HomeMy WebLinkAboutAgenda - 05-16-2000-8ia
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: May16, 2000
SUBJECT: Buckhorn Ridge -Preliminary Plan
DEPARTMENT: Planning & Inspections
1
Action A ends
Item # `
PUBLIC HEARING: (Y/N)
ATTACHMENT(S):
INFORMATION CONTACT:
1) Resolution of Approval
Jane A. Garrett
2) Application
Extension 2581
3) Vicinity Map
TELEPHONE NUMBERS:
4) Agency Comments
Hillsborough 732 -8181
5) Fiscal Impact Analysis
Durham 688 -7331
6) Preliminary Plan
Mebane 227 -2031
Chapel Hill 967 -9251
PURPOSE: Consideration of the Preliminary Plan for Buckhorn Ridge Subdivision.
BACKGROUND:
Request
Applicant: Kenneth Coulter, Sr., agent for Buckhorn Ridge Associates, LLC
• Subdivision follows the conventional plan.
• Twenty -nine (29) single - family residential lots proposed on a 141.67± acre tract.
• Average lot size for Lots 141 is 1.50 acres
• Average lot size for Lots 12 -23, 28 and 29 is 3.83 acres
• Average lot size for Lots 24 -27 is 11.40 acres
• Minimum lot size requirement for the zoning district is 40,000 sq. ft.
Location
• Cheeks Township and Bingham Township
• South side of Yarborough Road midway between Mebane -Oaks Road and Buckhorn Road
Existing Site Conditions
Zoning
AR and AR -Cane Creek Protected Watershed
• 8 acres (within Lots 24 and 25) located in Cane Creek Protected Watershed
• Adjacent Land Uses: Single - family residential and vacant
Physical Description
• Rolling land with a stream through the middle and at the southern end of the tract
• Timbered in last few years
Wetlands on a portion of the site
Proposed „Site Conditions
Roads:
• Access to subdivision is from Yarborough Road (SR 1138)
• Three proposed public roads to be constructed to NCDOT standards
• 25.5 (17 %) acres of common space
• Drainage easements to be provided along the streams within the property
• A 50 -ft. land use buffer is provided along Yarborough Road
• Stream buffer requires approval by U.S. Corps of Engineers
Water - Sewer:
• Lots will have individual wells and septic systems (Lots 1 and 2 are off -site systems)
• Environmental Health has verified that each lot contains suitable soils for a septic system
Agency Comments
-• Comments attached from Environmental Health and Emergency Management
Development Process, Schedule. and Action
Planning Board:
• First Action: Concept Plan approved by the Planning Board on November 4, 1999
with the following conditions:
1. All roads shall be built to NCDOT standards with additional five (5) foot utility easements on each side.
Sight distance triangles (10' x 70') to be shown for each street. Right -of -ways at intersections to be
improved to NCDOT standards.
2. Reserve a sign easement location on the comer lot at entrance to the subdivision.
3. Ultimate right -of -way along Yarborough Road shall be 70 feet. Dedication along Yarborough Road of
five additional feet of right -of -way or 35 feet from center of existing right -of -way, whichever is greater.
Property lines to stop at new right -of -way lines.
4. Each lot shall contain an adequate area for septic disposal and a repair area as approved by the Orange
County Division of Environmental Health.
5. Indicate on preliminary plat areas for on -site infiltration of storm water that demonstrates compliance
with Article 6.23.3a of the Orange County Zoning Ordinance.
6. Delineate all wetlands identified by the Corps of Engineers on the preliminary plan.
7. Relocate the existing driveway on Lot 12 to access the new public street. Access to be a minimum of 7:
feet from the intersection of the right -of -ways.
8. The Common Area tract to be held in homeowner's association in perpetuity and cannot be subdivided
or recombined with adjacent lots.
9. The 50 -foot buffer along Yarborough Road shall extend along the frontage of Lot # 12.
• Preliminary Plan addresses all conditions of approval of the Concept Plan.
• Second Action: Planning Board unanimously recommended Preliminary Plan approval May 4, 2000
• Third Action: Board of County Commissioners to consider the Preliminary Plan in accordance with.
and without change to the Resolution of Approval on May 4, 2000.
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: Planning Staff
Approval, in accordance with the attached Resolution of Approval.
Planning Board
Unanimous Approval, in accordance with the attached Resolution of Approval
Admi ist ation
Approval, in accordance with the attached Resolution of Approval.
