TOWN OF STOKESDALE PUBLIC HEARING 8325 Angel Pardue Road STOKESDALE, NC: 27357 MAY 24, 2018  TOWN COUNCIL WATER FACILITY USE AGREEMENTMEETING  The purpose oft this meeting wasi for McGill and Associates to present us with the final report documents which explain the results of the approach, methodology and calculations for establishing system development fees in accordance with North Carolina General Statue 162A, Article 8 "System Development Fees". Through House Bill 436 (HB 436), the General Assembly of North Carolina established a uniform approach and associated methodology required for local governmental units to calculate and implement System Development Fees (SDF) for public water and sewer systems. Existing SDF, in place on October 1, 2017, are required to be conformed to HB 436 no later than July 1, 2018. The SDF must be determined by a qualified engineer or financial professional usingi industry standard practices. A copy of HB 436 is included in with these  minutes. I. II.  Mayor Flynt called the meeting to order. Mayor Flynt lead the audience in the Pledge of Allegiance  III. Mayor Flynt Opened the meeting which is for the sole purpose of McGill and Associates presenting thei final report for Council to approve a Resolution to Adopt House Bill 436. Mayor Flynt introduced Mr. Dale Schepers, from McGill and Associates to present their findings. Mr. Schepers stated the reason he is here tonight is that through a Supreme Court decision the State of North Carolina was determined to not have the authority to impose impact fees. Cities and Towns did not. Counties and Water Districts did but Cities and towns did not. So, as aresult oft that the State of North Carolina decided it was going to grant the authority to Cities and Towns to charge the impact fees  through this House Bill 436. (Please refer to HB436 "Article 8 "System Development Fees." "S162A-200. Short title through 162A-88.)  Book 13, Page3286    There were some questions and comments from Council and thet floor which Mr. Schepers answered. Mayor Flynt thanked everyone for attending. He stated that Council could further review the calculations. He would send a copy to Attorney. John Bain for his review and this would be put ont the Mayor Flynt motioned to adjourned the meeting at 9:00PM May 24, 2018, Tim. Jones seconded the  June Council meeting agenda to be voted on. motion. Allvoted Aye to adjourn.  Aui daut Alisa Houk, Interim Town Clerk  Mayor. John 7r  2  Book 13, Page 3287    COST- JUSTIFIED WATER AND WASTEWATER SYSTEM DEVELOPMENT FEESREPORT  TOWN OF STOKESDALE  GUILFORD COUNTY, NORTH CAROLINA  McGill  ASSOCIATES  CONSULTING ENGINEERS HICKORY, NORTH CAROLINA  3  Book 13, Page 3288    COST-JUSTIFIED WATER AND WASTEWATER SYSTEM DEVELOPMENT FEES REPORT  TOWN OF STOKESDALE  GUILFORD COUNTY, NORTH CAROLINA  Andy Lovingood, PE, Vice President James Bourey, Director of Management Services Dale R. Schepers, Management Services Analyst  McGil ASSOCIATES  1240: 19th Street Lane NW Hickory, NC 28601 828.328.3870 Firm License No.: C-0459  JUNE 2018 PROJECTNO.17.01122  I  Book/3, Page 3289    TABLE OF CONTENTS  EXECUTIVE SUMMARY and PURPOSE STATEMENT.  .1&2 3 4  1.0 APPROACH. 2.0 METHODOLOGY  3.0 CALCULATION of SYSTEM DEVELOPMENT FEES.  4.0 SERVICE UNIT CALCULATIONS: EQUIVALENT RESIDENTIAL UNITS.... .....9  5.0 APPLICATION of SYSTEM DEVELOPMENT FEES  and SERVICE UNIT EQUIVALENCY  10 11  6.0 CONCLUSION.  TABLES  Table 3.1.1-Stokesdale Water System Available Capacity. Table 3.2.1-Water System Cost per GPD.. Table 4.0.1- - Cost-Justified System Development Fees:  5 6 9  Table 3.3.1- Cost per GPD for Incremental (Future) Capacity Related Assets.  Equvalent Residential Unit Water  APPENDICES Appendix A House Bill 436  NC Administrative Code 15A NCAC 18C .0409 NC Administrative Code 15A NCACO2T.0114 Stokesdale 2007 Future Land Use Plan RS Means Historical Cost Index Town of Stokesdale, Guilford County Cost-Justified Water and Wastewater System Development Fees Report  McGII ASSOCIATES Pageiof11  June 2018 5  Book13, Page 3290    EXECUTIVE SUMMARYand PURPOSE STATEMENT  Executive Summary:  The North Carolina General Assembly passed House Bill 436 in July 2017, amending Chapter 162A oft the General Statutes by adding "Article 8, System Development Fees." This amendment was enacted as "An Actto Provide for Uniform Authority to Implement System Development Fees for Public Water and Sewer Systems in North Carolina and to Clarify the Applicable Statute of Limitations." in HB436, which requires compliance with designated calculation methodology by In response to House Bill 436, the Town of Stokesdale has retained McGill Associates to complete as system development fee analysis. Based on the Town of Stokesdale's existing system capacity, the water development fee, in accordance with HB 436 rules for an Equivalent Residential Unit (ERU) was calculated to be $928.00. ERU is defined as the water capacity required to serve the most typicalusertype, whichi isathree-bedrooms single-family dwelling. The Town of Stokesdale does not have a sanitary sewer system, SO there is no calculation included for a wastewater The fee for other types of development can be calculated by applying the calculated cost of capacity per gallon of flow per day to the water demands for various uses as defined by NC  July 1, 2018.  system development fee.  Administrative Code 15A NCAC 18C. .0409 and 15A NCAC02T.0114.  Stokesdale System Development Fees: Cost per Gallon per Day Calculation  Costof Capacity $/GPD $ 2.32  tem/Cost-lustified. System Development Fee Calculation  Water System  Town of Stokesdale, Guilford County Cost-Justified Water: and' Wastewater System Development Fees Report  McGl ASSOCIATES Page1of11  June2 2018 Lo  Book 13, Page 3291    Purpose Statement:  This report documents the results ofthe approach, methodology and calculations fore establishing system development fees in accordance with North Carolina General Statue 162A, Article 8 "System Development Fees". Through House Bill 436 (HB 436), the General Assembly of North Carolina established a uniform approach and associated methodology required for local governmental units to calculate and implement System Development Fees (SDF) for public water and sewer systems. Existing SDF, in place on October 1, 2017, are required to be conformed to HB 436 no later than July 1, 2018. The SDF must be determined by a qualified engineer or financial professionalusingindustrystandard practices. AcopyofHB436isi included in Appendix The Town of Stokesdale retained McGill Associates (McGill) to review and make recommendations for revisions as necessary to water SDF to conform with HB 436. The approach, methodology and calculations are based on American Water Works Association (AWWA) Manual of Water Supply Practices - M1, Principles ofWater Rates, Fees, and Charges, McGill Associates is qualified in engineering disciplines and financial analysis and has the expertise and experience to determine system development fees. The firm has a long history of working with cities, towns, counties and special districts to provide professional advice on the setting offees, the development of water and wastewater master plans and capital improvement Stokesdale has maintained its water capital assets that provide capacity that is, and will be availablet fornew.development, and desires to use System Development Fees to recoveraportion The overall result of this effort will be establishing the maximum cost-justified System Development Fees allowable under HB 436. Stokesdale may elect to implement fees of lesser value; however, anyadjustment must be calculated on a cost per unit volume basis, meaning the  A.  Seventh Edition.  programs, and the development of asset management plans.  of the costs associated with providing capacity.  same cost per gallon adjustment must be applied equally to all customers.  Town of Stokesdale, Guilford County Cost-Justified Water and Wastewater System Development Fees Report  McGil ASSOCIATES Page2of11  June: 2018 7  Book 13, Page 3292    1.0  APPROACH  System Development Fees are defined as a charge imposed on each new customer or development that generally offsets thei incremental cost ofreplacing elstnganporcomincing new capital assets to provide capacity that will continue to meet the demands placed on the system by each new customer or development. Since water system capacity must exceed customer demands, the major infrastructure components providing this capacity, such as water treatment plants, reservoirs, wells, pump stations, etc., must be planned and constructed well in advance, and in large enough increments to keep pace with anticipated AWWA methodology cites legal consideration for determining SDF. A Rational Nexus, or reasonable relationship, must be established between the fee charged and the cost associated with providing capacity to new customers. The Rational Nexus Test consists of three elements and will be addressed by 1)ar review of available planning documents to verify general alignment between capacity demands driven by projected development patterns and planned capital improvements that will be needed to create the required capacity 2) a determination of the proportionate share of costs tol be borne by new development through appropriate methodology and calculation and 3) establishing a reasonable apportionment of the cost to new development inr relation to the benefits the new development will reasonably receive through appropriate The first element of the Rational Nexus test was determined tol be satisfactory based on a review ofStokesdale's 2007 Future Land Use Plan, and a review of the capital needs oft the system. The Town's existing water system has adequate capacity throughout the planning period; however, as single Capital Improvements Project (CIP) is required to address current water quality regulations and therefore preserve the system's total capacity. This demonstrates a reasonable relationship between the projected demands on the system and the capital projects necessary  demand on the available system capacity.  methodology and calculations.  toy provide/preserve the system'so overall capacity. Stokesdale's Future Land Use Plan is included in Appendix A.  The remaining elements of the Rational Nexus Test 2) determining proportionate share of costs to be borne by new development and 3) establishing a reasonable cost to new development in relation to the benefits received by the new development will be determined through  appropriate methodology and calculations in the following sections.  Town of Stokesdale, Guilford County Cost-Justified Water: and Wastewater System Development Fees Report  McGl ASSOCIATES Page3of11  June 2018 8  Book 13, Page 3293    2.0  METHODOLOGY  Three methods for calculating SDF meet the definition of HB 436 and will satisfy the Rational  Nexus Test: Buy-In Method  The Buy-In Method is used where existing system capacity is available to provide service to new development. New customers essentially "buy" their proportionate share of system capacity from the current customer base ("system owners") at the current cost or value of the existing facilities. HB 436 requires appropriate adjustments to be madei to the replacement cost such as  "debt credits, grants, and other generally accepted valuation adjustments."  Incremental Cost Method  The Incremental Cost (or Marginal Cost) Method is used to assign new development the incremental cost of capital assets required fori future system capacity expansion(s). This method should include supporting details identifying construction costs, scheduling, financing, funding source(s), etc., tied to a capital improvements plan, utilities master plan, and/or otherapproved Pamningdocumentothat coverap planninghorizon of10to 20 years. HB436reguiresarevenue credit to be applied "against the projected aggregate cost of water or sewer capital  improvements." Combined Method  The Combined Approach is a combination of the Buy-In and Incremental Cost Methods, and is used where existing assets provide some system capacity to accommodate new development, and applicable capital plan(s) also identify significant capital investment proposed to add  infrastructure required to address future growth and capacity needs.  Town of Stokesdale, Guilford County Cost-Justified Water and' Wastewater System Development Fees Report  McGil ASSOCIATES Page4of11  June: 2018 9  Book 13, Page 3294    3.0  CALCULATION of SYSTEM DEVELOPMENT FEES  The Combined Method is the appropriate approach to calculate Stokesdale's system development fees. Existing system capacity is available to provide service to new customers and is expected to accommodate projected growth through the planning period. The CIP schedule consists of a single project, a tank mixer and ventilation system to address regulatory requirements related to disinfection byproducts. Construction is anticipated for FY2019.  Therefore, the Combined Method will be used to calculate the SDF.  3.1 Existing System Capacity Availability  Water system design capacity is determined using average day demands and incorporates appropriate peaking factors that will adequately address maximum flow conditions that occur during high water use conditions. Using historical data, the average day flows for the water  system indicates available system capacity as follows: Table 3.1.1 - Stokesdale Water System Available Capacity Stokesdale Water System Available Capacity Item] |System Capacity- Million Gallons Per Day (MGD)  Design Average Available Capacity Day 0.600 0.086  Capacity 0.514  1 Water System  Design Standards applicable to capacity are! based on average days conditions.  