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HomeMy WebLinkAboutAgenda - 10-11-1995 - Items 1 and 2 - Appendix 1 APPENDIX 7 TOWN OF CHAPEL HILL SMALL AREA PLAN NORTHWEST AREA DRAFT PLAN SEPTEMBER 111 1995 Table of Contents r Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Purpose of the Plan . . . . . . . . . . . . . . . . . . . . . . . . . 5 History of the Area . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Environmental Analysis . . . . . . . . . . . . . . . . . . . . . . 11 The Area Today . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 Goals and Objectives . . . . . . . . . . . . . . . . . . . . . . . 29 Planning Concepts . . . . . . . . . . . . . . . . . . . . . . . . . 30 ThePlan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 Projected Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . 40 Recommended Strategies . . . . . . . . . . . . . . . . . . . . 46 Appendix . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-1 Northwest Small Area Plan w Northwest Small Area Plan Summary • Where We Are The protection of existing residential neighborhoods is a primary objective of the The Chapel Hill Town Council has created an recommended Northwest Area Plan. Urban Services Boundary around Chapel Hill. The area within that boundary is proposed to be The Plan proposes a Village Pattern of eventually developed to urban densities. This development along the rail line corridor, primarily land is now, for the most part, largely located on the Greene tract. The plan assumes undeveloped. Through this Small Area Planning that the Greene tract will be developed and will Process, the Town seeks to address the question of not be used as a landfill. Generally decreasing how the land in the northwest portion of Chapel residential densities are proposed as distance from Hill could best be developed. the village center increases. The Plan also proposes that a portion of the Greene tract could Where We Want To Go be used for affordable housing. The Small Area Plan for the Northwest Area The Village Pattern is an alternative to traditional presents a plan for the preservation and subdivision development. The village is intended development of the land generally south of to create a pedestrian-friendly environment that Interstate 40, including the land north of Weaver will provide residents with easy access to a village Dairy Road, the land west of Airport Road (N.C. center that will have neighborhood stores and a 86), and the land north of the University of North central transit stop. The opportunity also exists to Carolina's Horace Williams tract and Homestead develop a transportation corridor in coordination Road. with the rail line corridor. Such a transportation corridor could be used as a pedestrian/bikeway, This Plan represents an integral part of the Town's busway, or light rail transit corridor. Comprehensive Planning process. This Small Area The plan also supports the Town's Comprehensive Plan is intended to provide a more detailed land Planning goals of encouraging local economy by use plan for the relatively undeveloped northwest area, which is a part of the Town's projected recommending an Employment Campus along urban services area. By reflecting on the Eubanks Road, near the Interstate 40 and N.C. 86 environmental constraints and special interchange. This Employment Campus would be characteristics of the Northwest Area, and by intended to serve as a place of employment rather making an effort to incorporate changing than as a shopping area. conditions in this area, it is the intention of this The Plan also proposes a new large Community plan to provide a long range vision for Park in the northwest corner of the Greene tract. development in this area that will maintain the A network of proposed greenways along perennial essential values of the Town of Chapel Hill. stream corridors would connect dedicated open The recommended plan incorporates the following space in the village area with surrounding "building blocks" as part of the long range vision residential areas and parks. for the Northwest Area: A system of local and collector streets are • Protection of Existing Neighborhoods proposed to provide additional access to parcels • Affordable Housing located in the interior of the Northwest Area. The • Open Space Plan also proposes aligning roads to avoid • Greenways dangerous intersections in close proximity to the • Village Pattern rail line corridor. N.C. 86, Eubanks Road, • Employment Campus Homestead Road, and Rogers Road are proposed • Transportation Corridor to remain as they are and serve as collector roads. Northwest Small Area Plan Page 1 How To Get There The Process The "Recommended Strategies' Section of the On January 25, 1993, the Town Council Plan presents a number of ideas on how to make established the Northwest Small Area Plan Work the Plan a reality. Zoning the land for the Group and charged it with developing a Small proposed uses and densities is a major strategy. Area Plan for the Council's consideration. The Conditional Use Zoning is proposed for the Northwest Small Area is the second area for village. Also, a new zoning category is which the Council has requested a small area recommended for the Employment Campus area. plan. The Southern Small Area Plan was adopted in June 1992. Adopting Design Guidelines and using the Town's Development Review process to encourage well- The Work Group met and deliberated monthly designed uses and to ensure protection of from May 1993 to December 1994. During this environmentally sensitive areas is another key time, the Work Group held three neighborhood implementation strategy. meetings designed to give the public information and to hear ideas and reactions. These meetings It is also recommended that neighborhood were held on September 21, 1993, February 22, conservation programs be developed for low and 1994, and on October 6, 1994. moderate income areas, while also considering assisting developers of low-income housing with The Work Group also coordinated with the Town extensions of public water and sewer lines. of Carrboro's Small Area Plan Work Group, that was simultaneously conducting a similar small A feasibility study of the Transportation Corridor area planning process. The Carrboro Small Area concept is suggested, to determine the short-term Plan Work Group has been planning for and long-term feasibility of using the rail line Carrboro's northern planning jurisdiction, an area corridor. that is adjacent to the western boundary of Chapel Hill's northwest small area. Finally, a spirit of cooperation and collaboration is recommended with the University of North The two Small Area Plan Work Groups held joint Carolina at Chapel Hill, Duke University, the meetings in January and October of 1994, and Town of Carrboro, and Orange County, in an had ongoing liaisons that worked to keep each effort to best incorporate mutual interests in the Work Group informed of the other's progress. Northwest Area. The interaction of these two Work Groups was an integral part of the planning process. Page 2 Northwest Small Area Plan 11 -- -- -11 n Le� QL Maso- ••no.��.� In WIN all Small HOMES���/tee. � �� � � �.fin •����1///\\\U�■ �.i Iv1�/111//1 ��t.•��� =R Mu.�t��.� .av��_1111 ����\.■tf ■ 7:Enna j�q���•'u�.'� g` rX 1 G, �� n III IInII1>'.u■nulu■t! �v��I��1� � � ,i! III, attttlt ■��� 1� a��;� ,�� �ttttttt■ / �� �"�� .; � �� eft tutu�'`�I�''�''••' � r' -■.-.■V■■l�Ut�ttt■tt■!IB-0- �/► r�r� PAP ��Ii�� •,����O 1� FA iii�j�i��i/��►��I��►�: /.t�■ Page 4 Northwest Small Area Plan Purpose of the Plan • The Plan and the Process component of the Town's Comprehensive Plan. The Northwest Area is the second of the three In June, 1989, the Chapel Hill Town Council small areas that were selected. The third area is adopted a new Comprehensive Plan. The northeast of the Town, and includes land east and Comprehensive Plan identified the goals of west of Erwin Road. encouraging citizen participation, providing adequate opportunities for employment, The Small Area Plans are designed to provide a preserving the natural environment, providing thorough description of the environmental adequate housing, maintaining Town character, constraints to development. The Plans are also developing a comprehensive transportation intended to provide a long range vision for system, insuring adequate community facilities, development. In addition, they will help assure and ensuring orderly development. that public facilities are coordinated with the land uses and provided in a timely fashion. The Small Area Planning process is one of the next steps in carrying out the goals of the Furthermore, the Small Area Plans will give the Comprehensive Plan. The Small Area Plans are community a sense of the costs of major public intended to be detailed land use plans for the facilities and will give the Council better control undeveloped portions of the Town's Urban over the timing of development and related Services Area. As part of the comprehensive facilities. planning process, the Council selected three "small areas" for further study. Finally, the Small Area Planning Process will give the residents that live in the area and the citizens The first of these three small areas, the Southern of the broader community a voice in the way that Area, was studied from December 1990, until Small Areas develop. The Plans will also provide October 1991. On June 23, 1992, the Council a means of discussion and cooperation between adopted the Southern Small Area Plan as a the Town of Chapel Hill, other governments, service providers, and area landowners. Goals of the Comprehensive Plan Retain and enhance areas and features of the community which define the identity and Ensure town government that maximizes citizen contribute to the image of the Town. participation, is representative and responsive, and serves and governs the population in an Develop a comprehensive transportation system honest, efficient, and equitable manner. that will enhance the mobility of all citizens by offering a variety of transportation options and Provide adequate, varied and stable reducing dependence on the automobile. opportunities for livelihood and commerce. Provide community facilities and services that Encourage development that protects the natural meet the physical, social, and cultural needs of and built environment, and provides for the the population and that are available to all appropriate location of land uses. residents. Promote the availability of safe, sanitary, decent, Promote orderly development that provides for well-designed and affordable housing for all. attractive, appropriate locations and compatibility of land uses. Northwest Small Area Plan Page 5 Comprehensive Planning in the Northwest Small Area • Identify areas to be protected from development while also determining those The Town's Comprehensive Planning process is a areas suitable for development. continuing effort, with the Town having most • Set forth guidelines for the land that is ' recently adopted Comprehensive Plans in 1977 suitable for development. and 1989. The three small areas that the Council - selected for further study represent part of this • Describe transportation systems that will continuing comprehensive planning process. In support development. particular, these small areas are a part of the Town's projected urban services area. • Suggest a network of green space and The small area plans provide the opportunity for adequate public facilities. the community, the Small Area Plan Work Group, The Northwest Small Area Plan becomes a vital and the Town Council to consciously reflect on extension of the Comprehensive Plan when one and consider(1)the environmental constraints and considers the increasing residential and special characteristics of an area, (2) conditions commercial growth pressures in this area, the that have changed or will be changing in the near potential development of the University's Horace future, and (3) the essential values of Chapel Hill. Williams tract, and the forthcoming closing of the Once the goals of the Comprehensive Plan are existing landfill. These and other changing conditions support the value of the Northwest considered and applied in the context of the Small Area Plan as an integral part of the Town's Northwest Small Area, the small area plan becomes a document with a long range "vision" ongoing Comprehensive Planning Process. to: Picture To Be Inserted Page 6 Northwest Small Area Plan History of the Area Past Hist= Many family cemeteries are located in the study area. One of the largest sites is located adjacent The European settlement of this area began in the to the northwest corner of the study area on the 1750s. The William Blackwood family was location of the Alexander Hogan plantation. among the first to settle in the area. Other families followed in developing an agricultural The area has maintained a largely rural character based community. The Lloyds, Hogans, Strouds, even as the Chapel Hill area has grown and McCauleys, Kirklands, Pattersons, Johnsons, and changed. This character has survived because Strayhorns were prominent in the creation of this large tracts of land remained in family hands. new community. Other tracts were purchased and preserved by Duke University. In particular, the Blackwood The patriarchs of the Hogan family, Colonel John division of Duke Forest borders the northwest Hogan and his brother Daniel, married sisters boundary of the study area. Mary and Sara Lloyd and settled in the area in the late 1770s. Colonel Hogan is historically noted as Sites of Historical Significance a revolutionary war hero and for his selling land for the location of the University of North Based on a historical inventory conducted by Carolina at Chapel Hill. Orange County in the early 1990s, there are two sites of historical significance located within the During this era, family homesteads varied from study area,and there is a third site located directly small single family farms to actual full scale adjacent to the northern boundary of the area. plantations. Many families owned slaves that worked on these farms. Wheat, corn, and oats The Lloyd-Rogers House was built in the 1850s were early crops. Cotton became more prevalent and is believed to be one of the few large in the mid to late 1800s. By the 1900s, several antebellum houses that has survived in the Chapel families could process cotton with their own Hill Township, although it has undergone cotton gins. numerous alterations since the 1950s that have almost destroyed its architectural integrity. The The completion of the railroad around the 1890s house is located on Purefoy Road, just off of allowed farm goods and lumber to be easily Rogers Road. The interior of the house retains transported to and from Chapel Hill, Carrboro, much of the house's historical significance. In the and the surrounding areas. just north of the study front yard is an overgrown graveyard containing at area's boundary is the former site of the least nine uninscribed gravemarkers. Blackwood post station, a central point for the community. The Nunn House was built in 1905 by Sam Nunn for his family. The house is a significant late Much of the land in the Eubanks area has example of the traditional Orange County log remained in family hands for generations. A house that is two stories tall with a single exterior number of the area residents are descendants from end fieldstone and brick chimney. The log house former slaves and early European settlers. Some is covered on the outside by aluminum siding, of the former slaves became owners of the land laid on top of the weatherboarding. Sam Nunn that their families had worked prior to formerly farmed 138 acres on this site, and he ran emancipation. While much of the land is no a blacksmith shop. longer used for farming, a good deal of it has been passed down and divided into family Although the Blackwood Grist Mill is not within residences. the study area, it is a significant historical site that Northwest Small Area Plan Page 7 is adjacent to the study area. The Mill is a small, development of a future Town Park. Ballfields one and one-half story building located beside a and a Community Center are eventually proposed mill pond and unnamed creek that is a tributary of to be a part of this site. The park also includes a Old Field Creek. The residence was originally Public Housing component, as a development of built between 1910-1912 by Eugene Blackwood's 12 duplexes opened in the fall of 1993. • father. The structure was converted to a rental residence in the 1950s. The Timberlyne Shopping Center development is located near the intersection of N.C. 86 and - Modern History Weaver Dairy Road. Construction on the shopping center began in the early 1980s, and a The recent history of the area is characterized by second phase was built in the late 1980s. In the retail/commercial growth, and the construction of early 1990s, several outparcels were developed, the Orange County Regional Landfill. The Orange including a large office building for the Home County Regional landfill on Eubanks Road was Health Agency. Although the shopping center is purchased in 1972, and is owned jointly by not within the study area, it is adjacent to the Orange County (43%), Chapel Hill (43%), and eastern portion of the area, and it is the primary Carrboro (14%). By agreement of the three retail/commercial site serving the study area. jurisdictions, the Chapel Hill Public Works Department manages the landfill. The Town Council approved a master land use plan for the Chapel Hill North development in The regional landfill consists of 203 acres that are January 1990. The development is located at the bisected into two portions by Eubanks Road. The southeast intersection of N.C. 86 and Interstate 40. larger portion of the landfill that is north of Eubanks Road is presently in operation. The The Chapel Hill North site is zoned for Mixed remainder of the landfill that is south of Eubanks Use development. This type of development is Road is presently under construction. It is designed to encourage a mix of office, retail, and anticipated that the landfill will continue in residential development, with office use being the operation until 2002 or 2003. primary component. This land use is intended to be pedestrian-friendly and oriented towards the In 1984, the Orange Regional Landfill Owners Town's needs, rather than traffic traveling on Group (representing Chapel Hill, Carrboro, and Interstate 40. The approved Chapel Hill North Orange County) purchased a 169-acre parcel Mixed Use development contains a mix of 60% known as the "Greene Tract." This parcel, which office and 40% retail; there is no residential is located southeast of the present landfill, was element. In 1991, a special use permit was purchased to serve as a future landfill. Based on approved for Phase I of the project. the regulation that landfills are not permitted within 10,000 feet of airports using jet-powered Sources: aircraft, the State Division of Solid Waste determined that the Greene Tract would not be Lefler, Hugh & Paul Wager, eds. Orange County permitted to serve as a landfill site as long as the 1752-1952. The Orange Printshop, 1952. Horace Williams Airport remains in operation. Colonial and U.S. Census Reports 1770-1920 Locally, concern exists about a new landfill being Schedule 4, Production of Agriculture in located in Chapel Hill's future corporate limits. First District of Orange County, 1850- Presently, the final four potential new landfill sites 1890. under consideration by the Landfill Search Population Schedules 1770-1920 Committee do not include the Greene tract. Slave Schedules The Town of Chapel Hill purchased the Maddry Orange County Property Deeds 1750-1920 property on the west side of N.C. 86 for the Page 8 Northwest Small Area Plan RURAL BUFFER o RURAL BUFFER r s. ,�P. ui v.d: :f. C'••:�4.'f�f�l.1.. '1�� 1. :'!