public use, buildings, cemeteries, historic
~ w recreational use or reserved in landmarks
•~ t7 common, with purpose noted X„ ~,,~ adjoining lot layout names of
-o ~, X '•„"~`
~° im ervioue surface date (if located
P edjoinin
g property owners: If
~ y~,~ in water supply watershed- subdivided, subdivision plat name
~
~_ ;':`:`:
vicinity map showing general ,
plat book & paps number, end
~
4 at location of subdivision with streets perimeter lot numbers.
v ~ and reed: identified by Stets road X location and size of lots of
.n number and name restricted development potential
U .o X ;;~;~~~ lendacaping end buffer end notation qn plst regarding
~ ~
'
`
`" requirements same
U in -,X, ':
'
'
" township, corporate end extra- X stormwater detention and/or
territorial planning jurisdiction lines retention sites end undisturbed
which cross the property areas far infiltration purposes (if
• located in water supply
watershed)
C. OTHER SUBMITTAL REQUIREMENTS
1. Twenty-five l2S) copies of the prelim inary plat.
2. One full size copy of en Orange County Tex map (w ith tax percale involved clearly marked in
pencil).
3. Where municipal or OWA$A sewer is not available, a copy of the Preliminary Plat indicating
Health Department soils analysis approval/denial for each lot shown thereon.
4. Where a private road is proposed a written statement by the applicant or his/her authorized
representative which sots forth the justification far a private road lase Section IV-B-3-d-1 of the
Orange County Subdivision Ragulatiansl.
5. Auxiliary documents, in draft farm, prepared in accordance with Section VL of. this Ordinance
which assure completion and/or maintenance of improvements required by this Ordinance.
Such documents may include, but not be limited to, a private road maintenance agreement, end
articles of incorporation and restrictive covenants pertaining to a homeowner's association.
These documents may be required es necessary as evidence that• the ordinance requirements
ere being met.
B. Fes - S35Q,00 plus SS.Qp per lot 11 fee for preliminary and final plat).
7, If the subdivision contains 10 lots or more the following information shall be submitted with the
app6catian:
e. Number of years to buildout. .~
6. Number of houses to be built during each year to buildout.
c. Avsrbpe price of houses including lots for each year to buildout.
10
I, the applicant, hereby certify that the foregoing application is complete and accurate.
!~ ~~ ~ ~
A PLI ANT' IGNATURE 0 HR'S SIGNATURE
10-4-00
DATE
10-4-00
DATE
~~~ A~
'
_
_ _ ,-
'
,
ti~
I1 _ _ r.. a . 11
11 . , ~ r
_ 11 _ ~ •
1
` ~ HIGH ROCK FARM
~'
~ - . Applicant: Roger Ja~nE
~ ~ .Zoning: R-1, Back-P`
- ~
~~~ _ n
. _: -.
1 ~ r ~ r _1
~~ I _~• ~
~ r _ /_
. ~ ~ ~ - -'
_ /
~ ~ P~+pse Onc
i ~
i .
~ -_ - -
i
i ____
~~ 1
ITT ~~- - r _ ~
1
~ ~
~ ` ~ 4 , ~ ~
.~ ~ • 1
_ + ~ ~ 1
+ ~ ~ ~ ~ I -
_ _ ~ - .,
r
~~
~ 1
_~~~ ..
Q ' I ~.,
~~ ~ '
~ i
I ,, , J 1 ,,' '~~~ ~•
i
_ ~ r
1 I t i ~~ ( '
} ~ ~ ~~>~ 1
~~
~~ r
~~'
~~ ' I ~
~ ~~
4: ~
1tl ,
, ~ r
~V ...
~ ,
~ %
~ ~
o
~ •.
a
~~~
' w~,. ,~
~r
_~
,
_
'
~
y ~~
/
j
"' -•.y
J ~y~ / ~ ~'
"
~ ~
" ~` g r ;- /
.
~, ,-
~
~' ~~ ~. ,
4_- ~~ aV' ,'~
w
i ~
/~
i ~*~ ~
.._ r ~..