Water System Design Capacity determined using NCAC Rules Governing Public Water Supply Systems  3.2 Buy-In Calculation After demonstrating capacity is available, the value per galloni is calculated to determine the cost per gallon that will be applied to reimburse existing customers for constructing and maintaining available capacity in advance.  The preferred AWWA valuation approach is "replacement cost new less depreciation" (RCNLD). This approach is based on the premise that System Development Fees should reflect the value of providing any given amount of new capacity at the cost of constructing the assets at thet time the new customer is connected. This fairly compensates existing customers for carrying the costs of constructing and maintaining capacity built into the system in advance of when the new Replacement cost in the RCNLD calculation used the RS Means Historical Cost Index. RS Means has been publishing a construction cost index for over 70 years, collecting data from alli facets of the industry to accurately track costs directly related to building and construction. This allows  customers connect.  Town of Stokesdale, Guilford County Cost-Justified Water and Wastewater System Development Fees Report  MCGl ASSOCIATES Page! 5of11  June2 2018 lo  Book 13, Page 3295    the present value (replacement cost new) of capital construction projects to be calculated on data provided by a very reliable, long-time industry leader. Depreciation assigned by the Town's fixed asset inventory uses the straight-line method, typically based on a! 50-year assignment of Replacement Cost New (RCN) is therefore determined by applying the RS Means index to the Assets included in the buy-in valuation are those that provide the available capacity of the system, are "owned" by the ratepayers, and therefore provide a benefit to all customers. Typically, these assets are water supply, treatment, pump stations, storage and mains. Assets contributed by or paid for by developers are deducted from the calculation since these costs were not "paid" by the existing customers. Non-capacity related assets such as vehicles, Table 3.2.1 - Water System Cost per GPD of Existing Utility Assets Providing Available Capacity  useful life, to represent a general decline in value over time.  original cost, then deducting the accumulated depreciation to reach RCNLD.  computers and software are also excluded from the calculation.  Stokesdale Water System Development Fee Buy-In Valuation  Amount  Item/System, Asset Description W1 Water Main Infrastructure  RCNLD Excluded Eligible $4 4,344,071 $ 8,193 $4,335,878 $4 4,344,071 $ 8,193 $4,335,878  Water System Assets Subtotal Water System Assets  Less Revenue Credit: Grant Equals: Net Water System Value Divide by: Water System Capaçity (MGD) Equals: UnitValuation of Water System ($/MGD) Divide by: 1,000,000gallons ($/GPD)  $(3,000,000) $1,335,878 0.60 $2,226,463 $ 2.23  Town of Stokesdale, Guilford County Cost-Justified Water and Wastewater System Development Fees Report  MçGil ASSOCIATES Page 6of11  June: 2018 -  Book 13, Page 3296    3.3 Incremental Cost Calculation- Value off future apadiylobeaalabietonew. customers through capital construction projects considered ini the Town's Capital Improvements Assigning value tot future capacity-related assets requires a determination of cost inj present-day dollars and a clearly defined capacity that the assets will provide. Engineers typically assign project costs and capacity needs developed through a conceptual design process, and adjust costs to the scheduled year of construction in the CIP. Present-day value can therefore be obtained using the same assumptions for inflation and then applied to the incremental cost  Plan (CIP) or similar master planning document.  calculation.  Tables 3.3.1 - Cost per GPD for Incremental (Future) Capacity Related Assets  Stokesdale Water System Capacity-Related Component Incremental Valuation  Capacity SDF Related Component % Valuation  CIPI Item System Asset Description WI1 Water Tank Mixera and DBPS Stripping Valuation Adjustments and Calculation of Cost-Justified Fee Less Revenue Credit: 25% project cost per HB436 Equals: Proposed Asset Valuation Divided by: Additional Capacity (MGD) Equals: Adjusted Valuation per MGD Divided by: 1,000,000gallons ($/GPD)  Cost  WaterSystem, Assets  $ 75,000 100% $ 75,000  $ (18,750) $ 56,250 0.60 $ 93,750 $ 0.09  3.4 Valuation Adjustments - The above system valuations include applicable credit adjustments for revenues anticipated from existing user charges, donated  infrastructure and grants.  HB 436requires revenue credits to be applied to debt thati isi issued to construct water and: sewer system assets that provide capacity for potential customers, and are repaid by retail water rates and charges. To ensure that repayment for this debt isi not collected twice from new customers; oncet through the SDF and again through retail rates and charges, the remaningoutstanding debt principal amount is required to be applied as a credit against the projected aggregate cost ofthe Contributed capital provided by new development, that exceeds the development's proportionate share of connecting facilities, shall also be credited. Contributed capital is identified as part of fixed asset review and included in the summary of ineligible assets in the  capital improvements in the SDF calculation.  above calculation.  Town of Stokesdale, Guilford County Cost-Justified Water and' Wastewater System Development Fees Report  McGII ASSOCIATES Page7of11  June 2018 12  Book 13, Page3297    3.5 Cost per Unit Volume - Dollar valued that can be appliedunformly to all potential This measure becomes the starting point for determining the maximum cost-justified water system development fee. Fees for different types of customersare based on this cost of capacity multiplied by the amount of capacity needed to serve each type or class of customer.  customers.  Town of Stokesdale, Guilford County Cost-Justified Water and Wastewater System Development Fees Report  MCGIl ASSOCIATES Page 8of11  June 2018 13  Book 13, Page 3298    6.0  CONCLUSION  McGill Associates has calculated costs for water capacity on a per gallon per day basis for the Town of Stokesdale. This calculation was performed using the Buy-in Method to account for the Town's existing capacity to provide water service to developments. This calculation resulted in a development fee ceiling of $928.00 for an Equivalent Residential Unit (ERU). ERU is defined as the water capacity required to serve the most typical user type, which is at three-bedroom single- family dwelling. The fee for other types of development can be calculated by applying the calculated the cost of capacity per gallon oft flow per day to the water and wastewater demands for various uses as defined by NC Administrative Code 15A NCAC 18C. .0409 and 15A NCAC 02T Using NC Administrative Code 15A NCAC 18C .0409 and 15A NCAC 02T .0114 ensures that the same standard used to plan, design, construct and finance capital assets is applied as the same  .0114.  cost recovery basis to be applied to new development.  Appendix: A House Bill 436  NC Administrative Code 15A NCAC18C. .0409 NC Administrative Code 15A NCACO2T. .0114 Stokesdale 2007 Future Land Use Plan RSI Means Historical Cost Index Town of Stokesdale, Guilford County. Cost-Justified Water and' Wastewater System Development Fees Report  MCGill ASSOCIATES Page 11of11  June2018 14  Book 13, Page 3299    GENERAL ASSEMBLY OFI NORTH CAROLINA  SESSION2017 SESSION LAW: 2017-138 HOUSE: BILL 436  AN ACT TO PROVIDE FOR UNIFORM AUTHORITY TO IMPLEMENT SYSTEM DEVELOPMENT FEES FOR PUBLIC WATER AND SEWER SYSTEMS IN NORTH CAROLINA AND TO CLARIFY THE. APPLICABLE STATUTE OF LIMITATIONS.  The General. Assembly ofl North Carolina enacts:  SECTION 1. Chapter 162A of the General Statutes is amended by adding a new  Article to read:  "Article8. "System Development Fees.  "S162A-200. Short title. Development Fee Act." "S162A-201. Definitions.  This Article shall be known and may be cited as the "Public Water and Sewer System  The following definitions applyi in this Article:  (1) Capital improvement. 1 A planned facility or expansion of capacity of an existing facility other than a capital rehabilitation project necessitated by and (2) Capital rehabilitation project. - Any repair, maintenance, modernization, upgrade, update. replacement, or correction of deficiencies of a facility, including àny expansion or other undertaking to increase the preexisting (3) Existing dévelopment. = Land subdivisions. structures. and land uses in existence at the start of the written analysis process required by G.S.162A-205. no more than one year prior to the adoption of a system (4) Facility. = A water supply, treatment, storage. or distribution facility, ora wastewater collection, treatment, or disposal facility, including for reuseor reclamation of wàter, dwned or operated, or to be owned or operated, bya local governmental unit ànd land associated with such facility. (5) Local governmental unit. - Any political subdivision of the State that owns of operates aj facility, including those ownedot operated pursuant to] local act oft the General Assembly or pursuant to Part2 of Article 20 of Chàpter 130A, Articlé 15 of Chapter 153A, Article 16 of Chapter 160A, or Articles 1.4.5, (6) New development. - Any of the following occurring after the date a local govérnment begins the written analysis process required by G.S. 162A-205, no more than one year prior to the adoption of a system developmènt fee, which increasès thè capacitynecessaryi tos serve that development:  attributable to new development.  level of service for existing development  development fee.  5A.or6of Chapter 162A of the General Statutes.  a. The subdivision ofl land.  15  Book 13, Paqe 330D    b. The construction, reconstruction, redevelopment. conversion, structural alteration, relocation, or enlargement of any structure which increases the number of service units. C. Any use or extension of the use of land which increases the  number ofs service units.  (7) Service. Water or sewer service, or water and sewer service, provided bya (8) Service unit. - A unit of measure, typically an equivalent residential unit, calculated in accordance with generally accepted engineering or planning 9) System development fee. - A charge or assessment for service imposed with respect to new development to fund costs of capital improvements necessitated by and attributable to such new development, to recoup costs of existing facilities which serve such new development, or a combination of those costs. as provided in this Article. The term includes amortized charges. lump-sum charges, and any other fee that functions as described by this definition regardless of terminology. The term does not include any of the a. Ac charge or fee to pay the administrative. plan review, or inspection costs associated with permits required for b. Tap or hookup charges for the purpose of reimbursing the local governmental unit for the actual cost of connecting the d. Dedication of capital improvements on-site, adjacent, or ancillary to a development absent a written agreement providing for credit or reimbursement to the developer pursuânt to G.S. 153A-280, 153A-451, 160A-320. 160A-499 or Part 3A of Article 18, Chapter 153A or Part 3D ofArticle 19,Chapter 160A oft the General Statutes. Reimbursement to the local governmental unit for its expenses in constructing or providing for water or sewer utility capital improvéments adjacent or ancillary to the development if the owner or developer has agrèed to be financially responsible for such expenses; however, such reimbursement shall be credited to àny system development feec charged as set forth in GS.162A-207c).  local governmental unit. standards.  following:  development.  service unit to the system. Availability charges.  C.  e.  (10) System developmént fee analysis. - An analysis meeting the  requirements ofG.S. 162A-205.  "$162A-202. Rèsèrved.  "$162A-203. Authorization of systém development fee.  (a) Alocal governmental unit may adopt a system development fee for water or sewer (b) A's system development fee adopted by a local goverimental unit under any lawful authority other than this Article and in effect on October 1, 2017. shall be conformed to the  service only in accordance with the conditions and limitations ofthis Article.  requirements ofthis Article not later than. July1,2018. "S162A-204. Reserved. 'SI 162A-205. Supporting analysis.  