HomeMy WebLinkAboutAgenda - 06-27-2002 - 9d 1
ORANGE COUNTY
BOARD OF COUNTY-COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: June 27, 2002
Action AgeQda,
Item No.
SUBJECT: Tuscany Ridge Subdivision — Preliminary Plan
DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N) 0
ATTACHMENT(S): INFORMATION CONTACT:
1)Developer Enhancements to Subdivision Pg. 4
2) Resolution of Approval Pg. 5 Eddie Kirk, Planner II
3)Application Pg. 8 Extension 2582
4)Vicinity Map Pg. 10 TELEPHONE NUMBERS:
5)Agency Comments Pg. 14 Hillsborough 732-8181
6) Fiscal Impact Analysis Pg. 19 Chapel Hill 968-4501
7) June 6, 2002 Draft Planning Bd. Minutes Pg. 35 Durham 688-7331
8) Preliminary Plan Mebane (336)227-2031
This item appeared on the Board's June 18, 2002 agenda, but was not discussed due to time
constraints.
PURPOSE: Consideration of the Preliminary Plan for Tuscany Ridge.
BACKGROUND:
Request - Preliminary Plan
Applicant: Red Zin Development. TMBL: 7.12..1A & 27 PIN: 9851-97-1387 & 9851-85-9887
Subdivision follows the Conventional Option of Development.
• Minimum lot size is 2 acres.
• Total acreage is 55.61 acres including right-of-way.
I ILots Average Lot Size % Open Space Acres Open
Gross- Space
Conventional 122 2.31 17.6 HOA Control 6.00
Location
North side of Arthur Minnis Road approximately 800 feet west of Rocky Ridge Road in Chapel Hill
Township.
Existing and Proposed Conditions
Existing:
• Zoning: Rural Buffer(RB) ( min. density = 2 acres /dwelling)
• The property is not in a designated protected watershed.
Physical Features:
• There are no USGS designated streams on the tract.
• The site is mostly wooded with a mixture of pines and hardwoods.
Adjacent Land Use:
• Properties to the east and west are undeveloped.
• Properties to the north are divided into large acreage tracts.
• Predominate lotting pattern for this general area is 5+ acre tracts.
2
Proposed:
Roads:
• Access is from Arthur Minnis Road (SR 1115), an existing unpaved public road.
• The main major collector road extends through the property to the east property line; a second
collector extends to the west property line.
• All roads are to be constructed to NCDOT standards.
• Arthur Minnis Road is listed as # 8 on the priority paving list and scheduled to be paved in
2002. A condition of Concept'Plan Approval was to require, as a Preliminary Plan approval
condition, that this section of Arthur Minnis Road be brought up to State Standards if the
road was not paved by Preliminary submittal.
• The stub outs to the east and west property lines will provide for future interconnectivity.
Open Space/Buffers;
• 6.00 acres (11%) of HOA owned common area open space
3.6 acres (6.6%)of HOA regulated easements for Type A roadside buffer with trails
• MTAR is 1.02; 0.04 acres of in-lot open space
• MTADR is 2.31(less R/W); density for entire tract is 1 unit per 2.5 acres.
Homeowners Association will maintain open space, roadside buffers and trail system.
Water-Sewer:
• Individual wells.
• Individual septic systems.
Recreation:
Chapel Hill District Park
• No dedication is warranted because no county recreation or resource area has been
identified at this time. The payment-in-lieu option is viable.
Agency Comments:
• Comments attached from NCDOT, Environmental Health and Emergency Management.
Development Process. Schedule. and Action
Planning Board:
• First Action: Concept Plan approved by the Planning Board March 6, 2002 with the
following conditions:
1. The intersection and road alignments on the Preliminary Plan shall meet NCDOT collector
standards.
2. Homeowners Association documents that provide for maintenance of the Open Space
shall be submitted w ith the preliminary plan.
3. Lot 1 shall have a joint driveway with the William Bird property, all other lots shall have joint
driveways.
4. Show proposed dedication of an additional 5 feet of right-of-way, or 35 feet from C/L of
existing R/W whichever is greater along Arthur Minnis Road on the Preliminary Plan.
5. If this section of Arthur Minnis Road is unpaved at the time Preliminary Plat is submitted a
condition to bring the road up to paved state standards will be recommended by staff.
6. Show five-foot utility easements along both sides of all rights-0f--way. All right-of-ways to
be 50' with five foot utility easements shown on each side.
Preliminary Plan addresses conditions of approval of the Concept Plan.
• Second Action: Planning Board on June 6, 2002 unanimously recommended approval.
1. Board added a condition requiring signs (3-4 sq. ft) at the terminus of each road that
indicate the streets are subject to future extension.
2. Board added a condition, agreed to by the developer, that if a lighting plan is to be
implemented within the subdivision, the plans will be reviewed by Planning Staff prior to or
at the same time as the submittal for final plat approval.
3
• Third Action:
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 a one-year extension from the
Planning Director.
FINANCIAL IMPACT: Fiscal Impact Analysis included as an attachment.
RECOMMENDATION(S): Administration Approval, in accordance with the attached Resolution
of Approval.
Planning Board Approval, in accordance with the attached Resolution
of Approval.
Planning Staff Approval, in accordance with the attached Resolution
of Approval.
4
DEVELOPER ENHANCEMENTS TO SUBDIVISION
RURAL BUFFER ZONING DISTRICT
Ordinance Requirements Developer Proposal
OPEN SPACE (ACRES) 0 6 acres
FEE SIMPLE OWNERSHIP
OPEN SPACE (PERCENTAGE) 0 11%
FEE SIMPLE OWNERSHIP
(Open space is central and
connected by a rail system)
TYPE A (30'WIDE) ROAD SIDE Yes Yes
BUFFERS
EASEMENT TO & Not Required Yes '
MAINTENANCE BY HOA
TOTAL ACRES UNDER HOA 0 9.6 acres
CONTROL
PERCENTAGE ACRES 0 17.6%
UNDER HOA CONTROL
WALKING TRAILS Not Required Yes
JOINT DRIVEWAYS Not Required Yes 2
CURVILINEAR STREET LAYOUT Not Required Yes
OPEN SPACE CONNECTIVITY Yes Yes
(Interconnectivity of a public street
network)
1 Placing the roadside buffers under HOA administration is an additional control that ensures
the buffers are not compromised.
