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HomeMy WebLinkAboutAgenda - 01-14-1986 PUBLIC HEARING JOIINT PLANNING AREA LAND USE PLAN AGENDA TUESDAY, JANUARY 14, 1986 CULTURAL ARTS AUDITORIUM — CHAPEL HILL HIGH SCHOOL CHAPEL HILL, NORTH', CAROLINA 7 :30 P .M . A . RECOGNITION OF, PARTICIPANTS B . PUBLIC HEARING 1 . Orange County Land Use Plan 2. Joint Planning Area — The Current Plan 3. Questionnaire Results — Public Information Meeting 4. Conceptual Maps — Growth Patterns 5. Natural Features — Constraints and Opportunities 6 . Strategy Map — Infrastructure Framework 7 . Draft Land Use Plan 8 . Issues and jmp li cati ons 9 . Statementsjby Advisory Boards and Commissions 10. Public Comment C . ADJOURNMENT II • S, I DRAFT 1 ORANGE COUNTY - CHAPEL HILL - CARRBORO JOINT PLANN I NG LAND usE pLAN i .. ,. .,...,...„,;., _ . _: „.,,,,,,.„_„..,, z , , _....., II _ rM , ..i.„--.,,,,.. ,... .. .,,,,,,,,,..,,.,_,,,,,,,,,,, „ . ",. .„ , ...,,:,„ . .,k„,,,:.,,:,,...,,,,,„ „,_,,,,,,,,... , „,4 N. ''t ''4'2 ei-V,ANN1-'Pi'14,-;iNiAr."'71;‘; ,...,:ifae.i.„-,_: ,,'.;;;;'") '4ii- '; V.,--1' ' ' , : el- 4:-.X.41„;.!'!!!=y-, II �. _ y�-r�:�,?�:a:r- ,r,;.'.x':�ti•:•. '•' -�a'I";jt��y' w''�''a';..c� -;:�,. _ Sri �,, . ?::,. 7;5 Legend: �_ .:�{, r. ,::,,N . ;. h :4;: : r:.: ::.:::: r f iiii. 'I91 .ti� '.� 4.5,x,' _N.... .�Ya:Sr::i::::4 •tk:Ga: :.�Y:'::• v,- - [] URBAN �.,•.,,:, , {. : .�. : ::{. . ..„..„:::::::::,:-. 0 TRANSITION SITI �� - P �r • �c a NM RURAL .�.,�.� - - L BUFFER , .3.•�, '-�� , I-1 WATERSHED r :.:':.:::. October, 1985 t^> . : ... ;•.;,;, :.:....-.-.4 ti._.}. CHAP "r2-151—. 477, .:‘1-7,..r.,:l.',411:ii:tii- 'sPil;±rte e i,'. ,- ,;3-t{,, sir � A R`s!s!' i ii. • ±'1 -Y +.� ' :...rlisi 3-. -;S. t• ::::::.:.::::::49.::•:•:::.-.::::::::•:•:::::::::::::::::'' .1:0 CHATHAM CO. D R A F T JOINT PLANNING LAND USE PLAN JANUARY 14, 1986 TABLE OF CONTENTS I . INTRODUCTION Page 1 This section provides an overview of the Joint Planning Process a summary of the Joint Planning Agreement signed by Chapel Hil and Orange County , a map showing the boundaries of the Join Planning', Area , and references to the Orange County Land Us . Plan . II . NATURAL ENVIRONMENT Page 8 This element addresses physical characteristics of th = environment that suggest where development should or should no occur . A " Land suitability" model is described , along with . discussion of water resources . III . INFRASTRUCTURE AND PUBLIC SERVICES Page 30 This element addresses components of the built environment thaw affect development patterns . Water and sewer extension issue= are key . The adopted Chapel Hill — Carrboro Thoroughfare Pie forms a base of a transportation network . The link between len . use and public transit feasibility is drawn , along with the Link between development patterns and existing public safety facilities . IV . SOCIOLOGICAL CHARACTERISTICS Page 38 This element addresses existing Land use patterns and the reLations',hips between amount of land in different uses , offers a set of population projections to the year 2000 that suggest needs for future Land use, and discusses the employment trends that will' affect population growth . V. JOINT PLANNING PRINCIPLES Page 47 This section describes the context in which this Land use plan will be drawn . A discussion of regional growth trends is presentedl followed by a List of Joint Planning Operating Principles , and a summary of questionnaire responses from the Public Information meeting in November . The section also highlights the existing Land Use Plan , and locational standards and strategies to be used to prepare the Plan . VI . FUTURE LAND USE — JOINT PLANNING AREA Page 66 This section high Lights the proposed Joint Planning Area Land Use Plan . VII . SUMMARY OF KEY ISSUES . Page 76 This section highlight issues of process and substance . Whet are the next steps? In what manner will development be regulated? Where and at what scale should commercial and industrial development occur? At what densities should residential areas be developed? Where should public water and sewer services be extended? y DRAFT I. INTRODICTION i=- . _ _. . . , . .„,,. eni'•14'A... 4Ib ,k -.-„,,,, , ,,,,•_,,,5_ . ,.;,.,;:,,. ._ ,..,,,.,,..!,.;,,,N.„,..,..5, . .: . •..,.. ._,........,... . ,.t7 ';_,•;!„.-N AT f• ,•�•- ..131. .,,,,,.4%. e,... v.,:- _r Legend: ' ; ••-' "- : `0i xj S ipot . ; , n 70.07, ? ; Yk::?s. . URBAN �'� .•:::::::".-.,::,: ' : .. .� r,,. : ::••tea?, :< : •.: c Y- "" :•::fry :�h:. ;,-.w .+k�'.`} '�'�:•'-:c�` } � = TRANSITION as•4"j` ° i� :. `}: . . VC RURAL BUFFER �; �± �: . :.r:.:::;.: WATERSHED 4s ;r .,, , 1 3.:.i.,:..":.;..;' •::::::-;::::::::-. .:.fr r 0.,12(2_11.:_i. -:,; ,_; ,1.r- .::.: October, 1985 :,- ,i_^_' '' .t' CHAP ir/ _.. .... .... .... i i r a y of " 1'11 - S: q .4"t--. _• 04 4tt :; ''-tr:a#3",p• •.-:1-' . . '`•' .. ....fir.` ,...1,,,-, ik 1 ., '.1 ,,,,,,4:1! CHATHAM CO. I. INTRODUCTION Chapel Hill and Orange County have entered into a Joint Planning Agreement which calls for preparation of a Land Use Plan for the areas immediately surrounding Chapel Hill , and Carrboro but outside of the extra-territorial planning jurisdiction of the two towns . Chapel Hill is also in the process of revising its 1977 Land Use Plan . These two efforts are being pursued simultaneously , as a Land Use Plan for Chapel Hill and the Joint Planning Area . The work is being undertaken by the staffs and Planning Boards of Chapel Hill and Orange County . Background data has been collected and analyzed as the starting point for preparation of this plan . Hundreds of pages of text and tables , along with dozens of maps , have been assembled . Though not a party to the joint Planning Agreement , Carrboro is also updating its Land Use Plan . It has also participated in the preparation of the Land Use Plan . In an effort to promote public review of this information , and stimulate public discussion'. about the issues a Public Information meeting was held on November 13, 1985 . The meeting was structured around four major headings : — Natural Environment Infrastructure and Public Services — Sociological Characteristics Joint Planning Operating Principles The results of the meeting coupled with the background date have been merged to produce this first draft of the Joint Planning Area Land Use Plan . 1 SUMMARY OF INFORMATION ON JOINT PLANNING DESCRIPTION OF THE JOINT PLANNING AGREEMENT The Joint Planning Area is an area outside the extraterritorial planning jurisdictions of the Towns of Chapel Hill and Carrboro , but within the Joint Planning Area boundary as shown on the Orange County map entitled "Land Use Plan ." The Joint Planning Agreement includes the following provisions : (1 ) Initial use of Orange County j.and usp plan and devplo men standards . The Orange County Land use plan , zoning ordinance , and subdivision ordinance shall remain in effect in the entire joint planning area until amended as described in the agreement . ( 2) Cooperative deveLopment of a Land use plan _and zoning melP Orange County and Chapel Hi L L shall develop a land use plan and zoning map to be applicable in the ten and twenty year transition zones shown on the county Land Use Plan map . (3) Adoption of n • e e -nt st =nda n t e t =ns tion areas . Upon completion of the Land use plan and zoning map , Orange County is to adopt , on the Chapel Hill side of the joint planning area located within the ten and twenty year transition zones , that portion of the land use plan , zoning map and the development standards of the Chapel Hill development ordinance which shall be applicable to the Chapel Hi L L side. (4) Other Provisions of the aqLssmval.4. There will be a courtesy review process in the rural buffer zones of the joint planning area and in the extraterritorial zoning jurisdiction of the Town . Other portions of the agreement address such things as the administration of the agreement , including the handling of development proposals in the ten and twenty year transition zones, and the procedure for amending the agreement . For example , the agreement specifies a joint approval process for development proposals in the transition zones , which means that both the County Commissioners and the Town Council must approve or deny projects in those transition areas . Though not a formal party to the Joint Planning Agreement , the Town of Carrboro expressed its desire to be involved in the preparation of the Land Use Plan and Zoning Map . The Town also expressed an interest in becoming a party to the agreement upon adoption of the Land Use Plan , Zoning Map and development standards . On the following pages more details are given about each of the first three provisions of the agreement which are specified above . ORANGE COUNTY LAND USE PLAN AND DEVELOPMENT STANDARDS Orange County contains seven townships , including Chapel Hill Township which Lies in the southeastern portion of the county . Both Chapel Hill and Carrboro lie in Chapel Hill Township and the township contains most of the Joint Planning Area . The Orange County Land Use 2 I ) 61,74\m"lis-c_A i I _ Rim' -1 j Ill I lir r I r �M 1 '' 1 > I •' f 1 • 1 _ili ill 011 110111 'di' N,_,. , 1 . ,Irrit- IP -i A 1,__, -'/ 1111 c 'i .1 A ‘: . r %. ,,,,r, 11 ■ �, Ili I�rh�. . iilin .1!. uikitimoi LIMB Cheek. Iv*. `hlifill !' �wli ►,„e., taw T • 1.- / 1111111 11 it II fill II II • IlliiiIIIIIIIii� 1 iIll. ta . 4 _ - W--;:r.4‘' ..--:f lillinml1. n. 11111_.. f ,1 1I1 1 fr'11 111 IIl'�1 j X41_ i��A', - I, 1 1► 1� I tl lk itlik: •igf 4-4,-4 g a . „,"/ \liiiiiiii 101 AI L„iiki ...,b4,11*--tille-,=-_ 7:: l Al 1mwmP SIPIIIIiqiilitiliii7 a , . II 11 I 1 1 li Illitli 1111!!,,.. ---:-% 7*;42.‘-t-7-0-1 .4',4._ , 4 , I �) - gy. 1 , I I - 6 is; >'j' '�.c.,,-r -'�ii 1 . 1 1 , i� E 11 ,1 din � � 1 ;T , _4# rii i '.',4:, - . . -- .1P_----..:ft �� ! 3 ., t;a � 3 :p f;1%- 4-',. " U .R t"L":� !`� ./41, dqq o ctis! •1! '� "` _\i- - 1 -SIN � • - s..r"- _ , 4= _ r fit:01� W fifth- 1 y.l•:rg _ . 1 tJii,t-.1'!1 'ililit i,,Ii''-- ---,---:----t=A;"-:-::::,ii*- - - ,. . 1 it2'4111;-/lIglit ii,,ip ,.-. :,_-_-,,-,,,,-_-,,,,,A.