BC 2011 10 17 Regular Meeting - Laserfiche WebLink

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October 17, 2011 (Regular Meeting) Page 687 Bedroom limits may be established for building sites that are found to be marginally suitable. A property owner may wish to build a 5 bedroom house on their acreage but the acreage may be found suitable for no more than 3 bedrooms. In this case the lot is a suitable building lot with restrictions. In this case the adjustment could vary depending on the area the land is located in. If building a three bedroom home is a reasonable highest and best use for the lot then no adjustment is required. However, if the lot is located in a area that is made up of large homes with 4 and 5 bedrooms then the use of the subject lot is impaired and consideration should be given at the determination of the appraiser. If acreage has limited or no suitability for a conventional gravity septic system there are numerous options to make the lot buildable using alternative systems or proprietary systems. The following is a list of various types of septic systems and a general estimate of their average cost. Systems that can be approved by the local Health Department: System Average Cost 3 BR Soil Depth Requirement Conventional Gravity System $ 4,000 36 inches of suitable soil Low Pressure System $ 6,000 24 inches of suitable soil Drip System $ 28,000 18 inches of suitable soil Pre - treatment Drip System $ 40,000 As little as 12 inches of suitable soil Systems that can be approved by the State of North Carolina: System Average Cost 3 BR Soil Depth Requirement Pre - treatment Surface Drip System $45,000 As little as 6 inches of (Requires 2 acres or more) suitable soil Adjustments for Acreage Requiring Non - conventional Septic Systems: (NCSS) For the area found unsuitable calculate an adjustment to the nearest 5% that will deduct the following values from the subject parcel: Suitable for Conventional System No adjustment Low Pressure System Required $ 2,000 Drip System Required $24,000 Pre - treatment Drip System Required $36,000 Pre - treatment Surface Drip System Required $41,000 Once the septic system has been installed this adjustment is to be removed. Example 1: A 10 acre parcel has been tested and approved for a drip system. Divide the total land value, say $116,000 by the Drip System adjustment ($24,000/$116,000 = 20.68% or -20% NCSS added to the existing topo adjustment. Note the amount of NCSS adjustment in the land line note field so that it can be removed once the septic system has been installed. [0120] [LDR ] [ 6201 [ ] [1.160] [4] [ .801 [ +00 +00 +00- 20 +00][RP] [ 10000.001 [ 10.0001 [AC] [ -20 NCSS] Adjustments for Acreage Unsuitable for Septic when sewer is not available: (PERK) No Suitable System Available -50% added to the TOPO adjustment Found Unsuitable in the Past -20% added to the TOPO adjustment (Alternative Systems Unknown) (Not to exceed $24,000 per 10 ac tested) Adjustments will only be applied to the acreage that has been tested. Perk adjustments require some subjective opinions from the appraiser; if a parcel has had substantial adjustment for topo applied due to certain areas being deemed unbuildable or due to the existence of flood plane on the property, then perk test for those areas need not be considered as the appropriate adjustments have already been made. The following examples are to be used by the appraiser as guidance in making adjustments for perk rejections. Example 1 - 10 ac with 1 approved site and 9 ac found to be unsuitable: If a parcel is 10 acres or less and has one building site approved for a conventional system even if other sites were rejected then the highest and best use of the parcel is a large building site and no Perk adjustment is necessary. A 10 acre parcel has been tested and approved for 1 building site; no perk adjustment is needed even if other sites were rejected.