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Home My WebLink AboutAgenda - 12-03-1985 ORANGE COUNTY BOARD OF COMMISSIONERS CHAPEL HILL TON COUNCIL AND ORANGE COUNTY AND ampEL BILL PLANNING Boms MEM QUARTERLY JOINT PUBLIC HEARING TUFSDAY,1 D ER 3, 1985 7:30 P.M. COMMISSIo Ix' ROOM HILLSBOROUGH, N.C. A. PUBLIC HEARING ITEMS 1. , Z-15-85 Partin Property B. WIRK SESSION Following the public hearing there will be a work session between the Chapel Hill and Orange County Maiming Boards C. ADJOURNMENT • • , r •: 0100:0.94.-) ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date December 3. 1985 Action Agenda /tem I SUBJECT: z-15-85 PARTIN PROPERTY DEPARTMENT: PLANNING PUBLIC HEARING X Yes No Attachment(s) Information Contact: SUSAN SMITH PROJECT SUMMARY VICINITY MAP STAFF EVALUATION FINDINGS APPLICATION AGENCY COMMENTS UTILITIES/THOROUGHFARE MAPS Telephone Numbers Hillsborough — 732-8181 Durham — 688-7331 • Mebane — 227-2031 Chapel Hill — 968-4501 PURPOSE: To reeive preliminary information on a rezoning request for the Partin Property. NEED: Gardner Altman Jr. is requesting a general rezoning of a portion of the property known as the Partin Property. It is located at the Orange/Chatham county Lines between US 15-501 and Old Lystra Road (SR 1915) . The property is known as Block B Lot 20 on Orange County Tax Map 128 for Chapel. Hill Township . • The rezoning request applies to approximately 80 acres. The total acreage of the property subject to the rezoning request is 142.623 acres. 88.283 acres is Located within Orange County and 54.34 acres is Located within Chatham County. Approximately 80 of the 88.283 acres is Located within Orange Countyls planning jurisdiction . The portion of the property fronting on US 15-501 end containing approximately 8.283 acres is located within the Chapel Hill planning jurisdiction . The property is Located within the Joint Planning Area and subject to review and approval in accordance with the Joint Planning Agreement with the Town of Chapel Hill. The property is designated Twenty Year Transition Area on the Orange County Land Use Plan. The area was amended from Rural Buffer to Twenty Year Transition Area in June, 1984. The applicant is requesting a general rezoning from Residential— 1 (R-1 ) to Residential-4 IR-43 . • • Z-15-85 PARTIN PROPERTY PAGE 8,) o O� 5 IMPACT:- A general rezoning of the property to Residential-4 would allow the lot by lot development of the tract into minimum 10,000 square foot residential lots. RECOMMENDATION: Denial of the general rezoning request and reommendation that a planned development request would be more suitable for the site given its size, location and available services. The recommendation of the Chapel Hill Planning Board is attached to the staff memorandum. The Board recommended denial of the Residential-4 (R-43 general rezoning request. I - 6912 1.4 a•AC. CAL 7.4 AC 3021 _ r 18 47 1 14 AC. CAL. ` t 22 3AI A \ e tre •/ ,1 38 0 ftyit . t 17 a69 ►1 . /.03 85G / j 28 ,11 2.04 AC, / I.42 1C3T00 JPARTIN PROPERTY s �.6AC. 27 AC ��„- -- 16.. @v.2� 24 0698 I A. IT '3422 APPLICANT: GARDNER ALTNAN JR, `: Nj_ 6 ACS i % 3.1 Present Zone: Resldenttal -I (Rt)�•9834 +F3tl5' – Proposed Zone: Resldentfal -4 (R4). 24 % Y ± 32 1.68 ACC 1.8 A 26 LlJP:• Twenty Year Transtlon .•6 ACT248 � �� :•.1 Elf _ till 1 /% �'\ 24 12.25 AC CA! 31 5 AC._ �L — � — — - 11831 t NORTH 0 \T AC698 a AC. 28 r r 3Q .4769 8684 ___�– -- 2.6 AC 1.89AC•CAZ i2 .2584 /I 20 . IO 11 2.5 AC 5.5 AC. J� 1 23 7469 2 Aar `l r7)J sEC127 .. �1 ��00882 r:. 1 \ �� INSERT i ` r � 8873 / r \ � • �� 9.0 6 AC. ao y ! • _ • 35 r 7. d2 AC,/ 6 oI ,o• 387 6410 Leo 36 /�2-.•3��9AC �. 2.39 . , htFgi 2332 4AC.' \ \, a ISAAC HARDEE rnN as;_I >a !ww 12 AC. 02✓ 6597 2.75 AS„ 8.2 AC. .4703 - I 3341 •(g0 ® 2.6 AC. I9• 6 AC *- 2Q) J.H MITTHk I6- I6- LOUISEREARP 19- 7 406 I I.49i 4: k2.39 t f ( 22 w2 4.68 AC. 1' i'n'ra +•:3� 'vJ . � r N • ORANGE COUNTY PLANNING DEPARTMENT 0 0 0 0 0 7 HILLSBOROUGH NORTE CAROLINA, 27278 •••■-tt toe' - MEMORANDUM TO: ORANGE COUNTY PLANNING BOARD FROM: SUSAN SMITH, PLANNER DATE: NOVEMBER 15, 198.5 SUBJECT: Z-15-85 PARTIN PROPERTY REZONING REQUEST GENERAL INFORMATION APPLICANT: GARDNER ALTMAN,JR. 310 Dick Street • Fayettevi Us, NC 26302 LOCATION:. Orange/Chatham county Lines between US 15- 501 and Old Lystra Road (SR 1915) in Chapel Hi LL Township (8.283 acres adjacent to US 15-501 within Town of Chapel Hi Ws planning jurisdiction) REQUESTED ACTION: Approval of a general rezoning from Residential-1 (9-1 ) to Residential-4 (9-4) PURPOSE: To allow for development of residential Lots containing a minimum of 10,000 square feet. LOT SIZE: Approximately BO acres of a 142.623 acre tract EXISTING LAND USE: Vacant, wooded tract SURROUNDING LAND USE: NORTH - Undeveloped and residential lots EAST - OLd Lystra Road (SR 1915) and undeveloped and residential lots SOUTH - Remaining undeveloped 54.34 acres of the 000008 tract within Chatham County's planning Jurisdiction WEST — US 15-501 and undeveloped and residential Lots LAND USE PLAN: Designated Twenty Year Transtion Area in the Land Use Ptan (amended from Rural Buffer in June, 1984) ZONING: The property is zoned Residential-1 . The Ten Year Transition Area plan category allows a range of residential zoning districts from R-1 to R-13. -------- _ 000009 MEMORANDUM TO Chapel Hill Planning Board FROM: Rogier Weldon, Chapel Hill Planning Director Marvin Collins, Orange County Planning Director SUBJECT: Partin Property Rezoning - Application, for Orange County Zoning Map Amendment (ZMA-128-B-20) DATE: November 19, 1985 • This memorandum analyzes a .proposal to rezone land located, within the joint planning. area. The applicant requests a Zoning Map Amendment to' rezone 80 acres of land located between U.S. 15-501 South and Old Lystra Road from R-1 (Rural Residential) to R-4 (Low to Medium Intensity Residential) . The site abuts the Orange/Chatham County line and is identified as Chapel Hill Township Tax Map 128, Block B, part of Lot 20. The site is part of an 142.6-acre tract of which 80 acres are in the Orange Counti, planning jurisdiction, 8.3 acres are in the Chapel Hill planning jurisdiction, and 54.3 acres are in the Chatham County planning jurisdiction. Attached are copies of the applicant's ljustification letter, and a vicinity map. Also attached is la copy of Tax Map 128 showing the site. The site is designated a 20-Year Transition area on the Orange County Land Use Plan. A Land Use Plan Amendment approved in June, 1984 redesignated the site from Rural Buffer to 20-Year Transition. The applicant had requested an amendment to a 10-Year Transition area. However, the County Board of Commissioners' decision to redesignate the site as 20-Year Transition reflected its concerns about immediate development of the site. Evaluation Attached is a copy of Sections 4.2.2 and 4.2.3 of the Orange County Zoning Ordinance, which set forth the intents and criteria for establishment of the R-1 and R-4 zoning districts. The principle differences between the two relate to the time that urban servicas are likely to be available to the site. If urban services already exist at the site, or can be assured as part of the development of the site, then residential zoning other than R-I is pres4d to be justified. The primary urban services to be considered are public water supply and sewage collection, and vehicular access. _ _ . _ 000010 . , Neither water nor sewer service is immediately available to the site. Extension of gravity-flow sewer service to the site would - require constructing a major outfall to the site from the existing line along MOrgan Creek ( near its intersection with U.S.15-501 ) , along wiisoz4 Creek and Obey's Creek. Such an extension would involve about 2.5 miles of 12-15-inch. pipe that must cross at least 17 properties. The construction and easement acquisition costs of such a project would probably be prohibitively expensive and impossible to achieve. Any extension of sewer service to the site other than part of a gravity-flow system would be contrary to Town and OWASA policy. Although Town standards can prohibit development of that part of the property located in the Town's planning jurisdiction to urban intensities unless it served by • gravity-flow 'sewer, we do not believe County regulations can do so for that part -of the property located in the .County's planning jurisdiction. We believe the the. distance and extent of construction and easement acquisition necessary to provide