HomeMy WebLinkAboutAgenda - 06-29-2000-9f1
ORANGE COUNTY
BOARD OF COUNTY COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: June 29, 2000
Action A en a
Item #~~
SUBJECT: Richmond Hills Sewer System Design (1)
Richmond Hills Preliminary Subdivision (2)
DEPARTMENT: Planning & Inspections PUBLIC HEARING: (Y/1~ NO
ATTACHMENT(S): INFORMATION CONTACT:
1) Resolution of Approval Robert P. Davis, Planner III (Ext. 2580)
2) Area Maps Craig Benedict, Planning Director (Ext. 2592)
3) Planning Board Resolution (Info only) Paul Thames, County Engineer (Ext. 2303)
4) Application and supporting documentation
5) Fiscal Impact Analysis
b) Minutes, May 4, 2000 PB Meeting
7) Agency Comments TELEPHONE NUMBERS:
8) Letter of Approval for Water Hillsborough 732-8181
9) Preliminary Plan Durham 6$8-7331
10) Sewer System Type Matrix Mebane 227-2031
11) Kimley Horn Letter Chapel Hill 967-9251
12) Housing and Community Development Letter
PURPOSE: The purpose of this two-part agenda item is
1. to decide and approve what type of sewer system design is most appropriate for the proposed
Richmond Hills (43 lot) subdivision to connect to the existing county's Efland Sewer system,
and
2. to decide and act on the Richmond Hills Conservation-Cluster Flexible Development
Preliminary Plan.
• Item 1 (Sewer System)
Since the proposed project is north of and adjacent to the portion of Efland sewer system near
Efland/Cheeks Elementary School, an extra decision step is required. This is the first major
subdivision to request connection to the Efland system. The design of the system and connection
may set a precedence and informal policy on inevitable other projects and sewer connections in the
area.
1. Consideration of Richmond Hills sewer system design (See Matrix of Sewer System Types)
a. `STEP' System -Administration recommendation
(individual on-site double septic tanks with effluent pump to force main
network to existing gravity)
b. `Gravity/sewage pump station' -Applicant request
(gravity sewer main. network to large scale sewage Iift station)
• Ttem 2 (Subdivision)
The proposed subdivision is in Cheeks Township on the east of Richmond Road approximately '/Z
mile north of U.S. 70. The flexible development subdivision design permits 14,000 square foot
minimum lot size and in this case approximately SS% in common area open space. The open
space is primarily along McGowan Creek (along northern boundary) and anorth-south easement
connector from the Efland/Cheeks Elementary School to the creek.
The project is proposed by Habitat for Humanity for affordable housing. Orange County has
contributed bond money and potentially CBDG money in support of this project.
The background information noted below explains the specifics of the subdivision design.
2
BACKGROUND:
Request
Applicant: Habitat for Humanity
• 40.34 acres tract
• Forty-three (43) single-family residential lots
Existing_Site Conditions
Zoning
• Rural Residential (R1) and Upper Eno -Protected Watershed (12% impervious)
• Minimum zoning lot size for R1 is 40,000 square feet but property is in Transition Zone so lots may cluster
down to 14, 000 square feet if water and sewer is available
• Adjacent Land Uses: Single-family residential, institutional (school) and vacant
Proposed Site Conditions
Roads:
• Access to subdivision is from Richmond Road (SR 1312)
• Proposed public roads to be designed to NCDOT (and County) standazds at preliminary stage
• Right turn taper lane built to NCDOT standards required on Richmond Road at entrance to subdivision
Open Space:
• 22.2 acres (55%) proposed in common area open space
• MCTAR (minimum cluster-to-actual lot/size ratio) = 1.02
• 100' buffer provided azound the site
• Large open space azea on eastern and northern side of property
Density Bonus Provision
• Conventional design; Yield Flan estimates 351ot potential
• 8 bonus lots proposed; 9 bonus lots permitted under ordinance
[1 bonus lot permitted for every acre of open space over 13.3 acres (33%) required - 22.2 acres provided]
• 43 total lots proposed
Water-Sewer:
• Public Water (Orange-Alamance) (Letter provided from Orange-Alamance)
• Public Sewer (Orange County)
• Sewer easement required across Orange County School property (Letter provided from Superintendent)
• Applicant proposes agravity/pump station/force main system (Option of STEP system (#4) in resolution is an
alternative noted by the County Engineer)
• BOCC to determine which condition,_4 or 4a, in the Administration Resolution is to be followed.
Develo ment Process Schedule and Action
• First Action; Planning Board approved the Concept Plan on October 6,1999 by a unanimous vote
with the following conditions that have been incorporated in the preliminary plan resolution of
approval.
Second Action: Planning Board recommended approval of the Preliminary Subdivision Plan on May
4, 2000 with the following three revisions to the staff recommendation.
1. Recommended that the BOCC consider adopting a requirement to create a perpetual maintenance
account to be funded by the applicant at a level that will be sufficient to pay for all annual operating
costs, including projected capital equipment replacement costs, for the pumping station.
2 . Recommended that the dedication of the property along McGowen Creek satisfy the payment in-
lieu-ofparkland dedication.
3 . Recommended that the walking trail between the Efland-Cheeks school site and McGawen Creek be
limited to the 100' along the eastern side of the property.
• Third Action:
1. The BOCC shall consider the application within a reasonable amount of time.
(Orange County Subdivision Regulations Section III-D-3-d) .
2 . During deliberations and consideration of the application BOCC may defer consideration at any
point to pursue additional analysis and review.
(Orange County Subdivision Regulations Section III-D-3-d).
If approved the applicant shall have one (1) year to prepare and file a Preliminary Plat application. If a
Preliminary Plat has not been submitted within the specified time limit, the Concept Plan shall become null and
void.
FINANCIAL IMPACT: Fiscal Impact Analysis is provided as an attachment. Due to the anticipated low
cost of this affordable housing project, the revenue stream is less than the public
service expenditures. This could be considered a subsidy to support the
affordable housing project.
The County fiscal models does not include long range utility servicing costs since
the county as a utility provider has not been fiilly examined. A report on this
issue was provided by the County Engineer at the June 6, 2000 Board of County
Commissioners meeting. The fiscal impact upon the Efland sewer system utility
operation is somewhat complex especially in this instance where the county is
financially supporting the project. However, the decision on how to accept a
sewer system design and associated long-term maintenance costs is a distinct
decision of the county as a utility provider.
Issues of affirdable housing,projects and their funding formulas. whether through
bonds or -grants, are separate decisions,_of the County_imnlementing its affordable
housin olic
In most cases, the developer pays for the total cost of the public sewer system and
dedicates the offsite (i.e. not on individual lot) system to the county for
maintenance. The cost of the two alternative system designs as noted in the
attached letter from Scott Radway of Kimley Horn Engineers is not a direct
4
concern of the County but future system function, expandability, maintenance
cost and environmental hazard potential are County concerns.
The staff recommended STEP system may have a higher installation cost.
However, STEP systems have less long-term public maintenance cost in
comparison with agravity/pump station system. A gravity/pump station has a
relatively high pump station maintenance/monitoring cost that would have to be
contracted out to a utility company such as OWASA. In addition, the STEP
system has less potential to create offsite environmental contamination.
RECOMMENDATION: The Administration recommends that the Board;
(1) Approve'STEP' Sewer System, in its capacity as owner of the Efland
Sewer System as the approved connection method of Richmond Hills
Subdivision to the existing sewer system.
(2) Approve Richmond Hills subdivision preliminary plan with Board of
County Commissioners selected sewer system option (decision
determined above) and the conditions contained in the attached
Administration Resolution of Approval.
Administration Resolution
RESOLUTION
OF THE
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS
Date of Meeting: June 29, 2000
Name of Subdivision: Richmond Hills
Owner/Applicant: Habitat for Humanity
The Boazd of County Commissioners hereby approves Richmond Hills subdivision Preliminary
Plat, dated March 15, 2000 and containing 43 lots, subject to the fulfillment of requirements
specified herein.
Alice Miller Court, Midvale Drive and Boundbrook Drive shall be irrevocably dedicated to the
general public and be constructed to standards of the North Cazolina Department of
Transportation (NCDOT). The approval of this resolution authorizes and directs the Orange
County Manager to accept for the County and on behalf of the public generally, the offer of
dedication of Alice Miller Court, Midvale Drive, and Boundbrook Drive. This acceptance of
dedication to the general public shall be without maintenance responsibility. These roads shall be
maintained by the owner/applicant (Habitat far Humanity) until such time as they are accepted
for maintenance by NCDOT or some other governmental body.
Before the Final Plat of Richmond Hills can be recorded:
A. Sewage Disposal and Water System
1. Each residential lot shall be provided a sewer line stub out in accordance with
Orange County sewer connection guidelines.
2. Sewer line construction drawings shall be approved by the County Engineer prior
to submittal to NCDOT or any state regulatory agencies for permitting or
approval. Any changes in design to comply with requirements from either
NCDOT or other agencies shall also be approved by County Engineer.
Sewer lines and sewer system improvements shall be constructed as provided
herein prior to final plat approval.
OR
A letter of credit or escrow agreement or other security shall be submitted to
secure construction the sewer system to Orange County standards. An estimate of
the construction cost must be prepared by a certified/licensed engineer and
submitted to the Orange County Planning Department and County Engineer. The
financial guarantee must reflect 110 percent of that estimate and be issued by an
accredited financial institution licensed to do business in North Carolina.
Administration Resolution
The document describing development restrictions to be recorded with the Final
Plat shall state that the financial guarantee will not be released until the sewer
system construction has been inspected and approved by Orange County.
3. Dedications to Orange County of 20'sewer easements that are outside of the
public right-of--way shall be shown on the Final Plat prior to Planning Department
signatures on the Final Plat. Prior to issuance of any occupancy permits the
developer shall submit a copy of a letter from the County Engineer that the lines
have been installed and dedicated to Orange County. `As-built' drawings shall be
submitted to and approved by County Engineer prior to issuance of the first
certificate of occupancy.
4. Community_Sewer service provided by a STEP system composed,of an
individual septic tank and pump tank at each home and small diameter force
main wastewater collector network.
The STEP system shall include a 1000-gallon capacity septic tank and a 1000-
gallon capacity pump tank on-site at each home. Wastewater shall flow by
gravity from each home to its septic tank and thence to its pump tank. Each pump
tank will be furnished with water level controls for pump on, pump off, and high
water level alarm controls such that the system has approximately S00 gallons of
extra wastewater storage in the event of power or pump failure. Each system shall
1) have a local/outside power shutoff; 2) be powered through the household
circuit breaker panel, and 3) be furnished with audible and visible alarms with
reset. Each on-site portion of the system shall be protected by backflow
prevention in the form of check valves in pump discharge piping. Septic and
pump tanks and associated piping and wiring layouts, etc. shall meet standards
currently applicable to those systems permitted by the Orange County Health
Department.
The small diameter force main wastewater collector network, dedicated to and
maintained by Orange County, and the individual-owned house pumps shall be
sized such that all house pumps are able to discharge into the force main under all
pumping conditions. Shut-off valves in meter boxes shall be provided at each
household sewer tap. Sewer main Olean-outs with shut-off valves shall be
provided aswell asclean-outs for each individual sewer service line. All main
clean-outs shall be accessible within the utility easements.
