HomeMy WebLinkAboutAgenda - 05-05-1994 ORANGE COUNTY BOARD OF COMMISSIONERS
AND
ORANGE COUNTY PLANNING BOARD
AGENDA
JOINT PUBLIC HEARING NOTE: BACKGROUND MATERIAL IS
THURSDAY, MAY b, 1884 AVAILABLE IN THE PLANNING
7:30 P.M. DEPARTMENT OR THE CLERK'S
SUPERIOR COURTROOM OFFICE
ORANGE COUNTY COURTHOUSE (NEW)
106 EAST MARGARET LANE
HILLSBOROUGH, NORTH CAROLINA
"COMPLIANCE WITH THE "AMERICANS WITH DISABILITIES ACT"
Interpreter services and/or special sound equipment are available on request. Call the
County Clerk's Office at 732-8181, Ext. 2130. If you are disabled or need assistance with
reasonable accommodations, contact the ADA Coordinator in the County Manager's Office
at 732.8181, Ext. 2300.
A. OPENING REMARKS FROM THE CHAIR
B. PUBLIC CHARGE
The Board of Commissioners pledges to the citizens of Orange County its respect. The Board asks
its citizens to conduct themselves in a respectful,courteous manner,both with the Board and any
fellow citizens. At any time should any member of the Board or any citizen fail to observe this
public charge, the Chair will ask the offending member to leave the meeting until that individual
regains personal control. Should decorum fail to be restored, the Chair will recess the meeting
until such time that a genuine commitment to this public charge is observed.
C. PUBLIC HEARING
003 1. CP-2.94 Proposed Open Space Development Area Land Use Plan Category
027 2. CP-3-94 University Station
D. ADJOURNMENT
ORANGE COUNTY PLANNING DEPARTMENT 001
306F REVERE ROAD
HILLSBOROUGH, NORTH CAROLINA 27278
c
NOTICE OF PUBLIC HEARING ON PROPOSED AMENDMENTS TO
THE COMPREHENSIVE PLAN (TEXT AND MAP)
FOR ORANGE COUNTY, NORTH CAROLINA
Pursuant to the requirements of the General Statutes of North Carolina, Chapter 153A, Article
18, Sections 323, 340, and 343; and Articles 2.2, 20.5, and 20.6 of the Orange County Zoning Ordinance,
notice is hereby given that a public hearing will be held in the Superior Courtroom of the Orange County
Courthouse (New), 106 East Margaret Lane, Hillsborough,North Carolina, on Thursday, May 5, 1994,at
7:30 p.m. for the purpose of giving all interested citizens an opportunity to speak for or against the
following items:
COMPREHENSIVE PLAN TEXT AMENDMENTS
The proposed teat amendments to the Land Use Element of the Orange County Comprehensive
Plan are as follows:
1. CP-2-94 Proposed Open Space Development Area Land Use Plan Category
Under this proposal, Sections 3.3 (Land Use Plan Categories), 3.4 (Locational Criteria), and 4.1
(Overview of Implementation Strategies) would be amended to include a description of an Open
Space Development Area land use plan category and identify zoning districts which would be
applied to the category. Such an area is defined as land adjacent to an Urban or Transition area
which is generally non-urban in character and which will generally remain as such. Land in this
category will generally contain low-density residential uses (e.g.,no more than two units per acre)
which may be served by individual wells and septic tanks or by public water and sewer. Public
water and sewer would be an option available to large-scale developments, or a combination of
small developments.All open space residential development with density greater than one unit per
two acres would be required to set aside and preserve significant amounts of open space (e.g., at
least 30 percent of the total project acreage or, another option under consideration, at least 30
percent of the developable area of the project after certain undevelopable open space areas such
as wetlands and steep slopes are excluded).The applied zoning districts would include RB (Rural
Buffer), AR (Agricultural-Residential), R-1 (Low-Density Residential), and R-2 (Low-Moderate
Density Residential).
COMPREHENSIVE PLAN MAP AMENDMENT
The proposed map amendment to the Land Use Element of the Orange County Comprehensive
Plan is as follows:
1. CP-3-94 University Station
The property in question extends from Interstate Highway 85 on the north in a southerly direction
across the Southern Railroad and Old N.C. 10 (SR 1710) to the Chapel Hill railroad spur line.The
western limits of the property generally follow the boundaries of the Strayhorn Hills Subdivision
and New Hope Church Road.The property contains approximately 862.25 acres and is specifically
described as lots 17 and 20 of Tax Map 27 in Eno Township, lots 47,48,and 83 of Tax Map 26 in
002
Eno Township, and lots 10A, 10B, 10C, 12, 13, 13B, and 13C of Tax Map 3 in Chapel Hill
Township.The property fronts on New Hope Church Road(SR 1723) for a distance of 2,900 feet
and on Old N.C. 10 for a distance of 4,920 feet.
The current zoning designation of the property is R-1 Residential.The proposed map amendment
would change the designation in the Eno and Chapel Hill Township components of the
Comprehensive Plan Land Use Element from Rural Residential, Agricultural Use, and Resource
Conservation to the proposed Open Space Development Area category described above. The
applicants are proposing to develop the site in accordance with the proposed new land use plan
category.
All interested citizens are invited to attend this hearing and be heard. Public comment will be
received during the public hearing. Following the close of the public hearing, only evidence received in
writing by the date of the Planning Board meeting following the public hearing will be considered by the
Board of Commissioners for decision.
Changes may be made in the advertised proposals which reflect debate, objections and discussion
at the hearing.
Questions may be directed to the Orange County Planning Department located in the Planning
&Agricultural Center, 306F Revere Road,Hillsborough, North Carolina. Office hours are from 8:00 am.
to 5:00 p.m., Monday through Friday. You may also call 732-8181 (Hillsborough), 688-7331 (Durham) or
967-9251 (Chapel Hill-Carrboro). Please ask for Extension 2585 or 2575. You will be directed to a staff
member who will answer your questions.
Marvin Collins, Planning Director
PUBLISH: April 20, 1994
April 27, 1994
1003
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: May 5. 1994
Agenda Abstract
Item# C-1
SUBJECT: CP-2-94 PROPOSED OPEN SPACE DEVELOPMENT AREA LAND USE PLAN CATEGORY
DEPARTMENT: Planning PUBLIC HEARING: —X—Yes No
ATTACHMENTS: INFORMATION CONTACT:
Proposed Amendments Planning Director X2592
3/15/94 Recommendations - University
Station Planning Group PHONE NUMBERS:
Orange County Resolution Hillsborough 732-8181
Town of Hillsborough Resolution Mebane 227-2031
Durham 688-7331
Chapel Hill 967-9251
PURPOSE: To receive citizen comment on proposed amendments to the text of the Land Use Element
of the Orange County Comprehensive Plan. The proposals include a description of and
locational criteria for a new plan category entitled"Open Space Development Area."
