HomeMy WebLinkAboutMinutes - 19880523~~
PAGE 1
MINUTES
ORANGE COUNTY
BOARD OF COMMISSIONERS AND PLANNING BOARD
REGULAR QUARTERLY PUBLIC HEARING
MAY 23, 1988
The Orange County Board of Commissioners met in joa.nt session with
the Orange County Planning Board for the purpose of holding a quarterly
public hearing on May 23, 1988 at 7:30 p.m. in Superior Courtroom,
Hillsborough, North Carolina.
BOARD MEMBERS PRESENT: Chair Shirley E. Marshall and
Commissioners Moses Carey, Jr. John Hartwell and Don Willhoit.
BOARD MEMBER ABSENT: Commissioner Stephen Halkiotis.
PLANNING BOARD MEMBERS PRESENT: Planning Board Chair Barry Jacobs
and members Chris Best, Carol Cantrell, Abbie Dickinson, Dan
Eddleman, Mike Lewis, Sharlene Pilkey, Prince Taylor, and Steve
Yuhasz.
PLANNING BOARD MEMBERS ABSENT: Virginia Boland and Brenda Swann.
ATTORNEY PRESENT: Geoffrey Gledhill.
STAFF PRESENT: County Manager John M. Link, Jr., Clerk to the
Board Beverly A. Blythe, Administrative Secretary Joanna
Bradshaw, Planning Director Marvin Collins, and Planners Emily
Crudup and Brad Tongan.
A. BOARD AND MANAGER COMMENTS
None
_:~ B . AUDIENCE COMMENTS
None
C. PUBLIC CHARGE
Chair Shirley E. Marshall read the public charge.
D. PUBLIC HEARING
1. Comprehensive Plan Amendments
a. Cheeks Township Component
The Staff presentation was made by Marvin Collins.
He explained that updating the Cheeks Township component of
the Land Use Element of the Comprehensive Plan is an
objective o~ the FY 1987-88 Work Program.
Work on this project began on January 21, 1988 with a meeting
of the Cheeks TAC wherein the update strategy was presented.
Public information meetings were held at Efland Cheeks School
on February 10, 1988 and March 9, ].988 to inform ca,tizens of
the process and solicit input on plan proposals. A final
meeting was conducted on May 4 to present the Draft Plan.
The Draft Plan does not differ substantially from the current
~~~
PAGE 2
plan which was adopted in 1984. Main differences include:-
The designation of an additional 3.6 acres for inclusion _,..T
in the Commercial-Industrial Activity Node on the north "~
side of US 70;
- The designation of a Rural Neighborhood Activity Node at
Efland Cedar Grove Road and Lebanon Road;
- The designation of Moorefields and County-owned lands in
the Seven Mile Creek Basin as Public Interest Areas;
- The designation of additional Rural Residential areas to
the north of Lebanon Road; and
- The designation of the Back Creek Water Supply Watershed
in the northwest corner of the Township.
Collins noted that the population projection for Cheeks
Township for the year 2005 is approximately 10,500 people,
which is an increase of approximately 4,000 over the current
population. A estimated increase of 1800 housing units is
also predicted.
Collins explained the distribution of land use plan
categories on the Land Use Plan Map as listed in the
attachment on pages ~ 3p- ~ 33 of these minutes .
Collins presented a memorandum with a citizen petition and
map ( on pages 134-13$ of these minutes ) which requested
that the property on the northeast corner of US 70 and Oak
Street be included in the Commercial-Industrial Activity
Node.
The Planning Staff recommends approval of the amended text
and map and its incorporation into Section 3.8 of the Land
Use Element of the Orange County Comprehensive Plan.
The Planning Board will prepare a recommendation on the Plan
amendment at its June 20, 1988 meeting. The Board of
Commissioners will consider the proposal for decision on July
5, 1988.
Commissioner Hartwell asked about access for the Commercial-
Industrial Activity Node north of I-85, noting that NCDOT and
fire regulations would prevent such marginal access. Collins
responded that marginal access from the service road could be
achieved as well as access through the abandoned rest area.
He also explained that access was possible from US 70 and
across Southern Railroad.
Planning Board member Best asked about the Cheeks TAC
recommendation. Planner Emily Crudup responded that the TAC
made a favorable recommendation, and there had been extensive
discussion about the possibility of the extension of water
and sewer services. Best asked why the rest area was
abandoned and Collins responded that the rest area had been
combined with another nearer Greensboro.
Jacobs asked why the Lebanon Activity Node was taken out of
the Plan in 1984 but included in the current proposal.
Collins responded that it was taken out in 1984 because it
was felt that with the expansive commercial-industrial area
designated in the corridor, smaller activity nodes to the
north and the south were not needed. In looking at the other
townships with small neighborhood-type centers, it was felt
that such nodes would serve all portions of the township and
reduce traffic impacts in larger centers.
Peggy Abrams, member of the Cheeks TAC, spoke in opposition
to the citizen petition, indicating she had been unable to
attend that latest Cheeks TAC meeting. She expressed concern
that it was being presented at the public hearing without
review by the TAC and input from those in the Efland area.
Collins responded that any time a petition is received from a
citizen during the update of a plan, it is considered within
the context of the entire update of the Plan. He noted. that
at the Efland center, most of the land south of US 70 is
designated for industrial or commercial purposes and there is
very little designated to the north. The Planning Staff felt
that this would create a greater balance.