No a etual maintenance fund shall be re uired for a STEP wastewater
collection system.
4a. Community Sewer Service provided by a system composed of a gravity
wastewater collection main network and a central community pumping
station
The pump station and vehicular access shall be contained within a metes and
bounds defined easement granted to Orange County. The easement area shall be
Administration Resolution ~
sufficiently large enough to allow service and maintenance of the pump station
facility. At least one 9' x 20' parking space shall be provided for a service
vehicle. A metes and bounds legal description of the proposed force main shall
be provided and shown on the final plat. The perimeter of the pump station
easement shall be surrounded by a fence a minimum of 8 feet in height. A
landscape buffer 15 feet in width shall be placed around the outside perimeter of
the fenced area. Evergreen plantings shall be a minimum of 6 feet in height with
a 2-inch caliper measured 6" from ground level at time of planting and planted on
eight (8) foot centers with proper mulch.
The County Engineer shall approve the pump station system design, which shall
include automatically switched standby/emergency power generation, alarm
telemetry, and other materials and equipment necessary for the proper operation
of the system. The County Engineer's approval of system design and layout shall
be obtained prior to the submission of the plans to NCDOT for right-of--way
encroachment approval. The County Engineer's approval of system design,
layout, materials, etc., shall be obtained prior to submission of plans to state
regulatory agencies for system permitting. All design changes necessary to
comply with NCDOT or other regulatory agency requirements shall be cleared by
the County Engineer prior to incorporation in final design documents. A letter
from the County Engineer indicating approval shall be submitted at the time that
Flanning Department signatures are requested on the Final Plat.
Owner/applicant shall set ut~ a perpetual maintenance fund to provide for periodic
inspection and required~maintenance of the pump station, fencing and
landscaping; Documentation forms to be approved by the County Attorney.
S. Water line construction drawings shall be submitted to and approved by the Orange-
Alamance Water System, Inc. A letter indicating approval of the construction
drawings shall be submitted to the Planning Department and shall include copies of
all necessary State and local approvals. A copy of the State permit approval to
construct the system shall be submitted at the same time as the request to record the
final plat. A letter from the Orange-Alamance Water System, Inc. indicating that the
construction of the water lines meets its specifications will be required prior to
Planning Department signatures on the Final Plat.
Prior to Final Plat approval, stub out lines shall be provided and constructed for
each lat. Prior to Final Plat approval, the main water service lines shall be
constructed and stubbed to the adjacent property line to the east.
oR
A letter of credit or escrow agreement or other security shall be submitted to
secure construction of the water system with hydrants to Orange-Alamance
system standazds. An estimate of the construction cost must be prepared by a
certified/licensed ~ engineer and submitted to the Orange County Planning
Department. The financial guarantee must reflect 110 percent of that estimate and
be issued by an accredited financial institution licensed to do business in North
Carolina.
Administration Resolution
The document describing development restrictions to be recorded with the Final
Plat shall state that the financial guarantee will not be released until the water
system and hydrant construction has been inspected and approved by Orange -
Alamance Water System, Inc. and the Orange County Fire Marshal.
6. All fire hydrant locations, fire flow and water line pressures shall be approved by
the Orange County Fire Marshal prior to issuance of the first certificate of
occupancy.
7. Sewer tap, acreage, access, availability, capital, facili fees
Sewer fees based on an acreage or a per lot charge shall be paid to Orange County
prior to Planning Department signatures on the final plat. Sewer fees based on
house size shall be paid to Orange County when obtaining individual building
permits.
B. Roads and Access
1. Alice Miller Court, Midvale Drive, and Boundbrook Drive shall be constructed to
NCDOT standazds within a 50-foot right-of--way with 5' utility easements on each
side. Construction shall be inspected and approved by NCDOT.
OR
A letter of credit or escrow agreement or other security shall be submitted to
secure construction of Alice Miller Court, Midvale Drive, and Boundbrook Drive
to NCDOT standards. An estimate of the construction cost must be prepared by a
certified/licensed engineer or grading contractor and submitted to the Orange
County Planning Department. The financial guazantee must reflect 110 percent 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. An erosion control plan for the entire project, including streets, shall be submitted
by the applicant for review and shall be approved by the Orange County Erosion
Control Division prior to any disturbance on the site. The Erasion Control Plan
shall include a stormwater management plan that meets the requirements of both
the County and the Neuse River Basin rules.
3. Prior to any construction or any alteration of any existing access within the right-
of-way of Richmond 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. Sight distance triangles shall
be shown at all intersections within the subdivision, or included within the right-
Administration Resolution
of-way of the proposed street. This restriction shall be stated in a document
describing development restrictions and requirements to be prepazed by Planning
Staff and recorded concurrently with the Final Plat.
4. All lots shall secure access from streets internal to the subdivision. No corner lot
driveway access shall be allowed within 50 feet of an intersection. This
restriction shall be stated in a document describing development restrictions and
requirements to be prepared by Planning Staff and recorded concurrently with the
Final Plat.
Approved street name signs shall be erected at the intersection of streets as
required in Section IV-B-3-c-12 of the Orange County Subdivision Regulations.
Evidence shall be submitted by the applicant that the signs are in place or a copy
of the receipt for purchase of the signs shall be submitted to the Planning
Department at time of request to record the Final Flat.
6. Dedicate to the Department of Transportation an additional 5 feet along the entire
frontage of Richmond Road for future road improvements. Dedication to be
shown on final plat. Property lines to stop at new public right-of way.
7. Boundbrook Drive right-of--way shall be dedicated to the eastern property line.
Indicate on the final plat "Street subject to future extension". Twenty (20) foot
construction easements shall be shown on the Final Plat on both sides of the
unimproved section of Boundbrook Drive. Additional right-of--way to
accommodate the T-turnazound shall be indicated on the plat as `Temporary right-
of-way until Boundbrook Drive is extended'. Upon extension of Boundbrook
Drive the temporary right-of--way shall revert to the owner(s) of the surrounding
property, in this case the Homeowner's Association.
C. Land Use Suffers and Landscaping
1. Landscaping shall be preserved and installed as indicated on the approved
landscape plan, and must be inspected and approved by the Planning and
Inspections Department prior to Planning Department signatures on the final plat.
Landscaping shall be placed behind the sight distance triangles at intersections.
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 prepazed by Planning Staff and recorded concurrently with the
Final Plat.
3. A 100' Land Use Buffer shall be provided along the eastern side of Richmond
Road as shown on the Preliminary Plan and shall provide sufficient vegetation to
meet the standazds of Section IV-B-$-e of the Subdivision Regulations. Said
buffer shall be so noted on the final plat, and described in a document describing
development restrictions and requirements to be prepared by Planning Staff and
recorded concurrently with the Final Plat.
Administration Resolution to
D. Drainage
1. The floodway and floodway fringe of USGA intermittent streams shall be noted
on the face of the Final Plat. Development restrictions within the floodplain shall
be specified on a document describing development restrictions and requirements
to be prepared by Planning Staff and recorded concurrently with the Final Plat.
The Homeowner's Association shall maintain the floodplain until it is conveyed
to the County.
2. Impervious surface data, as pursuant to Article 6.23.3c.1 of the Zoning Ordinance
shall be included in a document describing development restrictions and
requirements to be prepared by Planning Staff and recorded concurrently with the
Final Plat. The impervious surface limitations for each lot shall indicate the
maximum impervious surface for each lot, net of the roadway (i.e. excluding
roadway).
3. A stream buffer along McGowan Creek shall be provided in accordance with
Section 6.23.7 of the Zoning Ordinance. The width of the buffer shall be stated
on the face of plat. Development restrictions within the buffer shall be specified
in a document describing development restrictions and requirements to be
prepazed by Planning Staff and recorded concurrently with the Final Plat.
4. Locate drainage easements on the Final Plat as required by Erosion Control Office
in accordance with review and approval of the Erosion Control Plan.
E. Parkland
See F.S.
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. The following easements shall be shown on the plat:
a. Drainage easements as required by D.4 above.
b. Sewer system easements
c. Water system easements
d. Utility easements along right-of--ways.
3. The minimum building setback requirements and impervious surface maximums
shall be stated on the Final Plat, and 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 the maximum impervious surface for each lot, net of the. roadway
(i.e. excluding roadway).
4. Phasing of the project shall occur only in accordance with the Preliminary Plan.
Administration Resolution ii
5. The entire common area north of Boundbrook Drive (excluding the infiltration
area) and along McGowan Creek shall be dedicated by fee simple deed to Orange
County and referenced on the Final Plat. This dedication shall serve as a
complete payment-in-lieu of parkland dedication. The Homeowner's Association
shall maintain the common area in its present state (dead or diseased trees may be
removed) that is to be deeded to the County until the land is conveyed.
6. The developer shall grant a 100-foot wide easement to Orange County for the
future installation of a 50-foot wide trail for the purpose of connecting Efland-
Cheeks School with the dedicated property along McGowan Creek. The
Homeowner's Association shall maintain the easement area in its present state
(dead or diseased trees may be removed) until this easement is conveyed to the
County.
7. All common azeas to be owned by Homeowner's Association and shall be
perpetually maintained by the Homeowner's Association.
8. If any condition of this Resolution shall be held invalid or void, then this
Resolution shall be void in its entirety and of no effect.
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 Dedication 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
Flat.
3. A Certificate of Approval signed by the Orange County Planning and Inspections
Department.
4. NCDOT shall certify that Alice Miller Court, Midvale Drive, and Boundbrook
Drive have been constructed or that construction plans have been approved prior
to Planning Department signatures on final plat.
Habitat for Humanity, Inc.
Beverly A. Blythe
Clerk to the Boazd of County Commissioners
Attest: Secretary
Administration Resolution
12
I, ,accept the above listed conditions of subdivision approval, and
acknowledge that each must be met prior to recordation of the final plat.
Susan Levy, Agent Date
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PROPERTY MAP
This map contains parcels prepared far the Inventory of real praparty within
Qranga County, acid ie compiled from recorded deeds, plate, and other publlq
records and data, Users of this map are hereby notified that the afaramentlgned
public primary infarmaticn sources should be coneultad for verlflaation of the
informatign contained an this map. The County and Its mapping companlae assume
Planning Board Resolution
RESOLUTION
OF THE
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS
Date of Meeting: June 6, 2000
Name of Subdivision: Richmond Hills
Owner/Applicant: Susan Levy, agent for Habitat for Humanity
The Board of County Commissioners hereby approves Richmond Hills subdivision Preliminary
Plat, dated March 15, 2000 and containing 43 lots, subject to the fulfillment of requirements
specified herein.
Alice Miller Court, Midvale Drive and Boundbrook Drive shall be irrevocably dedicated to the
general public and be constructed to standards of the North Carolina Department of
Transportation (NCDOT). The approval of this resolution authorizes and directs the Orange
County Manager to accept for the County and on behalf of the public generally, the offer of
dedication of Alice Miller Court, Midvale Drive, and Boundbrook Drive. This acceptance of
dedication to the general public shall be without maintenance responsibility. These roads shall be
maintained by the owner/applicant (Habitat for Humanity) until such time as they are accepted
for maintenance by NCDOT or some other governmental body.