RESOLUTION
OF THE
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS
Date May 16 2000
Name of Subdivision Buckhorn Ridee
Owner /Applicant Kenneth Coulter Sr.; agent for Ruckhom_Ridge Associates —LLC
The Board of County Commissioners hereby approves Buckhorn Ridge subdivision
Preliminary Plat, dated August 5, 1999, last revised March 8, 2000 and containing 29 lots,
subject to the fulfillment of requirements specified herein.
Buckhorn Ridge Road, Twelve Point Trail, and Little Doe Lane 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 Buckhorn Ridge Road, Twelve Point Trail and Little Doe Lane. This acceptance
by Orange County of the dedication to the general public of Buckhorn Ridge Road, Twelve
Point Trail and Little Doe Lane 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 Buckhorn 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.
3. Septic easements shall be provided for Lots 1 and 2 in the common open space
and along Lots 2 and 3 as indicated on the Preliminary Plat. The easements and
their conditions shall be contained in the development restrictive covenants or
other documents. A reference to the restrictive covenants shall be included in a
document describing development restrictions to be recorded concurrently with
the Final Plat.
4
B. Roads and Access
Buckhom Ridge Road, Twelve Point Trail, and Little Doe Lane 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.
OR
A letter of credit or escrow agreement shall be submitted to secure construction
of Buckhorn Ridge Road, Twelve Point Trail, and Little Doe Lane to the
standards of the 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 I 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 75 -ft. 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.
4. Approved street name signs shall be erected at the intersection as required in
Section IV- B- 3-c -12 of the Orange County Subdivision Regulations. Evidence
shall be submitted by the applicant that the sign is in place or a copy of the
receipt for purchase of the signs shall be submitted to the Planning Department.
5. Sight triangles (10-ft. x 70 -ft.) shall be shown on the Final Plat at each
intersection.
d. Reserve a sign easement location on corner lot at entrance to subdivision.
7. On Final Plat dedicate along Yarborough Road five additional feet of right -of-
way or 35 -ft. from the center of the existing right -of -way, whichever is
greater.
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. Landscaping shall be placed behind the sight triangles
at intersections.
OR
Guaranteed financially through a letter of credit or escrow agreement 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.
2. Provisions for protection of existing trees as shown on the approved landscape
plan shall be included in a document describing development restrictions and
requirements to be prepared by Planning Staff and recorded concurrently with
the Final Plat.
3. A Type D Land Use Buffer shall be provided along Yarborough Road.
The buffer shall be 50 -feet in width as shown on the Preliminary Plan and shall
provide sufficient vegetation to meet the standards 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 prepared by Planning Staff and recorded concurrently with the Final Plat.
D. Drainage
Locate 30-ft. drainage easements for the section of stream shown flowing across
Lot 16; the stream flowing west across the north end of Lots, 24, 25, 26, and
27; for the stream areas shown on the south side of Lots 26 and 27; and for the
stream on Lot 11.
Submit approval letter from the U.S. Corps of Engineers that the site has been
approved for disturbance and all stream crossings are in compliance with
guidelines.
3. Drainage culverts shall be sized and located as required by NCDOT and the
Orange County Erosion Control Officer.
4. Impervious surface data, as pursuant to Article 6.23.3c. I 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 for each lot shall
indicate whether the impervious surface includes or excludes one -half (1/2) of
the road width in the calculations.
E. Parkland
Cash in the amount of $12,740.00 shall be paid to Orange County as payment in
lieu of parkland dedication.
F. Miscellaneous
1. Delineate on the Final Plat all wetlands identified by the U.S. Corps of
Engineers.
2. 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.
3. Drainage easements shall be provided as specified by D.1. above and as
required following review and approval of the Erosion Control Plan.
4. The Common Area tract to be held in homeowners' association in perpetuity
and cannot be subdivided or recombined with adjacent lots.
The Public Service easement shall be shown on the Final Plat with Deed Book
or Plat Book references noted.
The 60 -ft. easement through TMBL 3.53..7E shall be noted as extinguished
upon recordation of the Final Plat.
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 Buckhorn
Ridge Road, Twelve Point Trail, and Little Doe Lane have been constructed to
State standards or that construction plans have been approved prior to Planning
Department signatures on final plat.
4. A Certificate of Approval signed by the Orange County Planning and
Inspections Department.
5. The Division of Environmental Health shall certify that each lot contains a
suitable area for septic disposal.
Signature of Applicant
Clerk to the Board
L , accept the above listed conditions of subdivision approval,
and acknowledge that each must be met prior to recordation of the final plat.
