HomeMy WebLinkAboutMinutes - 19830822 5I1
MINUTES 1
August 22, 1983
The Orange County Board of Commissioners met in a special joint public
hearing with the Orange County Planning Board on Monday, August 22, 1983, at
7:30 P.M. in the Superior Courtroom, Orange County Courthouse, Hillsborough,
North Carolina.
Commissioners Present: Richard E. Whitted, Chair, Commissioners Ben Lloyd,
Shirley E. Marshall, Norman Walker and Don Willhoit.
Planning Board Members Present: Dr. Logan-Irvin, Chair, and Members George
Allison, Carl Walters, Frank Pearson, Alice Gordon, Nancy Laszlo. David
Sh.anklin, John Wilson, Tom Bacon and Sharlene Pilkey.
Chairman Whitted stated that in accordance with policy, the public hearing
will be chaired by the Chairman of the Planning Department.
D-1 Reauest hX u- Wens N uat_ hgng forma RP2Dnina fro
Agricultural Residential to Planned Development Industrial and Class A S ecial
Use Permit (see pages of this book)
Marvin Collins, Director of the Planning Department stated that Dr. Khye
Weng Ng and wife have requested a Planned Development-Il designation for
property located at the southwest corner of the intersection of NC. 86 North
and Coleman Loop Road. A 5.03 acre tract is proposed for a building to be used
for the packaging and production of a sweet and sour sauce.
The present zoning of the property is A-R Agriculture Residential, which
permits agricultural uses and residential development of densities of one unit
per acre. The property to the north is occupied by Major Business Forms,
Incorporated, zoned I-1 Industrial. All other property in this area is zoned
A-R, including a residential area. There are a few single family homes to the
west and east.
The planned development district proposal was established in the Zoning
Ordinance to allow single tracts of land to be planned and developed an a
unified basis. The approach to creating such districts requires rezoning of
the property, the issuance of a special use permit, and the assurance that they
will meet special criteria for planned development within the Zoning Ordinance.
The three (3) criteria for the I-1 Industrial District is set forth in section
4.2.2.1. in the Zoning Ordinance: (1) The site must be located within a
Rural Industrial Activity Node. The Orange County adopted Land Use Plan
designates the Coleman Loop Road and NC 86 North intersection as a Rural
Industrial Activity Node; (2) The lot size for individual use must be
appropriate to the method of water supply and sewage disposal. On the five
acre tract the Orange County Health Department has approved the septic tank
system, and a well is proposed; (3) There must be access directly to streets
designated as arterial or collector by the Land Use Plan. NC 86 North has been
designated as an arterial street in the Land Use Plan.
In terms of the general standards with Special Use Permits, the application
must be approved unless it can be shown that the use will not promote the
general health, safety .and welfare if location were proposed in accordance with
the plan submitted; if it will not maintain or enhance the value of contiguous
property; if it is not in accordance with the adopted land use plan.
Mr. Collins noted, a number of Planned Development standards applicable to
Dr. Weng's situation: (1) concentration of complementary use must be
encouraged; (2) the site must serve as an alternative to strip development; (3)
the minimum lot area is at least two acres; (4) there is a footage requirement
of inn feat nn �rFarial etroa+ wr Ac nnA Annrnvimai-alv 7F7 f0pi. iiz nrnviAPAt
514
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(5) the use as requested is for the manufacturing of sweet and sour sauce, and
it is a reasonable use; (6) in terms of employment limitations, the maximum
square footage allowed for the industrial building is approximately 15,775
square feet. The building, as shown on the site plan submitted by the
applicant, shows 6300 square feet to be developed in two phases of 3,150 square
feet each.
Open space is required and the site plan shows 179,653 square feet. The
applicant has provided 212,790 square feet, exceeding the Ordinance
requirement. In terms of parking and loading, there must be one parking space
for each employee: there will be four employees employed in each phase and four
parking spaces are .available as shown on the plan. One loading space is
required, and also shown on4the plan.
In terms of adjacent land use relationships the applicant has proposed at
least a fifty foot buffer around the clearing limit area of the property except
where the entrance is closed off at NC 86. In terms of traffic generation,
this will be a very low traffic volume generator, with only about four to eight
trips a day.