~~ i~
~. p• •.- r frrtr~.:...,.
r ~ J' •~• ~ e ~aaasaar~ ~;~ ~ ~
~mu ~ w
;C~~ ~ i~rrararJ~ ~ r • r r " J~~1
~ •
JJrJedJJ rJtrJr~r~~,.,~.ui~iia~~i~ a~r~l
r~ ~~~;~i
ti ~ #a~Sj
~ ~ ~ ~ a ~~~~ ~ , !~ ~
~ ~~ ~ ~ ; !a a s rd~_~ a ~ ~ ~-
=3 ~ ~r
1 ~+ ~~"~ I{1!~ ~` `" -~ - HIGH ROCK FARMS SUHDI~ISION
~ l ili~~~ II ~~~ ~ cni~t ocrc~o•rw+ ~ easc~r-na-aus~r o.rai
:~ ~•
~i
M
e
~~
~~ ~
a
}i
~~
~~~~d
~~~'~
~~ti
%C
-['1VR CONSULTAIr'TS ~e
w
...u:a~4...
i
~~~~:
~ r x
O
~~~~
v
~~~'
~~~$
"'~v
~~~
~~
ti
~~~ry
~~ s; s
~,:;
~_
1
' ~~*~~1~ - - HICH ROCK FARMS SUBDIVISION
,n,cns.t ane-ar..t~r ~ cr~sc^v.rwr_cwsru anal -Ci6'lL C Y5C'LT.a.YTS x
4 ~ ~ I i~~,' (~ o~cs courmr. harerN cuoun~ O~ ~.ra~~c~...
Nov'10-00 12:41P Coleman GledF~ill Hargrave 919 732 7997 ~ 14
LAVI/ OFFICES
CpI,EMAN, GIEDHIIl & HARGRAVE
A PRC]FESSIt7NwL COltt'OM7•[ON
Il9 & TRYt]N S7'1ZEF.•r
P. t7. DMAIElI tS39
-•plyyltt.]IILIUGH, Nt7ATH GUtC]IJNA 37278
919.772.31%
fAX' y19 112.7997
YlEBSrrE WWWCGANDII•t`1)M
rVc7vc3nber 1 b, 2000
VIA FACSiMTLE
Eddie Kirk, Planner TT
Orange County Planning Department
P.4. Bux 8181 '~
Hillsborough, NC 2727$
FAUM THE DES>C OF
LiARMc~NY WF•L~Li:3d
Re: Preliminary Plan [or High Rock harms Subdivision, l'huse l
Dear Eddie:
I have reviewed the above referenced project per your pctoher 12, ?()UU Request
for Review. 1 have no coEnments at this time.
Sincerely,
COLEMAN, G[.FDHiLL & HARGRAVA:, N.C.
Harmony Whalen
htEhrvckprvhn-plAtwe
1G
Orange-Alamance Water System, Inc.
POST OFFICE BOX 187 MEBANE. NORTH CAROLINA 27302 TELEPHONE: (919) 563.6212
January 5, 2000
To Whom It May Concern:
At the regular monthly meeting held on September 30, 1999, the Soard 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 six 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.
rvl9R- ~~ t~o_~ltm~
( .) lames E. Covington,VV
President
JEC/sfm
r
~... y
..r, .. e:
4~ `•
rr s
ib`
i~
16
C~r~n~~ C~auntg ~~Alt~ ~e~ttrtrnrnt c°"^`"'
a
Joanchon E. tC7~in, Chair Rosemary L,. Summers, MPH, DrPH Janar H. 5auherland, Vita Chary o
Orangr County Board of Haab, Health Director Orange Caunry Board of Haalth
w+ c.wr w.r
Environmenral Hralth Division
Ron Hold~ray, Division Director
3160 Revere Road, P.O. Box3l9l Phony' (9191 732.3191, x2360 F~1X: (91916+1-I
Hillsborough, NC 27379 Betty Borland Barbara Pazcersan Chapel Hill Durham binbai
rr~r~r• ~•r~enm~r.nr.u±/; ~r:ur~r/rlmhlrh/ r\dministrative rRssistl-nt Offiee:\ssistant (919) 968-1501 (9l9) 6$3-7331 (9191 ?:
November 17,,2000
SOIL /• SITE Evaluation Summary for:
HIGH ROCK FARMS
CHEEKS Township Map 2 Lot 10
Map Revised Date October 27, 2000
LOT # DESIGN FLOW TYPE SYSTEht
1 430 GPD CONVENTIONAL
2 480 GPD CONVENTIONAL
3 430 GPD CONVENTIONAL w/PUMP
4 430 GPD CONVENTIONAL w/PUMP
5 430 GPD SHALLOW TRENCH CONVENTIONAL
6 430 GPD SHALLOW TRENCH CONVENTIONAL
7 360 GPD ULTRA-SHALLOW TRENCH CONVENTIONAL w/PUMP
8 430 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