BACKGROUND: On December 16, 1993,the governing boards of Orange County and Hillsborough met in joint
session to discuss matters of mutual interest concerning the Hillsborough CPZ Agreement.The
governing boards agreed to establish a Work Group comprised of two members of each
governing board to seek solutions to the University Station development issue;i.e.,annexation
by the Town or approval by the County.
On January 4, 1994,the Work Group held its first meeting and considered a resolution drafted
by Town Attorney Michael Brough.The resolution proposed the establishment of a Small Area
Planning Group with a specific charge for dealing with University Station.
On January 18, 1994, the Board of Commissioners adopted a resolution containing a charge
to the University Station Planning Group. A similar resolution was adopted by the Town of
Hillsborough at about the same time. The basic differences between the two resolutions is
summarized below. Copies of the two resolutions are provided as an attachment.
oftnge County Preserved open space means, in principle, at least 30% of the
buildable land in the development tract. Though not specifically
stated,buildable land includes all land except wetlands,floodplains,
and steep slopes.
To make water and sewer line extensions viable, the tract may, in
principle, be developed at an overall density of up to two dwelling
units per buildable acre.
Hillsborough Preserved open space means at least 3090 of the development tract;
e.g., 852 acres.
To make water and sewer line extensions viable, such developments
may be developed at an overall density equivalent to not more than
two dwelling units per acre on the 70% of the tract that is not
required to remain as open space.
004
The University Station Planning Group met initially on January 27 and completed its work
on March 9. On April 4, 1994, the recommendations of the Planning Group were presented
to the Board of Commissioners. A summary of the Planning Group's recommendations with
respect to public utilities, density, and open space is provided below. A copy of the full
recommendation is provided as an attachment.
Public Utilities The sewer line capacity and utility would be limited to the University Station
development and that such limitation would be enforceable.
The density of University Station would be limited to 946 individual units, subject
to the following.
• Impacts of this density would be addressed by the County as a part of the Public
Hearing process.
' This level of density could be adjusted subject to monetary advantages of land
conservancy to the developers.
O�S w=LQolfQww_Intensive discussion focused on the use of the 160 acres between: Old
N.C. 10 and the railroad track. Original consensus gravitated toward the following:
' The area to the west of the floociplain will be left in natural condition - but in a :;vell-
maintained and attractive state-and donated to a conservancy(except for a neu 5 rreet
right-of-way).
' The area to the east of the floodplain is to be developed with housing units.
' The golf course is to be contained north of the railroad tracks.
A retrenchment in consensus on the above elements requires that a yet-to-be defined option be
established for this area which incorporates an appropriate mix of open space,elements of the
golf course, wildlife corridor, and/or necessary number of housing units. ("Necessa,-y" is
defined as the number required on this acreage that would address the total number of
individual housing units with none of the units represented in multi-story buildings..
As part of its recommendations, the Planning Group suggested that a public hearing be held
on a proposed amendment to the County's Comprehensive Land Use Plan text and ma[: that
would create an open space classification and apply that classification to the University Station
property. If the amendments were approved, the developers could then apply for the
corresponding rezoning and planned development approval.
The proposed amendments to the text of the Land Use Element(copy attached) seek to create
the"open space" classification referred to above and have been worded broadly to reflect the
options considered by Planning Group. The amendments also reflect basic provisions i:T the
Hillsborough Cooperative Planning Agreement and similar amendments presented at E ublic
hearing in 1992.
RECOMMENDATION: Applications for amendments to the Comprehensive Plan and/or Zoning Ordinwi .e by
an individual or agency are treated in the same manner; e.g.,the public hearing .:s the
time for the presentation of the Zoning Officer's analysis and recommendation. Such
are also bound by the time limits contained in Article 20.7 of the Zoning Ordinal ce in
terms of preparation of a Planning Board recommendation.
Amendments initiated by the County,including amendments to the Zoning Ordinance
text, are not bound by the same procedure. Although the Zoning Officer normally
presents a recommendation in such cases,the only time limitations are those sp(fflied
by the Board of Commissioners during the public hearing process.
oo�
Zonina Officer Recommendation
As embodied in the proposed amendments, various options for open space
development are being presented for citizen comment. Thus, no recommendation is
being presented by the Zoning Officer.
Administration Recommendation
The Administration recommends that the proposed amendments be referred to the
Planning Board for a recommendation to be returned to the Board of Commissioners
no sooner than June 6, 1994. The Administration further recommends that all
recommended revisions to the proposals be reviewed by the County Attorney to insure
compliance with statutory requirements concerning public hearing procedures.
006
PROPOSED ORDINANCE/PLAN AMENDMENT 007
ORDINANCE/PLAN: Land Use Element of the Comprehensive Plan
REFERENCE: Section 3.3 Land Use Element Categories
Section 3.4 Locational Criteria
Section 4.1 Overview of Implementation Strategies
ORIGIN OF AMENDMENT: Staff Planning Board BOCC Citizen
Other: University Station Work Group
PRIORITY RECOMMENDATION: X_High Middle Low
PUBLIC HEARING DATE: May 5, 1994
PURPOSE OF AMENDMENT
This amendment would add language to the teat of the Land Use Element of the Orange County
Comprehensive Plan to include a new plan category entitled"Open Space Development Area". A related
map amendment is also proposed, the application of the proposed category to the University Station
proposal.
IMPACTS/ISSUES
On December 16, 1993, the governing boards of Orange County and Hillsborough met in joint session to
discuss matters of mutual interest concerning the Hillsborough CPZ Agreement. The governing boards
agreed to establish a Work Group comprised of two members of each governing board to seek solutions
to the University Station development issue; i.e., annexation by the Town or approval by the County.
On January 4, 1994, the Work Group held its first meeting and considered a resolution drafted by Town
Attorney Michael Brough.The resolution proposed the establishment of a Small Area Planning Group with
a specific charge for dealing with University Station.
With the approval of the resolution by the Board of Commissioners on January 18, 1994, the University
Station Planning Group began work on its charge on January 27.The Planning Group completed its work
on March 9, and, on April 4, 1994, the recommendations of the Planning Group were presented to the
Board of Commissioners (copy attached).
As part of its recommendations,the Planning Group suggested that a public hearing be held on a propose
amendment to the County's Comprehensive Land Use Plan text and map that would create an open space
classification and apply that classification to the University Station property. If the amendments were
approved, the developers could then apply for the corresponding rezoning and planned development
approval.