In response to Commissioner Willhoit's concern for the septic tank system
and its expansion capability, Mr. Collins stated that the system was comparable
to one used to service a household with a maximum of four people. Mr. Rick
Cannity stated that the process used is an efficient no waste system.
In response to Dr. Irvin's questions relating to sterilization and method
of cooking the sauce, Mr. Cannity stated that there are no preservatives put
into the sauce, but all the bottles will be sterilized and the sauce will be
boiled on electric stoves.
Mr. Cannity stated that at the present time the market area is only in
North Carolina. However, with the Hillsborough water service, the company
could obtain USDA approval and possibly be regionwide.
D-2 Prg2oSPA Amendment t Du-gb.
Township
Mr. Collins stated that the applicant has submitted a request that the 3.01
acres be rezoned from R-1 to R-4 medium intensity residential. The first
recommended criteria of the maintenance plan is that the land be located in an
area that is in the process of being changed from rural to urban, and public
utility and service should be provided within a ten year period. In this case,
one land use plan extension has already occurred on the west side of NC 86, and
the property has been designated as a transition area. It has also been
rezoned and is currently under development.
The land must possess a slope of less than 15%. On this piece of property
there are no radical problems which will prohibit development. The property is
located outside of the one hundred year flood plain area as identified by the
Corp of Engineers. The soil condition is considered good.
Water and sewer have been extended to serve Wildwood Phases I and II, and
can easily be extended to service the 3.01 tract; are no known federally
acknowledged historical and cultural sites within the area that this
development will impact. Access to NC 86, which has been designated as an
aerial road, is available and is located within less than five minutes
commuting distance from major commercial centers in Hillsborough. It is
located away from areas that would have a detrimental impact on the existing
agricultural use in the planning area. For these reasons, the request is.
consistent with the criteria established in the Orange County Land Use Plan for
the Ten Year Transition Area.
3
Ms. Eleanor Russo noted that the proposal for four dwellings to an acre
might set a precedent and create a highly dense area. She questioned what kind
of strain this type of development would have on police protection, etc.
Dr. Irvin stated that the facilities in question were adequate.
Ms. Lee Ricketts questioned whether the four homes to an acre would cause a
strain on the pressure of the water lines for adjoining areas such as Joppa
Oaks? She noted the only fire protection from Joppa Oaks came from the
Hillsborough Fire Department.
Marvin Collins described the utilities already located in this area and
stated that the effect of the additional water pressure will not be
overwhelming. The Town of Hillsborough has agreed to accept all water and
sewer lines in Phases I and 11 of Wildwood, and have indicated that this
development can be served by them.
Mr. Joe Perkins stated that residents of Joppa Oaks could not get water
hydrants in -the area because the fire department will not hook a hydrant to
anything less than a six inch pipe; the pipes in place are two inches.
Ms. Hilda Brody raised her concern for Hillsborough's extensive use of
water resources, noting specifically Seven Mile Creek.
Dr. Irvin noted that Cates Creek empties below Seven Mile Creek, so the
chances of contamination of Seven Mile Creek to Cates Creek would be virtually
nil.
Ms. Nancy McCoy stated that she lives on the corner of Jasper and Lonnie
Drives and she does not have enough pressure for her washing machine or to fill
the bathtub.
Chairman Whitted raised some question regarding the timetable for the 12
inch main mentioned in the Harmon Young Study and the area the main will serve.
Mr. Collins stated that the property on the lower side of Southern Railroad
will be developed for industrial purposes, and the lines will accomodate this
area and Wildwood Phase II. Commissioner Whitted was told by members of the
Planning Staff that these lines could possibly serve Joppa Oaks first.
With no decisions made, Dr. Irvin concluded the hearing on •this item.
D-3 RaZ.gning. Re (see pages of this
book)
Marvin Collins noted this request involved the same 3.01 acres on the east
side of NC 86. The requested zoning classification would allow for residential
development densities up to four units per acre. The proposed zoning
classification is R-4, allowing four units to the acre, with a minimum lot size
requirement per dwelling of 10,000 square feet.