sewer service to the site is evidence that urban development of the site before develdpment of the- intervening properties is premature. Even if a developer of the site were willing and able to pay the high costs of the necessary gravity-flow sewer extension, such extension would Immediately open up several square miles of intervening imdeveloped land to urban development. However, the other urban services needed to serve that urban development would . not be in place. The area south of Morgan Creek lacks the fire station needed to provide its urban development with adequate fire protection, I lacks the community park needed to meet the recreational needs of its urban development, and is served by a single thoro ghfare that is already handling near-capacity traffic loads. . Access to any development of the site, or of any other property south of the By-Pass, depends on U.S. 15-501's capacity to handle traffic. The capacity of the existing roadway is already strained by current traffic loads. U.S 15-501 had a daily traffic count of 9200 in 1984.1 The level C capacity of the road is approximately 8000 vehicle e per day. The road's level D capacity is 9600 vehicles per iday. The current ADT of 9200 represents 115% of the- level C capacity and 96% of the level D capacity. The current R-1 zoning of the site .would allow approximately 87 residential dwelling units. The proposed R-4 rezoning would allow 348 units. 87 units would generate 870 trips per day while 348 units would generate 34801 trips per day. - The amount of traffic generated by urban development opened up by extension of lsewer service up Wilson and Obey's Creeks would create- severe traffic problems on U.S. 15-501 South. The traffic capacity of U.S. 15-501 should be increased before any substantial trban development is allowed south of the By-Pass. Although improvement of U.S. 15-501 southward to Culbreth Drive is already or the NCDOT Traffic Improvements Program (TIP) , improvement cJf the roadway on southward to the Chatham County line • • • 0 0 0 0 1 1 • • • is not. The! Town has recommended inclusion of this project in NCDOT's 1985 TIP as a first priority project, but NCDOT has yet to decide whether to adopt the Town's recommendation. Until improvement Of U.S. 15-501 between the By-Pass and the Chatham County line is at least scheduled for construction in the near future, we believe that rezoning this site to .allow urban intensities is premature. _ • We recommend tht. the Chapel Hill TOwn Council and the Orange County Board of Commissioners deny this application for rezoning as premature and recommend.! . that a planned development request would be more suitable for he site, given its size, location, and available services. _ . The recommendation of the Chapel Hill Planning Board follows: . A RESOLUTION RECOMMENDING DENIAL OF A REZONING APPLICATION IN THE JOINT PLANNING AREA (.85-R- ) BE IT RESOLVED by the Council of the Town of Chapel Hill, that it . hereby recommends that the Orange County Board of Commissioners deny the application for a Zoning Map Amendment to rezone appproximately, 80 acres of the Partin property, identified as Chapel Hill Township Tax Map 128, Block B, part of Lot 20, from R-1 to R-4. This recommendation is based on the finding that • development of the site to urban intensities is premature because of a) the site's lack of water and gravity-flow sewer service necessary to serve development of the site to urban intensities; b) the inadJquacy of the existing U.S. 15-501 roadway to handle the traffic generated by development of the site to urban intensities; c) the lack of facilities necessary to ensure adequate fire • protection to an urban-type development of the site; d) the . lack of facilities necessary to ensure that the recreational needs of an urban-type development of the site are • met; • e) the unliklihood that the requisites for urban development noted above will be available to the site in the foreseeable future; and • • • • mmulgemm•mwmark 000012 • f) the inappropriateness of allowing urban development to "leap-frog" lbeyond the area currently served by urban services, thereby encouraging urban development of intervening properties before the infrastructure necessary to provide urban services to them is available. This the 19th day of 145mlber , 1985. ................. FINDINGS OF THE ORANGE COUNTY PLANNING DEPARTMENT OERTAINING' TO APPLICATION: Z-15-85 PARTIN PROPERTY BASED ON THE APPLICATION MATERIALS SUBMITTED, THE PLANNING STAFF RECOMMEDS THAT 7 ERE IS EVIDENCE TO SUPPORT THE ,. FOLLOWING FINDINGS: ARTICLE 20 -'SPECIFIC'STANDARDS'FOR'EVALUATION'0F'RE20NING ("yes" Indicates compliance; "no" indicates non-compliance) i PLANNING STAFF FINDINGS PLANNING BOARD Ordinance Requirements RASED ON APKI CATION._ Evidence Submltted' To Support Findings RECOMMENDED FINDINGS' Article 7.-4—Ind cates the app)Ica- tion must first comply with all requirements specified In Article 20 - Amendments. Those requirements include: �. X Site Plan provided at scale of 1"-100' Yes No 20.3.2 a) Map.showing affected Yes No . , property at scale of not less T than 1" = 100' nor more than i 1" - 201. !� 20.3.2 b) Legal description of X Yes No Description provided with application Yes —No property � 1. 20.3.2 c) Explanation of alleged Yes No _Yes No :I No error alleged. error, if any, to be corrected ^.. ji by proposed amendment i) .i 20.3.2 d} Changed conditions, if .Yes No Applicant cites the availability of Yes No any, which make amendment reasona- public utilities, development in the ably necessary to promote public vicinity and the alteration from a rurallarea health, safety and general welfare as changed.conditions warranting a rezoning. i 20.3.2 e) Manner In which proposed „ Yes No Property is designated as a Twenty Year " ' Yes No f� amendment will carry out purpose Transition area in the Land' Use Plan. and Intent of adopted Comprehensive Plan ARTICLE 4 - DISTRICT STATEMENTS OF I NTEREST AND APPLICATION CRITERIA PI.ANNINO BOARD PLANNING STAFF.f.10DI N0. RECOMMENDED_ Fl NDI NGS I Ordinance Requirements BASED ON APPLICATION Evidence Submitted to Support Findings � I Article 4.2 Identifies they criteria which will normally be used to determine the appli- cation of a zoning. district }fir designation. The applicant _ — -- --- tfas applied-for a R=4 — designation, The The crlter a or that district are set forth In Article 4.2. 3 and are as follows: ' a) Designated by the adopted Land X Yes No Property is designated. Twenty Year. Yes No Use Plan as a Transition Area, — Transition Area In the Land Use.Plan. — which can reasonably be expected to be annexed by a municipality In the ensuing 10-20 years. b) Water and sewer lines should X Yes No OWASA has Indicated a willingness to serve Yes No exist at site or be assured --'- the site. Extension of gravity flow sewer'—" of installation as part of the would require a mayor outfall along Wilson and �. development process. Obey Creeks and extension of 2.5 miles of pipe. c) Vehicular access must consist X Yes No The portion of the property within the Yes No ; of direct access to a street _ Town of Chapel Hill's Jurisdiction has — classified as either arterial direct access to 15-501, an arterial. i or collector as designated by the adopted Land Use Plan. f . . - • . • . • . . ... I • . 00001:5 1 • . ORANGE COUNTY, NORTH CAROLINA ' 1 • APPLICATION FOR CHANGE OF ZONING DISTRICT CLASSIFICATION . - . Date: October 11, 1985 . . - . I . TO THE BOARD OF; COUNTY COMMISSIONERS ORANGE COUNTY; NORTH CAROLINA The undersigned do hereby make application to change. the Zoning Atlas of OringelCounty as hereinafter requested. . 1 . The prop! erty is located on the south side of S.R.#U.S. 15-501 ( I . .. Street/Road) .between )64x.Ri#U.S. I5.-50.1and .S.R.#1915 Old.. It is known as Lot(s) 20 , Block B , of Orange CountyLy-stra Tax Maw 128 - 7 Chapel Hill Township. It has a frontage of Road. • 810 . feet and a depth of 3,600 feet, containing square feet or 142.623* acres. *88.283 acres in Chapel Hill Township of which approximately 80 acres fall within the Orange County Planning Jurisdiction. V.- It is desired and requested that the foregoing property be rezoned from Rural Residential (R-1) to Low to Medium Intensity . woragurrilmq - 3. The following information has been attached in support of the applicaiion for changing the Zoning Atlas (* - Required on all applications) . . 