<:1.,:. 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E �. CAR RBORO T N JURISDIC 10 ”"`"•""`•"'"'`""' N NORTHWEST AREA PLAN CHAPEL HILL, N.C. BOUNDARIES AND JURISDICTIONS Northwest Small Area Plan Page 9 Page 10 Northwest Small Area Plan Environmental Analysis Existing Conditions of the Area • The area contains some of the very few industrial sites in Chapel Hill (United The following series of maps describes the natural Parcel Services - UPS). and man-made features of the area as it is today. This information and these maps serve as the base • The land with the most severe building upon which the Recommended Plan was constraints in this area is the land adjacent developed. to the stream beds and those areas that have shallow depth to groundwater. Environmental Analysis • A primary ridge meanders from east to The area contains a few sensitive natural west, separating the area into the New environment areas. In particular, the Old Field Hope drainage basin to the north, and the Creek and its tributaries drain north towards New Bolin/Booker drainage basins to the south. Hope Creek. Bolin Creek and its tributaries drain • The southern portion of this area drains to to the southwest, while Booker Creek and its tributaries drain to the southeast. the southeast and southwest, making it possible to provide gravity sewer to this Most of the Northwest area contains slopes of less portion of the area with orderly extensions than 5 percent, making it quite unlike the rest of to the existing gravity systems. Chapel Hill. The steeper slopes (5 to 15 percent) • The northern portion of this area drains to are mainly along the edges of the major streams. Slopes in excess of 15 percent are relatively the north and will require a pump station isolated, and exist primarily at the intersection of in order to provide sewer service to this portion of the area. Old Field Creek and 1-40. In terms of soil suitability, most of the area has • The area is crossed by three power line few or only moderate constraints. A strip in the rights-of-way that converge at a sub-station center of the site has moderate to severe on the south side of Eubanks Road. constraints for building because the depth to • This area has easy access to a major groundwater is less than one foot. The numerous interstate interchange that provides creek beds also create constraints to building. regional and statewide access to the area. Summary of Major Findings • The area is bisected from north to south In summary, the analysis found that the study area by a rail line. has the following primary characteristics: In conclusion, because the land in the Northwest • The large amount of land with less than Area is largely undeveloped, a good opportunity g exists for the Town to undertake long range 10% slopes make this area unique in planning for this area. Chapel Hill. • The large amount of land with only minor building constraints suggests a wide range of development possibilities for the area. Northwest Small Area Plan Page 1l Elevation Study / land Structure The Elevation Study gives a graphic interpretation of the topography of the Northwest Study Area. Area Summary The area ranges in elevation from 510 to 550 feet. In general, the area has gently rolling, almost flat topography. A primary ridge line runs southwest to northeast across the site. The area north of this primary ridge is almost entirely flat. The most western portion of the study area rises toward Blackwood Mountain, which is outside of the study area. Branches of Booker Creek flow from the center of the study area to the southeast, while branches of Bolin Creek flow from the center of the study area to the southwest. Branches of Old Field Creek flow from both the center of the study area and from Blackwood Mountain north, eventually passing under Interstate 40 at a point that is within the study area. Page 12 Northwest Small Area Plan \ , N EUBANKS RD. X110 co • � • 1 � t • •. o (� WEAVER DAIRY RD. • •:•��• • • •. vV• y •• i �O Z O 1 - pp o y y H-0 STEAD RD.. �j • 1 � ' o � p b 0 NORTHWEST AREA PLAN CHAPEL HILL, N.C. ELEVATION STUDY / LAND STRUCTURE HIGH POINT • • • • RIDGE LINE o STREAM AREA SLOPE FORMATION Page 13 Northwest Small Area Plan MO e The slopes in the Northwest Study Area have been categorized as follows:: 0 to 5 % Prime Buildable 5 to 10 % Secondary Buildable/ Minor Restrictions 10 to 15 % Secondary Buildable/Restrictions (Additional site preparation techniques that minimize grading and site disturbance are necessary.) 15 to 20 % Conserved (Building and site preparations can occur, but site restrictions are severe. These areas require customized architectural solutions and specialized site design techniques and approaches.) Over 20 % Preserved (Requires detailed soil, hydrology, bedrock, and other engineering/ environmental studies be made to determine acceptable building and site engineering techniques.) Area Summary The Northwest Study Area is quite unlike the rest of Chapel Hill in that most of the area contains slopes of less than 5 percent. The steeper slopes in the area (5 to 15 percent) are mainly along the edges of the major streams. Slopes in excess of 15 percent are extremely isolated and exist mainly at the intersection of Old Field Creek and Interstate 40, and at the southeast corner of the study area. Page 14 Northwest Small Area Plan • ..r ^s • .11111.- '••' ' . . .. •ltlll�/llll�t��l�l/ ::•i1)l,; �tf/, \ally/ �'.. 1111, ■ \ mom ' NORTHWEST AREA PLAN CHAPEL HILL, N.C. SLOPE STUDY SLOPES 0 - 5% 5 - 10% ,,ln,11 10 - 15% 3 15 - 20% °M 20% + Northwest Small Area Plan Page 15 Soils: Development Suitability The Soils/Development Suitability study presents an interpretation of the Orange County Soils _ survey in terms of buildability and erodability. The analysis also includes a classification of soil types according to their development potential. The soils are classified and ranked according to various development constraints and suitability elements for various types of development activities. Consideration is also given to hydrologic and geologic conditions in evaluating the development suitability constraints. Specifically, depth to ground water and depth to bedrock were investigated and incorporated into the suitability matrix. The four classifications of development constraints are: • Little to no constraints • Moderate constraints (Minor building restrictions.) • Moderate to severe constraints (Major building restrictions.) • Severe development constraints (Generally the high cost of major development associated with acceptable building techniques precludes development in this category). Area Summary Most of the study area has few or only moderate constraints. A strip in the center of the site has moderate to severe constraints for building because the depth to groundwater is less than one foot. The numerous creek beds also create constraints to building. Page 16 Northwest Small Area Plan N ' +rr• �''{. rre.i•• . v0 �`�-SAO •'''� •,•••��r. \. •'} WEAVER DAIRY RD. 90 GF9 , S90 Q ; Z x "tir••: I co HOMESTEAD RD. Win NORTHWEST AREA PLAN CHAPEL HILL, N.C. SOILS: DEVELOPMENT SUITABILITY DEVELOPMENT CONSTRAINTS LITTLE TO NONE MODERATE MODERATE TO SEVERE SEVERE Page 17 Northwest small Area Plan Drainage Basins This map identifies and delineates the land forms that make up the various watersheds and drainage - basins within the study area. The map also includes transportation systems in relation to the small area drainage basins and waterways. Area Summary A primary ridge meanders through the study area, from east to west, separating the area into three drainage basins. The New Hope drainage basin runs to the north, eventually passing under Interstate 40. The Bolin drainage basin runs to the southwest, while the Booker drainage basin runs to the southeast. The area does not contain major sewer lines. The North Forest Hills interceptor sewer line has been extended, however, to provide sewer service to the Rainbow Heights public housing development on N.C. 86. The area does contain water distribution lines along Homestead Road, SeawelI School Road,and on the southern portion of Rogers Road. Water lines also run along N.C. 86 up to and along Weaver Dairy Road. Page 18 Northwest Small Area Plan POSSIBLE SANITARY SEWER CONNECTION EUBANKS RD �♦ �'�/ ��O �1 NEW HOPE CREEK WATERSHED �0�j� •� EAVER DAIRY RD. 9stiF F� O t EXISTING NORTH FOREST HILLS BOLIN CREEK BOOKER CREEK Z SANITARY SEWER WATERSHED WATERSHED n INTERCEPTOR ^ 61. N r HOMESTEAD RD. NORTHWEST AREA PLAN CHAPEL HILL, N.C. DRAINAGE BASINS Northwest Small Area Plan Page 19 Power Line Rights-of-Way Three primary power line rights-of-way cross through the Northwest Study Area. These rights- of-way are used by Duke Power. These three primary power line rights-of-way converge at an electrical substation located ' directly south of the intersection of Eubanks Road and the Rail Line. Additional information on the power line rights-of- way can be found in the Appendix. Page 20 Northwest Small Area Plan u o � r - ►�1.. � SUBSTATION � � !�������1► ♦ .r•�� ' � _ \ ��\l��Il�/11�i��► tam 0 1 �•�:. ■� '1111111 �� -�nm�r�� �j:mm noun n 1D ♦ I I�� f 11 �i 1t����� : • �V�i%111 �•_t����,�it � �u �. I14j���.uuu1�U■� ��O A�V� 1 ��f'� � -. �1•/ Noonan i•��•�� � also I MA i main .ttttttt M P L♦. � unnu moms IMP � . A Summary Analysis The Summary Analysis is an overlay map of the environmental inventory, including topography, soils, slopes, and existing conditions. The Summary Analysis identifies classifications of "buildable land" and identifies drainage patterns and watersheds. The land is classified into three categories: • Prime Buildable (Few or no building constraints.) • Secondary Building Constraints (Some building constraints due to poor soils, steep slopes, or other hydrologic conditions.) • Building Restricted - (Major building constraints due to extreme slopes, soil, hydrologic, or geologic conditions, and floodplains. Additional site analysis of soil conditions or hydrologic/geologic conditions are needed to determine acceptable building and site engineering techniques.) Area Summary The land with the most severe building constraints in this area is the land adjacent to the stream beds and those areas that have shallow depth to groundwater. Most of this area is prime buildable or secondary buildable land. A primary ridge runs from east to west. This ridge separates the New Hope drainage basin from the Booker/Bolin drainage basins. Page 22 Northwest Small Area Plan ' *UPS o Q�' • CHAPEL HILL NORTH , WEAVER DAIRY RD. TIMBERLYNE J 90 O 1 CF9 h r 10 1 HO STEAD RD. 1 CHAPEL HILL HIGH SCHOOL NORTHWEST AREA PLAN CHAPEL HILL, N.C. SUMMARY ANALYSIS PRIME U BUILDABLE fT/TJj� SECONDARY BUILDABLE BUILDING RESTRICTED Northwest Small Area Plan Page 23 'iii ��� •1�I1-..h + R _ rt �+ � .�.�anuU`�1��•i0n` t t � ��11 i �� �'�'�Ii�� •, rjf b q 1r • w loll Now low SAM • The Area Today Description categories, and then Chapel Hill works with the property owners to build in accordance with the The study area is generally much flatter than the zoning. rest of the land in Chapel Hill. The area is relatively undeveloped, although several A small portion of the study area along Eubanks established neighborhoods exist in the area. Road, to the west of the landfill, is in the Rural Several utility corridors are located throughout the Buffer. Orange County controls development for area. Although the vast majority of the land does these ten lots. Orange County's present zoning not have any development constraints, there are for this area is "Rural Buffer," or one dwelling unit some environmentally sensitive spots that are per two acres. worthy of special protection. The portion of the area that is in the Joint A ridgeline that meanders through the study area Planning Area is part of Chapel Hill's "Urban splits it into three drainage basins - the Bolin Services Area" as defined in the Comprehensive Creek basin to the southwest, the Booker Creek Plan. This is the area that over a long period of basin to the southeast, and the New Hope Creek time is expected to become urban in character basin to the north. and to become part of the Town of Chapel Hill. The eastern portion of the Northwest Area is very The area adjoins the Carrboro Joint Planning accessible by car because it is bordered by Transition District to the west. The Town of Interstate 40 and N.C. 86. There is also a rail line Carrboro has been conducting a similar Small running through the center of the study area that Area Planning process for its Joint Planning Area. could potentially serve the area. Land Uses The boundaries of the study area are generally Interstate 40 to the north, Weaver Dairy Road and Current land uses are mainly residential, in the N.C. 86 to the east, Homestead Road, the form of single-family subdivisions, multi-family University-owned Horace Williams tract and townhouse developments, or mobile home parks. Chapel Hill High School to the south, and Rogers Most single-family residential development is Road and Duke Forest to the west. generally in close proximity to the major roads in the area. The area's multi-family development is Jurisdictions primarily north of Weaver Diary Road (Kensington Trace, Weatherstone, and Coventry). Four mobile Approximately one-third of the study area is home parks are located in the area. Two of these within the Town of Chapel Hill's corporate limits. mobile home parks are off of N.C. 86 ( Airport Chapel Hill sets the zoning for this area, and Road). The other two mobile home parks are property owners must build in accordance with north of Weaver Dairy Road and Billabong Lane. this zoning. This portion of the study area also receives Town services. Other land uses include the Duke Power Offices and the future Orange County Human Services Approximately two-thirds of the study area is Center on Homestead Road, the United Parcel outside of the Chapel Hill corporate limits. Most Service (UPS) building located on Eubanks Road, of this area is in the Chapel Hill Joint Planning the Village Companies building located on Transition District. This portion of the study area Weaver Dairy Road, and Town Fire Station #4 is jointly planned with Orange County. Here, located at the intersection of N.C. 86 and Weaver Orange County sets the zoning using Chapel Hill Dairy Road Extension. Northwest Small Area Plan Page 25 -- _M n !I W �U n we ram SISSON on WA M111P MINI MWANOW! 1in�1►�1r. ..•�� � � Via`tn�fllt�f '•°�==� ��•• i� ♦�� 1tiy9 ♦��lff flf ii`i iiit�%`��1♦� ��~ � lu ��fii�fff aiiiu n•:u������� -�� �It ttlttt��� �'�1�•� �n� ���: • ■�:�: �tltot.i ���i�j� iii r�F�.� �� ...��•n•V�Vlllltlll�';���L.`•�'1 CHAPEL HILL �-ni HIGH SCHOOL UNU PM PROPERTY Mixed Use/office (81) Landfill (214) Residential (266) Land Uses in the Northwest Area (Acres) Government(107) Total Land Area — 1,683 Acres Undeveloped (1,015) Chapel Hill North Mixed Use Development plan which recommends that the Greene tract not be used for a future landfill. A Master Land Use Plan for the Chapel Hill North development has been adopted for the 40 acre Horace Williams Tract parcel of land occupying the southeast quadrant of the N.C. 86 / Interstate 40 interchange. This Immediately south of Homestead Road and the Master Land Use Plan calls for a mixed use northwest study area is the University of North development, with the primary land uses being Carolina's Horace Williams tract. This tract office (60%) and commercial (40%). consists of 965 acres, and is in both Chapel Hill's and Carrboro's planning jurisdiction. The rail line The Town Council has granted a Special Use that runs through the northwest area also runs Permit for Phase 1 of the Chapel Hill North through the Horace Williams tract. The rail line development, and construction began in March ends at the University's Power Plant on Cameron 1994. Avenue. The University is presently conducting a planning process for this tract. Orange County Regional Landfill The Horace Williams Airport is currently located The Orange County Regional Landfill operates off in the southeast corner of the tract (north of Estes of Eubanks Road, west of the railroad tracks. The Drive Extension), and occupies 227 acres. The landfill occupies about 202 acres, of which University currently leases a small portion of the approximately 60 acres is used for landfill tract to the Chapel Hill Public Works and purposes. This existing landfill is estimated to Transportation Departments. remain open until the year 2003. Duke Forest Greene Tract The Blackwood Division of Duke Forest is A relatively large lot in the center of the area, adjacent to the northwest corner of the study area. known as the Greene tract, is owned jointly by The Duke Forest lands are owned by Duke the Town of Chapel Hill, the Town of Carrboro, University, and are used for various scientific and and Orange County. The 169-acre tract was ecological studies. A portion of the Blackwood originally purchased as a future landfill site. The Division of Duke Forest (Site 17), is one of four Greene tract, however, is not one of the final four sites under consideration for the new Orange selected sites, as chosen by the Landfill Search County landfill. Duke University opposes the Committee. The Work Group has developed a selection of this site as a potential landfill. Northwest Small Area Plan Page 27 .: Carolina Railroad Company and the Norfolk- SQ17�e Southern Corporation. Near the intersection of Old N.C. 10 and University Station Road, the the area contains about, l�fa8f3<:acres, State University Line stubs off a North Carolina - Railroad Company/Norfolk Southern Corporation w. The area has 690 dwelling units; line that runs from Durham to Greensboro. The State University Line runs south, through the study ► Mobile hoMes make up 134 of the area, and ends at the University's