The intent of the R-4 district is to provide locations for low and medium
intensity residential development. The Zoning Ordinance contains three
criteria which must be met: (1) The area is designated by the Adopted Land
Use Plan as a transition area and can reasonably assume annexation by
municipalities within the projected period; (2) The individual should be aware
that the water and sewer lines available to the site with approval by the State
and the Town of Hillsborough can be extended; (3) Entrance access must be by
way of the street classified as arterial or collector. NC. 86 has been
identified as arterial.
Police protection in this area is provided by the Orange County Sheriff's
Department and is located in the Orange Fire District which is serviced through
Hillsborough for fire protection.
Mr. Collins stated in response to Ms. Pilkey's concern for buffers and the
widening of NC 86, that NC 86 has an existing 100 ft. right-of-way. The plan
nraaantarl chnwaA i-ha hnffar avtanAinn alnnn NC' RA_
514
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Approximately eight children will be residing within the subdivision to be
developed. Four of these children will attend Efland Cheeks School, and the
four others will attend the middle school, junior high or high schools.
No citizens commented and the hearing on this item was concluded.
D-4 Rrgpgggd Arga Plan for the Egrmgn Young Commercial Transition &ctivity
Node HB-4
Ms. Susan Smith of the Planning Department stated that the Land Use Plan
for Orange County adopted in 1981 by the Board of Commissioners included the
land use plan for the Harmon Young area study. Under this Plan there was a
concept of designated activity nodes which are centers for commercial and
industrial development. These centers were of various shapes and sizes and
primarily they were located at major intersections of the County, generally
reflecting historical development patterns.
At the time of the adoption of the Land Use Plan, it was understood that
the plan would be updated and refined on a continuing basis to reflect changing
needs or development priorities in the County. A number of area studies for
the activity nodes were proposed for . the County and included in the Planning
Department's 1983-84 work program, and the Harmon Young Study was listed as a
priority area study.
Ms. Smith noted that due to increased development of this area, the Board
of Commissioners (on January 4, 1983) , asked that the Planning Staff look at
Harmon Young as a priority area study. The study area is approximately 3,000
acres in size and includes areas in a large portion of Hillsborough Township
and also in Eno Township.
In an effort to involve people in the development of the area plan, a
number of community surveys were taken whereby every resident in the study area
received a community survey form, and the results are available in the Planning
Department. Four public meetings were also held. Advisory Council meetings
were held to get specific input from people who had worked with the development
of the land use plan in the townships.
The staff had done data analysis to (1) identify planning issues and
concerns; (2) specify development of goals and objectives; and, (3) formulate
alternative development plans.
On the land use map, Ms. Smith pointed out five residential land use
designations identified as urban area, the ten-year transition area, the
twenty-year transition area, rural-residential area, and a rural-agricultural
area as well as a commercial category plan designation focused on the I-85,
N.C. 86 interchange which is circular in area and is about one-half mile in
diameter and excludes residences along old NC 10. The Eno Division of Duke
Forest is designated as a public interest area.
Since the adoption of the Land Use Plan in 1981, there have been three
amendments: (1) to extend the Commercial Transition Activity Node south to
include the Piedmont Power Operations Center; (2) the extension of the ten--year
transition area to include the Freeland Tract to the south of the Town of
Hillsborough; and, (3) the current proposal to extend the transition area to
include the 3.01 acres on the east side.
The proposed Land Use Plan for this area excludes the area within the Town
of Hillsborough's planning jurisdiction. The ten-year transition area is
extended south of Oakdale Drive to include all of the southeast corner,
reflecting the presence of the I-40 proposed interchange. The ten-year
transition area has been extended to the east of Old 86, to reflect some
residential strip development that will occur along the road. Also designated
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5
as ten-year transition area are existing developments of Joppa Oaks, Byrdsville
and Colonial Hills, which will reflect existing development patterns. The
undeveloped area north of I-85 and south of US 70 also has been designated as a
ten-year transition area.
The twenty-year designation is retained for the northeastern corner.