0 . I . . *a. A fully dimensioned map at a scale of noe'less than one ( 1) inchlequals one hundred ( 100) feet nor more than one. ( 1) inch equals twenty (20) feet showing the land which is proposed - - to be rezoned. . • . *b. A legal description of the land- • c. The .41eged error in the Zoning Ordinance, if any, which would be cOrrected by the proposed amendment with a detailed . explanation of such error in the Zoning Atlas and detailed 1 reasons how the proposed. amendment will correct the- error. I d. The changed or changing conditions, if any, in the- area 1 or in the County generally, which make the proposed amendment reasonably necessary to the promotion of the public health, safety and general welfare. I. *e. The manner in which the proposed amendment will carry out the intent and purpose of the adopted Land Use Plan or part theraot. *f. All Other circumstances, factors and reasons which the -aripli- - 1 cant offers in support of the proposed amendment. • . 4. A list of all individuals, firms or corporations owning property adjoining or within five hundred (500) feet of the property sought for rezoning is attached. The list is current as of laWli :719111 . -- I certify that all information furnished in this application is accurate to the Ibest of my knowledge. Applicant(s) : Gardner Altman, Jr. m , eay.-„-4-14,24.4.0 By His ttorney M. LeAnn Please Address. Heritage Square. 310 Di i ck Street Fayetteville, NC 28302 . Jordan, Brown, Price & Wall , P.O. Box 1210, Phone (919) 484-682$ Chapel Hill , NC 27514 • . _ . . _ . . . .. . • i •b � Attachment A 's. ATTACHMENT A IS A LARGE MAP WHICH ACCOMPANIES THIS APPLICATION BUT CANNOT BE PHYSICALLY ATTACHED } ;II 000017 Attachment B BEING a tract! or parcel of land containing 142.623 acres, 88.283 acres of which lies in' Chapel Hill Township, Orange County and 54.340 acres of which lies in Baldwin Township, Chatham County, and said tract being more par- ticularly des''fribed as follows: BEGINNING at 'an iron stake located in the southern right-of-way line of U.S. 15-501, Northeast corner of 1.579 acre tract as conveyed to W. W. Whitfield and{ wife, by Deed as recorded in Deed Book at Page , Orange County! Registry; running thence along and with the southern right- of-way line of U.S. 15-501, North 68° 18' 42" East 77.98 feet, North 63° 11' 31" East 103.67 feet, North 58° 02' 39" East 103.63 feet, North 53° 12' 54" East 103.62 feet, North 48° 04' 41" East 103.47 feet, North 42° 54' 15" East 103.71 feet, North 38° 15' 35" East 103.41 feet, North 33° 28' 04" East 102.70 feet, and North 31° 40' 08" East 30.78 feet, corner with pro- perty of FloylT. Oldham; running thence along and with the line of Oldham South 72° 16' 21" East, a total distance of 739.21 feet to a nip in the rock pile; running thence South 54° 03' 08" East 937.20 feet to a nip near the run of Obey's Creek; running thence along and with a run of Obey's Creek the following courses and distances: South 68° 09' 56" East 42.67 feet, South 84° 32' 07" East 202.78 feet, North 40° 59' 13" East 232:45 feet, North 24° 25' 13" East 206.63 feet, North 34° 01' 58" East 334.81 feet, North 19° 49' 19" East 67.36 feet North 63° 17' 04° East 150.20 feet, South 43° 44' 149" East 197.54 feet, South 35° 01' 27" East 293.21 feet, South 00° 29' j26" East 148.90 feet, South 20° 17' 06" West 150.24 feet, South 40° 52' 137' West 130.51 feet, South 43° 02' 52" West 115.32, and South 40° 55' 136" West 83.65 feet the point in the corner of the creeks; running thence South 85° 04' 58" East 983.45 feet to an iron stake located in the western right-of-way line of State Road 1915 also known as the Old Lystra Road; funning thence South 05° 56' 20" West 1363.04 feet to an iron stake; running thence North 81° 33' 42" West 402.71 feet to the centerline of the Old Lystra Road; running thence along and with the centerline of said road South 26° 48' 32" West 26.05 feet; running thence North 83° 16' 06" West 1176:94 feet to an iron stake; continuing North 83° 16' 06" West 1617.79 to the centerline of a creek; running thence along and with the centerline ofithe creek the following courses and distances: North 37° 10' 33" East 107.96 feet, North 03° 08' 10" East 112.69 feet, North 20° 53' 39" li East 139.07 feet and North 07° 58' 52" West 83.34 feet; running thence North 78° 26' 03" West 719.78 feet to an iron stake; running thence North 05° 27' 11" East 334.39 feet to an iron stake, southernmost corner of 1.579 acre tract aslconveyed to W. W. Whitfield and wife and as referenced above; running thence along and with the southern and eastern lines of said tract North 62° 30' 00" East 202.44 feet to an iron stake and North 22° 01' 02" West 562.56 feet to an iron state located in the southern right-of-way line of U.S. 15-501, the point and place of Beginning, and containing a total of 142.623 acres more or less and being as shown on plat and survey by Kenneth D. Close, Registered Surveyor, dated October 25, 1978, and entitled "Property of W. B. Partin Estate" and reference being hereby made of said plat for a more particular description. 000 0 18 Attachment C JUSTIFICATION N OF REQUEST FOR CHANGE IN ZONING CLASSIFICATION I CURRENT ZONING OF PROPERTY The property subject to this application for change in zoning district classification has been divided by governmental authorities into three sec- tions for planning purposes. Approximately eight acres of the parcel fall within the Chapel Hill Planning District. These eight acres front U.S. 15-501 were zoned R-2 in 1981 by the Town of Chapel Hill. An R-2 zoning classificatiori in Chapel Hill requires the minimum lot size of 10,000 square feet. Approximately eighty acres of the parcel lie within in the Orange County planning district. It was zoned rural residential (R-1) in 1981. The r ral residential (R-1) classification requires a minimum lot size of one acre. The remaining fifty acres are in Chatham County. Section 4.2.2 of the Orange County Zoning Ordinance ("Ordinance") describes the rural residential district as follows: (a) INTENT. The purpose of the Rural Residential (R-1) district is to provide locations for rural non-farm residential development, at very low intensities, in areas where the short and long term solu- tions to domestic water and sewage disposal shall be individual well and absorption system. (b) APPLICATION CRITERIA. This district will usually be applied where the following conditions exist. 1. Designated by the adopted Land Use Plan as Rural Residential. 2. Urban services, including water distribution and sewage collections mains are not likely within 10-20 years. II REQUESTED ZONING OF PROPERTY The appli ant , requests that the property within the Orange County zoning jurisdiction be rezoned to R-4. The applicant does not request a change in zoning in the portion within the Chapel Hill Planning Jurisdiction. An Orange County R-4 zone provides for a minimum lot size of 10,000 square feet. Its salient characteristics are defined in Section 4.2.2 of the Ordinance as follows: (a) Intern The purpose of the low and medium Intensity Residential (R-2, R-3, R-4) Districts is to provide locations for low and moderate inten- sity residential development and supporting recreational, com- munity service and educational uses in areas where urban services 2 • are lavailable or are to be provided as part of the development process. (b) Application Criteria This district will usually be applied where the following con- ditions exist: 1. Designated by the adopted Land Use Plan as a Transition Area, which can reasonably be expected to be annexed by a municipality in the ensuing 10-20 years. 2. Water and sewer lines should exist at site or be assured of installation as part of the development process. 