9 360 GPD ULTRA-SHALLOW TRENCH CONVENTIONAL w/PUMP
I O 480 GPD SHALLOW TRENCH CONVENTIONAL w/PUNIP
1 L 480 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
12 480 GPD CONVENTIONAL wiPU1v1P
l3 48t~GPD SHALLOW TRENCH CONVENTIONAL w/PUN[P
l4 430 GPD CONVENTIONAL
15 430 GPD CONVENTIONAL
16 480 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP
17 430 GPD SHALLOW TRENCH CONVENTIONAL w/PUbIP
NOTES:
17
The design flow is based upon the number of bedrooms applied far by the property owner or developer, The design flow for a bedr~
1?0 gallons day (GPD). (e. g. X80 GPD = ~F bedrooms)
Proposed house locations are provided by the property owner or developer as required by 1~A NCAC 18A .1900 - .1969. (The Law
Rules for 5e~vage Treatment and Disposal Systems)
The design tlow, type system, and pump requirement are subject to change based upon the application and site plan or plat subtnittec
the Construction Authorization.
The blocked areas on the accompanying plat are the limits of the provisionally suitable soils as evaluated by the Orange County Heai
Department.
It should be noted that all lots having aconventional-type drain Geld 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 wenches.
Shallow Trench Conventional Systems are placed in areas with 30 inches or more of provisionally suitable characteristics.
Conventional Systems are placed in areas with 36 inches or more of provisionally suitable characteristics.
The a roved se tic areas should be ke t free of vehicular traffic Io in radio and com actitr 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. va 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.
~~. ~ ~ I ~
~ ~~`' ~~' ~\` ~ ~ I U C D d ~O~x~O~ slc;>•Ir rR1AN«.~s
. \ 3 ~. ~`~ ~ \` ~ i r ~D hI n1 ~Mt~' TO BE bEbICA1ED TO NCDOT ,
( TYP. 80TH SIDES)
Q~ .~ ~\
\ .3~ t` ~~ ~ , ~ /4AfY ~CGESS 'Tn ~'~Tls. IMAfN'AlN1CC 1~
~'~ ~'~` ~ ~ ~l ~efw x~Qµ ~ rr~s -rya E n~- ~~~v~+~+~s
'1~ • • ,~ ' \ ~ -~ ~ec,~ A era viw~y ~>E~
~` \- ~,
~ ~~\ ` `
~ ~ ~ ~ ~~~ ~~ ~,~-~~~~ PI
~ ~ ~ O ~
ao _ ••~ ~ \
\ ~~~ ~ \
_ ~.` \
___ ~
`-. ~ ~ \
~ ~ ~ '~
' ~;~
,~ , , ,~ Q ,
~. a
~~ 37, ~
~__ UN ~ ~ I r ~'
~ I
. 1 ~ ~ _ ~
a ~ 1
' I ~ N
~a ~~ ~.'~F~ r••~ _ ^ ~ °°~~~~~~ ~ ; JAMES J F
I ~ _~,-.
~ I i ! ! ~ ~, .~ a ~ ~ -.I (RESIDEl~A
~ I I •1
I 15 ~ I j ~. ~
. -~ Q
I ~ ~ T. I I \ 12 , 3
n• I ~ _ ~ ~ ~
~~ h~ i I j 14 .~~ I ~~'~' ~`~,~. I N m
Qrange County Emergency Management
P.Q. Box 8181
Hillsborough
North Carolina
2727$
9-1-1 Communications Emergency Medical Services
24 Hour Warning Point ~~~.~~ .. ~' Fire Marshal
919-732-8161 •933-2600 ~~ ' %~ Disaster Response
,~ ~ Hazardous Materials
24-Hour Fax Machine 919-644-3030 + 968-2050
919-967-9026 , ,.
•~•
•c•
e•` Administrative Fax Machine
919-968-4066
TO: EDDIE KIK, PLANNING DEPARTMENT
FROM: MIKE TAPP, DEPUTY DIRECTOR/FIRE MARSHAL
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
infomnation 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.