Power Plant on - 'area's 690 dwelling:units. Four Cameron Avenue. The line is used approximately mobi.le:home.parks:in the area twice a week to bring coal to the Power Plant. contain 107 of these<dwelling:dnifs. The area contains no bikeways, and has limited ► An estimated 1,533.people live in-the the pedestrian facilities. The only transit service in northwest area. the area is along N.C. 86 and Weaver Dairy Road. ► The area is largely.a combination of. Community Facilities existing residential development and large undeveloped tracts. Portions of the area along Weaver Dairy Road and N.C. 86 are served by OWASA water and sewer. The sewer is gravity-flow in the Booker Creek Basin. Transportation Three different Duke Power Utility corridors are Interstate 40 provides significant regional access to located across the study area. These three this area. In particular, the N.C. 86/Interstate 40 corridors converge at a large power station that is interchange is one of only two such interchanges located just south of the intersection of the for the Town of Chapel Hill. railroad tracks and Eubanks Road. The Duke Power headquarters is located in the southeast N.C. 86 is a major highway that runs along the corner of the study area, at the intersection of eastern perimeter of the study area, from north to Homestead Road and N.C. 86 (Airport Road). south. Also known as Airport Road, the portion of N.C. 86 from Homestead Road to Weaver Dairy There are two schools located adjacent to the Road is scheduled to be widened from two to four southern boundary of the study area. Chapel Hill lanes, with sidewalks and bikeways. Construction High School and Seawell Elementary School are is scheduled to begin in 1996. located south of Homestead Road. Eubanks Road and Homestead Road provide east- The Town has acquired a 47.4 acre site for public west access across the northern and southern housing and a future park. The public housing portions of the study area. Rogers Road provides has been constructed on a 6.9 acre portion of the access between Eubanks and Homestead on the site,and the remaining 40.5 acres will be used for western perimeter of the area. the Northern Community Park. Other roads serve as local access roads for the A total of $1,002,000 of 1989 Parks and Open limited residential development in.the area. A Space Bond money . has been allocated for large portion of the center of the study area is completion of the Northern Community Park. relatively inaccessible by existing roadway. Construction is projected to begin during the 1995-96 fiscal year. Through its first phase, this A rail line bisects the study area from north to project would provide ballfields,soccer fields,and south, traveling through the center of the study a parking area. Later phases may include area. This rail line is known as the State basketball courts, tennis courts, play areas, and a University Line, and is owned by the North greenway trail. Page 28 Northwest Small Area Plan Goals and Objectives • Objectives In considering the Goals and Objectives of the Comprehensive Plan and the character of the area,the Small Area Planning Work Group has chosen to emphasize the preservation and development goals and objectives noted here. Preservation Objectives Service O,bjegtives • Protect environmentally sensitive areas • Promote the or&rly extension of water including: and .sewer service.into the area. P. steep slopes ► creeks and streams • Provide appropriate support structures ► natural drainage areas including:. ► parks,.greenways, and open space • Protect existing residential areas > roads and transit community.facilities • Protect existing vistas and the # schools entranceway character along Homestead Road and N.C. 86. Transportation Obiec� tives Development Objectives • Encourage transit friendly development. • Provide a range of housing including: • Develop an internal road network. P. a range of densities P. different housing types • Develop a transportation system to move ► a range of costs people efficiently from 1-40 to the Town ► affordable housing Center and the University. • Investigate the reuse of the landfill for a • Preserve the existing rail corridor for park and/or recreational uses. potential future use as a major transportation corridor linking this area • Use the Greene Tract as a future park with UNC and the Town Center. and village center. General Objectives tives • Encourage development of a well- designed employment campus that is • Encourage cooperative planning efforts appropriate to the area: between the Town of Chapel Hill and: ► small scale flex-space ► the University of North Carolina at ► office space I Chapel Hill-(Horace Williams Traci; ► Duke University- (Duke Forest); • the Town of Carrboro - (Small Area Plan Work Group); • Orange County - (Rural Buffer). Northwest Small Area Plan Page 29 Planning Concepts Building Blocks Affordable Housing Several planning concepts have been discussed as According to the Town's adopted Comprehensive possible "building blocks" for various land use Plan, the Town's Housing Goal is"the availability patterns that could be pursued in the Northwest of safe, sanitary, decent, well-designed and Area. These concepts represent existing ideas that affordable housing for all of its citizens." have been successful elsewhere in Chapel Hill, as well as new ideas that could be applied in the In particular the Town "seeks to ensure that at northwest study area. These "building blocks" are least 10% of the dwelling units in Chapel Hill be not mutually exclusive; rather they could be affordable to very low and low income mixed and matched to fit the goals and objectives households." The Town's Comprehensive Plan for the area. defines low income as 50%-80% of the median income. Very low income is defined as less than Protection of Existing Neighborhoods 50% of the median income. Although a large portion of the Northwest Area is In pursuit of promoting affordable housing, the undeveloped, there are several significant Comprehensive Plan sets the goal that developers neighborhoods that have been established in this of new residential developments shall be area for several years. In particular, the encouraged to provide 15% of their units at prices Northwood subdivision, and the Rogers Road and affordable to low and moderate income Billabong lane areas represent existing households. In addition, the Plan also sets the neighborhoods that require special consideration goal that the Town shall acquire land for the if they are to be protected from the effects of development of affordable housing. future development and possible gentrification (the process by which older housing stock is By including affordable housing as a component purchased, refurbished, and then sold at a higher of the Northwest Area Plan, the Plan supports the price). Town's Comprehensive Plan by working to develop a supply of decent, affordable housing Any plan for this area will need to consider that is adequate to meet the housing needs of a special approaches to protect these racially and economically diverse Chapel Hill. neighborhoods. Some approaches that may be considered are locating buffers so as to protect Open Space existing neighborhoods from nearby development, placing similar residential land uses adjacent to The term "open space" is generally defined as existing neighborhoods, and using Community vacant land that has been designated for a specific Development Funds and other programs of the purpose. That purpose is quite commonly U.S. Department of Housing and Urban environmental preservation (wetlands, watershed Development to assist lower-income protection, sensitive plant and animal habitats), neighborhoods where repairs and/or renovations enhancement of community character (river and may be needed to help protect homeowners from stream corridors, entranceway corridors), or the possibility of gentrification. recreational opportunities. By incorporating this planning concept, the Recreational usage includes both active uses such Northwest Area Plan can protect existing as play grounds, ball fields, and parks,and passive neighborhoods while providing a plan for the uses such as picnic areas, greenways, and nature eventual development of the undeveloped areas. trails. Page 30 Northwest Small Area Plan Open space plays an essential role in the Village Pattern character of the Town of Chapel Hill, helping to preserve the ecological balance and The term "village pattern" describes the type of environmental quality of both the natural and built urban development that is based on neo- environment, while also providing opportunities traditional development patterns that were for recreation and relaxation, education and common throughout the country in the first half of aesthetic enjoyment. In general,open space helps this century. The early towns were often built on to relieve urbanized areas by providing quiet a grid pattern around a town center containing natural areas for public benefit. open space, shops, and offices. Residences were often built within walking distance of other uses, In Chapel Hill, developers are required to set and thus people were not dependent on cars for aside portions of their residential developments for every activity. open space. Payments-in-lieu can also be used to set aside money from small developments in order In particular, the village center is the heart of the to purchase larger tracts of open space for use by community, providing the opportunity for a these and other developments. choice of services and activities for families that live within and near the village. The design and By including open space as an integral part of atmosphere of the center should be in harmony development, the quality of both the natural and with its surroundings, and its intent is to be a built environments can be maintained as place for people. The village center should be of development occurs. a scale of life reminiscent of small town America, ideally based on a grid-pattern of streets and Greenways pedestrian pathways. The term "Greenways" is generally used to The focal point of the village center should be a describe a network of public lands and trails that centralized core area with a mix of uses, including usually follow major perennial streams. stores and shops for day-to-day needs of the residents - a small food store, drug store, bakery, Greenways provide many benefits to the gift shop, beauty and barber shops, and other community. They protect delicate floodplains and stores limited in size and number to balance the areas with steep and unstable slopes. Greenways requirements of village dwellers and visitors. also preserve trees and other vegetation that can Small professional offices and residential uses reduce the threat of flooding, lower noise should be an integral part of the core area, such pollution, provide vegetative buffers between as apartments and/or offices above shops. neighborhoods, and help preserve the natural beauty of the Town. Adjacent to the village center core area could be a small medical clinic, churches, a library branch, Greenways can also provide a natural and a village hall - a multipurpose building with transportation system within the Town for a small auditorium, stage, and possibly a center pedestrians and, in some cases, bicyclists. As the for young people, as well as additional space to Town acquires sufficient land and easements, accommodate a variety of adult activities. opportunities arise to construct trails along greenway corridors. These trails can provide In the village center, within a few hundred feet of pedestrian access --between different parking and bus stops and conveniently connected neighborhoods, and to shopping centers, parks, to the village open space and pedestrian walkway recreation centers, and schools. Greenway trails systems,the residents should have the opportunity can also serve as a public benefit by providing to shop for the family groceries, fill a prescription, opportunities for jogging, hiking, or nature study. visit a doctor, attend church, hear a lecture, select a book from the library, or meet a child following an extracurricular activity at the village hall. Northwest Small Area Plan Page 31 Close to the village center core should be a mix In comparison to typical suburban developments, of higher density residential uses that interact to the village pattern is designed to have smaller reduce automobile usage. A village-wide lots for single-family homes and a higher greenway system, incorporating open spaces and percentage of multi-family housing. It also has a parks, should connect the village residential areas mix of uses designed to encourage more with the village center, providing safe,convenient interaction and to create a sense of community. pedestrian and bicycle pathway linkages throughout the village community. By creating a pedestrian friendly environment and placing residents close to shops that can meet The village center should be designed to meet the their needs, this form of development seeks to individual needs and wishes of residents, ranging decrease the number of vehicle trips that each from the diversity of housing to the convenience family takes. Therefore, village pattern develop- of shopping and services, and the provision of ments produce fewer vehicle trips per household educational and recreational opportunities. It than conventional subdivision developments. becomes an area that belongs to the people of the community, serving them in numerous ways. Village pattern developments that are located directly adjacent to rail lines also have the The most notable example of a village pattern is additional opportunity to support transit usage. By Downtown Chapel Hill, where residences are clustering uses and developing smaller lots, closely located within easy walking distances of sufficient density is provided to support mass stores, shops, services and employment. These transit. By accessing an adjacent rail line, a same "village" principles are being incorporated "transit-oriented" village development could into the Southern Village that is now under provide significant pedestrian, bicycle, bus, or construction. other access to other areas. Some of the important features of the village Employment Campus pattern are summarized as follows: The term "Employment Campus" describes a land ► a street network based on a grid rather use category that would be new to Chapel Hill's than on cul-de-sacs, resulting in the Comprehensive Plan. This new category would dispersion of traffic. include uses in a park-like campus that would allow employees to remain at their place of ► narrower streets and a sidewalk network employment for the duration of the work day (as that slow traffic and encourage walking opposed to other types of uses that draw people and bicycling, as well as pedestrians. throughout the work day). ► smaller lots and houses closer to the street In particular, this land use designation would be to build community. primarily characterized by office and small-scale flex-space uses. Flex-space refers to buildings that P. a village center with a mix of uses, are generally a "shell" where the interior can be including shops, offices, apartments, and developed in a variety of ways. The front of these open space, surrounded by higher density buildings is often glass, and a high emphasis is residential development, that interact to placed on the buildings being attractive and well- reduce auto usage. designed. ► Open spaces that can be used for the Other supportive uses, in coordination with a public benefit. primary use, that could be considered appropriate for employment campus areas are service-related ► A greenway network that incorporates businesses, research and development uses, small open space and surrounding parks and assembly operations, and medical facilities. recreational centers. Commercial uses would be limited to those that Page 32 Northwest Small Area Plan would be developed in support of a main use. For ► Views: Buildings, streets, drives, and example, a small supporting restaurant/cafeteria, parking lots should enhance the urban or a copy center, could be located inside or environment by providing pleasant vistas immediately adjacent to an office building. and geographic orientations. Design Guidelines A set of detailed supplemental "design • performance" standards would be developed It is important that the new employment campus specifically for the Employment Campus development continue Chapel Hill's history of classification. Performance standards would high quality design standards, while remaining in complement the design guidelines and sections of harmony with adjoining properties. At the same the Town's Development Ordinance related to site time, the employment campus should be an area planning design standards. Outdoor lighting that inspires exciting and creative additions to the standards, storage of certain materials, and community's blend of distinctive buildings from driveway locations are some of the examples many eras. where detailed design performance standards could be developed specifically for Employment In order to assure that these essential Chapel Hill Campus areas. qualities are achieved as part of the employment campus, a specific set of design guidelines and Implementation performance standards should be developed in concert with the Town's existing Design Along with the development of specific design Guidelines and Development Ordinance. For guidelines and performance standards, added to example, some general guidelines for the the Town's Design Guidelines, the Employment employment campus could include the following: Campus classification would require a new zoning category that promotes well-designed, functional ► Livability: Overall site design, buildings, places of employment desired for Employment streets, drives and outdoor spaces should Campus areas.