3. Vehicular access must consist of direct access to a street classified as either arterial or collector as designated by the adopted Land Use Plan. III CHANGING CONDITIONS IN THE AREA Article 20 of the Ordinance provides a mechanism to amend zoning classifications. The Ordinance recognizes that the appropriate classifica- tion of a district can change with time. The conditions in this area have changed and continue to change so that the intent and purposes of a rural residential district is no longer met in this area. These changes are evi- denced in theIfollowing ways. (A) The Property is Already Designated as a Transition Area. This parcel of property was originally classified as a Rural Buffer Area in the Orange County Land Use Plan. In June, 1984, that classificatiod was changed to "20 year Transition," a classification defined in the Land Use Plan as Land located in areas that are in the process of changing from rural to urban, that are suitable for urban-type densities and should be provided with public utilities and services within the second 10-year phase of the Plan. Classification as a transition area is significant for two reasons. First, the land use plan categories serve as the county's long range planning policy guide. Second, the classification determines the zoning districts that may be appropriate for a particular site. Since all undeve- loped land in the county is zoned R-1, the classification indicates other zones which may be equally appropriate for an area to be developed. The zoning districts which correspond to the 20 year transition are R-1, R-2, R-3, R-4, R-5, R-6, R-8 and R-13. (Orange County Planning Department, • 1 k t - 3 Central Orange Area Study, 1983). The 20 year transition classification demonstrates that the proposed amendment will carry out the intent and pur- pose of the Land Use Plan. Likewise, the fact that this parcel is included in the new joint . planning area indicates that it is an area expected to change from rural to urban in itsl development characteristics. The joint planning process recognizes that the character of property does not automatically change at the planning jurisdiction lines. Joint planning was conceived to avoid the arbitrariness inherent in "magic" lines. This property's development characteristics are controlled by the 8 acres which front U.S. 15-501 and fall within the Chapel Hill planning jurisdiction. The minimum lot size in that portion is 10,000 square feet. There is no transition area between the Chapel Hill R-2 section of the parcel and the Orange County R-1 Section to the rear of the property. However, the zoning characteristics of the property change markedly at that arbitrary Tine. Development would occur on the front eight acres which would abut directly upon land that is now zoned for rural non-farm residen- tial development. The front 8 acres "urbanize" the parcel. (B) The Present Availability of Water and Sewer in the Area is a Changed Condition. The Orange Water and Sewer Authority has committed to serve this parcel with water and sewer lines. See letter of Everett Billingsley to George Rose, dated March 23, 1985, a copy of which is attached. This fact, perhaps more than other, evidences the rapid changes occurring in this area of the county! In 1984, the Orange County Planning Board had recommended that this property be classified as a 10 year transition area rather than a 20 year transition area. Its recommendations were based on the development charac- teristics of the immediate area. One of the reasons the commissioners place the property in a 20 year transition area was that water and sewer would not be available there until 1993 to 1998. (Minutes of the Board of Commissioners of June 4, 1984). However, growth in the area has continued to the point that it is feasible to extend water and sewer to this parcel now. One of the chief differences between the rural residential district and an R-4 district is the availability of water distribution and sewage collections in the area. One of the two application criteria for the rural residential district is that "urban services, including water distribution and sewage collection mains are not likely within 10-20 years." (4.2.2(b)(2), Orange County Zoning Ordinance). This criteria no longer applies to thas parcel since those services are available now. Likewise, one of the prpncipal application criteria for the R-3 zone is that "water and sewer line should exist at the site or be assured of installation as 000021 1 part of the evelopment process." (4.2.3(b)(2)). By the definitions of the Ordinance; the availability of water and sewer is a change in condition that is significant_ enough to warrant a zoning reclassification. This changed condition makes the proposed amendment reasonably necessary for the promotion of public health, safety and general welfare. If the property were to develop under its current zoning, it could be divided into ninety single acre lots, each supporting its own septic tank and well. There would be ninety septic tanks in this area. This fact is particularly crucial since this parcel of property falls within the Morgan Creek watershed and ultimately affects Jordan Lake, a potential water supply for southern Orange County. Septic tanks fail at the rate of approxmiately five to six percent per year. The average septic tank pro- cesses fifty gallons of waste per household resident per day. A few septic tank failureslin this area would necessarily impact Obey's Creek and Morgan Creek. However, if the property is rezoned so that it could be developed as a low to medium density residential area, each household unit would be serviced by sewer lines. The potential for septic tank failure and water supply contamination down the road would be avoided. In short, , the Orange County Zoning Ordinance clearly anticipates that the availability of water and sewer lines alters the character of the pro- . perties. The rural residential zone contemplates that water distribution and sewer collection are now available. Once those services are available, the property is more appropriate for a low and medium density residential zone. The requested zone change of R-4 falls within that category. These distinctions in the Ordinance recognize that water and sewer lines serving low and medium density residential areas are more environmentally sound. That is particularly true in this case since the parcel in question is in the Morgan Creek and ultimately Jordan Lake watershed. (C) Other Indicators of Changed Conditions in this Area. • This jproperty is located in an area that is experiencing rapid growth and development. The parcel falls within the last remaining growth corridor near Chapel Hill. It is convenient to employment centers and falls within the Chapel Hill-Carrboro school district. These factors have caused land value in this area to increase significantly. • The attached map demonstrates just a few of the low to medium density developments that have occurred in the general vicinity. Some, such as Heritage Hills and Dogwood Acres are older developments. Others are newly developed or newly improved projects. The attached map shows significant change in growith. It is significant to note that it does not include the nearby growth that is over the county line. The Cole Park Plaza is very close to this property as is Farrington, Polks Landing and other develop- ments in northern Chatham County. In 1984, the Orange County Planning Board recommended this area for 10 year transition based on the development characteristic's surrounding it. Since that time growth has not slowed. It has increased. - ter. 000022 . 5 ' In fact, ) the Chatham County Economic Development Commission and Triangle J Council of Governments anticipate significant growth over the next few years in northern Chatham County. Baldwin Township, located to the west of U.S. 15-501, grew 72.9% between the 1970 and 1980 census. Williams Township, which contains part of this parcel is expected to double in populationlwithin twenty years. This type of rapid growth is a change in condition of the area. This property protrudes into Chatham County and touches the areas in which significant growth is anticipated. There are other indications that this area is changing from its pre- vious rural characteristics to more urban ones. 1. Electric Utilities. Carolina Power and Light ("CP&L") the electric company which serves northern Chatham and also serves the portion of this property in Orange County is building a new substation to accommodate the significant growth in the area. CP&L completed a survey of anticipated growth in this area in 1980. It projects that the number of customers in the area willidouble over the next three to four years. 