Applicant
Date
APPLICATION FOR PRELEMINARY PLAN APPROVAL
MAJOR SUBDIVISION 41
ORANGE COUNTY "
DATE 3 Zc
PLEASE TYPE OR PRINT (INK ONLY)
SUBDMSIONNAME: ucY -40e
LOCATION: Y�e��t�o�1Gt -� �or4� OQa Goy! T L
OWNER/DEVELOPER.:
ADDRESS: 1100 S,"Tg.Yo „� ST. TELEPHONE NO.: 7a '5-7Z-48o
C �o 3
AGENT /CONTACT: g, ts� ST�E�I C E. TELEPHONE NO.: _ 9141 - (b 8 2 - 05C a
Coy TE2- E1,rlt ._ 1 CFA- �•1,E5
A. SUMMARY 1NFORMATION:
X-5%-'7E �--- Orange County Tax Map Block Lot(s) Township G�Er✓�S �$1 ll Cmµ
3_ S5 .. J Zoning D.istrict(s). A1r_t
6.1..55 Total Number of Acres: 14-7. 27
Total Number of Lots: , Avbrage Lot Size: Minimum Lot Size: 42 000 SF
Number/Type of Structures: (existing) (proposed) •• 1 SF { W=
Linear Feet in Streets: 47 ( Acres in Open Space: * 2z trc_ —
Water Supply: W” Public (specify) Community 1
Wastewater Disposal: ► c Publi (specify) .� (� �Y) Community _ • , vl
School District: Fire District: F.
General Land Uses in Area: -'=,&A
Critical Areas: , I grgrs_ a drainag ways flood prone areas
8 ACAS �� C.r `C.e&E�P1�e specify) historic sites
�7
e4 Won) other (explain)
Is the property to be subdivided currently under "farm use value taxation 77 Yes No t=< If "yes," pleas
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 the
one inch equals twenty feet (1 "201) and must contain the following information:
zoning of tract and adjacent properties
building setback lines by notation .
or typical lot layout
location and width of existing and
proposed easements (drainage, utilities,
roads, etc.)
existing, proposed and adjoining rights-
of-way including dimensions and street
names and State Road numbers. Lineal
feet of road centerlines and approximat
acreage of new street rights -of -way
existing and proposed utilities, includin
type, sizes, hydrants, valves, manholes
?� existing and proposed curbs, gutters an•
culverts, including sizes and grades
location and width of alleys, sidewalks,
bile lanes, transit systems, and bus stor
typical street cross - sections and
intersection details including design an,
width of travelway and shoulders
C.
proposed lot lines with dimensions
lot & block numbers
phasing.lme(s)
✓ topography .i# ten (10) foot intervals
Y water bodies,-streams, floodways and
floodplains
✓' stream buffers
location and size of parcels dedicated for
public use, recreational use or reserved in
common, with purpose noted
impervious surface data (if located in
water supply watershed)
vicinity trap showing general location of
subdivision with streets and roads
identified by State Road number and name
✓ landscaping and buffer requirements
township, corporate and exuaterritorial
planning jurisdiction lines which cross the
property
OTHER SUBMITTAL REQUREMENTS
✓X - Twenty -five (25) copies of the Preliminary Plat.
✓ horizontal alignment, centerline radius,
and general curve data on all proposed
streets
permanent features such as buildings,
cemeteries, historic landmarks
adjoining lot layout names of adjoining
property owners. If subdivided,
subdivision plat name, plat book & page
number, and perimeter lot numbers.
i location and size of lots of restricted
development potential and notation on
plat regarding same
stormwater detention and/or retention
sites and undisturbed areas for infiltration
purposes (if located in water supply
watershed)
i identified natural areas and wildlife
corridors
2. One full size copy of an Orange County Tax map (with tax parcels involved clearly marked).
3. Where municipal or OWASA sewer is not available, a copy of the Preliminary Plat indicating Health
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 jusitification for a private road (see Section IV- B -3-d -1 of the Orange County Subdivision
Regulations).
5. Auxiliary documents, in draft form, prepared is accordance with Section VI of this Ordinance which assure
completion and/or maintenance of improvements required by this Ordinance. Such documents may include,
but not be limited to, a private road maintenance agreement and articles of incorporation and restrictive
covenants pertaining to a homeowners association. These documents may be required as necessary as evidence
that the ordinance requirements are being met.
6. Fee - S470 plus 55.00 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 buildout
I, the applicant,.hemby certify that the foregoing application is complete and accurate.