The proposed amendments to the teat of the Land Use Element seek to create the "open space"category
referred to above.The amendments are based on the provisions of the Hillsborough Cooperative Planning
Agreement,the work of the University Station Planning Group,and on similar amendments presented at
public hearing in 1992.
E%ISTING ORDINANCE/PLAN PROVISIONS (No changes to existing text proposed)
PROPOSED ORDINANCE/PLAN PROVISIONS
The proposed changes to the text of the Land Use Element are as follows:
c uo�
Section 3.3 - Land Use Element Categories
Proposed Chance: Under "Basic Category" of RURAL, add category entitled Open-Space
Development Area, as shown below.
RURAL Rural Buffer
Rural Residential
Agricultural-Residential
Open-Space Development Area
Rural Neighborhood Activity Node
Rural Industrial Activity Node
Agricultural Areas
Proposed Change: Add description of plan category after"RURAL COMMUNITY ACTIVITY NODE"
and before "RURAL BUFFER."
OPEN-SPACE DEVELOPMENT AREA.Land adjacent to an Urban or Transition area which
is generally non-urban in character and which will generally remain as such. Land in this
category will generally contain low-density residential uses(e.g.,no more than two units per
acre)which may be served by individual wells and septic tanks or by public water and sewer.
Public water and sewer would be an option available to large-scale developments, or a
combination of small developments. Ali open space residential development with density
greater than one unit per two acres would be required to set aside and preserve significant
amounts of open space (e.g., at least 30 percent of the total project acreage or, another
option under consideration, at least 30 percent of the developable area of the project after
certain undevelopable open space areas such as wetlands and steep slopes are excluded).
Section 3.4 - Locational Criteria
Proposed Change: After the category RURAL COMMUNITY ACTIVITY NODE and preceding the
plan category section entitled RURAL BUFFER, insert the following:
PLAN CATEGORY: OPEN-SPACE DEVELOPMENT AREA
Land Slope: Located in areas where slopes of greater that 15% can be protected
within designated open space.
Hydrology: Located in areas where 100-year flood-prone areas and wetlands may
be located within designated open space.
Flora& Fauna: Located in areas where local,state or Federally-acknowledged unique
or endangered species, and natural areas may be protected from
detrimental development impacts by their location in designated open
space.
Soil Conditions: Located in areas where general soil conditions are suitable for
development because of good drainage characteristics and load-bearing
capacity for site development.
Public Services Located in areas within the County's planning jurisdiction where
&Utilities: public water and sewer would be available only for developments which
protect significant amounts of open space (e.g., at least 30 percent of
the total project acreage or, another option under consideration, at
least 30 percent of the developable area of the project after certain
undevelopable open space areas such as wetlands and steep slopes are
excluded).
Transportation Located in areas with good road access to nearby urban areas, and 0{l y
System: the potential for providing access to public transit facilities.
Energy Use: Located within 10 minutes commuting time from m4jor commercial uses or an
Urban area, and designed so that small-scale commercial uses provided within
developments limit the number of shorter distance commutes for goods and
services.
Existing Land Use: Generally non-urban in character and located in areas adjacent to Urban or
Transition areas.
Agriculture Located in areas where agricultural and forestry activities
&Forestry: may continue within designated open space.
Population Density: Located in areas with an overall low density of population and which do not
exceed two units per acre.
Historic Located in areas where detrimental development impact on
& Cultural: County, state or Federally-acknowledged historic/cultural sites or County-
identified Public Interest Areas does not exist, or can be mitigated by protection
within designated open space.
Section 4.1 - Overview of Implementation Strategies
Proposed Chance: Add Open-Space Development Area row to"Land Use Element Categories-
Zoning District Matrix" (between Rural Residential and County Residential
Transition). Create a new column from existing"R-2, R-3, R-4",moving'R-2"into
a free-standing column (see attached table).
Proposed Chance: Add a new section before existing description of RURAL BUFFER, as shown
below:
OPEN-SPACE DEVELOPMENT AREA.Identifies areas adjacent to Urban or Transition areas
which are generally non-urban in character and which will remain as such. Land in this
category will generally contain low-density residential uses(e.g.,no more than two units per
acre)which may be served by individual wells and septic tanks or by public water and sewer.
Public water and sewer would be an option available to large-scale developments, or a
combination of small developments. All open space residential development with density
greater than one unit per two acres would be required to set aside and preserve significant
amounts of open space (e.g., at least 30 percent of the total project acreage or, another
option under consideration, at least 30 percent of the developable area of the project after
certain undevelopable open space areas such as wetlands and steep slopes are excluded).The
applied zoning districts would include RB(Rural Buffer),AR(Agricultural-Residential),R-1
(Low-Density Residential), and R-2 (Low-Moderate Density Residential).
ORDINANCE REVIEW COM[MTI`TEE:
PLANNING BOARD REVIEW:
BOARD OF COMMISSIONERS REVIEW.
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MEMORANDUM
TO: The University Station Planning Group
FROM: John Link, Orange County Manager
Eric Swanson, Hillsborough Town 9-
REPORT TO: Orange County Board of Commissioners
Hillsborough Board of Commissioners
RE: Recommendations from the University Station Planning Group
DATE: March 15, 1994
COPIES: Board of County Commissioners
Hillsborough Town Board of Commissioners
Geoffrey Gledhill, Orange County Attorney
Michael Brough, Hillsborough Town Attorney
Marvin Collins, Orange County Planning Director
Margaret Hauth, Hillsborough Planning Director
This report reflects the recommendations of the University Station Planning Group and is based on the
elements recorded on the "white board"in the Government Services Center Conference Room.
Consensus was reached on the following:
1. Public Utilities: The sewer line capacity and utility would be limited to the University Station
development and that such limitation would be enforceable.
2. Density-,The density of University Station would be limited to 946 individual units,subject to the
following:
' Impacts of this density would be addressed by the County as a part of the Public Hearing
process.
' This level of density could be adjusted subject to monetary advantages of land conservancy
to the developers.
3. Oven Svace/Golf Course:Intensive discussion focused on the use of the 160 acres between Old
N.C. 10 and the railroad track. Original consensus gravitated toward the following
* The area to the west of the floodplain will be left in natural condition - but in a well-
maintained and attractive state- and donated to a conservancy (except for a new street
right-of-way).
* The area to the east of the floodplain is to be developed with housing units.
014
* The golf course is to be contained north of the railroad tracks.
A retrenchment in consensus on the above elements requires that a yet-to-be defined option be
established for this area which incorporates an appropriate mix of open space, elements of the golf
course,wildlife corridor,and/or necessary number of housing units. ("Necessary"is defined as the
number required on this acreage that would address the total number of individual housing units
with none of the units represented in multi-story buildings.)