--- e, CC LAND USE PLAN IRAN CATS: •�.JOINT PLANNING AREA 1 � G INTEREST AMA Q FiJiAL�vw sr i all ICI YEAR TR4r4srrcov M vkarER SLFcuY% T 0 guRaL NEO-IsoFfreco 20 YEAR 1 TRANT'p Ir SIV ,CcTIV a N::tu 0 :D L r.J SCALE•exa = UFQAN Q RL74L �JFF�p Q[�NNEF�AL TRANSTJN �FURAL. I ES VTIAL. MC+7M-/wowsT um_ TRANErnpN a woo !mD' 1 4GPICULTURAL RES. •RLIpAL ATRIAL 1 w. ws.....,w�wn ra.. Plan includes a text and maps which list goals and objectives and describe the overall plan for the county . For each of the seven, townships , specific goals or "organizing concepts" are also listed . Citizens all over the county participated in the formulation of the county wide goals , while citizens of Orange County ' s planning jurisdiction in Chapel Hill Township gave their opinions concerning township goals . Orange County adopted a new land use plan and zoning ordinance in September 1981 , while Chapel Hill adopted a new development ordinance in May 1981 . [Chapel Hill ' s Land use plan was adopted in 1977 . ) Carrboro ' s land use plan was also adopted in 1977 , while it ' s development ordinance was initially adopted in August of 1980 . The ordinances of ell three jurisdictions cover similar topics and have similar complexity . What is new about the joint planning procedureis that Orange County , Carrboro , end Chapel Hill will be cooperating in the development of a plan for an area which , until the signing of the Joint Planning Agreement , was a section of county ' s planning jurisdiction Lying just outside the towns ' planning areas . One reason for involving all three jurisdictions is to insure that the area just outside the towns develops in a manner compatible with town standards so that the area will be in good shape for the extenion of services and annexation . It also recognizes that the citizens right outside of the towns utilize some town services now . A final reason for involving the three jurisdictions, rather than allowing Chapel Hill and Carrboro further extraterritorial planning jurisdiction , is that the citizens of an extraterritorial area right outisde the towns cannot vote for the governing boards , and therefore are not able to vote for those who control the land use planning for their homes and Land . It is the intent of joint planning to allow Chapel Hi L L and Carrboro some control over development in the transition areas near the town (areas in transition from rural to urban uses) while retaiing some control by the County Commissioners over these areas since the Commissioners are the only officials for whom county citizens can vote . OUTLINE OF THE JOINT PLANNING PROCESS FOR THE LAND USE PLAN In August of 1985, the Planning Board Chairs for Chapel Hill and Carrboro met and agreed on an outline for the joint planning process . The outline , as revised in September, includes the major elements given below. I . Plan Development [Background Data) The following outline includes the four major elements of the Land Use Plan development phase , along with the important categories of information to be included with each element . In addition , for each plan element there will be a section which lists the background information pertaining to current status [and projected status where appropriate) for that element , followed by a second section which lists policy issues to be resolved . A third section will give references , and a fourth section will List available maps . 4 A . Natural 'Environment This element addresses the ability of the natural environment t . support development , with particular attention to environments constraints'. 1 . Phys',iographic characteristics ( Land suitability) 2. Water resources 3 . SoiLl suitability for septic tanks B . Infrastructure and Public Services (people given) This element addresses the provision of adequate infrastructure an . services to support development . 1 . Mater and sewer 2. Transportation 3. Other public facilities and public services C. Joint Planning Operating Principles (what people want) This element addresses the question of what the citizens and governing bodies wish the land uses to be . The Joint Planning Operating Principles represent a set of guidelines which encompass only the important policy statements necessary for guiding the formulation of the Land Use Plan . There is not a conflict between the goals and objectives for Orange County and for Chapel Hill , and there has been no attempt to merge the sets of goals and objectives . Instead a smaller List of operating principles is yet to be reviewed and approved. However, a initial list of these principles has been complied, but additions or changes may be made as growth issues and other policy questions are discussed . 1 . Initial List of Joint Planning Operating Principles 2. Possible Additional Joint Planning Operating Principles : Growth Issues D. Sociological Characteristics (existing and ect ro ' characteristics) P J ed This element focuses on selected characteristics in the Joint Planning Area . It addresses the the people the number of people in the area now along with question he next twenty years , and their existing use of the lend . for the 1 . Population 2. Employment 3. Existing Land Use II . Plan Formulation The information and policy decisions derived in development stage will be integrated in the plan formulationestage . 5 A . Land Use Plan Categories and Location Standards A list of Land Use Plan categories has been developed as well as a List of location standards for each of the plan categories . B . Draft Land Use Plan A Joint Planning Area Land Use Plan (text and map) has been formulated by integrating the following elements to allocate land uses and required acreages : natural environment , infrastructure and public services , joint planning operating principles , sociological characteristics , land use plan categories and Location standards . OTHER ELEMENTS IN THE JOINT PLANNING PROCESS I . Zoning Map After the Joint Planning Area Land Use Plan is completed , the next step will be to prepare a zoning map . The details of this process have not been formulated , but the process would involve translating Land use plan categories into zoning categories which specify certain uses at particular densities . II . Development Standards in the Transition Areas The Joint Planning Agreement, specifies that upon completion of the land use plan and zoning map , Orange County shell adopt on the Chapel side of the joint planning area Located within the ten and twenty year transition zones , "that portion . . .of the development standards of the Chapel HiLL side . " A similar provision exists in the Agreement which applies to Carrboro . The Planning Board of Orange County and Chapel Hill Chairs have agreed that development standards should be formulated for the transition areas which are unique for those areas , and not necessarily the same as those for the rest of Orange County or those for Chapel Hill . A good example can be found in the specifications for road standards . There could be a standard for roads in small subdivisions which is for somewhere between a 27 foot paved road with curb and gutter (Chapel Hill standard) and a 18—foot unpaved road (Orange County standard) . Public water and sewer, and paved roads with curb and gutter are characteristic of urban areas , while wells and septic tanks , and roads with no curb and gutter are characteristic of rural areas . The basic question to be decided is what standards are to be applied which prepare an area for annexation without imposing unreasonable burdens on those who wish to develop before public services are available? Work on these standards is to begin soon , subject to review and approval by the planning boards and governing bodies . However , the Land Use Plan should be adopted before the standards are adopted , as specified in the Joint Planning Agreement . 6 ..: DRAFT E. NATURAL ENVIRONMENT . • , „la .01..!..4,,,3,,,4.(. _., -. - ----7 ,,. . - -2.; -.-f,..*■ ;: ''”'•'''4'4.4 #.Aig■10.),2t',Ai,...r4 N.12!}Ati'12,. .,.. •' -%TA, - - '11,!..., ..Lki"%<' -.1-o-- ',--IN,-,7›.LNL"': Ailkitivis .-...,.- Ai' :-,y *...'s r. .; ,.,-'''.ft-. c-;;;NA.,-s,m4.1.-?•. 1 •-:,_ '.1-'. ---.-_,. 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A. • '-- ''-.;.4"+': ,-,•::'. 6..44::.•.."`:•.":''...".".0:,...... :::.e..•::::::::::;::'::*-.,.::;:i.:::' = URBAN ',-6, ' rip , .:4-1-- ./... 1■743..-..:::::-...:;::0....:-s4-:: -,..::. „:::*..:::::-.--3,. ::5;::::::::::-.--x.-.,..:::;:,::::::0: • ....f:g4c....r.e.:f.ff.W....1*...:::::;*.c....: D PtIM RURAL BUFFER . , 11. x , , ..,....,,,,,,,V.::;•:-.1"ele .iiii • 11;!.'4'41 At %IP A--- 11. , '' .......;::::::.1,:f.:4:',..,,,,,.... :f ••". 4 -,:4-,.- ,..'0.11,,,,, ••••••:::*If.:.. .'..... ::::;,;.::::: =I WATERSHED ,,,, , 1,IL 1- .'%,E.1 :-..-.,::........X......f........L...' "111.--•• •. ir CC ire4.- hi--. tv;,..4 !_ '_:.10-,4,;■,:-.f.".::::;'.:.....::::iii;::i.: M October, 1985 f.;i7kt: ., . N',+i-,;. .:,:::,.=iz,i,... . ..,:,"---...::::::: ::::,:s T'..i....,-i...., ..... t.,.: _.„-...atidl E:3:■::::"*::: it la ti,71.-4-.,;„rj-&,,,p,2,.. - Irt-';■.eit et . t:-•,79.?sl...-11114ralr.,11kr1 '.-6'0'4';;s. '''-,* A R`.!; .: ....'...--wf,,S1/4., ,-4.1..4•- P f,;• ' . .::;:::::,:•:-:.. !Pi N. • ...■ --1-7,W1-11- -,. .:::::::.:.,NII, 'r ."1-4•71:t-rf tr1-4, ly: -4 ,,:::::::::::;:i::::;::::,41., itt:1 _'':, .;N-Ii.itt:e-.7.1 jt -itiNif:f .:.,:iiNif:;::::::::::: •:..; . • ...,...:.:.........,.. ..... .......— ... ........ .. ... .............. . ------ lif4.vit-. * ., ,', ' c -;;.ir` T''..„■71 Va.441::IN::.:i...0:41,. ... "L :32 gr.'.:.:.'::."..'4R,IA:-. :r4: ' ,m'!+t.- 14 • 1if,* i'':v.... is ' -:::•:: ..' .::::::::::,:::...' . -.et;r..''''.. "Vi .7r.: 7)4.-11.,4 li 11% .4 tii, 6-0 .• *..