�>
APPLICANT'S SIGNATURE OWNER' SIG
3 1 7 ?moo
DATE
-3140
DATE
FEES: Amount 20. Do * #12 Date Paid J _Z 1 -00 Receipt # I q S38
M
E I sl taax
imp
Imh
~r
,uw
+ay
way
1 FDA 1 1
aw `�
1 a,.x 1 1
11
LWA
-5 1 1
r/
1/
N MR This map aorAft percale prepared for the Inventory of real properyvithln N
rW ods 4rengs County, and Is compned from recorded deed, plats, and other public
BadW „ d records and data Users of thls map are hereby notified OW the aforemerdioned
County publte primary InkirmeUgn smrcas shwA be consulted far verification of the
Townahtps Intomrdon contained an this map. The caenty and ft mapping companles assume
Tmrt City Text no legal responsibility for the Ir wmadon contained an this map.
10
mr
r/
1/
N MR This map aorAft percale prepared for the Inventory of real properyvithln N
rW ods 4rengs County, and Is compned from recorded deed, plats, and other public
BadW „ d records and data Users of thls map are hereby notified OW the aforemerdioned
County publte primary InkirmeUgn smrcas shwA be consulted far verification of the
Townahtps Intomrdon contained an this map. The caenty and ft mapping companles assume
Tmrt City Text no legal responsibility for the Ir wmadon contained an this map.
{ 3
J1. g�S
� �P�'A a��s♦�A S��il 5r54i� a ?�
I
1
J
a
a
c �
� 7
LE
0
MMORMNUMM, I
GG� � �3$iEA r'.���iSaYg Ip ��ea ¢A0� 2a 2e�� �i �tEU � �✓%B3 �i At855
y E Y Mae m i ��t4x33�@'Rf° A�c RA.�
I s 863' §B@ @� s gel s
Him im gild ml � � � -11 ill .I -R .Mm
� m
N
D
N
0
^n
6
aaz
O
0
� a
� o
c
i
I' y�
a
N
qq7 U
ee y.
N 0
AS
P'.
RAMI
@@ 13
9x4 � A a
A
�I
II '
F z
S
a
g
a
}
a
a
z
aa.
V g
1
Cvranzge Tountig 3hajt4 Department ° ° ""
m
Timothy 1. Ives, Chair Rosemary L. Summers, MPH, DrPH Brenda Crowder.Gaines, Vice Chai o �
Orange County Board of Health Health Director Orange County Board of Health
Environmental Health Division
Ron Holdway, Division Director
306-C Revere Road, P.O. Box 8181 Phones (919) 732.8181, x2360 FAX (919) &
Hillsborough, NC 27278 Betty Borland Barbara Patterson Chapel Hill Durham Met
www.co,ganee.ne.tis/omn-ae/envblth/� Administrative Assistant Office Assistant (919) 9684501 (919) 68&7331 (919)
March 6, 2000
SOIL / SITE Evaluation Summary for
BUCKHORN RIDGE
Bingham Township Map 1 Lot 55, Cheeks Township Map 53 Lots 7E and 9
Map Date March 3, 2000
LOT #
DESIGN FLOW
TYPE SYSTEM
1
360 GPD
SHALLOW TRENCH CONVENTIONAL w/ pump
2
360 GPD
CONVENTIONAL w /pump
3
360 GPD
SHALLOW TRENCH CONVENTIONAL w /pump
4
360 GPD
SHALLOW TRENCH CONVENTIONAL w /pump
5
360 GPD
SHALLOW TRENCH CONVENTIONAL w /pump
6
360 GPD
SHALLOW TRENCH CONVENTIONAL
7
360 GPD
CONVENTIONAL
8
360 GPD
ULTRA - SHALLOW TRENCH CONVENTIONAL w/ pump
9
360 GPD
ULTRA - SHALLOW TRENCH CONVENTIONAL w/ pump
10
360 GPD
ULTRA- SHALLOW TRENCH CONVENTIONAL w/ pump
11
360 GPD
ULTRA - SHALLOW TRENCH CONVENTIONAL w/ pump
12
360 GPD
Existing LPP system with repair area available
13
36&GPD
SHALLOW TRENCH CONVENTIONAL
14
360 GPD
ULTRA- SHALLOW TRENCH CONVENTIONAL
15
360 GPD
SHALLOW TRENCH CONVENTIONAL
16
360 GPD
ULTRA- SHALLOW TRENCH CONVENTIONAL w/ pump
17
360 GPD
SHALLOW TRENCH CONVENTIONAL w/ pump
18
360 GPD
SHALLOW TRENCH CONVENTIONAL
19
360 GPD
SHALLOW TRENCH CONVENTIONAL w/ pump
20
360 GPD
CONVENTIONAL
21
360 GPD
CONVENTIONAL w/ pump
22
360 GPD
SHALLOW TRENCH CONVENTIONAL w/ pump
23
360 GPD
ULTRA SHALLOW TRENCH CONVENTIONAL w/ pump
24
360 GPD
ULTRA SHALLOW TRENCH CONVENTIONAL w/ pump
25
360 GPD
ULTRA SHALLOW TRENCH CONVENTIONAL
26
360 GPD
ULTRA SHALLOW TRENCH CONVENTIONAL
27
360 GPD
SHALLOW TRENCH CONVENTIONAL
28
360 GPD
SHALLOW TRENCH CONVENTIONAL w/ pump
29
360 GPD
SHALLOW TRENCH CONVENTIONAL w/ pump
The design flow is based upon the number of bedrooms applied for by the property owner or developer. The design flow for a bedre
