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North Carolina Geodetic Survey (NCGS) Orange/Alamance County Boundary Resurvey

 

91% Proposal

On December 6, 2010 the Alamance County Board of County Commissioners voted in favor of a motion to adopt the 91% line. They also voted in favor of the motion to submit another joint Bill to allow both counties to work on the final 9% of the Alamance-Orange boundary.

On December 14, 2010 the Orange County Board of County Commissioners voted in favor of a motion to adopt the 91% line. They also voted in favor of the motion to submit another joint Bill to allow both counties to work on the final 9% of the Alamance-Orange boundary.

A joint 91% Bill and a joint 9% Bill were submitted to the Legislature for the Spring 2011 session. Both Bills passed and the 91% Line became official on January 1, 2012. Both Counties have until July 1, 2012 to transfer services for the properties that have changed county jurisdictions.

9% Proposal

On October 17, 2011 the Alamance Board of County Commissioners motioned to accept the 9% proposal. The Commissioners voted in favor of the motion.

On October 18, 2011 the Orange Board of County Commissioners made a motion to approve the Resolution of the Orange County Board of Commissioners Approving the 9% Orange-Alamance Boundary Line area. The Commissioners voted in favor of the motion.

A joint 9% Bill was submitted to the Legislature for the Spring 2012 session. The Bill passed and the 9% Line will become official on January 1, 2013. Both Counties have until July 1, 2013 to transfer services for the properties that have changed county jurisdictions.

 

November 29, 2010 meeting:

View some of the maps presented at the November 29, 2010 joint meeting of the Orange and Alamance Boards of County Commissioners.

The purpose of the meeting was to discuss boundary line adjustments that meet the criteria of the joint commissions and 2010 Local Bill 1362 (Session Law 2010-61).

No formal vote was made at the meeting. The purpose was to receive input before a formal vote in December 2010.

Changes will be effective in 2011 when a local bill is approved, to become effective January 1, 2012.

November 9, 2009 meeting:

Download Alamance/Orange County's PowerPoint that was presented at the November 9, 2009 meeting.

Information:

Below are links to answers addressing questions about the proposed Orange/Alamance County Boundary Resurvey. 

Additional questions regarding this topic should be addressed to:  

Bruce Walker, Alamance County GIS Manager

124 W.Elm Street

Graham, NC  27253 

(336) 570-4102 

bruce.walker@alamance-nc.com     

 

OR

Brian Carson, GIS Project Coordinator I

P.O. Box 8181

131 W. Margaret Lane, Suite 201

Hillsborough, NC  27258

(919) 245-2595

bcarson@orangecountync.gov

Frequently Asked Questions about the Proposed Orange/Alamance County Line Boundary Resurvey:

 

Following are questions raised at the September 3 and 4, 2008 public information meetings and responses to the questions:

 

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  • What is being proposed?

 

The North Carolina Geodetic Survey staff (NCGS), by request of the Boards of County Commissioners of Alamance and Orange Counties, is preparing a survey of the Alamance/Orange County line using modern survey techniques.  There are differences between where each county’s officials believe the line is situated on the ground and on maps.  The State’s current survey and mapping efforts will establish the physical location of the county line on the ground.  The physical location may vary from the lines developed by the tax departments of the two counties over the years.

 

 

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  • Why are changes proposed now?

 

With increased development activity along the Alamance/Orange line, it has become increasingly important to be able to tell people with certainty in which county all or portions of their property lies.  There has been confusion for property owners regarding in which county they are located for school, voting, tax, and social services purposes.  Resolution regarding the location of the official county line is necessary to clear the confusion.

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  • How will this affect my property?

 

Some properties that were previously "Orange County parcels" will become Alamance County parcels while other properties that were previously "Alamance County parcels" will become Orange County parcels.  These changes will affect which schools children attend, in which county residents vote, where residents receive government services, which county collects property tax, how a parcel of property is zoned, and other topics.  Details on how some issues will be handled have yet to be worked out between the two counties.  The Boards of Commissioners of both counties will be given the opportunity to discuss entering into an Interlocal Agreement to address the details of many issues.  County and School Board officials are currently communicating to determine if allowances can be made to keep children who are already in a certain school district within that school district if a parcel is changed to a different county.

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  • Will my property taxes be affected?

 

Each County’s Board of County Commissioners sets the property tax rate each year as part of the County Budget adoption process.  The amount a property owner pays for property tax is dependant on the tax rate and the appraised value of the land and all improvements (i.e., building(s)) situated on the property.  Property appraisals for tax purposes are completed by the County Tax Assessor’s office.  Orange County’s Tax Assessor’s office has additional information regarding how property is valued on its website. 

 

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  • Will my property value be affected?

 

Property values are based on market factors.  These factors certainly may vary from one county to another.  Orange County revalues every four years. The next scheduled Orange County revaluation will become effective on 01/01/2009.  Orange County’s Tax Assessor’s office has additional information regarding how property is valued on its website. 

 

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  • Will this action cause any issues for me with my mortgage holder?

 

Property owners with mortgages are encouraged to contact their mortgage holder to determine any issues a specific mortgage holder may have regarding this topic.

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  • What happens if I have an active building permit from one county and my property listing is moved to the other county?

 

Details on how some issues will be handled have yet to be worked out between the two counties.  It is expected that the inspections will be completed by the jurisdiction in which the job was permitted. However, if the permit has been applied for and no inspections have been done, the applicant may have to reapply for a permit with the new jurisdiction.  This is a topic for which details still need to be worked out.