•::::::::'''' .3.3.!1/1 ... CHATHAM CO. II II , N A T U R A L E N V I R O N M E N T This element addresses features of the natural environment that affect development: soil types , slopes , waterways and floodplains , vegetation . Some of these natural features act as constraints to growth -- that is , there are areas' where development should not take place or take place at low densities , because of natural features . Natural features can also affect development in a positive way -- indicating areas that are most suitable for development activity . Phys i oaraahi c Features, Physical characteristics of the natural environment are the starting point for preparation of this Land Use Plan . The basic approach is to assess the relative suitability of Land for development as a first step , and then introduce other considerations . Physiographic characteristics considered in the preparation of the Land Use Plan are include topography (degree of slope) , slope orientation ( southern or northern) , existing vegetative cover, and soil stability . Decree of Slope : Slope can affect development intensity. Degree of slope is measured in percentages : number of feet up or down for each horizontal foot . A slope of 45 is a 100% slope. The greater the percentage, the steeper the slope . Slopes have been grouped into three categories : Less than 7 .5%, between 7 .5 and 15%, and greater than 15%. Land with slopes in the first category are most suited for intense development , but constraints can be present (particularly where slopes are Less than one percent and drainage is slow) . Land with slopes above 15% are most difficult to develop due to 'Increased construction costs and the potential for increased erosion and flooding . Such Lands are more suited for conservation and, open space purposes . Slope Orientation : The orientation of ground surfaces with respect to the sun is indicative of relative suitability for solar access . South— facing or southeastern slopes are better suited for such access should be considered relatively more suited for intense development . and Vegetative Cover: Vegetation provides important benefits in urban and rural settings. Principal among them are moderation of winds and storms , flood and erosion reduction , moderation of temperature extremes , and buffering more intensive land uses from less intensive ones . Three categories of vegetative cover have been employed in preparation of the Land Use Plan : wetlands , woodlands , and cleared areas . Cleared areas are most suited for development , while wetlands should be earmarked for preservation . r7 i Ik of 1 i w1kx 1�Y rr I�R►ri'�� :� 1 .} { rJ � Y, t 11r 1; I 1K 7s1 Q l�ata } ;`q +tear, , I+Stfl�* 11 jaro Ow tip 10 Irw A* Ab 1z iol IF �y..§�c.�?.• ,. w—�� �t I!t � �l �1. :9 An MW kiwi �• li k e + r �.}„- I � •1 i`i ir.,� �a11��1� S �1 � � y I '.I1" � l�lJt w'0.. !':' . � .i i 3 + as IMF p y a.raa Rug, P, "Fit" 1t SIB' • r " r � /� �t�QS�.fil• a 3 lip, i i� Lr AIN, 9� i 1W : ': y vR A' -' ! , �* •- .. .. rte.-.-i - y� -may �"i ...'''t f'i :'.'• i. — -tom-4y .» •Lam. _ ... ,,._ . : -,4'. _ •:-4',-.1- '„' - -- - .f""" _ yid_: _- u: ' „>'f�" 1 . - te fi - 7y1r1r �� - .•k i� �/.aa4'4 '/4� - -. - y- im-. , SLOPE t ___,,,..„,e, , :_.., ‘.--,....,,', .,:., ,--4, .,.., ___ ---- ..- _ ' .e JOINT PLANNING AREA '' � �s UNIVERSITY LAKE WATERSHED _ ; y. . ,_. r w . —.7 w t.a. _ - om '. 10 y � m i ��- T '�';' 1,'����r u�.l .s. f �y..,..� ?,�. a: y °r� !I f y �, . ..�� t, l�, `;�,} � ,if i i N'-. �e''r r';J'YQ�S S '��'� ', �yyYY �5,13`x i ' - rl � �� -�s''� Sri r ��, s.;r:�r�... y5 .. 1'�� 1.� .i._! - ���� ..'"f:� �.::":tic�': i ` - _ rf' � .1'II,3�r:r: .l is�k �y4 ['�f -rl �' �•"t�� S iii 2'}�G• .�.� `; r.r..'�'S.-..,. Y11 ,,���,., i�..� �4� ;�f�.`4� �fr l�f�� ej � .+ '�;����4#' �i��kl ! ��3}:,i .,j ' 1 ! 1 `' raj ' �;. �., i� `J..V} � � s ry , , L ! Yom yr�, • �,?' /rI _�f -•� # � l 'J� � ,'� 14r'9rriryf )�J 1p ' � + ar7/!`..�;;,;- �nt�i+i��1� �:,�..,*�� `:. :`4 !' ,��'y � x 3'y�'ifL�!• :+�i7i! "oil_Ofr � rr� '�`ll."�iG/ '•�;a 1 � t�Il �,,1�, �'' �:: 1. �y >< ,h,..11'' f. Irr •.,;' air►. �,y ����' _.� .�►,� .� mom, ..1 i ' � ' '� •� Y ,Y_ 7 r y� ° ( I1 Y , sr !�f !ir`v '1 J�;di f 2. �J� ' / '� } 117 i �'.`.r� +9 f��jl s1��,1,�� ' .y�� f �►" ®ff+!�' S y: t' r!' '• Y ��,..;'t'• r ,{ + `o[�• i:+ "I:,:a `� ;r �'�' l�JI �� ♦1� � ,��r•�.t:hi �,�`'i ! 1��f+wa}Flri1/�I,�'.�;•G>,, . _ .: .��ti�t!i1"� Y� �'• ,pr'': _�rd' F ! 'r of+?� iY,s:,J"+ ' 'r''�'•r.� d �J61�1�it�i✓ '.�:jr.� d/.$qi�i� - i ` i� rr w 1w f;', r ' .a !•�r f i air ' ,;r .41,-...,„v;„„ iivi:,11111 ....,f0,---,.......::A ' Pw 0:4_0?-VirAiiiiII. ' Mrs r . "` �'� v► a tit AlWite 11111L s;�� �:,'..e, .,.:, .:Vrirog- pliv. 4..,i,. .1-16A, /.... =.,.. tiiitt , -1211‘fall ,..sWis-VVZolf tap.:.,-= _Al,t4-‘:..-.-___. -,-.1%.7_!>. ..._ ' - '` �' .; p air `ir;"r��'.a_ � ,_.=+4zr(„ ,,,.....„.. ....„,„ . . ..„ . • ._.,_.l .p s I('..rj� '��rZwu a�12'c� :,�. , ., 5 ;. �IN �=.: .;v ,, 9'`� fir.= .V'• _:,Iz a-�F -7 t o . �',d� ��,+ ',.o'. ar�-_yam __h•,-___ ....__Vklilvt,‘,0---.010341.41011b i , ••'••;•.•,:/••/,:::-;''' ' Lir”-'''.,;-.,•-il. vpit SLOPE ORIENTATION � � . -�-` --- ,.17i.:--. °:•�``. s-in =` ►' -vim- �• ' •©E TO SW --.- --" 4•y - 0 TO NE N , ......ri, JOINT PLANNING AREA UNIVERSITY LAKE WATERSHED ' culprrof � No SLOPE ORIENTATION FIE TO SW MWTONE SCAtE I"- 1000 JOINT PLANNING AREA /rI ►l '� SOUTHERN , f / Tip T J 4 Ia' _: • ft °- i Awl Ul r oil ads 1py viii yy �1 i .I I - \Himilt77-""----tbwe -Wilk 11" } 11411/111t .. - A,Pi.I A a - , Apr l Y--. .. •[r .r. ` a 1 mow, --'-` ' .Rima - ..41 +c '08:..... .p∎.� �e tr r - -'' ,;..e" . a,A.1.47:7121 se w n�ord Aar d�• s •- ` s;;,� • _arA,.Y`., N 0 r*- X1 . 7 - - = tr'- *;'1‘.. -6t. iiiiiirP01-,45:-:77---111r.i.-- ' .;-:, 7'7E4;:ii- V7i,......11.1P 4� i' t+:'_�Y',r►w 3 to tea. , st r. \ _... . VII vrrk-Lig- •„- 4. VEGEfATIMI * .137 I"- ^ as MI CONIRROUS❑oEa M= /FOREST LANDS - ' , ❑MIXED UNIVERSITY LAKE WATERSHED,,. _', ' :'.'W =y w' JOINT PLANNING AREA ,. w LEGEND: . <>. -- .-..1. ..L' Sr^.ICiION"i -- �`�, N ---7 -TO'hNSNIP LINE z-. I 16 1 5:- P VEGETATION = r i F1 CLEARED AREAS [�FOREST LANDS f' r ®WETLANDS • � q I I SC+HE=Y-tD00'JOINT PLANNING PLANNING AREA SOUTHERN TRIANGLE - I _ i n Soil Suitability: Soils provide serious constraints on development , affecting the construction of buildings , streets , and utility Lines . Soils in this area have been evaluated on the basis of wetness , shrink— swell potential , slope, plasticity, and depth to groundrock . Three categories of suitability have been identified based on those characteristics : desirable , marginal , or undesirable for development . One important characteristic of soils is suitability for septic tank absorption fields . In areas where public sewer service is not available, development occurs with use of septic tanks . This characteristic is not relevant for Land use planning in areas where sewer service is expected to be available . It is relevant in areas where service is not expected to be available in the near future . Suitability for development using septic tanks is expressed in terms of constraints: the degree to which soil characteristics constrain use of septic tanks . Categories utilized include slight , moderate, and severe . If the degree of limitation is slight , soils are generally favorable for the specified use and limitations are minor and easily overcome ; if moderate , soil ''properties or site features are unfavorable for the specified use, but limitations can be overcome by special planning and design . If severe , soil properties or site features are so unfavorable or difficult to overcome that major soil reclamation , special design , or intensive maintenance is required . Soils in southeast Orange County are all in either the moderate or severe ,categories . Water Resources Residents of southeast Orange County obtain water from three sources ; groundwater (wells) , rivers , or resevoirs . There are no natural lakes in North Carolina 's Piedmont . Natural water supply is not a constraint in North Carolina . Annual rainfall provides an abundant amount of water, 50 timesI more than one could possibly imagine ever using . The task is to collect , store, treat , and distribute the water . The most reliable source of public water supply for urban use is a reservoir . Until recently , Chapel Hill , Carrboro , and surrounding areas relied exclusively on University Lake for water supply . (In times of drought , water is purchased from neighboring systems . ) That source has been recognized es inadequate for this growing area . Now Cane Creek Reservoir is beginning to be operational , and raw water supply should be adequate for thenext 20 years . The link between land use planning and water resources in the area Lies in protecting water quality by limiting development in key watersheds . Development is currently limited in the University Lake watershed in two ways : Orange County has (1 ) adopted policies against extending sewer Lines into protected watersheds ; and ( 2) established a minimum Lot size requirement of two ( 2) acres in designated Water duality Critical Areas plus impervious surface Limitations throughout the watersheds . 18 Orange County ' s current Land Use Plan has identified possible future reservoir sites to the north of Chapel Hill . The Cane Creek watershed lies to the west of the Joint Planning Area . 19 � 1 I, N r P Zia }/ 1 f , T� � •y� },Tom^' f } +. -.► �, '���Dill��`� ��r r l ','':.. }'►� h� �ie� a.. a f• � � t 1. i_ 1s. _ r _ a r f ,n ` � . _ �F ,, II , mmal +' '� ^'�� `!'� It �,#� " N ! V,111� R I J55��� _ ► [� � �; j era jar p a.1 I ' l 111111 ' + � 1 i. nw 1 � ► �iY� j QI Mi: ;,"fti •r,\ ' .fir" A •i r` -:.c..a-It ;'+ter IA_ jag -141""Allallir - f''‘ 1-.1;t''' ' !9'� j .14.111.11. re ‘r .-Miltriik 11•1/2.11116. 0" - f4-4151 :e: Lr '� 1 x .�4Pwre F }� s�._ . k 4 ( 4- ;` .x' 1 w { 'k --k I'''-'.k:'gr. w% +% ;a, .v-- tom�y ,r;.= ,'•.r *Air w1-4---- i.--1 ior---....7,--;--isik , . s ,.,st, . ....j . Jo Ilriiiiir ., et„,..----,—,...,, Ail 'own lie.40-NV-,,,""' t.. r�1�JL SOIL STABILITY ;"'� �� . :..ri - fQ� o SLIGHT I N 7'•■MODERATE !IMITATIONS • 1 •SEVERE K ! JOINT PLANNING AREA ` \-, -..� UNIVERSITY LAKE WATERSHED - 21 l SOIL STABILITY SLIGHT .MODERATE LIMITATIONS SEVERE i r ''�•' r�! ' a wF !1 . SCALE:V-1000' JOINT PLANNING AREA SOUTHERN TRIANGLE ---- °-- sk.� 6 Ilk ot r 11 mvi 411 4P, It v 14 j! IV t I IrmMa ww" 4A All "1 71 iVi '4-1 T,A, fr. 01 61 j j AN L I SIM I ,1 -11% IN W14 tvr, 1. C T7rr. 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UIT GEMC Tk AN _tivii:::...!• _-,4,77,,,i -41,.. _*,14-..._„, N__.9.2,,,v-t,_:,,,n..,..101N.,i.,.... -,....i, SOIL SAIsILITY liz%.,,,,,,r•- -Ix- .0.,,,,,i,i,:r_f2.,./iiii„,s,,.4,„&cf.,. ..i....314_,-.--.,/,..---7_,.im„,.-:771. -......„. ....-- A' .-- - .--4711;17•?..-- ----w.t:OV-*AtfraftiTtill _...-..it...-5„....