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HomeMy WebLinkAboutAgenda - 09-05-2000-9g~:: ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: September 5, 2000 Action Age da Item No. SUBJECT: Section Two -Beaver Valle - Prelimina Plan DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N) ATTACHMENT(S): 1) Resolution of Approval 2) Application 3) Vicinity Map 4) Agency Comments (EH, FM) 5) Fiscal Impact Analysis 6) 8-2-00 Draft Planning Board Minutes 7) Preliminary Plan INFORMATION CONTACT: Page 3 Eddie Kirk, Planner II Page 7 Extension 2582 Page 10 TELEPHONE NUMBERS: Page 11 Hillsborough 732-8181 Page 14 Chapel Hill 968-4501 Page 30 Durham 688-7331 Mebane (336)227-2031 PURPOSE: Consideration of the Preliminary Plan for Section Two -Beaver Valley Subdivision. BACKGROUND: Request -Preliminary Plan Applicant: Bruce and Sara Curtis, owners. • Subdivision follows the conventional plan with 22.3% open space • Twenty-two (22) residential lots proposed on a 39.79-acre tract. The average lot size is 1.24 acres outside the common area open space. The minimum lot size is 40,000 square feet. Location West of Mace Road and Beaver Valley Section One in Cheeks Township. Existing and Propose Conditions Existing: • Zoned Rural Residential (R1 }. • Back Creek Protected Watershed. Physical Features: • One designated stream running along the east boundary of the property. • Entirely wooded with mixed hardwoods and pines. Adjacent Land Use: • Properties to the west and south are medium to large acreage single family residential lots. • Property to the east is the first section of Beaver Valley. • Property to the north is owned by the Town of Mebane with Lake Michael located on the property. Proposed: Roads: • Access is from Beaver Valley Drive, a new public road to be constructed to state standards. • Beaver Valley Drive extends through Section One from Mace Road, an existing state secondary road. • All roads are to be constructed to NCDOT standards. • Proposed public right-of--way connection to the western property line. Open Space: • A 1.50 foot open space buffer is proposed along the stream on the east side of the property. • 8.89 acres; 22.3% common area open space proposed on the conventional plan; 25% in-lot open space. • Minimum to actual lot ratio (MTAR) = 1.97 Water-Sewer: • Water will be from individual wells • Health Department verified that each lot contains suitable soils to locate a septic system. Recreation: • Cheeks District Park • Dedication of land would be = 1.1 acres • Payment in Lieu = $10,010.00 (22 lots X $455 per lot) • No dedication is warranted because no county recreation area has been identified at this time and the resource protection areas (non transistion areas) are protected by common area covenants. Agency Comments: • Comments attached from Environmental Health and Emergency Management. Development Process. Schedule. and Action Planning Board: • First Action: Concept Plan approved by the Planning Board June 17, 1996. A Phasing Plan was approved by the Board of Commissioners June 30, 1997 with Section One to be completed December 2001. • Preliminary Plan addresses all conditions of approval of the Concept Plan. • Second Action: Planning Board unanimously recommended Preliminary Plan approval August 2, 2000. • Third Action: Board of County Commissioners to consider the Preliminary Plan Options: 1. The Board shall consider the application within a reasonable amount of time. 2. During:deliberations and consideration of the application the Board may defer consideration at any point to pursue additional analysis and review. 3. If Preliminary Plan is approved by the County Commissioners the applicant shall have one (1) year to prepare and file a Final Plat or to request cone-year extension from the Planning Director. FINANCIAL IMPACT: Fiscal Impact Analysis included as an attachment. RECOMMENDATION(S): Planning Staff Approval, in accordance with the attached Resolution of Approval. Planning Board Unanimous Approval, in accordance with the attached Resolution of Approval. Administration Approval, in accordance with the attached Resolution of Approval. 2 RESOLUTION OF THE ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS Date Se tember 5 2000 Name of Subdivision Section Two Beaver Valley Owner/Applicant Bruce W. Curtis The Board of County Commissioners hereby approves Section Two Beaver Valley subdivision preliminary plat, dated June 7, 2000 and containing 221ots, subject to the fulfillment of requirements specified herein. Beaver Valley Drive, Heron Hill Road, and Hawk Rest Road shall be irrevocably dedicated to the general public and.be constructed to standards of.the North Carolina Department of Transportation. The approval of this resolution authorizes and directs the Orange County Manager to accept for Orange County and on behalf of the public generally, the offer of dedication of Beaver Valley Drive, Heron Hill Road, and Hawk Rest Road. This acceptance by Orange County of the dedication to the general public of Beaver Valley Drive, Heron Hill Road and Hawk Rest Road shall be without maintenance responsibility. These roads shall be maintained by the owner/applicant until such time as it is accepted for maintenance by the North Carolina Department of Transportation or some other governmental body. Before the Final Plat of Section.Two Beaver Valley Subdivision can be recorded: A. Sewage Disposal 1. Each residential lot shall contain an adequate area for septic disposal, and repair area, approved by the Orange County Division of Environmental Health. 2. The septic system location may restrict the site and location of improvements. This disclosure shall be included in a document describing development restrictions to be recorded concurrently with the Final Plat. The document shall also disclose that information regarding the tentative location of septic systems is available from the Orange County Health Department, Division of Environmental Health. w 4 B. Roads and Access 1. Beaver Valley Drive,. Heron Hill Road, and Hawk Rest Road shall be constructed to standards of the North Carolina Department of Transportation, within a 50' right-of--way with 5 foot utility easements on each side, and the construction shall be inspected and approved by NCDOT. OR A letter of credit or escrow agreement or other security shall be submitted to secure construction of Beaver Valley Drive, Heron Hill Road; and Hawk Rest Road to the standazds of the North Carolina Department of Transportation. An estimate of the construction cost must be prepazed by a certifed/licensed engineer or grading contractor and submitted to the Planning and Inspections Department. The financial guarantee must reflect 110% of that estimate and be issued by an accredited financial institution licensed to do business in North Carolina. The document describing development restrictions to be recorded with the Final. Flat shall state that the financial guazantee will not be released until the road construction has been inspected and approved by NCDOT. 