120 gallons/day (gpd). (e.g. 360 gpd = 3 bedrooms)
The property owner or developer as required by 15A NCAC 18A. 1900 -.1969 (The Laws and Rules for Sewage Treatment and Disy
Systems provides proposed house locations). The pump requirement is a function of house location and proximity to the provisional
suitable soil area.
The design flow, type system, and pump requirement are subject to change based upon the application and site plan or plat submitted
the Construction Authorization for a Wastewater System.
The blocked areas on the accompanying plat are the limits of the provisionally suitable soils as evaluated by the Orange County Heal
Department
It should be noted that all lots having a pump system are reviewed at a minimum of every five years by the health department as reqi:
by 15A NCAC 18A .1961 (Maintenance of Sewage Systems).
Conventional Systems are placed in areas with 36 inches or more of provisionally suitable characteristics.
Shallow Trench Conventional Systems are placed in areas with 30 inches or more of provisionally suitable characteristics.
Ultra Shallow Trench Conventional Systems are placed in areas with 24 inches or more of provisionally suitable characteristics.
K
Orange County Emergency Management
P.O. Box 8181
Hillsborough
North Carolina
27278
9 -1 -1 Communications
Emergency Medical Services
24 Hour Warning Point
o••A`° N e Fire Marshal
919 -732- 8161 •933 -2600
w.• �';' Disaster Response
Hazardous Materials
24 -Hour Fax Machine
919 -644 -3030. 968 -2050
919 - 967 -9026
*'�r �
Administrative Fax Machine
919- 968 -4066
TO: . JANE GARRETT, PLANNING DEPT.
FROM: MIKE TAPP, DEPUTY DIRECTOR/FIRE MARSHAL WVC
RE: BUCKHORN RIDGE
DATE: APRIL 14, 2000
We have reviewed the preliminary plan for Buckhorn Ridge and offer the following
comments. We could ask for consideration of a secondary means of ingress/egress for
emergency response and mitigation measures during times of fires, severe weather events and
other potential disasters.
Please send us a final copy for distribution to emergency response agencies when the plan is
given final approval.
If you need additional, please contact us.
14
FISCAL IMPACT ANALYSIS FOR BUCKHORN RIDGE
RESIDENTIAL SERVICE STANDARD APPROACH
Prepared by
The Orange County Planning Department
April, 2000
PROJECT DESCRIPTION
Buckhorn Ridge subdivision contains 29 buildable lots and is located in both
Cheeks and Bingham Townships. The lots are accessed by new public roads, which
will intersect with Yarborough Road (SR 1138). The current zoning is AR — Agricultural
Residential and AR/Cane -PW — Agricultural Residential/Cane Creek Protected
Watershed. The average lot size is approximately 4.89 acres. Lots will be served by
wells and individual septic systems.
Project build -out is estimated at three to seven years. Housing units will be
constructed, beginning in 2000, with completion of the project scheduled for 2006.
Units will consist of detached single - family homes, and the applicant estimates the
average sales price to be $275,000 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.
15
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
Section 7 - Summary of Projected Public School Capacity Impacts
16
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.
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 Government: Services related to the legislative, administrative, financial, and
legal functions of government.
Public Safety: Law enforcement services and emergency medical services.
Public Works: Efforts related to the maintenance of County -owned property and the
provision of sanitation (solid waste disposal) services.