2a
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 cun'ent zoning is RB --- Rural Buffer. The average
lot size is approximately 2.18 acres including open space. Lnts 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 $1$0,000 including the lot.
METHODOLOGY
Fiscal impact analysis is a projection of the direct, current, public casts 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 casts that will be incurred and the immediate
revenues that will be generated. It calculates the financial effect of a planned
development ar 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 cancemed 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 F15CAL IMPACT ANALYSIS
Section 1 -Project Data
Project Name, Township, School District
Beginning Year, Ending Year, Inflation
Characteristics of Households
Construction Schedule/Cost Data
Section 2 -Local Government and School District Data
Budget Year
Per Capita Revenues
Per Capita Expenditures
Per Student Expenditures
School District Per Employee Expenditures
Employees Per 1000 Population
County Per Employee Expenditure
Other Data
Other Model Constants
School District Data
Section 3 -Demographic Projections Based On Project Data
Total Housing
Total Population
School Children
Additional County Employees
Total
School District Additional Employees
Section 4 -Projected Net Fiseal Impact on County
Tax Base
Revenues
Expenditures
Net Fiscal Impact
Section 5 -Projected Net Fiscal Impact on School District
Revenues
Expendihares
Net Fiscal Impact
Section fi -Summary of Projected Impacts
Additional Housing
Additional Population
Additional School Children
Tax Base
County Govemment Balance
School District Balance
Total Net Fiscal Impact
Section 7 -Summary of Projected Public School Capacity Impacts
zz
EXPLANATION OF TERMS AND DATA SOURCES
SECTION 1 -PROJECT DATA
Project data includes information about the specific development project. Much,
if not all, of the information is supplied by the applicant. Data inputs include:
Project Name: Name of the project.
Township: Township in which the project is located.
School District: School district in which the project is located.
Beginning Year: The first year of the project in which dwelling units are completed and
occupied. -~
Ending Year: The last year in which dwelling units are completed and occupied. The
template is set to calculate fiscal impacts for 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 for the school district in which the project is located. The most recent
studies include A Study of Housing Characteristics and Student Generation Rates for Orange
County, NtiC. (1995) and Technical Report: Calculation of Proportionate Share Impact Fees
for Financing Public School Capital Needs, Orange County, N.C. (199fi).
Children/Household: The estimated average number of school age
children/household (dwelling unit) based on studies of the number of students per
household for the school district in which the project is located. The most recent study
is A Study of Hvirsing Characteristics and Student Generation Rates 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 entente. 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 govemment data includes information regarding expenditures required to
provide County services and revenues received based on the approved Orange County
budget for the fiscal year in which the project is considered for approval. All
information derived from the approved budget remains constant throughout a fiscal
year (July-June) and is changed only with the approval of a new budget.
Local govemment revenue and expenditure information is compiled on a per
capita (per person) basis. Per capita figures are derived by dividing the total
expenditures for a particular service function or revenue source by the estimated
population of Orange County for the year in which the project is considered for
approval. Populations estimates are prepared by the Planning Department.
Data inputs include the following:
Budget Year: The current fiscal year, i.e., 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 govemmental
facilities.
Miscellaneous: Miscellaneous revenues include interest earnings on investments,
proceeds from license and permit fees, and all other revenues.
Per Capiita Expenditures: Expenditures by major category are as follows:
General Government: Services related to the legislative, administrative, financial, and
legal functions of govemment.
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 for the provision of health, social, and
recreation-related services.
Educa#ion: 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/fumishings and vehicle maintenance.
Non-Departmental: Contributions to agencies providing cultural and social services
outside the formal structure of county government. Other expenditures include
equipment replacement and contingency funds. Although there are no employees
generated by this category, it has been included as an operating expenditure. It will be
included in Section 4, 'Total Annual County Expenditure." These expenditures will be
calculated on a per capita basis as opposed to a per employee basis.
Per Student Expenditures: Information regarding expenditures required to provide
educational services and revenues. received are based on the approved school system
budgets for the fiscal year in which the project is considered for approval. All
information derived from the approved budgets remains constant throughout a fiscal
year (July-June) and is changed only with the approval of new budgets.