2. All lots shall receive access from the internal subdivision roads. Lots 43 and 55 shall receive access from Heron Hill Road. Lots 56 and 63 shall receive access fram Hawk Rest Road. No driveways shall be permitted within 50' of a street intersection. 3. An erosion control plan for construction of the roads shall be submitted by the applicant to the Orange County Erosion Control Division for review and approval. 4. Approved street name signs shall be erected at the intersection of streets as required in Section IV-B-3-c-12 of the Orange County Subdivision Regulations. Evidence shall be submitted by the applicant that the sign is in place, or a copy of the receipt for purchase of the sign shall be submitted to the Planning Department. C. Land Use Buffers and Landscaping 1. Landscaping shall be installed or preserved as indicated on the approved landscape plan, and must be inspected and approved by the Planning and Inspections Department. 2. Provisions for protection of existing trees as shown on the approved landscape plan shall be included in a document describing development restrictions and requirements to be prepared•by Planning Staff and recorded concurrently with the Final Plat. 5 D. Drainage 1. Impervious surface data, as pursuant to Article 6.23.3c.1 of the Zoning Ordinance shall be included in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. The impervious surface limitations for each lot shall indicate whether the impervious surface includes or excludes one-half (1/2) of the road width in the calculations. 2. Locate drainage easements as required following review and approval of the Erosion Control Plan. 3. Stream buffers shall be contained entirely within the open space azeas as indicated on the preliminary plan. 4. Drainage culverts shall be sized and located as required by NCDOT and the Orange County Erasion Control Officer. E. Parkland 1. Cash in the amount of $10,010.00 shall be paid to Orange County as payment in lieu of pazkland dedication. 2. The entirety of the open space to be shown on the Final Plats shall be irrevocably dedicated to the homeowners association for recreation/open space use by residents of the subdivision. 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.2. above. 3. Minimum building setbacks shall be as indicated on the Preliminary Plan. The setback requirements shall be stated on the plat, and in a document describing development restrictions and requirements to be prepazed by Planning Staff and recorded concurrently with the Final Plat. 4. If any condition of this Resolution shall be determined by a court of competent jurisdiction to be invalid or void, then this Resolution is void in its entirety and of no effect and the Preliminary Plat approval granted herein is rescinded. 6 G. Certifications 1. A Certificate of Survey and Accuracy signed by a registered Land Surveyor shall be notarized on the face of the Final Plat. 2. A Certificate of Declaration and Maintenance in the form provided in Section V-D-6-b of the Orange County Subdivision Regulations signed by the landowner and developer shall be on the face of the plat and included in a document describing development restrictions to be recorded concurrently with the Final Plat. _ 3. The North Carolina Department of Transportation shall certify that Beaver Valley Drive, Heron Hill Road, and Hawk Rest Road have been constructed to State standards or that construction plans have been approved prior to Planning Department signatures on final plat. 4. A Certificate of Approval signed by the Orange County Planning and Inspections Department. Signature of Applicant Clerk to the Board I, ,accept the above listed conditions of subdivision approval, and acknowledge that each must be met prior to recordation of the final plat. Applicant Date APPLICATION FOR P;?FLIUIINARY PLAN APPROVAL MAJOR SUBDIVISION ORANGE COUNTY sis~ - GATE: C~ z,oQ~p PLEASe TYPE OR PRINT FINK ONLY) SU801VISION NAME: ~W O 11 ~~A~E~ V~~-I.r~ n LOCATION: {~ ~~1~ r OWNER/DEVELOPER: ~R~G~ C.~]~Z~ Af](]RESS: 2 ~ ~' p.~ TELEPHONE NO.: 1 "I.3 ~ 17rD Z Z AGENT ONTACT; ' ( TELEPHONE NO.: 3 z-to~ b~ z~c~s- ~-, 'I'-.... A. SUMMAR`f~lNFORMATION: ' I Orentie County Tex Map ~_ Block -^ ~ Lotlsl ~ Township 5 Zoning pistrict(sl: _~ 1~~~ yJ ~ , Total Number of Acres: 3 4•'1 ~ Phases: t Total Number of Lots: Z ~ Average Lot Size: Minimum Lot Size: p Z Number/Typa of Structures: lexisting) , (proposed) Clr~ M L Lineal Faet in Streets: Zv1"DO I Acres in Opan Space: q Water Supply: Public (specify) Wastewater Dis osal ~ P Community Individual p ; ublic (specify) Community Individual School District: O Fire District: /~ General Land Uses in Area: Critical Arses: stream/dreinepeweys __ Earn r~~r e~ nteo~~ ~ flood prone areas ' ~'- watersh ed (specify) _ gac,L~ _r~~ historic sites other (explain) '~ Is the property to be subdivided currently under 'term use value taxation"7 Yes Nam. If `yea" _ , please confect the Orange County Tax Office. 5ubdivisian of the property may require payment of deferred taxes under "faun use value taxation'. B. All plate must be submitted on shoat na smaller than one inch equals two-hundred feet fl'~Z00') and no larger than one inch equals twenty feet (1 " ~ 20') and must contain the fo(lowing'infarmetion: r u `%% ~~ fUbdlVfflon naR10 ~` x;.;:~ t "° ' ~ '>`' zoning of tract end adjacent ~~.," Warne de eddresa of owner(s) TIIA ^""~ name & eddras: of subdivider " . properties . :. f `~ (if other than owner) .~. . ~ building sstgack lines by notation / ~, ?s?".~„~x ,i name-of"~urvayor, engineer, c or typical lot layout ~~'~ location and width of existing and ~. landscape architect or architect. 