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29 <br />FISCAL IMPACT ANALYSIS FOR HIGH ROCK VILLAGE <br />RESIDENTIAL SERVICE STANDARD APPROACH <br />Prepared by, <br />The Orange County Planning Department <br />' January,- 2001 <br />PROJECT DESCRIPTION <br />McGowan Creek subdivision contains 222 buildable lots and is located in Cheeks <br />Township. The lots, are accessed by new public roads which will intersect with Efland -Cedar <br />Grove Road. The current zoning is 111 -Rural Residential District. The average lot size is <br />approximately- 14,500 square feet. -Lots will be served by private water system and public <br />sewer systems. <br />Project build -out is estimated at eight years. Housing units will be constructed, <br />beginning in 2001, with completion of the project scheduled for 2009. Units will consist of <br />detached single - family homes, and the applicant estimates the average sales price to be <br />$186,375, 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 the <br />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 is <br />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 Capita <br />Method, the Service Standard method determines the total number of additional employees by <br />service function that will be required as a result. of growth. This method employs average <br />county- government costs per person; average school costs per pupil, an employee to <br />population ratio, and average operating expenses per employee for each service category and <br />school district. The number of new employees are projected and multiplied times the average <br />operating expenses (includes personnel, operating and capital costs) per employee. These <br />average costs are then weighed against per capita and per pupil revenues to project the total <br />net fiscal impact of the development. <br />