Primary concerns expressed by residents of the area regarding the proposal
are: (1) that the plans adequately reflect what the residents expect in ten to
twenty years, especially for growth generated by I-40; (2) need to limit
industrial development of the area to low impact light industriaL users;
and (3) concern for being surrounded by commercial or industrial use.
Commissioner Whitted suggested that the County make a request to the
Department of Transportation to study the speed limit on NC 86, requesting the
limit be reduced to 45 mph. He also noted that the Department of
Transportation is looking at what is necessary to have roads in Joppa Oaks meet
state standards for a school bus routing plan.
Dr. Irvin noted on the plan map the Industrial District between NC 86 and
the line dividing the County Planning District with the Hillsborough Planning
District. He asked if this area could be extended to the end of the line, or
at least close to the 15% slope which might form a natural buffer between the
industrial area and the residential use.
Ms. Susan Smith stated the Staff was trying to avoid multi-jurisdictional
designations as well as staying as far away from Cates Creek as possible. In
response to Ms. Ricketts concern for excess water flow from the Piedmont area
into Joppa Oaks, Ms. Smith noted that the water will be drained from the
back-side of Piedmont Power back toward the front and away from Joppa Oaks.
Ms. Smith stated that the new transition area is about 320 acres which
includes the small portion south of the railroad tracks and noted on the map
the area designated for the twenty-year transition.
In response to questions raised by Mr. Joe Ferguson, Ms. Smith noted the
zoning in this area is R-1, one unit to the acre until rezoned, and taxes will
reflect the zoning designation. As development occurs there will be more
involvement with issues such as public safety and recreation; the Planning
staff would like to enter into negotiations for recreational facilities, and
some are being required as a result of the Freeman tract development. At this
point there are no plans for a public recreation area; the recreation areas
that will be provided will be a part of tracts being developed.
Dr. Irvin noted that the Board of Commissioners will give consideration to
Joppa Oaks' need for recreation. He also stated that in Phase II of Wildwood
some recreational area is being provided as one of the provisions of R-5
densities.
Dr. Irvin complimented the Planning staff for an excellent job and declared
the Joint Public Hearing of the Board of Commissioners and the Planning Board
adjourned.
Chairman Whitted noted that there were other items on the agenda, and
requested a five minute break.
Commissioner Norman Walker was not present after the break.
A. 13QARD_ 4KNF,=
Commissioner Willhoit added the Efland Sewer Extension for discussion.
Chairman Whitted added the Landfill Reclamation Bids for consideration.
B. AUDIENCE CQWgNTs
1• M=ERS ON THE:_PBINTZp_,AGZLM
There were no comments.
WIA TTFAC *inm nM muR VVTWMRn aaRmnA
sic
- 6
There were no comments.
C. REPORT[ ater TAs__ZPzae
Chairman Whitted noted that packages had been .made available to the
audience and any comments would be appreciated in an effort to prepare a
statement for Secretary Grimsley. He noted the package included a statement
presented to him at the Environmental Management Public Hearing, stating that
the NRCD proposal to upgrade the Falls, Jordan and Neuse Lakes is supported by
the Triangle J Council of Governments (COG) . This statement represents the
position of the Water Resources Advisory Committee of the Council of the
Governments, and was also approved by the Executive Committee. He noted that
this is considered a water goal and not an endorsement of the present condition
of the lakes. Support is also noted for the designation of both watersheds as
nutrient sensitive. Another concern is emphasis on the drinking water quality
rather than for the existing algae and nutrients.
Chairman Whitted noted that it was asked that the Environmental Management
Commission create a new enhanced protection designation to adequately address
the existing problems, such as inorganic substances and traces of metal.
The Chairman noted the second document, entitled 'Possible Falls/Jordan
Management Strategy' is a working document used by the Water Resources Advisory
Committee at its August 17, 1983 meeting. He noted two sections Urban Runoff
-Existing Areas and Urban Runoff-New Development were areas where Orange could
be most effective in both watersheds. He stated that proposed management
strategies have been presented to the Water Resources Advisory Committee and
COG, but none have been voted on by the Committee or COG. (See attachment.)