Expenditure information is compiled on a per student basis for County Government
Current Expense, School District and State appropriations. County Government
Current Expense funds are used for general operation purposes including Instruction
and Support Services. Federal revenues and expenditures and other local revenues
such as Fund Balance have not been included since they are not directly growth
related. Per student figures are derived by dividing the total appropriation for
educational purposes from a particular source by the estimated number of students to
be enrolled in the applicable school system for the year in which the project is
considered for approval. Student enrollments are obtained from the approved school
system budgets.
County Government: Expenditures in this category are based on appropriations to the
school systems by Orange County for Current Expense. The minimum level of per
student appropriation is determined by the State Board of Education.
School District: Expenditures in this category are unique to the Chapel Hill-Carrboro
school system and are based on the level of expenditures possible through assessment
of a supplementary school tax.
State: Expenditures in this category are based on appropriations from the State Board
of Education.
25
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.
~s
Other Data:
County Government Tax Rate: The County tax rate per $100 ofi 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
specific 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 ~s a result of the new development.
Total Housing lJnits: 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.
2:
School District Additional Employees: The number of additional employees required
per school district based on the project development.
SECTION 4 -PROJECTED NET FISCAL IMPACT ON COUNTY
Tax Base: The tax base represents the increase in assessed property value expected
each year resulting from project development. The values shown are in $1,000's and
are derived from a formula which includes the number and sales price of homes, and
the assessment ratio. Where applicable, the percentage of non-elderly units and elderly
exemption are also used.
Revenues: All revenues are derived from a formula which multiplies the per capita
revenues (Section 2) times the projected population (Section 3). The exception to this
is the property tax which multiplies the tax base times the county government tax rate.
Expenditures: All expenditures are derived from a fom~ula 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. govemment (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) aril adding the results.
Net Fiscal Impact: The net balance is the difference between projected expenditures
and projected revenues. A negative net balance indicates that it costs the school
system mare to provide educational services for children in a project than it receives in
revenues. A positive net balance indicates that more revenues are received than it
costs to serve a project. Positive net balances in one project may thus be used to offset
negative balances in another.
SECTION 6 -SUMMARY OF PROJECTED IMPACTS
z~
SECTION 7 -SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
RESIDENTIAL FISCAL IMPACT TEMPLATE: SERVICE STANDARD METHOD 29
Bureau of Economic &~ Business Research -University of Florida
Modified 4/15/97 -Orange County, NC 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-Elderty: 100.00%
HOME SALES DATA:
Year
Number of
Homes
Average
Sales Price
2001 8 180,000
2002 9 180,000
2003 0 0
2004 0 0
2005 0 0
2006 0 0
2007 0 0
Zoos o 0
Zoos o 0
zolo 0 0
Distribution
of Units
by Year
47.06%
52.94%
0.00% .
0.00%
0.00%
0.00%
0.00%
o.oo°i°
o.oo°i°
o.oo°i°
SCHOOL DISTRICT DATA: ENTER "1" IN ( )BESIDE SCHOOL DISTRICT IN WHICH PROJECT IS 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