A system development fee shall be calculated based on a written analysis. which may  constitute or bei included in a capital improvements plan, that:  Page 2 16  Session Law 2017-138  House Bill 436  Book 13, Page 3301    (1) Is prepared by a financial professional or a-1 licensed professional engineer qualified by experience and training or education to employ generally accepted accounting, engineering, and plamning methodologies to calculate system development: fees forpublic water and sewer-systems. (2) Documents in reasonable detail the facts and data used in the analysis and (3) Employs generally accepted accounting, engineering, and planning methodologies, including the bwy-naneemenulrcoson marginal cost, and combineds cosL methods for eachseIvice. selling forth appropriate. analysisas tothe considerations and selection of method appropratel to the circumslances ando adaptedas necessary tos Satisty allrequrements ofthis (4) Doouments and demonstrates! thereliable pplicationof-ther methodoopes tothe lacis and data, neluding all easonng analysis and interm calcilations underlyg cach identilable component  the system (5) Mtntiresall-ssumtoonsandlmtige conutons remetitmmasan demonsirates that they doDot materally udermine the eliabilitv of (6) Caleulates a inal syten development fec. per service L 01 new development and RCludesans CUACIOYOP GONVEISIONE tabie for use in comnteineieReIppICADI for Various categories ofd demand. NephmaehsiasasfatislissnomolanDasis (8) Is_a adoptedby sontiorrororimance. ofthe local govemmehtal-urit in  theits sufficiencyandi reliability.  Atticle  eVelopgAleeanutreACaRBCatIes  coClusionsreached:  accorlanceiithGs 162A-209  $162A-206. Reserved "S162A-207. Mimimurenuiremants (a) Maximum. A'system development the system developmentfed analysis.  prexceed thats calculated. based on  (b) Revenue Credit n-applying thei incremental cost dr mringL-cst-er-tie combined cost, method.to calculate asystem developmentNes WR espect o/water or sewer capital improvemènts. the system development fee analysis must include as part of that methodology a credit against. fhe broiec8iQPrepate bst of water or sewer capital improvements. That crédits shall be determined based uponagnblaccepte balcilations-and shall reflect a deduction of either the outstanding debt principal or the Bresent value of projected water and sewer rèvenues teceived by the locaPloahental unt for the capital improvements necessitatedbyand PNL anticipatefventhe .8 'doud course of the planning orizon. Ind casd/TH theéRedR less han twenty-five percent (c) Construction.ors Contributidns CredeolIn i.A the system development fee with respect to new development, the local governmental units shall gredit the value of costs in excess of the development's propariona0Plrala sonnecting facilities rèquired to be oversized for use ofothers outside oft tedévelonment No crellyslbeapied, howéver, for water or sewer capital mprovements oh-site CVB connect Lnedevelopplent to water or sewer  J4VI  .9 'doud  (25%) oft the aggregate costiofcapital improvements.  YAADG  facilities. "S162A-208. Reserved,  "$162A-209. Adoptionand periodic review.  (a) For not less than 45 days prior to considering the adoption ofas Systepiaevelopment fee analysis, the local governmental unt shall post the analysis On its Website and solicit and furnish a means to submbs written comments. which shall be consideredby theprepareroft the  B5V  analysis for possible modificationso or revisions.  House Bill 1436  Sessi@nLaw2 2017-138 =  Page3  17  Bookl BPage3302    (b) After expiration of the period for posting. the governing body of the local governmental unit shall conduct a public hearing prior to considering adoption of the analysis (c) The local governmental unit shall publish the system development fee in its annual budget or rate plan or ordinance. The local governmental unit shall update the system  with any modifications or revisions.  development fee analysis at least every five years. "$162A-211. Use and administration ofi revenue.  "$162A-210. Reserved.  (a) Revenue from system development fees calculated using the incremental cost method or marginal cost method, exclusively or as part of the combined cost method, shall be  expended onlyt to pay:  (1) Costs of constructing capital improvements including, and limited to, anyo of  the following: a.  Construction contract prices. b. Surveying and engineering fees. C. Land acquisition cost.  d. Principal and interest on bonds. notes. or other obligations issued by or on behalf of the local governmental unit to finance any costs for anj item listed ins sub-subdivisions a. through C. of this subdivision. (2) Professional fees incurred by the local governmental unit for préparation of (3) Ifno capital improvements are planned for construction within five years or the foregoing costs are otherwise paid or provided for, then principal and interest on bonds, notes, or other obligations issued by or on behalfofal local governmental unit to finance the construction or acquisition of existing  thes system development fee ànalysis.  capital improvements.  (b) Revenue from system development fees calculated using the buy-in method may be expended for previously completed capital improvements for which capacity exists and for capital rehabilitation projects. The basis for the buy-in calculation for previously completed capital improvements shall be determined by using a generallyaccepted méthod of valuing the actual or replacement costs of the capital improvement for which the buy-in fee is being collected less depreciation, debt credits. grants, and other generally accepted valuation (C) A local governmental unit may pledge a system development fee as security for the payment of debt service on a bond, note, or ofher obligation subject to compliance with the (d) System development fee revenues shall be accounted for by means of a capital reserve. fund established pursuant to Part 2 of Article 3 of Chapter 159 ofthe General Statutes  adjustments.  foregoing limitations.  and limitéd as to expenditure ofi funds in accordance with this section. "$162A-213. Time for collection of system development fees.  "$162A-212. Reseryed.  For new devélopment involving the subdivision of1 land, the system development fee shall be collected bya a local governmental unit either at the time of plat récordation. or when water or sewèr sérvice for the subdivision or other development is committed by the local governmental unit. For all other new dévelopment, the local governmental unit shall collect the system development fee at the time of application for connection oft the individual unit of development  tot thè servicé or facilities. $162A-214. Reserved. "$162A-215. Narrow construction.  Page 4 18  Session Law! 2017-138  House Bill 436  Book 13, Page 33D3    Notwithstanding G.S. 153A-4 and G.S.160A-4. in any judicial action interpreting this Article, all powers conferred by this Article shall be narrowly construed to ensure that system  development fees do not unduly burden new development." "S 130A-64. Service charges and rates.  SECTION2. G.S. 130A-641 reads as rewritten:  (a) A sanitary district board shall apply service charges and rates based upon the exact benefits derived. These service charges and rates shall be sufficient to provide funds for the maintenance, adequate depreciation and operation oft the workoft the district. Ifreasonable, the service charges and rates may include an amount sufficient to pay the principal and interest maturing on the outstanding bonds and, to the extent not otherwise provided for, bond anticipation notes of the district. Any surplus from operating revenues shall be set aside as a separate fund to be applied to the payment of interest on or tot the retirement of bonds orl bond anticipation notes. The sanitary district board may modify and adjust these service charges and (b) The district board may require system development fees only in accordance with  rates.  Article 8 of Chapter 162A oft the General Statutes." "S 153A-277. Authority to fix and enforce rates.  SECTION3. G.S.153A-277 reads as rewritten:  (a) Ac county may establish and revise from time to time schedules ofrents, rates, fees, chargès, and penalties for the use of or the services furnished or to be furnished by a public enterprise. Schedules ofrents, rates, fees, charges, and penalties may vary for the same class of serviçe in different areas of the county and may vary according to classes of service, and different schedules may be adopted for services provided outside of the county. A county include a fee relating to subsurface discharge wastewater management systems and services may on the property tax bill for the real property where the system for which the fee is imposed is (a2) A county may require system development fees only in accordance with Article8 8 of  located.  Chapter 162A of the General Statutes.  SECTION 4.(a) G.S. 160A-314 reads as rewritten:  "$160A-314. Authority to fix and enforce rates.  (a) A city may establish and revise from time to time schedules of rents, rates, fees, charges, and penalties for the use of or the services furnished or to be furnished by any public enterprise. Schedules of rents, rates, fees, charges, and penalties may vary according to classes of service, and different schedules may be adopted for sèrvices provided outside the corporate (e) A city may require system development fees only in accordance with Article 8 of SECTION 4.(b) G.S. 160A-317 is amended by adding ai new: subsection to read: "(a4) System Development Fees. - A city may require system development fees only in SECTION 5.(a) G.S. 162A-6(a) is amended by adding a new: subdivision to read: "(9a) To impose and require system developmènt fees only in accordance with SECTION: 5.(b) G.S. 162A-9is amended by adding a new subsection to read: "(a5) An aufhority may require system development fees only in accordance with Article SECTION 6.(a) G.S. 162A-36(a) is amended by adding a new subdivision to read:  limits ofthe city.  Chapter 162A ofthe General Statutes."  accordance with Article 8 of Chaptér 162A ofthe General Statutes."  Article 8 ofthis Chapter."  8ofthis Chapter."  House Bill 436  Session Law 2017-138  Page 5  19  Book 13, Page 33D4    "(8a) To impose and require system development fees only in accordance with  Article 8 ofthis Chapter."  SECTION 6.(b) G.S. 162A-49 reads as rewritten:  "S 162A-49. Rates and charges for services.  (a) The district board may fix, and may revise from time to time, rents, rates, fees and other charges for the use of land for the services furnished or to be furnished by any water system or sewerage system or both. Such rents, rates, fees and charges shall not be subject to supervision or regulation by any bureau, board, commission, or other agency oft the State or of any political subdivision. Any such rents, rates, fees and charges pledged to the payment of revenue bonds oft the district shall be fixed and revised so that the revenues of the water system or sewerage system or both, together with any other available funds, shall be sufficient at all times toj pay the cost ofi maintaining, repairing and operating the water system or the sewerage system or both, the revenues of which are pledged to the payment of such revenue bonds, including reserves for such purposes, and to pay the interest on and the principal of such revenue bonds as the same shall become due and payable and to provide reserves therefor. If any such rents, rates, fees and charges are pledged to the payment of any general obligation bonds issued under this Article, such rents, rates, fees and charges shall be fixed and revised SO as to comply with the requirements ofs such pledge. The district board may: provide methods for collection of such rents, rates, fees and charges and measures for enforcement of collection (b) The district board may require system development fees only in accordance with SECTION 7.(a) G.S. 162A-69 is amended by adding ai new subdivision to read: "(8a) To impose and require system development fees only in accordance with  thereof, including penalties and the denial or discontinuance ofservice.  Article 8 ofthis Chapter."  Article 8 ofthis Chapter." SECTION 7.(b) G.S. 162A-72: reads as rewritten:  "$162A-72. Rates and charges for services.  (a) The district board may fix, and may revise from time to time, rents, rates, fees and other charges for the use of and for the serviçes furnished or to be furnished by any sewerage system. Such rents, rates, fees and charges shall not be subject to supervision or regulation by any bureau, board, commission, or other agency of the State or of any political subdivision. Any such rents, rates, fees and charges pledged to thej payment of revenue bonds of the district shall be fixéd and revised sO that the: revenues of the sewerage system, together with any other available funds, shall be sufficient at all times to pay thé cost of maintaining, repairing and operating the sewerage system the revenues of which are pledged to the payment of such revenue bonds, including reserves for such purposes, and to pay the interest on and the principal of such revenue bonds as the same shall become due and payable and to provide reserves therefor. If any such rents, rates, fees and charges are pledged to the payment of any general obligation bonds issued under this Article, such rents, rates, fees and charges shall be fixed and revised sO as to comply with the requirements ofs suich pledge. The district boàrd may provide methods for colléction of such rents, rates, fees and charges and measures for enforcement of collection thereof, including penalties and the denial or discontinuance of (b) The district board may require systèm development fees only in accordance with SECTION8. G.S. 162A-85.13 is amended by adding al new subsection to read: "(al) The district board may require system development fees only in accordance with  servicé.  