2. Changes in U.S. 15-501. The North Carolina Department of Transportation ("NCDOT") has scheduled this area of U.S. 15-501 as a current "rehabilitation projectTM. This means that minor widening, bridge maintenance and. resurfacing are scheduled for the near future. NCDOT also considers this portion of roadway a candidate for widening to four lanes with a left turn lane. 3. Fire Protection. The Town of Chapel Hill is planning a fire sta- tion in the southern end of the county to serve growth in that area. In short, many different entities providing service in the area recognize it as an area whose transition is not 20 years away or 10 years away. The area is changing from a rural area to an urban area now. Since the R-4 zone appropriate in areas designated by the land use plan as transition areas, it is reasonable and necessary to recognize the changed conditions in this area and to allow it to develop in the manner in which it is intended for development in the Land Use Plan. In summary, the proposed amendment should be approved for the following reasons: 1. The Land Use Plan designates this parcel as a transition area. The R-4 zone is consistent with the intent and purpose of that designation. 2. The availability of water and sewer in the area is a changed con- 1 dition which makes the proposed amendment necessary to the promo- tion of public health, safety and general welfare. 3. The property is located in an area experiencing rapid growth and development. The development characteristics surrounding the par- cel support a change in zoning district classification. OOOOa3 4. The current characteristics of this property meet the application criteria of the R-4 zone as that zone is defined in Section 4.2.2 of the Ordinance. The change in conditions surrounding the parcel havelaltered its character to the point that the application cri- teria of the rural residential (R-i) no longer fit it. € � i 000024 ., 1. • : f -: - • '• .Orange Water and Sewer Authority • • ••406•Jorles Ferry Road - • - OWASA •F.O. Box 366 • . � Carrbdro,NC 27510 • (919) 968-4421 F • March 25, 1985 Mr. George M1 Rose Rose and Purcell, Inc. Post Office Box 103 Fayetteville NC 28302 Dear Mr. Rose: OWASA can lerve the Partin tract of land 'overlapping the Orange County/Chatham County line described in your letter of January 30, 1985. However, youl will need to have the plans properly approved by Chatham County and the Town of Chapel Sill to the extent of their respective zoning jurisdiction . Water and sewer plans will need to have OWASA's approval. This tract Iles in a drainage basin that is transected by the County line. Service of this project by OWASA is conditional upon appropriate approvals and acceptable design. You should contact Wayne Minden, OWASA's Chief Engineer, ford a preliminary discussion. Very sly yo Everett Billingsley • Executive Director mw cc: Mr. David Taylor Town Manager of the Town of Chapel Hill Mr. Marvin Hoffman County Manager of Chatham County iaaT. Wayne Munden ig OWASA' Chief Engineer ) MAR 2 6 1965 ROSE & PU ,, . • Surveyors • EngineersRCELL• Planners INC • FAYErTEy1LL , N. C. 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' -•"• .t7.•;;;._.,..... ............■••• '\ , L. ';;$111117 / 1 I '..7:"...........■■•■•:•■•••■■• • ... ' 1 ; • . " . " ' • a •• . • ■ _ . • . • -...... . . • i . : ORANGE COUNTY 101` List of all individuals, firms or cornorations. owning_ corporation..10 OL .2 - owning nronertvi adjoining or within five hundred (500) feet of the property sought', to be - rezoned: TAX NAME ADDRESS • MAP . BLOCK: • LOT -. • Wilbur W. & Minerva Whitfield Route 7, Box 90, Chapel Hill 128 a 22 _Wjlhu 'W. & Miner6 Whitfield same 128 B 20J Floy T. Oldham. Si-. - . Route 7, Box 571, Chapel Hill 128 B 23 ' . • Robert L. Cole Route 7, Box 604, Chapel Hill 128 B ' 29 3. - M- ritt Box 191 Carrboro 27510 128 B 29B , A gu a auce e rs . 1 -.hen t•aucette . 604 Old L stra Rd. Cha.e1 Hill 128 El 29C 1 Paul,..& Mirian Traaeser Route 7,' Box 79, Chapel Hill 128 13_ 26 ialli*ger . Route 7, Box 67, Chapel Hill 128 B 20C Robert Louis Cole' - Route 7, Box 604, Chapel Hill 128 B 20B Joe Eddy Cooper i Route 2, Box 69O0,/ NI gE2771i8 8 • 20F 1 (Joe S. Cooper. B.C. Fellers & 4405 Winctate Drive.. 128 B 20G 12,61.-CDO2r I RaleictilAllgMa...L... ..------- Lillian A. Harris' Route 7. Box 6038, Chapel Hill 128. B 20A _Gerkictillq itutram I Route 7, Box 603-A, Chapel Hill 128 B 20H Lillian A. Harris' Route 7, Box 603-A, Chapel Hill 128 B 20E Henry S. & Tera White ' 109 Chase Ave., Chapel Hill 128 B 19 Susan P. L. Reinhkrdt Route 7, Box 602, Chapel Hill 128 B 19B Lena Mae Penderarft Route 9, Box 510, Chapel Hill 128 13 19A Travis Tate 342 W. Rosemary St., Chapel Hil1128 B 29A k Charles E. Cole - 25 .La renc-T. , 1 t. 30 Audrey M. Jobnsonl • Route 7, Box 87, Chapel gill 128 A - 10' Marjorie K. Part P.O. Box 927. Chapel Hill 128, A - • 7 ik• I • William C. Partin' . Route 7. Box 89. Chanel Hill 128 A 8 • Virginia C. Partik Route 7. Box 89. Chapel jiill 128 A - . 9. Mary E. Penderaraft • Route 7, Box 599_, Chapel Hill 128 C 19 Clarence Sockwelll Route 7, Box 618, Chapel Hill 128 C 18 Clyde Thompson I.. Route 7, Box 606k Chapel Hill 128 C . • 20 Marjorie S. Grocbola Old Lystra Rd., Chapel Hill , 128 C • 22 . .. . . • •. - . . . • . . • . . - 000028 ORANGE COUNTY List of all individuals, firms or corporations. owning corporations • owning Property adjoining or within five hundred (500) feet of the property sought: to be rezoned: TAX. NAME ADDRESS MAP BLOCK LOT T. .G. Proctor, Jr. P.O. Drawer 9, Sanford, NC 27330 127 B 2 . 111110/6-tgre Route 7 Box 101 Chapel Hill 127 8 3A Rvert it ffil - Route 7. Box 554. Chapel Hill 127 B 38 iagg 2Y11;14 Barry Burns, et a I 0 s . 11 1 127 B 3C Kdbert Lee Poytnress a . pigp taTprry Ppythrogq, et al H 127 B 3E Nina MtcReT1 I 2109 N. Lakeshore Or., Chapel HILL 127 B 4 C. S. Weaver 1611 Smith Level Rd., Chapel Hill 127 A 1 Halite Andrews Leighton Route 7 Box 95, Chapel Hill 127 A 2 Franklin Pierce Meladows, Jr. 11 Willow Terrace, Chapel Hill 127 A 2A Doris Blake Wriiht Route 1 Box 262 Beaufort, '. 127 A 3 MabfLP. Meadows - Route 7, Box 94. Chanel Hill i. 7 A 4 • • . . • ■ -..._ t...!.........., ..:._ .. , .. .„._ CHATHAM COUNTY . . : List of all individuals, firms or corporations. owninj corporation900Q29 . . owning proyertyladjoining or within five hundred (500) feet of the property eoughtito be rezoned: , • I TAX . . NAME ADDRESS MAP- BLOCK LOT Mfill'Uld 1 Gwendol n G. S'ehens Route 7 Box 135, Chaael Hill PIN: 9776-77-6409 P;_tr'irl2cP1 _Al-radii:1 • P.O. Box 9. Sanford, NC 27330 PIN: 9776-67-7686 S. W. Edwards Esta'de • Route 7, Box 135, Chapel Hill PIN: 9776-77-3765 and' cio Stephen J. Edwards; Administrator PIN: 9776-77-9065 Charlotte Ruth Shields Franklin P.O. Box 2243, Oanville,2)( 4, PIN: 9776-87-9084 clo C. R. Frankliln Heirs — Nancy Jane Shields Bless 1702 Michaux Road, Chapel Hill PIN: 9776-97-5334 11 I II PIN: 9776-97-2090. • Julia Elizabeth Shilelds 418 Sharon Road, Chapel Hill PIN: 9776-97-5031 • , • Ter M. Pende •raft. - Laurel Ave. , Carrboro, NC 27510 PIN: 9786-07-5112 , James R. Pendergraft - Route 7, Box 594, Chapel Hill PIN: 9786-07-8383 Mrs. W. M. Pendergrlaft • Route 7, Box 599, Chapel Hill PIN: 9786-17-2950 • Gloria M. Pendergralft Route 7, Box 71, Park & StayinaPel HWI: 9786-07-5353 Joseph J. ana Katherine Marlow P.O. Box 8024. Myrtle B--c SC • • • :.-0 -6477 . . • . . . . . • . ' Y/./ -—-----• , 1 . . . . • . • . • • , • . . • .• ..... .•• - LINDY PENDERGRASS • Sheriff of Orange County Hillsborough, North Carolina, 27278. Office Phone: Hillsborough • 732-2431 Chapel Hill 942-6300 • Residence Phone: 929-5535 • • . • November 5, 1985 • • - . . • • • Orange Count Planning Department PROM: Sheriff / RE: Re-Zoning, Partin Property 15-5013 ... • . . • - • . At this point and time we can render services to this area without any increase • . 1 of manpower or equippent. However, when the development is planned we would have .: -- to again evaluate this area for ability to service it without increasing our .., ••., • . staff and equipment-1 • • /Jc 1 •,-,,,-;'f44•.,.,•Ii".;•'• •+I:rit.:::;%:-..,,,--•••.--_,.--.7.1.. . • I• .4":'•-:;;;,‘.se,'1,---7-'74.ir'Z'''..-- 4;„.:,-A. cc: M LeAnn Nease . ...,...,..-T-ge.,..::•,-, .. • --. •-• ‘.... . ••••--4••• •,z.:•:.- .. . . , ... :•,..--., ...,:-. --,,,,, (".:5,1%,;1,v...:::::!•:-,...;,;,:-..-,-,-.--..,-_, „.,._--• 4-- ••-.., --....--.-'7 - /;:f.'`:'q••04I.-I' • • `.t4.1.-";.•-•-*•'"•""`-64:1'•:..45--'__ .. .,...,.,-"-••.. . '.1,. =-,...."...77,7"...--..„,,...„.___. 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';-4,:'••=:•'-Lf-'1.1,-4. , • ..,if 14-,..•',e.g•-' • --. ..:..• • •`. ,'''t'r •••63t i ..„?.. • ... . • - : . . . ...._ . . . -. - . . .. . . . • . - . . - •• . •• .. . .. . .• ... .. . • ORANGE COUNTY. . 00003J ini.I4SBOROUGH NORTH CAROLINA ..• . 