Other areas of discussion were the Wastewater Treatment, Hazardous Material
Spills, and Equity Sharing. He noted that as the Board of Commissioners look
at the development of the two watersheds, there should be some consistency from
one jurisdiction to the other, and this should be one of the concerns addressed
in the community with Secretary Grimsley.
Commissioner Whitted also noted the proposed water quality goals of the
Falls Watershed Management for nutrients, sedimentation and stormwater runoff
and the pie charts which demonstrated the various watersheds and the inputs of
surrounding counties.
Commissioner Whitted noted that the City of Durham's response to Secretary
Grimseey will primarily encourage a City and County Sedimentation and Erosion
Control Ordinance. The City of Cary has endorsed the statement made by
Commisssioner Whitted for the Triangle J Council of Governments.
Commissioner Whitted noted that in the statement to Secretary Grimsley, the
County should emphasize the Sedimentation and Erosion Control Ordinance. He
noted that the statement should also indicate the County's willingness to work
with the Soil and Water Conservation District in an effort to develop the best
management plans for agricultural use, indicating a need for more manpower in
this effort. There should be a user fee applied for recreational and drinking
water use, thus creating a pool to assist farmers in the local store for
payment of management plans. He also noted a need to get some input from the
NRCD Staff in an effort to determine how the County is going to reduce
phosphorous.
Commissioner Willhoit noted that because Orange County is less developed
than other counties, there is a higher agricultural contribution, especially as
this relates to Durham and Wake Counties. He noted that because Durham and
Wake Counties utilize a larger portion of the watershed than Orange County,
this should be a primary consideration as limitations are addressed.
51_
7
Commissioner 4`hitted noted that he would continue working with members of
the Planning staff to develop a brief and concise statement .to circulate before
the Tuesday meeting. He noted that if there were any comments to be added,
contact should be made with the Planning staff or himself.
2n-
Commissioner Willhoit moved, seconded by Commissioner Marshall to reject
the landfill reclamation bids of August .10, 1983. (See page of this book
for a description of the bid.) VOTE: Ayes, 4; Noes, 0.
&ddQd_tpm - Efland Sewer Line
Commissioner Willhoit proposed that the Board get back on schedule with the
January proposal to adopt the amendments of the Land Use Plan, to extend
zoning to Cheeks Township, to designate future reservoir sites in the area, and
to develop a plan to finande water and sewer extensions. He proposed that the
Board table further considerations of the agreement to extend the sewer lines
to Efland School, and suggest to the School Board that they proceed with
repairing immediate needs of the system until a long range plan can be adopted.
He noted the need to get better data for determining ways to fund sewer and
water lines for Efland Estates. If a good.proposal is made showing that a lot
of low-income people can be served, then perhaps a larger FHA project will
enable the County to proceed by the first of the year.
Commissioner Marshall noted that one of the newspapers had an interview
with Wallace Harding, Finance Director, and it was indicated that the Board had
taken action in appropriating monies to the schools and that the funding was in
jeopardy.
Commissioner Willhoit noted that the funds were to be held in contingency.
Commissioner Whitted added that because of pending items in the General
Assembly, $100,000 was put in capital reserve until the General Assembly action
was known. - He stated that the action is known now and all the funds did
materialize.
Ken Thompson, County Manager, noted that presently the tax rate for the
Efland area is 31% based on $861,000 in value for forty-four lots .and
improvement.
Commissioner Whitted stated that the sewer line issue is being tabled until
September 6, 1983 (as recommended by Commissioner Lloyd), but there is a need
to give the School Board some indication of the Board's willingness to provide
the funds to repair the system. This is necessary not only to open the school,
but so that the Environmental Management Commission will continue to give a
discharge permit. He also noted that the Board should relay to the Town of
Hillsborough that the cooperation shown in their effort to extend the sewer
service to the Efland area is appreciated.
_ Commissioner Willhoit moved, seconded by Commissioner Marshall, to
appropriate $100,000 to each system (Orange County School System and Chapel
Hill-Carrboro School System) , and make a decision on the $67,000 on September
6, 1983. VOTE: . Ayes, 4; Noes, 0.