2 Joint driveways will reduce the'cutting out of the roadside buffer by one half.
5
RESOLUTION
OF THE
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS
Date: June 27, 2002
Name of Subdivision: Tuscany Ridge
Owner/Applicant: Red Zin Development
The Board of County Commissioners hereby approves Tuscany Ridge subdivision
preliminary plat, dated March 27, 2002 and revised June 7, 2002 and containing 22
lots, subject to the fulfillment of requirements specified herein.
Tuscany Drive and Front Street shall be irrevocably dedicated to the general public and
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
Tuscany Drive and Front Street. This acceptance by Orange County of the dedication
to the general public of Tuscany Drive and Front Street shall be without maintenance
responsibility. These roads shall be maintained by the owner/applicant until such time
as they are accepted for maintenance by the North Carolina Department of
Transportation or some other governmental body. Before the Final Plat of Tuscany
Ridge can be recorded:
A. Sewage Disposal
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.
B. Roads and Access
1. Tuscany Drive and Front Street shall be constructed to standards of the
North Carolina Department of Transportation, within a 50-foot right-of-way
with 5-foot utility easements on each side, and the construction shall be
inspected and approved by NCDOT. The pavement width shall be a
minimum of 20 feet.
OR
A letter of credit, escrow agreement, or bond shall be submitted to secure
construction of Tuscany Drive and Front Street to the standards of the
6
North Carolina 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 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 guarantee 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. No
driveways shall be permitted within 50'of a street intersection. Lot 1 shall
have a joint driveway with the William Bird property; all other lots shall
implement combined driveways not to exceed 40 feet in width.
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 any land disturbing activity on the site.
4. Approved street name signs shall be erected at all intersections prior to
Planning Department signatures on the final plat.
5. Prior to any construction or alteration of any existing access within the
right-of-way of Arthur Minnis Road, the developer/owner shall secure a
driveway permit from the NCDOT District Office. Submit a copy of the
NCDOT- approved permit and letter to the Planning Department at the
same time as the request for Planning Department signatures on the Final
Plat.
6. Sight triangles (10'x 70') shall be shown on the Final Plat at each
intersection.
7. The section of Arthur Minnis Road from Rocky Ridge Road to the western
property line of this subdivision shall be constructed and paved to NCDOT
standards prior to Planning Department signatures on the Final Plat.
8. Dedicate, in fee simple, five (5)feet of additional right-of-way, or 35 feet
from the centerline of the existing right-of-way, whichever is greater, along
the frontage of Arthur Minnis Road. Said dedication shall meet major
collector road right-of-way standards as identified in the Comprehensive
Plan and required in Section IV-B-3-c-1 of the Subdivision Regulations.
9. Temporary twenty (20) feet in width construction easements shall be
shown on the final plat along lots 9, 10, 18 and 19.
10. Signs (between 3 and 4 square feet) shall be placed at the termini of
Tuscany Drive and Front Street indicating that each street is subject to
future extension.
7
C. Land Use Buffers and Landscaping
1. Landscaping shall be installed or preserved as indicated on the approved
landscape plan (open space and pathways plan), and shall be inspected
and approved by the Planning and Inspections Department prior to
signatures on final plat. No part of the landscaping shall encroach into the
10' x 70' sight triangles at intersections.
OR
Guaranteed financially through a letter of credit, escrow agreement, or
bond submitted to secure required landscape installation and
preservation. An estimate of the cost for required preservation, plantings
and their installation must be provided. The financial guarantee shall
reflect 110 percent of the estimate and be issued by an accredited
financial institution licensed to do business in North Carolina.
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. No clear cutting on individual
lots per section IV-13-8-c of the Orange County Subdivision Regulations is
permitted.
2. A Type A Land Use Buffer shall be provided along Tuscany Drive and
along Front Street as shown on the Preliminary Plan. The buffer shall be
30 feet in width along Tuscany Drive and Front Street and shall be
composed of deciduous and/or evergreen vegetation, forming semi-
opaque intermittent visual obstructions from the ground to a height of at
least thirty (30) feet. Said buffer shall be so noted on the plat, and
described in a document describing development restrictions and
requirements to be prepared by Planning Staff and recorded concurrently
with the Final Plat. Thirty-(30)foot buffer easements along both streets
shall be conveyed to the Homeowner's Association for enforcement and
maintenance.
D. Drainage
1. Locate drainage easements on the final plat as required following review
and approval of the Erosion Control Plan.
2. Drainage culverts shall be sized and located as required by NCDOT and a
North Carolina licensed Professional Engineer.
E. Parkland
1. Cash in the amount of$10,010.00 shall be paid to Orange County as
payment in lieu of parkland dedication prior to recordation of the final plat.
74-
2. The second paragraph of Section IV-B-7-b of the Orange County
Subdivision Regulations references the required minimum recreation
space ratio in the Orange County Zoning Ordinance, Article 5.1.1, which
requires 0.028 square feet of recreation space per land area dedicated to
residential use [0.028 * 55.61 = 1.56 acres or 67,826 square feet]. In
those cases where the required minimum recreation space results in a
larger amount than the public recreation space requirement of 1/57 acre
per lot; the difference shall be established as private recreation space for
the use of the residents of the development (67,826 — 16,813 = 51,013
square feet (1.17 acres). The developer has planned 6.0 acres of open
space (11%)to be owned and maintained by the Homeowner's
Association, which will meet the County's requirement for private
recreation use.
F. Miscellaneous
1. The Final Plat shall contain a title block and vicinity map in accordance
with Section V-D-2 and V-D-3 of the Orange County Subdivision
Regulations.
2. Drainage easements shall be provided as required by D.1. above.
3. The open space shall be conveyed into the Homeowner's Association.
4. A 30-11oot pedestrian access easement across lot five (5) shall be shown
on the final plat connecting the open space to the William Bird property.
5. Prior to installation of lighting within the subdivision a lighting plan shall be
submitted to the planning office for review and approval.
G. Certifications
1. A Certificate of Survey and Accuracy signed by a Professional Land
Surveyor shall be notarized on the face of the Final Plat.
2. A Certificate of Declaration and Maintenance in the form provided in
Section V-D-6-b of the Orange County Subdivision Regulations signed by
the 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 the
-platted portion of both Tuscany Drive and Front Street have been entirely
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.