Before the Final Plat of Richmond Hills can be recorded:
A. Sewage Disposal and Water Lines
1. Each residential lot shall be provided a sewer line stub out in accordance with
Orange County sewer connection guidelines.
2. Sewer line construction drawings shall be approved by the County Engineer and
shall be either bonded or constructed prior to final plat approval. Dedication to
Orange County of the sewer easements that are outside of the public right-of--way
shall be shown on the Final Plat prior to Planning Department signatures on the
Final Plat. Prior to issuance of any occupancy permits the developer shall
submit a copy of a letter from the County Engineer that the lines have been
installed and dedicated to Orange County. `As-built' drawings shall be submitted
to and approved by County Engineer prior to issuance of the first certificate of
occupancy.
3. The pump station shall be contained within a metes and bounds defined easement
granted to Orange County. The easement azea shall be sufficiently lazge enough to
allow service and maintenance of the pump station facility. At least one 9' x 20'
parking space shall be provided for a service vehicle. A metes and bounds legal
description of the proposed forced main line easement shall be shown on the final
~.3
Planning Board Resolution
fence a minimum of 5 feet in height. A landscape buffer 15' in width shall be
placed around the outside perimeter of the fenced area. Evergreen plantings shall
be a minimum of 6 feet in height with a 2-inch caliper measured 6" from ground
level and planted on eight (8) foot centers with proper mulch.
4. Water line construction drawings shall be submitted to and approved by the
Orange-Alamance Water System, Tnc. A letter indicating approval of the
construction drawings shall be submitted to the Planning Department. A letter
from the Orange-Alamance Water System, Tnc. indicating that the construction or
bonding of the water lines meets their specifications will be required prior to
Planning Department signatures on the Final Flat. Stub out lines shall be
provided for each lot.
S. All fire hydrant locations and water line pressures shall be approved by the
Orange County Fire Marshal prior to issuance of the first certificate of occupancy.
6. Sewer acreage fees shall be paid to the Orange County prior to Planning
Department signatures on the final plat.
7. Tap on fees for each residence shall be paid when obtaining individual building
permits.
8. The County Engineer shall approve the pump station system design. The County
Engineer shall approve standby power generation and alarm telemetry, as well as
other materials necessary for proper functioning of the system. A letter from the
County Engineer indicating approval shall be submitted at the time that Planning
Department signatures are requested on the Final Plat.
B. Roads and Access
1. Alice Miller Court, Midvale Drive, and Boundbrook Drive shall be constructed to
NCDOT standards within a 50-foot right-of--way with 5' utility easements on each
side. Construction shall be inspected and approved by NCDOT.
OR
A letter of credit or escrow agreement or other security shall be submitted to
secure construction of Alice Miller Court, Midvale Drive, and Boundbrook Drive
to NCDOT standards. An estimate of the construction cost must be prepared by a
certified/licensed engineer or grading contractor and submitted to the Orange
County Planning Department. The financial guarantee must reflect 110 percent of
that estimate and be issued by an accredited financial institution licensed to do
business in North Carolina.
14
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.
Planning Board Resolution
2. An erosion control plan for construction of all streets shall be submitted by the
applicant for r"eview and shall be approved by the Orange County Erosion Control
Division prior to any disturbance on the site.
3. Prior to any construction or any alteration of any existing access within the right-
of--way of Richmond 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. Sight distance triangles shall
be shown at all intersections within the subdivision, or included within the right-
of-way of the proposed street.
4. All lots shall secure access from streets internal to the subdivision. Na corner lot
' driveway access shall be allowed within 50 feet of an intersection. This
restriction shall be stated in a document describing development restrictions and
requirements to be prepared by Planning Staff and recorded concurrently with the
Final Plat.
5. Approved street name signs shall be erected at the intersection of streets as
required in Section IV-B-3-c-12 of the Orange County Subdivision Regulations.
Evidence shall be submitted by the applicant that the signs are in place or a copy
of the receipt for purchase of the signs shall be submitted to the Planning
Department at time of request to record the Final Plat.
fi. Dedicate to the Department of Transportation an additional 5 feet along the entire
frontage of Richmond Road for future road improvements. Dedication to be
shown on final plat. Property lines to stop at new public right-of--way.
7. Baundbrook Drive right-of--way shall be dedicated to the eastern praperty line.
Indicate on the final plat "Street subject to future extension". Twenty (20) foot
constriction easements shall be shown on the Final Plat on both sides of the
unimproved section of Boundbrook Drive. Additional right-of--way to
accommodate the T-turnaround shall be indicated on the plat as `Temporary right-
of-way until Boundbrook Drive is extended'. Upon extension of Boundbrook
Drive the temporary right-of--way shall revert to the owner(s) of the surrounding
property, in this case the Homeowner's Association.
C. Land Use Buffers and Landscaping
1. Landscaping shall be preserved as indicated on the approved landscape plan, and
must be inspected and approved by the Planning and Inspections Department prior
to Planning Department signatures on the final plat. Landscaping shall be placed
behind the sight distance triangles at intersections.
2. Provisions for protection of existing trees as shown on the approved landscape
plan shall be included in a dacument describing development restrictions and
requirements to be prepared by Planning Staff and recorded concurrently with the
L':~.,t ni,..
15
Planning Board Resolution
3. A 100' Land [Ise Buffer shall be provided along the eastern side of Richmond
Road as shown on the Preliminary Plan and shall provide sufficient vegetation to
meet the sta_ndazds of Section IV-B-8-e of the Subdivision Regulations. Said
buffer shall be so noted on the final 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
1. The floodway and floodway fringe of L1SGA intermittent streams shall be noted
,~ on the face of the Final Plat. Development restrictions within the floodplain shall
be specified on a document describing development restrictions and requirements
to be prepared by Planning Staff and recorded concurrently with the Final Plat.
2. Impervious surface data, as pursuant to Article 6.23.3c.1 of the Zoning Ordinance
shall be included in a document describing development restrictions and
requirements to be prepazed 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 (''/Z) of the roadway width in,
the calculations.
3. A stream buffer along McGowan Creek shall'be provided in accordance with
Section 6.23..7 of the Zoning Ordinance. The width of the buffer shall be stated
on the face of plat. Development restrictions within the buffer shall be specified
in a document describing development restrictions and requirements to be
prepared by Planning Staff and recorded concurrently with the Final Plat.
4. Locate drainage easements on the Final Plat as required by Erosion Control Office
in accordance with review and approval of the Erosion Control Plan.
E. l~a~
1.
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. The following easements shall be shown on the plat:
a. drainage easements as required by D.4 above.
3. The minimum building setback requirements and impervious surface maximums
shall be stated on the Final Plat, and in a document describing development
restrictions and requirements to be prepared by Planning Staff and recorded
concurrently with the Final Plat. Both the Plat and the development restriction
document shall indicate whether the impervious surface restrictions include or
exclude the impervious surface of the roadway.
1~a
Planning Board Resolution
~. Phasing of the project shall occur only in accordance with the Preliminary Plan.
5. The entire common area north of Boundbrook Drive (excluding the infiltration
area) and along McGowan Creek shall be dedicated in fee simple to Orange
County. This dedication shall serve as a complete payment-in-lieu of
parkland dedication.
6.
^w^" ~.° -'°a'^^*°.~ ~° n,.^nR°'-'°.,.,t~. The developer shall grant a 100' width
easement to Orange County for the future installation of a 50' width trail for
the purpose of connecting Efland-Cheeks School with the dedicated property
along McGowan Creek. The responsibility for cleanup and maintenance o~'the
common areas shall remain with the Homeowner's Association.
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 Dedication 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. A Certificate of Approval signed by the Orange County Planning and Inspections
Department.
4. NCDOT shall certify that Alice Miller Court, Midvale Drive, and Boundbrook
Drive have been constructed or that construction plans have been approved prior
to Planning Department signatures on final plat.
Habitat for Humanity, Inc.
Attest: Secretary
Beverly A. Blythe
Clerk to the Board of County Commissioners
17
I, ,accept the above listed conditions of subdivision approval, and
acknowledge that each must be met prior to recordation of the final plat.
APPLI ~TTO~f FOR PREL;ItiIINARY PLA iPPROVAL
NL~JOR SUBDTVXSZON
ORANGE COUNTY
18
DATE ` ~ `~J
PLEASE' TYPE OR PR1Nt (INK ONLY
SUBDIVISION NAIv1E: ~
LOCATION:
OWNER/DEVELOPER:
ADDRESS:
' ~'~~~?,4GENT/CONTACT:
v" r ~ n
S
D
~ r~Vl I~G ~'nL
fE NO.: - -~ rp 7
II~-- ~ x
TEL1EPHONE NO.• ~ l~ `, l~?7 ' ~~~
A. SUMMARY INFORMATION:
Orange County Tax Ma ~ Block ~ Lot(s) ---~D,^-Township ~i _ L~j_ _
ZOnh]~ D15tr1Ct(s):
Total Number of Acres: ~ 1"' ~ ~ ~
Total Number of Lots: Average Lot Size: ~ Minimum Lot Size: fJDU 5F
Number/Type of Structures: ( existing) (proposed)
Linear Feet in Streets: 3 3 Acres in Open Space: ~ , $
Water Supply: (~f~Vi~R ublic (specify) Community Individual
Wastewater DisposaN l.~N~, Public (specify). Community Individual
School District: Fire District:
General Land Uses in Area: StYI Wl%t ~~ 6b
Critical Areas: stye drainageways 2 flood prone areas
- Ill/ watershed (specify) ___ ly0u~ 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 OfFce. 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 equ als two-hundred feet (1"=200') and no larger than
one inch equals twenty feet (1"=20') and must contain the following information:
~ `~` subdivision name / ~''' zoning of tract and adjacent properties
>~ ~ ~ ~ name & address of owner(s) / ~ building setback lines by notation
~:
~ <r?~a::>~~~
name 8c address of subdivider
or typical lot layout
(if other than owner) / location and width of existing and
./ ~"`` name of surveyor, engineer, landscape proposed easements (drainage, utilities,
architect or architect, address,
~ roads, etc.)
~
`
registration # & seal - ~: existing, proposed and adjoining rights-
<~
'`~,,
/ <"~>~x
~:ry (title) Preliminary Plan of--way including climensians and street
_/ ~,,~,, scale, north arrow names and State Road numbers. Linear
./ };Y date of plan preparation and revisions feet of road centerlines and approximate
township, ta.~c map-block-lot references acreage of new street rights-of--way
''~~~~~>'~~~~ Parent Parcel Identification ~
~ :.:. existing and proposed utilities, includin,,
~
~
~
•
7 z deed book and page # of property to be ~
~
~
type, sizes, hydrants, valves, manholes
subdivided / «~<~}'` existing and proposed curbs, gutters and
.
