1. Board of Commissioners (BOC)

Chatham County, NC Meeting Agenda - Final Board of Commissioners Monday, October 28, 2024 6:00 PM Chatham County Agriculture and Conference Center - 1192 U.S. Hwy 64 West Business, Pittsboro, NC 27312 Special Meeting Between the Town of Pittsboro and Chatham County CALL TO ORDER Pittsboro Mayor Kyle Shipp will call to order the special meeting of the Pittsboro Board of Commissioners. CALL TO ORDER Chair Mike Dasher will call to order the special meeting of the Chatham County Board of Commissioners. INTRODUCTIONS Board Members and Staff for Both Boards will introduce themselves. BOARD PRIORITIES 24-5601 Receive a presentation on the Tax Reappraisal Program Attachments: Pittsboro Tax Revaluation Presentation 10-28-2024 24-5602 Receive a presentation on the Chatham County Unified Development Ordinance update Attachments: UDO Overview Presentation 10-28-2024 24-5603 Receive a presentation on the mixed-use redevelopment initiative of town and county parcels in Pittsboro Attachments: Pittsboro-Chatham Mixed-Use Redevelopment Initiative 24-5604 Hold a general discussion on the TriRiver mergers 24-5605 Receive a presentation on the Pittsboro scenic overlay district Attachments: Pittsboro Scenic Corridor Overlay Presentation 10-28-2024 ADJOURNMENT Chatham County, NC Page 1 Printed on 10/24/2024 1  Chatham County, NC Text File File Number: 24-5601 Agenda Date: 10/28/2024 Version: 1 Status: Board Priorities In Control: Board of Commissioners File Type: Agenda Item Receive a presentation on the Tax Reappraisal Program Introduction & Background: Chatham County Tax Administrator Jenny Williams and Jimmy Tanner with Tanner Valuation Group will present an overview of the tax reappraisal program. Recommendation/Motion: Receive a presentation on the Tax Reappraisal Program Chatham County, NC Page 1 Printed on 10/24/2024 2  Chatham County Government CHATHAM COUNTY REAPPRAISAL PROGRAM EFFECTIVE 1-1-2025 PRESENTED BY JENNY WILLIAMS CHATHAM COUNTY JIMMY TANNER TANNER VALUATION GROUP www.chathamcountync.gov 3  Chatham County Government TOPICS OF TODAY • WHAT IS A REAPPRAISAL • WHAT DOES “TAX VALUE” REALLY MEAN • WHERE DOES “TAX VALUE” OR “MARKET VALUE” COME FROM • EQUALIZATION • SHOW REAL EXAMPLES OF THE MARKET • THE NEW VALUATION NOTICES AND THE APPEAL PROCESS www.chathamcountync.gov 4  Chatham County Government Reappraisal Cycle • NCGS 105-286 – Each county must reappraise all real property every eight years • February 1998 a resolution was adopted to establish a four- year reappraisal cycle • Mandatory Advancement – A county whose population is 75,000 or greater must conduct a reappraisal of real property when the county’s sales ratio is less than .85 or greater than 1.15. A reappraisal must become effective no later than January 1 of the earlier of the following years: • The third year following the year the county receives the notice from NCDOR • The eighth year following the year of the county’s last reappraisal www.chathamcountync.gov 5  Chatham County Government Sales Ratio • Sales Ratio is calculated by dividing the assessed value by the sales price • 2021 – 98.23 • 2022 – 82.53 • 2023 – 67.49 • 2024 – 65.54 www.chathamcountync.gov 6  Chatham County Government WHAT IS A REAPPRAISAL ? PROCESS OF: ✓VALUING ALL REAL ESTATE AT FULL MARKET VALUE ❖Real Estate ???? ➢Registered Motor Vehicles 100% ➢Personal Property 100% ➢Business Personal Property 100% ➢System Property (Utilities) 100% ✓ENSURING ALL PROPERTIES ARE TREATED EQUITABLY ✓FOLLOWING NC GENERAL STATUTES AS REQUIRED www.chathamcountync.gov 7  Chatham County Government WHAT TAX VALUE REALLY MEANS THE CONFUSION IN TAX VALUES ??? www.chathamcountync.gov 8  Chatham County Government HOW OWNERS VIEW THEIR PROPERTY www.chathamcountync.gov 9  Chatham County Government HOW OWNERS WANT POTENTIAL BUYERS TO VIEW THEIR PROPERTY www.chathamcountync.gov 10  Chatham County Government HOW OWNERS WANT TAX OFFICE TO VIEW PROPERTY www.chathamcountync.gov 11  Chatham County Government WHAT TAX VALUE REALLY MEANS ✓NORTH CAROLINA IS MARKET VALUE STATE ✓100% MARKET VALUE AS OF REAPPRAISAL DATE ✓SAME VALUE EXPECTED IF EXPOSED TO MARKET FOR PURCHASE www.chathamcountync.gov 12  Chatham County Government WHERE DOES TRUE VALUE OR MARKET VALUE COME FROM? www.chathamcountync.gov 13  Chatham County Government MARKET VALUE • MARKET VALUE IS SET BY; – BUYERS / SELLERS FOR RESIDENTIAL – RENTS / LEASES / SALES FOR COMMERCIAL – BASICALLY-----PROPERTY OWNERS / TAXPAYERS • REVALUATION ONLY INTERPRETS MARKET DATA OF SOLD PROPERTIES, THEN DEVELOP MODELS WHICH WILL IMITATE OR REPRODUCE TRUE VALUE OF UNSOLD PROPERTIES www.chathamcountync.gov 14  Chatham County Government SAMPLE MARKET SALES CENTER SALES PRICE--$725,000 RATIO .6897 SALE DATE-JUNE-24 2021 VALUE--$499,986 www.chathamcountync.gov 15  Chatham County Government SAMPLE MARKET SALES CENTER SALES PRICE--$355,000 RATIO .7568 SALE DATE- JUN-24 2021 VALUE--$268,677 www.chathamcountync.gov 16  Chatham County Government SAMPLE MARKET SALES CENTER SALES PRICE--$470,000 RATIO .5704 SALE DATE-JAN-24 2021 VALUE--$268,103 www.chathamcountync.gov 17  Chatham County Government SAMPLE MARKET SALES CENTER SALES PRICE--$975,000 RATIO .6208 SALE DATE-JAN-24 2021 VALUE--$605,276 www.chathamcountync.gov 18  Chatham County Government SAMPLE MARKET SALES CENTER SALES PRICE--$375,000 RATIO .6484 SALE DATE-JUL-24 2021 VALUE--$243,156 www.chathamcountync.gov 19  Chatham County Government SAMPLE MARKET SALES CENTER SALES PRICE--$475,000 RATIO .8195 SALE DATE-JUN-24 2021 VALUE--$389,255 www.chathamcountync.gov 20  Chatham County Government SAMPLE MARKET SALES CENTER SALES PRICE--$440,000 RATIO .7856 SALE DATE-MAY-24 2021 VALUE--$345,818 www.chathamcountync.gov 21  Chatham County Government NOTE OF IMPORTANCE ---EQUALIZATION--- • STATUTES REQUIRE EQUALIZATION FOR UTILITY COMPANIES • TRIGGER IS WHEN RATIO FALLS BELOW 90% • TIMING IS 1ST, 4TH AND 7TH AND EACH YEAR FOLLOWING REAPPRAISAL • SIGNIFICANT LOSS OF COUNTY REVENUE • NO EXCEPTION, STATUTORILY REQUIRED www.chathamcountync.gov 22  Chatham County Government VALUATION NOTICES • PROJECTED TO BE MAILED FEBRUARY/MARCH TIME FRAME • WILL STATE THE NEW ASSESSED VALUE AS OF JANUARY 1, 2025 • WILL CONTAIN ALL INFORMATION REGARDING THE APPEAL PROCESS AND INSTRUCTIONS • IF VALUE IS REASONABLE AND FAIR, NO ACTION BY THE TAXPAYER IS REQUIRED www.chathamcountync.gov 23  Chatham County Government FILING AN APPEAL TAXPAYER OPTIONS ✓ELECTRONIC APPEAL PROCESS ✓MAIL COMPLETED APPEAL FORM INCLUDED WITH VALUATION NOTICE ✓CONTACT OUR OFFICE TO SCHEDULE AN APPOINTMENT ✓VISIT OUR “TAXPAYER APPEAL ASSISTANCE AREA” LOCATED AT OUR OFFICE www.chathamcountync.gov 24  Chatham County Government APPEAL PROCESS ✓INFORMAL APPEALS THROUGH CHATHAM COUNTY REAPPRAISAL OFFICE ✓FORMAL APPEALS BEFORE CHATHAM COUNTY BOARD OF EQUALIZATION AND REVIEW ✓N.C. PROPERTY TAX COMMISSION ✓N.C. COURT OF APPEALS ✓NORTH CAROLINA SUPREME COURT www.chathamcountync.gov 25  Chatham County Government INFORMATION USEFUL FOR APPEAL ✓RECENT SALES OF COMPARABLE PROPERTIES ✓DAMAGE THAT MAY NOT BE KNOWN, VISIBLE OR AVAILABLE TO TAX OFFICE STAFF ✓PROPERTY CHARACTERISTICS THAT MAY BE INCORRECT ✓RECENT FEE APPRAISAL FOR COMPARISON ✓RECENT SALE, LISTING INFORMATION OR OFFER TO PURCHASE OF SUBJECT PROPERTY www.chathamcountync.gov 26  Chatham County Government RESULTS OF AN APPEAL ✓ALL APPEAL DECISIONS WILL BE MAILED INCLUDING INFORMATION REGARDING NEXT LEVEL OF APPEAL ✓RESULTS OF APPEAL ARE; ✓VALUE CAN BE REDUCED ✓VALUE CAN BE INCREASED ✓VALUE CAN BE LEFT UNCHANGED www.chathamcountync.gov 27  Chatham County Government Terminology • COD – coefficient of dispersion is used to measure uniformity. A high COD shows that there is a large variance between the highest ratios and the lowest ratios and the lowest ratios compared to the median. A low COD represents conformity amongst the county. In a reappraisal year, we would expect the COD to be lower than in non-reappraisal years. • Our COD is currently 37.87 • COD range for newer or more homogenous areas should be between 5.0 to 10.00 