7b
NOW THEREFORE BE IT RESOLVED by the Board of Orange County
Commissioners that the Preliminary Plan for Tuscany Ridge Subdivision is approved in
accordance with the above mentioned conditions and attached Preliminary Plat dated
March 27, 2002.
Upon motion of Commissioner , seconded by Commissioner
the foregoing resolution was adopted this the day of
2002.
I, Beverly A. Blythe, Clerk to the Board of Commissioners for the County of
Orange, North Carolina, DO HEREBY CERTIFY that the foregoing is a true copy of so
much of the proceedings of said Board at a meeting held on , 2002 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 Board.
WITNESS my hand and the seal of said County, this day of
2002.
Clerk to the Board of Commissioners
APPLICATION FOR PRUDONARY PLAN APPROVAL
MAJOR SUBDIVISION 4/98
ORANGE COUNTY '
DATEJ1_Kft 02
PLEASE TYPE OR PRINT 9NK ONLY)
SUBDIVISION NAME: TIAeCAw1V 1�IOC.IC
LOCATION: Owl K3ld1JV@ AAlwl1�115 �d�a $'70'WESTOF Si? . 11 t3
OWNMVDEVELOPM .T3Eb OIM; .D ^
ADDRESS: ZQ L-&03 . _ TELEPHONE NO.:019 3414
9
• 27?09
AGENT/CONTACT: Wi u-1 l IQ1' IMEPHONE NO.: Col l 34c]-?111
A. SUMMARY INFORMATION:
Orange County Tax Me 1 Block (2 Lots) IA 27. Township W L IN 1a111Nq
Zoning District(s): ACA
Total Number of Acres• W
Total Number of Lots:_22. Average Lot Size:`Minimum Lot Size: 2 Ac .
Numberfl ype of Structures:1exrstins) I (proposed) 2.2
Linear Pectin Streets: 3�d23.a1 L.F Acres in Open Space: .5^q Ae .
Water Supply: W Public(specify) ,�In Community ✓ Individual
Wastewater Disposal: L Public(specify) Ma Ividual
School District... DOHA L Fire District:
General Land Uses in Area- 31 b ° L
Critical Areas: Ill t4 stream/drainageways flood prone areas
watershed(specify) J� historic sites
other(explain)
Is the property to be subdivided currently under"farm use value taxation"? Yes No�. If"yes,"please
contact the Orange County Tax Office. Subdivision of the property may require payment of deferred taxes under
"farm use value taxation."
B. All plats must be submitted on sheet no smaller than one inch equals two-hundred feet(1"-200')and no larger than
one inch equals twenty feet(1"=201)and must contain the following information
✓ subdivision name �t zoning of tract and adjacent properties
Y name&address of owner(s) y building setback lines by notation .
✓ name&address of subdivider or typical lot layout
(if other than owner) ✓ location and width of existing and
ZOE name of surveyor,engineer,landscape proposed easements(drainage,utilities,,
architect or architect,address, roads,etc.)
registration#&seal ✓ existing,proposed and adjoining rights-
✓ (title)Preliminary Plan of-way including dimensions and street
scale,north arrow names and State Road numbers. Linear
✓ date of plan preparation and revisions feet otroad centerlines and approximate
township,tax map-black-lot references sereage of new street rights-of-way
✓ Parent Parcel Idehtifica ti# ✓ existing and proposed utilities,including
deed book and page#of property m be type,sizes,hydrants,valves,manholes
subdivided ✓ existing and proposed curbs,gutters and
✓ boundary described with bearings and culverts,including sizes and grades
distances I _✓ location and width of alleys,siiiewalks,
✓ total acreage of the tract and acreage of bate lanes,transit systems,and bus stops
lots,including and excluding-area within Z= typical street cross-sections and
rights-of-way intersection details including design and
✓ central comer width of travelway and shoulders
9
proposed lot lines with dimensions horizontal alignment,centerline radius,-
✓ lot&block cumbers and general curve data on all proposed
phasing line(s) / streets
topography at ten(10)foot intervals V permanent features such as buildings,
water bodies,-streams,floodways and cemeteries,historic landmarks
stream buffer _ adjoining lot layout naives of adjoining
stream buffers property owners. If subdivided,
location and size of parcels dedicated for subdivision plat name,plat book&page
public use,recreational use'or reserved in number,and perimeter lot numbers.
common,with purpose noted 4M location and size of lots of restricted
N impervious surface data(if located in development potential and notation on
water supply watershed) plat regarding same
✓ vicinity map showing general location of N stormwater detention and/or retention
subdivision with streets and roads sites and undisturbed areas for infiltration
identified by State Road number and name purposes(if located in water supply
landscaping and buffer requirements watershed)
✓ township,corporate and extraterritorial > ✓ identified natural areas and wildlife
Planning jurisdiction lines which cross the corridors
property
C. OTHER SUBMITTAL RBQUREMENI'S
1. Twenty-five(25)coplea of the Preliminary plat.
2. One full size copy of an Orange County Tai map(with tax parcels.involved clearly matked).
3. Where municipal or OWASA sewer is not available,a.copy of the Preliminary Plat indicating Health
Department approval/denial for each lot shown thereon.
4. Where a private road is proposed,a written statement by the applicant or his/her authorized representative
which sets forth the jusitificatioa for a private road(see Section IV-B-3-d-1 of the Orange County Subdivision
Regulations).
5. Auxiliary documents,in draft form,prepared in accordance with Section VI of this Ordinance which assize
completion and/or maintenance of improvements required by this Ordinance. Such documents may include,
but not be limited to,a private mad maintenance agreement and articles of incorporation and restrictive
covenants pertaining to a homeowners association. These documents may be required as necessary as evidence
that the ordinance requirements are being met
6. Fee-$470 plus$5.00 per lot(one fee for Preliminary and Final Plat).
7. If the subdivision contains 10 lots or more,the following information shall be submitted with the application:
a. Number of years to buildout
b. Number of houses to be built during each year until buildout
C. Average price of houses including lots for each year to bnildout.
I,the applicant,hereby certify that the foregoing application is complete and accurate.