4. Public Hearing: A public hearing on the appropriate Land Use Plan amendment would be held
in the month of April, 1994.
NOTE: The public hearine referred to is as described in Michael Brough's
November 22 1993 memorandum to Geoffrey Gledhill(copy attached).As
described by W.Brou¢h,the process would involve an amendment to the
County's comprehensive land use plan text and map that would create an
open space classification and apply that classification to the University
Station property. Once the plan were in place. then the developers could
apply for the correspondi=rezonin¢and master plan approval; i.e., as a
Planned Development.
* The public hearing on the Land Use Plan amendment
WOULD NOT deal with the impacts referenced in #2
above. Such impacts would be addressed as part of the
rezoning and master plan approval; i.e., as part of the
Planned Development process when a specific site plan
was available for review.
5. Decision:The Board of Commissioners would make a decision on the above referenced Land Use
Plan amendment by June 30, 1994.
A point of clarification was added by the developers - That 20 acres would be designated for mixed-use,
non-residential.
Finally, a major unresolved question is - Of the 361 acres of open space in the County Work Group plan,
how much acreage will be in conservancy?
This report is scheduled to be presented to the Board of Commissioners at its April 4, 1994 meeting.
Please call us with any questions as to the content of the report. The"white board" has not been erased
and will remain intact for your perusal prior to April 4.
015
MICHAEL B. BROUGH b ASSOCIATES
MEMORANDUM
TO: Mr. Geoff Gledhill
FROM: - Michael B. Brough�� �
DATE: November 22, 1993
RE: Cooperative Planning Process and University Station Development
The purpose of this memo is to confirm the substance of the discussion on
Friday, November 19th between you, John Link, Marvin Collins, Eric Swanson and
myself on the cooperative planning process and the alternative procedures that
could be used if Orange County were to participate in the further consideration
of the University Station development. As I recall our discussion, the
possibilities are as follows:
(1) j, The first alternative is that the developers could reapply for a
comprehensive plan amendment that would reclassify the property in question from
its present planning category (which I understand is "rural buffer") to an
alternative classification that would allow the property to be rezoned and
developed as the developers have requested. The process would involve a joint
public hearing before the Orange County Planning Board and Board of
= Commissioners, which might occur in February, and a decision on the comprehensive
== plan amendment by April of next year at the earliest. Once the plan amendment
was approved, then a planned development could be approved by the Board of
Commissioners pursuant to the county' s ordinance. This would involve a
conditional use rezoning of the property and a simultaneous master plan approval
- - as well as preliminary subdivision plat approval . The possible timing on this
- - would be a public hearing in May and a decision in August, 1994. At that point,
-- -� construction of the development could begin.
(2) The second alternative is for the Town of Hillsborough and the county
to complete work on the cooperative planning area land use plan. The cooperative
planning agreement contained a map that shows the cooperative planning area
divided into three areas: (i) the Hillsborough town limits and ETJ, (ii )
transition area, and (iii) open space area. The proposed University Station
project is located within the open space area. Under the agreement, water and
sewer lines may be extended into the open space area to serve large planned
developments, such as University Station. However, the execution of this
agreement did not effect an amendment of the O,-ange County comprehensive plan.
The agreement set in motion a process to develop a cooperative planning area land
use plan, with the expectation that this would be adopted by both the Town of
Hillsborough and Orange County. Assuming that the cooperative area plan, when
i
Mr. Geoff Gledhill r �^
November 22, 1993
Page Two
completed, closely tracks the P
included as part of the cooperative planning
nt then joint adoption of the cooperative planning
ens'v�e planatolclass�ify
area agreeme + would have amended its P
mean that Orange County as an "open space area" within which water and
the University Station property fanned development such as University
sewer lines could be extended to serve a P would be appropriate for rezoning
Station. Were nthis r o occur, then the property
d master plan pp project as indicated above under alternative one.
an to accommodate the
Under this second alternative,
the changes necessary
University Station development would not oneoingbprocess initiated
between the
thedevelopers ,
of
but would take place as part °However, because adoption of the cooperative
Hillsborough and Orange County. proposed
planning area land use plan involves a much larger area than the p P
University Station project, this affects the esently proposed which this
Una Y
process could be accomplished• lanning the
ares land use plan would take place �n
hearings on the cooperative p scheduled far
February and August of next year with adoption potentially
November.
3 +A gird alternative would also involve
alternative,othe transition area( ) process. However, under t
P area p
might be enlarged to i ncorporate the proposed o University ongeCounty Station
and Hillsborough e
9 Hillsborough
The significance of this would g that,
property in question, only
would be involved in the zoning
would be directly involved in the permit t uldPtake llongercthan alternative two
consideration of this approach is that area land use plan
because, following adoption of the cooperathie cooperative planning area would
(presently anticipated for November, 1994) ,
have to be jointly zoned by Orange County and Hillsborough.
Orange
(4) The fourth alternative involves ve ane Buse unilateral n an text aand tmap that Wile nd County of an amendment to its coenpre - apply that classification to
this action would anticipate then
create an open space classifn anther words process
(se-
University Station property.
eventual result of the completion of the cooperative planning p
al number two above) but could be
affectedlwould more StaticP
the only property that would be
directly a
Once the plan were in place, then the developers could apply for
property roval as outlined above in alternative
corresponding rezonin g and master plan app
number one. reed
, especially in view
Given the practical time con Verseems most appropriate' I believe that we aoun:y
that pursuit of the fourth alternate p we discussed the need to have
of the meeting tentatively scheduled for December er we between the Orange
and Hillsborough boards. At •this December two questions:
the Orange County board address the following
Mr. Geoff Gledhill
November 22, 1993
Page Three
(1) Whether it remains committed to the provision in the cooperative
planning agreement between Orange County and Hillsborough that states that open
space areas "maybe served by public water and sewer but solely for the Durpose
of the development of large developments, or a combination of small developments,
with significant preserved open space;" and
(2) If so, whether the Orange County board finds the proposed University
Station development to be -consistent with this provision in the agreement.
I believe we also assumed that, at this meeting, the Orange County Board
Of Commissioners will be looking for an expression of a commitment on the part
of Hillsborough to the cooperative area planning process.
I recognize that there may be some reluctance to make any connection
between a specific project and the cooperative planning area process. However,
the reality of the situation now is that this is unavoidable. In my judgment,
if the developer does not at the December meeting receive some form of
encouragement from a majority of the County Commissioners, then the possibility
of cooperatiion with the county on this will be removed -- not by the town -- but
by the developer. That will leave the town in the position of having to decide
either to proceed with annexation or not.