--"'"-carr:: . . -""111013.4.:"Ve.... .61•11r.4': ''ir 17-1"‘• ' Il WallieVF :::-- ' • --'4• 11/ .-----"" 14.1t. •i f 11,' ,,i 41 . '. - • p„.._,..,._ ..,...,.....„.„,..... .,.., .• ,,,_...... . filliref,-;(41.1041.71.111ik•Vo,..,' ,r-,:i1.410 N-7..:74,■;-,-7-...':-,-.',:i SS a MEET 51:OPES ettc/.4.....-0-10,1■40,;:.-4113y. -,ler. ii „---111111 ,c.2.,,,,,,,,77,.:,:_:,... —"'`..— • -l'--Ttt...- --. - ' -.La "•-"'"1"kfi/kWaStitt. MAW. ill.Nn•—iiikific Sas SURFACZ BIEDROCK — 1 .-.. _ WS*%CT S011.. UNIVERSITY LAKE WATERSHED -.11-7- 4--,..„[ ' • -WATERSHED i _. , .: (2\\,_ . .--' .•4L i \ .---1 \■_,-- .' JOINT PLANNING AREA i LEGEND: \ \ ,.,,.. .-'------ '''- I EXTRATERRITORIAL JURISDICTIONAL -----_,P---- UNE ...,•-. , N — — "TOWNSHIP LINE mw.. .1 24 J, S, - b�q RAiElGH RU M 1 r kis IM 54 L. MANrvrNO DR a a !` 54 P 5 BUS 501 Q Q r 9YP 501 1 oel H Rp - i i.. le s� SEPTIC TANK CA SOIL SUITABILITY SS :SEVERE SLOPS SA =SIAW ABSORPTION WS =WET SUIT. JOINT PLANNING AREA SOUTHERN TRIANGLE { ;� a I t-',I '. ) );Fo• t) / . ,--)--, ( ., , i N \ S 28 A :' i r I ��`,��"L'� ` "fir- ., Y i �; - t, _ , - i i r r 1 ,/ �,I, , r A. Is t --� `�-44th v- - i 0 _ 1 r- , -, ,' , i him �, / � 1 , ,, , \ , 1 I ,/'K 4i__/ -`_ jam 4 ---P�..,�' �s - I Op ��truer---- r. j �` I 36„,„,,,„ .ir►� O - ..,f4 I er'-- DOW•cor,,, Air loreitii:&*"1 ,.....: lq I ,r , r ,-,,,e, r 40, Oft ' )Ae ?-'N'' I. - L Z 2 ,,, ,..,,e4r-7,-10,'0,, • ,, 4 , 1 ti'l---':/d. 0 4 IF ,,,, ts to. ,..,-.4 _a., - ilifikt ....id U 1 r Jl///I• I/.7 R W r . ,,,,\01A1 IT°I ra. 1 CD le' AeiitIP"." - 1 --Iirium;-- -'1.-.- Z e^. , I . + �.-, 1, I,. :- .1:.9,1:# 0 l EXISTING AND POTENTIAL RESEFfi/OIRi„.. SITES & WATE.RSHFEDS . 4 EXISTING RE .._—_. ,, -ED SCALE: r ate• I A 1201.7- RESERVOIR /i wares spy,,,,,,T e°4: a°a MAY as "Ammo,e.ewraw en n.Lro ow. J EXIfffINQ AND PUrRVIAL RESERVOIR SITES - ORANOE COURrY RE.SERVOTR SAFE YIEWI 20 DPMNAOE STOWE VOLUM- SITE NAME (mgd) 'AREA (SQ. M. (AC-FT) HEFFMCE Existing Reservoirs - Cape Fear Basin 1. University take 3.0 30.5 2147 (T) 2. American Stove Quarry 2.0 N.A. 614 (f) 3. Lake Michael 0.5 2.7 613 (e) Potential Reservoirs - Cape I?ear Basin 4. University take (Raiee Dam) 10.0 30.5 2147 (c) 5. Cane Creek 10.0 31.5 510 (a) 6. New dope Creek A 4.9 9.8 5131 (a) (b) 7. Price Creek 2.9 N,A. N.A. (a) "0. Bolin Creek 2.5 0t `'9. Mill Creek B 1.8 6. T 390 (b) j� 10. Piney Mountain Creels 1.0 3.4 390 (b) 11. Nevile Creek 0.7 N.A. N.A. (a) 12. Morgan Creek 0.4 N.A. N.A. (a) Existing Reservoirs - Neuse Basin 13. Lake Oranfe 2.5 10 1504 (a) 14. Lake Ben Johnson 1.6. 65 90 (a) 15. Corporation Lake 1.3 42 92 (a) Potential Reservoir Sites - Neuse Basin . 16. Seven Mile Creek 6.3 13.1 6800 (b) (d) 17. North Fork Little River A 4.2 22.8 1350 (b) (d) 18. South Fbrk Little River A 4.1 22.8 1350 (b) (d) 19. South Fork Little River 8 3.2 11.1 1440 (b) (d) 20. tiro Ikst Tbrk C 2.9 _ _ N.A. N.A. (a) 21. Stoney Creek 2.9 10.b 1230 (b) (d) 22. Buckwater Creek 2.3 8.0 930 (b) (d) i EXISTING A11D P011'!HrIAL RESERVOIR SITES — ORANGE COUNry RESERVOIR SAFE, YIELD 20 DRAINAGE STORAGE VOLUME, sriE NAME ( ) AR1;A sR. MI.) (AC-FT) FEFERENCE 24. McUowan Creek 1,-$ _ 750 Forest-Greek--- - -l.11 -- - --, - - - b (d)----- 26. Strouds Creek 1.3 '� 60U (b) (d) 27. Lower Lake Orange 1.1 600 26. (a) 28. North Pork Little River C 1.0 N.A.Nn N.A. (a) 29. Quarry Creek 1,0 .: 1.0 X150 (b) (d) 30. Cates Creek 0.9 3.7 390 (b) (d) 552 (b) (d) 31. Ebo West l+ovk A 0.7 "*A* , 32. Rocky Run 0.6 2,6 N300 (a) (d) 33. flro West Ibr'k D 0.4 N.A. N.A. (a) 31 1. ,Eno X 0.4 N N.A• N.A. (a) c References (a) Research Triangle Development Guide; Research Wlangle Regional Planning Conerdssion, 1969, (b) The Potentials for Outdoor Recreation Development, Orange County, N.0,; 1971, (c) Report: to the University of Horth Carolina on Water Supply for Chapel Hill,, H^, Hazen and Sawyer, 1969, (d) Economic Analysis of Water Supply Alternatives for the Area of Chapel Bills NoC., AMW Corps of Bagineers, 1979, (e) Personal communication.. Mr. Arthur Mouberry, Office of Water Resources, Department of Natural Resources and Community Development, State of North Carolina March, 1980. (f) Draft Flnirtronmrental Impact Statement Orange Water and Sewer Authority Cane Creek Water Supply Reservoir, U.S. Anita Corps of Mgineers, Lyou DRAFT Iii• INFRASTRUCTURE AND PUBLIC SERVICES \ AsMI Ilb drell%?;-!•::flis,,immi ., -- ,-. _ 40-,101,171'41,;■„21:71_, ;-?:.-;• . • „... • :1, ..,m,- ,,,t % ,-07.4,,,,-...,,i'v.‘;',;;;,.1',-,•^Ni .-...."..4 Lir .. . i.-" ,Ssii... .,;.-•:: -- "m4.,,,,,nr.VD-C9,%;;;:ti.t),„:-Z.,',..-71,16.-47;,-..712 r„, - 1"ArA--:-'7-'',1: 64".ji';t-'7C"va''.5`^*":: ° '"•••....--T'V.titT- ')-'.:-.4 ,..n., -4, -.54r4.. i.g ;.‘r,107 ._._,I,:.,1 '.:41i:4;:`,;13 ,7Y-1.!:.57 1 ':..•77,„ , ' -'-'''■o;-'1'1.'44.;',..--,i;-° . ' 40,3. ";-,737,,. 17.;\-.--,,,,-,`;71,ts::1,.. ;-.1Nov.-,,k,,..i.•I'itS,;'n.^11,-,N..1',..i.:.••2,-*%..., 4 :S1".n. --.x..:,,,,-, - '1S'k'''s-'1.' ?•,,3,;P.r-rri4.,rr‘: ''4-.'fr'‘''44., -A' 4 "T4-4),'"-i:41`41.- 14'44 ,r ,,:■,..,:s...- 'ti,.' - 7.4.1'.-;',a,.405,..er‘ '1,-•""bil..,'1-!'■ . ' _ ,z,„-- •-, -,,_.1 .--•'N.s.',„,-, ,,I-N:,,,--11° ,...,:.;41•2,71. -irA,,-.‘- .--, ,!. ,.7.-J- Isol-,. 4- `A---1,--'7•...:,,n , .-:1.T.-:;,‘:,,•...,v,7,-,,,4".:1,'''...,..'-`1„;,,:i4.7"1...7,77,.-..":,--",;44.1°:.,...'Ni.,:qt.,...;.i) .1*:"... ...:: ;ikilsfiA.-::::::',::::' Legend: -, -- .. ::%. - = ---.3,w-,•., .-..--,,....k-.)..$4. -... •.4• ••,::: e. • :3::::::::::::::::::::::::::::::::::::::::::::::::. 1000000 -,.--.. 3 -,-.„..,••:,.z.,-01.7.,.: •„7,71,4.,-17‘ft—,....,,-41.7„......,.,-1-:::%-,.:,le:-::::•::.*:,:P.....:••• ' • .::::•:•::.::.-:-::.::::'::::.:1;;:-<:-.....:::::-:.:'? ,1*--4,k,444',z4.1 '-'-';‘•;,.„.,,-..s.;•-,,, '-;:-.;::•.t•-.44.•,s.::;•?. .:::;....-x -...:??...*:::::•:::::..:::::::,:k. :::::::x*:::,..::::::::::::::::::::: - URBAN , , ,._,i . 4, .....-r.7--.....--,1,.,...,1----1.44-14:-....:41:4•11..;..4;•:..:::$-::::::e.O. . y 4t.C,:■,.›......_ . ',-.,,,,,_.?..4,....,.. ....).9,0.:1■,i;19.0.9*,1...- .1.1(C..?::,.:::::::'::::4:ti: .%:,,N‘thSV ., , ki,....,-1):.}-...- -:-.;::./;.f.'.......5.......111:,',....,....'..•.:::■A';,.... . ......-:::..ZE:::;:;:::::::?Nke:::: TRANSITION -ifv. ,..,_-94-11: ,,, ..•.2,,3,-_.,;_-,:= . .::::....:_::::::::-..1,...:::_::::.:...:5:::,.:,:.:.:::,::::::::::::::_ ,,._,;.),..„-; _.---1„.:r.,., ,, .:-.-,-;-:::::.v::::::::::;::_:::/.....:::::::i::::::::::: ..e lx 1:::::::::::::::::::% ..:::::EO/P PM9. RURAL BUFFER ii,:t.L.„,,vv. --, - _4,..1. • • , moon t., • , , _„,,,)PI_i a 7,,• tekR:glf,',11'11::i-••■'4%'.4".1k r1".' ''::'::;.:k.:,•:::. ...g.C.;:::: '::::::::''''',r .., • El WATERSHED =.111%...i•••4%.,1,..-, 1.4...417-4-h Scril..,;\..;:•;:-....::::::-.4 ;::: OS' 443 1434'1*N-4/ 'I, !-41',1 44- Ill•F' ::::E;;:i.. .Ll•,..., AI. , 1%! :-,N.-, ' . .:...-:.::::- if.:- -.". - 1.,` ‘r‘ iiiii.;,.. CHAP, 4• ?*''::: C) October, 1985 k ,.... •7 -7, V..,,i, - .' ..... .---.% 1 4W177::it:41,Pi 11-i4rf-'-31;71'.• --• ''.1 tv:H.f.:14:13-_41.„11,,,:: *4-`f-i-b.'f:47."' ,..,.. ;•74' "firtf*i.!--i.c4.,--:-.1`.:•,174.4.;:ti i AR ..,,, . i.... •_.• . .. .. .. •••••....,....•.•.- :::,::,...,.....,.... .. cci....t4i*,;-,1114, , .. L.,....45., .. ...::::gi :.:inii:::i4,:ii ...:::::::::.. :::::::::...:::"•1..1.-,._,-'_,L",'L'."'': , ,..,,,.6, .•::::::,::::::::::::::::::::::::„::::::„::,:: :::,:i ,...,,,... .................„:„.,.:::::::„.„,, I a,1...„.11.2,411kt• :,••V',/,,5'".I4,,li i ,,,,...,i',::::..;: g:::02: :,:7,47 ii.a„,3-4:::.:i:::::;:;:::::.:. Fo.:::::.:::::::::::::::::?%,..--::•,'„,,,--▪,:i• r.-. 1 i_ ;■1' -'' II.'j''' "r!' , :4,- .r -7,f1-:.:-.::::-- -:-.4-0.,- ---;- J. 7'.' CHATHAM Co CO. • III . INFRASTRUCTURE AND PUBLIC SERVICES This element addresses the public improvements that have been made to southeastern Orange County and which allow and support urban development patterns . Without public water and sewer service, good roads and other necessary public faci li ti es , urban development is not possible . These components of the public support system , "infrastructure , " will be discussed below: Existing conditions are also described, along with observations about possibilities for further improvement or expansion . Observations are also provided about how the status of these systems affects future growth and development patterns . Wqter an Sewer 'Isag,es In The Joint Plannin° Area The availability of public water and sewer service is the major determinant of growth patterns . In areas where water and sewer are available, development is possible . The form and intensity of' development is then governed by p lens, policies , and ordinances . In areas where water and sewer are not available, development occurs as subdivisions on ,Large Lots with wells and septic tanks , by using small package treatment plants or it does not occur at all . Soi Ls in Chapel Hill , Carrboro and the Joint Planning Area are poor l suited for use of septic tanks . In most areas , an acre or more of land is required in order for a single—family house to safely use a septic tank . There are many instances of malfunctioning septic systems in the area . Maps were presented in the preceding section which identified areas with soilslmore or Lass suitable for septic tanks . The Orange Water and Sewer Authority (OWASA) provides water and sewer service to Chapel Hill , Carrboro , and surrounding unincorporated areas , The components of OWASA 's system are: — Raw water supply (University Lake , Cane Creek Reservoir) — Water Treatment Plant — Tanks for storage of treated water -- Distribution system (water Lines) — Sewage collection system (sewer lines) — Wastewater treatment plant . It should be noted that , until the recent availability of the interim Cane Creek impoundment , raw water supply was the most constraining component of this system . Although the raw water supply has been increased by the interim impoundment , inter—basin transfers from Hillsborough must be made during drought situations . When the permanent Cane Creek impoundment is completed , an adequate raw water supply will be avai lab Le . ALL other components of the system have excess capacity . The water treatment plant located in Carrboro on Jones Ferry Road has a treatment capacity of 10.0 MGD [million gallons per day) . The average daily C111 ! —........"