Article 8 ofthis Chapter." Article 8 ofthis Chapter."  SECTION 9. G.S. 162A-88 reads as rewritten:  "S 162A-88. District is al municipal corporation.  Page 6 20  Session Law 2017-138  House Bill 436  Book 13, Page 33D5    (a) The inhabitants of a county water and sewer district created pursuant to this Article are a body corporate and politic by the name specified by thel board of commissioners. Under that name they are vested with all the property and rights of property belonging to the corporation; have perpetual succession; may sue and be sued; may contract and be contracted with; may acquire and hold any property, real and personal, devised, sold, or in any manner conveyed, dedicated to, or otherwise acquired by them, and from time to time may hold, invest, sell, or dispose of the same; may have a common seal and alter and renew it at will; may establish, revise and collect rates, fees or other charges and penalties for the use of or the services furnished or to be furnished by any sanitary sewer system, water system or sanitary sewer and water system of the district; and may exercise those powers conferred on them by (b) The district board may require system development fees only in accordancé with  this Article.  Article 8ofthis Chapter."  SECTION 10.(a) G.S. 1-52(15) reads as rewritten:  "(15). For the recovery oft taxes paid as provided in GS-105-381-GS. 105-381 or for the recovery of an unlawful fee. charge, or exaction collected bya county, municipality, or other unit of local government for water or sewer SECTION 10.(b) This section is to clarify andi not alter G.S. 1-52. SECTION 11. Sections 1 through 9 of this act become effective October 1, 2017,  service or water and sewer service."  and apply to system development fees imposed on or after that date. Section 10 of this act, being a clarifying amendment, has retroactive effect and applies to claims accrued or pending prior to and after the date that section becomes law. Nothing in this act provides retroactive authority for any system development fee, or any similar fee for water or sewer services to be furnished, collected by a local governmental unit prior to October 1, 2017. The remainder of this act is effective when it becomes law and applies to claims accrued or pending prior to and  after that date. 2017.  In the General Assembly read three times and râtified this the 29th day of June,  s/ Daniel J. Forest President oft the Senate s/ Tim Moore  Speaker oft the! House of Representatives  s/ Roy Cooper Governor  Approved 4:13j p.m. this 20!h day of. July, 2017  House Bill 436 21  Session Law 2017-138  Page 7  Bopk13, Page 3306    15A NCAC: 18C. .0409 SERVICE CONNECTIONS with G.S. 143-355() shall not! be limited in the number ofs service connections. (a) shalll limit its number ofservice connections as follows:  (a) Local Water Supply Plan. Units oflocal government whicha are operating underal local waters supply plani in accordance (b) Nol local waters supply plan. Aj public water system which does not! have a localy water supply plan as statedi inj Paragraph  (1) Aj public water system shall meet the daily flow requirements specified in' Table 1:  Table 1: Daily Flow Requirements  Type of Service Connection  Dailyl Flow for Design 400 gallon/connection 250 gallon/connection 100 gallon/space 10 gallon/boat slip 30g gallon/boat slip 120 gallon/bed 60 gallon/bed 15g gallon/student 15g gallon/student 60g gallon/person 25 gallon/person/shift 35 gallon/person/shift 300 gallon/bed  Residential Mobilel Home Parks Campgrounds and Travel Trailer Parks Marina Marina with bathhouse Rest Homes andi Nursing Homes withl laundry without laundry Schools Day Care Facilities Construction, work, or summer camps Business, office, factory(exclusive ofindustrial use) without showers with showers Hospitals  or;  (2) Ap public water system serving different types ofservice connections: shall meett the maximum daily demand (A) Where records oft the previous year are available that reflect daily usage, the average ofthet two highest consecutive days ofrecord oft the water treated shall bet the value used to determine if there is capacity to serve additional service connections (unusual events such as massive line (B) Where complete daily records of water treated are not available, the public water system shall multiply the daily average use based on the amount of water treated during the previous year of record byt the appropriate factor to determine maximum daily demand, as follows: () Asystem servingap population of 10,000 orl lesss shall multiply the daily average usel by (ii) As system serving aj population greater than 10,000 shall multiply the daily average use  calculated as follows:  breaks orl line flushings shall not be considered).  2.5; or by2.0.  History. Note: Authority G.S. 130A-315; 103A-317; P.L. 93-523;  EfJulyl 1,1994.  22  Book 13, Page 33D7    15A NCAC 02T .0114 WASTEWATER DESIGN FLOW RATES  (a) This Rules shall be usedt to determine wastewater flowi rates fora alls systems coveredb by this Subchapter unless alternate criteria are provided by ap program specifici rule and for flow usedi for the purposes of1 15A NCAC02H. .0105. Theseare minimum design daily flow rates for normal use and occupancy situations. Higher flow rates may ber required where usage and occupancy are atypical, including, thosei in) Paragraph (e) ofthis] Rule. Wastewater flow calculations mustt take hours ofoperation anda anticipated maximum occupancies/usagei into account when calculating peak flows for design. (b) In determining the volume ofs sewage from dwelling units, the flow rate shall be 120 gallons per day per bedroom. The minimum volume ofs sewage from each dwelling unit shall be 240 gallons per day and each additional bedroom abovet twol bedrooms shall increase the volume by 120 gallons per day. Eachl bedroom or any other roomo ora additiont that can reasonably be expected to function as a bedroom shall be considered al bedroom for design purposes. When the occupancy of a dwelling unit exceeds two persons per bedroom, the volume ofs sewage shall be determined by the (c) The following table shall be used to determine the minimum allowable design daily flow of wastewater facilities. Design flow rates for establishments noti identified below shall be determined using available flow data, water-using  maximum occupancy at ai rate of6 60 gallons per person per day. fixtures, occupancy or operation patterns, and other measured data.  Type of Establishments Barber and beauty shops Barber Shops Beauty Shops Businesses, offices and factories General business and office facilities Factories, excluding industrial waste Factories or businesses with showers or foodj preparation Warehouse Warehouse- - selfs storage (not including caretaker residence) Churches Churches without] kitchens, day care or camps Churches withl kitchen Churches providing day care or camps Fire, rescue and emergency response: facilities Fire ori rescue stations without on site staff Fire or rescue: stations with on-site staff Food and drink facilities Banquet, dining hall Bars, cocktail lounges Caterers Restaurant, full Service Restaurant, single service articles Restaurant, drive-in Restaurant, carry out only Institutions, dining halls Deli Bakery Meat department, butcher shop or fish market Specialty food stand or kiosk Hotels and) Motels Hotels, motels and bed & breakfast facilities, without in-room cooking: facilities Hotels andi motels, withi in-room cooking facilities Resort] hotels Cottages, cabins Selfservice laundry facilities Medical, dental, veterinary facilities Medical or dental offices  Daily Flow For Design 50 gal/chair 125 gal/booth or bowl 25 gal/employee/shif. 25 gal/employeelshif 35 gallemployeelshif 100 gal/loading bay 1gal/unit 3gal/seat 5gal/seat 25 gal/person (child & employee) 25 gal/person 50 gal/person/shift 30 gal/seat 20 gal/seat 50 gal/100 sq fti floor space 40 gal/seat 20 gal/seat 50 gal/car space 50 gal/100 sqf ft floor space 5gal/meal 40 gal/100 sq ft floor space 10 gal/100 sq ft floor space 75 gal/100 sq ft floor space 50 gal/100 sqf fti floor space 120 gal/room 175 gal/room 200 gal/room 200 gal/unit 500 gal/machine 250 gal/practtionerlshift  23  Bopk 13, Page e3308    Veterinary offices (noti including boarding) Veterinary hospitals, kennels, animal boarding facilities Hospitals, medical Hospitals, mental Convalescent, nursing, rest homes without laundry facilities Convalescent, nursing, rest homes with laundry facilities Residential care facilities Campgrounds with comfort station, without water or sewer hookups Campgrounds withy watera ands sewer hookups Campground dump station facility Construction, hunting or work camps with flush toilets Construction, hunting or work camps with chemical or portable toilets Parks withi restroom: facilities Summer camps without food preparation orl laundry facilities Summer camps with food preparation and laundry facilities Swimming pools, bathhouses ands spas Public access restrooms Schools, preschools and day care Day care andj preschool facilities Schools with cafeteria, gym and showers Schools with cafeteria Schools without cafeteria, gym or showers Boarding schools Service stations, car wash facilities Service stations, gas stations Car wash facilities (ifrecycling water see. Rule. .0235) Sports centers Bowling center Fitness, exercise, karate or dance center Tennis, racquet ball Gymnasium Golfc course with only minimal food service Country clubs Mini golf, putt-putt Go-kart, motocross Batting cages, driving ranges Marinas without bathhouse Marinas withl bathhouse Video game arcades, pooll halls Stadiums, auditoriums, theaters, community centers Stores, shopping centers, malls and flea markets Auto, boat, recreational vehicle ealershpsshowrooms Convenience stores, with food preparation Convenience stores, without food preparation Shopping centers and malls with food service Stores and shopping centers without food service Transportation terminals - air, bus, train, ferry, port and dock  250 gal/practitioner'shif 20 gal/pen, cage, kennel or stall 300 gal/bed 150 gal/bed 60g gal/bed 120 gal/bed 60 gal/person 75 gal/campsite 100 gal/campsite 50 gallspace 60 gal/person 40 gal/person 250 gal/plumbing fixture 30 gal/person 60 gal/person 10g gal/person 325 gal/plumbing fixture 25 gal/person (child & employee) 15 gal/student 12 gal/student 10 gal/student 60 gal/person (student & employee) 250 gal/plumbing fixture 1200 gal/bay 50 gal/lane 50 gal/100 sqf ft 50 gal/court 50 gal/100 sq ft 250 gal/plumbing fixture 60 gal/member or patron 250 gal/plumbing fixture 250 gal/plumbing fixture 250 gal/plumbing fixture 10gallslip 30g gal/slip. 250 gal/plumbing fixture 5gal/seat 125 gal/plumbing fixture 60g gal/100sqf ft 250 gal/plumbingi fixture 30 gal/stall 130 gal/1000 sq ft 100 gal/1000: sq ft 5gal/passenger  Parks, recreation, camp grounds, R-V parks and other outdoor activity facilities  with restrooms Flea markets  24  Book 13, Page 33D9    (d) Design daily flow rates for proposed non-residential developments wheret thet types of use and occupancy are not known shalll be designed fora a minimum of880 gallons pera acre or the applicant shall specify an anticipated flow based  upon anticipated or potential uses.  (e) Conditions applicable to the use oft the above design daily flow rates:  (1) For restaurants, convenience stores, service stations and public access restroom facilities, higher design daily flow rates shall be required based on higher expected usage where use is increased because ofi its proximity to highways, malls, beaches, or other similar high use areas. (2) Residential property on barrier islands and similar communities! located: south or east oft the Atlantic Intracoastal Waterway used as vacation rental as defined in G.S.42A-4: shall use 120 gallons per day perl habitable room. Habitable room: shalli meana aj room ore enclosedi floors space used ori intended tol be used for living or sleeping, excluding kitchens and dining areas, bathrooms, shower rooms, water closet compartments, laundries, pantries, foyers, connectingo corridors, closets, and storage spaces.  () An adjusted dailys sewage flow design rate: shall be granted for permitted butnotyettributary connections and future connections tributary tot thes system upon showing thata a sewage system is adequate toI meet actual daily wastewater flows froma ai facility includedi in) Paragraph (b) or (c) ofthis Rule without causing flow violations att the receiving wastewater treatment plant or capacity related sanitary sewer overflows within the collection system as follows: (1) Documented, representative data from that facility or a comparable facility shall bes submitted by an authorized signing official ina accordance with) Rule. .01060 ofthis Sectiont tot thel Divisiona as follows for (A) Dates of flow meter calibrations during the time frame evaluated and indication if any (B) Al breakdown ofthet type of connections (e.g. twol bedroomunits, three bedroom units) and number of customers for each month ofs submitted dataa as applicable. Identification of any non-residential connections including sabulvsonchaliousspolkz restaurants, schools, churches and businesses. For each mon-residemtalronetion, information as identifiedin Paragraph (c) of this Rule (e.g. 200 seat church, 40 seat restaurant, 35 person pool  all: flow reduction request:  adjustments were necessary.  