~
,~ >~R>< boundary described with bearings and .,
culverts, including sizes and grrades
distances / ,>
;<~~~:::» location and width of alleys, sidewalks,
f ~=''> total acreage of the tract and acreage of ~ ~~ bike lanes, transit systems, and bus stops
lots, including and excluding area within `~ '~{~~ `~<~~> typical street cross-sections and
rights-of--way intersection details including design and
- N.pr~l ra
`~ '' ~ `=` ;proposed lot lines with dimensions
/ ~'~ ~ lot 3c block numbers
7 ><' phasing line(s)
7 ~~,~ topography at ten (10) foot intervals
water bodies, streams, floadways 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 map showing general location of
::=
subdivision with streets and roads
~' identified by State Road number and name
~'~~'~~~~ '~'~~' ~~ landscaping and buffer requirements
township, corporate and extraterritorial
planr-ing jurisdiction lines which crass the
property
C. OTHER SUBMITTAL REQUREMENTS
1. Twenty-five (25) copies of the Preliminary Plat.
19
/ '..- ~>€ horizontal aliment, centerline radius,
and general curve data on all proposed
~ .. streets
^ « permanent features such as buildings,
cemeteries, historic landmazks
~ >~:`~ ~ adjoining lot layout names of adjoining
properly owners. If subdivided,
subdivision plat name, plat book & page
number, and perimeter lot numbers.
~/ ~'"~,~" ~"` r 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)
identified natural azeas 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 approvaUdenial 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-;-d-1 of the Orange County Subdivision
Regulations).
5. Auxiliary documents, in draft form, prepared in 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 - 5470 plus 55.00 per lot (one fee for Preliminary and Final Plat).
7. If the subdivision contains 10 lots ar 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 buildaut.
I, the applicant, hereby certify that the foregoing application is complete and accurate.
BCG~? u'G ~/ /'~C,fJ~I
Ay PLICANT'S SIGNATU WNER'S SIGNATU
fir: /-~,b; ~.>< ~~ ~ah~~j, a~9G ~, tic,.
a 3 ~DeD __._. -z 3~~?oao
DATE DATE _
~n
® Kimley-Horn
and Associates, Inc.
February 3, 2000 °1
P.o. 8oz 33068
Raleigh, Narth Carc
21836.3068
Robert Davis
Orange County Department of Planning and Inspections
306 F Revere Road
Hillsborough, NC 27278
Re: Habitat For Humanity Orange County, NC, Tnc.
Preliminary Plan for Richmond Hills
Dear: Mr. Davis:
On behalf of Habitat For Humanity Orange County, NC, Inc., I am pleased to
submit a Preliminary Plan fora 43 lot cluster subdivision.
Accompanying this letter is the required application and application fee along
with 2S copies of the plan.
With respect to the Planning Board approval of the Concept Plan and items to be
addressed at Preliminary Flan submission, we offer the Following information
and comments.
Roadway Design and Right-of--Way considerations.
We have rnet with NC DOT and reviewed utility, right-of--way, and easement
issues (both their concerns and County concerns). As a result the Preliminary
Plan shows the following:
1) Five (5) feet of additional land along Richmond Road to be dedicated to
NCDOT to provide one-half of a 35' wide ultimate right-of--way.
2) Public water and sewer lines are not located under pavement except at neces-
sary crossings.
3) All interior streets are fifty feet (50') in width with five feet (5') utility and
construction easements on each side.
4) "T" intersections are shown with NCDOT's preferred site triangle right-of-
way and widened pavement detail.
5) At NCDOT insistence, the first roadway to the right upon entering the subdi-
vision has been revised to provide a 230 feet centerline radius in place of the
right angle corner shown on the Concept Flan. As a result of this design
z~
~ ~ Kimley-Horn
~ ® and Associates, inc.
Robert Davis
February 3, 2000
Page 2
change the number of lots shown on the plan have been reduced to 43 lots,
one less than approved by the Planning Board.
Utilities
The Orange Alamance Water System, Inc. has approved the connection of this
site to their system and a letter of their action is attached.
The Orange County School Board has approved an easement permitting sanitary
sewer to connect to the existing Orange County sanitary sewer line that runs
along the northern edge of the Efland-Checks Elementary School property. Be-
cause of the number of extra meetings held by the School Board to consider re-
districting plans and the recent weather, the preparation and approval of official
minutes recording'the School Board's approval are not yet. Susan Levy has been
told by the board's secretary that she will provide a letter to Habitat as soon pos-
sible.
Impervious Surface Limitations
The Richmond Hills Subdivision site is located in the Eno River Protected Wa-
tershed and therefore has impervious surface limitations. With structural BMP's
the impervious limit is 30%, without structural BMP's the limit is 12%.
The Richmond Hills plan proposes to construct less than 12% impervious surface
on the site and' therefore does not show structural water quality facilities. The
following table shows the allocation of the 12% coverage.
Total Site in 5 uare Feet 1,751275 SF
Maximum Im envious Surface (12%) 210,153 SF
Paved Roadwa surface - 69,696 SF
Im ervious surface for 43 lots 140,457 SF
Avera a er lot im envious surface 3,266 SF
We did not place a note referring to impervious surface limitations on the sub-
mitted preliminary plan, but will do so on our next submission.
We propose a statement something like: "The maximum impervious surface al-
lowed for this development is 210,153 square feet (12% of the total site area).
Starting with the first phase of development, the subdivision developer shall keep
a running record of the impervious surface area approved to date and constructed
to date and shall provide an updated tabulation at the time of building permit re-
quests for all lots."
22
®~ Kimley-Morn Robert Davis
~' and Associates, Inc. February 3, ?000
Page 3
Develo ment Schedule
Habitat for Humanity hopes to begin construction on the first phase of this subdi-
vision during the summer of this year, 2000. It is anticipated that development
would take place over a five year period with the number of homes per year as
shown below.
~rQ' - „~ Homes
Year ~ - 2001 .,S ja Homes
Year - 2002 ,1+~ /;~ Homes
Year - 2003 /l~ ( Homes
Year - 2004 r8'il Homes
Total 43 Homes
Value of Homes
Because of the construction process and mortgage structure of Habitat For Hu-
manity homes, the purchase price of these homes is less than the fair market ap-
praised value used for assessment and taxation purposes.
Based on comparable homes that Habitat for Humanity has recently completed in
Orange County, the average assessed value of these homes is expected to be
about $ 110,000.
Home Owners •Association Documents
These documents are being submitted separately by the attorney for Habitat For
Humanity.
We look forward to your review of this Preliminary Flan application. If you have
questions about any aspect of the information or we have not addressed all the
issues please call.
Very truly yours,
KIMLEY-HORN AND ASSOCIATES, INC.
~G~`~j ~~
Scott O. Radway, AICP
Senior Project Nldnager
SOR/s
cc: Susan Levy, Habitat For Humanity Orange County, NC, Inc.
RESIDENTIAL FISCAL IMPACT TEMPLATE: SERVICE STANDARD METHOD 23
Bureau of Economic ~ Business Research -University of Florida
Modified 4/15197 -Orange County, NC Planning Department
SECTION 1 -PROJECT DATA: - ENTER THE FOLLOWING DATA FOR EACH PROJECT:
PROJECT: Richmond Hills
TOWNSHIP: Cheeks
CONSTRUCTION PERIOD:
Beginning Year: 2001
Ending Year: 2004
Inflation Rate: 2.50%
CHARACTERISTICS OF HOUSEHOLDS:
Persons/House: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 2.47
Children/House: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 0.33
Non-Elderly: 0
10 .OD °
HOME SALES DATA:
Average Distribution
Number of Sales Price of Units
Year Homes (~) by Year
2001 10 105,000 23.26%
2002 11 105,000 25.58%
2003 11 110,000 25.58%
2004 11 110,000 25.58%
2005 0 0 0.00%
2006 0 0 D.00%
2007 0 0 0.00%
2008 0 0 0.00%
2009 D 0 0.00%
2010 0 0 0.00%
SCHOOL DISTRICT DATA: ~ ENTER "1" IN ( )BESIDE SCHOOL DISTRICT IN WHICH PROJECT IS TO BE
LOCATED TO GENERATE STUDENT DISTRIBUTION BY SCHOOL TYPE.
School District: School Attendance:
Orange County ( 1) Elementary School 64°~
Middle School 17°~
Chapel Hill-Carrboro ( 0) High School 19
SECTION 2 -LOCAL GOVERNMENT AND SCHOOL. DISTRICT DATA 24
BUDGET YEAR:
COUNTY POPULATION:
SCHOOL DISTRICT STUDENT POPULATION: 1996-97
105898
5680
COUNTY EMPLOYMENT: POSITIONS PER CAPITA
General Government
Public Safety
Public Works
Human Services
iducation (School District) 10$.60
142.95
50.00
264.07
818.00 0.0010
~ 0.0013
0.0005
0.0025
0.0077
SCHOOL DISTRICT EMPLOYMENT: POSITIONS PER STUDENT
Total 818.00 0.1440
COUNTY PER CAPITA REVENUES ($): REVENUES PER CAPITA
Taxes -Other Than Property 4653250 43.94
Intergovernmental 9007481 85.06
Service Charges 3388055 31.99
Miscellaneous 1738939 16.42
~ COUNTY PER CAPITA EXPENDITURES ($): EXPENDITURE PER CAPITA
General Government 6804231 64.25
I~~ Public Safety 7274334 68.69
Public Warks 2871690 27,12
Human Services 17112641 161.60
Education (Recurring Capital) 750000 7.08
Non-Departmental 3163481 29.87
COUNTY PER EMPLOYEE EXPENDITURE ($): EXPENDITURE PER EMPLOYEE
General Government 6804231 62654.06
Public Safety 7274334 50887.26
Public Works 2871690 57433.80
Human Services 17112641 64803.43
Education (Recurring Capital) 750000 916.87
SCHOOL DISTRICT PER STUDENT EXPENDITURES ($): EXPENDITURE PER STUDENT
County Government 10121760 1782.00
School District 0 0.0[
State 21523177 3789.29
SCHOOL DISTRICT PER EMPLOYEE EXPENDITURES ($): EXPENDITURE PER EMPLOYEE
County Government 10121760 12373.79
School District 0 0.0(
State 21523177 26311.95
TAX DATA: ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EXEMPTION:
County Tax Rate ($) 0.9190 Per $100 Assessed Valuation
School District lax Rate ($) 0.0000 Per $100 Assessed Valuation
Assessment Ratio 100.00
Elderly Exemption 0 $11,000 Where Applicable
r
SECTION 3 -DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA 25
YEAR 2001 2002 2003 2004 200:
HOUSING UNITS 10 21 32 43 43
POPULATION 25 52 79 106 106
SCHOOL CHILDREN
Elementary 2 4 7 g c
Middle 1 1 2 2 ~
High School 1 1 2 3
TOTAL 3 7 11 14 14
COUNTY GOVERNMENT
ADDITIONAL EMPLOYEES
General Government 0.03 0.05 0.08 0.11 0.1
Public Safety 0.03 0.07 0.11 0.14 0.1~
Public Works 0.01 0.02 0.04 0.05 0.0:
Human Services 0.06 0.13 0.20 ,0.26 0.2E
TOTAL 0.13 0.28 0.42 0.57 0.5'
SCHOOL DISTRICT 0.19 0.40 0.61 0.82 0.8:
ADDITIONAL EMPLOYEES
YEAR
HOUSING UNITS
POPULATION
SCHOOL CHILDREN
Elementary
Middle
High School
TOTAL
COUNTY GOVERNMENT
ADDITIONAL EMPLOYEES
General Government
Public Safety
Public Works
Human Services
TOTAL
SCHOOL DISTRICT
ADDITIONAL EMPLOYEES
2006 2007 2008 2009
43 43 43 43
106 106 106 10B
9 9 9 9
2 2 2 2
3 3 3 3
14 14 14 14
201
43
108
14
0.11 0.11 0.11 0.11 0.1
0.14 0.14 0.14 0.14 0.1
0.05 0.05 0.05 0.05 0.0
0.26 0.26 0.26 0.26 0.2
0.57 0.57 0.57 0.57 0.5
0.82 0.82 0.82 0.$2 0.8
5ECTION 4 -PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT 2F?