ICANT'S SIGNATURE OWNER'S SIGNATURE
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® ✓ r
t r ✓ ✓i. A/ .' 1'14 w4
_! mYnm ammo ma alarmrs a°,., '✓-�. �
vwsem[ ur"'a A .r' P
m'oreum.TaYC. °I°ms°•°ve'"?m i". r-:�.v ' ,.. Y_YI'�1�!•�
fa um�6i fn'sAa�F_ 'mm°�" ..ram u_n
• tea" — mu°°'C"'mY.S' '°r" ..m. -�' t '0.`, BALLENrINEm""1—."m".— - -- OPEN SPACE —._� Poet 0;
---� PA
�n MER1% °�°"° � ASSOCIATES P.A. —'°°"' _ AND :,.;-- -- TUSCANY PoDGE
MYT1r1: r PATHWAYS PLAN iw.,l„, `— 2
Y
w
14
MEMO TO: Eddie Kirk
FROM: S. D. Dixon
DATE: April 16, 2002
Per your request, a review of the above mentioned subject has been completed by the
N= Graham District. Below for your file is a list of our recommendations and comments for
the subject:
I. Prior to any construction of any new access or alteration of any existing access within
the right of way, the developer/owner is required to secure a permit with this office.
It is the responsibility of the owner/developer to obtain a permit.
2. All utilities located within the right of way 'shall require an encroachment agreement.
All services shall be flush with finished grade. Any utility main, service connection
or lateral located within the dedicated right of way shall be maintained by the appropriate
utility authority.
15
• app11 ry e
ry� • Orange County Health Department
u s
+ Jonathan Klein,MD,Chair Rosemary L. Summers, MPH, DrPH ° �-
f Janet Saudinlorul,DDS,Vko-Chair
'era ert.��•' Orange Canny Board o Heald Health Director o�
Onmge Couxry Beard of Healfi o
x.re..r.wawa..r
Environmental Health Dhision
Eon Holdway. Division Director .
306C sboroEgad,P.O.Be,8181 _ Phone. (919)2452360 FAX (919)6443006
Hillsborough,NC 27278 Betty Borland BarbaraSrokea Chapel Hill Durham 'Mebane
wrviw.enamnne xe- nnn„n/,m.,hbl./ Administrative Asdsssnt Office Assistant (919)9684501 (919)6867331 (919)227-2031
April 5,2002
SOIUSIT$Evaluation Summary for:
Tuscany Ridge Subdivision
Chapel Hill Township Map 12 Lot lA and 27
Map Date Revised April 5,2002
Lot# DESIGN FLOW SYSTEM TYPE
1 600 gpd Shallow Trench Conventional
2 600 gpd Conventional
3 600 gpd Ultra Shallow Conventional w/pump
4 600 gpd Conventional w/pump
5 600 gpd Shallow Trench Conventional
6 600 gpd Conventional
7 600 gpd Conventional
8 600 gpd Shallow Trench Conventional w/pump
9 600 gpd Shallow Trench Conventional w/pump
10 360 gpd Shallow Trench Conventional w/pump
11 600 gpd Ultra Shallow Conventional w/pump
12 600 gpd Shallow Trench Conventional w/pump
13 600 gpd Shallow Trench Conventional w/pump
14 600 gpd Conventional
15 600 gpd Shallow Trench Conventional w/pump
Jim Brown,RS Perry Bun,,RS Alan Clapp,RS,iss Ong Crimea,Rs Tom Konder,RS David Hach;RS Ron Hedrick,RS Jan Jaekoee,RS Wendy Thigpen,RS
16
16 600 gpd Shallow Trench Conventional
17 600 gpd Shallow Trench Conventional w/pump
18 600 gpd Ultra Shallow Conventional w/pump
19 600 gpd Conventional w/pump
20 600 gpd Shallow Trench Conventional w/pump
21 600 gpd Shallow Trench Conventional w/pump
22 600 gpd Shallow Trench Conventional
NOTES:
The design flow is based upon the number of bedrooms applied for by the property owner or developer. The design
flow for a bedroom is 120 gallons/day(gpd). (e.g. 600 gpd=5 bedrooms)
Proposed house locations are provided by the property owner or developer as required by 15A NCAC 18A .1900 -
.1969 (The Laws and Rules for Sewage Treatment and Disposal Systems).
The design flow, type system, and pump requirement are subject to change based upon the application and site plan or
plat submitted for the Wastewater Construction Authorization.
The blocked areas on the accompanying plat are the limits of the provisionally suitable soils as evaluated by the
Orange County Health Department.
It should be noted that all lots having a conventional-type drain field with pump are reviewed at a minimum of every
five years by the health department as required by 15A NCAC 18A.1961 (Maintenance of Sewage Systems).
Ultra Shallow Trench Conventional Systems are placed in areas with 24 inches or more of provisionally suitable
soil/site characteristics and a 6-10"soil cap is placed over the trenches.
Shallow Trench Conventional Systems are placed in areas with 30 inches or more of provisionally suitable soil/site
characteristics.
Conventional Trench Systems are placed in areas with 36"inches or more of provisionally suitable soil/site
characteristics.
Innovative Trench Systems can be used in areas with 24-36 "of provisionally suitable soil/site characteristics.
The avyrdved septic areas should be kept free of vehicular traffic IOEEinE grading, and compacting activities..
It is the responsibility of the property owner or developer to maintain the integrity of the septic areas prior to system
construction and installation. No parking, cutting or filling shall be allowed in or around the drain field areas.
Drainage ways and easements should be utilized to convey storm water run-off to the storm water retention areas.
These conveyances should not be located through designated septic drain field areas.
17
This report is for planning purposes only and does not constitute any approval. Lot approval is granted by the health
department only in the form of an Improvement Permit.
18
Orange County Emergency Management
P.O. Box 8181
Hillsborough
North Carolina
27278
9-1-1 Communications Emergency Medical Services
24 Hour Warning Point �,... x• ' Fire Marshal
919-732-8161 .933-2600 ,,. Disaster Response
s Hazardous Materials
24-Hour Fax Machine 919-644-3030. 968-2050
919-967-9026 s
''e e..•�• Administrative Fax Machine
919-968-4066
TO: EDDIE KIRK,PLANNING DEPARTMENT
FROM: MIKE TAPP,DEPUTY DIRECTORNIRE MARSHAL
RE: TUSCANY RIDGE—PRELIMINARY PLAN
DATE: APRIL 24, 2002
We have reviewed the preliminary plan of Tuscany Ridge submit the following comments-
1- Secondary means of ingress/egress has been identified with the right-of-way easement .
shown on the plans.
2. As the rural areas make the transition to residential subdivisions, additional growth and
population may require additional staffing in order to effectively provide public safety
services. While this project may not directly impact 9-1-1 and emergency response
agencies, cumulatively,additional development in the County will result in the need to
increase emergency response staff.