27278 . • 1 . . EMERGENCY. SERVICES ' • - 106 EAST MARGARET LANE I Established 1752 MEMORANDUM • . . , ID: Susan Smith, Planning. - • FROt4: Bobby Baker/ Emergency Services Director IELNECEIVE n 1 • SUBJECT: E.M.S. coverage ii-7- e6 DATE: November 7, 1985 . I . . • • I , . In referlinece to the property being proposed for development on 15-501 . • . . South and Old Lystra Road knoyii;:airthe Partu property, E.M.S. coverage. • • . is currently being provided' jointlg by Orange County emergency Medical . i ,.•-•:,- .....1.;.• •'‘;•• • ...i,:', . 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Matw EMIIMI slam . 000'49 Minor non. 0....MOM -1 ,,, • _ 1,, Lei.olk . do I Pfa. $ ADOPTED BY DATE 1 . Chapel Hill 4-24-84 .--- I 1 . --- Carrboro 1-31-84 .. . ________ NCDOT 9-10-84 1 I .6e7r5,14V, 4' STATE OF NORTH CAROLINA DEPARTMENT OF TRANSPORTATION • • Greensboro, NC 27429-0278 JAMES G.MARTIN November 27, 1985 GOvERNOR • DIVISION OF HIGHWAYS JAMES E.HARRINGTON • SECRETARY • Ms. Susan J Smith, Planner Orange County Planning Department Hillsborough, NC 27278 Dear Ms. Smith: This is in reference to your request for a review of the property bordering SR 1915 (Old Lystra Road) at the Chatham County Line. Your sketch shows proposed development also in Chatham County. Access from property toISR 1915 in Orange County will have to be located carefully as SR 1915 has both vertical and horizontal curves at this location. The road in!Chatham County appears to offer good possibilities for access. We will be glad to work with developer in locating- safe access to this property. If we can be of further help, please advise.- Sincerely, . " J. W. Watkins DIVISION ENGINEER JWW/DBK/gm cc: Mr. D. B. Kelly An Equal Opportunity/Affirmative Action Employer. • • r „.._ . _ . SUMMARY 0 PLANNING BOARD ACTION • FA - Meeting Date: November 194.1 1985 Subject: ....,kartin Property riezoninr Auplicktion_fur granp-e Zmning • kip Amendment (ZMA-128-B-20) Recommendation: gnat Council recommend t. h- v J. - . ". 0 -.1*.ners • 1 staff hesolution A of Planninf, Board paper of November 19th, minus, the second "Be it resolved" • which recommends that Council recommend that the The Board thought that this was better left to the applicant and the County. . Vote: 9-0 • Issues Raised: • 1. The appropriateness of the designation of this rapidly growing area • 2. as a 2( Year Transition urea. The appropriate ness of urban develop- • ment with the attending necessity of providing urban services in a transition area designated 20-Year. • 3. The imp 11 et on 15-501 and the opening up for urban development with . • the extension of water and sewer to the Partin property all the area nearby.I Maiihi4oURI alieyfasnaltloaRgimeaRaamgamoRogAimt of Chapel Hill Applicable Citation from Comprehensive Plan/Development Ordinance: • • • Explanation of Dissenting Votes: • • • • • • • m RB rrl rr �� .1MILE ��1 ••iy�f�C� r�:�� .. MINIM NOt ,,� �• ;� 1 a` T j E!� ��r tom, P.O. Box 428 CHATHAM COUNTY Phones.663-2911 401 West Street - Pittsboro;NC 27312 Office of Emergency 5422911 • Services • . NUMICSCXYTT • FIRE MARSHAL • November 6, 1985 • Mr. Wade Barber Hillsborough St Pittsboro, NC 21312 Mr. Barber: • In reference to pur conversation earlier this week on the new housing project on the Orange-Chatham County line, the North Chatham Volunteer. Fire Department serves this areal in both Chatham and Orange Counties. The fire department contracts with Orange County to provide fire protection for this area an Orange County. Rescue sex-vice is provided by South Orange rescue squad for the area in both . Orange and Chatham Counties. This squad contracts with Chatham County to provide Emergency Medical Service for the North Eastern section of Chatham County which thelarea in question lies within. I have viewed th, plot map -with the Chief of the North Chatham Fire Department and he is familiar with the development that is taking place. He is concerned that an area of this size will increase their call load, but feels that the North Chatham units can handle the routine calls from the area. If I can be of further assistance on this matter, please feel free to call on me at anytime. Sincerely, • goat- lg.Mark Scott Scott • • Chatham County Fire Marshall • . . fire Marshal • Emerptuy Mg. • Medical Rescue • Central Communications • 1 APPROVED JANUARY 21. 1986 MINUTES ORANGE COUNTY BOARD OF COMMISSIONERS JOINT PLANNING AREA PUBLIC HEARING DECEMBER 3, 1985 The Orange County Board of Commissioners and the Planning Board net jointly with the ;$1 .1.-1 Hill Town Council on TUesday. December 3. 1985 at 7:30 p.m. in the Superior Courtroom of the Orange County Courthouse, Hillsborough, North Carolina. COMMISSIONERS PRESENT: Chair Don Willboit and Commissioners Shirley Marshall, Noses Carey. Ben Lloyd and Norman Walker. PLANNING BOARD MEMBERS PRESENT: Chair Alice Gordon and members Chris Best, Barry Jacobt, Margaret Miller, Frank Pearson, Carl Walters. and Steve Yuhasz. samEL_Rwe4281....anakmuigaiREMEL Julie Andresen, Nancy Preston, David Godschalk, R. D. Smith, Arthur Werner, and David Pasquini. ATTORNEY PRESENT: Geoffrey Gledhill. MIERS_Eiregna Chapel Hill Planning Board Chair Alice Ingram and Chapel Hill Town Manager David Taylor. STBFF PRESENT; County Manager Kenneth R. Thompson, Planner Gene Bell. Clerk to the Board Beverly A. Blythe. Administrative Secretary Joanna Bradshaw. and Director or Planning Marvin Collins. A. PUBLIC HEARING ON Z-15-85 PARTIN PROPERTY This agenda item is to receive preliminary information on a rezoning request for the Partin Property. PRESAITIMPN I BY MET Director of Planning Marvin Collins made the presentation. Gardner Altman Jr. is requesting a general rezoning of a portion of the property kiiown as the Partin Property. It is located at the Orange/Chatham county line between US 15-501 and Old Lystra Road (SR 1915) . The property is known as Block B. Lot 20 on Orange County Tax Map 128 for Chapel Hill Township. The rezoning request applies to approximately 80 acres. The total acreage of the property subject to the rezoning request is 142.623 acres with 88.283 acres located within Orange County and 54.34 acres located within Chatham County. I Approximately 80 of the 88.283 acres is located within Orange County's planningljurisdiction. The portion of the property fronting on US 15-501 and containing approximately 8.283 acres is located within the Chapel Hill planning jurisdiction. The property is located within the Joint Planning Area and subject to review and aproval in accordance with the Joint Planning Agreement with the Town of Chapel Hill. The property is designated Twenty Year Transition Area in the Orange County Land Use Plan. The area was amended from Rural buffer to Twenty Year Transition Area in June. 1984. The applicant is requesting a general rezoning from Residential-1 (Rrl) to Residential-4 (R-4) . If approved. the rezoning would allow lot-by-lot development of the tract into minimum 10.000 square foot residential lots. Staff recommended denial of the general rezoning request and stated that a planned development request would be more suitable for the site given its size, location and available services. A map and site plan were presented by Collins showing the location of the Partin Property in relation to surrounding areas and the zoning of those properties. 1 • 2 Collins stated the standards an applicant requesting rezoning most meet in Orange County. These include a map. a legal description of the property. a statement of changed conditions which would make an amendment to the Zoning Atlas I reasonable and the manner in which the proposed amendment will carry out the purpose of the Land Use Plan. Collins stated that the applicant provide1 a site plan and a legal description of the property. In terms of changed conditions the applicant cited the availability of public utilities, development which has occurred in the vicinity and also the alteration from a1 rural area to a more urban area as a basis for rezoning. In terms of the manner in which the amendment would carry out the intent of the Land Use Plan, the property is designated as a Twenty-year Transition Area and within such an area the proposed R-4 zoning classification is among those zoning districts permitted. Collins then presented the criteria that applies to a R-4 Residential District: 1) It has to be designated by the Adopted Land Use Plan as a transition area (this area is designated in the Land Use Plan as a TWenty-Year Transition Area); 2) Water and sewer lines should exist at the site or be assured of installation as part of the development process (letter from (WASA was cited which indicated their