SCHOOL DISTRICT STUDENT POPUtAT10N: 5680
COUNTY EMPLOYMENT: POSITIONS PER CAPITA
General Government
Public Safety
Public Works
Human Services
Education (School Dist
108.60 0.0010
142.95 0.0013
5D.00 0.0005
264.07 0.0025
818.00 0.0077
SCHOOL DISTRICT EMPLOYMENT: POSITIONS PER STUDENT
Total 818.00 0.1440
COUNTY PER CAPITA REVENUES (S): REVENUES PER CAPITA
Taxes -Other Than Property
Intergovernmental
Service Charges
Miscellaneous 4653250
9007481
3388055
1738939 43.94
85.06
31.99
16.42
COUNTY PER CAPITA EXPENDITURES (S): EXPENDITURE PER CAPITA
General Govemment
Public Safety
Public Works
Human Services
Education (Recurring Capital)
Non-Departmental 6804231 ~
7274334
2871690
17112641
750000
3163481 64.25
68.69
27.12
161.60
7.08
29.87
COUNTY PER EMPLOYEE EXPENDITURE ($): EXPENDITURE PER EMPLOYEE
General Govemment
Public Safety
Public Works
Human Services
Education (Recurring Capital) 6804231
7274334
2871690
17112641
750000 62654.06
50887.26
57433.80
64803.43
916.87
SCHOOL DISTRICT PER STUDENT EXPENDITURES ($): EXPENDITURE PER STUDENT
County Govemment
School District
State 10121760
0
21523177 1782.00
0.00
3789.29
SCHOOL DISTRICT PER EMPLOYEE EXPENDITURES (S : EXPENDITURE PER EMPLOYEE
County Govemment
School District
State 10121760
0
21523177 12373.79
0.00
26311, 95
TAX DATA: ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EXEMPTION:
County Tax Rate ($)
School District lax Rate ($)
Assessment Ratio
Glrlorly ~vomn4inn
0.9290 Per $100 Assessed Valuation
0.0000 Per $100 Assessed Valuation
100.00
0 $11,000 Where Applicable
SECTION 3 -DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA
3:
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
2001 2002 2003 2004 2005
$ 17 17 17 17
20 a2 a2 a2 42
2 4 4 4 4
0 1 1 1 1
1 1 1 1 1
3 s 6 6 6
0.02 0.04 0.04 0.04 0.04
0.03 0.06 0.06 0.06 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 EMPLOYEESr
General Govemment
Public Safety
Public Works
Human Services
TOTAL
SCHOOL DISTRICT
ADDITIONAL EMPLOYEES
200s 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
s s s s s
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
o.z2 0.22 0.22 0.22 o.z2
0.32 0.32 0.32 0.32 0.32
SECTION 4 -PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT
32
.YEAR 2001 2002 2003 2004 2005
TAX BASE ($1000) 1440 3096 3173 3253 3334
REVENUES (S)
Property Tax 13378 2$762 29481 3021$ 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 (S) 168$3 36398 37308 38240 39196
EXPENDITURES (S)
General Government 1270 2765 2835 2905 2978
Public Safety 1357 2956 3030 3106 3184
Public Works 536 1167 1196 1226 1257
Human Services 3193 6955 7129 7307 7490
Education 4844 10552 10816 11086 11363
Non-Departmental 590 1286 1318 1351 1385
TOTAL (S) 11791 25682 26324 Zfi98Z 27656
NET FISCAL IMPACT (S) 5093 '10716 10984 11259 11540
YEAR 2006 2007 2008 2009 2010
TAX BASE (51000) 3417 3503 3590 3680 3772
REVENUES (~)
Property Tax 31748 32541 33355 34189 35044
Other Taxes 2088 2140 2193 2248 2304
Intergovernmental 4041 4142 4245 4352 4460
Service Charges ~ 1520 1558 1597 1637 1678
Miscellaneous 780 800 820 840 861
TOTAL (S) 40176 41181 42210 43265 44347
EXPENDITURES (S)
General Government 3053 3129 3207 3287 3369
Public Safety ~ 3263 3345 3429 3514 3602
Public Works 1288 1321 1354 1387 1422
Human Services 7677 7869 8066 8267 8474
Education 11647 1193$ 12237 12543 12856
Non-Departmental 1419 1455 1491 1528 1567
TOTAL ($) 28348 Z905fi 29783 30527 31290
NET F15CAL IMPACT (tl 11829 12124 12427 .12738 13057
33
SECTION 5 -PROJECTED FISCAL IMPACT OF PROJECT ON SCHOOL DISTRICT
YEAR 2001 2002 2003 2004 2005
REVENUES (5)
.County 4844 10552 10816 11086 11363
School District 0 0 0 0 0
State 10004 21789 22334 22892 23465
TOTAL (S) 14848 32341 33150 33978 34828
EXPENDITURES (~)
County 4844 10552 10816 11086 11363
School District 0 0 0 0 0.