I hope I have correctly captured the essence of our meeting. Please feel
free to give me a call to discuss any of this.
cc: Eric Swanson
Vann Irvin
018
ORANGE COUNTY RESOLUTION
A RESOLUTION ESTABLISHING A UNIVERSITY STATION PLANNING GROUP
WHEREAS, Orange County and the Town of Hillsborough entered into a cooperative
Planning Agreement on October 14, 1991 in order to establish a coordinated system of planning for the
development that will occur within an area of mutual concern; and
WHEREAS, a proposal for a large development known as University Station has focused the
attention of both the County and the Town on the need to accelerate the cooperative planning process
with respect to the area shown on the map attached to this resolution as Exhibit A;
NOW THEREFORE, THE ORANGE COUNTY BOARD OF COMIVIISSIONERS
RESOLVES:
Section 1. The Board hereby established a small area planning group, subject to the adoption
by the Hillsborough Board of Commissioners of a corresponding resolution. The membership of the
group shall consist of.
Orange County Board of Commissioners
Commissioner Don Willhoit
Commissioner Verla Insko
Hillsborough Town Board
Commissioner Remus Smith
Commissioner Evelyn Lloyd
One representative of the developer of University Station
One representative of the neighborhoods in proximity to the proposed University
Station development
For the representatives of the developer and the neighborhood residents, an alternate shall
also be designated to attend in the event that the appointed representative is unable to attend.
The small area planning group shall also be supported by the following staff:
Orange County Staff
County Manager John Link
County Attorney Geoffrey Gledhill
Planning Director Marvin Collins
Hillsborough Town Staff'
Town Manager Eric Swanson
• Town Attorney Michael Brough
Planning Director Margaret Hauth
Section 2. The purpose of the small area planning group shall be to explore development
possibilities for the planning area identified on Exhibit A to this resolution, including the proposed plan
for the University Station development, and to recommend any modifications to officially adopted town
or county policies, plans, or ordinances necessary to make permissible the recommended pattern of
development.
0 �
Section 3. In developing the recommendations, the small area planning group shall be guided
by the following-
(a) The Orange County Board of Commissioners remains committed to the principle, set
forth in the Cooperative Planning Area Agreement, that areas designated as Open
Space Areas will generally remain non-urban, generally contain low density residential
uses, and will conform to the guidelines set forth in the Rural Character Study once it
is adopted. This includes the extension of water and sewer lines into this area to serve
large and small developments with significant preserved open space.
In the case of the University Station project, preserved open space means, in principle,
at least 30% of the buildable land in the development tract. To make the extension of
water and sewer lines viable, this tract may, in principle, be developed at an overall
density of up to two dwelling units per buildable acre.
(b) The Orange County Board of Commissioners is committed to the principle that, when
utility lines are extended into open space areas to serve large developments,
connections to such utility lines shall be strictly limited to those developments that are
consistent with the planning policies of the governing board having planning jurisdiction
over such areas. The County is willing to enter into a binding agreement with the
Town of Hillsborough to achieve this objective.
(c) The Orange County Board of Commissioners is committed to the proposition that any
recommendations developed by the small area planning group consider the following:
(1) General interests
[a] Avoiding urban sprawl
[b] Preserving protected watersheds and groundwater supplies
[c] Encouraging bicycle and mass transit transportation in and between
urbanized areas
[d] Protecting and preserving farmland and open space
[e] Developing an appropriate mix of residential and nonresidential
development, including commercial
(f] Encouraging fiscally responsible development
[g] Involving neighborhood residents in the planning process
[h] Enhancing the revenue base of the Town and the County
(2) Specific University Station interests
[a] New town concept and service delivery
[b] Site for new school
(c] Impact accommodation
[d] Development along utility line extension and potential for urban sprawl
[e] Preserve open space, including issue of golf course development
[f] Need to share information and data
Section 4. The small area planning group shall establish a meeting schedule that will allow it
to make its preliminary recommendations no later than March 15, 1994 with the expectation that every
attempt will be made to conduct public hearings no later than April, 1994 on proposed changes to
Town or County policies, plans, or ordinances.
Adopted this 18th day of January, 1994.
18
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TOWN OF HILLSBOROUGH RESOLUTION
A RESOLUTION ESTABLISHING A SMALL AREA PLANNING GROUP
WHEREAS, the Town of Hillsborough and Orange County entered into a
cooperative Planning Agreement on October 14, 1991 in order to establish a
coordinated system of planning for the development that will occur within an
area of mutual concern; and
MIHEREAS, a proposal for a large development known as University Station
has focused the attention of both the Town and the County on the need to
accelerate the cooperative planning process with respect to the area shown on
the map attached to' this resolution as Exhibit A:
NOW THEREFORE, THE BOARD OF COKMISSIONERS OF THE TOWN OF HILLSBOROUGH
RESOLVES:
Section 1. The Board hereby establishes a small area planning group,
subject to the adoption by the Orange County Board of Commissioners of a
corresponding resolution. The membership of the group shall consist of:
Two members of the Orange County Board of Commissioners, i.e.
on Willholt an erla Insko;
Two members of the Hillsborough Board of Commissioners,
i .e. Remus Smith-and Evelyn Lloyd;
One representative of the developers of the University
Station Pro eerty, to be appointed by the Mayor of the
Town of Hillsborough; an
One representative of the neighborhoods in proximity to
the proposed University Station development, to be
appointed by the Chair of the Orange County Board of
Commissioners,
The latter two members may select an alternate to sit in their absence.
Section 2. The purpose of the small area planning group shall be to
explore development possibilities for the planning area identified on Exhibit
A to this resolution, including the proposed plan for the University Station
development, and to recommend any modifications to officially adopted town or
county policies, plans, or ordinances necessary to make permissible the
recommended pattern of development.
Section 3. In developing the recommendations, the small area planning
group shall be guided by the following:
(a) The Hillsborough Town Board remains committed to the principle, set
forth In the Cooperative Planning Area Agreement, that areas designated as Open
Space Areas will generally remain non-urban and generally contain low density
residential uses but town water 3 sewer lines may be extended into such areas
0?4
for the purpose of serving large developments or a combination of smal ;
developments with significant (i.e. at least 30% of the development tract)
preserved open space. Furthermore, to make the extens on of water and sewer
ity
lines valent to,not such more thano�tw�ondwe111ngbunits per ad at an e overolt eenFact-
ewu
a t ri—not requVred to remin as open space.
(b) The Hillsborough Town Board is committed to the principle that, when
utility lines are extended into open space areas to serve large developments ,
connections to such utility lines shall be strictly limited to those
developments that are consistent with the planning policies of the governing
board having planning jurisdiction over such areas. The Town is willing to
enter into a binding agreement with Orange County to achieve this objective.
