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Agenda - 09-19-2000-9e
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: September 19, 2000 Action Agenda Item No. _SUBJECT: North Field at Creek Wood -Preliminary Plan _~ DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N) 0 ATTACHMENT(S): 1) Resolution of Approval 2) Application 3) Vicinity Map 4) Agency Comments 5) Fiscal Impact Analysis 6) 8-2-00 Draft Planning Board Minutes 7) Preliminary Plan (Previously provided) INFORMATION CONTACT: Eddie Kirk Extension 2582 TELEPHONE NUMBERS: Hillsborough 732-8:181 Chapel Hill 968-4501 Durham 688-7331 Mebane (336)227-2031 NOTE: Please bring previously provided _ preliminary„plan to the meeting: _ PURPOSE: Consideration of the Preliminary Plan for North Field at Creek Wood Subdivision. BACKGROUND: Request - Preliminary Plan Applicant: 58~H Development, LLC • Ten (10) residential lots proposed on a 32.41 acre tract . • Minimum lot size is 2.00 acres. • Average lot size (Net of Street Right-of-Way) - 2.9 acres • Minimum to actual lot ratio (MTAR) is 1.46. 0% common area open space is provided. • Two lots (16.16 acres, 10.02 acres), recorded as exempt after concept approval, are adjacent to the subdivision area and will access the proposed road. Location South side of Mt. Sinai Road in Chapel Hill Township. Existin and Pro osed Co ditions Existing: • Current zoning is Rural Buffer (RB) (min. lot size = 2 Acres) • The property is not in a designated protected watershed. Physical Features: • There are no designated streams on the property. • The site is mostly wooded. Adjacent Land Use: • Properties to the east and south are owned by the Triangle Land Conservancy and were a part of the original tract, of which this is the remaining tract. • Falls of New Hope subdivision is to the north across Mt. Sinai Road, and the property to the west is undeveloped. Proposed: Roads: • Access is from Mt. Sinai Road with two new public roads proposed in the subdivision. • One cul-de-sac will extend south from Mt. Sinai Road and another shorter cul-de-sac will extend east from the first cul-de-sac. • All roads are to be constructed to NCDOT standards. Open Space/Buffers: • Triangle Land Conservancy owns property to the east and south. This tract is the remaining parcel of the Creek Wood development. • Type A 30 foot buffer required along Mt. Sinai Road. Water-Sewer: • Community Water system. • Septic systems with an easement provided for lots 2 and 3. Recreation: • Chapel Hill District Park • Dedication of land would be = .5 acres • Payment in Lieu = $4,550.00 • No dedication is warranted because no county recreation area or conservation area has been identified at this time. Agency Comments: • Comments attached from Environmental Health, NCDOT, and Emergency Management. Development Process. Schedule, and Action Planning Board: • First Action: Concept Plan approved by the Planning Board March 1, 2000 with the following condition: 1. The intersection and road alignment on the Preliminary Plan shall meet NCDOT standards. 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 defier consideration at any point to pursue additional analysis and review. 3. If Preliminary Plan is approved by the County Commissioners the applicant shall have one (1) year to prepare and file a Final Plat or to request aone-year extension from the Planning Director. FINANCIAL IMPACT: 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 September 19, 2000 Name of Subdivision North Field at Creek Wood Owner/Applicant Sass Properties, Inc. The Board of County Commissioners hereby approves North Field at Creek Wood subdivision Preliminary Plat, dated Apri15, 2000, and containing 10 lots, subject to the fulfillment of requirements specified herein. All roads shall be irrevocably dedicated to the general public and be constructed to standazds of the North Cazolina 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 Old North Field Drive, and Mill Ridge Court. This - acceptance by Orange County of the dedication to the general public of Old North Field Drive, and Mi11 Ridge Court shall be without maintenance responsibility. These roads shall be maintained by the owner/applicant until such time as they aze accepted for maintenance by the North Cazolina Department of Transportation or some other governmental body. Before the Final Plat of North Field at Creek Wood can be recorded: A. Sewage Disposal and Water Supply 1. Each residential lot shall contain an adequate area for septic disposal and repair azea, approved by the Orange County Division of Environmental Health. Lots 2, and 3 will require septic easements. Lots created in this development cannot be connected to public water and sewer and public water and sewer will not be -provided to the lots. 2. Construction plans for the private community water system shall be approved by The NC Department of Environment and Natural Resources Division of Environmental Health Public Water Supply Section. Maintenance Documents for the community water system shall be reviewed and approved by the Orange County Attorney. Disclosure that the septic system location may restrict the size and location of improvements shall be included in a document describing development restrictions to be recorded concurrently with the Final Plat. The document shall also disclose that information regazding the tentative location of septic systems is available from the Orange County Health Department, Division of Environmental Health. 4. Septic lines in the easements on Lots 3 and 4 shall be sleeved by a minimum 4 inch ductile iron pipe under driveways. S. Roads and Access 1. Old North Field Drive, and Mill Ridge Court shall be constructed to standards of the North Cazolina Department of Transportation, within a 45 ft. right-of--way, 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 Old North Field Drive, and Mill Ridge Court to the standazds of the North Cazolina Department of Transportation. An estimate of the construction cost must be prepazed by a certified/licensed engineer or grading contractor and submitted to the Planning and Inspections Depaztment. The construction estimate must include a 10% contingency factor. The financial guazantee must reflect 110% of that estimate and be issued by an accredited financial institution licensed to do business in North Cazolina. The document describing development restrictions to be recorded with the Final Plat shall state that the financial guarantee will not be released until the road construction has been inspected and approved by NCDOT. 