0 proposed easements (drainage address, registration ~ and teal m ~ ~-~ , utilities, coeds, stc.) In ~,_~ (title} Preliminary Plan ~ N"~ sue, ngrth arrow y y.°,>.: / "' existing, Proposed and ed oinin I Q ~~ ~ „y ~ ?`~~ data (including revision dates) rights~f-wsy including dimensions . E ,~ / sr>~~ „~ township, sex map-black-lot ~ w end sheet names end atste road numbers. Lineal fast of road '+ -+ references ~ ~ J Parent Pereel Identification x ~~' . centerlines end approximate ~•~, II ~~ 4 M ~__y41~ - y W ;~'-'"'-• dead bock end peps M of property acreage of new street rights~f- ~ to 6e subdivided ~ ~ ~ ~ b d t,Yey ~ :~ existing and proposed utilities, oun a ~ ary described yvith be_erings including type, sizes, hydrahts E G. and distances • ~ ~ ~ - ~ total acns~s cf the tract and ~ • , ~ valves, manholes r', • . ; ~< ~ :. exi ti ~ ~ ~ acreage of lots, including and s ng end proposed curbs, ' v 'O _ ~ ~ excluding area within rights-c f- grittar: end culverts, including . .. ~ . r sizes end gr4dss ~ ~ / way _ • _ _ / U ~ ~~ i,~= I~~ , ~ .. ,~ . ~~''=~ location end widtjt cf alleys, s control corner sidewalks, bike lanes, transit aystams, and bus stops loleese cernelwrw rwu.... .:d.l ~ ~ proposed let lines with dimensions ~ f ' typical street cross-section ~'~( j ` lot & black numbers phasing lines s end intersection details including ~., , , _ / topography at ten foot (10) design end width of trevelwey and shoulders '~ C 4 ~ / intervals / horizgntal alignment and general water bodies, streams, flaadway curve date (public roads) a~ ~ end flaodplains ``~ • centerline radius on all proposed ~ ~ -• ~• / stream buffers '> Igcation and size of parcels ~• "' streets ~ v E •~ dedicated for ublic use, p permanent Features such as buildings, oemetsries historic ~ , ~' recraetional use ar reserved in , landmarks •ri O common, with purpose noted _-~ ~'''"~~ edjgining let layqut names of -p ~, 1 ~> impervious surface data (if located adjoining property owners If ~ ~ ~ ~ '~ in water supply watershed) '~~~ ~y~y•'x . subdivided, subdivision plat name vicinity map showing general , plat book & pegs number end ~ ~ location of subdivision with streets , perimeter lot numbers. o R [a end roads identified 6y State road location end size of lots of number and Hems restricted development patentiel U ~ / .~.,~ landscepinp and buffer end notation an plat regarding ~ ~ to to ~ requirements ~ , :~ township cor orat d same __ __ , p e an extra- starmwater detention and/or territorial planning jurisdiction lines ~ retention sites and undisturbed which cross the property areas for infiltration purposes (if located in water supply ' watershed) _ C. OTHER SUBMITTAI. REQUIREMENTS 1. Twenty-five (25) copies of the preliminary plat. Z. Dne full size copy of an Orenpe Ceunry Tax map (with tax p arcels involved clearly marked in pencil). 3• Where municipal or pWASA sewer is not evailabla, a copy of the Preliminary Plat indicating Health Department sails analysis approval/denial for each lot shown thereon. 4. Where a private road is proposed a written statement by the applicant or his/her authorized representative which sets forth the justification far a private road (see Section IV-9-~-d.1 of the Orange County Subdivision Regulaticns). 5. Auxiliary documents, in. draft form, prepared in accordance with Section VL af, this Qrdinance which assure completion and/or maintenance of improvements required by this Ordinance. Such documents may include, but not be limited to, a private coed maintenance ~grsa,nent, end articles of incorporation and restrictive covanenti pertaining to a homeowner's essoeiation. These documents may be required as nacessnry es evidence that the ordinance requirements are beirri~p.~mat. 8. Fee - Serif 00 plus SS.pO per lot (1 fee far proliminary and final plat). 7. It the subdivision contains 10 lots or mars the fallowing infarmaaan rhall be submi~ad with the application: a- Number of years to buildout. b• Number of houses to be built during each year to buildout. c• Average price of houses including lots far each year to buildout. I, the applicant, hereby c/e]rtify"'that~the foregoing application is complete and accurate. "" APPLICANT'S SIGNATURE OWNER'S SIGNATURE oZ0 ~ DAT .. O E _.- ~r,n d0 ~ _ _ ., 8 ~ uewr w ,.._ ~ -` __ ~ t, ' w ~ -_ e~ • .~ r I ' ' ~ ~` .~,~ O ~~ I I ~ yw ~' ~ _ 1_1 1.TI ~ Rr • I j 1 ~~ I ~ ~~ ~ I • I ! © I I ~~ ~/ / _ en r..rr i •+ I ~ . ~ , ~ ~ ® ~ i .~ , ~ ~ ,`.1.r ~ ~ s; ...... a ` ~: e~ r ~ ar • s ~ arr I \ 1 ~ I ® . ~~ ~l a \ .~~ ~ ear ~ ~r.r r / 1 ®\`" ~ I rJr~ r T: v C-1 ~~. .1 r .. _- ~ R.f ~. ~~ ~ ~( ~ n r ,. \ Y ~ ~ ~~ ~ ' 1 40~ a~rr D `~. e ,~sr _ ~ \ d1 r~ ~:.~ ~ 1 ~ ® ~ ` ® \ ~. ~~ ar,r f 1„ I \ W~ ~ ~ 4 ^ _ \ ~ ~~~~~ ~ ® e i ~ _ ,~~~ f!r ~ ~ ~.n1 5 ~'J C-2 ~ ~ W ~ ~ ~ N ~ I ~~ \ Ti3 1~r ` ,~ ` I " f I . +w i \~ .. • 11.. ~ ~ ~ n 1 I I ~ ~ >rw r ~1w1 w. ~ ar + COMVEN110NA1. 3U~IY1510N ~'~ ~r ~~~ ...,~ ~ Pl~pN1AR1' rL11M ~ ~~ - SFCIIOrr 1Np BEa vER yauEr ` , , r ~ lrsr 1x11, nemr .e. ~ : __~ ` arR x ar Wae Y*r ~_. ~..~ ~ Tt~x e4r ~ r I ~ w w~""a. 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I ~ I 1 3.1 i ..20 ~~ .1 .1. - 3. 239 aE ~ '1 ~7r w 3.1..21] 3.11..12 ~ ^ ~ _ 3.11..180 / ! ~ ! ~ t~ I ; 3.11..9 ~ ' ~ .11'..1 ~ B:A -- 3.11.. - - .1 '3.1 1..34A - I i ~ ~ ` r .1 _L.1 1 i + :.~ _ _ ~. ii:f' rl•. ~ • 1 1 ~ ~ _ r _ _.- ~ ; . -~ . ._ , .. _ ~ l t - ~ w ~ ,i I 1 i i ~ ~ _ - ~ 1 ! - .\ .r~ 1 / [ • I . . • ..i. t ~ ~ r . q / ~ / f I ~ _ r ~ ' I I Major Roads rnfa map contains parCela prepared for tho Inventory of reel propery within P I Orange County, and la compiled from rowrded deed, plats, and other publle N a rce s records and data- Users of this map are hereby ndtlfled that q,e aforemengoned ~ ~ / Background public primary infbrtnatlon aaurcee should ba consulted for veriflcatlon of the Infarmatlon contained bn tltis map, The county and its mapping Companies assume ~ no legal responsibility far the Infonnatlon contained on this map. County 1' - ,~~, e, ~"`~_~ ~~ ~;7111i~~.L ~i.r~11LLU ~IaL~ill~ ..J~~1111+3~L~1 m~~,n~Y r a r` ~ q c~N a ;~ loanthon E. k"1ain, Chair Rosemary L. Summers, ~'iPH, DrPH Jane[ H, $ouherland, Wirt Chair p ~ 'vl ~ ~ Orange Cotta 8aard o Htalth •+ `~ r Health Director Orange Connty Board o1 Health M~w~ <«.Nn~ M+ Environmental Health Division Ron Hold«av. Division Director 306•C Revere Road. P.O. Bax 8191 Phone: (4l9) 73?•8181, ~t2360 F.~.X: (919) (r Hilhborough. ~%C 3X78 Betty Borland Barbara Patterson Chapel Hill Durham ~(eb +t aa.