YEAR 2001 2002 2003 2004 200;
TAX BASB ($1000) - 1050 2231 3497 4794 4914
REVENUES ($)
Property Tax 9650 20505 32138 44061 45163
Other Taxes 1085 2336 3649 5026 5151
Intergovernmental 2101 4522 7063 9729 9972
Service Charges 790 1701 2657 3659 3751
Miscellaneous 406 873 1364 1878 1825
TOTAL ($) 14032 29938 46870 64353 65962
EXPENDITURES ($)
General Government 1587 3416 5336 7349 7533
Public Safety 1697 3652 5704 7857 8053
Public Works 670 1442 2252 3102 3179
Human Services 3991 8592 13419 18483 18945
Education 6056 13035 20359 28041 28742
Non-Departmental 738 1588 2481 3417 3502
TOTAL ($) 14738 31724 49550 68248 69954
NET FISCAL IMPACT ($) -707 -1787 -2680 -3895 -3992
YEAR 2006 2007 2008 2009 201(
TAX BA5E {$1000) 5037 51 fi3 5292 5424 5560
REVENUES ($)
Property Tax 46292 47449 48635 49851 51097
Other Taxes 5280 5412 5548 5686 5828
Intergovernmental 10221 10477 10739 11007 11282
Service Charges 3845 3941 4039 4140 4244
Miscellaneous 1973 2023 2073 2125 2178
TOTAL ($) 67611 69301 71034 72810 74630
EXPENDITURES ($)
General Government 7721 7914 8112 8315 8523
Public Safety 8254 8461 8672 8889 9111
Public Works 3259 3340 3424 3509 3597
Human Services 19418 19904 20401 20912 21434
Education 29461 30197 30952 31726 32519
Nan-Departmental 3590 3679 3771 3866 3962
TOTAL ($) 71703 73495 75333 77216 79146
NET FISCAL IMPACT ($) -4092 -4194 X299 -4407 -4517
27
SECTION 5 -PROJECTED FISCAL IMPACT OF PROJECT ON SCHOOL DISTRICT
YEAR 2001 2002 2003 2004 2005
REVENUES ($)
County 6056 13035 20359 28041 28742
School District 0 0 0 0 0
State 12505 26916 42041 57904 59352
TOTAL ($) 18560 39951 62399 85945 88094
EXPENDITURES ($)
County 6056 13035 20359 28041 28742
School District 0 0 0 0 0
State 12505 26916 42041 57904 59352
TOTAL ($) 18560 39951 62399 85945 88094
NET FISCAL IMPACT ($) 0 0 0 0 0
YEAR 2006 2007 2008 2009 201C
REVENUES ($)
County 29461 30197 30952 31726 32519
School District 0 0 0 0 0
State 60836 62357 63916 65514 67151
TOTAL ($) 90296 92554 9485$ 97239 99670
EXPENDITURES ($)
County 29461 30197 30952 31726 32519
School District 0 0 0 0 C
State 60836 62357 63916 65514 67151
TOTAL ($) 90296 92554 94868 97239 99670
NET FISCAL IMPACT ($) 0 D 0 0 C
SECTION 6 -SUMMARY OF PROJECTED DEMOGRAPHIC/FISCAL IMPACTS
28
YEAR 2001 2002 2003 2004
HOUSING UNITS _ 10 21 32 43
POPULATION 25 52 79 106
SCHOOL CHILDREN
Elementary - 2 4 7 g
Middle 1 1 2 z
High School 1 1 2 3
TOTAL 3 7 11 14
COUNTY EMPLOYEES 0.13 0.28 0.42 0.57
SCHOOL EMPLOYEES 0.19 0,40 0.61 0.82
TAX BASE ($1000) 1050 223a 3497 4794
COUNTY BUDGET ($)
Revenues 14032 29938 46870 64353
Expenditures 14738 31724 49550 68248
BALANCE -707 -1787 -2680 -3895
SCHOOL DISTRICT BUDGET ($)
Revenues 18560 39951 ~ 62399 85945
Expenditures 18560 39951 62399 85945
BALANCE 0 0 0 0
COMBINED BUDGETS ($)
Revenues 32592 69889 109270 150298
Expenditures 33299 71675 111950 154193
BALANCE -707 -1787 -2680 -3895
YEAR
HOUSING UNITS
POPULATION
SCHOOL CHILDREN
Elementary
Middle
High School
TOTAL
COUNTY EMPLOYEES
SCHOOL EMPLOYEES
TAX BASE ($1000)
COUNTY BUDGET ($)
Revenues
Expenditures
BALANCE
SCHOOL DISTRICT BUDGET ($)
Revenues
Expenditures
BALANCE
COMBINED BUDGETS ($)
Revenues
Expenditures
BALANCE
2006 2007 2008 2009
43 43 43 43
106 106 106 106
9 9 9 9
2 2 2 2
3 3 3 3
14 14 14 14
0.57 0.57 0,57 0.57
os2 o.s2 os2 0.82
5037 5163 5292 5424
67611 fi9301 71034 72810
71703 73495 75333 77216
-4092 -4194 -4299 X407
90296 92554 94868 97239
90296 92554 94868 97239
0 0 0 0
157907 161855 165901 170049
161999 166049 170200 174455
-4092 -4194 -4299 -4407
29
SECTION 7 -SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS
SCHOOL DISTRICT DATA: "
School District: School Attendance:
Orange County YES ) Elementary School 640
Middle School 170
Chapel Hill-Carrboro NO ) High School 1 g~~
YEAR 2001 2002 2003 2004 2005
SCHOOL CHILDREN
Elementary 2 4 7 g g
Middle 1 1 2 2 2
High School 1 1 2 3 3
TOTAL 3 7 11 14 14
YEAR 2006 2D07 200$ 2009 2010
SCHOOL CHILDREN
Elementary 9 9 9 g g
Middle 2 2 2 2 2
High School 3 3 3 3 3
TOTAL 14 14 14 14 14
SCHOOL CAPACITIES -ALL SCHOOLS
Elementary
Middle
High School
TOTAL
CURRENT ENROLLMENT -ALL SCHOOLS
3328 Elementary 2822
1522 Middle 1240
1520 High School 1457
6370 1 TOTAL 5519
YEAR 2001 2002 2003 2004 200
PROJECTED ENROLLMENT
Elementary 2824 2826 2829 2831 2831
Middle 1241 1241 1242 1242 1242
High School 1458 1458 1459 1460 1460
TOTAL 5522 5526 5530 5533 5533
YEAR 2006 2007 200$ 2009 201f
PROJECTED ENROLLMENT
Elementary
Middle
High School
TOTAL
2831 2831 2831 2831
1242 1242 1242 1242
1460 1460 1460 1460
5533 5533 5533 5533
2831
1242
1460
5533
~='J
VOTE: Unanimous.
3 ~ b. Preliminary Plans
4
(1) Richmond Hills
(Cheeks Township - 43 lots)
7
8 Robert Davis made the presentation.
l0 PURPOSE: Consideration Conservation-Cluster Preliminary Plan
11 BACKGROUND:
12 Request
13 Applicant: Susan Levy, agent for Habitat for Humanity
14 40.34 acres tract
1s Forty-three (43) single-family residential lots (includes 81ot open space density bonus)
16 Location
17 • Cheeks Township
18 Eastern side of Richmond Road (SR 1312) approximately'/z mile north of US ~0
19 • Tn 20-year transition azea on north side of US 70
20 Existin Site Conditions
21 Zoning
22 • Rural Residential (R1) and Upper Eno -Protected Watershed (12% impervious)
23 Minimum zoning lot size for R1 is 40,000, square feet
24 Adjacent Land Uses: Single-family residential, institutional (school) and vacant
25 Physical Description
z6 Slight slopes on majority of site
27 McGowan Creek on northern boundary; tributaries on eastern and southern sides
28 Few substantial trees---timbered in recent past
29 Proposed undisturbed azeas already disturbed with fallen/cut trees
3o Pro osed Site Conditions
31 Roads:
32 Access to subdivision is from Richmond Road (SR 1312)
33 Proposed public roads to be desigried to NCDOT (and County) standards at preliminary stage
34 Right turn taper lane built to NCDOT standazds required on Richmond Road at entrance to
35 subdivision
36 Open Space:
37 22.2 acres (55%) proposed in common area open space
38 8.8 acres over the minimum 33% (13.3 acres) that is required (9.1 acres after 1 lot reduction)
39 MC:TAR (minimum cluster-to-actual lot/size ratio) = 1.02
40 100' buffer provided around the site
41 Large open space area on eastern side of property
4z Density Bonus Provision
43 8 bonus lots proposed; 9 bonus lots permitted under ordinance
44 [1 bonus lot permitted for every acre of open space over 13.3 acres (33%) required
45 43 total lots proposed
4b [Minimum lot size in Conservation/Cluster option = 14,000 sq. ft (65% reduction)
47 Water-Sewer:
4s Public Water (Orange-Alamance) (Letter provided from Orange-Alamance)
49 Public Sewer (Orange County) -
31
1 Sewer easement across Orange County School (Letter provided from Superintendent)
2 • Pump Station proposed ~ with force main sewer line (See attached County Engineer
3 comments)
4 Sewer acreage fees will be accessed
5 Sewer fee to Hillsborough to be paid as permits are obtained
6 Develo ment Process Schedule and Action
7 First Action: Planning Board approved the Concept Plan on October b, 1999 by
s unanimous vote with the following conditions:
9 1. All roads shall be public and designed to meet NCDOT (and County) standards.
10 2. Northern road shall stub out to the eastern property line at a 90-degree angle.
11 3. If a sign is anticipated, reserve sign easement location at entrance to subdivision.
12 Sign to meet
13 setback requirements.
14 4. Ultimate right-of--way along Richmond Road shall be 70 feet. Dedication along
15 Richmond Road of five additional feet ofright-of--way or 35 feet from center of
16 existing right-of--way, whichever is greater, will be required to be shown an
17 preliminary plan. Property lines to stop at new right-of--way lines.
18 5. Submit draft documentation for Homeowner's Association restrictive covenants ar
~ 9 conservation easements that contain use and maintenance provisions for the open
20 space and buffers. The restrictive covenants or conservation agreement shall
21 designate aback-up grantee in the event the homeowners association is eliminated.
22 6. No main utility lines shall be located under pavement.
23 7. No private utilities allowed within public right-of--way.
24 8. Recommend taps (water and sewer) to be installed far each lot prior to road
z5 construction completion. Encroachment agreement for these services will be required
26 before the State will accept maintenance of the roadway.