bathhouse). (C) Owner oft the collection system. (D) Age oft the collection system. as applicable.  (E) Analysis ofinflow andi infiltration within the collection system or receiving treatment plant; (F) Whereac dedicated wastewater treatment plants servest thespecific area andi isi representativeof the residential wastewater usage, at least the 12 most recent consecutive monthly average wastewater flowr readings andt the dailyt total wastewaterloyreading: fort thel highest average (G) Where daily data from a wastewater treatment; plantcannot be utilizedo ori isI not representative ofthe project area: at] least 121 months worth ofmonthlya average wastewater flows from the receiving treatment plant shall be evaluated to determine the peak sewage month. Daily wastewater flows shall then be taken from a flow meter installed at the most downstream point oft the collection areai for thej peak month selected thati is representative ofthe project area. Justification for the selected placement ofthe flow meter shall also bej provided. (H) An estimated minimum design daily sewage flow rate shall be taken by calculating the numerical average of thet top three daily readings for the highest average flow month. The calculations shall also account fors seasonal variations, excessivei inflow andi infiltration, age (2) Thel Division: shalle evaluate all datas submitted buts shall also consider other factorsi in granting, with or without adjustment, or denying ai flow reduction request including: applicable weather conditions duringt the dataj period( (i.e. rainy or drought), other historicalr monitoring data for thej particular facility orc other similar facilities available tot the Division, the sememlisaimgohmontiving reports andi flow (3) Flowi increases shall be required ifthe calculations in Subparagraph ((I) oft this Rule yield design (4) The applicant/owner shall retain thel letter ofany approved adjusted daily design flowi rate for thel life  wastewater flow month per customers as reported to the Division.  and suspected meter reading/recording errors.  meter readings, and facility usage (i.e., resort area).. flows higher than that specified in Paragraphs (b) or (c) oft this Rule. ofthe facility and shall transfer such letter to any new: system owner.  25  Book 13, Page 3310    History Note: Authority G.S. 143-215.1; 143-215.3(4();  Ef September 1, 2006.  26  Book 13, Page 3311    of  own  Stokesdals  MORVINCI  FOTURE  LAND USE PLAN  Adopted by the Stokesdale Town Council  October 18, 2007  27  Book 13,Page 3312    VISION STATEMENT  Stokesdale should be a town that is quiet and attractive that promotes the "small town" nature ofthe community. Effort should be made to preserve, maintain, and enhance the rural character, natural habitat, and beauty of the community. There should be a sense of community through both formal and informal association. Residential development should enhance the community through appropriate neighborhood design, connectivity, and environmental protection of the town's natural resources. The historic nature of the town, especially its downtown, should be preserved and maintained through the addition of businesses and. services that cater to the citizens and are in harmony with existing development. Effort should be made to create and enhance the sense of a vibrant community that is sqfe and convenient for all citizens. The town should promote alternative modes aftransportation, including pedestrian, bicycle, and equestrian movement  throughout the community.  ii  28  Book13, Paqe 3313    TABLE OF CONTENTS  VISION STATEMENT INTRODUCTION Location & Geography Town History. LAND USE PLAN REQUEST Plan Study Committee. Plan Development Process Public Participation PLANJ ELEMENTS Agriculural/acant, Commercial/Office Industrial Public/Institutional Residential. Community Facilities. Schools. Public Safety Places of Worship Recreation Historic Structures. Environment. Sewage Disposal Article 1.. Water System Watershed. Floodplain Critical Habitats Transportation  5 7 7 7 7 8 8 00 9 9 9 10 10 10 10 11 11 12 13 14 15 .15  Groundwater Contamination.  Road Classification & Current Transportation Improvement Program Plans.13  Hazardous Intersections VISION STATEMENT LAND USE. PLAN.. Town Core  iii  29  Book 13,Page 3314    rolsomiManuicturg Corridor. Residential Development Area. Open Space/Trail System Transportation Scenic Corridors. Appendix A. Stokesdale Historic Properties. Appendix B Critical Habitats. Appendix C. Future Land Use Map Appendix D. Appendix E. Traffic Calming.  16 16 17 18 18 A B B  Land Use Plan Implementation Schedule. Land Use Plan Implementation Schedule.  iv  30  Bopk 13, Pane 3315    PREFACE  Stokesdale was incorporated in 1989. In 1998, the Stokesdale Town Council adopted the Northwest Area Plan, and began to implement and enforce a town Development Ordinance. It became evident that the town needed to adopt a land use plan that was specifically tailored to local issues and concerns. In keeping with this, the Town Council appointed the first Land Use Plan Committee to develop the Stokesdale Future Land Use Plan. The Future Land Use Plan was completed by the Committee and adopted by the Stokesdale Town Council in September, 2001. With six years of growth and development, the Town Council decided that the Land Use Plan should be reviewed and revised to reflect the changes that occurred since the original Plan was developed. Thusa second committee was formed in 2007 to produce this version of the Stokesdale Land  Use Plan.  INTRODUCTION  Location & Geography  Stokesdale is located in the rolling upland ofNorthwest Guilford County, North Carolina. It encompasses approximately 12,000 acres (21 square miles) most of which is agricultural and low density residential in character. The majority of the developed land isl located along US Highway 158, Highway 68, Haw River Road and in the town center. There are numerous small streams that have created a generally rolling topography that increases as one travels from east to west, with the most significant topography in the The town limits follow the Guilford County portion of the Stokesdale Fire District. This area is bounded by Rockingham County to the north, US 220 to the east, the Haw River  southwestern corner oftown.  tot the south, and Forsyth County to the west. (See map below)  31  Bock 13, Page 3316    ROCKINGHAMCOUNTY  BELEMSCRÈEKgI  STOKESDALE  A AIKEVERO  Stokesdale Town. Boundaries  Three major highways intersect the town: US Highway 158, Highway 68, and NC Highway 65. Part ofthe town borders a fourth major highway, US Highway 220 (future I-73). With this network of roads, Stokesdale citizens are within a short drive of Historically, the center of town was the railroad depot (site of the current Stokesdale fire station), located on Main Street in the Town Core. The historic town center includes a mix of late nineteenth-century commercial and residential structures, post WW II neighborhoods, and more recently built commercial buildings at the major intersections.  Greensboro, High Point, Winston-Salem, and Reidsville.  United States Highway 158 is an important thoroughfare running through Stokesdale. This road carries a significant amount of traffic from US 220, on the eastern edge of town, to High Point and Winston-Salem. There is a concentration of industrial development along the eastern portion of US 158 including Culp Ticking, Warehouse, and Vulcan Materials Quarry. North Carolina Highway 68 is the main north-south thoroughfare residential neighborhoods.  Hall Fov- 158 Main Elementary okes School"  Fire'Station MCCRORYRD  Recreation Facility  Lowes  Home  Improvement  Downtowns Siclesdele  through the town. A significant portion of this route has been developed with new  2  32  Book 13, Paqe 3317    The northwestern portion of Guilford County, including Stokesdale, has become a popular place to live. Population figures for Stokesdale between 1990: and 2000: reveal an increase of fifty-three percent (53%) from 2,134 to 3,267 residents. This is significant when compared to the twenty-one percent (21%) increase for all of Guilford County in the same decade. A comparison of more recent population figures from the North Carolina Office of Budget & Management, State Demographer, (October 2006) shows that Stokesdale has grown over eight percent (8.4%) since the 2000 census. Guilford County, as a whole, has experienced an increased growth rate of less than five percent (5%). Due to the popularity ofNorthwest Guilford County, the population of Stokesdale ise expected to continue increasing at aj more: rapid rate than the county as ay whole.  Town History  Stokesdale was originally settled as the community of "Green Pond" or later "Pond" and named for a swampy pond located neart the present day intersection ofEllisboro Road and NC Highway 65. In 1865, a post office opened in the local general store to serve the rural community. The Cape Fear and Yadkin Railroad was built through the community in 1886. As with many transportation projects, the opening of the train depot in Stokesdale encouraged residential settlement in the community and industrial development near the rail line. It was also at this time that the name was changed from "Pond" to Stokesdale. The name was in honor of a man named Stokes, who was either an executive of the railroad, a conductor on the train, or the surveyor who surveyed the The town first incorporated in 1907. The Town went bankrupt during the Great Depression and became inactive in the 1930's. The State revoked its charter in 1971.  area for the railroad, depending on who you ask.  The town wasi te-incorporated onl November 9, 1989.  3  33  Book 13, Page 3318    LAND USE PLAN REQUEST  A land use plan is a method for the town to accommodate future growth of the community. It provides the community a "roadmap" to guide growth sO that it occurs ina rational, predictable manner, to best suit the needs of current andi future citizens. Thej plan consists of the following elements: existing land use, environmental constraints, transportation systems, historic preservation, public utilities, community facilities, open space and recreation, and future land use. Specific goals were created from these Stokesdale is] poised for growth in the 21St Century. Once an isolated farming community, itisn now located at the intersection ofs several major highways that provide easy access to the growing cities oft the Piedmont Triad. The town has installed PhaseI Iofa public water supply system. This, along with its scenic beauty, good schools, and high quality of life, will promote continued residential and commercial growth in the community. With this understanding, the Stokesdale Town Council, on February 15, 2007, appointed a Land Use Plan Review Committee to review and revise the current plan which was  elements that have been "voiced" in the Vision Statement.  adopted September 20, 2001.  Plan Study Committee  The Stokesdale Town Council adopted the Guilford County Northwest Area Plan in April 1998 as a land use-planning tool. The Northwest Area Plan covered the entire northwest area of the county, including the areas now incorporated as the Towns of Stokesdale, Summerfield, and Oak Ridge, along with the Colfax community. Town Council requested a more specific plan be developed to aid in land use decisions for their town, one tailored to the specific interests, opportunities, and constraints oftheir community. Inl February 1999, the Stokesdale Town Council reviewed the applications of citizens that had expressed a desire to serve on the Land Use Planning Committee and subsequently appointed eleven applicants to serve on the first land use committee. When it was determined that an updated revision of the Land Use was necessary, Council appointed the following citizens to serve on the Land Use Plan Review Committee on February 15,  2007: Mr.John Flynt Mrs. Mickie. Holbrook Mr.7 Tony Hommel Mrs. Carolyn Joyner Dr. Scott Lawrence Mr. Richard Millard Dr. Robert Wurz  4  34  Bopk <13, Paqe 3319    With the exception of Ms. Joyner, all were members of the original Land Use Plan Committee. The current group includes two Council members, two Planning Board Guilford County Planning & Development staff provided technical assistance in revising the Land Use Plan. Trevor Nuttal, Guilford County Planner, and Les Eger, AICP, Senior Planner, served as advisory staff. Curtis Short, GIS Mapping Technician, provided support in developing the various maps and statistics used in thedevelopment of the plan.  members, along with three other members oft the community.  