Mr. John Forest, Chief of the Hillsborough Fire Department, addressed
concerns made earlier during the public hearing, stating that fire protection
for the Joppa Oaks area is adequate, and there is no problem with the water
supply. He stated there are no hydrants in Joppa Oaks.
With no further business for the Board to consider the meeting was
adjourned by consensus.
Richard E. Whitted. rha4r
Sharon Allison, Acting Clerk
APPROVED 1/1T/84
I CLASSIFICATION
APPLICATION FOR CHANGE OF ZONING .DISTRICT
DATE July 1 S__148;i_
The Honorable Board of County Coranissioners
Orange County, North Carolina
C014i4XSSZONERS:
The undersigned request that property located on Tax Map Nun.ber 3 ��
Block number - --- Lot nurtberpIrp 28 Shown on'the accompanying plat,
Agicultural-
which is presently in an . Residential Bj strict be- rezoned to
P.D. Industrial for the following reasons:
_ t _ ahe n o er yam.& esianated' as a_rurg1_ industri<
twity n de by the do ted land use 1
• 2, Access to the property is proposed to be directly on the an arterial
rO;3 86
The Co .0.$g d use is' i Lc II ity witbL the permi ttad_ ruse_ lahle_fa
the industrial- I Zoning District
4.The planned development designation will rdvide rotection for the
existing adjacent residential uses whi32911odng the development of _
the -propertX for an industrial use.
Signed: Address: `
N Rt. 3 Bgx 182
Hillsborough, N.C. 27228 _
REZ414ING REQUISST"CH1 CKLIST_
' illsborough 11 C 27278
t Kh a Weng N wife Guat Ghena�ADDRESS�R �++p Rnv ,- _...
ail ER S NAME Y ,
Current zonina_.AR Total number of acres,, ,', Current land use Woodlaltid - Pasture
prapageA.land use Food Processin
Type if rezoning Yequested P D - Industrial .:
Public Community
Of lot P/Q 28 I'ropo§ed Water Supply:
Tax ma,� #_3_ploek 0 Number —
Public Community Individual septic tank X'
! Individual x ,t: Proposed Sewage Treatment: ^_.,.._—, 1g�a�
Access onto state road $ NC Average daily traffic count on the state road�Y�(30 A1)T ue9c ibe existing
[1 critical areas: Flood prone areas NQ,N Poorly drained areas NONE
Streams NONE
Other,sensitive areas NONE
-Describe land uses int General Area u 1
ti Industrial
Adjacent parcels of land
Fire District Or ange Rural
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022
I
ORANGE COUNTY PLANNING DEPARTMENT
M SBOROUGH
NORTH CAROLINA
27278
b
IT
1
10: ORANGE COUNI-Y PLANK-MG DOAR.D
FROM: PLAWING DEPARTNlEM STAFF
DATE: August 8, 1983
RE: Z--2-83 JAM RAY FREU= (REZONING REQUEST)
aKUR4r.'INFnRMATICN
Applicant: James Ray Freeland
P.O. Box 113
Hillsborough, N.C. 27278
Location: East side of N.C. Highway 86 south of Interstate
85 and the Southern Railroad
Requested Action: Rezone from R-1 Residential to R-4 Residential
Purpose: To enable residential development on 10,000
sq. ft. lots in order to provide less expensive
single-family homes.
Lot .size: 3.01 acres or :131,115.6 sq. ft.
Existing Land Use: Vacant, wooded tract.
Surrounding Land Use Nosh - NC-86 artJ an R-5 undeveloped district
and Zoning: an the north-west side of NC-86
South - PD-0I district where Piedmont Power is
proposing:- an office--operations center
East -- R-2 district in Joppa Oaks Subdivision
West - NC-86
Land Use Plan: The Land Use Plan would have to be amended to
change the designation of the subject property
from Rural Residential to 10 Year Transition.