27 9. Provide additional 5' easements on both sides of all streets. Improved intersections to
2s NCDOT standards with 60 feet ofright-of--way at all intersections.
29 10. Provide NCDOT encroachment agreement required for sewer lines prior to
30 acceptance of roads for maintenance.
3 ~ 11. Drainage easements to be identified at preliminary submittal stage.
32 12. Delineation of FEMA 100-year floodplain required at preliminary stage.
33 13. Obtain letter of permission to tie into the Orange-Alamance Water System, Inc.
34 Submit copy of letter with preliminary application.
35 14. Obtain easement across the Orange County Schools property for the installation
36 public sewer line. Reference recorded document on preliminary plan.
37 15. Housing density bonus only allows for nine (9) additional units. One lot must be
3 s eliminated. (two were)
39 16. Dedication to Orange County of trails through open space and along McGowan Creek
4o shall be identified at preliminary stage.
41 17. Indicate on the preliminary plat areas for on-site infiltration of storm water that
42 demonstrates compliance with Article 6.23.3a of the Orange County Zoning
43 ordinance.
44 Second Action; Planning Board to consider the Preliminary Plan
45 1. Action within two meetings, or extension thereof; or,
46 2. If the Planning Board fails to act within the specified time period, the preliminary
47 plan goes to the Board of County Commissioners without a Planning Board
4s recommendation.
32
1 If approved the applicant shall have one (1) year to prepare and file a Preliminary Plat
2 application. If a Preliminary~Flat has not been submitted within the specified time limit, the
3 Concept Plan shall become null and void.
4 FINANCIAL IMPACT: " A Fiscal Impact Analysis is provided as an attachment.
5 RECOMIVIENDATION: Planning Staff Recommendation: APPROVAL with the
6 conditions contained in the attached Resolution.
7
s Benedict made reference to the Efland Sewer Fund and said that the Commissioners, at their last
9 meeting, were discussing a sliding scale for the sewer fee depending on the size of the house,
10 The Commissioners did not complete this item and it will come back at the next meeting.
11
12 Davis went over the attached resolution that addresses the conditions before the Final Plat of
13 Richmond Hills can be recorded.
14
15 McAdams made reference to page 30 and the first action where the Planning Board approved the
16 Concept Plan for Richmond Hills on October 6, 1999. He said that he remembers deleting
17 condition #16, which is, "Dedication to Orange County of trails through open space and along
18 McGowan Creek shall be identified at preliminary stage."
19
20 Discussion ensued on the change in language for condition #16.
21
22 ,Davis said that the reason for this condition was that there was County money involved in the
23 purchase, so they were reserving the right for the County to use some of the land that they
24 participated in purchasing.
25
2fi Benedict said that every subdivision does have a required park dedication. In this case, the staff
27 is asking for a dedication of land. In addition, there was $275,000 put towards this project by the
28 County to help fund the cost of land acquisition and infrastructure. It is an excellent location for
29 an affordable housing project because it is next to a school and a park.
30
31 Chair Allison said that he now had a different perspective about the subdivision than when he
32 voted against it before.
33
34 Strayhorn said that he did not feel like #16 should be a condition of approval. He has no
35 objections to the subdivision. He said that open space has always been considered a part of the
36 development and for the benefit of the residents. In this subdivision, the community-at-large
37 would be using the open space. He does not support this.
38
39 Goodwin asked about the fiscal impact statement on page 49.
40 '
41 Benedict said that this fiscal impact model needs some updating. He said that this subdivision is
42 close to a fire station, and the closer developments are to public services, the lower the cost to the
43 County. He said that he is trying to add a location factor to the analysis.
44
45 Goodwin made reference to the ,4092 amount in the f scal impact analysis and asked at what
46 point this would be denied because it was costing the County too much.
47 Benedict said that the balance sheet was for information to let the Planning Board, the
4s Commissioners, and the community knotiv that certain types of housing do not pay for
4A thPmcalwPC nn a cimnla halanrP chPet
33
1 Barrows said that she has a concern about the sewer situation. She is concerned about setting a
2 precedent and that the County would be taking on a substantial bill to pay OWASA annually.
3 She believes in affordable housing, but she wonders how far the County should go to subsidize.
4 She suggested that the residents contribute some funds on a sliding scale for the water/sewer
5 services.
Davis said that the estimated cost to the County for this sewer would be $600-'700 per month.
9 Benedict gave some background on how the sewer system is achieved in the Efland area.
1 o Hillsborough has a sewer treatment plan, and the County has an agreement with Hillsborough to
11 send the sewage collected in the Efland area back to be treated by Hillsborough. The County has
12 no brews to maintain the pump stations in Efland, so they subcontract out with OWASA to
13 maintain the pump.
14
15 Barrows verified with Benedict that none of the costs for the sewer maintenance were reflected
16 in the fiscal impact analysis.
17
l s Chair Allison asked if the issue with the sewer was a concern or a condition of the preliminary
19 plan.
2p
21 Davis said that the staff resolution did not include any requirements for the sewer system.
22
23 Benedict said that the comments of the Planning Board would be noted on the agenda for the
24 County Commissioners. He said that the County Engineer, the County Manager, and the
25 applicant would discuss this issue before it goes to the Commissioners.
26
27 Selkirk pointed out that the sewer would double the cost in the fiscal impact analysis.
2$
29 Strayhorn said that he is concerned that there are so many questions about this subdivision.
30 Also, the abstract that is in the agenda tonight looks like the board did not take any action on
31 October 6~'.
32
33 Davis said that the question was whether the land would be dedicated to the County or the
34 homeowner's association. He said that the board decided to change the language, but rt was not
35 decided what the language change would be.
36
37 Susan Levy, Executive Director of Habitat for Humanity of Orange County, addressed a couple
3s of issues. She reiterated that this subdivision was an affordable housing development. The
39 majority of the homes, at least 25 or more, will be sold to families who earn 50% of median
4o income or below. Only a Few of the homes would be sold to families that earn up to 80% of
41 median income. She said that the County has approved $460,000 in Orange County housing
42 bond funds to go towards the purchase of the land and a portion of the infrastructures in
43 Richmond Hills. One of the conditions for the funds is that these homes remain affordable for 99
44 years. She said that Habitat for Humanity does not feel that the traffic generated by the
45 subdivision would warrant the tapered turn lane. She said that they were willing to dedicate the
46 parkland to the County, but they'do not understand the full implications of it in terms of the
47 public access. Habitat for Humanity does hope that by dedicating the land that they would be
4s excused from making the payment-in-lieu. She said that they were not sure what the blanket
49 easement means, but they were interested in there being a trail from the school and the park to
3 ~}
1 the subdivision. In regards to the pump station, Habitat for Humanity is primarily concerned
2 with the homeowners who would have to maintain the individual pumps over time. She said that
3 the resources to maintain the pumps are quite limited with these families.
4
5 Scott Radway, from Kimley-Horn Associates, is a consultant to Habitat for Humanity on this
6 project. He said that the phasing plan is very important for Habitat for Humanity because of the
7 funding that is required. He showed the different phases on a map. He explained why there
8 could not be a gravity sewer system in Richmond Hills. He said that the cast of the pump station
9 would be slightly less than the cost of doing all of the individual homes. He said that the
1o contract with OWASA probably would not cost another $7000 because there is a pump station
11 around the comer and it would only be adding minimal time far OWASA to maintain it. With
12 regard to the open space dedication, he said that the blanket easement is a little problematic
13 because it does not necessarily connect easily to the subdivision. He distributed a document
l4 concerning the right turn lane. He explained that the amount of trips in the subdivision falls
15 substantially under NCDOT's standards to xequire a right turn lane.
16
17 Selkirk asked who was paying for the other pump station that is north of the property. Radway
18 said that the County was paying for the pump station out of general funds.
19
20 Benedict said that there is a utility fund and there is some revenue coming from the sewer rates.
21
z2 Preston said that she was concerned about lots 11, 12, and 13 because they would be next to the
23 access to the trails and the pump station. She said that the pump station could be a nuisance to
24 the neighbors (i.e., smell, maintenance, etc.).
25,
25 Radway said that he did not think the pump station would be a nuisance because it is a quiet
27 operation.
28
29 Barrows made reference to the turn lane and said that there was a safety concern about the traffic
30 on Kenyon Road. With regard to the County absorbing the sewer fees, she said that if taxpayers
31 fund this, the burden is distributed to everyone, including other County property owners who are
32 also poor and have a difficult time paying their taxes.
33
34 Selkirk agrees with Barrows about the sewer issue. He does not think the County should be
3s responsible for the pump station. He sees this as a constant drain on the County.
36
37 Preston asked if the Commissioners might decide that the Homeowner's Association would be
38 responsible for the pump station. Chair Allison said that the Planning Board could make some
39 recommendations, but it was ultimately up to the Commissioners.
40
41 Chair Allison clarified that the board needed to decide about the pump station, the turn lane, and
42 the blanket easement.
43
44 Benedict said that the area for the easement could be specified as the eastern 100' buffer area.
45
4G Discussion ensued about the property surrounding Richmond Hills.
47
48 Goodwin asked why it was being imposed on this community that the outside public could have
49 access to their property.
35
1 Benedict said that it was not usually done, but there is an important resource of)VlcGowen's
2 Creek and there is an important public facility of Efland-Cheeks School and Park where the
3 County has invested about a million dollars in enhancement to the park. One of the goals that
4 has come forth from the Schools and Land Use Council is to connect schools and parks with
5 natural resources for educational opportunities. In this case, the County is asking for a
6 dedication instead of payment-in-lieu fees and an easement to connect the dots. He said that this
~ access would be very low impact. He said that the Joint Master Parks and Recreation Task Force
S has come up with some new ideas about these issues and he suggested inviting someone from the
9 Environment and Resource Conservation Department to explain some of the concepts
l0 concerning pazk dedications and easements.
11
12 MQTION: Barrows moved to accept the Preliminary Plan for Richmond Hills
13 Subdivision; including the verbiage on page 37, F6, that the
14 easement could be specified as the eastern 100' buffer azea;
15 including the tapered turn lane; and on page 34, A8, letting the
16 Commissioners know the discussion of the Planning Board about
17 the pump station and who would pay For it; and including that the
1 s maximum easement for the trail would be a 50' path. Seconded by
19 Selkirk.
zo
21 Chair Allison clarified that the language would be changed about the dedication of open space
22 along McGowan Creek to say that this is in exchange for the payment-in-lieu.
23
24 VOTE: Unanimous.
2s
z6 (2) Buckhorn Ridge
27 (Cheeks and Bingham Townships - 29 Lots)
28
z9 Presentation by Jane Garrett.
30
31 PURPOSE: Consideration of the Preliminary Plan for Buckhorn Ridge Subdivision.
3z BACKGROUND:
33 Request
34 Applicant:. Kenneth Coulter, Sr., agent for Buckhorn Ridge Associates, LLC
35 Subdivision follows the conventional plan.
36 Twenty-nine (29) single-family residential lots proposed on a 141.67+ acre tract.
37 • Average lot size for Lots 1-11 is 1.50 acres
38 Average lot size for Lots 12-23, 28 and 29 is 3.$3 acres
39 • Average lot size for Lots 24-27 is 11.40 acres
ao * Minimum lot size requirement for the zoning district is 40,000 sq. ft.
a ~ Location .