2. An erosion control plan for construction of the roads shall be submitted by the applicant for review and approval by the Orange County Erosion Control Division. 3. Sight triangles shall be shown at each intersection as required by NCDOT. 4. All lots shall access onto the new subdivision roads. 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. S. Approved street name signs shall be erected at the intersection of streets as required in Section 1V-B-3-c-12 of the Orange County Subdivision Regulations. Evidence shall be submitted by the'applicant that the signs aze in place or a copy of the receipt for purchase of the signs shall be submitted to the Planning Department. 6. All streets shall have 7.5 foot utility/drainage easements on each side of the right- of-way. 5 C. Land Use Buf#'ers and Landscaping 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. The applicant shall secure installation of required landscaping through a letter of credit, escrow agreement, or bond. An estimate of the cost for required plantings and their installation must be provided. The estimate for landscaping must include a 10% contingency factor. The financial guazantee shall reflect 110% of the estimate and be issued by an accredited financial institution licensed to do business in North Carolina. 2. Provisions for protection of existing trees as shown on the approved landscape plan shall be included in a document describing development restrictions and requirements to be prepazed by Planning Staff and recorded concurrently with the Final Plat. 3. A Type A Land Use Buffer shall be provided along Mt Sinai Road. The buffer shall be 30 feet in width and provide sufficient vegetation to meet .the standards of Section IV-B-$-e of the Subdivision Regulations. Said buffer shall be so noted on the plat, and described in a document describing development restrictions and requirements to be prepazed by Planning Staff and recorded concurrently with the Final Plat. D. Drainage 1. Locate drainage easements as required following review and approval of the Erosion Control Plan. E. Parkland 1. -Cash in the amount of $4,550.00 shall be paid to Orange County as payment in lieu of parkland dedication. F. Miscellaneous- 1. The Final Plat shall contain a title block and vicinity map in accordance with Section V-D-2 and V-D-3 of the Orange County Subdivision Regulations. 2. The following easements shall be shown on the plat: a. drainage easements as required by D.1 above. b. septic easements as indicated on the Preliminary Plan. 3. Minimum building setbacks shall be as indicated on the Preliminary Plan. The setback requirements shall be stated on the plat, and in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. 4. If any condition of this Resolution shall be determined by a court of competent jurisdiction to be invalid or void, then this Resolution is void in its entirety and of no effect and the Preliminary, Plat approval granted herein is rescinded. G. Certifications 1. A Certificate of Survey and Accuracy signed by a registered Land Surveyor shall be notarized on the face of the Final Plat. 2. A Certificate of Declaration and Maintenance in the form provided in Section V-D-6-b of the Orange County Subdivision Regulations signed by the landowner and developer shall be on the face of the plat and included in a document describing development restrictions to be recorded concurrently with the Final Plat. 3. A Certificate of Approval signed by the Orange County Planning and Inspections Department. Signature of Applicant Clerk to the Board I, ,accept the above listed conditions of subdivision approval, and acknowledge that each must be met prior to recordation of the final plat. Applicant Date APPLICATION FOR PREI~~BNA_RY PLAIN APPROti ~L 1~1~JOR SUBDIVISION OR~`1GE COUNTY PLEASE TYP$ OR PR~IT (INK OM.Y) 4i93 DATE ~+/ 5 / 0 0 Revised Ob/30/00 SUBDIVISION NAi~[~• North Field at .reek t~~a~ __ ,,, ^_ LOCATION: South of riount Sinai Roa OWNER/DEVELOPER: S & H Develo ment, LLC ADDRESS: 104 Sout TELEPHONENO.: ~ 919 932-9664 Suite 205 Cl2a el Hill NC AGENT/CONTACT: Kimley=Ho~n~nd Ass~~a es T~-EPHONENO.: :(919) 677-2000 A. 5Y11+11N~~RY INFORMATION: Ot•arrge County lax Map 16A i3lock Lot(s) ~2/ 2A.-Township _ shape Zoning District(s): -RI3 -Rural Buffer Total Number of Acres: 3 2`: 4 Total Number of Lots: Average Lot Size: 2.9 titinitnum Lot Size:gin Number/Type of Sttttctures: (existing) N/A (proposed) Linear Fees is Strrcts: 18~ 0 LF Acres in Open Space: N Water Supply: Public (specify) X Coramuairy Individual Wastewater Disposal: Public (specify) ~ Comtnuniry X Individual School District: Oran a County Fire District: New Hope Rural, _ General Laad Uses in Area: V ' _ d Critical Aceas• stream/dramageways Aoad prone areas watershed (specify) historic sites other (explain) Is the property to be subdivided currently under "farm use value taxation"? Yes ~ No X . If'~+es,"please contact the Orange County Tax Ol~ce. Subdivision of the property may require payment of deferxed taxes under- "farm uSC valna taxanoa.° H. All plats must be submitted an sheet ao smaller than one inch equals twahuadred feet (1"=Z00') and no larger than one inch equals twenty feet (1"=20') and must contain the following information: subdivision tram :« X ~ "' trams ~ address of owner(s) X Dame & address of subdivider :~ (if other than owner) X name of surveyor, engineer, landscape architect or architect, address, registt•3don ~ .~i seal X ~` ~'~ (title) Preliminary Plan =~ - ' ` scale, north arrow X '-:~i date of plan preparrtion and rovisions X ~~>>>~`; township, tax map-blocx-lot references :C ~?