3. We have been in contact with Orange Grove Fire Chief to assist with identification of
available water supplies for fire protection. Adequate water for fire protection is available
on Dairyland Road.
If you need additional information,please contact us.
Located at 1914 New Hope Charoh Road•Chapel Hi11,North Camlhna 27514
19
FISCAL IMPACT ANALYSIS FOR TUSCANY RIDGE
RESIDENTIAL SERVICE STANDARD APPROACH
Prepared by
The Orange County Planning Department
3une, 2002
PROJECT DESCRIPTION
Tuscany Ridge subdivision contains 22 buildable lots and is located in Chapel Hill
Township. The lots are accessed by new public roads which will intersect with Arthur Minnis
Road. The current zoning is RB — Rural Buffer. The average lot size is approximately 2.31
acres including open space. Lots will be served by individual wells and individual septic
systems.
Project build-out is estimated at four years. Housing units will be constructed,
beginning in 2002, with completion of the project scheduled for 2005. Units will consist of
detached single-family homes, and the applicant estimates the average sales price to be
$500,000 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 effect 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.
20
TABLE OF CONTENTS
SERVICE STANDARD APPROACH
PROJECT FISCAL 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 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 6 - Summary of Projected Impacts
Additional Housing
Additional Population
Additional School Children
Tax Base
County Government Balance
School District Balance
Total Net Fiscal Impact
zs
Section 7 - Summary of Projected Public School Capacity Impacts
22
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 a ten-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, N.C. (1995) and
Technical Report: Calculation of Proportionate Share Impact Fees for Financing Public
School Capital Needs, Orange County, N.C. (1996).
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 Housing
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 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 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 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 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 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 Goverment: 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 for 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 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.
School District Per Employee Expenditure: Expenditures per employee based on
County, School District and State appropriations, and the total number of school district
employees.
25
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
specific school district.
SECTION 3 - DEMOGRAPHIC PROJECTIONS BASED ON PR03ECT 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.
27
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 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 sere 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 costs the school system more 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
SECTION 7 - SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
28
RESIDENTIAL FISCAL IMPACT TEMPLATE: SERVICE STANDARD METHOD
Modified 8/22/01 - Orange County, NC Planning Department
SECTION 1 - PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT:
PROJECT
TU
ITOWNSHIP: Chapel Hill
CONSTRUCTION PERIOD:
aim 0,u,
Ending Year: 2006
my 0-910
CHARACTERISTICS OF HOUSEHOLDS:
&T,R
' btbELb
Ch,lldren/House: ENTER '10 BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 0.52
FIR 0004 112 &11�W.l
HOME SALES DATA:
Average Distribution
Number of Sales Price of Units
Year Homes by Year
2003 5 500,000 22.73%
MEN,`
Z,
005 6 500,000 xg r2mu
14
7T
VVNMV: 4.4
&
VU
2 Ol W AM
.4,0 15 7MM
2007 0 0 0.00%
J
—,2.0
2009 0 0 0.00%
yg'Kj,�� 7 "J.0 ii,
�Q� r i,: ,
�4�LA
0 0 0.00,70
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:
L
.![an&e. n
Middle School 24%
.1
47
ig 0
Note: All calculations below are based upon the developer's projected buildout. The developer has the right to build
than the amount granted,
1 29
SECTION 2 - LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA
'2001.0 2
BUDGET jl!�A A��� -,'.
COUNTY POPULATION: 118227
C
SCHO DISTRi
COUNTY EMPLOYMENT- POSITIONS PER CAPITA
,._. 0013
General ..... 5 A ::.
Public Safety 177-50 0.0015
M!,
Human Services 314.34 0.0027
ISCHOOL DISTRICT EMPLOYMENT: POSITIONS PER STUDENT
T"6tAl.
-4
COUNTY PER CAPITA REVENUES REVENUES PER CAPITA
Intergovernmental 13123958 111.01
o�L'�
mom
Miscellaneous 5857788 49.55
COUNTY PER CAPITA EXPENDITURES EXPENDITURE! PER CAPITA
7
Public Safety 10419788 88.13
Z ,
oin.
-MA Tn -
14M Mr
Human Services 26368802 223.04
EcJucation(Recurring NAL.1rkT?-,--- ft p.Capital) RA VE
Non-Departmental 23494376 198.721
COUNTY PER EMPLOYEE EXPENDITURE EXPENDITURE! PER EMPLOYEE
e,p"tr "v L
Zjm
U 11MWL, Zh
Public-Safety 10419788 58703.03
Human Services 26368802 83886.24
SCHOOL DISTRICT PER STUDENT EXPENDITURES EXPENDITURE! PER STUDENT
0 t
School District 0 . 0.00
-W,
-.W F 03.gg
6.
SCHOOL DISTRICT PER EMPLOYEE EXPENDITURES EXPENDITURE! PER EMPLOYEE
-q�u.qyqL men
School District 0 0,00
F . . ......
TAX DATA: ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EXEMPTION:
P
OKI Assessed Valuation `!
School District Tax Rate 0.0000 Per $100 Assessed Valuation
t
Assessment RAtl6 > 100.00
Elderly Exemption 0 $11,000 Where Applicable
30
SECTION 3 - DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA
YEAR Fy yvi
31
SECTION 4- PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT
YEAR 2002: 2003 ' " k 20104 2005 2006
TAX BASE($1000) 2500; 5070 18212 11442 '; 11762.