Planning Board member Sharlene Pilkey asked that Collins
explain the node concept and the size of the proposed node.
_~ Collins responded that the node is approximately 1500 acres
in size. The proposed expansion accounts for 3 1/2 acres.
Eddleman asked if it is necessary to have a TAC
recommendation prior to the public hearing. Collins
responded that there are times when items can be reviewed by
the TAC's and their recommendations included in the Staff
presentation. There are other instances where the TAC's can
review the information from a public hearing and make a
recommendation to the Planning Board. County Attorney Geoff
Gledhill noted that the TAC is an advisory board to the
Planning Board. Marshall asked if the TAC recommendations
could be considered if they were not presented as a part of
the public hearing. Gledhill continued that the TAC's are
aids to the Planning Board and as such the Planning Board
would decide how the TAC recommendations would be used.
Mr. Dale Davis, property owner on Buckhorn Road Extension and
US 70 presented materials requesting a land use amendment to
give his property a Commercial-Industrial Activity Node
classification.
Dolly Hunter referenced her letter of petition and asked that
her lot be included in the Commercial-Industrial Activity
node. At some point in the future, she would like to build a
~~~
real estate office at the location. She noted that she was
informed by the Planning Staff that when a Land Use Plan is
being updated, it is the opportune time to request such an
amendment. She asked that her neighbors property remain as •-
they desired but that she be allowed to amend the Land Use
Plan to include her property.
Dalton Riley, property owner of two acres on US 70 adjoining
the Hunter property, stated opposition to the amendment
and that there was not a need for a real estate office in
Efland.
Chair Marshall presented a letter from Central Carolina Bank
as trustee for Moorefields indicating agreement with the
designation of a Public Interest District for Moorefields.
It requested protection in the form of a perimeter buffer
that other Public Interest Districts will receive. (Copy of
this letter as attachment to these minutes on page ). ~~
b. Eno Township Component
The Staff presentation was made by Srad Tongan.
He explained that when the Orange, County Land Use Plan was
adopted in 1981, a five update schedule was specified. In
accordance with that schedule, the components for Little
River and Cedar Grove Townships were amended in 1986 and
1987, respectively. The Plan update process for Eno Township
officially began with a public information meeting on January
6, 1.988 at which the plan strategy was presented. The
strategy consisted of collecting data, identifying
development trends, seeking community input and the creation
of draft alternative plans. A public meeting was held on
February 2, 1988 for the purposes of presenting background
data and distributing questionnaires on community
preferences. On March 9, 1988, a final public meeting was
held to present alternative plans. A quorum of-the Eno TAC
was not present at the May 3 Joint Hillsborough/Eno TAC
meeting so no TAC recommendation has been prepared.
The text of the Draft Plan is greatly expanded over the
existing Eno Township Plan. New sections include housing
stock, existing land use acreages, cultural and natural
resources, and development trends since 1981, which documents
the influence of Durham and the impact of manufactured
housing on Eno Township. Proposed amendments to the section
on land use distribution recognize the Durham Urban Growth
Area as documented in the Durham 2005 Plan adopted by the
City of Durham, while the section on circulation is expanded
to place more emphasis on travel patterns and traffic volumes
on major roads. The 1981 plan projected a population of
8,168 for Eno Township in the year 2000, which is an increase
from 4,450 in 1980. The proposed amendment increases the
projected population for
__ increase of approximately
existing Plan.
the year 2000 to 9,865 residents, an
21~ over the projection in the
The policies embodied in the Proposed Plan remain essentially
unchanged from the Existing Plan - preserving the rural
character of the northern part of the township, providing for
orderly residential, commercial, and industrial growth in the
southern third of the township and protection of Eno River
State Park and Duke Forest.
The existing Land Use Plan is roughly split east-west, with
agricultural residential in the northern two-thirds of the
township and rural residential in the southern third. Ten
year transition, those areas expected to change from more
rural to urban in the next ten years, exists in small areas
adjacent to Hillsborough. Township. Twenty year transition
also exists along the Hillsborough Township line, along with
areas in the US 70/I-85 corridor. Eno River State Park and
Duke Forest are coded as Public Interest Districts. A Rural
Neighborhood Activity Node is centered at US 70 and the 70-
Bypass while the Underwoods Store Rural Neighborhood node
extends into Eno Township. A Commercial Transition Activity
node and a Commercial-Industrial Activity node radiate out
from the US 70/I-85 corridor.
The proposed map amendments make the following changes:
1. Resource protection area - mostly steep slopes and
floodplains - are extended township wide. The
classification indicated areas poorly suited for
development purposes.
2. Agricultural areas are added township .wide to reflect
areas enrolled in the Use Value Taxation Program.
3. Agricultural residential is pulled farther south through
the center of the township as a means of additionally
buffering Eno River State Park within the context of the
existing body of the Land Use Plan.
4. Rural residential is pulled farther north through the
Palmers Grove Area.
5. Ten year transition is expanded to include subdivisions
along Lannie Drive and Old NC lo, many of which already
receive urban services from Hillsborough.
6. Twenty year transition areas are expanded to include
undeveloped land near Hillsborough surrounded by Ten
year transition, land north of Southern Railroad in the
Durham Urban Growth Area and existing commercial uses at
the intersection of Pleasant Green Road and US 70, also
in the Durham Urban Growth Area.