~<~Yv~:r~ parent Parcel Identification T Y ~ deed book and page : of property to be subdivided !C `< boundary described with bearings and .. distances '{~< total acreage of the tract and acreage of ~~~ lots, including and excludin; arcs within rights-of--way X ~ ' zoning of tract and adjacent properties % '~ ~. : btu7ding setback liras by notation or typical lot layout X ~" location anti width of existing and proposed easements (drainage, uti]ities, roads, eu.) _ X w~`~^~?~`" e.•ctsttag, Proposed and adjoining rigttts- of-way including dimensions and street names and State Road numbers. Linear feet of road ce:tterliaes and approximate acreage of new street rights-of--way X :>:~ ___. existing and proposed utilities, includin; type, sizes, hydrants, valves, manholes X ~'~ r existing and proposed curbs, gutters and culverts, including sizes and grades :{ "-'' location and width of alleys, sidewallcs, bike lanes, trattsic systems, and bus stops :< ~' typical street cross-sections and intersection details including desi?n and proposed lot lines with dimensions ~{ _ lot 3c block numbers N/A `,;,~' phasing line(s) X `'=>= topography at ten (10) foot intervals N A `!"€~:<~~ water bodies, streams, floodways and L .:..~.~ floodplains N/A `'~":~~'> stream buffers :..: N/A »~~`>?;>~~ location and size of parcels dedicated for public use, recreational use or reserved in cataman,'with purpose noted NL ~y"Y„~ impervious surface data (if located in water supply watershed) X .. `~:~ vicinity map showing general location of subdivision with streets and roads identified by State Road number and name ~', X :a~:~•`~`" ~. landscaping and buffer requirements N/A ^<~>~°w, township, corporate and extraterritorial planniiip jnrisdictian linen which cross the property C. OTHER SUBMITCAL R>rQUREs1dEMS 1. Twenty-five (2S) topics of the Prelimnary Plat ,~..~.,...w,, ~ .,,,;,,;~,.i horizontal aligrunent, centerline radius, and;eaeral curve data on all proposed SffeetS '~~"~`' permanent features such as buildutgs, NIA ~;.~ cemeteries, historic landmarks % ~>y adjoining lot layout names of adjoininng property owners. ]:f subdivided, subdivision plat name, plat book & page number, and perimeter lot numbers. N/A ~~~" location and size of lots of restricted development potential and notation on plat regazding same ~ ~~~.~ ,. stormwater deteatioa and/or retention sites and undisturbed areas for infiltration purposes (if located in water supply watershed) X x identified natural areas and wildlife corridors - 2. One full size copy of an Orange County Tax trap (with tax parcels involved clearly marked). . 3. Where municipal or OWASA sewer is not available, a copy of the Preliminary Plat indicating Health Department approval/denial for each lot shown thereon. 4. Where a private road is proposed, a written statement by the applicant ar hislher authorized representative which sets forth the jusitificatian for a private mad (sea Section IY-B-3-d-1 of the Orange County Subdivision Regulations). .. .: _. ~ . , . 5. Au.~ciliary documents, in draft form, prepared in accordance with Secpon VI of this Ordinance which assure - campletion andlor 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 tnay be required as necessary as evidence that the ordinance requirements are being met. 6. Fee -5470 plus 55.00 per Iot (one fee for Preliminary and F'iaal Flaz). 7. If the subdivision contains 10 lots ar mote, the following information shall be submitted with the application: a. Number of yeas to buildout. 2 Years b. Number of houses to be built during each year until buildout _ 7 / 7 c. Average prise of houses including lots far each year to buildout $b00, OQQ I, the ape " t, hereby certify that the foregain, application is co to and ace e. . G` ` ~~~ ~ APPLICANT'S SIGNATURE ~0 ~ 'S SIGNATURE ~1 ~ ~ D TE ~ DATE FE>rS: Amount ~ 5~a. ~~ Date Paid ~ - ~ --~ Z~~O Receipt ~ /9 -S 7~~ zfNE3k ~ SY~N~AtC N~y r r .. ~ ~ q _ - - - I -:` _ ufi - _.<,s _ _ t..rwrr I T 9sr.~B•~ W ~~~~~'?'~ - ,..r ~~.. , ~1 III : ~ _ ,. / c.ra'•'°• ~ ~ ',`J ti:ri.o µr \ ;`. rF ~ _ .u 3.44 ,AC . 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FEET a.?aG: rn~ - - ~ ~ ~ 'k ...~ _ i. ~~ w ~ ^ -- ~~:;~w .-~-. vrw wrY _.iYK -r.c 1 w ~~ wN~y T M. aC `E•' 71• •fl yR PRELIMINARY PLAT OF ~ :_ ." .:'.; ._ ^_~ NORTH FIELD AT CREEK WOOD -~~~_::...::_~._--~ Kimley-Horn 9 .. f _ I ~ ,. . ~ ` [ w ~.. ~ A .. .. ~~ I ` CAP R ~ A CT ~ „ ~~ . ~ ~ ~- ~ ' t . ~ ~ ~_ _ , ,_ ; r I I ', 1 i -• ~ O ~ ~ , ~~ I ~ i 1'n r r rJ. r ~ _ n f {~ s _ I ,_ M ~, ~ ~. ~ I y ~ ~ f` . ~`I111' INA~ I~ ~~ ~ !~~ I _ I ~~ f. - ,. - •; r, .' . ; ~ f .' - , R ~l.L' CIR ~ ~„~f. '` ,: f _ ,;, ~rl, . ~ ; . ~~ - - r ~ ~ :"~• ~ E CI R `~~ _; ~- - : ;- . r r r r /'~ p. I'i~ .... ~ r- ~~ ~ - ~ ... ~ ~. ._ .. ~ ~- ~. D ~-~ - -~ .i,• .;r i ,~ _. ~,. ~~" ti. ~ r ~i .1 ..... _._ ~ ~ ..._. .-.. ~-- a~ '"~ -'_ ~~, v r sE ~_. la ~'E4 [ac~~~~, 1' (~rttn~~ LAUntI~ a~Ettl~~ ~g~ttrtrrt~nl ~°°°`" "` a Joanthon E. Klein, Chair Kosemary L. Surrlrrl.ers, 1~1PH, DrPH Janet H. 5ouharlnnd, Vice Choir o ~ Orange County Board ojHeulch Health Director Oranga County Board ojHealth tJ.r.1,Wd,L1,~, Nwrn [ar~Yr •~Y14 x Environmental Health Division Ran floldway, Division Director 306.0 Revere Road, P.Q. $ox 8181 T'hone: (919) 732.8181, x2360 FAX: (919) gq.l__ Hillsbarou~, NC 27278 Betty Borland Barbara Patterson Chapel Hill Durham Iv(ebant ~cww.ra.urnner.ne.ux/nrnn ;.r/~m•hl[h/ Administrative Assistant Qffire Assistant (919) 9684501 (919) 688-7331 (919) 227 July 6, 2000 SOIL /SITE Evaluation Surrunary for: NORTI-I FIELD AT CREEK WOOD CHAPEL HILL Township Map 16A Lot 2 IVIap Date June 30, 2000 LOT # DESIGN FLOW TYPE SYSTEM 1 600 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP 2 600 GPD CONVENTIONAL w/PUMP TO EASEMENT 3 600 GPD CONVENTIONAL w/PUIvIP TO EASEMENT 4 600 GPD CONVENTIONAL 5 600 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP 6 600 GPD SHALLOW TRENCH CONVENTIONAL w/PUMF 7 600 GPD ULTRA-SHALLOW TRENCH CONVENTIONAL w/PUMP $ 600 GPD ULTRA-SHALLOW TRENCH CONVENTIONAL w/PUMP 9 600 GPD SHALLOW TRENCH CONVENTIONAL w/PUMP 10 600 GPD CONVENTIONAL w/PUMP NOTES: The design flow is based upon. the number of bedrooms applied for by the property owner or developer. The design flow for a bedroo 120 gallons/day (GPD). (e. g. 600-GPD = 5 bedrooms) Proposed house locations aze provided by the property owner or developer as required by 15A NCAC 18A .1900 - .1969. (The Laws 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 f the Construction Authorization. The blocked areas on the accompanying plat are the limits of the provisionally suitable soils as evaluated by the Orange County Healtr Department. 