State 10004 21789 22334 22892 23465
TOTAL (S) 14848 32341 33150 33978 34828
NET FISCAL IMPACT (i) 0 0 0 0 0
YEAR 2006 2007 2008 2009 2010
REVENUES (S)
County 11647 11938 12237 12543 12856
School District 0 0 0 0 0
State 24051 24653 25269 25901 26548
TOTAL (S) 35699 36591 37506 38443 39405
EXPENDITURES (S)
County 11647 11938 12237 12543 12856
School District 0 0 0 0 0
State 24051 24653 25269 25901 26548
TOTAL (S) 35699 36591 37506 38443 39405
NET FISCAL IMPACT ($- 0 0 0 0 0
34
SECTION 6 -SUMMARY OF PROJECTED DEMOGRAPHIC/FISCAL IMPACTS
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
Wigh School 1 1 1 1 1
TOTAL 3 fi 6 fi 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 (11000) 1440 3096 3173 3253 3334
COUNTY BUDGET (1)
Revenues 16883 36398 37308 38240 39196
~ Expenditures 11791 '25682 26324 26982 27656
BALANCE 5083 1071 fi 109$4 11259 11540
SCHOOL DISTRICT BUDGET ($)
Revenues 14848 32341 33150 33978 34828
Expenditures 14848 32341 33150 33978 34828
BALANCE 0 0 0 0 0
COMBINED BUDGET5 (S)
Revenues 31731 68739 70457 72219 74024
Expenditures 26639 58023 59473 60960 624$4
BALANCE 5093 1071 fi 10984 11259 11540
YEAR 2006 2007 2008 2009 2010
HOUSING UNITS 17 17 17 17 17
POPULATION 42 42 42 42 4Z
SCHOOL CHILDREN
Elementary 4 4 4 4 4
Middle 1 1 1 1 1
High School 1 1 1 1 1
TOTAL 6 6 fi fi fi
COUNTY EMPLOYEES 0.22 0.22 0.22 0.22 0.22
SCHOOL EMPLOYEES 0.32 0.32 0.32 0.32 0.32
TAX BASE (11000) 3417 3503 3590 3fi80 3772
COUNTY BUDGET (s}
Revenues 40176 41181 42210 43265 44347
Expenditures -- 28348 29056 29783 30527 31290
BALANCE 11829 12124 12427 12738 13057
SCHOOL DISTRICT BUDGET (5)
Revenues 35699 36591 3750$ 38443 39405
Expenditures 35699 36591 37506 38443 39405
BALANCE 0 0 O 0 0
COMBINED BUDGETS (1)
Revenues 75875 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
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 fi 6
YEAR 200fi 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 si
SCHOOL CAPACITIES -ALL SCHOOLS
Elementary
Middle
High School
TOTAL
CURRENT ENROLLMENT -ALL SCHOOLS
3328 Elementary 2822
1522 Middle 1240
1520 High School 1457
fi370 ~ TOTAL 5519
35
YEAR 2001 2002 2003 2004 2005
PROJECTED ENROLLMENT
Elementary 2824 2826 2826 2826 2826
Middle 1240 1241 1241 1241 1241
High School ~ 1458 1458 1458 1458 1458
TOTAL 5522 5525 5525 5525 5525
YEAR 2006 2007 200$ 2009 2010
PROJECTED ENROLLMENT
Elementary
Middle
High School
TOTAL
2826 2826 2826 2$26
1241 1241 1241 1241
1458 145$ 1458 1458
5525 5525 5525 5525
2826
1241
1458
5525
4
S
6
7
8
9
10
11
12-6-00 DRAFT PLANNING BOARD MINUTES
36
MOTION: 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.
VOTE: Unanimous
b. Preliminary Plans
(1) High Rock Farms Phase I
(Cheeks Township 17 Lots Flexible Development)
Kirk made the presentation.
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 [ra Road and Mill Creek Road.
Existing and Proposed 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 an 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-do-sac will extend east from High Rock Farm Drive (High Ground Caurt).
• All roads ace to be constructed W NCDOT standards.
Open Space/BuffeES:
• Z 1 acres (58%jopen 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 (17 lots x $455)
~ No dedication is warranted because na county recreation area or conservation area has been identified at this
37
time.
A en Comments•
• Comments attached from Environmental Health, NCDOT, and Emergency Management.
Develo ment 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 Plan 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 Plana
• 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.
1 The developers have agreed, since the concept plan stage, to include a pocket park, which is in the open
2 space land.
3
4 There was a comment in a memo from Mike Tapp, (Orange County Fire Marshall), expressing concern about
5 the water pressure. The concerns have been addressed in the Resolution of Approval for the construction
6 plans which require Orange County Emergency Management approval. The construction of the water lines
7 will be approved by the state, Orange-Alamance Water, NCDOT, and Orange County Emergency
8 Management. _
9
10 The recommended turn lane will be constructed during Phase II.
11
12 Several questions about the road connectivity were answered 6y the staff
13
14 Holtkamp said that this was the third Cheeks development that was close to the EDD. She said that there
1 S should be signage alerting homebuyers that the property was within a mile of the EDD, which is in transition.
16 She asked about sidewalks.
17
18 Benedict said that there were few different ways to accommodate sidewalks. He said that sidewalks increase
19 the impervious arc•iaprivate roads. If it is a public road, NCDOT is not interested in maintaining a
20 sidewalk, especialt~within rural areas. He said that sidewalks could be put on private property if a
21 Homeowners Association is willing to maintain it and accept the liability for it in front of each person's lot.
22 Within the public road right-of-way, it is not a likely option for rural roadway corridors. Another option
23 would be the widening of the road, which could have a dual purpose, such as bicycles or walking.