+:~+.e+nm!r.nc.u</nrm~~r/rmhlrh/ Adminismtive c~isistant Office rlssisran[ (9l9) 968-FSOI (9l9) 6587331 (9l9) June l~, 2000 SOIL /SITE Evaluation Summary for: BEAVER VALLEY PHASE 2 CHEEKS To~~rnship hlap I I Lot 6 Map Date June '7, 2000 LOT # DESIGN FLOW TYPE SYSTEM 42 360 GFD CONVENTIONAL w/PUMP 43 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUNCP 44 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUNIP 45 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP a6 36o GPD ULTRA-SHALLOW TRENCH CONVENTIONAL ~v/PUMP 47 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUtiIP 48 360 GPD CONVENTIONAL 49 360 GPD CONVENTIONAL w/P[JNIP 50 360 GPD CONVENTIONAL w/PU1~IP 71 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP 52 360 GPD SHALLOW TRENCH CONVENTIONAL 53 360 GPD CONVENTIONAL ~v/PUMP 54 360 GPD CONVENTIONAL w/PUII~IP 55 360 GPD ~ SHALLOW TRENCH CONVENTIONAL w/PUMP 56 360 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP ~7 360 GPD CONVENTIONAL w/P[JVIP 58 360 GPD CONVENTIONAL w/PUMP ~9 360 GPD CONVENTIONAL 60 360 GPD CONVENTIONAL 12 61 360 GPD CONVENTIONAL w,~PU~IP 6? 360 GPD CONVENTIONAL wiPiJivIP 63 360 GPD CONVENTIONAL w/PL1tiIP lv'OTES: The design flow is based upon the number of bedrooms applied for by the property owner or developer. The design flow For a bedre 120 gallons/day (GPD). (e. g. 360 GPD = 3 bedrooms) Proposed house locations arc provided by the property owner or developer as required by 1 SA NCAC 1 SA .1900 - .1969. (The Law<, Rules for Sewage Treatment and Disposal Systems) The design flow, type system, and pump requirement are subject to change based upon the application and site plan or plat submitted the Construction Authorization. The blocked areas on the accompanying plat are the limits of the provisionally suitable soils as evaluated by the Orange County Heal Department. It should be noted that all lots having aconventional-type drain field with pump are reviewed at a minimum of every five years by th health department as required by 1 S A NCAC 18A .1961 (Maintenance of Sewage Systems). Ultra Shallow Trench Conventional Systems are placed in areas with 2a inches or more of provisionally suitable characteristics and inch soil cap is placed over the trenches. Shallow Trench Conventional Systems are placed in areas with 30 inches or more of provisionally suitable characteristics. Conventional Systems are placed in areas with 36 inches or more. of provisionally suitable characteristics. The approved septic areas should be kept free of all vehicular traffic, logging, grading and compacting activities. This report is for planning purposes only and does not constitute any approval. Lot approval is granted only in the form of an Impro~ Permit. 1~ Orange County Emergency Management .. - _ P.O. Box 8181 Hillsborough North Carolina 27278 9-1-1 Communications Emergency Medical Services 24 Hour Warning Point .p~~ ~. Fire Marshal 4° a 919-732-8161 •933-2600 ~ ~.._~; Disaster Response .~ ~ „ ~ - ;~ Hazardous Materials 24-Hour Fax Machine 919-644-3030. 968-2050 r 919-967-9026 " a•,~ "'. ~b e~~~ Administrative Fax Machine 919-968-4066 TO: Eddie Kirk, Planning Department FROM: Mike Tapp, Deputy Director/Fire Marshal RE: Section Two Beaver Valley Preliminary DATE: June 21, 2000 We have completed plans review and find the plan acceptable. Please send us a copy of the final plan, when approved, for distribution to fire and EMS. Please contact me if you need further information. 14 FISCAL IMPACT ANALYSIS FOR SECTION TWO BEAVER VALLEY RESIDENTIAL SERVICE STANDARD APPROACH Prepared by The Orange County Planning Department July, 2Q00 PROJECT DESCRIPTION SECTION TWO BEAVER VALLEY subdivision contains 22 buildable lots and is located in Cheeks Township. The lots are accessed by new public roads which will intersect with Section 1 and Mace Road. The current zoning is R1 -Rural Residential and Back- PW. The average lot size is approximately 1.24 acres. Lots will be served by individual wells and individual septic systems. Project build-out is estimated at three years. Housing units will be constructed, beginning in 2000, with completion of the project scheduled far 2002. Units will consist of detached single-family homes, and the applicant estimates the average sales price to be $190,454 including the lot. METHODOLOGY Fiscal impact analysis is a projection of the direct, current, public casts and revenues associated with residential and non residential growth in the jurisdiction in which the growth is taking place. Fiscal impact analysis considers only direct impact in that it projects only the primary costs that will be incurred and the immediate revenues that will be generated. It calculates the financial effect of a planned development or new subdivision by considering the current costs and revenues such a development would generate if it were completed and occupied today. Fiscal impact analysis does not consider the private costs of public action. It is concerned only with public (governmental) costs and revenues. The method used in preparing the fiscal impact analysis is the Service Standard Approach. While only gross expenditures by service category are derived from the Per Capita Method; the Service Standard method determines the total number of additional employees .by service function that will be required as a result of growth. This method employs average county government costs per person, average school costs per pupil, an employee to population ratio, and average operating expenses per employee for each service category and school district. The number of new employees are projected and multiplied times the average operating expenses (includes personnel, operating and capital costs) per employee. These average costs are then weighed against per capita and per pupil revenues to project the total net fiscal impact of the development. 