Plan Development Process  The committee reviewed and revised each part oft the plan overa a series of meetings. The committee revised the plan considering recent trends and events that have transpired in the development of Stokesdale with the intent ofi maintaining the Town Vision. After the completion of the process the revised plan was presented to the Town Council for  consideration. Public Participation  A draft of the revision of the Future Land Use Plan was presented to the Stokesdale Planning Board on August 2, 2007. Comments were made by the Planning Board and some changes were suggested. The Board voted 51 to 01 to recommend the adoption oft the The Stokesdale Town Council and the Planning Board held a joint Public Hearing on the Plan on August 18, 2007. A number of citizens voiced their concerns at the meeting and written comments were also submitted. Town Council made revisions to the proposed Future Land Use Plan and adopted the Plan as revised on October 18, 2007.  Revised Future Land Use Plan to Town Council.  5  35  Book 13, Page 3320    PLAN ELEMENTS  Land Use Plans are comprised of a number of specific elements, or sections, that provide thel basic building blocks for a future land use plan. These elements include existing land use, community facilities, historic structures, environment, and transportation.  Existing Land Use  Stokesdale is a predominantly rural community. There is a historic central downtown, recently built low-density residential neighborhoods scattered throughout, and industrial areas located mostly in the eastern area of town. The following tables provide a detailed breakdown of the different existing land uses and comparable zoning district  classifications, by number of acres and percentage oftotal area:  Lund Use  Aredracres 9,609 39.5 11.7 335 329.6 1,510.6 383 650.5 12,524.2  Percent 76.72% 0.32% 0.0990 2.67% 2.63% 12.06% 0:31% 5.19% 100.00%  Agriolluralacan: Commercial Oftice Industrial Public/ Institutional Residential Multi-Family *Other Total  Note LCDLAndills andt thebifferarea aroundINGFacliy,  Data compiled by Staff] March 2000  2000 9,583.81 77.43 58.9 370.87 15.0 2416.33 12,524.2  2000 2007 76.52%0 8,593:83 0.62% 0:47% 2.96% 0.12% 19.29%  2007 68.80% .91% 58% 2.92% 12% 26.21% 005% 100.00  Zoning District Agncultural Commercial Office Industrial Public/ Institutional Residential Redenta/MIRdURe Total  Area(Acres) Percent Area (Acres) Percent  113.53 7302 365.31 15.52 3,274.44 55.64  100.00% 12491.29  *Note: This includes thel Retirement Community  Data provided by Guilford County Planning &1 Development GIS Section March 2007  6  36  Book 13,Paqe 3321    Agticultural/Vacant  Thej predominant land use within Stokesdale is in the agriculture'vacant category. This is clear by reviewing both the existing land use and current zoning designations. Over 75% oft the land is classified as agricultural/vacant or zoned agricultural. The Pine Needles Liquid Natural Gas facility, which is located in south central Stokesdale, has a significant buffer area, which must remain undeveloped to protect the community in case of a catastrophic emergency. The buffer area makes up approximately 4% of the land area of  the town and must remain in permanent open space.  Commercial/Office  The majority ofland being used for commercial development is located in and around the Town Core area. This includes the intersections of US 158 and] NC 68, US 158 and NC 65, and along Main Street (US 158). There has been an increase in commercial development along US 158 east of Downtown Stokesdale, interspersed among industrial developments. There has been an increase in slightly over 36 acres of property that has been changed to the commercial zoning district since 2000. Less than 1% of the total land area is being used for commercial development. Commercial development has seen  asurge in growth in the last five years.  Industrial  Stokesdale has approximately 3% of its land area being used or zoned for industrial development. These areas are located along US 158 in the eastern portion of town with large companies such as Culp Ticking, Vulcan Materials Quarry, APAC Carolina and RMC Carolina. It should be noted that there is a significant amount of land zoned for industrial use in the town, and ample opportunities for industrial development to remain in existing industrial areas. The Stokesdale Business Center (Formerly Four Seasons Apparel ), which is located in the Town Core along Ellisboro Street, is zoned for industrial use, has been converted into a business office complex with various occupants. Lowes Home Improvement Warehouse occupies the former Burlington Industries Building on US Hwy 158. A new business park has been established on B&G Court next to Culp Ticking and businesses such as Terminix, Mini-Storage Warehouses, and other  warehouse facilities are locating there. Public/Institutional  This designation includes public buildings, places of worship, recreation areas, both public and private. Approximately 2.5% of the town falls within this designation. The largest areas are the community parks located on McCrory Road and the Dawn Acres Golf Course located along NC 68. Institutional uses, i.e. churches, the fire station, and post office, often serve dual purposes by offering various forms of recreation and community focus beyond their primary function. Oak Springs Baptist Church has purchased approximately 50 acres which was rezoned as a PDMdistrict with a variety of uses being planned for the parcel including a church facility, recreational areas, retirement center, a library and educational buildings. The Town of Stokesdale has  7  37  Bopk 13, Page 3322    purchased 25 acres of land and plans to develop a town hall complex and aj park area with recreational areas with playgrounds, soccer fields, and a walking track.  Residential  Residential development makes up approximately 12% oft the land area. The majority of this is low-density, single-family residents. One exception is the Countryside Village Retirement Community located on US 158. The majority of the residentially used and zoned property is located along the NC 68 corridor, in the Town Core Area, and along Athens Road and Southard Road. Major residential subdivisions have been added along Haw River Road, Ellison Road, Angel Pardue Road, and Belews Creek Road. Except in the town core, homes are on large lots that cover an acre or more. This is because there is no public sewer service available and significant area must be available  for septic drain fields on each lot. Community Facilities  Schools  Children in Stokesdale attend a number of public and private schools in the Northwest part oft the county. Stokesdale Elementary located in the southeast corner of the US 158 and NC 68 intersection is the only public school located within the corporate limits of Stokesdale. Students attend Northwest Middle and Northwest High School for their There are no private schools located within Stokesdale; however, there are a number of private schools located in the Northwest and in Greensboro that children in Stokesdale There are also a number of small day care centers that provide services for working  secondary education, located in unincorporated Guilford County.  attend. Iti is unknown how many children attend these schools.  families with young children. Public Safety  The Stokesdale Fire Department is a volunteer company of 30+ volunteers operating out of a new fire station located in downtown Stokesdale across from Town Hall. This station serves not only incorporated Stokesdale, but also the Stokesdale Fire District, Guilford County Sheriff's Department provides police protection to the town through an intergovernmental agreement. This includes a full-time deputy assigned to Stokesdale. Within the past year, the town has purchased ai radar gun to facilitatei traffic enforcement.  which includes areas in, and Rockingham Counties.  8  38  Book 13. Page 3323    Stokesdale and the American Red Cross have established a planf for an emergency shelter for the community. The location is at the Stokesdale United Methodisti in the Town Core. When needed, local Red Cross volunteers operate the emergency shelter.  Places of Worship  Area churches include denominations of Baptist, United Methodist, and Disciples of Christ as well as other denominations and faiths both within Stokesdale and beyond the borders of the town that serve the needs of the community through a variety of services  and clubs. Recreation  One Community Park, two walking tracks, and the school grounds that are used for recreation serve the town. The Community Park is located on 20 acres of land on McCrory Road in the West Fall Development. A paved walking track is available at the Stokesdale Elementary School; the other is located on the Vulcan Materials, Inc. property. Dawn Acres Golf Course is a private facility located at the intersection ofNC While not located within Stokesdale, Belews Lake is located just west of town. Owned by Duke Power, Inc., this site is very popular during the summer for many forms of recreation, including boating, fishing, and swimming. Many visitors to Belews Lake  68 and Haw River Road.  travel through Stokesdale on their way to and from the lake.  Historic Structures  Originally founded as a small farming community, there are old farmhouses, tobacco barns, and other farm structures that still exist throughout the rural areas of the town although their numbers are rapidly declining over time. In 1994, thel Historic. Architecture Inventory for Guilford County was completed. A full listing of historic structures in Stokesdale is provided in Appendix A. Stokesdale is fortunate to have numerous examples of late nineteenth century and early twentieth century commercial and residential structures. These structures provide a visual connection between the past and present. The Plan recognizes the importance of these structuresand encourages property owners to protect these historic buildings through preservation and: rehabilitation. The business development of Stokesdale creates a small, well-defined commercial core along Main Street (US 158). These structures provide a classic example of small town commercial architecture. The majority of the buildings are built of red brick with little ornamentation, yet with the classic design of 19th Century commercial buildings. While some of the buildings are in various states of disrepair, redevelopment projects are Downtown also has a significant number of historic residential structures, mainly located along Stokesdale Street, Main Street, and Ellisboro Road. Structures range from Queen Anne Victorian "gingerbread" houses to the more restrained locally adapted arts and  underway.  9  39  Bobk 13. Page 3324    crafts bungalows. A number of these structures are under renovation by owners interested inj preservation. Both the commercial and residential structures provide a link to the past, one in which businesses and residences were in close proximity to one another and where  businesses provided services and employment to the community.  Environment Sewage Disposal  Stokesdale does not have a public sewerage treatment system. For this reason, development is limited by the need for individual on-site sewer disposal systems (septic systems). The current ordinance requires all lots not served by public water and sewer to be at least 30,000 square feet. This requirement makes three-quarter to one-acre lot sizes to be the norm in Stokesdale. Some new residential developments have used community well systems, but none have used community septic systems. Guilford County Health Department can approve the small disposal systems; the State Department of Due to the limitations of septic systems, soil types are important when determining suitable locations for development. The USDA Soil Conservation Service developed a countywide soils map in 1977. This study provided staff the information necessary to classify the general soil types by the ability to percolate for septic fields. There are no soils in Stokesdale that are classified as "good" fors septic fields. A significant portion of the town does have "moderate" soils. There are also a number of areas that are considered "severe" for septic systems. These include areas along the floodplains and creeks of the town and areas of high clay content. Many of these soils are located in the  Environment & Natural Resources must approve the larger ones.  southwest corner oft the town.  Article 1. Water System  Currently, all residents and commercial developments have private or community well systems or use the municipal water system that was completed in July, 2003 after Stokesdale received a three million-dollar grant from. North Carolina Department of Environmental Health and Natural Resources (NCDENR). Winston-Salem is providing a maximum of 300,000 gallons of water per day through an inter-basin transfer allowance agreement. Approximately 250 households and businesses are currently being served with public water. The waterlines follow US Hwy 158 from the Forsyth County line through downtown Stokesdale to Patricia Drive on the eastern side of the Town. The system also extends to the north and south on NC 68 from the US 158 intersection with numerous waterlines reaching homes and businesses that are located on roads along the  route.  