~~~
7. The activity nodes in the US70/I85 corridor are
redrawn to follow the boundaries of the transition areas
and exclude land in Eno River State Park and Duke
Forest.
State Park. He expressed concern .that a fifty+ acre
subdivision had been approved on the edge of Eno River State
Park and which he had not been aware of until the
construction of a road began in the area adjoining his
property. He expressed concern with the "system" if
adjoining property owners were not aware of proposed
subdivisions as well as concern far protection of the natural
areas adjoining Eno River State Park.
Michael Cocoran, Executive Vice-President of the North
Carolina Wildlife Federation, indicated that he has been an
Orange County resident for the last fifteen years. He noted
the location of his property in Eno Township and expressed
support for the protection of natural areas such as Eno River
Chair Marshall indicated she understood his concern and asked
that he work with the Planning Director and County Manager
on the issue of the subdivision.
c. Hillsborough Township Component
The staff presentation was made by Brad Torgan.
He explained that the Plan update process for Hillsborough
Township officially began with a public information meeting
on January 6, 1988 at which the plan strategy was presented.
The strategy consisted of collecting data, identifying
development trends, seeking community input and the creation
of draft alternative plans. A public meeting was held on
February 2, 1988 for the purposes of presenting background
data and distributing questionnaires on community
preferences. A final public meeting was held to present
alternative plans on March 9, 1988. A quorum of the
Hillsborough TAC was not present at the May 3 Joint
Hillsborough/Eno TAC meeting so no recommendation is made at
this time.
The text of the Draft Plan is greatly expanded over the
existing Hillsborough Township Plan. New sections on housing
stock, cultural and natural resources, existing land use.
acreages and development trends have been added. The section
on development trends documents subdivision activity (483 new
lots since 1981), the influence of I-~0 and the influence of
Durham. The section on circulation is expanded to place more
emphasis of travel patterns and traffic volumes on major
roads, while the land use distribution section documents the
expansion of the Hillsborough water system. Population
projections are revised upward. The 198]. Plan projected a
population of 11,100 in the year 2000, up from a 8.599 in
-, -mil
~~~
1980. The amendment to the existing text projects a
population of 19,055 by the year 2000, an increase of 72~
from the projection in the existing plan.
Two new policies have been added to the proposed amendments -
protection of Duke Forest tracts and Water Quality Critical
Areas (WQCA). WQCA's have been noted in the existing map but
not in text. Existing policies, focusing more intensive
development in or adjacent to town or at major a.ntersections,
protecting the rural agricultural character of the northern
part of the township, and providing for orderly rural
residential growth to the south of town, remain essentially
unchanged.
The existing map combines the 1981 Land Use Plan, the 1983
Central Orange Area Study and the 1986 Pantry Area Study. In
it, ten year transition surrounds the corporate limits of
Hillsborough with additional areas of twenty year transition
to the east and southeast. To the north of the transition
area is agricultural transition area and to the south is
rural residential. The Upper Eno Watershed along the western
boundary of the township and Duke Forest land are coded
Public Interest District.
There are two activity nodes north of town, a Rural
Neighborhood Node and a Rural Industrial Node both on NC 86.
_ A Commercial Transition Node is centered at St. Mary's Road
and U5 70. ACommercial-Industrial Activity Node is focused
on the intersection of I85-NC86 extending south from US 70 to
-. a point south of Southern Railroad. A small satellite to
that node is centered on Piedmont Electric Membership
Corporation.
The biggest change in the map from what currently exists is
that classifications are no longer made for land within the
extraterritorial jurisdiction of Hillsborough. This is
because of Hillsborough's increased planning capability since
1981 and the town's request to administer land use controls
currently administered by the County.
Other changes are as follows:
1. Resource protection area, mostly steep slopes and
floodplains, are extended township wide. The
classification indicated areas poorly suited for
development purposes.
2. Agricultural areas are added township wide to reflect
areas enrolled in the use value taxation program.
3. Water Quality Critical Areas are added to the 1988 plan.
4. Rural Residential area north of I-40 and west of Old NC
85 and land between old NC l0 and I-85 is changed to
~~~
Twenty Year Transition.
5. Agricultural Residential area west of Dimmocks Mill Road ~~-
is changed to Rural Residential.
6. The boundaries of Commercial-Industrial Transition are
altered to encompass all US 70 road frontage to
approximately 4500 feet from junction with NC 86. On the
south, the node is pulled back to the Southern Railroad
right-of-way in order to avoid adverse impacts on
adjacent residential neighborhoods.
Although this plan documents high growth for Hi1J.sborough, it
does not comment on the desirability of that growth. What
the Plan does imply, however, is that the patterns of
development since 1981, to the east and south, .rather than
the north and west, are most appropriate.
There were no public comments.
d. Chapel Hill Township Component
(North of Joint Planning Area)
The staff presentation was made by Brad Tongan.
The Plan update process for Chapel Hill township officially
began with a public information meeting on January 6, 1988 at
which the Plan strategy was presented. The strategy
consisted of collecting of data, identifying development
trends, seeking community input and creating draft
alternative plans. A public meeting was held on February 2,
1988 for the purpose of presenting background data and
distributing questionnaires on community preferences. This
Land Use Plan covers that portion of Chapel Hill Township not
covered by the Joint Planning Agreement between Orange
County, Chapel Hill and Carrboro. Because only 9~ of the
Chapel Hill Township land area is covered by this Plan, and
because of limited involvement on the part of the Chapel .Hill
TAC, no TAC recommendation was sought.