for single family residential. • COD range for older of more heterogeneous areas should be between 5.0 to 15.00 for single family residential. www.chathamcountync.gov 28  Chatham County Government Terminology • Median – Arrange the sales ratio from highest to lowest and select the middle value. The median is chosen over other central tendencies because it is affected less by outliers. • PRD – price related differential is a measure of uniformity between high and low value properties. The PRD should be between .98 and 1.03. • Our PRD is 1.01 • PRB – price related bias is an index of vertical equity that quantifies the relationship between assessment, sales ratios and value in percentage terms. The PRB is less sensitive to outliers than the PRD. The PRB should be between -.05 and .05. • Our PRB is .009 www.chathamcountync.gov 29  Chatham County Government THE END-------QUESTIONS? • THIS IS HOW THE TAX MAN FEELS WHILE REVIEWING ALL 50,000 PARCELS IN THE COUNTY. • CONTACT INFORMATION • JENNY WILLIAMS • JIMMY TANNER www.chathamcountync.gov 30  Chatham County, NC Text File File Number: 24-5602 Agenda Date: 10/28/2024 Version: 1 Status: Board Priorities In Control: Board of Commissioners File Type: Agenda Item Receive a presentation on the Chatham County Unified Development Ordinance update Recommendation/Motion: Receive a presentation on the Chatham County Unified Development Ordinance update. Chatham County, NC Page 1 Printed on 10/24/2024 31 Chatham County BOC & Town of Pittsboro Joint Special Meeting 32 TODAY ’S AGENDA… Questions Current Next Steps Project Status Overview 33 What guides the UDO drafting? 1. ​Plan Chatham 2. The input of the Focus Groups, community, Planning Board, Board of Commissioners, and County advisory committees (Audit Report) 3. Chatham County Health & Equity Assessment 4. County Staff and the Planning Board UDO Subcommittee 34 35 Health & Equity Assessment • Partnership between Chatham County Public Health and Planning Departments • Funded by a portion of the Public Health Dept.’s Healthy Communities Grant 36  UDO PURPOSE • Implement: • ​Land use-related policies from Plan Chatham & Plan Moncure • Recommendations from the Recode Chatham Audit Report • Recommendations from the Recode Chatham Health & Equity Assessment • Consolidate 12 development-related ordinances into a modern, user-friendly document • Carry forward what “works” and update or eliminate what doesn’t • Revise current regulations where needed for consistency with best practices and State law UDO Final Draft Review | October 7-8, 2024 37 6 7 38 8 www.recodechathamnc.org 39 UDO Scope of Work Stage 4: Adoption Zoning Module ● Development Standards Module ● Procedures Module ● Definitions Module Stage 3: Code Drafting Zoning Module ● Development Standards Module ● Procedures Module ● Definitions Module Stage 2: Assessment Code Audit ● Drafting Blueprint (Annotated Outline) Stage 1: Project Orientation Focus Group Listening Sessions ● Document Review 40 recodechathamnc.konveio.com 41  UDO Drafting Modules Module 1: Zoning Districts & Use Regulations Module 3: Administration & Procedures Chapter 1: Introduction Chapter 12: Procedures Chapter 2: Zoning Districts Chapter 13: Reviewing & Decision-Making Bodies Chapter 3: Use Regulations Chapter 14: Nonconformities Chapter 15: Enforcement Chapter 16: Rules of Interpretation & Measurement Chapter 17: Definitions & Acronyms Module 2: Development & Design Standards Chapter 18: Submittal Requirements Chapter 4: Development & Design Standards Chapter 5: General Subdivision Standards Chapter 6: Conservation & Open Space Chapter 7: Infrastructure & Public Improvements Chapter 8: Watershed Protection Module 4: Definitions Chapter 9: Stormwater Management Chapter 17: Definitions & Acronyms Chapter 10: Soil Erosion & Sedimentation Control Chapter 11: Flood Damage Prevention 42 Next Meetings ● September 24 – Planning Board (special virtual meeting) ● October 7 – Board of Commissioners (BOC) ● October 8 – Planning Board ● October 21 – BOC ● November 