12 Tt should be noted that all lots having aconventional-type drain field with pump are reviewed at a minimum of every five years by the health department as required by 1 ~ A NCAC 13A .1961 (iVlaintenance of Sewage Systems). Ultra Shallow Trench Conventional Systems are placed in areas with 24 inches or more of provisionally suitable characteristics and a inch sail cap is placed over the trenches. Shallotiv 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 vehicular traffic, logging, grading and compacting activities. We recommend that the septic areas be roped ar fenced during road and home construction to minimize soil disturbance. This report is for planning purposes only and does not constitute any approval. Lot approval is granted only in the form of an Improve Permit. 13 s~ °~ ~a ~- ~ ~ .v a ; ~,. STATE OF NORTH CAROLINA DEPARTMENT OF TRANSPORTATION JAMES $. HUNT JR DAVID M`COY GOVERNOR SECRETARY ' 20 Apri12000 ORANGE COUNTY Eddie Kirk Orange County Planning Department 306F Revere Road Hillsborough, NC 27278 919 732-8181 SUBJECT: Preliminary Plan Review: Creek Wood II Subdivision off Mt. Sinai Road Dear Mr. Kirk: This office has completed its review of the subject's proposed, concept plans for compliance with current Department of Transportation minimum subdivision construction standards, We wish to advise that the preliminary plans received az this affica could be built to NCDOT Standards provided the attached redlines are addressed before final plan submittal. Prior to any construction, the owner/developer will need to submit their final plans for review. The final plans should include the horizontal and vertical alignment information, a typical section, drainage facilities, vicinity map, and the number of lots with the proposed driveway location. If you have any questions, feel free to call Mr. Michael Venable or me az (336) S70-d833, Sincerely, L!. Q T. A. Kallam, P.E. DISTRICT ENGINEER cc: J. M. Mills, PE, Division Engineer Kimley-Horn TAK/MSV/msv SCA00420.DOC . P. O. Box 766 Graham NC z72S3-0766 14 Orange County Emergency management P.O. Box 81$1 Hillsborough North Carolina 2'7278 9-1-1 Communications 24 Hour Warming Point 919-732-8161 •933-2600 24-Hour Fax Machine 919-967-9026 ` ~= .~ u ,. ~r/3 lts~~~~ TO: EDDIE KIRK, PLANNING DEPARTMENT Emergenry Medical Services Fire Marshal Disaster Response Hazardous Materials 919-6443030 + 968-2050 Administrative Fax Machine 919-968-4066 FROM: MIKE TAPP, DEPUTY DIRECTOR/FIRE MARSHAL RE: CR.EEKWOOD II SUBDIVISION DATE: APRIL 25, 2000 We have reviewed the preliminary plans for Creek Wood II Subdivision and find the plan acceptable. Please send us a copy of the plan, upon approval, for distribution. If you need additional information, please call me. 15 FISCAL IMPACT ANALYSIS FOR NORTH FIELD AT CREEK WOOD RESIDENTIAL SERVICE STANDARD APPROACH Prepared by The Orange County Planning Department July, 2000 PROJECT DESCRIPTION NORTH FIELD AT CREEK WOOD subdivision contains 10 buildable lots and is located in Chapel Hill Township. The lots are accessed by new public roads which will intersect with Mt. Sinai Road. The current zoning is RB -Rural Buffer. The average lot size is approximately 2.9 acres. Lots will be served by a community well and individual septic systems. Project build-out is estimated at two years. Housing units will be constructed, beginning in 2000, with completion of the project scheduled for 2001. Units will consist of detached single-family homes, and the applicant estimates the average sales price to be $600,000 including the lot. METHODOLOGY Fiscal impact analysis is a projection of the direct, current, public costs and revenues associated with residential and non residential growth in the jurisdiction in which the growth is taking place. Fiscal impact analysis considers only direct impact in that it projects only the primary costs that will be incurred and the immediate revenues that will be generated. It calculates the financial effect of a planned development or new subdivision by considering the current costs and revenues such a development would generate if it were completed and occupied today. Fiscal impact analysis does not consider the private costs of public action. It is concerned only with public (governmental) costs and revenues. The method. used in preparing the fiscal impact analysis is the Service Standard Approach. While only gross expenditures by service category are derived from the Per Capita Method;. the Service Standard method determines the total number of additional employees by service function that will be required as a result of growth. This method employs average county government costs per person, average school costs per pupil, an employee to population ratio, and average operating expenses per employee for each service category and school district. The number of new employees are projected and multiplied times the average operating expenses (includes personnel, operating and capital costs) per employee. These average costs are then weighed against per capita and per pupil revenues to project the total net fiscal impact of the development. 