The text of the Plan is new but follows the same format of
the other townships and includes sections such as existing
land use, housing stock and development trends that were not
a part of the 1981 Township Plans. Population projections
indicate that the area will grow at approximately 7~
annually, from 551 people in 1980 to an estimated 3,005 by
the year 2005. The policies of orderly rural residential
development and protection of existing rural open space are
an amalgam of policies in effect for Hillsborough Township,
Eno Township and the Joint Planning Area.
The Plan map is essentially a status quo plan. Most of the
land is classified as rural residential while the Couch
Mountain Tract of Duke Forest is coded a Public Interest
~~~
District. Resource protection areas and agricultural areas
have been identified in the plan to create conformity with
the County's other township plans. There are several minor
changes in the northeast corner of the plan area affecting
transition areas and activity nodes centered in Eno Township.
Twenty year transition areas cover the area north of Southern
Railroad, about 40 acres. The Commercial-Industrial
Transition Node area in Chapel Hill Township is eliminated
and the Commercial Transition Node pulled back to the
Southern Railroad to avoid adverse impacts on Duke Forest.
There were no public comments.
2. Zoning Ordinance Amendments
a. Article 9 - Signs (Noncommercial Copy)
The Staff presentation was made by Marvin Collins.
Section 9.5 of the Zoning Ordinance is proposed to be
amended by adding a sentence which demonstrates that the
sign section does not favor commercial signs over non-
commercial signs. The United States Supreme Court has
upheld the proposed wording in another sign ordinance.
The Planning Staff recommends approval of the proposed
amendment.
There were no Soard or public comments.
b. Article 6 - Application of Dimensional Requirements
(Flag Lots)
c. Article 22 - Definitions (Flag Lots)
The Staff presentation was made by Marvin Collins.
Section 5.2.3 of the Zoning Ordinance is proposed to be
amended to add a new section addressing flag lots. Flag
lots are irregularly shaped lots where the buildable
area of the lot i,s connected to the street by a smaller
narrower portion o£ the lot. The narrower portion
extends as an arm of the lot to the street, thus the
name "flag lot". The proposed amendment will reference
applicable provisions of the orange County Subdivision
Regulations which identify permitted locations and types
of flag lots.
Article 22 is proposed to be amended to add a definition
of Flag Lot. The proposed amendment will help clarify
what a flag lot is and provide a legal definition.
The Planning Staff recommends approval of the proposed
amendments.
~~~
Commissioner Hartwell noted that he was unclear why
provisions for flag lots are necessary and/or desirable. ~~~
Collins responded that within the Subdivision Regulations
there are some situations where flag lots are desirable. ~.~
They include situations when the topography is such that it
creates problems with lot size and setback requirements,
situations where septic fields and nitrification fields are
such that more than one lot could be utilized if flag lots
were allowed, and situations where lots could have access
onto streets of lower classifications with restricted access
to arterials.
3. Subdivision Regulations Amendments
a. Section IV-B-5 Lot Layout (Flag Lots)
b. Section II - Definitions (Flag Lots)
The Staff presentation was made by Marvin Collins.
Section IV-B-5 of the Subdivision Regulations is proposed to
be amended by adding additional wording to incorporate a
provision for flag lots in a subdivision lot layout. Flag
lots are irregularly shaped where the buildable area of the
lot is connected to the street by a smaller narrower portion
of the lot. The narrower portion extends as an arm of the
lot to the street, thus the name "flag lot". The proposed
amendment will identify permitted locations and types of flag
lots.
Section II of the Subdivision Regulations is proposed to be
amended to add a definition of Flag Lot. The proposed
amendment will clarify what a flag lot is and provide a legal
definition.
Collins also noted the proposed amendment of Section IV-B-5-a
which addresses lot layout and the addition of Section IV-B-
5-d which deals with the intent of flag lots and lot
standards for flag lots. (These are attachments on pages of
these minutes) . ~~0~.~1}
Collins noted that these amendments would provide consistency
with the zoning Ordinance and Subdivision Regulations.
Planning Board member Best asked if the provisions for flag
lots represented a less restrictive approach in zoned versus
unzoned townships. Collins indicated that the provisions
represented a more restrictive approach in unzoned townships
while permitting more flexibility in zoned townships.
There were no public comments.
Commissioner Hartwell moved, seconded by Commissioner Carey, that
these items be referred to the Plannina Board for their
recommendation.
Vote: Unanimous.
E. ADJOURNMENT
With no further items to comp
Marshall adjourned the meeting at
of the Board will be held on June
the old Courthouse, Hillsborough,
a before the Boards, Chair Shirley E.
9:30 p.m. The next regular meeting
6, 1988 at 7:3p in the courtroom of
North Carolina.