(This new zoning category would be designed to fit human scale, to contain the specific performance standards harmonize with existing topography, to developed for Employment Campus uses). minimize grading and to accommodate pedestrian traffic. Specific recommendations are included in the Recommended Strategies chapter of this report. ► Visual Impact: New projects should be visually appealing and harmonize with Transportation Corridor neighboring areas. The "transportation corridor" concept was ► Vegetation: Design concepts should discussed as a method of linking the northern park preserve significant clusters of trees. and ride lot, potential "employment campus" Landscape themes should incorporate development along Eubanks Road,the Chapel Hill native new trees and shrubbery, and be High School, Seawell Elementary School, the aesthetically compatible with surrounding University"s Horace Williams tract, Downtown neighborhood. Chapel Hill, and possibly the University's main campus, via the University rail line. Presently, the ► Mobility: Design concepts should address rail line ends at the University's Power Plant on a network of roads, drives, bicycle paths Cameron Avenue. and sidewalks that give strong consideration to the safety of motorists, There are four primary alternatives by which the cyclists, joggers and walkers and promote transportation corridor could be utilized. The alternative modes of transportation. alternatives are: a pedestrian / bikeway, a busway, a guided busway, and light rail transit. Northwest Small Area Plan Page 33 Pedestrian /Bikeway Light Rail Transit A trail could be developed that would facilitate Light rail transit requires the construction of pedestrian movement. In addition, a bikeway overhead power wires, although the vehicles can could be developed that would have the operate on both streets and on existing railroad opportunity to access Chapel Hill High School, tracks. Vehicles are electrically powered, and Seawell School, the Horace Williams tract, and each vehicle can carry approximately twice as the downtown area. In particular, a bikeway many people as a bus. Light rail vehicles can following the rail line to the University's Power operate in trains of two to five cars. Transit stops Plant on Cameron Avenue could be connected to can be as close as one-half mile apart. Operations the existing Carrboro bikeway that ends at the rail are more complicated and more expensive for line on Cameron Avenue. light rail transit than for bus systems, however. Busway A self-propelled rail vehicle is a hybrid between light rail vehicles and buses, although it can not A busway could be constructed by putting down travel on roadways. The vehicle uses a diesel a strip of pavement beside the existing rail engine to drive steel wheels on standard rail line. corridor. This new structure would be reserved Unlike light rail vehicles, diesel vehicles do not for buses only. Ordinary Chapel Hill Transit need overhead wires for power, thus eliminating buses could use this system. This system is significant expenses. flexible because the buses can run on regular streets on either end of the busway. The primary Each vehicle can carry up to one and one-half cost would be the construction of the paved times as many people as a bus, and can operate in "busway." trains of up to three vehicles. To support acceptable travel times however, transit stops are Guided Busway usually at least three miles apart. A guided busway is similar to a regular busway; Summary however, the modified buses can either use existing railroad tracks or adedicated right-of-way. The "transportation corridor" concept would Guided buses travel under mechanical or revolve around using one or more of these four electrical guidance, and therefore operate more alternatives in coordination with the existing rail safely and comfortably at higher speeds than line right-of-way. conventional busways. The implementation of any of these transportation The vehicles for a guided busway are standard corridor alternatives would require the buses that have been modified to incorporate a development of an agreement with Norfolk- guidance system. These buses can still operate as Southern Railroad regarding the use of the rail regular buses at either end of the busway. line. Presently, the rail line has a right-of-way of approximately 100 feet. Page 34 Northwest Small Area Plan The Plan • Overview and areas efficiently serviced by public utilities, services, and transit, avoiding strip development, This report has examined the environmental and 2) small-scale professional, commercial and conditions of the study area,established goals and service employers in low-intensity developments objectives for the area, and identified several designed to minimize conflicts with adjacent building blocks for various land use patterns that residential development. could be used in the Northwest Area. Building on these criteria, this section presents a long-range The development of an Employment Campus in plan for the Northwest Area. this area also supports the Comprehensive Plan's Economic Goals of promoting employment in In formulating the plan, the Work Group also areas central to major transportation systems,with considered three alternative plans for the area(see surrounding higher-intensity residential uses. In Appendix). The consideration of all four of these particular, the Comprehensive Plan supports such plans produced the final recommended plan. a mix of uses in the N.C. 86 and Interstate 40 area. The recommended plan combines all of the planning concept "building blocks": Protection of This Employment Campus land use represents a Existing Neighborhoods, Affordable Housing, new category that would be primarily Open Space, Greenways, the Village Pattern, the characterized by small-scale flex-space and office Employment Campus, and the option of a uses appropriate to the area. In particular, the Transportation Corridor. Campus would serve as a destination that would attract employees for the duration of the work The Recommended Plan day. One of the first steps in formulating a plan was This new land use will require a new zoning the protection of existing residential category that will promote well-designed, neighborhoods. In particular, the plan seeks to functional places of employment. Some protect the Northwood neighborhood and the secondary uses that may be considered as part of Rogers Road and Billabong Lane areas. the "employment campus" concept are service- oriented uses, research and development uses, Based on the fact that the northwest area contains and medical facilities. some of the little land left in Chapel Hill that is In keeping with the Town's adopted suitable for office, commercial or retail use, and Comprehensive Plan Goals, the plan reflects the considering that the area has easy access to an Town's existing mixed use land use on the land interstate interchange, an Employment Campus is east of N.C. 86 and north of Weaver Dairy Road. shown along Eubanks Road and Millhouse Road. Mixed Use zoning calls for a mix of commercial, The Employment Campus is intended to support office, and residential in this area. the Town's Comprehensive Plan Goal of Based on the large amount of commercial square encouraging a local economy characterized by varied scale and types of educational, research, footage (259,200 s.f.) that has been approved as professional, commercial and service activities. part of the Chapel Hill North development, the proximity of existing residential neighborhoods, In particular, the Comprehensive Plan suggests a and in support of the Town's Entranceway local economy including 1) office, institutional, Protection Goals, the plan reflects an Office- and commercial employers of small to medium Institutional land use for the lots at the southeast scale, located in conveniently accessible centers intersection of N.C. 86 and Weaver Dairy Road. Northwest Small Area Plan Page 35 -J .: '�• ,� `SIRS � �.1 �L � :. •� ♦ ' t I � � � '.�� .- • . 7i�p�q�fit t•`�_�t�/'''� -; ��.� �'1°fir ��i1;.�� � r�l► 4� •�1 „ 6 • A Village Pattern of development is shown along A transportation corridor developed in the rail line, south of the Northwood subdivision. coordination with the rail line could be used as a The village pattern is primarily located on the pedestrian/bikeway, busway, guided busway, or Greene tract. light rail transit access to other parts of the Town including the Northern Park and Ride Lot on The Village Pattern consists of mostly residential Eubanks Road, the Employment Campus area uses: single family detached houses, townhouses, along Eubanks Road, Chapel Hill High School, and apartments. The Village has an office and Seawell Elementary School, the University's commercial area within easy walking distance of Horace Williams tract, Downtown Chapel Hill, the residences. Active and passive recreation and possibly the University's main campus. areas are proposed through various dedicated open space areas, and a network of greenways A new large Community Park (approximately 50 would preserve perennial stream corridors and acres) is shown in the northwest quadrant of the provide access to the Town's future Northwest village pattern. The park is located in this Community Park. quadrant based on the natural physical boundaries of the area. This park will help meet the future An interconnected grid street system is proposed, recreational needs of residents. The park will also which would disperse traffic and promote a help to preserve existing neighborhoods by pedestrian-friendly environment. The opportunity buffering them from future development. Finally, also exists to utilize the adjacent rail line as a the park will buffer future development from the transportation corridor. southern portion of the existing landfill. The perennial stream corridors are shown as potential greenways that could provide a network LEGEND connecting the village area with surrounding residential areas. In particular, it is recommended that a greenway be established that would lilllllll TRANSPORTATION CORRIDOR connect the Town's Northern Community Park VILLAGE CENTER (along N.C. 86) to the new Community Park (on the northwest side of the village pattern). Various open spaces in the village area would also be OTRANSPORTATION CORRIDOR incorporated into the greenway network. ACCESS POINTS Elsewhere in the area, residential development is 10 DWELLING UNITS PER ACRE shown, with density generally decreasing as 6 DWELLING UNITS PER ACRE distance from the village center increases. 4 DWELLING UNITS PER ACRE Residential densities to the north and west vary 2 DWELLING UNITS PER ACRE from one to two units per acre. Residential areas 1 DWELLING UNIT PER ACRE east of the rail line and west of N.C. 86 show a density of 4 units per acre. EMPLOYMENT CAMPUS MIXED USE The easternmost portion of the study area, on the OFFICE / INSTITUTIONAL north side of Weaver Dairy Road, is shown with a density of four to six units per acre. The land AREAS TO BE PRESERVED between the village and the University's Horace GREENE PARK Williams Property shows a density of four or six units per acre, reflecting projected future development on the Horace Williams tract. Northwest Small Area Plan Page 37 Vwo !A kv lie W. � '� to i■ `� :, � �� '�%,�;> .►.► ••,� ate•: r�-���!•.�.w, ' Z..a►!.�� .�/ was m I'►��" mi4i . "'lyi"° t►• ;'!!�1 ��:�•°�l�!. r ova �. � isWflf/Rl � _� �• iii■ _ �� FU UN 4. . • . - The Recommended Road Network Road A: This road is part of the Town's Thoroughfare Plan, extending west from the This report has utilized several building blocks intersection of Weaver Dairy Road and N.C. 86, enroute to developing a recommended conceptual and then curving south to intersect with land use plan for the Northwest Area. Building Homestead Road. A small portion of this road is on these criteria,this section presents a long-range being built as part of the Northwood V road network for the Northwest Area. subdivision. Depending upon the future plan for the Horace William tract, the road could In formulating the road network, the Work Group continue to extend southward to an intersection reviewed modeling data for both the road network with Estes Drive and/or Airport Road. and for transit ridership. The modeling assumptions used for this process are listed in the Road B: This road would provide an internal road Appendix, and the modeling data for the from the present railroad crossing of Mill House recommended conceptual land use plan is Road, southward to intersect Eubanks Road and included in the Projected Impacts section of this Road A. In particular, this road would move report. traffic away from the existing Mill House/Eubanks Road intersection that is next to the railroad The Conceptual Road Network Plan Map crossing. illustrates all of the local road network options that are being recommended for the Northwest Road C: This road would provide access for the Area and are described as follows: internal land parcels to Eubanks Road, Road A, and N.C. 86. The option would also exists to provide access from residents on Purefoy Road to LEGEND Road C. �M� ROAD NETWORK Road D: This road would provide access for internal land parcels to Road C and Homestead 111111111 TRANSPORTATION CORRIDOR Road. Road E: This road would provide access from VILLAGE CENTER internal land parcels to Weaver Dairy Road. OTRANSPORTATION CORRIDOR Road F: This road would provide access from ACCESS POINTS internal land parcels to Weaver Dairy Road and N.C. 86, and would also permit transit access to 10 DWELLING UNITS PER ACRE the Northern Community Park. 6 DWELLING UNITS PER ACRE 4 DWELLING UNITS PER ACRE 11G11• This letter designation indicates that 2 DWELLING UNITS PER ACRE intersection improvements are needed to maintain 1 DWELLING UNIT PER ACRE traffic efficiency is this area. The N.C. 86/Eubanks Road/ Interstate 40 intersection will require extensive study and innovative solutions to EMPLOYMENT CAMPUS alleviate existing and future intersection problems. MIXED USE Currently, this intersection is under study by the OFFICE / INSTITUTIONAL North Carolina Department of Transportation (NCDOT). ® AREAS TO BE PRESERVED GREENE PARK Northwest Small Area Plan Page 39 Projected Impacts Overview Horace Williams tract would accelerate the rate of urban development in the Northwest Area. This section describes the anticipated impacts of The portion of the Northwest area in the New the plan on needed public facilities. • Hope drainage basin will probably be the most The eventual development of the northwest area difficult to develop, due to the complicated nature as envisioned in this plan would result in an of providing sanitary sewer service to this area. estimated population of approximately 7,000 people. Economic conditions and the need for Water and Sewer Extensions costly water and sewer line extensions suggest that development in this area will occur gradually As discussed in the Environmental Analysis section over the next twenty years. The potential future of this report, the Northwest Area is split by a development of the University's Horace Williams meandering ridgeline that splits the area into three tract will have a large impact on the timetable for primary drainage basins. The Bolin Creek basin future development in the Northwest Area. drains to the south and west, the Booker Creek Basin drains to the south and east, and the New The total population of this area would be about Hope Creek Basin drains to the north and east. 10-15% higher with a village pattern development than if development occurred under the current As shown on the map "Major Wastewater zoning. The village pattern would not produce a Collection Mains," extensions of existing trunk significant increase in overall traffic volumes on lines are projected to service the Bolin and major roadways; but, it would result in Booker Creek basins. It is projected, however, significantly higher transit ridership than that a pump station and a force main will be development that occurs under current zoning. required to service the New Hope Creek basin to the north. Pattern of Development As shown on the map "Major Water Distribution The plan suggests that urban development will Mains" (see page 42), an existing water tank is occur from the existing city limits extending to the projected to meet the water needs of the west. This is the area most readily accessible to Northwest Area. It is projected that the extension water and sewer, and most of this area has few of water lines would follow Rogers Road, Eubanks development constraints. The development of the Road, and N.C. 86. LAND USE PROJECTIONS Number of Number of Number of Portion of Area Acres Units People Developed Areas 668 690 1,533 Undeveloped Areas 1,015 2,495 5,488 PLAN TOTAL: 1,683 3,185 7,021 Page 40 Northwest Small Area Plan N PS EW HOPE 'CREEK/ / FM' / v / / I WEAVER A r r D Y R . .. . ....... ... 1 - .:.:....:.:::..:..:.. ..1 .:......:...:.:::.:. : C� K E O . R EE .. I_ 1 I I �( 1•••' �:::::�:::i:�ii:;'ii•,ti:::{��e:;:y<;i;;{:i:::::Q•<?S�$:i{:y� :y;{.;�• �: L i (�A/ :.• �:+i':::i:::{:}iY:i:i;::ii•>:...1R!i7i::�ii}i` .i?:['riC:i::i::i::Yv:`ti:�. •:i�::S:1:'Si:?{::::i:::::{':':y`{:: ` , I I 1 1 I :••:: :i:: ::i:}:.::7 .:i:?:<ii•:: ::iYS::i::i:{.::•i' ::i:ii::iiii:¢i:::?{:{t:`S :}i:`'{::{ii::i::: 2:i:.::::<:?: V I r _ In I I � �- I J I I I� i I i i - i t � 1 I I 1 I I I L.L. I �1 i i .S ..R , I - 1 2 r i I I I II I I III E4 rrrm PS j ° NORTHWEST AREA PLAN CHAPEL HILL, N.C. co I MAJOR WASTEWATER COLLECTION MAINS 16„ / WATERSHEDS USING w GRAVITY FLOW Cl Im WATERSHED REQUIRING 15" `� /i//i/////i�/ PUMP STATION ' WATERSHED RIDGELINES I i1111NNItNH EXISTING SEWER LINES n, �.�•" PROJECTED NEED FM FORCE MAIN NOTE: DUE TO DEVELOPMENT ACTIVITY P$ PUMP STATION AND SYSTEM NEEDS, SIZE AND LOCATION OF MAINS MAY CHANGE. �r X ■ � ►x � � pia u■■u� „ � i C .