1~ TABLE OF CONTENTS SERVICE STANDARD APPROACH PROJECT FISCAL IMPACT ANALYSIS Section 1 -Project Data Project Name, Township, School District Beginning Year, Ending Year, Inflation Characteristics of Households Construction Schedule/Cost Data Seddon 2 -Local Government and School District Data Budget Year Per Capita Revenues Per Capita Expenditures Per Student Expenditures School District Per Employee Expenditures Employees Per 1000 Population County Per Employee Expenditure Other Data Other Model Constants School District Data Section 3 -Demographic Projections Based On Project Data Total Housing Total Population School Children Additional County Employees Total School District Additional Employees Section 4 -Projected Net Fiscal Impact on County Tax Base Revenues Expenditures. Nei Fiscal Impact Section 5 -Projected Net Fiscal Impact on School District Revenues Expenditures Net Fiscal Impact Section 6 -Summary of Projected Impacts Additional Housing Additional Population Additional School Children Tax Base Caunty Govemment Balance School District Balance Total Net Fiscal Impact Section 7 -Summary of Projected Public School Capacity Impacts 16 EXPLANATION OF TERMS AND DATA SOURCES SECTION 1 -PROJECT DATA Project data includes information about the specific development project. Much, if not all, of the information is supplied by the applicant. Data inputs include: Project Name: Name of the project. Toiivnship: Township in which the project is located. School District: School district in which the project is located. Beginning Year; The first year of the project in which dwelling units are. completed and occupied. - Ending Year: The last year in which dwelling units are completed and occupied. The. template is set to calculate fiscal impacts for. aten-year period. Inflation Rate: Unless an inflation rate. is entered, the template will calculate fiscal impacts based on constant dollars. Since the inflation rate changes frequently, the Finance Department must be contacted for the most recent figure. PersonslHousehold: The estimated average number of persons/household (dwelling unit) based on 1990 Census data and studies of the number of students per household for the school district in which the project is located. The most recent studies include A Study of Housing Characferistics and Student Generation Rates for Orange County, N.C. (1995) and Technical Report: Calculation of Proportionate Share Impact Fees for Financing Public School Capital Needs, Orange County, N. C. (1996). Children/Household: The estimated average number of school age children/household (dwelling unit) based on studies of the number of students per household for the school district in which the projec# is located. The mast recent study is A Study of Housing Characteristics and Student Generation Rates for Orange County, N. C. (1995). _.._ Non-Elderly: N.C. General Statutes permit an $11,000 exemption to the elderly and disabled who meet certain income criteria. {n the event that elderly units are park of the project, the percentage of eligible non-elderly units is entered. The tax base will automatically be adjusted to reflect the exemption. Number of Homes: The number of dwelling units to be constructed in the project in each year. 17 Average Sales Price: The average sales price of all dwelling units based on the number and sales price of dwelling unit types to be constructed in each year. SECTION 2 -LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA Local government data includes information regarding expenditures required to provide County services and revenues received based on the approved Orange County budget for the fiscal year in which the project is considered for approval. All information derived from the approved budget remains constant throughout a fiscal year (July-June) and is changed only with the approval of a new budget. Local government revenue and expenditure information is compiled on a per capita (per person) basis. Per capita figures are derived by dividing the total expenditures for a particular service function or revenue source by the estimated population of Orange County far the year in which the project is considered for approval. Populations estimates are prepared by the Planning Department. Data inputs include the following: Budget Year: The current fiscal year; i.e., 1996-97. Per Capita Revenues: The sources of revenue by major category are as follows: Taxes -Other Than Property: Revenues from taxes other than property taxes include those from sales. and use taxes, franchise taxes, and animal taxes. Intergovernmental Aid: Revenues from this source, in the form of categorical aid or shared-tax revenues, are provided through State and federal assistance programs. Service Charges: Service (or user) charges support numerous functions and are charged to those who voluntarily receive govemmental services or use governmental facilities. Miscellaneous: Miscellaneous revenues include interest earnings on investments, proceeds from license and permit fees, and all other revenues. Per Capita Expenditures: Expenditures by major category are as follows: General Government: Services related to the legislative, administrative, financial, and legal functions of govemment. Public Safety: Law enforcement services and emergency medical services. Public Works: Efforts related to the maintenance of County-owned property and the provision of sanitation (solid waste disposal) services. 18 Human Services: Departments responsible for the provision of health, social, and recreation-related services. Education: Orange County supports two school units, the Orange County school system and the Chapel Hill-Carrboro school system.- This category includes appropriations made to the designated school system far Recurring Capital items. Recurring Capital funds are used for general. maintenance, purchase of new equipment/furnishings and vehicle maintenance. Non-Departmental: Contributions to agencies providing cultural and social services outside the formal structure of county government. Other expenditures include equipment replacement and contingency funds. Although there are na employees generated by this category, it has been included as an operating expenditure. It will be included in Section 4, "Total Annual County Expenditure." These expenditures will be calculated on a per capita basis as opposed to a per employee basis. Per Student Expenditures: Information regarding expenditures required to provide educational services and revenues received are based on the approved school system budgets for the i:iscal year in which the project is considered for approval. All.: information derived from the approved budgets remains constant throughout a fiscal year (July-June) and is changed only with the approval of new budgets. Expenditure information is compiled on a per student basis for County Government