Shirley E. Marshall, Chair
~~~
Joanna Bradshaw, Administrative Secretary
Beverly A. Blythe, Clerk
~~ -~.. /
she ~_p5 c~ FYe s~ `~ ;~eG'Q
d=^i_~= ; r. ~e;:s i tv~le yo~ Grd~~;,e end a~ -.ne
i:~dLS-.Yia1 aevelotme
~e-rod,
o Low intensity rural cammeTCiasilion ~:reas,oshauldng
outside of the Urban and _ran
be located in proximity to activihY nodes to
minizr',ize and prevent strip development.
o mhg area a} the Township which contains the Eno
~v
water supply watershed and acY. Creek ka~eY SL
ware-shed should be afforded th.e protection
necessary to minimize adverse development impacts.
xn light oz these allocation guidelines, infarn,ation about
was "filtered" through the set of
of
land in. Cheeks Township
lacational criteria in order to evaluate the suitTD litY
certain locations to cOnlzedvin~the classisication-oF land
information was then u~_
4h.roughout Gheeks Township..
ist-ibUtian cr Lend Lse Plan Ca;.eaoY~es
band in Cheeks Township has been slaccareing~tootheepunl~.c
follov:ina Land Use Plan ca~eoa_a.e
Dolicies e~:pressed in the Plan, the set o= lacational
--;-eria def_ring the appropriateness of the physical
c__:.
er_vironmertal conte~.t for future development and `he land
Tawnsrip`s projected papuiation chance and resulting
reQUireme:•ts . ...
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.~`,DOli:. LOS6 G~ ° _~a iy l;aS wate-y=G~ "=-~r~ ~ P ~~
'~ C=-aeh "v;c~e~sh°~ ~ ~ ^-~'~p nc C~eekr`vrc.-°~sh-.- x~^
-rl ~ lti S~i~i l Tam"~ b~~ t?].. ~C~ rO~~ ~_,
s ~r-'rQc5 :.ne 5b~ r= DD~~ C'~ c -~
~- ~; -P-- uali-v ~ z~eY
~~,T,_,R• ,~~v I"RT.,,Tr^pl, AR 1i '"^e ~M7 as-a~-Y] ~a~I7CiG~r
`~ L ,~ G z~no ate-shed ~;e5 Rio _ e e~-;D .~a?~d
- F D- the LL____~T - _- 2 0 ~ G~ t h o _ ou~~_ ~~_
G~ =*l° 'T'bk~ ~.~ ~nl.: GDt~e~S GAO..; .S ~-1 1 (` - -e~P5 `- ~ c~
e-e I- COr;~c:.^5 ~np 'T'bv'~5^ aYT ti.nC- ar-~@?-v~T:c; pr+ C_~-
- -C-G-~PGF,±r]C ~~AL~.~S 1D~ ~~~G-.~ a LI .~
r'-~~ and endr~-l ~ caD}'OU - -
_-- _ y one Co~.r.~y, she
to classi~~Ting =he land in -=. =y and
~_~ fn adcition
County's land use plennino sM.a-ems' has been to iden~-
' ~ nodes in the Z'owx:s~i? • yne
evaluate po;.enniGl act_v=ty carimeRc-=zl and
ty nDde ~S ;.D G;~i BC~
~17,~DaSB D` Ile aCtfvl-• `..lie •
rI1dL'S~~1~~ 11SBS ~D one mos~ ~.~~+=0~-yQ-B e,~ea5 1n a
evel men:. Fnd ~wamo==nga_
o~ ~ ..
Z•ov~nssip, n= everting s =•=-~- °~e ° -n ~acused an mall
mane car~a~- and e~wicierAu wand u$e pauue_
- ,_g_l~
~~
intersections ?n the Township-
; ~ ; four activity Hades have been designated in Cheeks
A ~o ~.al o- ---
Township:
~~g~NCE: CK-l, Exland Center
LOCATION: ~=land Commercial Area
p;,p,N CFTEGORY: Cosmexcial-Industrial ^_'ransitian
PSIS AND E,Vp,I.,UATIOr : An existing Cp7~lexcial/industrial
0
ANF.L
Wade is located in EflakrydllincuRaad~n mh~s~n1Daescux~ently
Southern D- ive and N• ~ . 9 . ,.
serves as a f ocal point for lower and medium inte~~~and~.
residential, commercial and ind~str~asuisable vacant land
develops, new grovr'~h should 1n,.w11"
v,+i thin the immediate area to tah~ wate~tsuppiy Lxamea~cen~~al
infrastructure which includes ~ Sgwer ~Yc~~, Due
the ~,"st h~ ase o~=ne r="~~nd ~~ -
system and -~ y v: i th rn a water supply
to `he loco ton of this node- eat=re- uses should be limited
watershed, industrial and commercial
to those types w'rich have a demonstrated xecord~°1aloprocess
ollutants, either through ,,ne ndus-" tD
generating p and whictl are known not
operation,
or the size o- the T~ uses which. do meet th s
,- water quality- vase
degrade o_ haxin designed and buwlt in ways to
initial criteria should be ~•ve impac-s on the cuali-y
'ze an other potential nega--r "
~ririm= y -shed
of water dw airing to the Upper = no wa te_
RE='ERDNGE: CR-2, Niles Nb~h , 17 ~
U.S. 70 and guckho-'n Road (SR - -)
LOGATaOr: T vial ~'xansition
~~ CFTDGORY: Comznexcial-_ndust
n- is located at the
. - Psv'~~'°S I S .AND EV~,1,VA'w'I ON : •,' ; s Wade
aerial (i;S 7 Q) and a collector . , ~
_nne^ se: Lion cf an ar -~ sma__
E}«isning commercial uses an or near th=s siteinc~ude a
v' .1Ch i5 a.~5o ~
r;i~l outlet and two .gas stations, Dne Gz
~-Gixts ^npased
v~ronzner. tal carst_ -'
There one no en ;~e ;n the e~-..-eme
smzll Store. __ _
eve lands, bun t_~e aYee noes ~ - ~ line
by sensrt- watershed, ra~_
o~ tt,e 3~" ~ 1 ware=
5DUt'lw°5:.e=-'+1 C~ a cent+~
This sr to is presen :-"-y served by •rIIese .