�U� iii � •♦ ii� � Oda ��IIi�� •,� �����1 1 ri • , amp FAMA sells • Schools The perennial stream corridors located in this area also provide the opportunity for greenway The Chapel Hill-Carrboro School System's report, corridors that could serve to meet the area's future Lony, Range Facility Plan for the Nineties, recreational needs. The development of a recommends that two elementary schools, one pedestrian/bikeway path in the rail line corridor middle school and one high school be built in the could also serve to meet future recreational needs school district over the next ten years. of this area. In accordance with the School System's report,the Public Safety new McDougle Middle School opened in the Fall of 1994. One of the needed new elementary The Town has a general standard of a five-minute schools will be located on land currently owned response time or a one and one-half mile service by the School Board that is adjacent to the new radius for determining the need for additional fire middle school. A new high school is scheduled stations. Based on the location of Town Fire to open in the Fall of 1996. Station #4 at the corner of N.C. 86 and Weaver Dairy Road Extension, this area's fire protection The school system has indicated that there is a needs will be met by the existing level of service. possibility that the second new elementary school could be located in the Northwest Area, due to Transportation shorter transit time, large parcels of land being available, and the lack of an existing elementary In formulating the recommended conceptual road school in the surrounding area. Based on these network,the Work Group reviewed modeling data criteria, and the increased density of a village for both the road network and for transit ridership. pattern development, the Northwest Area would The modeling assumptions used for this process be a good location for a new elementary school. are listed in the Appendix. Parks and Recreation Based on the modeling results for the recommended conceptual road network,the traffic The Town's planning standard for a neighborhood volumes along all the roads serving the Northwest park (5-20 acres) is one park for every 5,000 Area increased with the changes in land use. persons. The Town's planning standard for a Traffic along N.C.86 increased significantly, partly community park (21-100 acres) is one park for due to increased development in the Northwest every 15,000 persons. Area, but also due to development in Carrboro. The Town has acquired land along N.C. 86 that The impact of development in Carrboro is will be developed as a Northern Community Park. indicated by the increased volume of traffic along Construction on this 40.5 acre park is scheduled Eubanks Road, west of Rogers Road. The volume to begin during the 1995-96 fiscal year. A total of increased from 143 vehicles per day under $1,002,000 of 1989 Parks and Open Space Bond existing conditions to over 10,000 vehicles per money has been allocated for the completion of day in the year 2010. Therefore, a portion of the this park. increased volumes along N.C. 86 can be attributed to the increased traffic from future Given the population of the areas surrounding the development in Carrboro's northern planning Northwest Study Area, the plan's projected build- jurisdiction. out population of 7,216 suggests that an additional neighborhood park or other recreational A detailed summary of the projected future areas will be needed. The plan's emphasis on a increases in traffic volumes on Northwest Area village pattern encourages the designation of open roads is also included in the Appendix. space areas that could serve to meet additional park and recreational needs for this area. Northwest Small Area Plan Page 43 Landfill environmental research and teaching laboratory, and has served as a center for research and This plan recommends and assumes that the ecological education and as a national research Greene tract will not be used for a landfill. This laboratory for more than 40 years. In addition, assumption is supported by the Landfill Search this area provides both passive and active Committee's previous selection of four final sites recreational opportunities. that do not include the Greene tract. Duke University's official position is that the One of the four possible sites however, is a Blackwood Division of Duke Forest should be portion of the Blackwood Division of Duke Forest preserved as a vital ecological research and that is located north of Eubanks Road and west of teaching laboratory; and should not be developed the existing landfill. This site does not lie within as a regional landfill (Site 17). Chapel Hill's or Carrboro's joint planning jurisdiction; but, it is centrally located and Based on the proximity of the Blackwood Division adjacent to these future growth areas. of Duke Forest to the Northwest Area, the development of this site as a landfill would have According to Duke University, the Blackwood major implications on the Northwest Area. Division of Duke Forest is used as a Page 44 Northwest Small Area Plan c LANDFILL �. z SITE 17 o RURAL BUFFER RURAL BUFFER _,..1�, Yt+;:;,?=►:j WHITFfELD RD evO � .:�.'r.'�•.'•<t•$�w\��f�•;s;�k"Yi�i,�-LYp` .a ,'•• 'r •• .'u'' 1/ _ . � ��,.f�;.;a:J:{.�r�;:r' is•' '•rte''-�� CHAPEL HILL \ �t''r'.};::•iv:r.J>:vQxv}: •.;.}x}}.,{•?:r,:..;;.s ''''{''•`y.;tii;:•x• : h�•!'ti{: ; :;NORTHWEST ' \ SMALL AREA PLAN :i y`•.:::::^:'>•.:�::>: '' A::;.:r.':r:'......;,}.::.';; J � STUDY AREA :;•.>...,,.: :?`':{:f«� . : •}•.::.:.�;^•�}'n-:•�� :r•...:. N. cc' s �� :- k}w' a{ :x ,rf :i"cii i'.. :::},'{}:? :�'::•}..`{};L:::i j,::?:?ti.:; \ tk,,,��..��ry}r •raj;'� •`�..�;r�':•': i�:;.y:�;' }'�'+: :'<": :;>'•`xti;:}}:?i •.t•,.?{;:;fit;:'•.;: . SMALL AREA PLAN , i =::;::<;•�`:;,:»:>Y- %� '' }: ,,:}.:.;•ti• •'i..:":� ::•.'-: .:::{.;::�•�`;:���> U t k.` :=::max.. '.%• rY r::'^:::::>{:s .:<::: Z STUDY AREA 1 : =~ :::;,:{.:'.. ' ;:f>>=`•:::<::: :: z ::. rte:••�:: ::::' .. .•�. �ri7l�+;:.}.}v,kt .':c;;;�•:':''=}•. :;:is, — P.:: DAIRYLAN :r'r'::}; '''h:Yip:}.}'•.;�•.{�}x:., D {}{'• Lxdii}r•'{{I•.'�.�:"};� ..}}.:..;LiC:r}• ;:44i•i: v:{�i:: 9p rs ` ;C•' nr:'?'' :: ,' MM IX CALVANDER Y a c J-oe <; n c Ix- RURAL BUFFER P I P O O .• ;:?:::�r':�:x;t:.:. ...' ::�kkk'% UN IVERSITY LAKE •.};::..:.:.•.:....,,..:.;;....•..:.: <:?••:t.�5}}`:1. 'C=S•DFt%`;```'�2'�?ter i P WATERSHED ::'s> �#r•:� ::^:• ri...;�.:;:::.;:.}•:::...:..:... *•:.}• :: :•': 7 :j .f 1 I J.P.A.: JOINT PLANNING AREA �H I LL •�EL W�CH .T. EXTRATERRITORIAL E .: J RO JURISDICTION CAR R RBO ..:..,....�... ........ . ........, .......... . NORTHWEST AREA PLAN N CHAPEL HILL, N.C. POTENTIAL LANDFILL SITE 17 SITE 17, POTENTIAL LANDFILL STUDY AREAS, SMALL AREA PLANS 17 } � j J+�1� DUKE FOREST Northwest Small Area Plan Page 45 Recommended Strategies Overview • Consider programs of neighborhood conservation for low-income areas which This planning process has defined the existing may include the provision of public conditions of the area, and has outlined a vision improvements and the renovation of of how the area could be planned for preservation housing in the area. and development in the future. By presenting a • Protect the rural vistas in the Northwest long range vision that would encompass future generations as well as the present one, the plan Area, especially along Homestead Road, seeks to support the principles of sustainability. by encouraging clustered development patterns away from the roads, and by The plan strives to support the concept of implementing landscape buffers that sustainability by being broad in scope and preserve rural character. addressing environmental, economic, and social issues, and by being proactive rather than reactive Implement the Town's Master in nature. Furthermore, the plan recognizes the Entranceway Plan along N.C. 86 as part of need to integrate planning with future future development proposals and as governmental functions while promoting widening improvements are proposed. interconnectedness with other governmental entities. In summary, the plan seeks to sustain the essential Development Strategies qualities and characteristics that have produced the quality of life that we enjoy in Chapel Hill. • Zone the Northwest Planning Area to reflect the densities called for in the plan This section outlines recommendations on how to in order to provide a range of housing make the plan a reality. It is organized according types and cost levels. to the categories in the plan's Goals and Objectives section. • Use a portion of the Greene tract for affordable housing, by conditioning the sale or lease of the property upon provision of a proportion of moderate and Preservation Strategies low-income housing. • Use the Town's Development Review • Investigate the reuse of the Eubanks Road Process to ensure protection of landfill, determining what if any land uses environmentally sensitive areas (steep might be recommended for future use on slopes, creeks and streams, and drainage this site. areas) by using the Northwest Small Area Plan as part of the basis for reviewing • Explore the option of using the power line development applications. rights-of-way for public and/or private uses, especially for greenways and other • Zone the area in accordance with the recreational uses as acceptable to Duke densities reflected in the plan to help Power. protect existing residential areas by keeping these areas at their current • Develop a portion of the Greene Tract as densities. a park, emphasizing passive uses. Page 46 Northwest Small Area Plan • Use Conditional Use Zoning to allow • Ensure adequate support structures property owners to request rezoning to including recreation space (parks and allow the specific village concept greenways), roads and transit facilities, development outlined in the Northwest community facilities, and schools through Area Plan. the Town's Development Review Process and Capital Improvements Program(GP). Conditional Use Zoning allows the Council to simultaneously consider a site plan while also considering a rezoning. Once land is zoned Conditional use, Transportation Strategies development can occur only after a Special Use Permit has been obtained • Encourage transit-friendly development, from the Town Council. Design is by implementing elements of this plan, required to be consistent with the Town's such as the village concept, and zoning Comprehensive Plan. the area to reflect higher densities in key • Develop Design Guidelines for the village selected areas. concept as a guide for developers in the • Use the Town's Development Review design of proposed developments, and as process to encourage design which is a guide to the Town Council in reviewing transit-friendly, and which provides an proposed developments. adequate internal road network. • Create an Employment Campus Zoning • Undertake a feasibility study of the District in accordance with the concepts Transportation Corridor concept along the in the Northwest Small Area Plan, rail line to investigate the short-term and emphasizing small scale "flex-space" uses g long-term feasibility of this idea. and office space. Zone the area designated as an employment campus to • Use the Town's ongoing capital planning this new district. processes of the Thoroughfare Plan, the • Adopt Design Guidelines and site Transportation Improvements Program development criteria for the Employment (TIP), and the Capital Improvements Campus to encourage the development of Program (CIP) to plan for future roadways creative well-designed uses that are and transit improvements. appropriate to the area and are sensitive to Use the Town's Pedestrian Plan to ensure the surrounding residential areas. that both residential and commercial areas are developed in a manner that promotes pedestrian movement and alternative Service Strategies modes of transportation. • Work with the Orange Water and Sewer Authority (OWASA) to develop a phasing General Strateeies plan for extending public water andsewer to the area. • Participate cooperatively with the • Consider assisting developers of low- University of North Carolina at Chapel income housing with extensions of public Hill in the planning process for the water and sewer lines to the sites. Horace Williams property. Northwest Small Area Plan Page 47 • Maintain liaisons with Duke University in • Request that Orange County consider future planning efforts affecting all Duke placing an area west of the current landfill Forest properties near the Northwest along Eubanks Road and east of the Duke Planning Area. Forest tract in Chapel Hill's joint planning jurisdiction. This area is presently located • Continue discussions and information- in Orange County's Rural Buffer. sharing with the Town of Carrboro as part of its small area planning process for the • In order to zone the Northwest Area in northern areas of Carrboro's planning accordance with the Northwest Small Area jurisdiction that are immediately to the Plan, initiate a request that Orange west of the Northwest Planning Area. County begin deliberations as called for in the Joint Planning Agreement. Page 48 Northwest Small Area Plan Small Area Plan Northwest Area APPENDIX Northwest Small Area Plan Northwest Small Area Plan Table of Contents - Appendix Summary of the Town of Carrboro's Small Area Planning Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . A - 1 Use of the Power Line Rights-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A - 3 Reuse of the Existing Landfill on Eubanks Road . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A - 5 Other Development Alternatives Considered . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A - 6 Population and Dwelling Unit Estimates for Alternatives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A - 12 Comparison of the Impacts of Alternatives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A - 13 Transportation Modeling Assumptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A - 14 Modeling Information on the Recommended Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . A - 17 Other Road Network Options Considered . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A - 20 Notes From Public Meetings . . . . . . . . . . . . . . . . . . . . . . . . . . . A - 22 Northwest Small Area Plan Northwest Small Area Plan Summary of Town of Carrboro's Small Area Planning Process Overview • Provision of publicly accessible parks and recreation facilities. In 1987, the Town of Chapel Hill, the Town of • Maintenance of the Town character and Carrboro, and Orange County agreed to a Joint preservation of existing neighborhoods. Planning Agreement that designated future growth • Encouragement of pedestrian scale. areas for Chapel Hill and Carrboro. These future • Protection of the character and natural growth areas are called Joint Planning Transition beauty of this area. Districts and represent areas .where the County and the municipality jointly plan for the A total of 31 individuals were appointed to the development of the area. Carrboro Small Area Planning Work Group, and the Work Group held its initial meeting on March In particular, for the joint planning transition 18, 1993. districts, the County sets the zoning using the municipality's zoning categories, and then the The Work Group has reviewed the existing municipality works with the property owners to environmental conditions in the study area, and build in accordance with the zoning. a demographics report and population projections for Carrboro. In addition, the Group has studied In the fall of 1992, the Town of Carrboro Board of different development styles and has discussed Aldermen decided to form a work group to begin Carrboro Town services. planning for the municipality's future growth area to the north, including Carrboro's Joint Planning The Work Group proceeded to review the Transition Area. Thus, on October 6, 1992, the Transportation Advisory Board's Connector Roads Board of Alderman adopted the following charge Study for the Northern Transition Area, and for the Carrboro Small Area Planning Work discuss the provision of water and sewer in the Group: area. The overall goal of the Small Area Planning Work On October 21, 1993, the Work Group held its Group is to develop a comprehensive plan for the first Neighborhood Open House at the Homestead growth and development of Carrboro's Joint Community Center. In November of 1993, the Planning Transition District. Work Group discussed the build-out assuming no changes are made to the existing zoning. On In particular, the Board of Aldermen directed the December 16, 1993, the Group reviewed the Small Area Planning Work Group to address the results of a survey of property owners in the area. following issues: On January 20, 1994, the Carrboro Small Area • Patterns of growth and their impacts. Planning Work Group held a joint meeting with • Efficient provision of Town services. the Chapel Hill Northwest Small Area Plan Work • Conservation of farmland, natural areas, Group. The Work Groups reviewed their and environmentally sensitive areas. individual processes and key issues with regard to • Providing a diverse range of housing types the development of their respective small area and costs. plans. • Provision of adequate transportation routes including public, private, bicycle, and In February, the Work Group discussed Goals and pedestrian. Objectives, and in March, the Group began receiving reports from several "Concerns by Northwest Small Area Plan Page A-1 Consensus" subcommittees that had been the study area, entranceway enhancement and previously formed. Over the next four months, beautification plan, affordable housing, and the the "Concerns by Consensus" subcommittees concept of a village with a mix of uses. The reported and made recommendations on the: Group proceeded to sketch park sites, commercial/mixed use sites,and a possible village ► conservation of natural and beautiful areas site in the study area. P. conservation of vistas ► diverse housing types, sizes, and costs In November, the Work Group discussed overall ► efficient provision of municipal services design concepts including mixed-use and ► adequate provision of transportation commercial development, access and circulation ► commercial development on community patterns, encouraging diversity of development scale. with amenities, and a sliding scale/performance zoning. Following all of these reports, the Work Group sought to determine areas of agreement and On December 6, 1994, Robin Lackey, Chair of disagreement by topic. In July of 1994, the Work the Small Area Planning Work Group (1993-95) Group began discussing possible locations for a presented an update on the Work Group's variety of uses including: commercial, residential, progress to the Board of Aldermen. She light industrial, mixed use, community services suggested that the Work Group's discussions were and recreational areas. As a follow-up, the Group pointing toward several conclusions: began mapping land uses based on its discussions. In September, the Work Group continued to • A rural village is needed somewhere in define and refine areas of agreement and the study area. disagreement, and discussed multi-modal • A large-scale retail, office and residential transportation network design issues. space, is needed around Homestead Road to serve the future residents that could As a follow-up to the joint meeting in January, double the population of Carrboro. Carrboro's Small Area Planning Work Group and • Additional land needs to be set aside for Chapel Hill's Northwest Small Area Plan Work new parks and schools to serve new Group continued to informally keep in touch residents. A greenway system is also through several liaisons who would occasionally needed. give brief monthly updates. On October 18, • Housing density should generally be 1994, the Carrboro Small Area Planning Work limited to about two homes per acre, Group and the Chapel Hill Northwest Small Area while simultaneously crafting development Plan Work Group held a second joint meeting. At ordinances and design standards to this meeting Chapel Hill's Work Group presented encourage affordable housing. a draft of its small area plan. The Carrboro Work Group provided an update on its status. On September 12, 1995, John Rintoul, Chair of the Small Area Plan Work Group presented a draft Later in October, the Carrboro Small Area Small Area Plan for Carrboro's Northern Transition Planning Work Group discussed the preservation Area to the the Board of Aldermen for review and and protection of Bolin Creek, density options in discussion. Page A-2 Northwest Small Area Plan Use of the Power line Rights-of-Way The following information was reviewed by the their electrical substation located off Eubanks Work Group while developing the Northwest Road. Small