Current Expense, School District and State appropriations. County Government Current Expense funds are used for general operation purposes including Instruction and Support Services. Federal revenues and expenditures and other local revenues such as Fund Balance have not been included since they are not directly growth related. Per student figures are derived by dividing the total appropriation for educational purposes from a particular source by the estimated number of students to be enrolled in the applicable school system for the year in which the project is considered for approval.. Student ,enrollments are obtained from the approved school system budgets.. County Government: Expenditures in this category are based on appropriations to the school systems by Orange County for Current Expense. The minimum level of per student appropriation .is determined by the State Board of Education. School District: Expenditures in this category are unique to the Chapel Hill-Carrboro school system and are based on the level of expenditures possible through assessment of a supplementary school tax. State: Expenditures in this category are based an appropriations from the State Board of Education. 19 School District Per Employee Expenditure: Expenditures per employee based on County, School District and State appropriations, and the total number of school district employees. Employees Per 10D0 Population: The number of employees in a particular service category per 1000 population. County Per Employee Expenditure: The average operating and capital expenses per employee in a particular service category. Total expenses in each category includes personnel, operating and capital casts. 20 Other Data: County Government Tax Rate:, The County tax rate per $100 of assessed valuation. Since the per capita method focuses orily on operating expenditures, the tax. rate is reduced by an amount equal to the debt service payments from property taxes for capital projects. School District Tax Rate: The supplementary tax assessed on behalf of the Chapel Hill•Carrboro school system. Assessment Ratio: The ratio of market (sales) value to assessed value based on information supplied by the Tax office. The assessment ratio is used to convert market value to assessed value for the purpose of computing the tax base. Other Model Constants Elderly Exemption: For projects developed partially or exclusively for elderly (65 and older) or disabled individuals whose annual income does not exceed .$12,000, an $11,000 tax exemption is used in projecting the tax base. School District Employees Per Student: The number of employees per student in a specific school district. SECTION 3 -DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA Demographic projections provide, information about the number of new residents and school children anticipated in Orange County resulting from project development. Projections also provide the number of additional employees required per service function and school district as a result of the new development. Total Housing Units: The cumulative total of new housing units added each year by project development. Total Population: The total population added each year by a project derived by multiplying the number of homes to be constructed by the number of persons per household (see Section 1). School Population: The total number of school children added each year by a project derived by multiplying the number of homes constructed by the number of children per household (see Section 1). Additional County Employees: The number of additional employees required per service category based on project development. Total: Total of all additional county employees required based on project development. 21 School District Additional Employees: The number of additional employees required per school district based on the project development. SECTION 4 -PROJECTED NET FISCAL IMPACT ON COUNTY Tax Base: The tax base represents the increase in assessed properly value expected each year resulting from project development. The values shown are in $1,000's and are derived from a formula which includes the number and sales price of homes, and the assessment ratio. Where applicable, the percentage of non-elderly units and elderly exemption are also used. Revenues: All revenues are derived from a formula which multiplies the per capita revenues (Section 2) times the projected population (Section 3). The exception to this is the property tax which multiplies the tax base times the county government tax rate. Expenditures: All expenditures are derived from a formula which multiplies the per employee expenditure (Section 2) times the number of additional employees (Section 3). Net Fiscal Impact: The net balance is the difference between projected expenditures and projected revenues. A negative net balance indicates that it costs Orange County more to provide services to a project than it receives in revenues. A positive net balance indicates that more revenues are received .than it costs to serve a project. Positive net balances in one project may thus be used to offset negative balances in another. SECTION 5 -PROJECTED NET FISCAL IMPACT ON SCHOOL DISTRICT Revenues; The County contribution is derived by transferring education expenditures by County govemment (Section 4). Revenues derived from the school district tax are derived by multiplying the school district tax times the tax base. State revenues are derived by multiplying the per student expenditure figure times the total projected number of school. children (Section 3). Expenditures: Expenditures are derived from a formula which multiplies each per student expenditure (Section 2) times the total projected number of school children (Section 3) and adding the results. Net Fiscal Impact: The net balance is the difference between projected expenditures and projected revenues. A negative net balance indicates that it costs the school system more to provide educational services for children in a project than it receives in revenues. A positive net balance indicates that more revenues are received than it costs to serve a project. Positive net balances in one project may thus be used to offset negative balances in another. SECTION 6 - SUMMARY OF PROJECTED IMPACTS z2 SECTION 7 -SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS 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: Section Two Beaver Valley TOWNSHIP: Cheeks CONSTRUCTION PERIOD: Beginning Year: 2000 Ending Year: 2002 Inflation Rate: 2.50% CHARACTERISTICS OF HOUSEHOLDS: Persons/House: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 2.47 Children/House: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 0.33 Non-Elderly: 100.00% HOME SALES DATA: Average Distribution Number of Sales Price of Units Year Homes ($) by Year 2000 7 180,000 31.82% 2001 7 190,000 31.82% 2002 8 200,000 36.36% 2003 0 0 0.00% 2004 0 0 0.00% 2005 0 0 0.00% 2006 0 0 0.00% 2007 0 0 0.00% 2008 0 0 0.00% 2009 0 0 0.00% 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: 1996-97 COUNTY POPULATION: 105898 SCHOOL DISTRICT STUDENT POPULATION: 5680 COUNTY EMPLOYMENT: POSITIONS PER CAPITA General Government 108.60 0.0010 Public Safety 142.95 0.0013 Public Works 50.00 0.0005 Human Services 264.07 0.0025 Education (School District) 818.00 0.0077 SCHOOL DISTRICT EMPLOYMENT: POSITIONS PER STUDENT Total 818.00 0.1440 COUNTY PER CAPITA REVENUES ($): REVENUES PER CAPITA Taxes -Other Than Property 4653250 43.94 Intergovernmental 9007481 85.06 Service Charges 3388055 31.99 Miscellaneous 1738939 16.42 COUNTY PER CAPITA EXPENDITURES ($): EXPENDITURE PER CAPITA General Government 6804231 64.25 Public Safety 7274334 68.69 Public Works 2871690 27.12 Human Services 17112641 161.60 Education (Recurring Capital) 750000 7.08 Non-Departmental 3163481 29.87 COUNTY PER EMPLOYEE EXPENDITURE ($): EXPENDITURE PER EMPLOYEE General Government 6804231 62654.06 Public Safety 7274334 50887.26 Public Works 2871690 57433.80 Human Services 17112641 64803.43 Education (Recurring Capital) 750000 916.87 SCHOOL DISTRICT PER STUDE_ NT EXPENDITURES ($): EXPENDITURE PER STUDENT County Government 10121760 1782.00 School District 0 0.00 State 21523177 3789.29 SCHOOL DISTRICT PER EMPLOYEE EXPENDITURES ($): EXPENDITURE PER EMPLOYEE County Government 10121760 12373.79 School District 0 0.00 State 21523177 26311.95 TAX DATA: ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EKEMPTION: County Tax Rate ($) 0.9190 Per $100 Assessed Valuation School District Tax Rate ($) 0.0000 Per $100 Assessed Valuation Assessment Ratio 100.00 clr7erl~i Cvcmn4inn 0 $11,000 Where Applicable SECTION 3 -DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA ~5 YEAR 2000 2001 2002 2003 2004 HOUSING UNITS 7 14 22 22 22 POPULATION 17 35 54 54 54 SCHOOL CHILDREN Elementary 1 3 5 5 5 Middle 0 1 1 1 1 High School 0 1 1 1 1 TOTAL 2 5 7 7 7 COUNTY GOVERNMENT ADDITIONAL EMPLOYEES General Government 0.02 0.04 0.06 0.06 0.06 Public Safety 0.02 0.05 0.07 0.07 0.07 Public Works 0.01 0.02 0.03 0.03 0.03 Human Services 0.04 0.09 0.14 0.14 0.14 TOTAL 0.09 0.18 0.29 0.29 0.29 SCHOOL DISTRICT 0.13 0.27 0.42 0.42 0.42 ADDITIONAL EMPLOYEES YEAR 2005 2006 2007 2008 2009 HOUSING UNITS 22 22 22 22 22 POPULATION 54 54 54 54 54 SCHOOL CHILDREN Elementary 5 5 5 5 5 Middle 1 1 1 1 1 High School 1 1 1 1 1 TOTAL -- 7 7 7 7 7 COUNTY GOVERNMENT ADDITIONAL EMPLOYEES General Govemment 0.06 0.06 0.06 0.06 0.06 Public Safety 0.07 0.07 0.07 0.07 0.07 Public Works 0.03 0.03 0.03 0.03 0.03 Human Services 0.14 0.14 0.14 0.14 0.14 TOTAL 0.29 0.29 0.29 0.29 0.29 SCHOOL DISTRICT 0.42 0.42 0.42 0.42 0.42 ADDITIONAL EMPLOYEES SECTION 4 -PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT 26 YEAR 2000 2001 2002 2003 2004 TAX BASE ($1000) 1260 2622 4287 4394 4504 REVENUES ($) Property Tax 11579 24092 39398 40383 41392 Other7axes 760 1557 2509 2571 2636 Intergovernmental 1471 3015 4856 4977 5102 Service Charges 553 1134 1827 1872 1919 Miscellaneous 284 582 937 961 985 TOTAL ($) 14647 30380 49527 50765 52034 EXPENDITURES ($) General Government 1111 2277 3668 3760 3854 Public Safety 1188 2435 3922 4020 4120 Public Works 469 961 1548 1587 1627 Human Services 2794 5728 9226 9456 9693 Education 4239 8690 13997 14347 14705 Non-Departmental 517 1059 1705 1748 1792 TOTAL ($) 10317 21150 34066 34917 35790 NET FISCAL IMPACT ($) 4330 9230 15461 15847 16243 YEAR 2005 2006 2007 2008 2009 TAX BASE ($1000) 4617 4732 4850 4972 5096 REVENUES ($) Property Tax 42427 43488 44575 45689 46832 Other Taxes 2702 2769 2838 2909 2982 Intergovernmental 5229 5360 5494 5632 5772 Service Charges 1967 2016 2057 2118 2171 Miscellaneous 1010 1035 1061 1087 1114 TOTAL ($) 53335 54668 56035 57436 58872 EXPENDITURES ($) General Government 3950 4049 4150 4254 4360 Public Safety 4223 4329 4437 4548 4662 Public Works - - 1667 1709 1752 1795 1840 Human Services 9935. 10183 10438 10599 10966 Education 15073 15450 15836 15232 16638 Non-Departmental 1837 1883 1930 1978 2027 TOTAL ($) 36585 37602 38542 39506 40494 NET FISCAL IMPACT ($) 16650 17066 17492 17930 18378 'SECTION 5 -PROJECTED FISCAL IMPACT OF PROJECT ON SCHOOL DISTRICT 27 YEAR 2000 2001 2002 2003 2004 REVENUES ($) County 4239 8690 13997 14347 14705 School District 0 0 0 0 0 State 8753 17944 28903 29626 30366 TOTAL ($) 12992 26634 42900 43972 45071 EXPENDITURES ($) County 4239 8690 13997 14347 14705 School District 0 0 0 0 0 State 8753 17944 28903 29626 3D366 TOTAL ($) 12992 26634 42900 43972 45071 NET FISCAL IMPACT ($) 0 0 0 0 0 YEAR 2005 2006 2007 2008 2009 REVENUES ($) County 15073 15450 15836 16232 16638 School District 0 0 0 0 0 State 31125 31903 32701 33519 34357 TOTAL ($) 46198 47353 48537 49750 50994 EXPENDITURES ($) County 15073 15450 15836 16232 16638 School District D 0 0 D 0 State _ 31125 31903 32701 33519 34357 TOTAL ($) 46198 47353 4$537 49750 50994 NET FISCAL IMPACT ($) 0 0 0 0 0 SECTION 6 -SUMMARY OF PROJECTED DEMOGRAPHIC/FISCAL IMPACTS 28 YEAR 2000 2001 2002 2003 2004 HOUSING UNITS 7 14 22 22 22 'POPULATION 17 35 54 54 54 SCHOOL CHILDREN Elementary 1 3 5 5 5 Middle 0 1 1 1 1 High School 0 1 1 1 1 TOTAL 2 5 7 7 7 COUNTY EMPLOYEES 0.09 0.18 0.29 0.29 0.29 SCHOOL EMPLOYEES 0.13 0.27 0.42 0.42 0.42 TAX BASE ($1000) 1260 2622 4287 4394 4504 i COUNTY BUDGET ($) Revenues 14647 30380 49527 50765 52034 Expenditures 10317 21150 34066 34917 35790 BALANCE 4330 9230 15461 15847 16243 SCHOOL DISTRICT BUDGET ($) Revenues 12992 26634 42900 43972 45071 Expenditures 12992 26634 42900 43972 45071 BALANCE 0 0 0 0 0 COMBINED BUDGETS ($) Revenues 27639 57014 92426 94737 97105 Expenditures 23309 47783 76965 78890 80862 BALANCE 4330 9230 15461 15847 16243 YEAR 2005 2006 2007 2008 2009 HOUSING UNITS 22 22 22 22 22 POPULATION 54 54 54 54 54 SCHOOL CHILDREN Elementary 5 5 5 5 5 Middle 1 1 1 1 1 High School 1 1 