16 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 Setrtion Z -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 Da#a Total Housing Total Population School Children Additional County Employees Total School District Additional Employees Section 4 -Projected Net Fiscal Impact on County Tax Base Revenues Expenditures Net Fiscal Impact Section 5 - P~jected Net Fiscal Impact on School District Revenues Expendfiares Net Fiscal Impact Section 6 -Summary of Projected Impacts Additional Housing Additional Population Additional School Children Tax Base County Govemment Balance School District Balance Total Net Fiscal Impact Section 7 -Summary of Projected Public School Capacity Impacts 17 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. Touvnship: Township in which the project is located. School District: School district in which the project is located. Beginning Year: The first year of the project in which dwelling units are completed and occupied. Ending Year: The last year in which dwelling units are completed and occupied. The template is set to calculate fiscal impacts for aten-year period. Inflation Rate: Unless an inflation rate is entered, the template will calculate fiscal impacts based on constant dollars. Since the inflation rate changes frequently, the Finance Department must be contacted for the most recent figure. Persons/Household: The estimated average number of persons/household (dwelling unit) based on 1990 Census data and studies of the number of students per household for the school district in which the project is located. The most recent studies include A Study of Housing Characteristics and Student Generation Rates for Orange County, N. C. (1995) and Technical Report' Calculation of Proportionate Share Impact Fees for Financing Public School Capital Needs, Orange County, N.C. (1996). ChildreNHolisehold: .The estimated average number of school age childreNhousehold (dwelling unit) based on studies of the number of students per household for the school district in which the project is located. The most recent study is A Study of Housing Characteristics and Student Generation Rates for Orange County, N. C. (1995). - Non•Elderly; N.C. General Statutes permit an $11,000 exemption to the elderly and disabled who meet certain income criteria. In the event that elderly units are part of the project, the percentage of eligible non-elderly units is entered. The tax base will automatically be adjusted to reflect the exemption. Number of Homes: The number of dwelling units to be constructed in the project in each year. 18 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 far the fiscal year in which the project is considered for approval. All information derived from the approved budget remains constant throughout a fiscal year (July-June) and is changed only with the approval of a new budget. Local government revenue and expenditure information is compiled on a per capita (per person) basis. Per capita figures are derived by dividing the total expenditures for a particular. service function or revenue source by the estimated population of Orange County for the year in which the project is considered for approval. Populations estimates are prepared by the Planning Department. Data inputs include the following: Budget Year: The can-ent fiscal year; i.e., 1996-97. Per Capita Revenues: The sources of revenue by major category areas 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 farm of categorical aid or shared-tax revenues, are provided through State and federal assistance programs. Service Charges: Service (or user) charges support numerous functions and are charged to those who voluntarily receive governmental services or use governmental facilities. _. Miscellaneous: Miscellaneous revenues .include interest eaming~ on investments, proceeds from license and permit fees, and all other revenues. Per Capita Expenditures: Expenditures by major category are as follows: General Government: Services related to the legislative, administrative, financial, and legal functions of government. Public Safety: Law enforcement services and emergency medical services. Public Works: Efforts related to the maintenance of County-owned property and the provision of sanitation (solid waste disposal) services. 19 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 schaol system. This category includes appropriations made to the designated school system for Recurring Capital items. Recurring Capital funds are used for general maintenance, purchase of new equipment/furnishings and vehicle maintenance. Non-Departmental: Contributions to agencies providing cultural and social services outside the formal structure of county government. Other expenditures include equipment replacement and contingency funds. Although there are no employees generated by this category, it has been included as an operating expenditure. It will be included in Section 4, 'Total Annual County Expenditure." These expenditures will be calculated on a per capita basis as opposed to a per employee basis. Per Student Expenditures: Information regarding expenditures required to provide educational services and revenues received are based on the approved school system budgets for the fiscal year in which the project is considered for approval. All information derived from the approved budgets remains constant throughout a fiscal year (July-June) and is changed only with the approval of new budgets. Expenditure information is compiled on a per student basis for County Government Current Expense, School District and State appropriations. County Govemment 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 far the year in which the project is considered for approval. Student enrollments are obtained from the approved school system budgets.. County Govemment: 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 passible through assessment of a supplementary school tax. State: Expenditures in this category are based on appropriations from the State Board of Education. 20 School District Per Employee Expenditure: Expenditures per employee based on County, School District and State appropriations, and the total number of school district employees. Employees .Per 1000 Population: The number of employees in a particular service category per 1000 population. County Per Employee Expenditure: The average operating and capital expenses per employee in a particular service category. Total expenses in each category includes personnel, operating and capital costs. 