(c) The Hillsborough Board of Commissioners is committed to tie
proposition that any recommendations developed by the small area planning group
consider the following:
(1) General interests
;;.(a) avoiding urban sprawl ;
(b) Preserving protected watersheds and groundwater
supplies; •
(c) Encouraging bicycle and mass transit transportation `n
and between urbanized areas;
(d) Protecting and preserving farmland and open space;
(e) Developing an appropriate mix of residential and
nonresidential development, including commercial ;
(f) Encouraging fiscally responsible development;
(g) Involving neighborhood residents in the planning
process;
(h) Enhancing the revenue base of the Town and the County.
(2) Specific University Station interests
(a) New town concept and service delivery;
(b) Site for new school ;
(c) Impact accommodation;
(d) Development along utility line extension and potential
for urban sprawl ;
(e) Preserve open space, including issue Of golf course
development;
(f) Need to share information and data.
Section 4. The small area planning group shall establish a meeting
schedule that will allow it to make its preliminary recommendations not later
than March 15, 1994 with the expectation that every attempt will be--Ma—re-106—
conduct public hearings no later than April , 1994 on proposed changes to town
or county policies, plans, or ordinances.
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ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date. 5. 1994
Agenda Abstract
Item*—C-2
SUBJECT: CP-3-94 UNIVERSITY STATION
DEPARTMENT: Planning PUBLIC HEARING: X Yes No
ATTACHMENTS: INFORMATION CONTACT:
General Project Boundary Map Planning Director X2592
Summary Sheets/Schematic Maps -
Open Space & Development Options PHONE NUMBERS:
Hillsborough 732.8181
NOTE: ALSO REFER TO AGENDA ITEM*C-1 FOR Mebane 227-2031
ADDITIONAL MATEMALS. Durham 688.7331
Chapel Hill 967-9251
PURPOSE: To receive citizen comment on a proposed amendment to the Land Use Element
(Map) of the Comprehensive Plan.
BACKGROUND: The property in question extends from Interstate Highway 85 on the north in a
southerly direction across the Southern Railroad and Old N.C. 10(SR 1710)to the
Chapel Hill railroad spur line.The western limits of the property generally follow
the boundaries of the Strayhorn Hills Subdivision and New Hope Church Road
(see attached boundary map).
The property contains approximately 862.25 acres (by tax map acreage) and is
specifically described as lots 17 and 20 of Tax Map 27 in Eno Township, lots 47,
48, and 83 of Tax Map 26 in Eno Township, and lots 10A, 10B, 10C, 12, 13, 13B,
and 13C of Tax Map 3 in Chapel Hill Township.The property fronts on New Hope
Church Road (SR 1723) for a distance of 2,900 feet and on Old N.C. 10 for a
distance of 4,920 feet.
The current zoning designation of the property is R-1 Residential.The proposed
map amendment would change the designation in the Eno and Chapel Hill
Township components of the Comprehensive Plan Land Use Element from Rural
Residential, Agricultural Use, and Resource Conservation to a proposed Open
Space Development Area category.
An Open Space Development Area is defined as land adjacent to an Urban or
Transition area which is generally non-urban in character and which will generally
remain as such. Characteristics of this category include the following.
1. Land in this category will generally contain low-density residential uses
(e.g., no more than two units per acre).
2. Developments may be served by individual wells and septic tanks or by
public water and sewer. Public water and sewer would be an option
028 available to large-scale developments, or a combination of small
developments.
3. All open space residential development with density greater than one unit
per two acres would be required to set aside and preserve significant
amounts of open space (e.g., at least 30 percent of the total project
acreage or,another option under consideration, at least 30 percent of the
developable area of the project after certain undevelopable open space
areas such as wetlands and steep slopes are excluded).
Historical Perspective.On December 16,1993,the governing boards of Orange
County and Hillsborough met in joint session to discuss matters of mutual interest
concerning the Hillsborough CPZ Agreement. The governing boards agreed to
establish a Work Group comprised of two members of each governing board to
seek solutions to the University Station development issue;i.e.,annexation by the
Town or approval by the County.
On January 4, 1994, the Work Group held its first meeting and considered a
resolution drafted by Town Attorney Michael Brough.The resolution proposed the
establishment of a Small Area Planning Group with a specific charge for dealing
with University Station.
On January 18,1994,the Board of Commissioners adopted a resolution containing
a charge to the University Station Planning Group. A similar resolution was
adopted by the Town of Hillsborough at about the same time. The basic
differences between the two resolutions is summarized below.
OrW&M Cowetr Preserved open space means,in principle, at least 30%of
the buildable land in the development tract. Though not
specifically stated, buildable land includes all land
except wetlands, floodplains, and steep slopes.
To make water and sewer line extensions viable, the tract
may, in principle, be developed at an overall density of
up to two dwelling units per buildable acre.
MUsborowh Preserved open space means at least 30% of the
development tract;e.g., 852 acres.
To make water and sewer line extensions viable, such
developments may be developed at an overall density
equivalent to not more than two dwelling units per acre
on the 70% of the tract that is not required to remain as
open space.
Issues Resolution. The University Station Planning Group met initially on
January 27, and, on February 9, conducted a "design workshop" to address the
issue of open space preservation; e.g., how much and what type. The Planning
Group divided into two teams. The "Hillsborough" team was comprised of
Hillsborough Town Board members (2) and developer representatives (2). The
"County" team was comprised of Orange County Commissioners (2) and
neighborhood residents (2).
The design workshop produced results which reflect the "charge" contained i- each
resolution as well as the interests of each team member. The results are summarized
below, and on the attached tables and maps, as based on GIS overlay producns and
acreage calculations.
H WWh The Hillsborough resolution indicates that at least 30% of the
development tract[255 of 850 acres] must consist of preserved
open space.
The Hillsborough "open space plan"consists of the following.
Cad ni ' Area
P�rimary 152
Secondary 133
Total 285
The Hillsborough "buildable area" thus consists of 541 acres (850 acres less the Total
Conservation Area of 285 acres and railroad/street rights-of--way of 24 acres).By applying
the density standard of 2.0 units/acre, the permitted number of dwelling units would be
1,082 (1.27 units/gross acre).
Oranne County The County resolution indicates that at least 30% of the
"buildable" land in the development tract must consist of
preserved open space.