-'.. 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LAKE !•• s•.;;; ,•• -,, • %'-":0;:;;;*;:a ,_„J„„...mi: ''•::$ :* ,..:;i:*.'40::•:•-b&:::!::: • )„, ' ,, '-.,:fF2::.,,zig.Mu::.,•* ...v.:,:,.m::::::?.: .,,:i:1 :$:,-...:Kiw,,,,,:,•tr•-•:.,7..ii.:'•1 -vi,,,:::‘,,•'i*,:r.1,-->r; *,,,,,k01.0,. :lk••;•,...1 :,:i?',:rq.We.:...:Iti ■, 1 1M..1•:.::•'''::'''. i:NR4*•: ::::V •,' :?.,;$1,,lif:* 1 / , • ,p.:0:::,..:,.:•#:: :,' '' 'iel'il'••••14';'-f-4• 7R414GE cot:Ivry MivOt,- ,t••;...:." ...,....-..::::.,..• ! .... ... -• •N•y1; 7•NU .,• ''■ :if, .. ...... - --'‘ .:..,...,..,.....,. , . : :.'r 44)li „.., r.,,,.:.:..0 ; t,,,, , •-i.,:?:',,,,,,:: ,A1 : -, 4-,:. 1 '-.,., :„::.,. 45, .\ ''''.•- /...0 .. '; qr p _ Q 4. -• ezr , .,• / ,../ „.,..------- \ \ l ...._ , N... : I . \ , / • :-Ab CORPORATE Limas 4 PRESENT WATER SERVICE AREA Mil.! !!iii --". 0scatt:in°1m3iles 2 EXISTING WATER SYSTEM --- ORANGE WATER AND SEWER AUTHORITY HAZEN AND SAWYER, c. H WATER SERVICE AREA Engineers •-) . . i - s 1 ,? 1 0••••. , • .* •....•..•''.' .•o m 1°el.. .-:.:2.•:-:-:.:.:-:,: --•• • A•i— - • t........"*■. """ +-- ...... ..... • gi7E • I.•:.:::::::::::::*.::::::: 4,4.. 0 8 !•::::::::::•:::•:-:•:•:. .......... . ........ ,.., ••••- ,A0P et._ I --:•-::•.::::::::: c ir itli•f DURHA ..:- NEW HOPE \ .1 i •_:.: •• 1 . IN. ob-ft. CREEK 4 sioz -..% ...._.___ ..„.. .....::: .'s ■ .•.. •... % aa • % HAPEI4wa,:. i .. • 10 . •••• .... , ,--1..1'• st f: V.6:4Va:- • • NigogleYs ttz.. .,rsass&.4...0:;-,A,:y •-:::::::::::::::::::.::::::::: • . • . •7,,..45:4::,.,. :.--'s:,;-.„,.•40.V--. : ::::.::4:41'..*?-::::--1.::.0 ...-- --- --:-:.:.:.-:-:.:...:-.---...-J • . ,,m,:,:,: ,•,.-A::::-.]::::::::::k:-*,,:::: ::-:?.:::. ::-.. .;-.'..r.:::-. ....-.-..-.:. ,z-i.-4 -,::::::::-.::::.m. .."1,? .... • . • . ..4:,,Q1:::::::::::::MOM.41 ::.. :'.::;:i.geg:::.1 •.:.:-.-.:...-:,:-.......t..-X..... 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'':A:N.:::4.:::::!-.•...:1-.-..,.-.-.:-...y.., '..„•,:.:.....-.:.-••- . ..,:.:.:.::.:::.-7:-.-..;-..:. l . ••:.......: :: :'::,-,.,.t::4,‘•,'-"'" I-,.:, ..,,,--,-,,, ..: ".-...--......,:.....00. ......-........ / - -,:.,40-0,-.-;i4i-,:;,,--Na -•-..-.N,;..V....--.'.".. ...,..::::.::::!..s ,'.:...:`,:,,,,. •■ ,----.. • •V. .-.•fig II: • • ,.. ...,,,,.,,., , -s.......:,.....1„::::..;::;:ftii, ... ... ' 1 -4, ( 1 • . :::i;P :.:.:4:*::''-::::•''' ' " . .,,]-; :•001::;;,%,..\,,, ; • ft,,. ;;'. .i .•,...::',- .: ..:;U, -,,,-. .,...,, :.':.i; .-ki/41•■:- ":•: ?.., ..-:4; ,:. k._ , • • UNIVERSITY, .■%**-.-1-:!• EEK- ,'.::::. ..:7-...i..!:,-.::.. ..,..t..:':::•;:',-.1-,......,,'...:1:,,,::::::::-:-::;:. --- :-'•:-,:.:1:...:!...t. 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I / -P CORPORATE LIMITS 0 1 2 4 PRESENT SANITARYNITSAERWyERSESWEREVRICSEYSATREEMA scale in miles _..._-E.,.::-::','--,0'.::::.::::', EXISTING SA OHO. • DRAINAGE BASIN BOUNDARY 0 MM... ORANGE WATER AND SEWER AUTHORITY HAZEN AND SAWYER, P.C. Tr/ 32 SEWER SERVICE AREA Engineeita r_•-.1•LA • consumption is 6 .0 MGD , while the population served is approximately 52,000 persons . The Mason Farm waste treatment plant serves the Chapel Hill—Carrboro area and has a treatment capacity of 8 .0 MGD [million gallons per day] . The population served by the plant is 45 ,000 and the average daily wastewater load is 5 .2 MGD . OWASA has defined its current service area -- areas with water and sewer Lines in place , or areas where extension of existing Lines can be easily accommodated . OWASA has also delineated tentative future service areas -- where lines might be extended in the future , but at considerable expense . In Looking at possibilities for water and sewer extensions , it is important to look at drainage basins . There are four mein drainage basins in the Chapel Hill/Carrboro area : — Bolin Creek Basin ., containing developed and developing areas to the northwest and east of Chapel Hill and North of Carrboro . — Lower Mogan C_ceejs Bgsjn._ containing newly developing areas to the south . — University Lake Basin . containing undeveloped or sparsely developed areas west of Carrboro . — Nevi Hope Creek Basin ., containing developing areas to the north Bolin Creek and Lower Morgan Creek basins can all be served , ultimately , by a gravity sewer collection system that will feed into OWASA 's existing wastewater treatment facility . Sewer lines have not been extended into University Lake Basin , and Orange County , Chapel Hill and Carrboro have committed to keeping this basin sparsely developed in order to protect the area 's water supply (University Lake) . Significant questions are being posed, however , about whether or not sewer service should be extended into the New Hope Creek basin to the north , since substantial portions of Duke Forest are Located there . Extensive development in that basin may upset the research and educational aspects of that facility . Maps of these basins and existing land use shows that there is a great deal of undeveloped land in the Bolin Creek basin , most of it northwest of Chapel Hill and north of Carrboro , remaining and considerable undeveloped land in the Lower Morgan Creek Basin to the south . These are all areas that can be served by gravity sewer systems . The New Hope Creek basin cannot easily be served , since it is "over the ridge" from the existing wastewater collection system and treatment plant . Alternative means of providing wastewater collection , treatment and disposal services in the New Hope Creek basin are: — Major pump station and force main — Limited number of smaller , interim pump stations — Construction of a new wastewater treatment facility — Series of private package treatment facilities — Individual on—site wastewater disposal systems rDnppo ri;at j 4n, 33 The Chapel Hill — Carrboro Thoroughfare Plan describes the basic network of roads that is intended to serve the urban area . It identifies existing streets and roads that are to serve as major and minor thoroughfares , and calls for the construction of new roads to complete the system . The plan covers an area extending from University Lake o the west to Farrington Road in Durham County on the east . 1-40 form the boundary on the north , and Lystra Road in Chatham County is th southern boundary . Major features of the plan include 1-40 and circumferential outer loop system which connects existing segments o Weaver Dairy Road , Homestead Road , Old Fayetteville Road, Parker Road , and Pope Road . The Land Use Plan will utilize this road network as th basis of the transportation system serving southeastern Orange County . The Thoroughfare Plan classifies roads into three general categories : local streets, collector streets , and thoroughfares . The primary purpos of local streets is to provide access to adjacent property . Collecto streets serve both traffic and access purposes . The primary function o thoroughfares isl traffic movement . One of the key transportation issues not addressed in the Thoroughfar Plan is the design of collector streets — those streets that provid access between developed areas and thoroughfares . When new tracts g into development, an increasingly common conflict is the desire t protect existing neighborhoods from increased traffic volumes . Thi clashes with the'', desire for an integrated , efficient network of road that link neighboring areas . A collector roads plan will not be component of this Land Use Plan . Rather, statements of policy , in th form of goats and objectives in the text of the Land Use Plan , can b expected to influence new development on a site—by—site basis . A constraint on , transportation planning is funding sources . Major an minor thoroughfares that support urban development are State roads These roads are built , maintained, and improved by the North Carolin Department of Transportation . The State determines when and wher improvements will be made . Thus , the local governments involved i preparation of this Land Use Plan have less control over major roa improvements than any other public facility . Another key transportation matter is public transit service . Th Thoroughfare Plan and the current zoning atlas work together t encourage increased densities along major arterial routes in the Chape Hill—Carrboro area . Increased densities make transit service mor economical and feasible . This is a key concern in light of possibt future federal reductions in transit subsidies . This concept is one o the factors to be considered in drawing a new Land Use Plan an specifying development densities . Other Public Facilities Community facilities in an urban setting are the responsibility of loca government . In Chapel Hill and Carrboro community facilities have bee put into four categories : — Leisure Activities : Open Space Recreation 34 - 1...40: **li- ..., :::: . ••••••••:•::.:.:.:.: , ,•,., -. -,y .,. ••.'7":... , -4'-,-,'........." e' ''''•:,''t '.k..,;;;;;,;•',..',$ ••‘. •,...2:'.. '' ' 14:- :-..:: .,. . 1:'.., 4-••••^/::', ,, ' ,;..,r4q..-!..., ''''''',.. . '''ji.r.:Pc''..1. ...1.:.,.:A,-; /Or •-,:- DAM* 'k: -.,,-_`,.. ,... 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',''. • ;*-t4,:f2-,>..;,... .--4?-4?..4,:i -'•-• —, :7*.;:.;::::::::::::::t:::.:::::-. .:: ::• • . -.',-,...:z..24.,.. 4-•*.;.4..,,e;:g ',-7.••.'Ar'.:::0 li,'• ..:-.;,........4f-7,,-,.., ,--".;':,--$,-1:-.,Ti.., ,:*•7:.:47;.t.-:-.5:10.,,..,',.,...1 :::::::::::::::::::::::::: :::.... :::: •-•',"-.,--,;•-,IN," :::::::::::::::: :::::::::.:.:::::: .:.:.; . ,.-..':',.e-,..,":‘:•'•.-tt.t.,,,,4I, ":Air :,.,.x,', - :,-,-,::14,.4••••.,,,,:..,.......:,,,,;:;-94F,tett..4, • :;-7--- .....-A" '• ' -' '':3:::::' 4.•";..,•';'.,•,•'. ..'..1,„y . ,ro-?. -' , >"., -.11..,,,c.:4,-, ,'. :', :`-'.1,ev,.-,, .F• ., - CP4ATSM , CHAPEL H1LL/CARRBORC _ r• - ,...0 47 THOROUGHFARE PLAN CIP i CI • J. 111MIAMMINI: lb. _.•10 a,'" Z effi:1:11:11 ••• ft r • Illrrr9O=MI=. 