42 • Cheeks Township and Bingham Township
43 • South side of Yarborough Road midway between Mebane-Oaks Road and Buckhorn Road
44 Existin Site Conditions
45 Zoning
46 AR and AR-Cane Creek Protected Watershed
47 8 acres (within Lots 24 and 25) located in Cane Creek Protected Watershed
48 Adjacent Land Uses: Single-family residential and vacant
36
.; MEMORANDUM
TO: Robert Davis -
FROM: Paul Thames, PE, County Engineer
COPIES: John Link, County Manager
Geof Gledhill, Caunty Attorney
DA'T'E: May 1, 2000
SUBJECT: Richmond Hi11s sewer system layout
This memorandum represents my formal comment to the Planning Department relative to the proposed
sewer collection system and its connection to the existing Efland sewer system for Habitat for
Humanity's Richmond Hills subdivision.
It is clear that the development of the Richmond Hills subdivision, at least to the extent of obtaining
more than 401ots from the acreage owned by Habitat for Humanity, requires that wastewater be pumped
from Richmond Hills into the portion of existing gravity wastewater collection system that passes
nearby. It is also clear, from the viewpoint of an engineering and sewer utility professional, that the
integration of centralized wastewater pumping stations into a wastewater collection system is not a
desirable alternative and thus avoided whenever possible. Pumping stations are avoided because, even in
the best light, they are a nuisance. Pumping stations are a source of odors; they require constant
preventive maintenance (twice a week or more); equipment failures tend to be time consuming,
complicated and expensive to repair; and sewerage spills at pumping stations represent the
overwhelming majority of all system spill incidents. As the NC Divisiorl of Water Quality (DWQ) has
recently adopted a policy of zero tolerance for sewerage spills, pumping stations also represent a serious
exposure to substantial environment fines and adverse publicity.
The disadvantages cited above are particularly manifest when considering the use. of pumping stations in
the Efland sewer system. The added disadvantages applicable specifically to the Efland sewer system
are a consequence of the absence of a County utility department with the ability to respond quickly to
pumping stations problems. Maintenance of the system's one existing pumping station is currently
provided under a contractual arrangement by Orange Water and Sewer Authority (OWASA). For nearly
twelve years, OWASA has provided perfectly adequate service and response for the Efland wastewater
pumping station. However, OWASA's ability to respond quickly in an emergency is limited by a
number of factors: 1) OWASA's operating staff are located in Chapel Hill and have a response time that
would fall between 30 minutes and one hour under optimum conditions; 2) it is unlikely that area
residents who might be involved in reporting amalt-unction at a pumping station would know to call
OWASA directly; and 3) in the event of an area•wide emergency such as a hurricane, OWASA
maintenance staff may not be able to get through to Efland and, in any event, would probably be fully
occupied in dealing with OWASA's own infrastructure.
37
Approval of a pumping station For Richmond Hills also represents something of a precedent setting
situation. That is, if the County approves a pumping station for Habitat for Humanity, if may have
difficulty denying proposals to use pumping stations in other subdivisions being developed by private
developers. Currently, there is at least one other major subdivision in the Efland that is in the planning
stage and that may propose the use of a pumping station to obtain sewer service from the Efland sewer
system.
The Facts and circumstances I have cited above lead me to resist the use of a pumping station to provide
sewer service to the Richmond Hills subdivision. I would prefer that service be provided by means of a
low pressure STEP system, in which each home would have an individual septic tank and pump tank
and the collection system would consist of small diameter low pressure force mains. Such system
would provide a number of advantages, including: 1) lower initial construction costs; 2) the likelihood
that pump station failure sewerage spills - if any -would be smaller and much less likely to trigger
regulatory action; 3) reduced public operation and maintenance costs; and 4) greater waste storage
capacity (in on-site pumping and septic tanks) in the event ofwide-spread system malfunction.
A STEP system would not be without drawbacks, however. The STEP technology is not entirely
familiar in this area and would require same adjustments to standardized operating and maintenance
procedures. Perhaps the most problematic facet of using STEP technology would be the necessity for
economically disadvantaged households -~ those being assisted by Habitat for Humanity - to pay the
operating and maintenance costs for the individual pumping stations. The cost of repairing/replacing a
pump could easily come to several hundred dollars, although such costs should be incurred very
infrequently (12 years ago Orange County installed three individual household grinder pump stations as
apart of the original sewer system project and none of the pumps has yet needed replacement or repair).
There is no question that the Richmond Hills project is an important component of the effort to
implement County affordable housing strategies. Furthermore and notwithstanding my reluctance to
integrate new pumping stations in the Efland sewer system, the Efland system (if it is developed to the
extent of the existing system master plan and if the Buckhom EDD and the Perry Hills community are
incorporated into the system) may ultimately contain at least five pumping stations in addition to the
existing main pumping station. Policy decisions such as determining the relative importance of
affordable housing goals and strategies in comparison to concerns about the County's assumption of
pump station related liabilities, setting precedents, etc., are beyond the scope of my office. However, I
anticipate that the County's commitment to address affordable housing needs will take priority over
sewer system operational exigencies, particularly since it is probable that a Richmond Hills pumping
station would eventually be just one of several.
In accordance with my assumption that: a) Orange County will allow Richmond Hills to be served by a
wastewater system consisting of a gravity collector system and a central pumping system; and b) the
County will assume ownership and operational responsibilities for the system; I have no objection to the
subdivision layout shown on the preliminary plan proposal. However, I do make the following
recommendations: 1) all final subdivision approvals be made contingent on the County Engineer's
approval of the wastewater collection/pumping system design, including layout, grade and alignment,
equipment (standby power generation, alarm telemetry) and materials/hardware, etc.; b) all gravity
sewer piping, manholes and appurtenances be constructed in roadway shoulders, parallel to and at least
38
five Feet from the edge of pavenent except at roadway crossings which should cross perpendicular to
the pavement; c) the easements/rights-of--way be configured such that there is at least 20 feet of public
right-of--way/easement adjacent to the edge of roadway pavement at the shoulder containing sewer line;
d) the pump station and pump station access be contained in public right-of--way/easement; e) no
permanent sewer easement to be less than 20 feet in width; ~ all public easements for the sewer line,
pumping station and force main be platted and filed; and g) the BOCC consider adopting a requirement
to create a perpetual maintenance account that will be funded by the applicant at a level that will be
sufficient to pay for all annual operating, costs, including projected capital equipment replacement costs,
for the pumping station.
If I may provide additional input on this matter, please advise.
Q~range ~QUntp ~varb of ~~u~ativn
RANDY BRIDGES, SUPERINTENDENT 39
~iir.~bvrvugij, ,~c~ 2?2?8
BOARD MEMBERS -
SUSAN HALKIOTIS, CHAIR 200 EAST KING STREET
KEITH COOK, VICE CIIAIR HILLSBOROUGH, NC 27279
ROBERT H
GATEMAN TELEPHONE: 919-732126
.
RICHARD KENNEDY - FAX: 919-732-8120
DAVID KOLBINSKY
DELORE5 SIMPSON
BRENDA STEPHEN5
February 10, 2000 ~ p~
c~a
Ms. Susan Levy, Executive Director
Habitat for Humanity
Orange County, NC, Inc.
P. O. Box 459
Hillsborough, NC 27278
Dear Ms. Levy:
As per your letter of November 29, 1999, the Orange County Board of Education, at its meeting
on Mollday, November 29, 1999, approved your request to grant a sewer easement from its
property at the Efland-Cheeks Elementary School to Habitat for Humanity to facilitate the
development of a 43-home subdivision off of Ricllmotld Road in EFland, NC. It is our
understanding that Habitat will assume responsibility for all costs associated with the use of the
easement.
Sincerely,
~ -~~
Randy ridges
Superintendent
/ha
40
ORANGE COUNTY PLANNYNG & INSPECTIONS DEPARTMENT
POST OFFICE BOX 8181 306-F REVERE ROAD
HILLSBOROUGH, NORTH CAROLINA 27278
y~ + ~ ri
S.
V ii
i ,I~w'~s
EROSION CONTROL DIVISION
Carrboro/Chapel Hill 968-4501 Durham 688-7331 Hillsborough 732-$18l Mebane 227-2031
Telephone Extension 2586 FAX 919-544-3002
Memorandum
TO: Robert Davis, Current Planning
FROM: Warren Faircloth, Erosion Cantral Supervisor
DEVELOPMENT
REVIEW PROJECT: Richmond Hills (Habitat for Humanity)
DATE: February 14, 2000
Since more than 20,000 square feet will disturbed for this project, an
erosion control plan must be submitted and approved before any timber-
ing, demolition, clearing; grading, or other land-disturbing activity
begins.
Sediment controls below storm drain outlets must be planned so they
can remain in place during house construction to control sediment
carried onto the streets,
I believe there are stormwater requirements in the zoning/subdivision
regulations that apply to projects with lots this small (less than an
acre). I am not familiar with these requirements since it is rare .(if
ever) to have a subdivision like this in the County's jurisdiction.
2f revisions are made to the preliminary plans changes may be required
in the sediment and erosion control plan, and Y may have additional
comments.
yS5 2-14-0O.D
d1
Orange County Emergency Management
P.O. Box 8181
- Hillsborough
North Carolina
2~2~s
9-1-1 Communications - Emergency Medical Services
24 Hour Warning Point ~~.p~r ., a Fire Mazshal
919-732-8161 •933-2600 ,,.
,~ '+^ Disaster Response
~
v ~ Hazardous Materials
24-Hour Fax Machine - 919-644-3030. 968-2050
919-967-9026 "
*•~
"+•
~' `"~
Administrative Fax Machine
919-968-4064
TO: ROBERT DAVIS, PLANNING DEPT.
FROM: MIKE TAPP, DEPUTY DIRECTOR/FIRE MARSHAL,
RE: RICHMOND HILLS (HABITAT FOR HLTNIANITY)
DATE: MARCH 13, 2000
We have reviewed the concept plan for Richmond Hills (Habitat for Humanity) and find the
plan acceptable. 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.
42
Orange-Alamance Water System, Inc.
POST OFFICE BOX 1$7 MEBANE, NORTH CAROLINA 27302 TELEPHONE: (919) 563.6212
November 23, 1999
Ms. Susan Levy
Executive Director
Habitat fvr Humanity
P Q Boa X59
Hillsborough, North Carolina 27278
Dew Mn. Levy:
'I7~is letter is in reference to the Habitat for Humanity project on Richmond Road, north
of Filand-Cheeks School. It is my understanding that this project will include the
construction of 43 homes. This is to advise you that upon completion of our well on
1195, we atlticipate furnishing water to these homes. State approval has not yet been
granted for our well, but hopefully, approval will be granted within the next several
months.
If you should have any questions3, please feel free to give me a call.
Sincerely,
ORANGE-ALAMANCE WATER SYSTEM, INC.