willingness to serve the site - Extension of 6ravity-flow sewer service to the site would require constructing a major outfall to the site from the existing line along Morgan Creek near its intersection with US 15-501, along Wilson Creek and Obey's Creek. Such an extension would involve about 2.5 miles of 12-15 inch pipe that most cross at least 17 properties); 3) Vehicular access serving the property most consist of direct access to the street classified as arterial or collector in the lOrange County Land Use Plan (US 15 501 is classified as arterial) . In terms of these three criteria, the applicant seems to comply with the intent of the Ordinance. Collins then briefly spoke on concerns included in the Joint Staff memorandum included in the agenda packet. One concern is that the distance and extent of construction and easement acquisition necessary to provide sewer service to the site is evidence that urban development of the site before development of the intervening properties is premature. Other concerns are the lack of a fire station which is needed to provide its urban development with adequate fife protectionv lack of a coununity park which is needed to meet recreational needs and it is also served by a single thoroughfare that is already handling near-capacity traffic loads. Collins stated that the Orange County and Chapel Sill Planning Staffs recommend denial of this application. They recommend that the applicant consider a planned development application. This type application requires the applicant to submit a detailed site plan showing how he intends to develop the property. Through review of such a site plan. the staffs can determine the impacts of traffic. water and sewer needs, fire protection needs and recreational needs of the development. It also enables the Board of County Commissioners to attach conditions to the project which could address some of these problems. The planned development approach offers more opportunity to see first hand what the applicant proposes to do in terms of actual development of the site and address any major impacts that may occur. Marshall inquired how a planned development application could change the very serious negative impacts of lengthy sewer line extension, lack of fire protection and 15-501 capacity into positive factors. Collins responded that in a planned development the applicant could be required to make improvements to 15-501 along the frontage of his property. The applicant could also be required to provide recreational space within the delelopment which would serve the recreation needs of the southern portion of the County. There is a volunteer fire company in the area and conditions could be included for fire protectiOn such as were attached to the approval by BOCC for Midway Airport. Collins ! concluded noting that some of the major concerns could be addressed through'the planned development approach with attached conditions. 1 3 • Willhoit inquired whether OWASA had indicated they were prepared to build the necessary sewer line at their expense. Collins responded he understood from MASA that such sewer lines would be paid for by the developer. Wilihoit asked if the developer had indicated willingness to build the needed sewer lines. Collins stated that the developer was available for questions. Willhoit referred to the findings of Article 4.2.3 (b) concerning existing water an0 sewer lines or the installation of such lines and inquired why "yes" was checked. Collins responded it was checked "yes" since MASA had indicated a willingness to serve the area and the indication that the lines could be assured provided the applicant net CWASA standards and complied with their water extension policy. Collins expressed concern that this was a major line extended a very long distance. There seemed to be problems securing the necessary easements and the extreme cost to the applicant. He also expressed concern with the potential that this major line would open up in terms of intervening development. Werner inquired if the 12-15" pipe would serve this development only or all the properties (17) that it crossed as well. Collins responded it could serve intervening properties but he did not know at this time at what density they would have to be developed. Carey inquired if it would be a gravity line or korce main. Collins responded it would be a gravity line. Preston inquired if CAS A would obtain the easements and Collins indicated the easements would be obtained by the applicant and turned over to GWASA. Pat Davis. Assistant to the Executive Director of °WAWA, noted there were two approaches for sewer service to the property. The preferable approach is to extend the gravity sewer system. He noted that CAMA does not pay for line extensions through undeveloped properties. That is the responsibility ok the benefiting party. There is a reimbursement policy that if one constructs an oversize line that will also benefit off-site property development then that party could be allowed to collect certain connection fees from futureldevelopment as it tied onto a line that they had provided.. The time period for this reimbursement plan is ten years. The second alternative wouldibe to have the developer construct a pump station and force main that could then pump the waste water from the development to an existing portion of the gravity sewer system. The developer would then be responsible for the cost of installing the pump station and the force main and also the possibility of financing a certain portion of the cost of maintenance for the pump station and force main. OWASA Iprefers the extension of the gravity sewer system. The cost consideration would be made by the developer. It would depend upon the type of development and fire flow requirements as to whether an 8" water line could be used or a 12" line is needed for sufficient flow and pressure. Gordon asked for clarification of the 8" line that was referred to as a deadend line. Davis responded that a deadend line is one that extends out to the far reaches of the system without a loop. Davis noted that the long range development plan for the water system calls for extension of a 12" along 15 501 which would complete the loop along 15-501 and Smith Level Road. Yuhaszlinquired about alternative t2 and asked if it would take a different and perhaps shorter route. Davis responded it would definitely take a different route: The gravity line would follow the drainage path and be constantly flowini, downhill. The force main would follow the road right-of- way so the probleM of obtaining easements would not exist. Gordon' inquired of Collins on finding 20.3.2(d) referring to changed conditions why the answer was yes if staff recommended denial. Collins responded'that this answer should be no. Roger 1$1aldon, Chapel Hill Planning Director, noted that Collins had covered the material in the memorandum and there were only a few points he would like to make. He felt that timing was a definite factor. He expressed concerns that certain public facilities were missing; water and sewer, fire • 4 protection, recreational services and an adequate street or road system. He noted that with! this development. 15-501 would be operating well over capacity. He continued noting that the recommendation was for denial and to encourage the applicant to come in with a planned development for the site. Yuhaszl questioned how would a planned development be appropriate for this site given the conditions that make a straight rezoning inappropriate. Be felt that planned development did not address the major concerns of traffic and water and sewer service. Waldon responded that it was conceivable that a planned development could come in that would address those concerns. Preston inquired if a planned development could be done as the property is zoned now. Collins responded if it was to be developed at (one unit to the acre) this could be done with a simple subdivision. This would need the approval of Chapel Hill and Orange County. Anything other than R-1 would require a planned development. Gordon noted that the Chapel Hill ordinance handles a planned development as a straight Special Use Permit. The Orange County ordinance handles the planned development as a combination of a rezoning and a Special Use Permit. Godschalk asked that Waldon describe the Chapel Hill/Cartboro Thoroughfare Plant in relation to this proposed project. Weldon responded that a copy of the Thoroughfare Plan was