14 06, ooe. 11112==.1=1- .004. n s .11111111111111=11..111M1' e, LvfervIP• •S ADOPTED BY DATE Chapel Hill 4-24-84 Carrboro 1-31-84 NCDOT 9-10-84 it Library — Public Safety : Police Fire Animal Control Emergency Preparedness — Transportation : Bikeways Parking Sidewalks Streets Public Transportation — General' Municipal Administration and Support Cemeteries Maintenance and Operations Solid Waste Storm Drainage Water , sewer, and roads have been discussed above . All have direct a d significant impacts on Land use planning . Of the remaining faciliti - s listed here , most are not items to be considered in preparation of a land Use Plan . Most are site—specific projects , to be planned as pa t of the Capital Improvements Program (CIP) , required of new developme t on a case—by—case basis or addressed in general policy statements . The exceptions are in the area of public safety , and open space a d recreation . Response times for police, fire, and emergency medic = l services are Critical . Given the locations of current faciLitie significant urban development begins occurring outside the areas if acceptable response time , major public safety questions arise . Such a situation currently exists to the south of Chapel Hill , whe e development is occurring at the outer Limits of the acceptable respon = e area of existing fire stations . A new fire station south of Chapel Hi L is an item in the CIP , but construction is years away . The Land U:e Plan should consider the timing of new development along with the tim =d expansion of public safety facilities in order to avoid compounding su .h problem areas . Both Chapel Hill and Carrboro have active recreation programs and he e provided a variety concentrated on "programs to date but is contemplating parks and open space facilities for its residents . Oranse County has a more active role in the acquisition and development of pa k facilities . Recently Chapel Hill has given particular emphasis to the development of a park system lilnked by a series of greenways . With the presence of numerous drainage tributaries and environmental constraints ( flood plains and steep slope areas) adjacent thereto in the Joint Planning Area , a greenway system connecting neighborhood and community parks should be incorporated into the Land Use Plan . Such a system woul. provide the framework for other urban development and insure th provision and preservation of natural areas for future residents t. enjoy . 36 DRAFT It SOCIOLOGICAL CHARACTERISTICS . __ _.. . . , . , . ,,,T.,,,f,...:...:i.„.. ",',7'.."77, • . ., - '.7e):, A.,••• . ..t.s,r-,,,:, . 41147. 17,i li., ....1„,, ,I.. ....,7„,, .15.,. t9:7:,„,,t .:,;70*-1. '--- ; ;:-...idy,.fipri,..,,,-0 ,-. iz,-W-3.4.-5•44-,,8. Al.,e.•c•':' ' •• ^.,-.6..'" l'•'• -'c;,-- •...4'4.4,''.;i .'"4: '-CSC,-.7,7'.' • 7(...i.4i,'' 0.•• •-me- ,•' •-•,'' - ' ..-''*." ''''..'"c'.-'5.,i7ti.74■:,*,1^:" .--'1 :- , '/,447V$‘24as 4,;371, -.'' .:-.2'.- 4;7 ,9,pri:,.'seitP,.:.,. ,46,,ni.„'^IIVANiZ-4/71.1r.ig N...k-'3.''.'i':-..-."■."`--•'1 ... 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'4,..,::::.*::::::, •,5 .*:x.....''-:..-,:::::::.:.:.: 0 1.—'tt.i ' - -'--."Fi-,....!--;.;".:::.*:::::',::":;:4'.'.."...V'i%•••::::::;::. :.::::;:.. • • :....K.:.,.. ,v,, TRANSITION ..„.2., ,..., .... . ...,...9,,.....- ....,.........?..... ..........,......, . ..,: i , ''.''.A.• :*:-.•••:.?..."--.--;.4.:::-:•-•:-.4:-A*-:- . agi".;:;:.-:.:. -:::; :::::;:::::::•••••'-'7‘ [12 ,j RURAL BUFFER 1=',?4';44.t.1.4,,,':,'.._ --'-A-- ',-: . ..-:::•?.?.:..-:.:',.:,..•:::::':......-:::...... riiii.,, • t.-cl'• ... IP-7.f..4*-1-..._<sci.;.,-'-ir ,..i.,,,, i : :::.....:::::::::::-;:-m:•?..:1:1';:: .., =I WATERSHED t,-,;;; _:.1.1.41-.1„i'Vaii-7,:.,..‘c"-......'::-.\-•:,:::w•"/... —ay. °I , october, 1985 4:.:1-:,k_l - 3:‘,.-7.kt"..:.:1,- ....4At ILI" CHAP •.,._:.,,...:,...,...,.,,..... _ .:::::- 1 IriciAtifro7,1. .7•T!7, i5:'I.,ti.:4, ?Mt'll'•••,.„ 14°11-** '''714 1•:c::: AR 1,!' •: "CI J::::2,1,:eil,: .4..11r-tri'l.VO.,i; • .4....4:4:.s.... ■ 1.4.4. '' ... n7 P.',H.' --j...k::::E.E. E:;:ii.:;::■,,,, -,-:,:41. „, .• i.c.,1 _.,i.-..i. til,1%; i ..):•-1-,..iirE:::::::::::::::?.•.11S- c.;..&.ti. , •„in,„,„-:,.. ,.. , -•:.i :3i:..7i:,my.:::;:;::E:::::::..,.... ., ..::: ._.,.. . ..... ...................- ..i .........•-•..,..•-• .,.............. ,:z..,,,,ts,,.„i 01,„ ,...; . ,, , .,.._ . ,.;;::::i:i:::,.;:::,:,..iti::::E.**i.i.: :::::::.: •,. ,_::::::.:.:::::::::::::.:.?:,:, s.42:7,21,Tiv:...1,1,,, : ...,4.1, , ,, . ...-::::::::::,::::::Att•.-.::::::::,..,...ii:;:::Eilag:M.:::: :-.. ..-_,--=,...-a, 0 _ ,..•17, -0.- r..;Ys,• . :::::::::::.: ilif::: ::::::i:::_,..-::::::,:::::::4,.:,,:::...,:, r& ,.3v-- ..:44,*if ..pi; .* ft,i. ,0•.' ,, ;;;;;; T,:::::::::::;:; ::::-...:*.''''..!%Ti-.0.7-r. -;' .1141,H',.I.t.441i74• ' - 7'4- k:"s:''-::ME.-II''''':". = -7.4,7-k 1*.J.::4:, •,ri . II kk 1 , •..:::;:::::.. ..,3,!-,,•4 •■ -nry:::),), .. r_ s -- ,•. . tg ; ' ..,,,,it:,17j:''t --•-''1 •"r. • CHATHAM CO. IV. SOCIOLOGICAL CHARACTERISTICS This element addresses three sociological components of Land use : th = patterns and spatial relationships that currently make up the built environment (existing Land use] , the demographics of the current and expected population (population projections) , and estimates of future employment opportunities that will fuel population growth (employment projections) . Existing Land Use A field survey of all existing land use in the urban area was completed as of January , 1985 . Attached is a tabulation of acreages . Note that the area by the survey includes a l l of Chapel Hill and its Planning Area , all of Carrboro and its Planning Area , and the Joint Planning Area surrounding these two municipalities . It is an area almost exactly coterminus with Chapel Hill Township . The current population of the area is approximately 52,000 people . The tabulation shows that the size of the urban area is just over 58 ,000 acres , and that ,forty percent of the area is currently undeveloped . "Undeveloped" means not actively cultivated as agriculture, not built upon ( except at densities of one dwelling unit per five or more acres) end not publicly, owned . The definition of "undeveloped" includes all Land that is not 1 now, but could conceivably be developed to urban densities . The next most frequent Land use is open space (18,654 acres) comprised of agriculture, forest and recreation Lands . The next most frequent Land use is residential use (7 ,251 acres) . About 12.5% of the Land, in the study area is used for residential purposes . Of that amount , almost all residential acreage is developed at Low densities ( five for fewer dwelling units per acre) . Service uses (business , professional , educational) occupy 4,504 acres or eight percent of the Planning Area . Pooulatio Estimates For The Joint Pleating Area; A series of preliminary projections of the full—time resident population in the Joint Planning Study Area has been developed for the period 1985 to 2000 . In reality, these projections are for Chapel Hill Township (which makes up the bulk of the study area) . There are based on a study of historical patterns and trends of population change in Orange County , Chapel Hill Town and Township , and Carrboro . They will be used to develop different ' scenarios illustration how new residents might Locate themselves in thei Chapel Hill — Carrboro urban area , given particular natural and man—made constraints , and how Land uses and existing infrastructure would change as a result . Three series of ( projections have been developed , the differences being the estimated rates of net migration into the study area ( township) . The medium migration series is illustrated below. 1R StJNNARY OF EXISTING LAND USE: SOUTHEAST ORANGE URBAN AREA r 1 LAND USE CATEGORY 41 OF ACRES Total f { Urban (,WA) (Municipal) f f {. Residential 7,251 ( ( 3,565) E (3,686) Service I f - Professional 4,504 - (46 9) (4,035) - Business - Institutional ! f - Repair - School f { - Protective f i - Church/Cemetery f = I - •Utility f f - Landfill Trade - Retail 340 (53) (287) - Wholesale - Distribution Production 340 ()78) (94) Open Space 18, 654 (16 ,259) (2,395) - Recreational - Agricultural - Forestry Other 2 ,634 (2 ,634) Undeveloped 24,637 (15,512 (9,125) *************************** *********** ****** ** ************** TOTAL 58,292 (38,670)) (19,622) 39 v!�N CRAW ;I. 11 n.:,. 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M MI SPACES 1110Liiitimin--/ multilz-47 It•mum itro A-ACCIPILIVRAL F•RIRESTIT •401_ID UNUSED LAND cu E r.war JOINT PLANNING AREA LEGDVD: 'IC) -ExTRATERRITORIAL JURISDICTIONAL UNE N --TOWNSHIP UNE mmmis WO MP 41 \© i� rn I;�t 1` rD •a��w .r>l'•'!"• I Fy�k'A LM wim 1 �� •�`:rL'� '� i�� `41u;`ir7 S 1:=a��,:,- ti" �,k�-�.i f41.r��f'���� 1 I I � � �• ��� r a, '�7r� _\� � Bl�,l,,:rf�r$`��,I'��I'pa�.`�A'� �i�f�t5'I,.'S'•i' Ji,` I � � ■ i7'C��• +J114F !ry 1'I:7f1 y�fp'`a•Fll(t� t'�4�t1�,`r`�k},r r4.,' 4 � � lwi 4,• '�',i. '�.71■ ■�.: it.l ill'.. } Summary of Findings Substantial growth is foreseen in Orange County , Chapel Hill Township , and the Towns of Chapel Hill and Carrboro . The 1980 population of Chapel Hill was 32,500 ; Carrboro was 8 ,118 Orange County was 77 , 055 . The projections (with a moderate migration assumption) indicate a year 2000 population for Chapel HILL of about 59 ,000 for Carrboro 13 ,788 and 120 ,000 for Orange County . A table summarizing these projections follows . SUMMARY OF POPULATION PROJECTIONS FOR ORANGE COUNTY, CHAPEL HILL TOWNSHIP , AND THE TOWNS OF CHAPEL HILL AND CARRBORO 1980 — 2000 Year Orange County Chapel, Hill Townsbjp Chapel Hill Carrboro 1980 77,055 54,128 32,472 8,8118 1985 88 ,197 61 ,415 35,837 9 ,307 1990 99 ,652 70,187 44,494 10 ,757 1995 109,078 77 ,620 50,314 12, 299 2000 121 , 253 86 ,973 58 ,640 13 ,788 43 Esti ate 0 otl m en n The Jo ' n PL n 'n A a Area planning staffs are in the process of estimating future area employment for the revised Regional Transportation Plan . These estimates are developed by comparing current population estimates from the Office of State Budget and Management to current employment figures , and then projecting total employment for areas of the County (broken up into traffic zones) based on estimated future land use patterns and population . This technique provides an indication of how the Local employment market could change given some basic assumptions about how and where the majority of area residents will be working by the year 2000 . haracter Of The' Loca L Eg Loymen_t_Mar Chapel Hill , Carrboro and Orange County