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12 <br /> 1 projects come in at the same time and building code changes enacted mid-stream, are just <br /> 2 some of the other factors that can delay permit issuance. <br /> 3 <br /> 4 Time frames to obtain a Certificate of Occupancy (C/O) on large projects are even harder to <br /> 5 predict, and can vary on variety of factors some of which are completely out of our control. For <br /> 6 example, the construction schedule of the 400-unit first phase of Carraway Village is projected <br /> 7 at 30 months (well beyond the 365 days your draft Technical Resolution contemplated —this is <br /> 8 from start to final C/O (note: this also assumes there are no unforeseen weather or site <br /> 9 conditions that further delay construction). <br /> 10 <br /> 11 Another example is our Special Use Permit approval, which requires that, prior to the 2nd C/O <br /> 12 being issued, all road improvements on Eubanks Road and the Martin Luther King, Jr. <br /> 13 intersection be complete and accepted by NCDOT. Unforeseen weather or underground <br /> 14 conditions, and NCDOT review and inspection delays could all cause significant impacts to our <br /> 15 schedule, which would directly impact our ability to obtain C/O's. Carraway Village is a very <br /> 16 large project, and the Special Use Permit includes 109 stipulations specific to the project, many <br /> 17 of which are directly tied to issuance of final C/O's. <br /> 18 <br /> 19 We believe there is a simple solution to cover lamer-scale projects (proposed below) that would <br /> 20 meet both the County's needs to having a definitive end date on grandfathering, and allow a <br /> 21 complicated project like Carraway Village to move through the approval and construction <br /> 22 process without having hurdles that are risky or unachievable. <br /> 23 <br /> 24 Proposed Addition: <br /> 25 Add a 3rd paragraph to current draft resolution covering large-scale projects (defined as 100+ <br /> 26 units), which keeps the currently proposed end date and requires the fee be paid by then, but <br /> 27 removes the requirements we cannot control, specifically issuance of building permits and <br /> 28 C/O's. <br /> 29 <br /> 30 BE IT FURTHER ORDAINED THAT projects of 100-units in size or greater <br /> 31 for which a Zoning Compliance Permit has been issued prior to January 1, <br /> 32 2017 and for which a building permit application has been submitted prior <br /> 33 to January 1, 2018 may choose to pay either the public school impact fee <br /> 34 that was in effect for 2016 for the housing type(s) proposed in the <br /> 35 application or the fee required by the public school impact fee schedule in <br /> 36 section 30-33 of Chapter 30, Article II of the Orange County Code of <br /> 37 Ordinances, provided the fee is paid prior to June 30, 2019. <br /> 38 <br /> 39 As additional background, I thought it might also be helpful to provide a quick summary of our <br /> 40 Carraway Village project to help illustrate how much time, effort and investment has gone into <br /> 41 the current project, and also highlight the net benefits to the County in tax revenue: <br /> 42 <br /> 43 Carraway Village <br /> 44 - Special Use Permit approved for 935,290 sf <br /> 45 - Designed as mixed-use village, approved uses: Residential, Retail, Office, Hotel <br /> 46 - Phase I ZCP approved for 400 apartment units, and 8,800 sf of ground floor commercial <br /> 47 space <br /> 48 - Current tax value of 54-acres: $3,133,000 <br /> 49 - Current Orange County Annual Tax: $27,500/yr <br /> 50 - Projected Value of Phase I: $50,000,000+ <br />