REVENUES
Property Tax 201251 40814
„ xt 6fi106 92107 y� J4686
�2416� � . �k < : w M � {
Other Taxes k : 4968 817 , 11551 4 I1874
Intergovernmental ` 6955.
g �_ X14,15,1 2910 �'� 6 6765
Service Charges T �585 1204^ y
'� ,�� $On 2798
Miscellaneous Fzy 632 1299 dk 21396 3020
TOTAL($) 116241 X `
*319496
EXPENDITURES ($) dR K*r c h m" k� '
General Government Y `,'k�l 119 2301 785 5350 '` s "> Y X499
Public Safety X1124 2310 800 5371 t , ' 52 '
Public Works g�� y� 439y� 903 2Yrl 2098 yrt tGG
P w 'Ff r x .n } fii , Q�W �ltlY y ,21JZ'
Human Services . t 2844 5847 13593 Prr�
Education ' 7' 13974
7, 5996` 14385 2366' 33443
Non-De 34`38Qy
artmental tea'" fi } °
P y, �s x2534_ 5209 4 t kr $56 12111
TOTALIssku .; iaY€t?z �=c t
($) 15056 30955 ,50914„ 71967 ' 4 , 73982
NET FISCAL IMPACT($) t 30118 i 20240 ^z . ;32266 44274 > , '445514:'
YEAR 29 2008 ���� is"2009 2010
� AZNFnR v
TAX BASE($1000) " 12092 12430 < a 2778j" 13136 a , y,s 13504
REVENUES ($) �
Property Tax 100063 t 'z„
105745
Other Taxes 10286 ,' u ! }
12548 a x1290 13261
w
Intergovernmental 7150'r 7350 795; 7767
Service Charges 2 w, 7 }�s 330 EP&q
g � 6 3040 b
m 312 3213 = x
Miscellaneous 3311 3280 3 2 3467 x " 3564
TOTAL ��" ` �^�
($) ,. " 22842 126281 298171,` 133452 „ 137189
a
EXPENDITURES ($)
General Government 5643 5812 ° ,t59 . 6142
Public Safety F <5676t 5835 ^ G Mr $ 6167 a 6339'
>f
Public Works 1221$ 2280 W 2343;{ 2409
Human Services ,14365 , 14757 ' ' 5181 15606 �2.� : _ , r1b043
.4`G-4F 41 b' 4h d T
Education > b f 3 s 3 49 3 2 6332 8395 '39470,
Non-Departmental 12799 = 13157 ,, ¢; 52 , 13904 :1
TOTAL($) 76053 i 78183 803726 82622 `,84936:
r jj
NET FISCAL IMPACT ($) 467885' 48098 5 49445 50830 52253
32
SECTION 5 - PROJECTED FISCAL IMPACT OF PROJECT ON SCHOOL DISTRICT
YEAR
2003 004 2005 2606
REVENUES
18686. 00 43616
EXPENDITURES 3 9
CT 2 73tt
,NET FISCAL IMPA 5172 12699 11,10-Ai887"
YEAR
......�20. 2008,'I���t�iL,,�L�k�,.�,$..,��,,�,�,,,, d, 2010
?0 R
A,1
lwip i
REVENUES 4'48 46093, a 473 § 48710
�q"I
M-1-1
EXPENDITURES ' R�14 - 29729 29729
6
...........
:76 iss 10
NET FISCAL IMPACT 26363 — 76
SECTION 6 - SUMMARY OF PROJECTED DEMOGRAPHIC/FISCAL IMPACTS
YEAR
20
HOUSING UNITS - 20 22
POPULATION 26 v 56
SCHOOL CHILDREN
Elementary 3 6
QCs Middle 1 3 4
High School
Ulf, . ......... 1 3
TOTAL a 5 11
COUNTY EMPLOYEES 0.33
(g!
SCHOOL EMPLOYEES 2
0.16
TAX BASE($1000) 507�0 11442
COUNTY BUDGET ($)
Revenues
25 51194 11624
V, 1194961,
Expenditures 71907 73982
20240 -145514,:
BALANCE' 44274
-13W.�� 2
SCHOOL DISTRICT BUDGET
6 20
Revenues 18 86 42428 43616
Expenditures 13513 29729 29729
73 1 13887
1BALANCE 5172 12699
33
YEAR i,,4 k,J 2007 2008 ; ," '0;009:" 2010 " 2011;
HOUSING UNITS s 22
22
22 : xr22''
POPULATION A 22 :
�I` 56 56 `f;.�-' S6:r 56 56
SCHOOL CHILDREN
Elementary
6
Middle 3 3
High School f . 3 +�" r
TOTAL 11 r��„ 11
COUNTY EMPLOYEESm Q 33 0.331- Y L Zl
rr: r I s, ,,b 3. 033j � $ 033
SCHOOL EMPLOYEES S } ZT"016 0 16 P -p;� t,Olt%
TAX BASE($1000) a 12092: 12430 �s � 1277 13136 3 c st3N 3504
COUNTY BUDGET($) a$r r 3 xk. r
+4 TFS# 'A3_h:�'S "k y
Revenues a�1s228C42s" 126281 "' { � 133452 s
k� e, _ � r' x -7169
Expenditures ` sx °7,60!53 78183 t"'80 2 82622 ' ' $
{ 7 8493 :
7r
BALANCE �:aWi
„_ }67$B 48098 4 5 50830 "52253:,
SCHOOL DISTRICT BUDGET($) ; + � Y
Revenues �r4q�37 46093 r 48710 5 E 4 , n�=50074
Expenditures
X29729 29729 n fir, Y 292 ' 29729
9
b- ^F:v .
BALANCE _ 15108' 16363* 17654' 18981 < per. ',. ; 20344:,
SECTION 7 -SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
SCHOOL DISTRICT DATA:
School District: School Attendance:
O ' uw - . 1 r 3 '�- r v
ran a Coun h , }u �," ux o
._$ ,...,, , ' YES Elements Siobl:"•s � '
s �, Middle School 24%
�y k !nasen. aypa•.gi r p t,H3'm x..:rt r Y�AU Y
Chapel-:Hill Carr oCO � N0 .3 4 r' r , a- fi }3igh,Sehoo ° ;s" 2Sofo'.
YEAR 2002 2003 2004 2005 2006
SCHOOL CHILDREN w "�;,,#I ,
fi�
Elementary p W.LC 3 6 � �f i
Middle 3 '„w+ ., �_ .
High School , kfF w 1 ' { 3 `
TOTAL 5 :_:
YEAR 2007 2008 2009 2010 2011
SCHOOL CHILDREN
Elementary 6 � 6
' 6:
r -.
Middlesex "� 3s; 3 ae 13a
High School 3 ds a, 3
3,?
TOTAL, 11
SCHOOL CAPACITIES -ALL SCHOOLS CURRENT ENROLLMENT-ALL SCHOOLS
Elementary _. .?: " 4011 Elementary " ?'
311.9.
Middle u _.. _,_..
1569 Middle 1449
High School 1594 High School `i 1580
TOTAL 7174 TOTAL 6148
34
YEAR 2002 2003 2004 2005 2006
PROJECTED ENROLLMENT ,:
Elementary }
3122 " 3 3125 , ;' 3125`
Middle �T`4�50 � 1450 ~ 4!�l
7 $41a 1452 f "a1 1,452.