are part of the Triangle J Region of the state, better known as the Research Triangle . This six— county area is characterized as having a consistently high rate of growth in employment opportunity compared to its rate of population growth . This translates into a very favorable employment climate . These additional jobs are concentrated in the government , higher education , research and development and service sectors . This favorable climate has been noted across the state and nation , and as a result , the area continues to experience a net immigration of persons from within and outside the state . The major center for research and development employment for the REgion continues to be •the Research Triangle Park , Located in Durham and Wake Counties . RTP also serves to encourage commercial and industrial development in areas surrounding the Park . Major centers for government , higher education , end service employment in Durham, Orange, and Chatham Counties are the three area universities (University of Ncrth Carolina , Duke , and North Carolina Central) , N .C . Memorial Hospital , and Blue Cross Blue Shield . Three of these major employers are Located in Orange County, and, more specifically , in Chapel Hill . In ,fact , of the 26 County employers who employ over 100 persons , over 80% are located in Chapel Hill/Carrboro area . Increases in commercial and retail trade employment have not kept pace with growth in these other sectors . The major commercial employment centers for the Triangle are all Located outside Orange County . In fact , the annual survey of resident buying income and retail sales by Sales Marketing Iand Management Magazine indicates that the City of Raleigh and Wake County are the only areas in the Triangle where total sales consistently exceed (estimated resident buying income. Orange County retail sa'Les (in 1984) amount to only 47% the total estimated buying income of county residents . A majority of Orange County ' s major commercial centers are in the Chapel Hill/Carrboro area . Of the nine commercial centers noted in the 1982 Chapel Hill Thoroughfare Plan , all but two have been developed to some degree . It is believed that Little commercial development should be encouraged outside of these centers because of concerns about the impacts on the existing Living environment , traffic patterns, traffic 44 activity levels , and the stability of the Town Center business/-- commercial district . Commuting patterns indicate that approximately 31 % of the County resident work force works outside the County , while nearly 10 ,000 persons work in Orange County but Live elsewhere . These patterns indicate that regional transportation options afford residents good access to employment centers both inside and outside of Orange County . This Level of accessibility is expected to increase with the completion of Interstate 40 (in June , 1988 , for the Chapel Hill to RTP section ) . These patterns also indicate that : 1 . A number of individuals and families have been attracted to the county for reasons other than employment . These reasons could include such things as perceived quality of life , educational opportunities , or other intangibles; but 2. Many persons continue to reside outside of Orange County in spite of their employment Locally . Factors contributing to this situation include the relatively high cost of living in the County , and the fact that a majority of employment opportunities offered in the County are in the Lower paying service sector . Acreage for the development of new employment centers is also Limited . Protection of the many watersheds surrounding Chapel Hill/Carrboro from high intensity development is a high priority . Summary of Findings_ Regional employment is expected to increase from the 9980 figure of 135 ,000 jobs to 260,000 jobs in the year 2000 . Orange County is not likely to experience the same rate of new job creation as that of neighboring Durham or Wake Counties . Area increases are expected to reflect increases in University, service, and office employment . County employment is estimated to go from 31 ,200 positions, 23 .1% of the regional total , to 37,700 positions in 2000, 14.5% of the regional total . 45 , , DRAFT , I. JOINT PLANNING OPERATING PRINCIPLES , • , , „ , „.....,.., . 1 -1,-• ON'...3''',Y.'*11.45 , , •• . • ••:-. • leb• - al!'1'. "?-71',"-•"--‘7' - • ... - -4 1-,-,- -- -,--.-,--,,:-.-4,..,„:1. ...,-., ,- ---,,,,,...;....:7^ -I ' 'L -N"'N' 504'-'1•'Ytil-?'1-,.--.,,,,, 1 ; *.4:- •,4..u...;- 4'• 47'.i5).... ....,,: 3,;.`rA;;,..42:4-ifyil14.-t-i, .r.; .- Aillk,It e ,-,.-.N.. . Ai- •7 :,11-s.k.o.A;27: ',, ...§-i, 7:1,3,,,I.A5s,,' ' Ikr" - ,.-„:".riTq., ?-4,--..4N.'',,,4'n-,77,- -%'-••ii,231,- '';',/,:ii:.--",.,.., -77.:41•-.v.;',. ":-- ..'"'.7.'.;-:,--4, 1-...._'6-1t'0,,.- .-.;,.."tr•-11'74.-..;&...faok,-,,41-. 1,..2:::...-.L-,-. -:.. ..1.,,..,..-4.,:,.f. ,1,.;,,,,s,,,....3,Ax.. ,. ,-,;.1... ' -1....i. ...,-, -.s...t.,,,,x4,•kin -4-..,-1/4:-.:N:;,: - II *3•5(44.0 : . ':::,,..IPt•i,,-. .,..70 i '':iii,1 ,....„-..-"';;.•,A. , , .1.77.1. 5.A,,,,_,.,-, A -. ,-,7•,-,-- .. ', • . le', ,.:.-10,'T ,,.:••.=,.•"-.,71.-:...5. Legend . .....,,',._,77.,.77. .„,,A, ...,„..,...,y,g,,,,: - -....,1,0:,,.....4.4,-..,;„..43,,,,,: • • --,„-.1'7 :‘,-4'5,?").-.. --.-- ''''''.,':$4.."--04-Pc.t-tkt•-*4$41,-:.•41;_,_„. .-•;.? ._,-,- _..,., 34.e.. i i's•4,-;.•:,3. ■-,,..- ,..$4.1-fi -.!...4•.••'.1 7.?4,-,-*,"--:• e.:;:::,4,:.„-,::::,-k.,:.::.,::::::::: . ; CI URBAN 1 /.. *t.3 ' k •••••••••- r,"-St.::::-.4;:.::::::.1.•::::....,-.•-,•1:4,$:::-•-• •:-;,::,::::::., -:-:,...;:,,i:::::.:::::::: ,:1; ..,A- ' -, 1..0:1 "..„?..a. %.":'. .-....;:----.-•::::::::::::..e.:::...1•.;.::::•.-::-,.••4::::**,:*:::::::e : -. .*1-Nil:::::::: :E 0- ' 13;."- r --at.-.-...i.:-.,,,, '•- 6:-.11:.§:-.1::: ::::::::::::::::::::W.::::. ::::::::s '::::•-•••'. F77771 TRANSITION 1 .. •-7'-,,,,•3:: •r-l--. • tii;i?: Alk: ---'" '',.'''-',.1. 1,8_- ',:-..... .:.. ...):::.:::;:.-1:.:::: f.::.:,:iiii:ii:E.: :i:: i:§:N WM RURAL BUFFER 1 ti.,x,-._L,-.it:I,i.,-,'' i- . .1-: 1.--:!::;•:..:::......11:::.:-.11-: ;::::::::::- - ::::::%-x-:-:. ..:E::;:::::::. ....,..1 L.,..,,PN ?.-1-,....41-.;- ' '--:.- ..':.-:-----::X...Z.."------:::::::-.1:::.....;:?...- .A0.12 ::::::::::•:':':_iiie :. IF,..11-.'"Pipr?..±,riici.,--.-"I-• NOei I.14.".. •:::::Z-.1----...X...:::-.1..5-.-......:::::::.: iptg..0,47.,,,.r-70-,,,,...?_i-1,,:-:-..--•....,:::::::::.:E:::: MI t._1....._ -,7,7,,..., 32•1L-3-4 - 5%.:., thiih, 41 ..,- ....... 1 , 4pl-re,14.47;:77i iasil.-p--7.'r I-g i girt t *T:4‘14:::41?:gtiCjill 24. 1.3 ', ..::;E:;:Eii.*:.;:::::,;::;::;::15;Z:.::..*:. ::.,...,-:■:,■;■;■'.'';■'::0■ ■-*:: . - :'' 444; : .:....". ,:::::::::::::..16,', ..::::;;;;E::,..,,:-;:i:i;i:::**;:;:*;:;:,,fi*::::•:," $tT;C, *A... L.p.a I r/ -,C- 'SS ■::X 174.4.01„.•_ , ,.,,...L.. ,:: iA1. _.:. : _,....i:i.:,,,, 4,11,1. 1 - .t,v,,:....-v.,-..:1..k.,,:t,.,..w.,,-,...,,,.i,.4„.',T„,it(1•:'.14'7,?bN',t i t5-i,„0f,---•Il'i.. ' w., ...•.:.-,.,:.::..s:›.:•,-".,:.",.::::-'::Y.:-:.::-::.::.:::::.-::-:,::::.,.-:-.:,-.t-...„-:..1.-,...-.„-i,.-,,-,,-.-:-v-.t-07..--v,-,-)--‘,,,,-1, s■rk.1"v -.■-•".• 7-K., • 1 CHATHAM CO. V. JOINT PLANNING OPERATING PRINCIPLES This section is the springboard for preparation of the Land Use Plan . I What has been described in Sections I—IV represents critical background information . This section suggests the setting in which the plan will be drawn (Growth Trends) , and guidelines for drawing the plan ( List of Principles/Location Standards/Strategies) . GROWTH TRENDS, The Chapel ,Hill/Carrboro area does not exist or grow as an isolated urban area . It is increasingly becoming viewed as a component Of the Research Triangle Area , an area that stretches from Carrboro on the west to Garner on the east . The Triangle area includes parts of Orange, Durham, Wake, and Chatham Counties , and contains eight municipalities . The economies, housing markets , commuting patterns , and Lifestyles of aLL these areas are linked -- what happens in Raleigh affects Chapel HILL . What has been happening is growth -- at unprecedented levels . The increased development activity in southeast Orange County as beam mirrored in Durham and Wake Counties as well. In terms of absolute numbers , Wake County development has dwarfed everything else going on . Population growth in the Triangle area has been fueled by in— migration . Migration accounts for approximately two—thirds of our recent population increases (one—third from naturel increase] . The reasons for this Large migration are economic opportunity and overall high quality of Life . The key to understanding Triangle area growth is job creation . The reason people are moving here is that employment opportunities are exploding . Even in the low points of recent recessions , Triangle area unemployment never rose above 3%, often recording the Lowest unemployment rate 47 in the nation . At the focal point of new job creation is the Research Triangle Park . Existing growth Pettezne In the Chapel Hill/Carrboro area , development accelerated beginning around the end of 1982. Altogether during the early 1980 's , approximately 8000 dwelling units were approved for construction in Chapel Hill . These were generally located as follows : — 1000 in the central part of Town — 1000 east of 15-501 — 1000 south of NC 54 bypass — 3000 north Clearly , the direction of growth is currently to the north . Areas along Weaver Dairy Road that were once considered "country" are now fully developed at urban intensities . Growth Shapers There are a number of developments underway or on the horizon that will have a major impact on growth trends . RpSp➢rph Triangle Park : Job growth in the Park has been spectacular, and it should continue . Many recent announcements of plant openings or expansions include phased expansion plans , adding thousands of new jobs over the next several years . Interstate 40 : I-40 is expected to be complete from the Research Triangle Park to the Orange/Durham County Line (at 15-501 ) by June , 1987 . The segment of 1-40 between 15-501 and NC 88 should be complete by the end of 1987 , and the last segment (up to I-85) ready shortly thereafter . The combination of I-40 at our doorstep