included in the agenda packet and shows 15-501 as a major thoroughfare and Old Lystra Road as a minor thoroughfare. Thus far, attempts to have 15-501 upgraded have been unsuccessful. The Town of Chapel Hill has attempted to implement this portion of the thoroughfare plan, but it is still perhaps years away. Willhoit inquired how the 8 acres in Chapel Hill's jurisdiction are zoned. Waldon responded R-2 which is 7 units to the acre as Chapel Hill uses floor area ratio as a guide. Willhoit asked if any special approvals would be required to buildIon this site and Weldon responded that if a subdivision proposal came in it would proceed through the regular subdivision process. If a planned development proposal came in it would go through the Planning Board and Council. Jacobs I inquired on what basis the 10 auto tripe per unit per day was projected. Waldon responded this was the standard trip generation figures from the Institute of Traffic Engineers for estimated trips per day. PRESENTATION BY THE APPLICANT Attorney LeAnn Neese proceeded with the presentation on behalf of the applicant Gardner Altman, Jr. She stated that the requested rezoning was compatible with the surrounding uses of property. She noted that the (8) eight acres in front of the requested rezoning was R-2 which in Chapel Hill's ordinance is roughly the same as Orange County's R-4 (the requested zoning of this portion) . She felt that the requested rezoning would bring the 80 acres into conformity with surrounding uses. She presented a map of Northeast Chatham County from the Land Development Plan which showed the area which abuts the Partin Property to be an area they plan for moderate density residential. She continued that the 80 acres was caught in an area, that for long range solution, depended on the suitability of the land for wells and septic systems. She noted the surrounding properties were zoned R-1 and R-2 (Chapel Hill zoning - which is not the same as Orange County R-1 and B. 2. She felt that this area would become more urban in the next five years rather than the next 10 to 20 years. She noted that urban type development was appearing all around this property. She continued with the application criteria and presented information that proved. to the applicant's satisfaction. that the criteria had been met. Mr. Giles. Ms. Nease's associate, explained the sewer system planned for the !development. He noted that eventually there would be a complete on-site gravity fed system. Initially, for development costs and access, it would be forced pumping from the gravity system off-site to OWASA's . 5 force system on 'th Level Road. He noted that the applicant feels that the requested rezoning is most appropriate for the market needs of the area at this time. 1 R. D. Smith inquired how much urban type development exist in the area at this time. Nease responded that the Chapel Hill area is growing more urban with the passing of time and the RHtl zoning would compare with the development of Heritage Hills and compare to Orange County R-3. Smith continued noting that there was considerable distance between Heritage Hills and this proposedlproject. Be expressed concern about the present and future traffic impacts on 15-501. Be noted there were no figures available showing the impact on 151-501 of the entire tract. He continued, referring to a Transportation Board meeting at TUCOG, that NCDOT has no plans for improvements to 15-501 in the near future. Nease noted that if the property were developed into 80 one-acre lots, the saturation of 15-501 would also be net. She continued, feeling that it was wrong to let NCDCT dictate how property is developed and if the message to DOT continuesito be that this is a rural transition area, there would probably be no effort on NICDOT's part to make improvements to 15-501. She felt there was a definite need for moderate priced housing near the TOwn of Chapel Hill. Commissioner Marshall noted that she had not been able to attend the Transportation Board meeting, but that the COG was beginning to work much more closely with the local members of the Transportation Board, than we have before and that Mr. Smith's reports on the COG information given at the meeting are probably more accurate than they once would have been. Godschalk clarified that the applicant had indicated that the 80 acres is sandwiched between medium to high density designations to the north (Chapel Hill zoning) and south (Chatham County Land Use Plan) and that this is justification for changing the 80 acres to medium density. Gedschalk stated his interpretation of the Chatham County Land Use Plan map is that the Partin property is not included in the medium density area. Neese responded that there did seem to be a gap of about 1/8 mile and she did not know whether this represented a change in policy. It was her opinion that the zoning of the front 8 acres under Chapel Hill zoning was designated at approximately the same zoning designation being proposed for the 80 acres. She felt that these 8 acres do urbanizelthe area. 1 Gordon, spoke to the finding on Article 20.3.2 d about changed conditions and hOw Nease felt this change promotes the public health, safety and general welfare of the area. Neese responded that the change in zoning makes it possible to provide public water and sewer services and this would definitely be a safety factor over wells and septic systems. She noted there was a limited amount of land for moderate type housing in the area so near Chapel Hill and there was the need for moderate income housing in the area. She also referred to the long term provision of services to an area and the long term effect on the tax base. NOTE: Commissioner Walker left the meeting at 8:50. Willhoit noted that with the current $718 per pupil allocation to the schools. the tax value of a house would need to be near $100,000 to break even just on the School expense. Willhoit asked Pat Davis for clarification on the sewer system and the tying in of a force main into a pump station. Davis responded there was a pump station at the lower portion of the Heritage Hills subdivision which pumps back throul a force main which connects to an 8" gravity sewer line at Smith Smi Level Road. He noted again that OWASA's preference was a gravity sewer system but that service could be provided for the Partin property through a pump station force main system with the pump station being located on the lowest portion of the Partin property that could then be tied into some future gravity sewer se ice extension up to the Partin property. 1 6 IngraM inquired of Davis what %MA's policy was on extending services into jurisdictions that do not have representatives on OPENSA's Board such as Chatham eounty. Davis responded that to his knowledge there was no written policy but that services, would not be extended into Chatham County unless there was a request from local governing bodies to do so. At this time there have been no such requests and MASA does not have plans to extend service into Chatham County. Godschalk inquired of Collins and Weldon if, as professional planners, they felt that the higher density of the front (8) eight acres urbanized the 80 acres proposed for rezoning. Collins responded that the potential for urbanization was there, but not yet developed. Weldon responded no. Dick Havens, a real estate broker, representing the Partin's interest, expressed the concern that moderate housing development was not available for the public. He also noted that 14CDOT most often reacts after development rather than planning for development in improvement of roads. He expressed support for the rezoning request. He noted that growth could not be stopped but could be made more expensive. He continued that the timing allowed the developer flexibility to the market which dictates growth. Smith inquired what Havens considered moderately priced homes. Havens responded., on this property, to be $75.000 to $80,000. Smith responded that he felt this was a contradiction; that the market seemed not to be moderately priced hones. Havens noted that the longer the decision was delayed the more expensive development would be and this cost would be passed on to the consumer. By corisensus, the hearing was adjourned to the February 3, 1986 Board of Commissioners meeting for the recommendation of the Town of Chapel Hill and Orange County Planning Board. Don Willhoit, Chair Joanna Bradshaw, Admin. Secretary Beverly A. Blythe'. Clerk