1E
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.
LI
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.
a
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 PROJECT DATA
Demographic projections provide information about the number of new residents and
school children anticipated in Orange County resulting from project development.
Projections also provide the number of additional employees required per service
function and school district as a result of the new development.
Total Housing Units: The cumulative total of new housing units added each year by
project development.
Total Population: The total population added each year by a project derived by
multiplying the number of homes to be constructed by the number of persons per
household (see Section 1).
School Population: The total number of school children added each year by a project
derived by multiplying the number of homes constructed by the number of children
per household (see Section 1).
Additional County Employees: The number of additional employees required per
service category based on project development.
Total: Total of all additional county employees required based on project development.
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 serve a project.
Positive net balances in one project may thus be used to offset negative balances in
another.
SECTION 5 - PROJECTED NET FISCAL IMPACT ON SCHOOL DISTRICT
Revenues: The County contribution is derived by- transferring education expenditures
by County government (Section 4). Revenues derived from the school district tax are
derived by multiplying the school district tax times the tax base. State revenues are
derived by multiplying the per student expenditure figure times the total projected
number of school children (Section 3).
Expenditures: Expenditures are derived from a formula which multiplies each per
student expenditure (Section 2) times the total projected number of school children
(Section 3) and adding the results.
Net Fiscal Impact: The net balance is the difference between projected expenditures
and projected revenues. A negative net balance indicates that it 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
D
SECTION 7 - SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
RESIDENTIAL FISCAL IMPACT TEMPLATE: SERVICE STANDARD METHOD
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:
TOWNSHIP:
Endinq Year:
Children /House:
(`.hawks nnri Rinnhzm
ENTER "T' BESIDE APPLICABLE SCHOOL DISTRICT BELOW.
z
200E
0.3;
SECTION 2 - LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA
COUNTY POPULATION:
24
105898
COUNTY PER CAPITA REVENUES (a):
REVENUES
PER CAPITA
Intergovemmental
9007481
85.06
Miscellaneous
1738939
16.42
COUNTY PER CAPITA EXPENDITURES (S1:
EXPENDITURE
PER CAPITA
Public Safety
7274334
68.69
Human Services
17112641
161.60
Nnn_Manortmontml
'A 1R AR1
90 A7
Human Services
7274334 50887.26
School District
0 0.00
TAX DATA: ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EXEMPTION:
I.School District Tax Rate ($) 0.0000 Per $100 Assessed Valuation
Elderly Exemption 0 $11,000 Where Appiicable
SECTION 3 - DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA
■
SECTION 4 - PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT
2i
SECTION 5 - PROJECTED FISCAL IMPACT OF PROJECT ON SCHOOL DISTRICT
SECTION 6 - SUMMARY OF PROJECTED DEMOGRAPHIC /FISCAL IMPACTS
a
SECTION 7 - SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
SCHOOL DISTRICT DATA:
School District: School Attendance:
SCHOOL CHILDREN
-
Elementary
2
3
Middle
0
1
High School
1
1
TOTAL
3
5
COUNTY EMPLOYEES
0.11
0.21
SCHOOL EMPLOYEES
0.15
0.31
TAX BASE ($1000)
2228
4568
COUNTY BUDGET ($)
Revenues
24064
49528
Expenditures
12085
25395
BALANCE
11979
24134
SCHOOL DISTRICT BUDGET ($)
Revenues
15219
31980
Expenditures
15219
31980
BALANCE
0
0
COMBINED BUDGETS ($)
Revenues
39283
81508
Expenditures
27305
57374
BALANCE
11979
24134
SECTION 7 - SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
SCHOOL DISTRICT DATA:
School District: School Attendance:
2000
YEAR 2005
SCHOOL CHILDREN
Elementary
Middle
High School
TOTAL
SCHOOL CAPACITIES - ALL SCHOOLS
Middle
TOTAL
YEAR 2000
PROJECTED ENROLLMENT
Elementary
Middle
High School
TOTAL
YEAR 2005
PROJECTED ENROLLMENT
Elementary
Middle
High School
TOTAL
2001
Middle School
2002
2003
17°
200,
2006
2007 2008
2001,
6
6
2
2
2
2
10
10
CURRENT ENROLLMENT - ALL SCHOOLS
1522
Middle
1240
6370
TOTAL
557!
2001
2002 2003
2004
2824
2825
1240
1241
1458
1458
5522
5524
2006
2007 2008
.2001
2828
2828
1242
1242
1459
1459
5529
5529