Area Plan: The transmission lines rights-of-way through the Three Duke Power line rights-of-way cross the Northwest Area present two constraints that would Northwest Study Area. Based on discussions with have to be overcome in order to utilize entire Duke Power officials, the following uses could be lengths of the rights-of-way. These constraints are: accommodated within the transmission lines rights-of-way: • Toaography: The power lines are located in a straight line. That is, the lines cross ► Trails/Bikeways: Pedestrian trails and steep topography, streams, roads, and the bikeways could be placed within the rail line with little regard to the steepness rights-of-way with certain design standards of the land or their relationship to a road being met(distances from towers, grading, or rail line. Location of pedestrian paths etc.). and bikeways would have to be carefully planned based on existing topography and ► Roads/Parking Lots: Roads, parking lots, where safe crossings of roads and the rail and driveways can cross and be placed line could be made. The placement of within the rights-of-way, based on certain trails may necessitate using adjacent land design standards being met. (private) to accommodate topography or other physical constraints. ► Playgrounds/Paved Plan Surfaces: Small play areas could be located within the • Maintenance: The transmission lines rights-of-way. Recreational uses would be running through the Northwest Study Area limited to small playground type uses, are classified as "rural" locations by Duke activities that would interfere with the Power. A"rural" location is one for which power lines would not be permitted Duke Power conducts very little (baseball, football, etc.). maintenance on the rights-of-way, as opposed to "urban" locations, where a ► Gardens: Vegetable and flower gardens lawn maintenance program is followed. have been allowed as long as the user Generally, undergrowth is cut once or does not block maintenance access. twice a year in "rural" rights-of-way, making the area underneath the power In general, some public use of the transmission lines very difficult to walk through during line rights-of-way could be possible, as long as the summer months. If pedestrian paths or accepted design standards are met and the public other uses were developed in the rights-of- use does not interfere with power delivery service. way, the Town would have to accept maintenance (and liability) of the areas Duke Power Company discouraged any public use used. of the rights-of-way immediately adjacent or near Northwest Small Area Plan Page A-3 Page A-4 Northwest Small Area Plan Re-Use of the Existing landfill on Eubanks Road The following information was reviewed by the There are two existing situations where landfills Work Group while developing the Northwest have been utilized for public recreational uses. In Small Area Plan: Charlotte, North Carolina, a public golf course was installed over a portion of a capped landfill. It is presently anticipated that the existing landfill In Virginia Beach, Virginia, a capped landfill has will remain open until about 2003. When the been named "Mount Trashmore" and is being portions of the landfill that are north and south of used as a public park area that includes Eubanks Road have been filled, they will both be vegetation, a pond, and hiking/jogging trails. capped at the same time. The capping of the sites will result in a mounded configuration such that Both of these former landfill sites were developed the side slopes will be fairly steep. in the early 1980s, and have had problems. The Charlotte golf course is often closed due to a Of the total 202 acres, about 60 acres will be problem of gases emitted from the landfill during directly covered with the mound (figures include periods of heavy rainfall. Virginia Beach's Mount portions of the landfill both north and south of Trashmore also has problems with gas emissions, Eubanks Road). Additional areas of the site will and monitoring has occasionally found traces of be needed for environmental monitoring. About tainted water in the pond. 20 groundwater monitoring wells will be needed for a period of 30 years. In addition, gas Discussions with State representatives and the monitoring equipment will be located around the Town of Chapel Hill Public Works department perimeter of the fill areas. seem to indicate that while uses could be accommodated on a capped landfill, it may be Based on discussion with Town of Chapel Hill very costly to develop even minimum facilities, Public Works Department and the North Carolina due to stringent engineering requirements. Department of Human Resources, Solid Waste Furthermore, as shown by the problems in Division, very few uses will be permitted on the Charlotte and Virginia Beach, it is difficult to landfill site once it is filled and capped. predict future environmental consequences that may not be anticipated at the time that a re-use is Current State and Federal Statutes do not legally proposed. prohibit any use from a "capped-off" landfill. This would include buildings, recreational facilities, The Town of Chapel Hill would also be water features, trees, and other vegetation. Any concerned about liability issues and proposed reuse of a landfill would have to responsibilities that may result from the public use undergo stringent engineering and environmental of a closed landfill area. review and approval from state agencies to secure a permit for reuse. Two main criteria of the In 1994, the Town will begin preparing a closure capping requirements and post-capping plan for the Eubanks Road landfill site. At this regulations that would have to be met for a reuse time, it is believed that the 80 acres of the landfill permit to be issued for the landfill are: on the south side of Eubanks Road will have virtually no unused area once gas and water 0. The cap system cannot be disturbed; and monitoring devices are installed. I- Infiltration of the cap cannot occur. While these two requirements may seem simple, In summary, the question of what land uses can the State has indicated that each land use type be accommodated within a closed landfill is a that is proposed for the site would be evaluated complex issue that requires detailed evaluations on a case-by-case basis accompanied by detailed and engineering studies before the permitting engineering designs and specifications to assure agencies will address a potential land use. that State requirements would be met. Northwest Small Area Plan Page A-S Other Development Alternatives Considered Development Alternatives Considered_ Mixed Use development is shown north of Weaver Dairy Road, and Office/Institutional The Northwest Small Area Plan Work Group development is indicated north of Eubanks Road, considered the following three Development in close proximity to Interstate 40. Alternatives as part of the process of developing the Recommended Plan. The Recommended Plan Floodplains, stream corridors, and steep slopes are grew out of these alternatives. shown as areas to be protected. The first alternative describes the area if it is The rail line right-of-way would remain in its developed according the 1986 Land Use Plan and present condition, and would not be utilized as a current zoning. The second alternative describes special transportation corridor. the area if it is developed with higher residential density along the major public transportation corridors within the area, and an "employment campus" land use is developed along Eubanks Road. The third alternative is identical to the LEGEND second with the exception of the Greene tract being reserved for a park and/or recreational use. Each of these alternatives is discussed and a 6 DWELLING UNITS PER ACRE conceptual land use map is shown on the 4 DWELLING UNITS PER ACRE following pages. Alternative 1 - Traditional Plan 2 DWELLING UNITS PER ACRE This alternative describes the area as being 1 DWELLING UNIT PER ACRE generally developed in accordance with the 1986 Land Use Plan and the area's current zoning. EMPLOYMENT CAMPUS Traditional low density residential development is shown on the Greene tract and throughout the ® MIXED USE western part of the area to protect existing residential neighborhoods. OFFICE / INSTITUTIONAL Some medium density residential development is shown in the southwest corner of the area, along N.C. 86 and Homestead Road, near the Horace Williams tract. Page A-6 Northwest Small Area Plan u _u _emu ■emu A 1111111111♦ //111111111• Vii, ... .•JJ�,,•,•,•,•.,,,•,•J,bL4•..:•: f1 t• 111!11.•/11.1�11ii1i111�11111N� ♦11111:1�Ii111/111/111l X11111110 �IAd1�1/.1�11111111H11111.1.111111i1 � N!1:1111 �N�1111NN11 111 i�`�1111!/1111/11111111�i 1,1,1,1,1,1,1,1,1! 0:0',:,.',.. WIN IMP Fill i�u111 �til� _ '.01►n:��.:. 1�:.'':.I� ore• NORTHWOOD V NW PARK � � � �u11 � fly;, � �Jgtl►��1���;� m' ,1- � rig���■ �����'_�► a.■��GG ME ...,p_.■u .. 1■�nuv► � � �I I��� �� • • . =� "�, -�� �■gym■:� /�■,i�i all �In111111t—�v ���■��i1►�i is�!i`� el �� III Ilia �i �i�i •,� jaw u ► I� ���v�ltill,�' t; i' ! Alternative 2 - Higher Density Along The rail line right-of-way would remain in its Transit Corridors present condition, and would not be utilized as a special transportation corridor. In this alternative traditional low density residential development (1-2 units per acre) is shown on the Greene tract and along Rogers Road. LEGEND Medium density residential development (4-6 units per acre) is shown along the major public 6 DWELLING UNITS PER ACRE transit corridors within the area, particularly Homestead Road and N.C. 86. j 4 DWELLING UNITS PER ACRE The area north of Weaver Dairy Road is shown as Mixed Use and medium density residential. 2 DWELLING UNITS PER ACRE An "Employment Campus" land use is shown 1 DWELLING UNIT PER ACRE along Eubanks Road on both the east and west sides of the landfill. The term "Employment ® EMPLOYMENT CAMPUS Campus" describes a new land use category that would be primarily characterized by office and ® MIXED USE small-scale flex-space uses that would be appropriate to the area. (See pages 33-34 for OFFICE / INSTITUTIONAL further information.) Floodplains, stream corridors, and steep slopes would be protected. Page A-8 Northwest Small Area Plan �f t ., NJ a tt►�1/Ii��1kv, i��� AMF dig ME r i Ifi9 N u� 1/ � arm �lr' 'j � �s �rss>?> ► ► v NW PARK 71 �I n min 1 ��►� 1 is 1.E ♦ I��� '•_'s'~� �y�ypppp � � ' _.� ��fa/�.f��;.� ����ii��X1111 r��,v�� -l•BURS ff� a�•�•_= ������ HUMAN ♦,ice � �>i[%ii��[u2�i[:<i � � � ♦t./'fi flf�;�..u�V�,� �����, GI��.``�► ' j`r 't:: ::?::::;;: , j�f111ff� a ud� SERVICES, fIf 1.u.Wl�gr a �1 MIN or SM "NEE 11 w2l ousnotowas still No ..1■ •�� • Alternative 2A - Higher Density Al" Transit Corridors and a Park on the Greene Tract LEGEND This alternative is identical to Alternative 2,except that the Greene tract is reserved to be used for a park and/or recreational use. 6 DWELLING UNITS PER ACRE Traditional low density residential development is 4 DWELLING UNITS PER ACRE shown to the north and west of the Greene tract. Medium density residential development is shown along the major public transit corridors within the 2 DWELLING UNITS PER ACRE area, particularly Homestead Road and N.C. 86. 1 DWELLING UNIT PER ACRE The area north of Weaver Dairy Road is shown as Mixed Use and medium density residential. An ® EMPLOYMENT CAMPUS "Employment Campus" land use is shown along Eubanks Road on both the east and west sides of ® MIXED USE the landfill. OFFICE / INSTITUTIONAL Floodplains, stream corridors, and steep slopes would be protected. GREENE PARK The rail line right-of-way would remain in its present condition, and would not be utilized as a special transportation corridor. Page A-10 Northwest Small Area Plan ■ _II _emu' II II Iasi 101111 Alm WAff _ ....1/ii.■.��... Memo= Huge- �� - • NORTHWOOD IBM Alk M an SEE NW PARK Ali w ■�� 0.ti. --- :''r5': :o-,;;:xhx: .;:���:::•:%;: ��nUnp� ♦q.gp■or•s��► ■A�♦ �%� �� • �':::� .�. �'� 1 �. %�� ♦���� 1111 .►���� ��, :yi{<:5a. ;:{;:Sri o-;: �'.•. ��• ....... M. ONE gnomon 0 HILL If • ,� �IIII II�i �i���Ii.�� � 1��IA O u � �� ►I�►�IIa.�1� I. 4� i. A • Population and Dwelling Unit Estimates for Recommended Plan and Alternatives Land Use Alternative 1 Alternative 2 Alternative 2A ... ... ..... Existing 668 690 1,533 668 690 1,533 668 690 1,533 High (10) - - Med/High (4-6) 74 444 977 196 980 2,156 196 980 2,156 Medium (4) 180 720 1,584 130 520 1,144 130 520 1,444 Low (2) 415 830 1,826 296 592 1,303 127 254 559 Rural (1) 189 189 415 136 136 299 136 1 136 299 Office/institutional 130 - - 5 - - 5 - - Mixed Use 27 27 - 27 Employment Campus 225 - 225 Park/Recreation - - 169 Land Use The Recommended Plan ... .......... ......... ... ..... . ............ 0#......0C ... ........... Existing 668 690 1,533 High (10) & Village Core 33 380 836 Medium/High (4-6) 176 1,056 2,322 Medium (4) 132 528 1,162 Low (2) 209 418 920 Rural (1) 113 113 248 Office/institutional 5 - - Mixed Use 27 Employment Campus 220 Parks/Recreation 100 ... .. . .. ....................I NME................ Page A-12 Northwest Small Area Plan Comparison of the Impacts of Alternatives ..... ..... ................... .................... .. .................................................. .... ....... ............................................................. ...... ......... ....... .... .............. ".e......... ........... ................... ................ ......................... ........................... ................ .... . ............. ................ ........................... ................................ ......................................................... . ...................................................... ... ......... ....................................................... ... . .................................. .. .. ....................... ..... ..................... .............. ..................................................................... ............. .................................... ........ ... .... ......................... . . ............ ............................................................ .......... ................................................................. .......... ........ ..................... ... . . ......... .. ...................... ................... .............................. ................... ................................... ....................... .... ...... ...... .............................. ..:. ...T ................. I , -:-: . .................. ........... .. ................... Estimated Population 6,335 6,435 5,691 7,021 Traditional Higher Density Higher Density Village Pattern Low-Density Residential Along Residential Along & Lower Density Development Pattern Residential Transit Corridors Transit Corridors Residential Yes - Yes - Yes - Yes - Water and Sewer Throughout Area Throughout Area Throughout Area Throughout Area (Pump Station (Pump Station (Pump Station (Pump Station Projected to Projected to Projected to Projected to Serve Northern Serve Northern Serve Northern Serve Northern Portion of Area) Portion of Area) Portion of Area) Portion of Area) Transit Ridership (Projected for 2010) 3,079 Riders 4,694 Riders 4,683 Riders 6,786 Riders Locations Locate in or Suggested in within walking 1986 No Location No Location distance of Schools Land Use Plan Specified Specified village center Northern Northern Community Park, Community Park, Northern Northern Greenways, & Greenways, & Community Park Community Park Park on Greene Park on Greene Parks & Recreation & Greenways & reenways Tract 0 69 acres) Tract (@50 acres) Existing Existing Existing Existing Public Safety Fire Station #4 Fire Station #4 Fire Station #4 Fire Station #4 Northwest Small Area Plan Page A-13 Transportation Modeling Assumptions Modeling future transportation scenarios in the ► The intersection of Eubanks/NC86 will be Northwest Area required analysis and assumptions signalized in its current alignment. for the study area as well as all surrounding areas that interact or will interact with this area in the The figures supplied by the UNC Department of future. In particular, future growth in Carrboro's City and Regional Planning's Northwest Small northern planning jurisdiction and on the Area Workshop Class were used for future University's Horace Williams Tract were issues employment projections for the Horace Williams that were incorporated into the modeling tract. The tract was divided into two zones, with scenarios. a majority of the residential uses in the western zone and the majority of the non-residential uses In general, for purposes of the transportation in the eastern zone. Generally, the western zone analysis, all modeling for the Northwest Area was corresponds to the portion of the property that is based on the following systemwide assumptions: in Carrboro's planning jurisdiction, and the eastern zone corresponds to the portion of the ► The design year is 2010. property that is in Chapel Hill's jurisdiction. The figures are as follows: ► Growth of the Chapel Hill-Carrboro area will be consistent with projections Employment Projections in 2010 prepared for the 1985 Urban Area for the University's Horace Williams Tract Thoroughfare Plan, updated where necessary nb Y th e Triangle T rans i t Authority h <I i... »: 501 Fixed Guideway Study, the U.S. 15 Corridor S t ud Y, a nd th e Southern Small <:: Area Plan. Eastern Zone ;: 1012•:<:>:::: az303 :7:.;;:;:.; .;:;•;';:.;51i:1�:;•:>:•>: < Westem Zone 113 338 1119 ► All scenarios assume the same level of growth in the areas outside of the N TOTAL: 1125 3375 1630 Northwest Study Area. P. The same level of growth will be assumed for the Horace Williams property under The following future employment projections for each scenario. the year 2010 will be used in the model: ► Horace Williams development will be Projected Growth in 2010 assumed to be designed to encourage by Plan Alternatives alternative modes of transportation. This as sumes that the overall development P ment P atte r ns will be sim i lar development t on ;.;..:.:..:.;..:.:.