2a
2S Gooding-Ray asked if liability was the issue for sidewalks. Benedict said that the road design for
26 subdivisions of this size was intended to be "loops and lollipops", which is loop roads and cul-de-sacs. The
27 idea is that people would not have to walk on the major local road, which in this case would be Frazier Road.
2$
29 Gooding~Ray said that the only way for people to get to the pocket park would be to walk on Frazier Road.
30
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 00-428fi
3. Reference to a 1996 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, 1996. 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 si#e. 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 1.56 acres and 2.1
acres depending on demand gallons of household consumption.
From a gross 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 adjacerrt open space, the gross lot size is 2.12 acres.
I caution t[t® 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.
d
ti y .+u.~. ~ O ~O d' O Q N
" CC !+1 r~ O O n
.E •~ r
~ rJ
~ Q N
~ ~ *~ ~ N
7 ~1 0'+ v
~
O ~Q C~ V^
Q; n m d
~ t!1 r
~ ~
G H w (-1 r r r r N r•• r r r r .-^ r
V
~~
w
e ~
y ~
•C O y^r ~D I~ N r r"+ O ~ 0'+ CO ~-
N
N~
'r
' C+ T
N ~O
~ Ci pp 1~
~
~O 1
N~
~
1 G
u1 ~D ~O u1 rD ~e'f ~D r
~O ~D Q
~G
~ C ~ ~ i
~
•
~ 0 0 0 0 0 0 o C p C 0 4 O
~, p b ,
a ~a
V
Z
J
J
yW
Q t/!
J
a
~~
w ~+
O~
r~u
ae
J_
W W
V
affi
a~
s~
$Z
~ ~
~~ ~
W ~
W
w D
V y
O
u?
W
~ ~
O yld
Z ~
U
t
V
ae ~ N a ~ N ~p o ~ C+ ro N ap T ev
~ ~ ~ ~ Oti r 7 S O ~ n ~ ? ~e1 e+1 r
~ ~ ~ Cf N O~ N !•1 ~ N~ N N N N
Z ~ v a~ O r-• r r r r r r r r
a
q '~"
'a
~ ~D ~D ~O ~D v4 ~O r0 ~G ~1 ~9 ~O ~Q
a 0 0 0 d a 0 a a a d C ~O
y Q
Q r u r ~ r r r r r r r r T r r
F+ C v g a d d O O O O 0 o O d 4
~~~g g~~~~~~~~$g
~ Q
SSSSSSF
SSQQC °o
~ ~~~ ~
o~~~~~ ~~mOeo ao
Wr ~ r r ~ r w r r+ r+ e r r r
~~~~~~~~~~o~
o
v
~ ~ $ g g
~~ ~ n~~o"'+~ry$~Q~rr o
... ,r p p w. .- r r r r .~
.~•~nne+~a~~nN n~
r+ ~ n H ~+1 N O~ q ~O M1 ~ u1
r7 l+1 ~ ~ N1 K1 !r1 ~'1 ~+1 ~'1 ~"f r+1
~
~
~ 888SSSSSBg SS
~~ ~~~~~~~QQ~ 4~
v
u ~
~'~ ~
.~ - a3
ct u _ _
~ -
'-
-
- ~ oe V
~ o ~
e`
~ o
~
~
~ ~ o
A J
~ ~ ~ 0_ C C a~i ~ ~ 7.
M
no
A
~r
G
7
V
C
O
E
m
N
~~
w ~
~j r
~ o
N
v4N
CC p1
~~
c
0
7
L° _C
s y~
0 7
~"
~~
y
~~
a
~~
A ~
~ ~
Oi ~
d
C
V
vs
c ~
C
ep .p
C
u
a
o.
O
t ~
as ~
~ ~
$u
~~
m Z
W
0
39