High School ke= R (.1581 1581 t rx i
TOTAL 1583 ,<, H 1583,.
61 1°: 6153 j ` Kn l,,
.; 61564 6160 6160
YEAR 2007 2008 2009 2010 2011
PROJECTED ENROLLMENT fi ;e�
Elementary �
ry ' r
" t „� 3125 , 125,,y 3125
Middle x;1452`; 1452 1452ek'�
High School 1583 � R1R58S��qq 1583yk '5873?
TOTAL x.6160 6160 i 6160; 6160
35
DRAFT
MINUTES
ORANGE COUNTY PLANNING BOARD
JUNE 6, 2002
7:30 p.m.
MEMBERS PRESENT: Jay Bryan, Craufurd Goodwin, Sam Lasris, Barry Katz,Howard
McAdams,Jr. , Rachel Preston,Renee Price, Hunter Schofield,Maria Tadd, and Theodore
Triebel
MEMBERS ABSENT: Lynn Holtkamp and Nicole Gooding-Ray
STAFF PRESENT: Planning Director Craig Benedict,Robert Davis, Catherine LaSpaluto, and
Thomas Tempia
AGENDA ITEM#1:DINNER/MEETING WITH BOARD OF COUNTY
COMMISSIONERS
Pre-Agenda prepared by Barry Jacobs,Board of County Commissioners.
AGENDA ITEM#2: CALL TO ORDER AND ROLL CALL
Vice-Chair Hunter Schofield called the meeting to order.
AGENDA ITEM#3:INFORMATIONAL ITEMS
June Calendar
Next Meeting Scheduled for Wednesday, July 3, 2002
Benedict said that there is a Board of County Commissioners' meeting on June 18, 2002 where
specific Planning items come forward. He thinks the board should start working on a structure
for meetings with the Board of County Commissioners. If the Planning Board chooses to have
another meeting in late June, 2002 that would be fine. He also said that we could find another
date for the July meeting since it is the day before a holiday.
It was suggested that if there are not any items with time constraints on the July agenda that the
Planning Board wait until August to meet.
MOTION: Preston moved to change the July meeting to July 10,2002. Seconded by Lasris.
VOTE: Ayes, 9;No, 1 (McAdams)
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36 -
document that would offer a host of options that local government could use to direct growth to
the appropriate places. The first step is the formation of this committee.
It was asked what would happen after the completion of the committee. Benedict said that there
would be a variety of options or growth management tools that could be used. The pros and cons
of all of these tools and issues will be discussed.
Ordinance Review Committee—no meeting
AGENDA ITEM#10: PRELIMINARY PLAN
Tuscany Ridge—Chapel Hill Township 22 lots
Presenter: Robert Davis
Davis explained the subdivision process for the new Planning Board members.
Benedict explained that'residential development does not pay for itself in Orange County. The
break-even point is a home that costs over$200,000.
PURPOSE: Consideration of the Preliminary Plan for Tuscany Ridge.
BACKGROUND:
Request—Preliminary Plan
Applicant: Red Zin Development. TMBL: 7.12..1A&27 PIN: 9851-97-1387& 9851-85-9887
Subdivision follows the Conventional Option of Development.
Minimum lot size is 2 acres.
Total acreage is 55.61 acres includin right-of-way.
Lots Average Lot Size %Open Space Acres Open Space
Gross PJ
Conventional 1 2.31 11 6.00
Location
North side of Arthur Minnis Road approximately 800 feet west of Rocky Ridge Road in Chapel
Hill Township
Existing and Proposed Conditions
Existing:
• Zoning: Rural Buffer(RB) (min. density=2 acres/dwelling)
• The property is not in a designated protected watershed.
Physical Features:
• There are no USGS designated streams on the tract.
• The site is mostly wooded with a mixture,of pines and hardwoods
Adjacent Land Use:
• Properties to the east and west are undeveloped.
• Properties to the north are divided into large acreage tracts.
• Predominate lotting pattern for this general area is 5+ acre tracts.
Proposed:
Roads:
• Access is from Arthur Minnis Road(SR 1115), an existing unpaved public road.
3
37
• The main major collector road extends through the property to the east property line; a
second collector extends to the west property line.
• All roads are to be constructed to NCDOT standards.
• Arthur Minnis Road is listed as# 8 on the priority paving list and scheduled to be paved
in 2002. A condition of Concept Plan Approval was to require, as a Preliminary Plan
approval condition, that this section of Arthur Minnis Road be brought up to State
Standards if the road was not paved by Preliminary submittal.
• The stub.outs to the cast and west property lines will provide for future interconnectivity.
Open Space/Buffers:
• 6.00 acres (11%) of common area open space proposed.
• A4 acres of in-lot open space. MTAR is 1.02.
• MTADR is 2.31(less R/W).
• Homeowners Association will be formed to maintain open space and buffers.
Water-Sewer:
• Individual wells.
• Individual septic systems.
Recreation:
• Chapel Hill District Park
• No dedication is warranted because no county recreation or resource area has been
identified at this time. The payment-in-lieu option is viable.
Agency Comments:
Comments attached from NCDOT, Environmental Health an d Emergency Management.
Development Process, Schedule, and Action
Planning Board:
First Action: Concept Plan approved by the Planning Board March 6, 2002 with the following
conditions:
1. The intersection and road alignments on the Preliminary Plan shall meet NCDOT collector
standards.
2. Homeowners Association documents that provide for maintenance of the Open Space shall
be submitted with the preliminary plan.
3. Lot 1 shall have a joint driveway with the William Bird property. All other lots shall have
joint driveways.
4. Show proposed dedication of an additional 5 feet of right-of-way, or 35 feet from C/L of
existing R/W whichever is greater along Arthur Minnis Road on the Preliminary Plan.
If this section of Arthur Minnis Road is unpaved when the Preliminary Plat is submitted a
condition to bring the road up to paved state standards will be recommended by staff.
5. Show five-foot utility easements along both sides of all rights-of-way. All right-of-ways to
be 50' with five foot utility easements shown on each side.
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.
FINANCIAL IMPACT: Fiscal Impact Analysis included as an attachment.
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38
RECOMMENDATION(S): Staff Recommendation
Approval,in accordance with the attached Resolution of Approval.