<..;.;.:..;.,..:.;.:..;.:<..;.:..;.:.: the main campus. Base Year 0 395 ► Chapel Hill Transit service levels and Alternative 1 506 1774 routing will remain at 1994-95 levels, including additional service to the U.S. Alternative 2 813 3517 15-501 South Park and Ride Lot and the Alternative 2A 813 3517 Eubanks Road Park and Ride Lot. Recommended ► NC 86 will be widened consistent with Plan 1111 3818 current plans. Page A-14 Northwest Small Area Plan Finally, the following roadway improvements • Smith Level Road from Rock Haven Road were assumed to be in place by the year 2010 for to the Bypass. A 5 lane cross-section all alternatives: capacity and a speed of 35 mph was used. • Weaver Dairy Road Extension from NC 86 • Durham-Chapel Hill Boulevard from to Homestead Road. A 5 lane cross- Franklin Street to 1-40. A 6 lane cross- ' section capacity and speed of 35 mph was section capacity and a speed of 35 mph used. was used. • Sage Road Extension from Erwin Road to • Seawell School Road Extension from Weaver Dairy Road. A five lane cross- Seawell School Road to Homestead Road. section capacity and a speed of 35 mph was used. • Weaver Dairy Road from Erwin Road to NC 86. A 5 lane cross-section and a • NC 86 was improved to a 4 lane median speed of 35 mph was used. divided road from 1-40 to Homestead Road. A speed of 35 mph was used. • Homestead Road from High School Road to NC 86. A 3 lane cross-section and a • South Columbia Street from Manning speed of 35 mph was used. Drive to the Bypass. A 4 lane cross- section capacity and a speed of 35 mph • Estes Drive Extension from North was used. Greensboro Street to NC 86. A 3 lane cross-section and a speed of 35 mph was • US 15-501 South from Pittsboro to the used. Bypass. A 4 lane cross-section capacity and a speed of 35 mph north of Smith • 1-40 from eastern border to 15-501. A 6 Level Road was used. lane divided freeway and a speed of 65 mph was used. Northwest Small Area Plan Page A-15 Page A-16 Northwest Small Area Plan Modeling Information on the Recommended Plan The following table gives existing traffic volumes of the rail line corridor would be dependent upon and also gives the projected volumes in 2010 for the development of a feeder bus system to stations various road sections, based on the transporation along the route. The transportation model modeling of the conceptual road network. The assumes that any transit use of the transportation modeling projections are given for development corridor only has a feeder system serving the under existing zoning in 2010 as well as station in the northwest village site. In addition, development according to the recommended plan the model does not attempt to modify the relative in 2010. attractiveness of transit use over auto use stemming from increased parking costs or These projections do not reflect any significant decreased parking availability in the Town Center changes in transit service outside the Northwest or University areas. Area. Total ridership for any potential transit use .:::.::::::::...:.............................:.:::::::.................................................::::::::.:............. ............ :>. .. ....... ...........::.:.......... .... ..... Rogers Road, North of TallyHo Trail 1,936 9,257 10,387 Eubanks Road, West of Rogers Road 143 14,740 11,996 Eubanks Road, West of UPS 2,540 25,802 20,174 N.C. 86, North of Eubanks Road 21,028 50,870 48,415 N.C. 86, South of Eubanks Road 18,222 27,327 36,304 Weaver Dairy Road, East of N.C. 86 7,742 13,524 15,708 Weaver Dairy Road, West of N.C. 86 n/a 15,469 16,840 N.C. 86, North of Homestead Road 20,651 29,980 30,127 N.C. 86, South of Homestead Road 19,979 25,525 39,728 Homestead Road, West of N.C. 86 6,085 9,105 17,325 Homestead Road, East of Seawell School Road 3,601 10,492 6,360 Weaver Dairy Road, North of Homestead Road n/a 18,182 12,165 Horace Williams Road, (off of Homestead Road) n/a 8,770 8,555 Homestead Road, West of Seawell School Road 2,256 4,699 15,385 Seawell School Road, South of Homestead Road 1,422 6,000 12,227 Homestead Road, West of High School Road 2,434 9,143 13,553 Northwest Small Area Plan Page A-17 Modeling Transit Ridership for the addition, it was assumed that the Recommended Recommended Plan Plan would also include a high-capacity transit use in coordination with the rail line corridor. In addition to automobile traffic, transit ridership was also modeled for the Recommended Plan and The Northwest Area and surrounding areas were each of the Alternative Plans using the Conceptual divided into 22 different zones as indicated on the Road Network shown on page 39. following "Traffic Analysis Zones" map. Transit , Ridership for each zone was estimated using a lit was assumed that the level of bus service in the travel forecasting software. The estimates for the Northwest Area would remain the same for all of Recommended Plan and Alternative 1 are as the Plans that the Work Group considered. In follows: SWUM 1 51 558 2 0 123 3 0 44 4 0 51 5 0 18 6 685 955 7 0 0 8 0 1,504 9 0 21 10 593 713 11 186 210 12 0 119 13 0 32 14 0 48 15 0 69 16 8 9 17 29 60 18 0 0 19 9 10 20 11 12 21 591 737 22 916 1,493 TOTAL: 3,079 6,786 Page A-18 Northwest Small Area Plan r - ` 1 O © O 1 1 flow v■-',�■ �► gal ISO Gib ,�'�� X511 _ .!: 1p Other Road Network Options Considered The Conceptual Road Network Plan that is Weaver Dairy Road,the Sage Road Extension, and presented in the The Plan section of the report U.S. 15-501. (see page 39) discusses several potential future local and collector roads. The Northwest Small Since the Eubanks Road Alternative intersects N.C. Area Plan Work Group considered an additional 86 directly west of Weaver Dairy Road, Weaver road as part of the process of developing the Dairy Road and the Sage Road Extension become Recommended Conceptual Road Network Plan. an attractive alternative to the existing Eubanks Road and Interstate 40 for traffic bound for The Work Group's discussion of roadway network destinations along U.S. 15-501, or for destinations options included a potential road that would farther east including Durham and Research continue from the Weaver Dairy Road Extension Triangle Park. Thus, a portion of the drivers who (Road A) to the west, where it would intersect the are presently traveling east using the existing existing Eubanks Road in the vicinity of Rogers Eubanks Road and Interstate 40, would find the Road. This potential road was discussed as the Eubanks Road Alternative, Weaver Dairy Road, "Eubanks Road Alternative." The Eubanks Road Sage Road and U.S. 15-501 to be a more Alternative (see Map) was originally proposed as attractive travel route to the east. an approach to reducing the traffic at the intersection of the existing Eubanks Road and The modeling data projects that with the addition N.C. 86, and to serve as a third east-west corridor of the Eubanks Road Alternative, Weaver Dairy in the Northwest Area. Road east of N.C. 86 increases from 1,626 vehicles during the afternoon peak period to The Work Group's process for considering the 2,616 vehicles, a 61 percent increase. A Eubanks Road Alternative included using a corresponding decrease in traffic is also seen on computer model to explore the effects on the the existing Eubanks Road and Interstate 40. existing and proposed roadways assuming construction of the Eubanks Road Alternative. Between Homestead Road and Weaver Dairy Road, N.C. 86 would carry slightly higher The computer model assumed that it was the year volumes of traffic with the addition of the Eubanks 2010, and that the Eubanks Road Alternative had Road Alternative. With the existing Eubanks been constructed. The model also assumed that Road, this road segment would carry 1,774 the roadway improvements discussed under vehicles during the afternoon peak period. With Transportation Modeling Assumptions (pages A-7 the Eubanks Road Alternative however, this road and A-8) had been made. segment would carry 1,916 vehicles during the same time period, an increase of 8 percent. The model assumed that the Eubanks Road Alternative would be a two-lane facility that The Work Group did not include the Eubanks would intersect Rogers Road slightly east of its Road Alternative as part of the Conceptual Road current intersection with the existing Eubanks Network based on the modeling data that Road. The Eubanks Road Alternative roadway indicated that the road would create a shift in would intersect the proposed Weaver Dairy Road traffic from a higher level road (Interstate 40) to a Extension west of N.C. 86. It would be necessary lower classified road (Weaver Dairy Road). to modify the approved Northwoods V subdi- vision plans to accommodate this new alignment. In addition, the effect of added traffic to Weaver Dairy Road would have significant impacts on the In general, the largest impact from constructing residences and businesses in this corridor. The the Eubanks Road Alternative is that traffic is Eubanks Road Alternative would also be very shifted from the existing Eubanks Road and costly to construct and a large amount of right-of- Interstate 40, to the Eubanks Road Alternative, way would need to be purchased. Page A-20 Northwest Small Area Plan _N 1♦11 - ., 11 l 1i r law' .� .� �•`. ,tea ■ � � • A AN SM di lot Hun IBM Ham mg Mrs �, ��a� � � '' �is�►����� a///��Ws�� Notes From Public Meetings Neighborhood Meeting— Interstate 40. There is also the need for September 21 1993 service-oriented businesses (plumber, electrician, mechanic) in this area. General comments and questions from meeting ' Flex-Space, Office & Institutional Uses. discussions (listed by category): P. Increase the tax base, while planning for quality development. Can do both of Utility Service Issues these together. ► Light industrial/flex-space could increase ► Problem - Orange Water and Sewer the tax base. Authority (OWASA) - Can we buy it out? ► UPS is light industrial however, and it is ► High cost of water and sewer service, 24-hour with truck traffic at all hours, as utility tap-ons. well as lights ► Show where water and sewer will go in ► UPS could have been done better, there the Northwest Area, when they are are ways to economically develop the provided. land while preserving quality/environment. ► There is a need for services to support Landfill Issues growth. ► A lot of Timberlyne has been developed ► Concerns about water quality near landfill. for office use, the need exists for more P. Studies show that landfills are usually commercial, perhaps on the corner of located in minority areas. Weaver Dairy Road and NC86. ► Is it good to have landfill in a growth ' What are recreational sites? Recommend area? the Greene tract.► How to control and monitor the landfill, 00. High School has no cafeteria. This especially illegal dump-offs and the need generates lots of lunch trips by juniors and for security along roads. seniors. There is the need for a cafeteria ► Reuse existing landfill for park and or a nearby restaurant for the students. recreation purposes, soccer, track, tennis ' There is also the need for restaurants to courts. serve this area. ► The Greene tract is not on the final list for ► A Library branch in this area? use as a landfill, go ahead and plan for the lo. There should be less dense housing. use of this land and zone it for b. Status of Chapel Hill North, does it development. include a hotel? ► What is landfill closing date? (North side ' A service station is needed in this area. is projected to close in early 1995, and the south side is projected to close in Transportation Issues 2003) ► Railroad - What are plans, how would 0. Need waste reduction. P. Green Box Area could be more they affect properties next to it? accessible, especially to the handicapped. ' Traffic on Homestead Road from new residential development is a problem. What Uses Would You Like to See? ► What is status of NC86 widening? (Scheduled to begin in 1994) ► Weaver Dairy Road Extension - Why not IN. More recreational areas Bo. Preserve the trees. straight across the railroad? Why no No There is a unique opportunity to develop connection to the High School? Eubanks Road given its proximity to 10. Plans for Bus Service?, Like idea of rail service connecting cities. Page A-22 Northwest Small Area Plan ► Would like bike paths to high school. ► Could make better use of the present ► Would people use bike paths? landfill, rather than dumping trash in this ► Rail: Would people use? What is cost? area. • ► Lower Speed Limit on Homestead and Airport Road (North of Weaver Diary) What Uses Would You Like to See? P. Lower Speed Limit on Rogers Road and Eubanks Rd (children waiting for bus) ► Supported rezoning of the 10 acres that is ► When doing traffic counts for located at the corner of NC86 and Weaver development proposals, count land that Dairy Road to Community Commercial. has been approved for development, but The land surrounding this parcel has has not yet been built. changed dramatically in recent years. There is a real need for additional General and Miscellaneous Issues community commercial property in northern Chapel Hill. ► Has Carrboro's Small Area Plan addressed ► Keep land immediately south of the Hogan Lake Property? (The groups Northwood subdivision as residential use had not at the time of this meeting) only. ► What are "Larger Picture" growth policies ► Have only light commercial along NC86. here? ► Public golf course. ► Will the Town's population grow to over ► Preserve streams, develop greenways, 50,000? What is our current rate of protect vistas. growth? (750 - 1,000 persons/year) ► There is no need for more commercial ► Chapel Hill as a retirement community- Is development in this area. Timberlyne is this what we want? very close. ► Will the Northwest Small Area Plan be ► The new planned park along NC86 should able to change over time? provide enough residential area once it is ► Is there a way to make the Northwest developed. Small Area Plan binding? ► Preserve the vistas and "country feel" along Homestead Road. Written Comments and Questions ► Community meeting place. from September 21, 1993 Meeting ► A park would be nice to have nearby, for family picnics, outdoor recreation General comments and questions from surveys (basketball, soccer). received after the meeting (listed by category): No. There is a lack of recreational opportunities for youth. Utility Service Issues Transportation Issues ► Concerned about wells in the area, , Widening NC86 to 4 lanes from Duke particularly water quality near landfill. Power (Homestead Road) to 1-40 is good. Landfill Issues 10. Lower the speed limit on Homestead Road, Eubanks Road, and Rogers Road. ► Existing landfill generates a lot of traffic. 0� Traffic problems at the railroad track on ► Many trucks going to the landfill are Eubanks Road, trucks travel too fast. uncovered, and leave I itter along the road. General and Miscellaneous Issues ► Does not want Greene tract to be used for a landfill site or for low-income housing. , Some housing along Rogers Road needs ► Would like Greene tract developed as rehabilitation. residential property. ► Preserve historic sites along Rogers Road, ► Use the Greene tract for recreational uses. Eubanks Road, and Millhouse Road. Northwest Small Area Plan Page A-23 Notes From Public Meetings Neighborhood Meeting - will be expensive. (Work Group member February 22, 1994 Mary Reeb commented that affordable housing usually means greater density in General questions and comments from meeting order to create smaller, more affordable discussions: lots.) • What is the status of the University's • Need more specific goals. Horace Williams tract? (Bruce Runberg, • Will the University let the Weaver Dairy UNC representative on the Work Group Road extension actually go through the explained that the University is presently Horace Williams tract? (Bruce Runberg working on a "Principles for Strategic indicated that the University may consider Planning for Outlying Areas," that will this, depending on whether the airport include the Horace Williams land and the stays or goes.) Mason Farm land.) • What does the University think of • Use land west of current landfill for future Alternative #3 (with the rail corridor)? landfill. (Bruce Runberg explained that Alternative • Duke Forest (area immediately west of the #3 is compatible with all UNC plans. So existing landfill should not be used for a far, however, the University has only been future landfill).The neighbors surrounding working on their needs and what should the landfill have had to endure the past 20 go where.) years with the existing landfill. (Note: • Is Alternative #2 the only proposal in The Blackwood Division of Duke Forest is which the Greene tract could be used for not in the study area.) a park? (Wayne Nadler, Work Group • Do not want office or commercial Chair, explained that using the Greene "employment center" uses in this area. tract as a park would also be an option in Alternative#l. He also explained that the • Should the site of the future landfill be Greene tract probably would not be used decided first? Regarding the transit as a park in Alternative #3, due to the corridor alternative, railway buses break transit corridor.) down frequently. There is a big problem • Support park idea,access of bikepaths and with the dust and dirt on Eubanks Road. pedestrian trails would be important. The train track signal lights do not work. Screening of landfill area south of Eubanks • Need to protect existing residential Road is a waste of tax payer's money. development. • Supports a plan that would bring • Put the Greene tract back on the tax roll. employment (Lowe's, Wal-mart)and build the tax base. Avoid residential • Need to provide a range of housing types. development and the associated increase Define what "affordable housing" means- in cost to provide Town services. Bring 80% of median income? Consider putting stores, and let them pay to extend affordable housing on the Greene tract. infrastructure while also offering additional Also, housing around the transit corridor jobs that would help the low income people in this area. Page A-24 Northwest Small Area Plan • Concerned about gentrification and the zoning flexibility in such an area? need to protect existing property owners (Wayne Hadler explained that the work from being pushed out of this area. group was looking at the flexibility to Gentrification was defined as the process restrict certain types of uses that might not by which an aging area is converted into be desirable in this area. Mary Reeb a more affluent middle-class explained that the current zoning neighborhood, through the remodeling encourages "sprawl" and that the and renovation of dwellings, which results "employment center" concept was more in increased property values and focused on being a campus (i.e. Blue displacement of the poor. - Cross/Blue Shield building on 15-501) where people come to work, and stay all • Need a plan to acquire park land, day.) especially in low-lying areas. Could set aside money annually (1 to 1 1/2 percent • Frustrated by existing dirt and filth on of budget). Need more stormwater Eubanks Road. Also, concerned with how management, there has been too much difficult it is to get from Eubanks Road building and paving on the east side of onto NC86 during peak hours. Concerned town. The Town needs larger parks. The about maintaining the residential quality of small park on Ephesus Church Road is the area. Wants UPS to be zoned more too small,and is overlooked by the police. restrictively, and does not want any increase in industry in this area. • Problems with how to pay for water and sewer improvements. Town should not be • Need more affordable