 

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  • If I have an active building permit from Alamance County but have not yet received my Certificate of Occupancy (CO) and get moved into Orange County, do I have to pay the Orange County Educational Facilities Impact Fee before I get my CO?

 

Details on how some issues will be handled have yet to be worked out between the two counties.  It is expected that the educational facilities impact fee would apply, as the Orange County Educational Facilities Impact Fee Ordinance requires that all new residential uses within the County pay the fee prior to issuance of a C.O.

 

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  • If I paid an Orange County School Impact Fee and my property gets moved into Alamance County, do I get an Impact Fee refund?

 

This is a detail to be addressed through the anticipated Interlocal Agreement between Orange and Alamance Counties.  This topic has not yet been discussed nor researched for legal implications.

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  • If there is an ongoing code enforcement action (Stop Work Order, for example), how will that be handled if the parcel moves to a different county?

 

Details on how some issues will be handled have yet to be worked out between the two counties.  It is expected that any existing Stop Work Order or other enforcement actions would be transferred to the new county.  Each county will make a determination on whether the enforcement order applies to its regulations and take appropriate action.

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  • What are the next steps and when will a decision be made?

 

Two public information meetings will be held.  The first meeting will be on Wednesday, September 3, 2008 at 6:30 p.m. at Hebron United Methodist Church – Fellowship Hall, 2325 Mebane Oaks Road, Mebane. 

The second public information meeting will be on Thursday, September 4, 2008 at 6:30 p.m. at Mebane Arts and Community Center, 622 Corregidor Street, Mebane.

Each county will also hold a formal public hearing regarding the location of the county line.  The dates and times of the hearings will be posted here when they are known.  Additionally, citizens can stay abreast of Board of County Commissioners meeting agendas to know when the public hearing will be held in each county. 

Each Board of County Commissioners will make a final decision after its public hearing.  A decision can be made at the same meeting as the public hearing or at a subsequent Commission meeting. 

 

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  • Is all the property along the disputed line currently taxed and by being so doesn’t that constitute a de facto line that could be followed after a subsequent subdivision?

The property along the line is being taxed but the creation of tax maps and the property taxed thereby does not change the legal and physical location of the county line. The NC Attorney General, Rufus Edmisten, in an October 4, 1977 opinion letter to the Alamance County Board of Elections stated that tax collectors and the maps prepared by tax collectors do not change county boundary lines as established by the NC Legislature.

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  • Is the county line being altered or relocated by the NC Geodetic Survey?

No.  The physical location of the county line is not being altered or relocated. The original location of the Alamance County / Orange County survey of 1849 has been confirmed by the 1893 County map, the 1977 USGS map, NCDOT maps, US Department of Agriculture maps and most recently the research and work of the NC Geodetic Survey, a division of the North Carolina Department of Environment and Natural Resources, has confirmed the location of the 1849 line.

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  • Is the NC Geodetic Survey a county agency and has any county had any input or advice as to how the survey was to be performed?

No. The NC Geodetic Survey is a division of the North Carolina Department of Environment and Natural Resources and is not a county agency. Neither Alamance County nor Orange County provided any influence, instruction, or advice to the NC Geodetic Survey as to how the survey was to be conducted and the maps prepared.  The process is set forth in North Carolina law General Statutes Section 153A-18.  Both counties are bound by this law and are following the law to address the county line issue.

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  • Will the grandfathering of services, schools, and emergency services access follow the established line as it is now?

Any agreements regarding services must be made by the Boards of Commissioners for each county. Current services may be grandfathered as a possible option to remedy the concerns of property owners and provide a transition period.  However, the elected Boards of Commissioners will determine if the grandfathering of services is acceptable.

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  • Will school age children be forced to change schools due to the boundary line location?

This is an area that must be addressed by the School Boards for each county. School age children may be allowed to remain in the schools they currently attend if the respective school boards can reach an agreement.

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  • What impact will the monumenting of the original county boundary line have on current Department of Social Service clients that are either in Orange or Alamance Counties?

County residence is not an eligibility requirement for Medicaid. DSS procedures allow the transfer of the client to the proper county within North Carolina to ensure the continuation of services. These same procedures would enable current clients to transfer services from Alamance to Orange or from Orange to Alamance.

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  • Where would deeds be filed if property is divided by a new boundary line?

Deeds and other records usually recorded with the Register of Deeds would be rerecorded in the appropriate Register of Deeds Office. Deeds and records originally recorded in Orange were later recorded when Alamance County was formed in 1849.

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  • How would mail be delivered due to property line adjustment?

The US Postal Service delivers mail according to street address and zip code and it is not anticipated that any disruption in postal service will occur.

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  • How would people opt for critical services and who would be responsible?

Currently each county has in place mutual aid agreements that allow critical services to be provided by either county to citizens near the county line.

The monumenting of the location of the county line would not change these agreements as far as services to citizens is concerned.

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  • Are past taxes reimbursable by the county in which the property is currently located?

No.

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  • What happens to property if the boundary line is through the middle of the home?

The property would be taxed in both counties based upon the percentage of the property in the taxing county.

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  • Why change the boundary line now; can’t the boundary line remain as it is?

The location of the county line is not being changed. The county line has not moved since it was surveyed in 1849. The changes that are being made are changes in tax records to reflect the actual location of the county line as surveyed in 1849.

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  • Why does a county line have to be a ninety degree angle?

The county line was surveyed in accordance with the mandate of the North Carolina Legislature in 1849. Unless it follows a river or body of water most boundary lines in the Piedmont area of North Carolina are straight lines.

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