4 – BOC ● November 18 – BOC (tentative) 43  recodechathamnc.konveio.com recodechathamnc.org recodechathamudo@chathamcountync.gov 44  Chatham County, NC Text File File Number: 24-5603 Agenda Date: 10/28/2024 Version: 1 Status: Board Priorities In Control: Board of Commissioners File Type: Agenda Item Agenda Number: Receive a presentation on the mixed-use redevelopment initiative of town and county parcels in Pittsboro Recommendation/Motion: Receive a presentation on the mixed-use redevelopment initiative of town and county parcels in Pittsboro. Chatham County, NC Page 1 Printed on 10/24/2024 45 Pittsboro-Chatham Mixed-Use Redevelopment Initiative Joint Board of Commissioners Meeting Chatham County & Town of Pittsboro October 28, 20214 46 HISTORIC CONTEXT • County and Town MOU (December 2020) • Work collaboratively to find a suitable reuse of the Old Central Services property toward the betterment of the community with higher and better uses including commercial, residential, affordable housing, recreation and open space, and entertainment spaces • Solicit and partner with organizations that will assist in the repurposing and placement of these uses • Chatham / Pittsboro Joint Meeting (June 2022) • MOU update discussions contemplated expanding the intent of the MOU to recognize the larger footprint of land and facilities that would be vacated by the County as the new campus is brought online at Renaissance Drive. 47 PROJECT DESCRIPTION Explore economically viable options for redeveloping key properties within the Town of Pittsboro, that are or will be vacated over the coming years, in ways that support public interests, with a focus on balancing commercial ventures, public facilities, recreational and gathering spaces, and both affordable and market-rate housing. Key Steps • Market, Site, and Parcel Analysis • Stakeholder/Community Engagement • Financial Feasibility Modeling • Public-Private Partnerships 48 49 PROJECT PARTNERSHIP • Leadership Team (in keeping with the MOU) • Town and County Managers, or designees • Staff and other stakeholders • Will seek to act by consensus and will advise elected Boards and community stakeholders on the projects to be undertaken, including the selection of consultant • Redevelopment Plan Approval • Both Boards of Commissioners will have input and approval on proposed redevelopment plan • Pittsboro • Hold contract with selected consultant • Lead point on project process • Chatham • Interlocal Agreement with Pittsboro 50 QUESTIONS 51  Chatham County, NC Text File File Number: 24-5604 Agenda Date: 10/28/2024 Version: 1 Status: Board Priorities In Control: Board of Commissioners File Type: Agenda Item Hold a general discussion on the TriRiver mergers Introduction & Background: Chatham County will offer an overview of the merger and what expectations are. Recommendation/Motion: Hold a general discussion on the TriRiver mergers. Chatham County, NC Page 1 Printed on 10/24/2024 52  Chatham County, NC Text File File Number: 24-5605 Agenda Date: 10/28/2024 Version: 1 Status: Board Priorities In Control: Board of Commissioners File Type: Agenda Item Agenda Number: Receive a presentation on the Pittsboro scenic overlay district Recommendation/Motion: Receive a presentation on the Pittsboro scenic overlay district. Chatham County, NC Page 1 Printed on 10/24/2024 53  Scenic Overlay District Pittsboro & Chatham County Joint Meeting – October 28th, 2024 54  Purpose And Goal The Scenic Corridor Overlay District is established to enhance and protect the visual appeal of identified thoroughfares within the Town of Pittsboro. It should provide a sense of arrival via a smooth transitional zone for residents and visitors traveling the major entrance roads and gateways to the Town. The goal of this District is to protect and to enhance the scenic value of the corridors through development standards. These standards will preserve the character of the Town by providing an aesthetically appealing experience for those traveling the corridor; provide multi-modal transportation options for travel; and ensure a safe transportation corridor for motorists, bicyclists, and pedestrians. 