15 nearby • ~ _ne e}«te~Slan5 .
5VSt°~ v,+itA. ~D55iD1e wl:~ure Sewer Dxe~te tAB
fa , car~ined v.+1ta its ~~D~«=iL:~ ~y tD F1eDZT1na _ndu5:.r 1al L' Se5
Ct5 ' ~ ~ --cmme- - G1 a - F _ ~ ~
"~ ' nee=: f~+E `- Oae ~_S
patentral ~Dr :.a-~-y - tllE ~, c: ~"`F trii5 ~ -G
++= ~ c~ phase G= 1cn ~_
during the ~~ ~ea that ~}amends beyond the
the ~ G-Year Trans ftion ~ n ,
a*iM:lin - --e ±ytersive--v dev-lope
Mebane rTC. As `^=s sine becomes mc_ y irtewsect-on-
care should be Waxen to ensure that. the LiGhwG
is upcraded s,;~dicier.t~~y to handle the increased Goad.
_.. R:.?~rrNC1: CR-3, *~; les 5autn oad (SR _11~ )
*fi ~ Interstate S~ sad 3uckhorn R _ .
LOCr _ ~Dm• Comm 1-? ndust-iGl r'raks~tran
- ~;,AN EGORY: ercia -
~Tr,.;.,YSIS ATE :~VF.~UATaOA: _T,his node is located Gt -he
~W
-- intersection of I:.terstate 85 and a collector. E~:sting lend
uses include a small residential carnmuni~y (*!iles), a gas
station, and a small vacant store. The General Electric
plant is located an I-85 a short distance west of this node.
This site is currently served by a central water supply
system. The GE plant is served by sewer lines from Mebane.
This node falls ki~hin the designated 20-Year Transition Area
for the Mebane urban area. Therefore, its development
potential is long-term. When additional commercial ar
industrial uses are located here, attention should be given
to minimizing any negative effects on the residential area
neaFby.
REFERENCE: CK-4, Fair,ield .-
LDGATTDN: Lebanon Raad (5R 1306) and (land Gedar Grove Road
(5R 1004)
PLAN CATEGORY: Rural Neighborhood
ANALYSIS P.h~D EVFS,UA^'TDr: This node is located at the
intersection of two collector roads. E~:isting land uses at
this node are currently limited to farmland, Fugal
residential devela_tment and aten ~`ields. Ps this Wade is
located in a water su~tly watershed, new commercial
development should be~limited to one o. two small-scale
stares desicned to serve the needs of the suFrauncing Fugal
area.
~ ---
3.8-16
~~~
pR~!~GE CpL?~TY PLA?~tiI~G DEPAKTMEtiT
~(~6F REVERE ROAD
HILLSBOROUGH, NORTH C,yROLI'~A =-=?8
~,.
y q~ ~~.1••
~r
M51'1D R AKDU-'
~U/1'~'y hM1ANR6ER
TD : HpARD D= AUNTY ~v4I55 T 0~=~
P;~ni I N ~a gpA RD -
~RDM _ p;-RN1ZI N5 D I RS.DTOR
DATE: -~Y 2.'~, "_9B8
SUED~..~= SX~r'SIDN D~ DOr~~RDIA~-IhIDLl5TRI~L" A:;TIVITY 1.DD5
t~..L}-,,5 -rp:a~15HIP LA-+ID 1155 PLAN ~pf4vUt~iSNT)
CDPIES: PLANK=_Ft III ('~`flr+iPR.~-iMhtSIVS)
Fis pa'^~ a~ ~t~e Cneeks ivwnship Land lase plan uPda~e, a
ae:i:ian was su~mi~~ed ~y Dc'-'-y R- 4iun~er tia in:luoe proner:y
an ine nar«neasr avrner of L'. 5. Hi~nway 70 and ak S~ree. zn
~t~e :ammeraiai-Intius«rial Aa=ivi~y None. t5ee a«;a,ned ie««er
nom w;«nvu- preaeoer~: ir.asmuan
and rraa.) 5uan; pew--fans are ar ;.r+e ~ain~ Planning
as several are ~c ae cansicered as P~Yrwere reae'_ved oaring
tie. s
area puniic t~earinn on .iune 3J. «ne .7oin«
«ne ini-ial nreaara=ion and aonsiaera«ian ar
pianninL ~crea Land lase pl-ar,. 5uat~ ae - i « i ans are also
. C^~ieren~ in ~na~ ~ney are avnsiasred k~~nin «ne aan~esc` cf a
larne"' pion amen~men«.
_ ~ y ~ne plannin; S~aff
Liaan aansidera~ion aF ~ne r-eques...
i~as praaassd, zs aar ~ ar r nQ : nee-cs Land Use =1 an up~a« e,
«r.a. one A_~avi-y t~oa~ ae ex«.enoed . in an easyeriy direct«ian
? fee- in a na~^~neriv dire-.pan
aapraxina«.ely X50 ~ee« and 90
one Red & '~ rvod 5«are ]c..