21 Other Data: County Government Tax Rate: The County tax rate per $100 of assessed valuation. Since the per capita method focuses only on operating expenditures, the tax rate is reduced by an amount equal to the debt service payments from property taxes for capital projects. School District Tax Rate: The supplementary tax assessed on behalf of the Chapel Hill-Carrboro school system. Assessment Ratio: The ratio of market (sales) value to assessed value based on information supplied by the Tax Office. The assessment ratio is used to convert market value to assessed value for the purpose of computing the tax base. Other Model Constants Elderly Exemption: For projects developed partially or exclusively for elderly (65 and older) or disabled individuals whose annual income does not exceed $12,000, an $11,000 tax exemption is used in projecting the tax base. School District Employees Per Student: The number of employees per student in a specific school district. SECTION 3 -DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA Demographic projections provide information about the number of new residents and school children anticipated in Orange County resulting from project development. Projections also provide the number of additional employees required per service function and school district as a result of the new development. Total Housing Units: The cumulative total of new housing units added each year by project development. Total Population: The total population added each year by a project derived by multiplying the number of homes to be constructed by the number of persons per household (see Section 1). School Population: The total number of school children added each year by a project derived by multiplying the number of homes constructed by the number of children per household (see Section 1). Additional County Employees: The number of additional employees required per service category based on project development. Total: Total of all additional county employees required based on project development. z2 School District Additional Employees: The number of additional employees required per school district based on the project development. SECTION 4 -PROJECTED NET FISCAL IMPACT ON COUNTY Tax Base: The tax base represents the increase in assessed property value expected each year resulting from project development. The values shown are in $1,000's and are derived from a formula which includes the number and sales price of homes, and the assessment ratio. Where applicable, the percentage of non-elderly units and elderly exemption are also used. Revenues: All revenues are derived from a formula which multiplies the per capita revenues (Section 2) times the projected population (Section 3). The exception to this is the property tax which multiplies the tax base times the county government tax rate. Expenditures; All expenditures are derived from a formula which multiplies the per employee expenditure (Section 2) times the number of additional employees (Section 3). Net Fiscal Impact: The net balance is the difference between projected expenditures and projected revenues. A negative net balance indicates that it costs Orange, County more to provide services to a project than it receives in revenues. A positive net balance indicates that more revenues are received than it costs to serve a project. Positive net balances in one project may thus be used to offset negative balances in another. SECTION 5 -PROJECTED NET FISCAL IMPACT ON SCHOOL DISTRICT Revenues: The County contribution is derived by transferring education expenditures by County government (Section 4). Revenues derived from the school district tax are derived by multiplying the school district tax times the tax base. State revenues are derived by multiplying the per student expenditure fgure 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 23 SECTION 7 -SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS 24 RESIDENTIAL FISCAL IMPACT TEM PLATE; SERVICE STANDARD METHOp Bureau of Economic ~ Business Re search -University of Florida Modified 4/15/97 -Orange County, NC Planning Department SECTION 1 -PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT: PROJECT: North Field at Creek Wood TOWNSHIP: Chapel Hill CONSTRUCTION PERIOD: Beginning Year: 1999 Ending Year: 2001 Inflation Rate: 2.50% CHARACTERISTICS OF WOUSEHOLDS: 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 1999 5 600,000 50.00% 2000 5 600,000 50.00% 2001 0 0 0.00% 2002 0 0 0.00% 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% 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% 1 SECTION 2 -LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA 25 BUDGET YEAR: COUNTY POPULATION: SCHOOL DISTRICT STUDENT POPULATION: 1996-97 105898 5680 COUNTY EMPLOYMENT: General Government Public Safety Public Warks Human Services Education (School District 108.60 0.0010 142.95 0.0013 50.00 0.0005 264.07 0.0025 818.00 0.0077 SCHOOL DISTRICT EMPLOYMENT: POSITIONS PER STUDENT Total 818.00 0.1440 COUNTY PER CAPITA REVENUES ($): REVENUES PER CAPITA Taxes -Other Than Properly Intergovernmental Service Charges Miscellaneous 4653250 9007481 3388055 1738939 43.94 85.06 31.99 16.42 COUNTY PER CAPITA EXPENDITURES ($): EXPENDITURE PER CAPITA General Government Public Safety Public Works Human Services Education (Recurring Capital) Non-Departmental 6804231 7274334 2$71690 17112641 750000 3163481 64.25 68.69 27.12 161.60 7.08 29.87 COUNTY PER EMPLOYEE EXPENDITURE ($): EXPENDITURE PER EMPLOYEE General Government Public Safety Public Works Human Services Education (Recurring Capital) 6804231 7274334 2871690 17112641 750000 62654.06 50887.26 57433.80 64803.43 916.87 ,SCHOOL DISTRICT PER STUDENT EXPENDITURES ($): EXPENDITURE PER STUDENT County Government School District State 10121760 0 21523177 1782.00 0.00 3789.29 SCHOOL DISTRICT PER EMPLOYEE EXPENDITURES ($): EXPENDITURE PER EMPLOYEE County Government School District State 10121760 0 21523177 12373.79 0.00 26311.95 TAX DATA: ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EXEMPTION: County Tax Rate ($) School District Tax Rate ($) Assessment Ratio Elderly Exemption 0.9190 0.0000 100.00 0 Per $100 Assessed Valuation Per $100 Assessed Valuation $11,000 Where Applicable POSITIONS PER CAPITA SECTION 3 -DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA 26 