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10 <br /> 1 <br /> FISCAL IMPACT ANALYSIS FOR RAINEYWOOD SUBDIVISION- PHASES 2 and 3 <br /> RESIDENTIAL SERVICE STANDARD APPROACH <br /> Prepared by <br /> The Orange County Planning Department <br /> June, 1997 <br /> PROJECT DESCRIPTION <br /> Phases 2 and 3 of Raineywood Subdivision contain a total of 19 lots. Phase 1, <br /> approved in 1994, contained seven lots <br /> Phases 2 and 3 are located in Cheeks Township. The lots are accessed by new <br /> public roads which will extend and intersect with Raineywood Drive, which connects with the <br /> east side of Daniels Farm Road (SR 1412). The current zoning is R-1 Rural Residential. The <br /> average lot size is 1.9 acres. Lots will be served by individual wells and septic systems. <br /> Phase 1 has been recorded, and five of the seven lots have been developed The <br /> average sales price, including the lot, was approximately $135,000. Build-out for phases 2 <br /> and 3 is estimated at four years. Housing units will be constructed at a rate of three to six per <br /> year beginning in 1998, with completion of the project scheduled for 2000. Units will consist <br /> of detached single-family homes, and the applicant estimates the average sales price to be <br /> $140,000 including the lot. <br /> METHODOLOGY <br /> Fiscal impact analysis is a projection of the direct, current, public costs and revenues <br /> associated with residential and non residential growth in the jurisdiction in which the growth is <br /> taking place. Fiscal impact analysis considers only direct impact in that it projects only the <br /> primary costs that will be incurred and the immediate revenues that will be generated. It <br /> calculates the financial effect of a planned development or new subdivision by considering <br /> the current costs and revenues such a development would generate if it were completed and <br /> occupied today. Fiscal impact analysis does not consider the private costs of public action. It <br /> is concerned only with public (governmental) costs and revenues. <br /> The method used in preparing the fiscal impact analysis is the Service Standard <br /> Approach. While only gross expenditures by service category are derived from the Per <br /> Capita Method, the Service Standard method determines the total number of additional <br /> employees by service function that will be required as a result of growth. This method <br /> employs average county government costs per person, average school costs per pupil, an <br /> employee to population ratio, and average operating expenses per employee for each <br /> service category and school district. The number of new employees are projected and <br /> multiplied times the average operating expenses (includes personnel, operating and capital <br /> costs) per employee. These average costs are then weighed against per capita and per <br /> pupil revenues to project the total net fiscal impact of the development <br />