The requested R-4 residential district is one
of seven (7) residential zoning districts identified
in the Land Use Plan as being compatible with the
10-Year Transition Area designation.
i ;
02
i
I
Pppli cable Regulations: Listed below is a comparison of uses permitted in
i the R-1 and R-4 Residential districts. 'r*n indicates
a use permitted by right. "A`.' indicates a specific
use permit is required front the Planning Board/Board
of Ca missioners. 'B" indicates a special use permit
is required from the Board of Adjustment. "0" indicates
the use is not permitted.
COMPARLSCN OF PERMITTED USES
- Use by right
A - Class A Special Use 0 -- Not permitted
B - Class B Special Use
PEHKrr D USxS R-1 - R-4
Day nursery, day care, private kindergarden B B
DwelLW; single-family
Dwelling; two-family
Dwelling; multiple-family 0 9
Dwelling; mobile home
Family care hone' :'
Group care facility B B
Residential hotel (Fraternities, etc.) 0 0
Rooming house 0
Temporary mobile hone B B
Tourist hone 0
Accessory uses #
Airport, general aviation A 0
Botanical gardens
Building; portable B B
Bus passengar shelter
Cemetery B B
Church
Community center B B
Extraction of earth products A A
Governmental -- protective services
Lsxidfill (2 acres or more) A 0
landfill (Less than 2 acres) B O
Parks, public and non-profit
Public utility stations/substations A A
Rad o/TV towers .. B
Schools #
Tram+.i ssim lines B B
Universities 0
Governmental facilities
Water/Sewer pump stations
Social Clubs or lodges 0
Greenhouses (No ari-premise sales) 0
Kennels/Riding stables B 0
Recreational facilities (non-profit) B B
Golf club/country club
i
024
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Other applicable regulations are as follows:
DIMENSIONAL REQUIREDEMS R-1 R-4
Lot area/dwelling unit 40,000 sq. ft. 10,000 sq. ft.
Lot width 130 ft. 75 ft.
Front yard 40 ft. 25 ft.
Side/rear yards 20 ft. 10 ft.
Building height 25 ft. 25 ft.
i
SITE EEVELOPMENT - COMPARATIVE ANALYSIS
1 To give some indication of the impact of development of the 3.01 acre tract, the
density standards of the R 1 and R-4 zoning districts were applied to deter-rdne
the rP-KJ:raw,^, nwrbe-r of houses units which could be placed on the site. =them d;4rds
for estimating traffic generation, water conswnpti.on, sewagre flow and school
student population were then applied to ascertain the effect of the project on
thoroughfares, public utility systems and schools. These calculations are shown
an the accompanying table and discussed in the "Application Criteria" section.
APPLICATION CRITERIA
The R--4 zoning district is one of three (3) districts designated as "low and medium
intensity residential, districts". The purpose of such districts is to provide
locations for low and medium intensity residential development and supporting
recreational, community, service and educational uses in areas where the full range
of urban services are available or are to be provided as part of the development
process.
i Section 4.2.3 of the Zoning Ordinance states that the district designation will be
applied where the following conditions exist:
1. Designated by the adopted band Use Plan as a Transition Area which
can reasonably be expected to be annexed by a municipality in the
ensuing 10-20 years.
Staff Cangnent: As indicated previously, the Land. Use Plan must be
amended to charms the designation of the subject property to 10
Year, Transition. Given the pattern of existing development with-
in the area, it is reasonable to assume that armexation of the .
property by the Town of Hillsborough woul(' occur within 10-20 years.
2. Water and sewer lines should exist at site or be assured of installation
as part of the development process.
Staff Comment: Water and sewer lines are being extended to serve this
general area as part of the development of Wildwood Subdivision. Imnediate
water service cmbe provided by way of the extension of a 6-inch main
from Joppa Oaks subdivision. Sewer service is being extended along the
west side of N.C. 86 to serve Wildwood.subdivision. To serve this tract
a sewer line would have to be extended under N.C.-86.
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comPARATim ANALYSiS/DEffiWPmM'IMPACTS - FFWLAND 'I ACT
CHARACTERISTIC R-1 R-4
Land area (l) 3.01 acres 3.01 acres I
Street B/W Area 33 acres .bb acres
Net Development Area (22:0$)
2.68 acres 2.35 acres
Lot Area/Dwelling 40,000 sq. ft. 10,000 sq. ft.