- «ne aPProxirra«e aea«t~ of ~~c~_xr won=u---~-enae ~:i~n
"fne ex.,.an~ian r:as ProPcsed ae_ause a, ..•-~~
same a~ one ao in« s rraae r~ a ne i-iun« e- ae = z . a cr..
- , : , < ~y a~ ~a rer a-id sewer w-, 1
5neaixiaally, ~t~e ava~~anr_w L,. S.
s~ ~ a ir.=--eases a1 ang
yn~ease ~!~ow~ri nregsL'r~S, and ="a , .
~ cause re5itie~':-ial ~a nar-r-es~tyer~=-ai use
'anvewsiar~ an tsa«n sixes of ~r~e r,_a:--.:ay-
5in_e one a--ePara~ian ox zne ?raansal ~a ~e presen~ed a~
«ne ae«i«iar.er cor=a=«ed adjo~nyrg grpper«y
pudlic rearing, - ne a--
awners ra in:`a"'m ~toem ar ins -^.e~ues«. 5u^se~uen~ry, a
.~ .. «y owners aar,«aa«ed zne
mare adjoining arya/ar neg. ny P cae'^ .
~'lanriinn LeLarymer.~ w~~:~ aanaerns a~ou: =n° AP«-„~~y t+-oae
exaarsiar,. Tt~e 4anaerr~s Lo-used or. «ne cesire «o re«G.~n one
4V .
- residential ndustrial ActivityrNvde1tHawever~athere maytbe
Commercial I
other adjoining owners who are not opposed 'ta the expans~ar-.
If the F+lanning board wishes to recommend, and the board
of Commissioners approve, expansion of the Activity Noce to
cover on the Hunter property, it is Possible- The Activity
Node extends along the south side of U. ~• Htnewbaundaryhline
expansion ca7pbtoaincorlorate theeHunternlat-
aCrass L1. S. p ~ „ ~ \ .
Marvin Gallins
Planning Director
~~
~~~ fit. 3, Sox 6~5
_ Hillsborough, N2 27278
""arch 20, 1988 -_.~
r'Ir. Gene Sell
Land Lase Planner
0; anae County Planning Department
Corbin Street
Hillsborough, North Carolina 27278
Dear P'1r. Bell:
~~ n
^'' EI~1~~Q ~ J
~ ~w~~
~:~ -
~~ I understand Orange County is revising Its land sae plan for i=fland
Cheeks Township, and am writing to urge you to consider changing the
designation of the strip of land in ~fland north of U.S. 70.
a.s I-40 is completed this fall, the ~fland area can expect a quantum
increase in traffic. This is reflected in the current 10-year transition
area desianation surrounding ~fland, and in the existing industrial/
commercial designation of much of Btland proper . It i5 clear urban denslty
is expected and planned f or.
we feel, therefore, that the exclusion of the north side of U.S. 70 in ~ ,
"downtown" Sfland is inappropriate for the f o]lvwing reasons: .
1) The recent addition of the infr2structure of water and sewer will
h2sten growth of both sines of L'.S. 70; -.•.
2) The traffic battern5 along U.S. 70 will force less residential use
on both sides of U.S. 70;
3) Tha present ]and-use designation makes the Red Yx Whlte Store
akin to "spot zoning;" and
4) T he forces shapino ^r owth in file area de,~.and more delig nations
to support nor.-ino~~str~al commercial and o; lice uses.
In short - ~fland is acing to be 0. anae County's newest town-renter, and
there is no designation al lowing ~ or orderly, attr actiue non-1ndL'Strial
~~~
Hunter, Gag°
"town" growth. Designation of the north side of Uwou d a51ow office and
transitional (r other than commercial/industrial)
retail use without fear of industry moving in next aoor, Such a
quest far
designation would, of course, allow the county to review each re
re-xaning individual parcels on a c2se-by-case basis, controlling speed of
change and type of use. .
We have spoken to several of the land owners 1D1n (on elst ~,,,~ as' and
they have not objected to such a change in d..s~gnat
explained that their tax basis would not change until their use changed).
This is not a disinterested request, of ca~udr U.S. 70aand would like to
a f buying a house at the corner of Oak Street
use it as an a - f i ce some coy.
i hank you for your consideration in this matter. Ple2se let me know
if there is anything I can do to pursue this further.
~:~
Sincerely ~ .~.
~ ~ ~~r~
Dolly ~.. i-iunter
6
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Steven b. Templeton
Vice President and Senior Trust Officer
Mey 23, 1988
1Kra. Shirley Hsrahalt, Chair
orange County Cat~iaalonera
Craage C:.s:~ty. ::C _
Afis Hap>IBFIBLD8 ypUNDATIOCi 21-1941-UQ
Daar Mrs. Harehallt
Dn behe].i` of Central Carolina Hank, Trustee for the Ferpetiaal Trust
rhich holds the p+~rcel of real estate known ae iloarefielde, 1 have recently
examined the information describing the "Public Tnr.erest blr~tri,ct" pra8ram.
Indaed, it seems to me that the principles of that pragrAm ere highly
caneietent with the dedication of MaarefieldR sa a public asAet. ~7hiA in
to let rou know that ors ~rauld be pleased to accept d~rsipnetion ns a Fuhli.r.
Interest District, as re undaratand that other prtvmtely held prnnrrtlsr+
msy ba eccarded the same deeignetion. Y refer npectfically to Duke Forest.
We ~rould in turn request the eatae prvtectian in the fazm of a perimeter
buffer that other Public Interest Districts rill receive.