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 1999 2000 2001 2002 2003 5 10 10 10 10 12 25 25 25 25 1 2 2 2 2 0 1 1 1 1 0 1 1 1 1 2 3 3 3 3 0.01 0.03 0.03 0.03 0.03 0.02 0.03 0.03 0.03 0.03 0.01 0.01 0.01 0.01 0.01 0.03 0.06 0.06 0.06 0.06 0.07 0.13 0.13 0.13 0.13 0.10 0.19 0.19 0.19 0.19 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 2004 2005 2006 2007 2008 10 10 10 10 10 25 25 25 25 25 2 2 2 2 2 1 1 1 1 1 1 1 1 1 1 3 3 3 3 3 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.01 0.01 0.01 0.01 0.01 0.06 0.06 0.06 0.06 0.06 0.13 0.13 0.13 0.13 0.13 0.19 0.19 0.19 0.19 0.19 SECTION 4 -PROJECTED FISCAL IMPACT OF PROJECT ON GOUNTY GOVERNMENT 27 YEAR 1999 2000 2001 2002 2003 TAX BASE ($1000) 3000 6075 6227 6383 6542 REVENUES ($) Property Tax 27570 55829 57225 58656 60122 Other7axes 543 1112 1140 1169 1198 Intergovernmental 1050 2153 22D7 2262 2319 Service Charges 395 810 830 851 872 Miscellaneous 203 416 426 437 448 TOTAL ($) 29761 60321 61829 63375 64959 EXPENDITURES ($) General Government 794 1627 1667 1709 1752 Public Safety 848 1739 1783 1827 1873 Public Works 335 687 704 721 739 Human Services 1996 4091 4193 4298 4406 Education 3028 6207 6362 6521 6684 Non-Departmental 369 756 775 795 814 TOTAL ($) 7369 15107 15484 15872 1626$ NET FISCAL IMPACT ($) 22392 45214 46344 47503 4$691 YEAR 2004 2005 2006 2007 2008 TAX BASE ($1000) 6706 6873 7045 7221 7402 REVENUES ($) Property Tax 61625 63166 64745 66363 68023 Other Taxes 1228 1259 1290 1322 1355 Intergovernmental 2377 2436 2497 2560 2624 Service Charges 894 916 939 963 987 Miscellaneous 459 470 482 494 507 TOTAL ($) 66583 68248 69954 71703 73495 EXPENDITURES ($) General Govemment 1796 1840 1886 1934 1982 Public Safety 1920 1968 2017 2067 2119 Public Works - 758 777 796 816 836 Human Services 4516. 4629 4745 4863 4985 Education 6851 7023 7198 7378 7563 Non-Departmental 835 856 877 899 921 TOTAL ($) 16675 17092 17519 17957 18406 NET FISCAL IMPACT ($) 49908 51156 52435 53745 55089 28 SECTION 5 -PROJECTED FISCAL IMPACT OF PROJECT ON SCHOOL DISTRICT YEAR 1999 2000 2001 2002 2003 REVENUES ($) County 3028 6207 6362 6521 6684 School District 0 0 0 0 0 State 6252 12817 13138 13466 13803 TOTAL ($) 9280 19024 19500 19987 20487 EXPENDITURES ($) County 3028 6207 6362 6521 6684 School District 0 0 0 0 0 State 6252 12817 13138 13466 13803 TOTAL ($) 92$0 19024 19500 19987 20487 NET FISCAL IMPACT ($) 0 0 0 0 0 YEAR 2004 2005 2006 2007 200$ REVENUES ($) County 6851 7023 7198 7378 7563 ~ School District 0 0 0 0 0 State 14148 14502 14864 15236 15617 TOTAL $ () 20999 21524 22062 22614 23179 EXPENDITURES ($) - County 6851 7023 7198 7378 7563 School District 0 0 0 0 0 State 14148 14502 14864 15236 15617 TOTAL ($) 20999 21524 22062 22614 23179 NET FISCAL IMPACT ($) 0 0 0 0 0 SECTION 6 - SUMMARY OF PROJECTED DEMOGRAPHIC/FISCAL IMPACTS 29 YEAR 1999 2000 2001 2002 2003 HOUSING UNITS 5 10 10 10 10 POPULATION 12 25 25 25 25 SCHOOL CHILDREN Elementary 1 2 2 2 2 Middle 0 1 1 1 1 High School 0 1 1 1 1 TOTAL 2 3 3 3 3 COUNTY EMPLOYEES 0.07 0.13 0.13 0.13 0.13 SCHOOL EMPLOYEES 0.10 0.19 0.19 0.19 0.19 TAX BASE ($1000) 3000 6075 6227 6383 6542 COUNTY BUDGET ($) Revenues 29761 60321 61829 63375 64959 Expenditures 7369 15107 15484 15872 16268 BALANCE 22392 45214 46344 47503 48691 SCHOOL DISTRICT BUDGET ($) Revenues 9280 19024 19500 19987 20487 Expenditures 9280 19024 19500 19987 20487 BALANCE 0 0 0 0 0 COMBINED BUDGETS ($) Revenues 39041 79345 81329 83362 85446 Expenditures 16649 34131 34984 35859 36755 BALANCE 22392 45214 46344 47503 48691 YEAR 2004 2005 2006 2007 2008 HOUSING UNITS 10 /0 10 10 10 POPULATION 25 25 25 25 25 SCHOOL CHILDREN Elementary 2 2 2 2 2 Middle 1 1 1 1 1 High Schaal 1 1 1 1 1 TOTAL 3 3 3 3 3 COUNTY EMPLOYEES 0.13 0.13 0.13 0.13 0.13 SCHOOL EMPLOYEES 0.19 0.19 0.19 0.19 0.19 TAX BASE ($1000) 6706 6873 7045 7221 7402 COUNTY BUDGET ($) Revenues 66583 68248 69954 71703 73495 Expenditures _. 16675 17092 17519 17957 18406 BALANCE 49908 51156 52435 53745 55089 SCHOOL DISTRICT BUDGET ($) Revenues 20999 21524 22062 22614 23179 Expenditures 20999 21524 22062 22614 23179 BALANCE 0 0 0 0 0 COMBINED BUDGETS ($) Revenues 87582 89772 92016 94316 96674 Expenditures 37674 38616 39581 40571 415$5 BALANCE 49908 5115fi 52435 53745 55089 SECTION 7 -SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS ~0 SCHOOL DISTRICT DATA: School District: School Attendance: Orange County YES ) Elementary School 64% Middle School 17% Chapel Hill-Carrborv NO ) High School 19% YEAR 1999 2000 2001 2002 2003 SCHOOL CHILDREN Elementary 1 2 2 2 2 Middle D 1 1 1 1 High School 0 1 1 1 1 TOTAL 2 3 3 3 3 YEAR 2004 2005 2006 2007 2008 SCHOOL CHILDREN Elementary 2 2 2 2 2 Middle 1 1 1 1 1 High Schoal 1 1 1 1 1 TOTAL 3 3 3 3 3 SCHOOL CAPACITIES -ALL SCHOOLS Elementary Middle High School TOTAL CURRENT ENROLLMENT -ALL SCHOOLS 3328 Elementary 2$22 1522 Middle 1240 1520 High School 1457 6370 TOTAL 5519 YEAR 1999 2000 2001 2002 2003 PROJECTED ENROLLMENT Elementary Middle High Schoal TOTAL 2823 2824 2$24 2824 1240 1241 1241 1241. 1457 1458 1458 145$ 5521 5522 5522 5522 YEAR 2004. 2005 2006 2007 2824 1241 145$ 5522 2008 PROJECTED ENROLLMENT Elementary 2824 2$24 2824 2824 Middle 1241 1241 1241 1241 High School 1458, 1458 1458 1458 TOTAL 5522 5522 5522 5522 2824 1241 1458 5522 T DRAFT AUGUST 2, 2000 PLANNING BOARD MINUTES 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 Devela ment Process Schedule and Action 8 Planning Board: 9 First Action: Concept Plan approved by the Planning Board June 17, 1996. A Phasing Plan 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 Flanning 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. 1S Preliminary Plan addresses all conditions of approval of the Concept Plan. 16 17 FINANCIAL IMPACT: Fiscal Impact Analysis included as an attachment. 18 ] 9 RECOMMENDATION(S): Planning 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. - zs 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. 3S 3b PURPOSE: 37 Consideration of the Preliminary Plan for North Field at Creek Wood Subdivision 38 39 BACKGROUND: 40 Request -Preliminary Plan 41 Applicant: S&H Development, LLC 42 Ten (10) resideptial lots proposed on 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 4S • 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 Existin and Pro osed 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 32 l • There are no designated streams on the property. 