Allowable Dwelling Units 2 10
Density (Dwellings/Acre) .75
Estimated Trips/Dwe173ng (3) 8.87 9,72
Traffic Generation 18 ADT 98 ADT
Water/Sewage Flow/Dwelling (4) 400 god 400 gpd !`
Net Water/Sewage Flow 800 gpd 4000gpd
Project Student Population (5) 4 22
Elementary 2 11 C
Middle 1 4 !
Jr. High
1
Sr. High 3
Recreation Area Required N/A - N/A
Source Notes: (1) Based on percentages tatter► from subdivisions of comparable lot size.
(2) Land area available after deduction of land required for recreational use by LUI-Land Use Intensity System.
(3) Maricopa County Trip Generatim Study
(4) John McAdams compare
(5) 2.8 persons/household = 80% of households with school age children (% Distribution - 50 Elementary;
17% Middle, Jr. high and Sr. High)
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3. Vehicular access must consist of.direct access'to a road
certified as either an arterial or-collector as designated by
the adopted Land Use Plan.
;
Staff Comment: N.C. Highway 86 has been classified as an
arterial in the Grande County band Use Plan. Direct access
to this facility is available from the property in question.
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Arterials are thoroughfares that provide the best service
(shortest travel times) to and from important employment,
shopping, edtacational and population centers. They are
j characterized by relatively high travel speeds with mint= .
interference to througA traffic.
Because of the trportance of N.C. 86 an arterial or "traffic
mover", care -irast be taken to protect this unction. In 1981,
traffic volumes along this route had reached 4,500 vehicles
per day. Given the capacity of the route (9,500 vehicles per
day) this means that an excess capacity of approximately.5,000
vehicles per day remains.
If this project is developed at an R-4 density, an additional
98 trips per day would be added to N.C. 86 based on an average
trip generation rate of 9.72 trips per day for medium density
single family dwellings.
Completion of Wildwood Phases I and II will add an additional
1,789 trips per day to N.C. 86. The total additional, trips
Per day generated by Wildwood Phases I and 11 and the proposal .
rezoning would be 1,887 trips. -
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REZONING RUQUiST'MCKLIST
Yeetani� ADDIIE83
OWNERS NAl� Sa vats z
Current zonir� 1�`R - -ToCal number.
of acres 3; �__ Current Land use II { esi�P
�'• Proposed-land use
Type of rezoning raquested - -- _ , :r.
p Slock Dumber of lots _ ;.iroposed Water Supply; Public X Community
ax map A
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Individual Proposed Sewage Treatment'. Public X' Community'______,}ndividua� septic tank
Access onto state road 0 I� Average daily'traf€ie_.count on the state road _ Describe existing
`
critical areasa Flood proms areas �evte
Poorly-drained areas iV014e
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?r :. &)ox e
Streams ]�Iatne other,sensitive areas ;; A F•;,
-Describe land uses in a General Area
r ( l {
Adjacent parcels of land *-PLOsxdCK s
Fire District
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APPLICATION FOR CHANGE OF ZONING DISTRICT CLASSIFICATION -
DATE f —1 —�
The Honorable Board of County Commissioners
Orange County, North Carolina
COMMISSIONERS: t`
The undersigned request that property located onrTax Map Number i ,
Block number Lot number �` Shown on-the accompanying plat,
which is presently.in a District be rezoned to .
-for the following reasons:
Aj
a -
Signed: Address:
E
� '. ..,
02,
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A certain tract of land in Hillsborough township, Orange
County, NC further described as:
BEGINNING at the intersection of the eastern
right-of-way of NC 86 and the western right-of-
way of Lonnie Drive; thence with the'western
right-of-way of Lonnie Drive S 10-33-56 E 610.37'
to a point in the northern line of property of
i Piedmont Electric Membership Corporation; thence
with the northern line of PEMC S 89-06-28 W 436.42'
to a point in the eastern right--of-way of NC 86;
thence with the eastern right-of-way of NC 86
N 28-07-55 E 688.11' to the point and place of
beginning; containing 3.01 acres.
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