The County"open space plan"consists of the following.
n 'on Ana
P�immY 152
Secondary 209
Total 361
"Buildable area" in the County plan is equal to 465 acres (850 acres less
Primary/Secondary Conservation Areas totaling 361 acres and railroad/street rights-of-
way of 24 acres). At a density of 2.0 units/acre, the permitted number of dwelling units
under this definition would be 930 (1.1 units/gross acre).
Aside from differences in open space acreage, units permitted, etc., there were real
differences in the "types" of open space set aside by each team. These differences are
highlighted on the attached summary sheet for "Secondary Conservation Areas" and
summarized below.
awsbarwurh Timm County Team
Golf Course/Recreation Wildlife Corridor
Landscape Buffers Old Farm Fields
Viewshed
Another option prepared at the request of a neighborhood resident was a "Staff Plan"
which reflected the open space strategies of Randall Arendt. The plan was not
recommended by staff but provided simply for comparison purposes.
One aspect of the Staff'Plan does provide some indication of what might be possible under
the"status quo";e.g.,single-family lots utilizing individual wells and septic tanks.A density
standard of 1.83 acres per unit was used to calculate the number of units which might be
possible under current ordinances. This standard is based on the average lot size
(including street right-of-way)of subdivisions approved in Eno Township during the 1987-
1992 period When applied to the total site area,the number of units permitted would be
464 (850 divided by 1.83).This is equivalent to an overall density of 0.54 units/gross acre.
An important point to remember is that the actual number of units Permitted can only be
determined by on-site testine for suitable nitrification fields.
Planning Group Recommendation. On March 9, the Planning Group sought to
conclude its work by reaching consensus on the various options, including a"Conceptual
Site Plan" submitted by the developer. Summarized below are the Planning Group's
recommendations with respect to public utilities, density, and open space as present-'d to
030 the Board of Commissioners on April 4.
Public Utilities: The sewer line capacity and utility would be limited to the L'nlUersity
Station development and that such limitation would be enforceable.
DDmsi The density of University Station would be limited to 946 individual knits,
subject to the following:
' Impacts of this density would be addressed by the County as apart of the Public
Hearing process.
' This level of density could be adjusted subject to monetary advantages o,* land
conservancy to the developers.
Onen Snaoe/GolfCoursr:Intensive discussion focused on the use of the 160 acres between
Old N.C. 10 and the railroad track. Original consensus gravitated toward the follow-ing:
' The area to the west of the floodplain will be left in natural condition - but in a
well-maintained and attractive state - and donated to a conservancy (except for
a new street right-of--way).
' The area to the east of the floodplain is to be developed with housing unit..
' The golf course is to be contained north of the railroad tracks.
A retrenchment in consensus on the above elements requires that a yet-to-be defined option
be established for this area which incorporates an appropriate mix of open space, elements
of the golf course, wildlife corridor, and/or necessary number of housing ,,nits.
("Necessary" is defined as the number required on this acreage that would address the
total number of individual housing units with none of the units represented in multi story
buildings.)
An important point to note is that,while impact assessment was discussed as part .)f the
Planning Group's work, sufficient time was not available for either general or detailed
analysis. This public hearing, therefore, does not deal with the impacts referenced in #2
above.Such impacts would be addressed as part of the rezoning and master plan approval;
i.e., as part of the Planned Development process when a specific site plan was available
for review.
Relation to Proposed Open Suave Development Category. Listed below a.r e the
locational criteria for the proposed Open Space Development Area land use category. Also
provided is a brief assessment of how the various development options "fit" wit a the
proposed criteria
Land Slopes Located in areas where slopes of greater that 15%can be protected i thin
designated open space.
Both County and Hillsborough Plans indicated that "steep slopes" of 25% or more should
be protected. Neither plan included slopes between 15% and 25% as part of conservaion
areas.
Hy&ulo&. Located in areas where 100-year flood prone areas and wetlands .7.ay be
located within designated open space.
Both County and Hillsborough Plans indicated that "floodplains" should be protect-d.
Flora& Located in areas where local, state or Federally-acknowledged un,:.due or
Founts endangered species,and natural areas may be protected from detn^rental
development impacts by their location in designated open space. 031
Both Hillsborough and County Plans recommended conservation of wetlands and beaver
Ponds. Both plans are recommended conservation of beech bluffs and bottomland
hardwood forest. One difference was the specific attention given in the County Plan to
preserving a wildlife corridor along Stoney Creek. However, because of the overlapping
nature of site features,much of the corridor was already preserved through conservation
of wetlands, flodplains, beaver ponds, bottomland hardwood forest, etc.
Sail Located in areas where general soil conditions are suitable for
Conditions: development because of good drainage characteristics and load-bearing
capacity for site development.
There were no specific soil limitations identified as part of the Planning Group's work.
Public Located in areas within the County's planning jurisdiction
& Utilities: where public water and sewer would be available only for developments
which protect significant amounts of open space (e.g., at least 30 percent
of the total project acreage or, another option under consideration, at
least 30 percent of the developable area of the project after certain
undevelopable open space areas such as wetlands and steep slopes are
excluded).
The Planning Group recommendation contained a provision which indicated that the
capacity of the sewer system extended to the project would be sized to serve only
University Station. Connections to the system would also be limited to the project, and,
in both cases, such limitations would be enforceable.
The County Plan proposed the conservation of approximately 42% of the total project
area; e.g., 30% of the developable area The Hillsborough Plan proposed approximately
33% of the total site be conserved in open space. As alluded to previously, there were
differences in the types of open space to be preserved.
Tranvpart Located in areas with good road access to nearby urban areas, and
3ystwm: the potential for providing access to public transit facilities.
The University Station project has access to Old N.C. 10 and New Hope Church Road,
both identified as collector roads in regional and local thoroughfares plans. Long-range
transit system alternatives being considered by the Triangle Transit Authority include a
light rail system along the Southern Railroad which bisects the project.
Energy Use: Located within 10 minutes commuting time from mgior commercial uses
or an Urban area, and designed so that small-scale commercial uses
provided within developments limit the number of shorter distance
commutes for goods and services.
The proposed University Station project is within a 10-minute commute of Hillsborough,
Durham,and Chapel Hill. The Conceptual Site Plan submitted by the developer denoted
the general location of a 20-acre site for small shops, offices, and an ina/clubhouse. The
stated purpose of the site is to provide basic goods and services on site to reduce the
number of off-site commutes.
Existing Generally non-urban in character and located in areas adjacent to Urban
Laird Use: or Transition Areas.
The area in which the University Station project is proposed is non-urban in character,
being comprised of rural residential subdivisions, and forest and farm land. The porposed
032 proposed project is adjacent to a Transition Area; e.g., Strayhorn Hills Subdivision
Agriculture Located in areas where agricultural and forestry activities
&Forty: may continue within designated open space.