10  4o  Book 13, Paae 3325    Groundwater Contamination  An Stokesdale Environmental Constraints survey indicated that there are eight contaminated well sites along the old railroad bed and US 158. Leaking underground gasoline storage tanks and (Ethyldibromide) EDB caused the contamination. In all cases, the County and State Environmental Health Departments havei investigated and worked with the owners on remediation efforts. The drilling of new wells within 1,500 feet of contamination sites requires County Health Department approval. Due to this contamination, Stokesdale sought and received the grant to develop a public water  system. Watershed  Stokesdale does not have its own watershed requiring protection for a public water system. A portion of Stokesdale, however, drains into two public water systems, the Dan River and Troublesome Creek watersheds. Almost 30% of the land area of Stokesdale (3,600 acres) is located within these two watersheds. The Environmental Constraints Mapi in the original land use plan shows the location ofthe watersheds along the northern border of the town. The Development Ordinance regulations (National Storm Discharge Elimination System and the Water Supply Watershed) require either al low density option of2 dwelling units per one acre or less with 0 = 24% built-upon area or a high density option of2 dwelling uniter per one acre with a 24.01 - 50% built-upon area.  Floodplain  Three perennial streams in the town have mapped 100-year floodplains. A floodplain is the channel and the relatively flat area adjoining the channel of a stream or river that periodically floods. The three mapped floodplains are found on King's Creek (western area of town), Troublesome Creek (northeastern area & Reidsville Watershed), and the Haw River (southeastern border oft town). These floodplains make up approximately 5% of the total land area oft the town. Construction within the floodplain can obstruct stream flows during flooding and increase flood damage. Preserving the floodplains and limiting activities to those with the least negative impacts, such as recreation, parking, and garden areas, can reduce potential flood plain damage. For this reason, the Stokesdale Development Ordinance requires the dedication of floodplain, as public open space, as development occurs. For many years, Guilford County and Stokesdale's intent has been  tol link these dedicated areas to create a system of greenways.  Critical Habitats  A. joint report of Guilford County and the North Carolina Natural Heritage Foundation has identified three critical habitat areas of general importance to the community. The largest is the King's Creek Slopes located along King's Creek near Belews Lake. This is amixed hardwood forest with American Shinleaf, Showy Orchids, and the regionally rare Waterleaf. The other sites, Pearman's Quarry Woods and Anthony Road Holler are both located in western Stokesdale. These two sites include Dry-Mesic and Mesic mixed  hardwood forests and American Shinleaf. (See Appendix B)  11  41  Book 13, Page 3326    Transportation  Existing and future land uses within Stokesdale have been, and will continue to be, impacted by its road network. By following the town's thoroughfare plan, adopted in 1998, and carefully guiding connections as development occurs, the road network will be able to accommodate the level of service required for existing and future travel needs  within and across its jurisdiction.  12  42  Book 13, Page 3327    Road Classification & Current Transportation Improvement Program Plans Stokesdale Transportation Network consists of four street classifications:  Freeway: Proposed US 220/ NC 68 Connector (I-73). Adjacent to the town's eastern boundary, this facility will function to serve regional needs by connecting the Piedmont Triad with Southern Virginia. This facility will have significant land use Freeways are usually limited access, divided highways. Their over-all function is to  impacts along existing US 220 at its intersection with US1 158.  move traffic on ai regional basis.  2) Thoroughfares: US158.NC68.NC 65, and Haw River Road.  Proposed US 158 bypass. This proposed project would provide safer, more efficient east-west travel around downtown Stokesdale. The project is proposed to begin east of downtown Stokesdale and connect with the existing US 158 west of downtown. The project is not yet scheduled for construction with the State Transportation Improvement Program (TIP). The bypass route is currently under study by NC Thoroughfares connect freeways to collector streets and provide for movement ofhigh  Department ofTransportation.  volumes oftraffic by limiting access to adjoining properties. 3) Collector Streets: Eversfield Road, Anthony Road.  Collectors carry traffic from local roads and provide access tot thoroughtares. 4) Local Streets: These streets carry all local traffic to collector routes. This includes roads not classified on one of the higher systems. They are usually shorter segments found in residential subdivisions as cul-de-sacs, loop streets, and streets serving less than  one hundred dwelling units. Hazardous Intersections  Stokesdale currently has two recognizable hazardous intersections that were identified in the Future Land Use Plan. The first was located at Ellisboro Road and NC 65; the second was at the intersection of NC 65 and NC 68. NCDOT has installed stoplights at both  locations in an effort to improve traffic safety at these locations.  13  43  Bopk 13, Page 3328    VISION STATEMENT  Stokesdale should be a town that is quiet and attractive that promotes the "small town" nature of the community. Effort should be made to preserve, maintain, and enhance the rural character, natural habitat, and beauty of the community. There should be a sense of community through both formal and informal association. Residential development should enhance the community through appropriate neighborhood design, connectivity, and environmental protection of the town's natural resources. The historic nature of the town, especially its downtown, should be preserved and maintained through the addition of businesses and services that cater to the citizens and are in harmony with existing development. Effort should be made to create and enhance the sense of a vibrant community that is safe and convenient for all citizens. The town should promote alternative modes of transportation, including pedestrian, bicycle, and equestrian  movement throughout the community.  14  44  Book 13, Paqe 3329    LAND USE PLAN  Stokesdale will achieve this vision through the recognition and enhancement of existing land uses along with the implementation of the recommended future land use pattern. These areas are recognized as the Town Core, Polesioni/Alamuhcturing Corridor, and Residential Area. Additionally, the implementation of Scenic Corridors and proposed Open Space/Trail Network, and Transportation System improvements will further advance this vision (see Appendix C Stokesdale Future Land Use Map). A Future Land Use Plan Implementation Schedule identifies objectives and a timeframe for accomplishing them is included. (Appendix D). In developing the plan, the following Provide enough viable space for future growth of businesses and services. Minimize sprawl of commercial development and ensure new commercial development maintains the Land Use Plan Vision. Minimize the visual impact of large residential developments. Itis the goal of the Town of Stokesdale to promote the rural character of the Town including along the NC 68 corridor and US Hwy 158. However, this goal will not in any way prohibit commercial/retail development in these areas by landowners who wish to seek same pursuant to applicable state laws and city  considerations were made:  ordinances.  Town Core  Town Vision: Stokesdale should be a town... that promotes the "small town" nature...Sense of community through both formal and informal association..Historic nature of the town, especially its downtown..Presened and maintalined..addition of businesses and services that cater to the citizens and are in harmony with existing  development.. .Safe and convenient...  The Town Core is defined as the area bordered by Highways NC 68, NC 65 and NC158; area within the Scenic Corridor south of NC 158 between NC 68 and NC 65; certain additional areas bordèring NC 65 and NC 158 as shown on the land use: map. The Plan recognizes the Town Core as a center of commerce and social activity that will continue to serve the demands of Stokesdale's growing population while maintaining its historical small town appeal. The Plan accommodates this througha ai mixture of commercial, business, institutional, andi residential uses accompanied by public open spaces. Itisi important tol have space for businesses within Stokesdale and also tol limit the sprawl ofs such businesses. Toe encourage this, the Plan recognizes and recommends thei following within the' Town Core:  Development ofi retail businesses and professional office space. Provide innovative housing types, such as second floor apartments; Reduce and/or share parking to the side or rear of structures; Match setbacks for new structures to prevailing setbacks;  15  45  Book 13, Paqe 3330    Promote walkability through the construction of sidewalks connecting residential, Improve aesthetics through the use of monument or awning signs, flower box Calm traffic through street tree plantings, crosswalks, and speed limit reductions; Provide public open space areas through the development of a linear Town Park and ai trail for equestrian, pedestrian, and bicycle uses connecting into surrounding Pass ordinances enabling the condemnation and removal of unsafe and nuisance Encourage the preservation and restoration of historic structures and investigate the Development of the Town Hall and community park at the site near the Stokesdale Planned Unit Development - Residential: Revise the ordinances to discourage single family detached homes and review the requirements for attached housing to Amend watershed regulations as advised by County to allow more built upon area  commercial, and public open space areas; plantings, parking buffers, and street tree plantings;  (Appendix E)  neighborhoods and trails; structures.  feasibility ofestablishing al Historic District.  Elementary School.  make sure they fit the Vision. (BUA) in town core.  ProfsibalMauhcturins Corridor  Town Vision: Effort should be made to create and enhance thes sense ofa vibrant community that is safe and convenient for all citizens.  The Polsiomi/Mimuhacturing corridor is planned to provide an area for the growth of office space and light manufacturing services that is consistent with current uses. This corridor would start at the eastern edge of the Town Core on US Hwy 158, follow US Hwy 158 east and terminate at the intersection of US Hwy 158 and US 220. The northern and southern borders oft the Profesoma/Miamufncturg corridor are identical to the borders of the scenic corridor. Currently this portion of US Hwy 158 contains industrial, highway business, office, residential and agricultural areas. No new industrial areas are proposed due to the number of areas currently zoned but undeveloped. The Plan recommends that the Town extend its eastern city limits to the intersection of US Hwy 158 and US 220. This expansion will allow consistent development within this  area.  Residential Development Area  Town Vision: Effort should be made to preserve, maintain, and enhance the rural character, natural habitat, and beauly...With: a sense  16  46  Book 13, Page 3331    of community through both formal and informal association... Residential development should. enhance the community through appropriate neighborhood design, connectivity, and emvironmental protection... .Sense ofa vibrant communily...sae and convenient for all  citizens...  Within the Residential area, the Plan recommends preserving Stokesdale's rural setting by establishing a uniform residential density. To achieve this, the following standards are  recommended:  Minimum lot size of forty thousand square feet.  Increase natural buffers along perimeter roads and entrances into major developments. Increase buffers and protection along creeks and waterways. Plan fori interconnected residential development through streetandtrail links Eliminate the use of Planned Unit Development - Residential (PDR) outside the  Town Core.  Open Space/Trail System  Town Vision: Effort should be made to preserve, maintain, and enhance the rural character, natural habitat, and beauly...Sense of community through formal and informal association..Sense of a vibrant commmity...Sae and convenient for all citizens..Promote alternative modes oft transportation, including pedestrian, bicycle, and equestrian movement throughout the community.  With growth, Stokesdale will lose some ofi its rural character and open space areas. The Plan recommends providing additional recreational opportunities in the form of community parks and trails, to supplement existing resources. As shown on the Future Land Use Map, a linear park is proposed along Stokesdale Street This park will serve to improve main street aesthetics and provide a connection within the proposed town trail system. Throughout the Town Core, efforts should be made to provide connections to this The Community Park and Town Hall is adjacent to Stokesdale Elementary School. This Community Park will serve both the town and the school by providing areas for active and passive recreation. As shown on the future land use map, proposed trail systems are recommended to connect with this park. The Plan recommends that the town develop The Town should actively plan and prepare funding for further park purchases in In order to interconnect the town, encouragement of pedestrian/bicycle activity and allow for safe questrian-movement, trails are recommended throughout the town. For the most part, these trails will follow floodplain areas or abandoned railway alignments. In order to achieve north-south connections, the Plan proposes two trails outside these areas. Development of this system will be through either voluntary or required dedication during the development of new residential or commercial properties. Finally, the Plan  park.  this park with all possible speed.  