1 1 1 TOTAL 7 7 7 7 7 COUNTY EMPLOYEES 0.29 0.29 0.29 0.29 0.29 SCHOOL EMPLOYEES 0.42 0.42 0.42 0.42 0.42 TAX BASE ($1000) ~ - 4617 4732 4850 4972 5096 COUNTY BUDGET ($) Revenues 53335 54668 56035 57436 58872 Expenditures _ 3fi685 37602 38542 39506 40494 BALANCE 16650 17066 17492 17930 18378 SCHOOL DISTRICT BUDGET ($) Revenues 46198 47353 48537 49750 50994 Expenditures 46198 47353 48537 49750 50994 BALANCE 0 0 0 0 0 COMBINED BUDGETS ($) Revenues 99533 102021 104572 107186 109866 Expenditures 82883 84955 87079 8925fi 91488 BALANCE 16650 17066 17492 17930 18378 a SECTION 7 -SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS 29 SCHOOL DISTRICT DATA: School District: School Attendance: Orange County YES ) Elementary School 64% Middle School 17% Chapel Hill-Carrboro NO ) High School 19% YEAR 2000 2001 2002 2003 2004 SCHOOL CHILDREN Elementary 1 3 5 5 5 Middle 0 1 1 1 1 High School 0 1 1 1 1 TOTAL 2 5 7 7 7 YEAR 2005 2006 2007 2008 2009 SCHOOL CHILDREN Elementary 5 5 5 5 5 Middle 1 1 1 1 1 High School 1 1 1 1 1 TOTAL 7 7 7 7 7 SCHOOL CAPACITIES -ALL SCHOOLS CURRENT ENROLLMENT -ALL SCHOOLS Elementary 3328 Elementary 2822 Middle 1522 Middle 1240 High School 1520 High School 1457 TOTAL 6370 TOTAL 5519 YEAR 2000 2001 2002 2003 2004 PROJECTED ENROLLMENT Elementary 2823 2825 2827 2827 2827 Middle 1240 1241 1241 1241 1241 High School 1457 1458 1458 1458 1458 TOTAL 5521 5524 5526 5526 5526 YEAR 2005 2006 2007 2008 2009 PROJECTED ENROLLMENT Elementary 2827 2827 2827 2827 Middle 1241 1241 1241 1241 High School - 1458 1458 1458 1458 TOTAL 5526. 5526 5526 5526 2827 1241 1458 5526 3 4 10 11 12 13 14 15 16 17 ~18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 DRAFT AUGUST 2, 2000 PLANNING BOARD MINUTES b. Agricultural Districts Advisory Board - no report available c. Ordinance Review Committee - no meeting Chair Allison asked about transportation and said that there had not been any feedback in the last few months. Benedict said that the private road standards that were reviewed by this board and were at a public hearing in February would be coming up for a decision at the August 1 S`'' Board of County Commissioners' meeting. McAdams made reference to the Wilson Efland subdivision and said that on the map that was presented by the staff it was difficult to see that the 10 feet that was requested was in front of the 100-year floodplain. Benedict said that this could have been clearer. He said that this item had not proceeded to the Commission yet. The ERCD and Planning staff is working on a program for everyone to understand what the master program is. AGENDA ITEM #8: Kirk made the presentation. SUBDIVISIONS a. Preliminary Plans (1) Section Two Beaver Valley (Cheeks Township - 22 lots) PURPOSE: Consideration of the Preliminary Plan for Section Two Beaver Valley Subdivision. BACKGROUND: Request -Preliminary Plan Applicant: Bruce and Sara Curtis, owners: • Subdivision follows the conventional plan. • Twenty-two (22) residential lots proposed on a 39.79-acre tract. The average lot size is 1.24 acres outside the common area open space. The minimum lot size is 40,000 square feet. Location West of Mace Road and Beaver Valley Section One in Cheeks Township. Existing and Proposed Conditions Existiug: • Zoned Rural Residential (R1) • Back Creek Protected Watershed Physical Features: • One designated stream running along the east boundary of the property • Entirely wooded with mixed hardwoods and pines Adjacent Land Use: • Properties to the west and south are medium to large acreage single family residential lots • Property to the east is the first section of Beaver Valley • Property to the north is owned by the Town of Mebane with Lake Michael located on the property Proposed: Roads: • Access is from Beaver Valley Drive, a new public road to be constructed to state standards • Beaver Valley Drive extends through Section One from Mace Road, an existing state secondary road Open Space: • A 1 SO-foot open space buffer is proposed along the stream on the east side of the property • 8.89 acres; 22.3% common area open space proposed on the conventional plan; 2S% in-lot open space. • Minimum to actual lot ration (MTAR) = 1.35 30 1 Water-Sewer: 2 • Water will be from individual wells 3 • Health Department verified that each lot contains suitable soils to locate a septic system 4 5 A enc Comments:. 6 • Comments attached from Environmental Health and Emergency Management 7 Development Process, Schedule, and Action 8 Planning Board: 9 First Action: Concept Plan approved by the Planning Board June 17, 1996. A Phasing Flan was 10 approved by the Board of Commissioners June 30, 1997 with Section One to be completed December 2001. 11 Second Action: 12 1. Action within two regularly scheduled Planning Board meetings, or extension thereof; 13 2. If the Planning Board fails to act within the specified time period, application forwarded to 14 BOCC with Planning Board minutes and Planning Staff recommendations and conditions. 1 S Preliminary Plan addresses all conditions of approval of the Concept Plan. 16 17 FINANCIAL ]aVIPACT: Fiscal Impact Analysis included as an attachment. 18 19 RECOMMENDATION(S): Plannin Staff 20 Approval, in accordance with the attached Resolution of Approval. 21 22 23 Selkirk asked if anything was going to be done along the stub out road related to development, and Kirk said 24 that it would only be public right-of--way for now. 25 26 MOTION: Strayhorn moved approval of the Preliminary Plan for Section Two Beaver 27 Valley as recommended by the Planning Staff. Seconded by Selkirk. 28 29 VOTE: Unanimous 30 31 (2) North Field at Creekwood 32 (Chapel Hill Township - 10 Lots) 33 34 Kirk made the presentation. 35 36 PURPOSE: 37 Consideration of the Preliminary Plan for North Field at Creek Wood Subdivision 38 39 BACKGROUND: - - 40 Re uest - Prelimii Plan 41 Applicant: S&H Development, LLC 42 • Ten (10) residential lots proposed an a 32.41-acre tract 43 Minimum lot size is 2.00 acres. 44 • Average lot size (Net of Street Right-of--Way) - 2.9 acres 45 • Minimum to actual lot ratio (MTAR) is 1.46. 0% common area open space is provided. 46 Location 47 South side of Mt. Sinai Road in Chapel Hill Township 48 Existingand Pro~wsed Conditions 49 Existing: 50 • Current zoning is Rural Buffer (RB) (min. lot size = 2 acres). 51 • The property is not in a designated protected watershed. 52 Physical Features: 31