55  East and West Street Corridor There shall be two zones created under this District, a High Area of Vegetation (HAV) and an Intermediate Area of Vegetation (IAV) i. High Area of Vegetation (HAV): Within this District, the following standards apply: a) 50’ buffer with limited uses. This corridor may be used for passive recreation and bona fide agricultural uses. b) No building construction, parking, land disturbing activity, signs, tree removal, lighting (other than street lighting provided by the Town or the North Carolina Department of Transportation, and driveway or private road lighting provided that said lighting is fully provided by full cutoff fixtures) 56  East and West Street Corridor i. Intermediate Area of Vegetation (IAV): within this District, the following standards shall apply: a) 30’ buffer with limited use. This corridor may be used for passive recreation and bona fide agriculture use. b) A 50% increase in required landscape requirement as outlined in section 5.4 of the Unified Development Ordinance (UDO). c) No building construction, a maximum of 50% allowable parking may occur within this buffer if allowed elsewhere within the Town’s UDO, no more than 50% tree clearance, no monument nor highway signs, other signs are permitted with a 50% increase in landscaping requirements and a 50% reduction in lighting allowance as stipulated in the Town’s UDO, no lighting (other than street lighting provided by the Town or the North Carolina Department of Transportation, and driveway or private road lighting provided that said lighting is fully provided by full cutoff fixtures) 57 58 59 60 61  Hillsboro Street Corridor This corridor shall be further separated into two zones: Modern and Historic Transition Zones. i. Modern Transition Zone: Within this District, the following standards apply: a) A 150’ buffer zone with the following usage not permittable: a. Drive through b. Carwash c. Fast food restaurants d.Food trucks e. Gas stations f. Car dealership g. Vehicle repair h. Auto parts stores i. retail over 40000 sqft ii. A 50’ buffer zone where no building construction, a maximum of 50% allowable parking may occur within this buffer if allowed elsewhere within the Town’s UDO, signs are permitted with a 50% increase in landscaping requirements. iii.A 75% increase in required overall landscape requirement as outlined in section 5.4 of the Unified Development Ordinance (UDO). 62  Hillsboro Street Corridor Historic Transition Zone: Within this District the following standards shall apply: a)A 200’ buffer zone with the following usage not permittable: a. Drive through b. Carwash c. Fast food restaurants d.Food trucks e. Gas stations f. Car dealership g. Vehicle repair h. Building exceeding 35’ b)A 30’ buffer zone where no building construction, a maximum of 25% allowable parking may occur within this buffer if allowed elsewhere within the Town’s UDO, other signs are permitted with a 50% increase in landscaping requirements. c)A 75% increase in required landscape requirement as outlined in section 5.4 of the Unified Development Ordinance (UDO). 63 64 65 66 Modern Transition Zone 67  Applicability and Exemptions A. Applicability. The Scenic Corridor Overlay District shall apply to all principal buildings on lots or open uses of land constructed, reconstructed, or established after the date of the Unified Development Ordinance, except as exempted or otherwise provided below. B. Exemptions: The Gateway Corridor Overlay District design standards shall not apply to: 1. Single-family detached dwellings or two-family dwellings on their own lots. 2. Change in use, which does not result in an increase of two or more uses in the Principal Use Table. Except where the use is changed to another use other than a single family residential or two-family dwelling. 3. Those projects that have an approved Planned Development in compliance with the UDO. 68