1 ~_ ~ ~
~~rl~
es E. Covington,
resident
SEWER SYSTEM TYPES AND ATTRIBUTES
4~
STEP GRAVITY CONVENTIONAL CONVENTIONAL SEPTIC INNOVATIVE SEPTIC
SEPTIC WITH PUMP
2 TANKS 2 TANKS 2 TANKS
ON SITE' SEPTIC
tANKS 1. SOLIDS NONE 1 ~, SOLIDS 1. SOLIDS
2. EFFLUENT 7. EFFLUENT 2. EFFLUENT
PUMP REQUIRED YES NO NO YES YES
ON 51TE SEPTIC NO NO YE5 YES YES
FIELD
SPECIAL SEPTIC
FIELD DESIGN N/A N/A NO NO YES
MASTER SEWAGE NO YESz ND NO NO
PUMP STATION
OFF-SITE
EFFLUENT FORCt= YES NO NO NO NO
MAIN
OFF-SITE
EFFLUENT/50LID NO YE5 NO NO NO
MIX FORCE MAIN
OUTLET TO
GRAVITY YE5 YE5 NO NO NO
EXISTING
OUTLi=T TO
EXISTING FORCE NO YES NO NO NO
MAIN
TANKS ANp
PUMPS-
MAINTENANCE OWNER GRAVITY AND
LIFT STA71pN- ENTIRE SYSTEM-
ENTIRE SYSTEM-OWNER ENTIRE SYSTEM-
RESPONSIBILITY
FORCE MAIN
COUNTY OWNER pWNER
LINE-COUNTY
' ON-SITE REFERS TO INDIVIDUAL LOTS
2 IF A MA57ER GRAVITY AND PUMP STATION SYSTEM IS DESIGNED, THEN MULTIPLE PROJECTS OR PHASES CAN TIE
INTO EXISTING GRAVITY LINE STUBOUTS WITHOUT THE NEED FOR MULTIPLE STATIONS,
Sl?~'T JUN .21.2000 12 ~ 55PM ORANGE CTY MGR ' u~- 'u ' """""' "
^~~ Kimley~Harn
~ and Associates, Inc.
~uac 20, 2000
Orange C'.awiiy Commissioners
1'A. Box S t 81
200 S. L'ameroa Stre~l
Hillsbaraugh, NC 27278
Rc: Habitat For 7),umanity Orange Counry, NC, lao.
Sanitary sewer system Optioas
17ear Chairman Carry and Osage Cotrvt3-
Ott behalf ofHabitat for Htuts~.ity, Orange County, NC, . X am happy to prp-
vidcd some additional information about sanitary sewer se 'CC a~ioas Lor lhr,
Richmond Road Subdivision.
~'ollowin~ ~ r~ 6.2000 meetingewe had a u~liug gaol "1"hames and
'!'nm Koeslcr to revievr- t~ ope'ationol, rnaiutca~ticn, avid Ilatihn oasts of
two sysocros. Theme are descnbcd briefly below.
A. Flow Il Station
This syspcm,prnvides far a pturip sntien thal. is served y a gravity #low coi
lectiaa sysbcm from all homes is il'~ pn+pw.x:+l subcli ' 'an. The ptwnp statioai
will be located 1n the southaastem p~tian aftlu Site, pprwtimaccly a20
linear feet a~f farrce main will cCaurdcr the pump station >4 an existing maphote
an the F.flat,~d-Cbeekg Elcm~ealary 5chanl Site.
a. STEP
Main
'Tb~s b'Ys~m provides for a saplie tack for each hoau i case of pe-rnp reilurv,
a pump 5~ each hnrnc, and three maw far the entire o lleatian system l~acl»
ing 1a the manhole at !"itland~Ghccks Elementary Sch 1,
Issues to be Cnns..ia.S~lectiria a System
Each of tip system has sonu baaclr"its and sonic drawba~c . Dis4u.Yaac! Aux: aumoe
c1'those that we feel are mast im~partat<zt f~the F,i,cbm,ond 'lla 5ubdiwision.
1) '11,c initial cost of System A is higher due to the recd or ttw pomp starirm in
phase 1 of devdoprnettt, bat the total cost is lower by ra~imatcly 12°l0.
^
Td ate 7r 2aao
roc aia err zaso
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44
ro. sn~~oeo
Aalf+iph, Nara Carallrtfa
~1899~98
SENT JUN .21.2000 12 ~ 56PM ORANGE Cl'Y MGRt' u°i-i" .'
(L 1 .pLL ~ 1 V4 ~
N0.555~~ ' P.3i5
45
~ Kimley-Horn
~~ ~ Sr1d A550G18~8S, II1G.
COUttty Cpnin'LIS810IIer9
Jape 24, 2(~UO
Page 2
2) Sysu~m A is an easier system to construct and exmnd ~ a phased baaiy.
3) Mainteaanpcc require~xmtls are different and place the >~ottsibiJity in two
ditlarent locations.
A would lx serviced by contract with OW john Green, t )rers~
bons 11~anager of OW11SA has estir~ted that it would oat about ~4,(lU0 gcc
year ~ grovide twice 'weekly pcCVCitt&live maintetlatlc to the Prol~~ g~P
station. He gtit~tes this as the iacremental cost to a this sine and the
existing >rilamd pumg Smtion an the same top. This trs to about S90 per
Same pCt year. Replacement parts if Headed would an cxtaa wsC
~ placeF the ma+*reaarce responsibility oa individaal home
owner, We Nava spairen to the sam that provide9 ~ tcna~ txt hon~wn-
erR ax the Go'uemoxs qub devel~t south of Cba Hill. This devclop~
Bret has about 40D bomeR with ~ pw'nps.
It v~r3s reported to us that the mamtraancc compasty re ds Eo about 3 ca1Ls
per weeti from individual ~ owaer9. This fitiq y results in at, averngc
of 1 problem per home cv~r two years. 'Ibe cast of 'ce is ahrna .1i2QQ
per sal I . R~eplacemcal of pumps appears to cost about 1,DDq slid the life
span oi•th,e putxtps is apptoxirr~tdy 10 years.
The significant di$ercttcc betvr+oen the systems is that a group, the future
resid,eats of RictarxtoYUl Sills are not as well equipped laandte the emer-
gency repairs as well as others might lac and with S A, the twig
weekly checln~p by OWASA staff worttld provide for hi~r level or pre-
vetitadve resiiatrsance.
a) ~undirtg so~3
rt appc~ that System A falls Completciy within the pa~l~ of
federal ant money for ie~frastructure while System may not. Habitat is
exploxinr the limitations that miiht be placed upon of furtclin~ with re-
spect to the issue of `~a!sas~ctut+c" versus indiviclua~l of develapatiat costs.
It is our ap~ioa that Richmond Sills would be hest dev~els
hoth acrst ;uid rnaa~otenaxice re~sans. 4vrr-~11 cosrt is lower
owAsA there is err, ~- pan aEeacy with wtal ~~liarity
sail its weekly condition. Preventative mainter~cc wain,
System A than System R is our ogix>on.
Kd vhth System A for
+d by costtrartng with
tb the pump motion
be far easiex with
SEAT JUN .21.2000 12 ~ 56PM ORANGE CTY MGRS ` ~~'m ' n' ~~'' Y' ~"" ~ ' N0.55S~ """ P . 4i5' ' '~ "~ "'
~ KmisyNorn
~~ andAssocfaies, Inc.
If you have arty q u~slxatss, plcasn cornett mc.
Stnce~'cly,
K! M! -I?'~-HOIiiV ANn A350[:L4'iT?S.1NC,
~C.lJ~ 1i,9 Ac'~
Scott Cl. Redvw,ty, Al'CP
Sr~rior Pnajc~gr lbfartcger'
SORJs
cc: Susan levy, Habitat for Humanity C+rangc County,
County Cammissionots
Jug 20, 2l~aD
Pa~c 3
.,
' Iac.
Q~
CEN(~' 7UN .21.2000 12 ~ 56PM
ORANGE CTY MGRI " uorm n ~ u~ ~ -i ~,v r • N0.555~+"" ~ . 5~5• • " _.
47
A.
Comparative Sanitary fewer S~-stene Cast
Rlt:ltatand He71s,StIGdlvisioR
teem t]uanttry unit eewl opmanl
No. ~ Untt Cos!
8" PVC - SDR 35.8' to 72' 2.890 {f 5 25.110 72.250
~{" PVC - iwCa maln 420 ff S 1?-OD s 5.Da0
MEirlhele - < 10' d 11 ae S Z 000.00 72,D00
1/anhale -~ 10' d 9 as S 3.600.D0 3 1 D SOD
P Stetson • 1 M 8 .000.00 5 70 000
audtotal 10~ s 179.790
lndlvidwl4Ae Sorvtcas S
~F3 ~Y'it:es 6' pVC - SDR 35 4,300 0 S 15.00 S ti4 600
4" PVC Cban oul~ SDR 35 96 ea rG200.00 fi 1T.20A
Sulabatal IndMduel Lett Sarvtd i !!'1700
7otaf i Zip ~0
8. 1 P m n 'Tan
m ttnw
Na n 1ln1t Ceq
4 t'VC - tares tnaln 3.180 i 12.00 S 38.160
i
In4Nldual Flame Pu 4S ea S 3 0.00 S 150.500
Prd001ar~al ~ Tenl~ 43 ~a S 1 0,00 S 43.000
43 servia+e r pvC - ~ron+ u+. a.30D K s 1 aao s a~,D00
4• ~C dean outs -sealed 88 ea S200A0 1i 17.200
3
>r
Total 2l11.ttd0
~+8
Orange County
Housing and Community Development
Date: June 23, 2000
To: Paul Thames, PE, County Engineer
From: Tara L. Fikes, Director
Subject: CDBG Funding
Pursuant to your request, I have evaluated the eligibility of a wastewater
collection system consisting of on•site septic and pump tanks (STEP systems)
with force mains installed in roadway rights-of-way for CDBG infrastructure grant
funding. I have determined that no utility improvements located an individual
lots, with the exception of water or sewer service line stub-outs which generally
terminate at or near the roadway right-of-way line, are eligible for CDBG
infrastructure grant funding. Therefore, the cost associated with the individual
septic and pump tanks of the STEP systems staff has recommended for use at
the Richmond Hills project is not an eligible CDBG expense. Conversely, all of the
publicly owned gravity sewer lines and the central pumping station (located
within public rights-of-way, easements, etc.), as in the wastewater
collection/central pumping system proposed by Habitat for Humanity, would be
eligible for CDBG infrastructure grant funding.
With the approval ofi the BOCC, Orange County will apply for $250,000 in CDBG
funding far the Richmond Hills project. Habitat estimates that total infrastructure
costs are approximately $600,000 ($250,000 for roads, $100,000 for water
utilities, and $261,490 for the gravity sewer system or $291,860 for the STEP
system). Eligible CDBG infrastructure activities include the cost of roads, water
utilities, and sewer systems. Thus, since grant funding can be used for any of
these activities, the ineligibility of the STEP system wastewater collection system
for CDBG funding does not affect the use of grant funds for infrastructure costs in
Richmond Hills. Total infrastructure costs of $600,000 exceed the $250,000
maximum available in CDBG funds, therefore, funds not eligible for use for sewer
improvements can be used for road or water improvements.
If you need additional information, please advise.