cooperation with the State, County or non-profit entities.  17  47  Book 13, Page 3332    recommends protecting areas considered "Critical Habitats" from any future development. These sites are located in the western and southwestern areas ofthe town. Should growth occur in these areas, habitat protection strategies should be included in the The Town should partner with Guilford County to identify and preserve open space  development proposals. parcels in Stokesdale. Transportation  Town Vision: Stokesdale should be a town that promotes the "small town" nature of the commumiy..Residental development should enhance the community through pprite.comacly.nt is  safe and convenient fora all citizens...  Existing and future land uses within Stokesdale will continue to be impacted by its road network. The town's thoroughfare plan was adopted in 1998 and may no longer map a road network that will be able to accommodate the level of service required for safe and efficient travel within and across the jurisdiction. The major recommendations of the The Town should help develop and adopt a street connector plan to guide future growth. The Town should re-evaluate the current Thoroughfare Plan. The Town should monitor and influence the DOT's US 158 bypass study and make necessary planning decisions to minimize its impact on landowners and homeowners.  LUP transportation plan are as follows:  The' Town should support the construction ofI-73.  Scenic Corridors  Town Vision: Stokesdale should be at town that is quiet and attractive that promotes the "small town" nature...Effort should be made to preserve, maintain, and enhance the rural character, natural habitat, and beauty...Thel historici nature oft the town...should be preservedand maintained..in harmony with existing development..Sqe and  convenient for all citizens...  The Town must enforce strict compliance to the scenic corridor ordinance to maintain and enhance the aesthetic quality oft the town as viewed from its major thoroughfares. These corridors extend 900: feet on either side oft the town's major highways and apply only to development that can be seen from the public thoroughfares. The ordinance applies only to construction of new commercial buildings, and large residential subdivisions. The proposed improvements to the scenic corridor ordinance are as follows: Non-residential buildings should: not have sheet or corrugated metal exterior walls.  18  48  Book 13, Page 3333    The placement of trailers, sea-tainers and temporary storage units within view of thoroughfàres should bei restricted to as specified and limited time interval. The planting yard requirements for screening chainlink or similar fencing should be significantly increased to make these fences less noticeable immediately after Architectural design elements should be revised and strengthened to reflect the desired character of the community. Standards should address such things as, building style,  construction.  colors, materials, signage, etc.  19  49  Book 13, Paqe 3334    Appendix A  Stokesdale Historic Properties  Inventory Number 181 184 343 695 699 700 701 702 703 704 705 707 708 709 710 711 712 713 714 715 716 717 5252 5253  Significant Property  Property Address 8424 Haw River Rd. 86001 Haw River] Rd. 7845NC Hwy 681 N. 8201 Clintwood Dr. 8512 Main St. 8624 Main St. Main St. 9000 Fulp Rd. 90561 Fulp Rd. 83061 Newberry St. 83061 Newberry St. 8301 Stokesdale St. 8303 Stokesdale St. 8305 Stokesdale St. 8401 Stokesdale St. 8407 Stokesdale St. 8306 Strand Dr. 8306 Strand Dr. 67900 C. US Hwy 158 6838 C. USI Hwy 158 6900 US Hwy 158 7950 US Hwy 158 8305 Loyola Dr. Pearman Quarry Rd.  Bethel Methodist Church Lowe Memorial Holiness Church Daniel Arthur Jones House David Lester House Dr. Taylor-Edwards House D.A. Jones House Stokesdale Commercial District Rumley House #2 John Fulp House D.P.Lemmons House Log House Knight House #3 Knight House #2 Knight House #1 Stokesdale Methodist Parsonage Vaughn House (Bernice Jones) Dr. Hilton House Dr. Hilton Office Flat Rock Methodist Church Vernon House T.A. Wilson House (Phyllis Green House) Stokesdale United Methodist Church Pearman Rock Quarry  A  5D  Bobk 13,Page 3335    Appendix B Critical Habitats Features  Site Name Pearman's Quarry Woods  Rank County General  Dry-Mesic and Mesic mixed hardwood forest on publicly-owned High integrity dry-Mesic oak hickory forest. American Shinleaf present Mixed hardwood forest with American Shinleaf, Showy Orchids, and regionally rare Waterleaf  land  County General  Anthony Road Holler King'sCreek Slopes  County General  B  51  Book 13, Page 3336    Appendix C Future Land Use Map  Town ofStokesdale  Future Land Use Update 2007  Legend Tencarpfrey PriAltamismirgCanitoer (PMCI Raaidonnct OPmellociese BalferZons Non-ResZoning ousideofTGPMC  dsy Foodptain Corcere PreppseTrels Counsy.Boundary  Summerfield  2,000 4,000  8,000  12,000  16,000 Feet  52  Book 13, Page 3337    Appendix D  Land Use Plan Implementation Schedule  ei identified vision and objectives, as outlined in the Land Use Plan, is as important a process gas document preparation. Without clear articulation ofl how the vision and objectives are to recommend the following actions to ensure realization ofthe community benefits envisioned  with  the  will fail to  ame for accomplishment, and a responsible party charged  execution, plan  OBJECTIVES  TIMEFRAME Medium  COST FACILITATORS  STRATEGY  Short X X X X X  Long $,$S,  (1-2 Years) (2-5 Years) (6-8 Years) $$$  Townt to allow more. BUA in accommodatel business growth Establish Parks committee. Apply for matching grant funds master plan Ordinance committee to draft ordinance changes. Establish Committee. Research and propose possible enhance Town Core. 1.Apply for matching grant construction' based onp pedestrian master plan.  Amend watershed regulations Linear Town Park & Trail Ordinances: Condemnation & RPD Historic District Construct sidewalks & traffic calming items  $ Town Council town core in order to  X  X  $$ 0 $  Parks Ordinance Committee Historic  Committee from NCDOTI for pedestrian  X X  Committee Historic district to preserve and  $$$ Town Council funds from NCDOT for  53  Book 13, Page 3338    Land Use Plan Implementation Schedule  (Continued) TIMEFRAME Medium  OBJECTIVES  COST FACILITATORS  STRATEGY  Short  Long $,$$,  (1-2 Years) (2-5_Years) (6-8 Years) $$$  Extend eastern city limits along US 220  X  $ Town Council Work withj property owners to  petition for inclusion  One acre lot size outside oftown pore Eliminate the use PDR Increase natural ouffers  X X X  0 0 0  Ordinance Committee Ordinance Committee  Ordinance committee to draft ordinance' changes. Ordinance committee to draft ordinance changes. natural buffers for major  Ordinance Amend ordinance toi increase Committee residential developments  Identify future park & trail areas Develop and adopt as street connector plan Enhance Scenic Corridor ordinances  X  X  X  $  Parks  Prepare park land acquisition fund land purchase  Committee Work strategy. with State and County to  X  Planning Dept  X  Ordinance Committee  Ordinance committee to draft ordinance changes.  E  54  Book 13, Page 3339    Appendix E Traffic Calming  "Traffic Calming" is a term used to describe a series ofi methodsand: techniques used to slow and control traffic making it more compatible with other uses and activities, including pedestrian and bicycles. It has been used extensively in Europe and Australia, and is now gaining popularity in The concept behind traffic calming is that a street is more thanj just a place for automobiles. In neighborhoods children use streets as play areas and adults walk and ride bicycles along them. Social interaction between neighbors takes place, and in some cases, street or block parties are held. Along roads with commercial development streets provide parking, sidewalks for Traffic calming is a compilation oft tools that work together to slow and manage traffic. These include everything from traffic lights and stop signs, to narrowing lanes and speed bumps. It also involves making the driver aware that they are entering an area where speed limits have The Stokesdale Land Use Plan Committee has recommended that attempts be made to "calm" traffic in the Town Core Area. The most important oft these efforts is the construction of the 158 by-pass to remove the heavy truck traffic from the Downtown. However, this is a long-term effort that may take a decade or more to be realized. Short-termefforts that can be implemented Create a feeling of"narrowing" for Main Street (US, 158) from NC 68 to NC 651 through: Planting street trees and the creating of a linear park along the abandoned railroad right-of- Instituting parallel parking along US 158 as commercial development and redevelopment Reducing setbacks for new buildings to create a "visual narrowing" or "enclosure" of the  the United States.  pedestrian movement, and social interaction between people.  been reduced and to expect other forms oft traffic.  over the next few years include the following:  way. occurs.  view from the vehicle.  Provide safe pedestrian crossing areas through:  Upgrading of crosswalks at important intersections to clearly define their locations by the use  ofs special pavers and/or markings, and signalized pedestrian crossings.  Alert drivers that they are entering Downtown through:  Signage posted before the two major intersections alerting drivers to fact that they are entering an area ofmore intense pedestrian activity. This can include flashing lights,  "gateways," "or other attractive signage.  F  55  Book 13, fage 3340    Historical Cost Indexes  et table below lists both the RSMeans" historical cost index based on 1,1993 = 100 as well ast the computed value of ani index! based on 1,2018 costs. Since the, Jan. 1,2018 figure is estimated, spacei isl left write int the actual index figures as they become available through quarterly RSMeans Constniction Cost Indexes.  To compute the actuali index based onj Jan. 1,2018= 100, divide the historical cost index for a particular yearb by the actual) Jan. 1,2018 construction costi index. Space has been left to: advance thei index figures ast the year progresses.  Historical Costl Index  Current Index Based on  Historical Costl Index Actual 132.0 128.7 125.1 120.9 117.6 115.1 112.8 110.2 107.6 104.4 101.7 99.4 96.8 94.3 92.1 89.9 87.7 84.2  Current! Index Based on Est. Actual 61.2 59.6 58.0 56.0 54.5 53.3 52.3 51.1 49.9 48.4 47.1 46.1 44.9 43.7 42.7 41.6 40.6 39.0  Historical Costl Index Actual 82.6 82.0 80.2 76.1 70.0 62.9 57.8 53.5 49.5 46.9 44.8 41.4 37.7 34.8 32.1 28.7 26.9 24.9  Current! Index Based on Est. Actual 38.3 38.0 37.1 35.3 32.4 29.1 268 24.8 22.9 21.7 20.8 19.2 17.5 16.1 14.9 13.3 12.5 11.5  Year Jan. 1,1993=1 100 Jan. 1,2018=100 Year Jan. 1,1993=1 100 Jan. 1,2 2018=100 Year Jan. 1,1993=1 100 Jan. 1, 2018=100  Est. Actual Est. Actual  Ict 2018* uly 2018* pril 2018" an 2018* 215.8 uly 2017 2016 2015 2014 2013 2012 2011 2010 2009 2008 2007 2006 2005 2004 Mjusimenis to Cosis  July 2003 2002 2001 2000 1999 1998 1997 1996 1995 1994 1993 1992 1991 1990 1989 1988 1987 1986  July 1985 1984 1983 1982 1981 1980 1979 1978 1977 1976 1975 1974 1973 1972 1971 1970 1969 1968  100.0 100.0 213.6 99.0 207.3 96.1 206.2 95.6 204.9 94.9 201.2 93.2 194.6 90.2 191.2 88.6 183.5 85.0 180.1 83.5 180.4 83.6 169.4 78.5 162.0 75.1 151.6 70.3 143.7 66.6  e"Historical Cost Index" can! be used to convert national average building Time Adjustment Using the Historical Cost Indexes:  sts atap particular time tot the approximate building costs for some other time.  Index for YearA Index for Year B  x Cost in Year B= Cost in) YearA  resmapples  imate and compare construction costs for different years in the same city. INDEX 1970 estimate the national average construction cost ofal buildingi in 1970,  INDEX 2018 x Cost 2018 = Cost 1970 28.7 x $900,000: =. 133 x $900,0=5119,694 The construction cost of the building in 1970 was $119,694.  owing that it cost $900,000i in 2018: DEX in 1970: = 28.7 DEX in 2018 = 215.8  215.8  te: The city cost indexes for Canada can be used to convert U.S. national averages tol local costs in Canadian dollars.  rempple: DEX Toronto = 110.8 DEXI New York: =1 134.6 NDEX Toronto DEXI New York ).8  estimate and compare the cost ofa building inl Toronto, ON in 2018 with the own cost of $600,000 (US$) in New) York, NY in 2018:  x Cost New York = Cost Toronto  .6 X $600,000 =. 823 x $600,000: = $493,908 e construction cost oft the building in7 Toronto is $493,908 (CN$). P/imiothngenlangowpsom/Psleams.hm  storical Cost Index updates and other resources are provided on the following website:  56  Book 13, Page 3341