Should yon hove any questions about our interest, please feel free to
contact Ana. Otherwise, re very much appreciate poor consideretian of our
request. Thank you.
~ Nvst cordially,
~-
SDT/ras
Post Office Box 931, burham,North Carolina 27702, 919/683-7549
~ ~~~r'
2
Ca~"~~erc:.~,l znd
su~~_c ind~s~riG? lc~s shz~l 5e o~
ien~ s=ze
se=vice -acili~ies, ~o ,`nrl~'ae a~f--s~ree~
a= z? 1 vezicles usedznb o_~ s~reet parking
employees. y ~-Z Faro^s and
PR~PDS£D AMwh~r:~r"?':
r~r_fi_~~F. Tire shzpe end
zp?zoprizte ~orien~z~ian a~ 1c~s shell be
subdivis ne locz~ion o~ ~he
ion 2nd ~he aevelapmen4
?11}P-~ ~ y ~~TOC p ~e =n~enaea.
r1C '~1~11y+ ?~P 1 f+P
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wv, ''~e n: -I~ ^-fir
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•..~,>_~~tt~~ R~Te Ga::~ne ~1 zn ~ s_
ass shc11 be aF ~~ roi` d ~naL _r_al
a=r-S~r~ $li~-1G~ei:+ size ~a 1nclUQe
e~ Service ~ea~l'~ieS- ~~
s~~ee~ pa~ki s 2na G_-~
pz ~rans 2nd ~~ ~~ c~ ~ VeP.ZCIeS L'.5et3 Dv ~`~
@3i1~_ a V e b S.
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PRDPJSFD 0%yI1~A~~CE A"'T'X;D-.:r1;•++
OP,DII~AN4S; 5U3D7Z775IDN P`rvC++~ ='IDNS
RL'FERENCr, rr,~.,,
...._ICN I~_«_j r nm ~.Lv L+m
ORIGIN DF AA_~h'Dt%Nw : -
-x Y~ r~
BDCC_ ~ Plznn=n5 Board
Diner: ~~ Public
STAFF PRIORI'='v RrCOMI~SDhDA'~'ION: -
-~~wi Ch~Miadl e~~:~Low
.. - Cammen 4
D?:PECmBD PUBLIC PDARIN;, DATB: ~'ebruzr
y w2! '_58B
PUR-ppSS D~' AN h'DtiSA'T; .
"-'o aad ~o ~he ~`
SeC~ian _~;_z_- `~rs4 ~ara~rz~il o_
Reg~lz:ions a c, ~~'° Subcivisa.an
new .sec=i and also 4o aad a ~'rlol
=°-1zc~pn on aaaressing Ip~ lzyOL,, ie
L
1 ~ 4C ~.LB~ dC~.C.. ~ 1 ~p n
rr~cLlzrly ncpe~ L logs zre
~'~-?Gable rM ar ~G_s k'nare ~ile
a_ ea c~ - o ~ i s
ccnnec~ea ~a +• ~`r `=ne ~
rz-raw _ ne __e°`- ny z snaller
e~ ~o_ 4~an c_ _ne
nzrrower pa= ~i 10" ~ilis
~Il, ~ C~ ~p ~Z)EDS~~aa~r~S~L$ ~n~2fA1 G~ -
.
ag la: ~r s y` . 's ~i~_ :•zme
~'~1-' 'Ger.. __ closed •zmenbmen~
c-~~ DW e 1 ~ a ~5 X2+2 ~ k ~.. ~ be
_ 4
.. ~ .. MJu...r- _`Ce ~'' DC~AC= u `~-++~I]Ce °5~~==-Slle$
'^ ~~ breve-~ -_zY ~ n .zoned
~,
-'-DI7ed SOW^5~' ~ .. CAS. `
s/ !]D"v7eyc=, ~l7e T:~ ~ ~Sl
~rGi.~BQe rec"'-`~I71";_ ~ n_1ns:a -C~
~f~G ~~ GAS -eg,_`- SI]C• ~_
wzrz~ed z=0°_s5 GT1O• ~ ~ 1C~5 ~ _at'1Q~
• ::~v ey`~:.5?.all. ,,,- ~rev~-~ ~L'~'~r~ ~1q*;~~C~._
', 5~2?1d~~ G5 ~-~- ~ Ile ~rc~a$ed CL•=a~~~ p
ems- -~'T0= =~« `.i ~ 'l S a~
G _ ~c~n ti ~:~~~~ r , - ~CqC: 5 eY.Ce.-.! ::n
OanG~`..a^5! i C_ a $DT~p`e ~C/Oyrz~IlV I /~n ; ~.
-rose __c,.rzziaa s~_-
rzresb;~s F o= access
builcin~ ci~as. ~ n ?roric~ng s~:~ab::e
L~ wS~IN~ D?TJ=N~.hCS PRD~%?S70r;F; ~ -
' ~~T ~=~va~rn
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- z??ra~2j~ 4~nc o= i e::~Lzian cr ~ ..
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gone. ~,_
SuScit~:.s..~do ~g~1~~, a ~°` aacresse~ ~n one
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hP TT1tn F ~ nyJpr _ ^ 1
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Lenc~h c. :'lay
S~Gf~ F11Daed
`iDrD00 SC.w~ ~D 1 2Cte
~-acres ~D 2 acres
2-~ac_es
X30 wee
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