2 • The site is mostly wooded. 3 Adjacent Land Use: 4 • Properties to the east and south are owned by the Triangle Land Conservancy and were a part of the 5 original tract, of which this is the remaining tract. 6 • Falls of New Hope subdivision is to the north across Mt. Sinai Road, and the property to the west is 7 undeveloped. 8 Proposed: 9 Roads: 10 Access is from Mt. Sinai Road with two new public roads proposed in the subdivision. 11 • One cul-de-sac will extend south from Mt. Sinai Road and another shorter cul-de-sac will extend east 12 from the first cul-de-sac. 13 • All roads are to be constructed to NCDOT standards. 14 Open Space/Buffers: 15 • Triangle Land Conservancy owns properly to the east and south. This tract is the remaining parcel of the 16 Creek Woad development. 17 • Type A 30-foot buffer required along Mt. Sinai Road. 18 Water-Sewer: 19 • Community water system 20 • Septic systems with an easement provided for lots 2 and 3 21 Agency Comments: 22 Comments attached from Environmental Health, NCDOT, and Emergency Management. 23 Develo went Process Schedule and Action 24 Planning Board: 25 • First Action: Concept Plan approved by the Flanning Boazd March 1, 2Q00 with the following 26 condition: 27 1. The intersection and road alignment on the Preliminary Plan shall meet NCDOT standards. 28 • Second Action: 29 1. Action within two regularly scheduled Planning Boazd meetings, or extension thereof; 30 2. If the Planning Boazd fails to act within the specified time period, application forwarded to BOCC 31 with Planning Board minutes and Planning Staff recommendations and conditions. 32 Preliminary Plan addresses all conditions of approval of the Concept Flan. 33 FINANCIAL IMPACT: Fiscal Impact Analysis included as an attachment. 34 35 RECOMMENDATION(S): Planning Staff 36 Approval, iu accordance with the attached Resolution of Approval. 37 38 39 Kirk clazified that there would be separate septic systems, but a community well system. 40 41 Barrows asked about the septic easement for lots 2 and 3. Kirk said that the easement was. 300-400 feet. 42 43 Woods asked why the septic easement for lots 2 and 3 follow outside the right-of-way of the cul-de-sac 44 instead of crossing it. Jack Smyre with Kimley-Horn said that this was done on purpose because there was 4S some discomfort from the County Attorney and NCDOT when the right-of-way was crossed in the earlier 46 section of Creek Wood. He said that the owner of lot 4 was aware that the septic line would cross the 47 driveway. 48 49 Benedict asked if there was a way to add a sleeve in between lots 3 and 4 to provide extra protection from the 50 septic line for lot 4. 51 33 l McAdams verified that lot 16, the 16-acre tract, was not part of the subdivision. The owner of this lot is also 2 the developer, T'om Heffner. 3 4 Woods asked what instruments the developer had put in place to ensure the continued maintenance and 5 reliability of the community water system. Smyre said that the entity that owned and would be operating the 6 water system would be in discussions with them. Woods would like to see a copy of the documentation that 7 would ensure the maintenance of the community water system. He said that it should appear in the Planning 8 Board's documentation as a stipulation. 9 10 Benedict said that the staff was concerned that there were two lots that were not within the subdivision but 11 yet have some involvement within the subdivision. The staff wanted to make it known that this was peculiar 12 and that two additional properties must be added into the homeowner's association. 13 14 Kirk said that the County Attorney would review the community water system maintenance agreement and 15 that it would be a stipulation of the approval of the subdivision. 16 17 18 19 20 21 22 23 24 25 26 27 28 Woods asked about the 20-foot drainage easement. Smyre said that there was a swell down through there and they were recognizing the fact that water was moving through that location. A pipe will be installed from the road for improved drainage. Woods asked if the easement was anticipated to be used by NCDOT. Smyre said that NCDOT did not require that the easements be given to them, but that the easements actually exist if needed. Chair Allison pointed out the two exceptions -the sleeving under the driveway of lot 4 and the review of the maintenance of the community water system. MOTION: 29 30 31 VOTE: 32 Woods moved approval of the Preliminary Plan for North Field at Creek Wood Subdivision with the exceptions as noted above. Seconded by Selkirk. Unanimous 33 Chair Allison asked about the average square footage of the homes and it was answered that it was 3,500. 34 35 AGENDA ITEM #9: MATTERS HEARD AT PUBLIC HEARING (5/22/2000) 36 37 a. Zoning Ordinance Amendment 38 (1) Alternative Notification Requirements 39 40 Davis made this presentation. He said that this particular item was still in public hearing. This is back to the 41 Planning Board tonight for a recommendation back to the County Commissioners. This item deals with how 42 to handle non-petitioning owners that are pursuing a zoning amendment, and also to provide an alternative 43 method of doing a public notification concerning large areas. He summarized the alternative notification 44 requirements as stated, beginning on page 87 of the agenda abstract. 45 46 Woods asked why the non-petitioning owner issue was coming up. Davis said that the staff was looking at a 47 rewrite of the ordinance, and while the other section was added, they were trying to take care of all of it at 48 one time. 49 SO Davis made reference to page 88, section 20.6.2 and said that this was the way the state law was right now, 51 with the exception of the certified mail. Also, state law requires letters to be mailed within 10 days, and the 52 County's requirement is 1 S days. Adjacent property includes property within 500 feet. He pointed out one