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9 <br /> FISCAL IMPACT ANALYSIS FOR WAGON FARM TRAILS SUBDIVISION <br /> RESIDENTIAL SERVICE STANDARD APPROACH <br /> Prepared by <br /> The Orange County Planning Department <br /> October, 1994 <br /> PROJECT DESCRIPTION <br /> Wagon Farm Trails is a proposed 39-lot major subdivision located in Cheeks Township on the north <br /> side of High Rock Road east of Mill Creek Road. The total area of the subdivision is 50.3 acres, and the <br /> current zoning is R-1 Residential. The average lot size is approximately 1.19 acres. All lots will be served <br /> by individual wells and septic tanks, and public roads. <br /> For Wagon Farm Trails, project build-out is estimated at eight years. Housing units will be <br /> constructed, beginning in 1995, with completion of the project scheduled for 2002. Units will consist of <br /> detached single-family homes,and the applicant estimates the average sales price to be$110,000,including <br /> the lot. <br /> METHODOLOGY <br /> Fiscal impact analysis is a projection of the direct, current, public costs and revenues associated <br /> with residential and non residential growth in the jurisdiction in which the growth is taking place. Fiscal <br /> impact analysis considers only direct impact in that it projects only the primary costs that will be incurred <br /> and the immediate revenues that will be generated. It calculates the financial effect of a planned <br /> development or new subdivision by considering the current costs and revenues such a development would <br /> generate if it were completed and occupied today.Fiscal impact analysis does not consider the private costs <br /> of public action. It is concerned only with public (governmental) costs and revenues. <br /> The method used in preparing the fiscal impact analysis is the Service Standard Approach. While <br /> only gross expenditures by service category are derived from the Per Capita Method,the Service Standard <br /> method determines the total number of additional employees by service function that will be required as <br /> a result of growth. This method employs average county government costs per person, average school <br /> costs per pupil, an 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 multiplied times the <br /> average operating expenses (includes personnel,operating and capital costs)per employee. These average <br /> costs are then weighed against per capita and per pupil revenues to project the total net fiscal impact of <br /> the development. <br /> TABLE OF CONTENTS <br />