Katz asked how wide the road was and Davis said 20 feet wide. It is a major local road. A
minor local road would only be 18 feet wide.
Preston is concerned about the stub out and where it would go later. Davis said that the County
does not,on its own, extend roads through other properties. The stub out now goes to
undeveloped property on both the east and west.
Preston would like to have a map in the future of the roads so that she can see better where the
roads go.
Preston pointed out that the property falls within two townships—Chapel Hill and Bingham—
and she asked about the fire service. It was answered that it does not have any impact on the fire
service.
Bill Bird, the developer for this project, said that Hawes Road is a private road that has 12 lots on
it,which is the maximum allowed. There is no logical way to connect with this road. The most
likely outcome, if any of the adjacent properties were to be developed, would be to have the road
re-connect with Arthur Minnis Road.
Preston asked how much traffic the roads would be subjected to if the five and ten-acre lots were
developed. Davis said that it is safer in the long run to take the extra two feet of pavement for
the roads. The Fire Marshall is pretty adamant about at least planning for another access.
Preston asked about the Homeowner's Association documents. She would like to see these
documents.
Davis said that the documents were submitted with the application, and are under review by the
County Attorney.
Bill Bird said that the covenants were submitted. He will be living in this subdivision. He said
that the covenants have very strong language to say that the homeowner's association can put
liens on property if the dues are not paid or other requirements arc not followed..
Benedict asked Mr. Bird about the lighting plan that was mentioned. Mr. Bird said that there
was no specific lighting plan other than low emission lighting for safety purposes. Benedict said
that if there is lighting,it should not have any sky glow. Any light plan should be submitted to
the Planning Department to make sure that there is no light pollution.
Davis continued with the presentation and said that the developer has offered to construct a
walking trail as a part of his proposal.
Triebel asked about the reasoning behind the open space between lots five and six. Davis said
that one of the planning aspects is that, as you are coming to an intersection, you are not looking
straight into someone's house. The open space just worked out in this particular place.
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39
Preston made reference to page 41 and asked about the fiscal impact. Benedict said that the
majority of the elements are based on the most recent budget of the County and the tax rate at the
time. Preston questioned that five houses in this subdivision would only generate 13 people.
Benedict said that the generation rate was 2.55 people per household.
Preston asked about page 45 and why the projected enrollment for the Orange County School
system was only increased by nine from 2002 to 2011. Benedict said that the statistical studies
for Orange County show that the average amount of children generated for a single-family house
is .33 for the Orange County school district and .38 for the Chapel Hill-Carrboro school district.
Preston verified that the increase of nine students is just for this subdivision. This subdivision is
split between the two school districts.
Bryan suggested that the developer post a sign at all times that the road is subject to future
extension. Benedict agreed that this should be an additional condition of approval.
Bryan asked about the protection of trees above a certain size. Davis said that clear cutting was
not allowed to start with. There are some specific requirements in the code with regard to the
preservation of trees.
Tadd asked if there would be a difference in property values since the subdivision is split into
two different townships. Tadd said that the difference would be more than$5,000 per acre. She
gave an example of her property,which is in Orange County and is selling for$20,000 per acre
and The Woodlands,which is in Chapel Hill and is selling for$100,000 an acre. Davis said that
The Woodlands was more of a developed community.
There was discussion that the subdivision would not be in two separate school districts,only two
separate townships. The entire subdivision is in the Orange County school district.
Lasris asked if this subdivision could become a gated community and Davis said not with public
roads.
Davis added condition#10 under"Roads and Access"in the Resolution of Approval as follows:
"Signs shall be placed at the end of Tuscany Drive and Front Street, indicating that each street is
subject to future extension."
A second added condition was made to the motion-page 18 of the agenda abstract, item F,#5 as
follows: "If proposed, a lighting plan for the entire subdivision shall be submitted prior to or
simultaneously with the final plat for approval by Planning staff."
The board discussed the size of the signs. The board decided that the signs would be between
three and four square feet.
MOTION: McAdams moved to accept Item 10,the Preliminary Plan, with the addition of
condition#10 under"Roads and Access"as stated and amended above; and F, #5 as stated above
on any proposed lighting plan. Seconded by Katz.
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40
Preston said that this is a good plan,but she would have liked to see something a little more like
an affordable housing complement. However, she knows that this would have been difficult.
AGENDA ITEM#11: CHAPEL HILL TOWNSHIP PARK AND EDUCATIONAL
(ADDITIONAL ITEM) CAMPUS MASTER PLAN WORK GROUP
Benedict said that Orange County has purchased a 193-acre parcel at the corner of Eubanks Road
and Old NC 86 at the southeast comer. The purpose of the purchase is for open space
preservation of the farm onsite and the possibility of a passive park. There are also possibilities
for a school site. The Board of County Commissioners has formed this work group with
representatives from Carrboro, Chapel Hill, Orange County,recreation departments, and school
representatives to look at the master plan. The charge of the work group is to discuss the uses of
the site. The Board of County Commissioners is looking for a representative from the Planning
Board to serve on the work group. The work group will probably meet over the next year with
about 8-10 meetings. There is also money from the November 2001 bond referendum to fund
improvements on this land.
Price volunteered to be on the work group. Bryan will be the alternate.
AGENDA ITEM#12: PLANNING BOARD ISSUES
(ADDITIONAL ITEM)
Goodwin said that the Planning Board should experiment with different devices to see if the
board can be more effective. In particular, the board might delegate to subsets of the
membership responsibility to become well informed on certain topics and perhaps lead the
discussions. He has certain frustration with addressing big topics led by the staff. He thinks it
would be helpful to develop experts on water,traffic, ordinance review, etc. in order to have
conversations about the real issues. He is interested in the issues of groundwater.
Benedict thought that this.was an excellent idea. He hopes to work on this at the meeting on July
10, 2002, to see what this structure would look like. He suggested meeting at 6:00 p.m.
Tadd would like to support Goodwin on the issues of groundwater.
Katz said that before the next meeting,the board should come up with a list of topics that it
needs to learn about.
Bryan would like to see a written outline of the steps of how to get amendments through the
process from Benedict.
Benedict said that the three things he sees for the next meeting are the process, the topic areas or
subcommittees, and concerns within those topic areas.
The Planning Board agreed to meet at 6:00 p.m. on July 10, 2002. There was discussion about
whether the meeting should be in a restaurant or in the Food Lab.