housing. involved. Concerned that affordable housing is being linked with higher density • Concerned about increase in traffic on development. Supports more park space. Homestead Road, over the past 10 years. Concerned about development around Need information on 45 laning of transit node in alternative #3. In Homestead Road before finishing the particular, the node would create a space Northwest Small Area Plan. (Judy to bring people, who are not already Johnson, Town Transportation Planner, there. responded that the widening of Homestead Road is on the NCDOT • Where is the Northern Park and Ride Lot? Transportation Improvement Program. (Dave Roesler, Town Design Coordinator, The project is scheduled to take place in pointed out on the map that the site of the next five years, but the current scope the Town's northern park and ride lot is of the project is only the portion of north of Eubanks Road, and immediately Homestead Road between High School east of the UPS site. Road and Seawell School Road. The number of lanes has not yet been • Will the increased tax revenues pay for determined. Presently, Carrboro and the service demands that new Chapel Hill are looking at the plan and development will bring? Why do the possibility of extending the project commercial uses have to be on Eubanks from Seawell School Road to NC86.) Road, they have already been having to put up with the landfill. Why not put • What is the impetus for an "employment commercial development on Homestead center" and why do we need it? The Road? It is unfair that Chapel Hill gets to concept is too vague. What does the decided how this area will develop, and work group mean by providing additional yet the property owners do not have the opportunity to vote for Town of Chapel Hill Council Members. Northwest Small Area Plan Page A-25 • The traffic in this area is terrible. It would area. Denser development in this area be a mistake to add traffic on Eubanks would ruin its appeal both to current Road by allowing industrial development residents, as well as to people who might in this area. It is also a mistake to plan for consider moving there. this area, when we do not know the outcome of landfill site 17. Change this • Alternative #3 would be the best, as light area back to Rural Residential zoning, and rail would promote a lot of good growth. look north of 1-40 for commercial Acceptable types of uses for an development. This area is already too "employment center" would be medical squeezed in. offices, and small shopping centers or one large business, like a Wal-mart. Light • Make sure that if development occurs, that industrial, w a r e h o u s i n g, and developers are required to set aside usable manufacturing would not be acceptable open space for playgrounds, parks. What "employment center" uses. is the zoning of the Greene tract? (Dave Roesler explained that the property is • Landfill Site 17 needs to be acknowledged currently zoned for Residential use.) as a major factor in developing the plan, as it would impact Eubanks Road traffic Written Comments and Questions flow immensely. from February 22, 1994 Meeting • Do not encourage developing • Give bikepaths, pedestrian paths, employment centers. There is already an greenways, and public transit more existing traffic bottleneck at the priority as goals and objectives for the intersection of Eubanks Road and Airport area. Would like to see the Greene tract Road. Alternative #1 is best suited for the as a huge park area. area. Based on the objective of moving people efficiently from 1-40 to downtown • Oppose use of Site 17 as a landfill. State and the University, the employment center this strongly in the Goals and Objectives. concept will not work. • Supports alternative#3. No large malls or • Make one of the goals and objectives to Wal-marts,though. Supports the"employ- have bicycle and walking trails with a ment center concept, with some uses to large park as a destination. help those using the park and ride lot (gas • Place the employment center on the station, P.O. Boxes, dry cleaners, small corner of Eubanks Road and 1-40 only. grocery store, that people would walk to.) Keep the non-residential uses right off of Need to define affordable housing. Could the interstate so as to minimize traffic in consider an affordable housing model, the rest of the area. maybe a well-designed mobile home park. • There needs to be a stoplight at the • The presented goals and objectives seem intersection of NC86 and Eubanks Road! good, however they are so broad and The traffic from 1-40, UPS, and the landfill, general that it is difficult to make any makes it very difficult to get out. specific comments. • Add the use of the Greene tract as a park • Alternative #3 is the best because it is the as a goal and objective. Supports most imaginative and forward-looking. alternative #1. The employment center is The employment center is well-suited for not needed in this area, residential the area between 1-40 and Eubanks Road, housing is a more appropriate use of this as well as along the rail route. Page A-26 Northwest Small Area Plan Notes From Public Meetings Neighborhood Meeting - Eubanks Road). In particular, does not October 6 1994 feel that it is fair that this area continues to ` be "dumped on." General questions and comments from meeting • If landfill Site 17 (the Blackwood Division discussions: of Duke Forest) is not connected to the • How wide is the rail line right-of-way? overall plan, and it is selected to be the (The right-of-way is 100 feet in width.) site of the next landfill, will the plan still Does the plan propose widening this right- exists? (Scott Radway, Work Group of-way for the transportation corridor? Member, indicated that it is important to (No) More space is needed to note that this site is outside of Chapel accommodate the possible transportation Hill's present jurisdiction, although the corridor uses suggested in the report. site is located centrally in regard to Chapel Hill's and Carrboro's future growth • What is "flex-space"? Is it mixed use? areas.) (Wayne Hadler, Work Group Chair • Request for stronger language to protect explained that "flex-space"describes small types of storage, possibly including Site 17. The Work Group needs to take a equipment assembly. Work Group stronger stand on this issue. member Mary Reeb also explained that • Why does all of this need to be done? mixed use includes office, commercial, Opposed to the employment campus, as it and residential uses. She proceeded to will create too much traffic when explain that the employment campus land combined with Chapel Hill North. The use would not have a residential Park and Ride Lot on Eubanks has already component and would serve as a place of employment. Buildings would be small to endangered the residents living on medium size. In summary, this is a new Eubanks. Where is the Town getting the zoning category that has not yet been money to build everyting? The Work created.) Group has put everything in this area except a school; and, they should put • Will this area be annexed? (Wayne more emphasis on education. Nadler explained that this area is within Does not see the need for a village in this the Town of Chapel Hill's planning area, when Timberlyne already exists. jurisdiction and thus will eventually be Does not feel that what the Work Group considered for annexation as it becomes has proposed is good for Orange County. urbanized.) The Plan would tear up some of the most • What about the protection of existing historical sites in the County. Does not neighborhoods? Northwood is being plan to move without a fight. (Wayne hemmed in by Chapel Hill North and the Hadler responded that this is a long range employment campus area. How will they plan, intended to guide development over ever get out with all the traffic? the next 20 or more years.) • Northwood resident - Very pleased with • Landowner on Millhouse Road concerned what the plan suggests. The plan is not • about the selection of Site 17 (the proposing to concrete things and fill in Blackwood Division of Duke Forest along wetlands. The current zoning is 1-2 houses per acre. This zoning will lead to Northwest Small Area Plan Page A-27 poor road connections, little if any open Group should not ignore that Site 17 may space, no public transit, and no places to be a landfill and have significant traffic work. Under the current zoning, you will impacts. If the Work Group wants Site 17 have to use a car to get anywhere. then they should encourage the selection of this site. If the Group does not want ' This plan would provide a better future by Site 17, then they should take a stand and clustering development, preserving open say "No" even though it is outside of space, providing bus, bike, and work Chapel Hill's jurisdiction. We do not opportunities. People would be able to want the traffic. The Work Group should walk to the store, or catch a bus to take an active position on this issue. campus in 5-10 minutes. Without clustering, suburban sprawl will result up • Concerned about proposed connector to Hillsborough. Better to plan, cluster, roads. Once on a plan, they often and preserve areas, while putting goods become inflexible. Wants to assure that and services near people. In general, development is viable and that roads do concept is a good one. Also, without the not become inflexible. transportation corridor, the village pattern would not go anywhere. • Concerned that the affordable housing is the most dense. A density of 10 units per • is dense population better than spread acre is too crowded. Even low-income out? What is "better"? Denser is not a people want a place to call their own. panacea, rather dense cities promote Wants affordable homes and yards. crime. (Mary Reeb, Work Group Member, Would like for the Work Group to noted that we are not talking about city consider less dense affordable housing. densities here. ) • Land owner along Homestead Road near • Resident near recently approved High School Road - is interested in Homestead Village development -owns a building affordable housing. Presently one acre lot, got a 6 unit/acre their land is zoned 4 units per acre, but development in her backyard. Wants the plan suggests a zoning of 2 units per planning in this area. She needs a buffer, acre. She does not want this change. and would like to be able to ride a bus. (Mary Reeb indicated that it was the Work Group's intention to avoid down-zoning • Has the Work Group talked to any other anyone.) city in a similar situation? (Wayne Hadler indicated that the Town has had the • Scott Radway indicated that it was not the experience of completing the Southern Work Group's intention to seek an overall Small Area Plan, and that a UNC increase in the density of the Northwest planning class did a workshop on the Area. The Work Group is not looking to village pattern concept.) grow for growth's sake. • Is 4 units per acre really only 4 units per • Orange County has been pushed to the acre, or can the developer increase this limit with new people coming into the average as they preserve open space? In area. We have failed to realize that particular, believes that Homestead Orange County is limited in size, and that Village is 5.8 units per acre. there is no other area for people to go to. The residents in the Northwest Area are • Resident on Millhouse Road - It appears being pushed and the traffic will be ' that Eubanks Road is going to be a major terrible. Let's not put any more growth east-west corridor in this area. The Work here. Page A-28 Northwest Small Area Plan • Interest in the 10 acres on the southeast little area to get lunch or to go to a dry corner of Weaver Dairy Road and N.C. cleaners, it would be good. 86. Presently this land consists of seven different properties, and it is zoned Office • Concerned about the residential 1 Institutional /Mixed Use. The Mixed Use unit/acre area north of the employment zoning category has a 20 acre threshold, campus. The cost of extending water and and therefore, it does not work for these sewer to this area will be expensive, and 10 acres. it will promote high-end housing. Furthermore, if the lots develop as seven • Need to be careful to not be too limiting separate properties, there could be seven with regard to the transportation corridor. different points of access. Wants Work Make it wider as part of the plan. We can Group to consider commercial zoning always decrease the width,later if it is not much like the East Franklin Street Corridor needed. Study. The need exists for service- oriented uses. Suggests a conditional • Land owner off Homestead Road has 4 commercial zoning that would force farm ponds (varying from 3-8 feet deep) developers to apply for a specific use. that are located in close proximity to the rail line. The dam on one of the ponds is • Concern that zoning keeps getting about 50 feet from the railroad, and it changed all the time. drains to another pond on the other side of the railroad. • No development will occur in this area until water and sewer are available. There is also another pond at the end of Weaver Dairy Road should be extended to Billabong Lane. These ponds need to be Eubanks Road. The Town has given the shown on the maps. Commends the sewer system away to OWASA, and this is Work Group for their efforts. He has seen the worst thing that the community has considerable improvement on the plan ever done. Water and sewer are so through the three neighborhood meetings. expensive that it is too costly to develop. Also, blasting from the landfill could • What are the plans to improve the bus damage the water supply and pollute system? The bus system has not grown wells. with the Town, and the bus system is inadequate. Chapel Hill needs an • Where does the idea of an employment integrated bus system joined with other center come from? What about the cities in the region so that you can get existing traffic bottleneck at N.C. 86 and from Hillsborough to Chapel Hill to Eubanks Road? Durham. • Regarding the use of the Greene tract for (Judy Johnson, Town Transportation affordable housing, what is the Planner, gave an update on the Triangle relationship of the affordable housing to Transit Authority's (TTA) fixed guideway the park? corridor study. She also explained that the Town seeks to expand bus service as The employment campus has the potential development occurs. In particular, the for lots of employment. If there was a Eubanks Park and Ride lot will start bus service once the lot is competed.) Northwest Small Area Plan Page A-29 Written Comments and Questions • Recommends that the area located at the corner of Weaver Diary Road and N.C. 86 from the October 6, 1994 Meeting: be considered for conditional commercial zoning. Rather than an overall rezoning The Work Group should seriously to commercial use, the Work Group consider making a .stronger statement should consider the East Franklin Street concerning the potential use of Site 17 as Corridor Study method as a means to a future landfill. The area borders both allow commercial development through Carrboro and Chapel Hill, and Eubanks conditional zoning. Road will suffer from the industrial traffic. Also, did the Work Group consider that if This conditional zoning would provide a the landfill is placed on Site 17, that it will way to join some of the properties and face areas designated for 1 unitlacre eliminate some of the accesses. The residential development? Obviously, the incentive is to allow property to be used implementation and success of this plan is as a conditional commercial use, but contingent upon a landfill not being require the property owner to apply for a placed on the Blackwood Division of specific use on a conditional basis. Duke Forest. • Landfill Site 17 mainly affects Eubanks • Nothing we can build will be as beautiful, Road. This road, serving as the northern as valuable, or as precious to future generations as leaving the Greene tract east-west connector road to this whole intact. Leave it as a woodland rather than community should be a showplace. But, exploit it as real estate. It can be the landfill and its garbage trucks and connected by a bike/pedestrian path to the tractor trailers destroy this image. Be Bike path in Carrboro, and thus be realistic,the Work Group must oppose the accessible to many people. selection of Site 17 as the next landfill. • Studies have proven that landfills cause a 0 For the transportation corridor, pave down great deal of problems for local residents the right-of-way and run buses one-way. This would be cheap and feasible. (bad smells, buzzards, waste that falls off Develop the new roads with bike lanes on trucks, and contaminated water). Do all of them. more than just im I that Site 17 should not be used for a landfill. It is important Regarding the re-use of the landfill, if that you strongly oppose the landfill for nothing can be done here, then it can at the good of your proposed development least be incorporated with the new park. site. If a landfill is placed on Site 17, and This is good for wildlife and could have with the kind of press landfills are getting unseen benefits in the long term. Stop today, it will be difficult to persuade showing the existing land fill on the map potential buyers of your units of the as prime buildable land. benefits of living in that area. • The southeast corner of Weaver Dairy The northern tip of the study area should Road and N.C. 86 should be rezoned be high density. This area is surrounded commercial, so that the housing proposed by too much to be used as very expensive in the area (Northwood V, and along the lots. Also, this area is close to a transport west side of N.C. 86 between Weaver stop. Could support higher densities in Dairy Extension and the new park) will general! have necessary shops and services within Make an explicit statement about no walking distance. heavy industry in the employment campus areas. Page A-30 Northwest Small Area Plan • My property is zoned R-2 (4 units per that would allow us to stay on part of the acre)and I do not want to have it changed property. to 2 units per acre. I am also concerned that widening Homestead Road would • Opposed to the employment centers. affect the pond adjacent to my property. Efforts need to be taken to preserve the rural quality of this land. Traffic is already I am also concerned about "preserving a severe problem on Eubanks road. The vistas on Homestead Road." I presently infrastructure can not handle this proposed mow 'my 7 acres and cannot continue development. doing this at my age. if I do not divide the property soon, it will probably grow The plan also needs to take a stronger up in weeds. I feel that our plan for stand in opposition to landfill Site #17. affordable housing is a better alternative Northwest Small Area Plan Page A-31 Page A-32 Northwest Small Area Plan