The Hillsborough Plan proposed no areas for agricultural conservation but did inciude
bottomland hardwood forests and bluffs adjacent to drainage tributaries occupied by large
beech trees. The County Plan included the same"forest" areas as well as the farm fields
between Old N.C.10 and the Southern Railroad.
Population Located in areas with an overall low density of population and wncch
Density: do not exceed two units per acre.
The area in which the University Station project is proposed is zoned R-1 Residential.
That zoning district requires a minimum lot size of 40,000 sq.ft. The overall density of
development in the area is less that one unit per acre.The County Plan(930 units) would
result in a net density of 1.09 units per acre. Under the Hillsborough Plan (1,082 u.-dts),
the net density would be 1.27 units per acre. The "Consensus Plan" (946 units) would
result in a density of 1.11 units per acre.
Historic Located in areas where detrimental development impact on
& Culturok County,state orFederally-acknowledged historic/cultural sites or County-
identified Public Interest Areas does not exist, or can be mitiga:vd by
protection within designated open space.
Both County and Hillsborough Plans indicated that "historic/archaeological sites" -�,�ould
be protected The only difference is the amount of land to be preserved; e.g., twc acres
under the Hillsborough Plan for each site, and five acres under the County Plan.
RECOMMENDATION: Applications for amendments to the Comprehensive Plan and/or Zoning Ordinance by
an individual or agency are treated in the same manner; e.g.,the public hearing .s the
time for the presentation of the Zoning Officer's analysis and recommendation. Such
are also bound by the time limits contained in Article 20.7 of the Zoning Ordinance in
terms of preparation of a Planning Board recommendation.
Amendments initiated by the County,including amendments to the Zoning Ordinance
teat, are not bound by the same procedure. Although the Zoning Officer normally
presents a recommendation in such cases,the only time limitations are those specified
by the Board of Commissioners during the public hearing process.
Zoning Officer Recommendation
As illustrated by the various plans, options for open space development are being
presented for citizen comment. Thus, no recommendation is being presented t y the
Zoning Officer.
Administration Recommendation
The Administration recommends that the proposed amendments be referred o the
Planning Board for a recommendation to be returned to the Board of Commiss.oners
no sooner than June 6, 1994.
033
UNIVERSITY STATION
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PLANNING DEPT
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PRIMARY CONSERVATION AREAS
Open Space Acreage
Feature Hillsborough Orange County Plan
Plan
Floodplain 91.4 Acres 1 91.4 Acres
Alluvial Soils Included in"Floodplain"
Farm Ponds 5.7 Acres 1 5.7 Acres
Water Bodies �
Beaver Ponds Included in"Floodplain"
Steep Slopes [>25%] 54.8 Acres 54.8 Acres
Wetlands Included in"FloodpWw"
Total Area 151.9 Acres 151.9 Acres
unieversity Station °3 Primary Conservation Areas
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ORANGE COUNTY Steep Slopes 54.8 Acres
PLANNING DEPT
mbc y% Floodplain 91.4 Acmes
036
SECONDARY CONSERVATION AREAS
Open Space Acreage
Feature Hillsborough Orange County Plan
Plan
Prime
X.
State & Local
Farmlan d
Other
v Ponds
Beaver Pon
Natural Areas Bottomland
Hardwood 63.3 Acres 20.0 Acres/1
Beech Bluffs 32.8 Acres 19.5 Acres/1
1
Acres
Corridor
30 5 Acr
Wildlife om
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Upland Iand Hard w ood
Upland Pine
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Early Pine
Vegetation to 'on
Old Field
89.8 Acres
Old Pasture
Dairy Farm 2.0 Acres 5.0 Acres
Strayhorn Cemetery 2.0 Acres 5.0 Acres
Historic & Boyd House 2.0 Acres 5.0 Acres
Archaeological Craig Manor Ruins 2.0 Acres 5.0 Acres
Sites
Mac House 2.0 Acres 3.4 Acres
St o 96 t
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Golf Course/Recreation 93 5
Acres/2
Vie
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26 5
Lan dscape 92 s/
Buffers 4 . Acre s/4
Total Area 248.8 Acres 309.7 Acres
NOTES: 1/Includes area outside other Secondary Conservation features.
2/Includes only 50% of golf course.
3/Includes area along east side of New Hope Church Road and south side of Old N.C. 10.
4/Includes area outside other Secondary Conservation features.
University Station 0 3'r
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130.3 Acres
Beach Bluff
19.3 Acres
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ORANGE COUNTY } Old Field
PLANNING DPpc 89.8 Acres
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26.5 Acres
University Station
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Bouomland
63.3 Acres
Beech Bluff
32.8 Accts
j Historic
NIA Noe To awls 10.0 Acres
ORANGE COUNTY Golf Course
PLANNING DEFT 50% - 93.5 Acres
mgm 2M llllllll Landscape suffers
492 Acres
SUMMARY OF OPEN SPACE AND DEVELOPMENT CHARACTERISTICS
FOR UNIVERSITY STATION SITE 03
Plan Category Hillsborough Plan Orange County Plan
OPEN SPACE CHARACTERISTICS
Primary Conservation Area
151.9 Acres 151.9.Acres
Secondary Conservation Area
133.3 Acres 209.0 Acres
Total Open Space Area 285.2 Acres 360.9 Acres
Open Space as % of Total Project Area
33.5% 42.4%
DEVELOPMENT CHARACTERISTICS
Total Project Area (Acres) 850.0 850.0
Less: Rights-of•Way (Acres) 24.0 24.0
Net Project Area (Acres) 826.0 826.0
Primary
Conservation Area 151.9 151.9
Open Space Secondary
(Acres) Conservation Area 133.3 209.0
Total Area 285.2 360.9
Buildable Area (Acres)
[for density calculation] 540.8 465.1
Development Area (Acres)
[for building purposes] 540.8 465.1
Density Standard (Units/Acre)
2.00 2.00
Allowable Units 1,082 930
Total Project Area
Density 1.27 1.09
(Units/Acre)
Development Area
2.00 2.00
Average Lot Size (SgFt) 21,739 21,785
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Zak 11% 133.3
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UNIVERSITY STATION
AREAS TO BE SE CTED:
• Recycling or box
• Mini-parks �. .
• Other recreation are
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76 lots small shops, offices on
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❑ Large lots
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- 176 lots.
SITE PLAN
NATURAL AREAS (Ind. floodplain and wetland:
❑ Steep Slopes
1� Mot 11� saw
Derck •bff ou sass)
Congregate &0=&W Mwftoo& (43.3 swes)
Elderly-Caro Ctr
Dram !load (zi saw)
Farm Ponds
buffers
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