and job growth in RTP is a powerful one . We can expect intense pressure for development in the I-40 corridor, particularly at interchanges . Durham—Cj pes Htj. ,Co v nc : The existing undeveloped and underdeveloped areas between Chapel Hill and the City of Durham are not Likely to remain in their present state . Durham is growing in all directions , including west , and Chapel Hill is growing to the east , north , and south . The two municipalities will eventually share a common border . Carrboro Growth : Development activity in Carrboro is also accelerating , with encouragement . Carrboro cannot grow much further west , because of the University Lake Watershed . Its growth will be north and south . Chatham. Ceunty_Urbanization : Subdivisions containing single family houses and duplexes have been developed in northern ` II Chatham County , and a major retirement community has been planned on the Orange/Chatham line . We can expect to see increased development activity in northern Chatham , especially residential development with a Chapel Hill/Carrboro orientation . Duke Forest,: At present , growth to the north of Chapel Hill and Carrboro faces an eventual barrier : 3600 acres of Duke Forest land . These major tracts represent both an opportunity and a threat . For supporters of the concept of a "rural buffer" around Chapel Hill/Carrboro , Duke Forest presents an opportunity to be the core of such a buffer , a physical limit to growth ; the threat is that the property will not remain in its present ownership . For those favoring development, the prospect of developing Duke Forest lands is an attractilve one . Jordan Lake: The construction of Jordan and Falls Lakes have added majors amenities to the recreation—poor Triangle Area . As such these Lakes have enhanced the attractiveness of the Triangle apes , and will serve as "development magnets , " attracting growth . For Chapel Hill , Jordan Lake presents both an amenity , and a barrier to growth on the southeast side of Town . Drainage asins : Last is the subject of basins , and limitations', on extension of water and sewer service . This issue. .is discussed in more detail elsewhere . In summary , natural topography renders extension of sewer service to the west , into the University Lake watershed . The most likely areas for extension are south , northwest , and east . INITIAL LIST OF PRINCIPLES The following Operating Principles are a compilation o P of guidelines taken from the Chapel HiLL Township section of the adopted Orange County Land Use Plan IOC) and from the discussion paper on Land Use Plan Assumptions prepared by the Chapel Hill Planning Board (CH) . The purpose of this compilation ' is to provide a starting point for a statement of the principles which will be used to formulate the Joint Planning Land Use Plan . Of course each jurisdiction has an extensive set of Goals and Objectives , but this compilation utilizes two available smaller lists which seem to identify some of the important policy issues . The compilation was done by classifying tha uidelines which h appeared in the two documents cited . The Orange County guidelines deal with Chapel Hill Township rather than the Joint Planning Area , but in fact the two areas are very similar (see Orange County Land Use Map) and the guidelines are therefore instructive . This brief compilation shows a great deal of similarity in the thinking of the two jurisdictions , as does a comparison of their stated Goals and Objectives . 49 The Goals and Objectives statements for Chapel Hill and for Orange County should be consulted for other information concerning these and other policy issues . The statements that follow are grouped into 7 categories : - Open Space - University Lake Watershed - Higher Intensity Uses/Transition Areas Rural Areas Urban Form - Utility Extensions -- Allocation of Growth Open Space The existing open space system in Chapel Hill Township , which includes Duke Forest Lands , the UNC buffer around University Lake , the Morgan Creak Wildlife area , and existing agricultural and forest Land , should be protected from intrusion by incompatible land uses . (DC) Uni vepstty 4a _ Wat.e_rsh l University Lake water supply watershed should be developed in a manner which will protect the quality of the water supply . Very Low density residential, low intensity commercial and agricultural land uses are appropriate in this area . (OC) The University Lake Watershed Area should be protected for reasons of water quality ; development should occur only at Low densities , and water and sewer Lines should not be extended into this watershed . (CH) Hi In Wait U s Tr n A s The more intensive Land uses are most appropriately located within the Towns and then within the areas adjacent to the Towns likely to become urban . (DC) A transition area should be designated, between existing developed areas and the rural buffer , as a target area for new development to occur . (CH) Rural Areas The rural residential and agricultural character of the Township outside the Towns and adjacent transition areas should be maintained . (DC) Rural Lands currently existing between the Chapel Hi Ll/Carrboro urbam area amd Hillsborough ( rural buffer) should be preserved . (CH) UEban_ Form. 50 A compact ' form of development should be achieved avoidin urban sprawl , (CH) g The urbanizing areas of the Towns are the major growth centers in the Township . The "infill" of existing urban areas is the guiding principle upon which the Chapel Hill Township Plan is based . "Infill" development of suitable vacant Land within the Towns at existing or projected densities , llas set forth in the Towns ' 1977 Land Use Plans should be encouraged . (The Chapel HiLL Township Land Use Plan will be based on the assumption that development at a level of 75% infill will occur during the period 1980--2000 . The infiLL goal , however, will remain at 100% infill and all relevant polLicias will be directed toward achieving a maximum infill) . (0C) It is important to distinguish between the policy development and the density at which that development takes place . A policy of infill development means that development should take p Lace first within the urban area where public services are available , rather than " leapfrogging" into rural areas, thereby consuming farmland and open space and making the extension of public services expensive or impossible . What is "filled in" depends on the Land use plan and zoning ordinance, and it could include residential , commercial , industrial , lop recreational uses . The density of development also depends on the land use plan and zoning , jurisdiction determines the densities allowed in itsaplanniing area . Utility Extensions The timing of utility extensions and the pace of ro should be coordinated . (CH) 9 wth Water and sewer service should not be extended outside the boundaries of the Joint Planning Area . (CH) Areas where facilities and services ere available should be developed before areas where such services are not yet available . (CH) No "spillover" growth from the two Towns will occur Chatham or Durham Counties or in Bingham Township . In other words , ell "spillover" development will be absorbed within the boundaries of Chapel HiLL Township . ( "Spillover" development refers to that growth which overflows s into the land adjacent to the Towns ' current planning jurisdiction boundaries after 75% of the suitable vacant land within the Towns ' jurisdiction has been absorbed at densities set out in the Towns ' Land Use Plans) . (0C) 51 The area north of the Town is assumed to be most suitable for absorbing "spillover" because of transportation access , the large efficiently sews rab Le area below the . Morgan Creek—New Hope Creek divide, end existing growth patterns . (OC) The "southern triangle" area will develop only after all the suitable land south of and between the Duke Forest tracts has been developed . (0C) Duke Forest tracts will not be developed over the period 1980-2000 . IOC) 52 PUBLIC INFCRMATION MEETING QUESTIONNAIRE SU1QOX - _ I On November 13, 1985 , a Public Forum on the Joint Planning Project wa , hosted by the Planning Boards of Chapel Hill and Orange County . Th approximately 175 persons in attendance were given the opportunity t• comment on the proceedings and the Project by filling out questionnaire . A total of 76 questionnaires were received . Thi - represents appr'Iximately 43% of the Forum attendees or 10% of the 73 • property owners , individuals and organizations that were mailed notice = of the meeting . Over 41% of the respondents indicated that they live within the Chape Hill Town Limits, 39% in the Joint Planning Area , and nearly 18% in th == Chapel Hilt Extraterritorial Jurisdiction . Among the residents of the Joint Planning Area (JPA) , the majority Live in either the North Chape Hill Transition ' Area or the Southern Triangle . ALL but two of th :. respondents live in Chapel Hill Township , and most are in the area du = to job or education—related reasons . An overwhelming majority of th = respondents own single family homes in a subdivision and work in Chapel Hill . Only ten indicated that there are retired. In general, th = commute to work ' covers from 0-5 miles for most respondents , and the shop for the majority of their needs in the Chapel Hill area . Chances to Transition Areas : Most respondents would Leave the transit ion areas as they are (42%) or expand them . The proposal for a permanent rural buffer or "greenbelt" around Chapel Hill was endorsed by over 82% of those who responded . Most endorsed densities of development of 1 unit/acre or Less (1 unit/2 acres+) , with some persons indicating an interest iri being allowed to develop some units on Larger tracts for use by a family . N_luu ra L Environment : Restrictions on development in the Joint Planning Area because of 'environmental constraints , Limited water resources , and the possible future construction of reservoirs were endorsed overwhelmingly . The comments generally supported restrictions on development in wetlands , in areas of undesirable soils or slopes , near streams and around University Lake . There was also the recognition that the completion of the Cane Creek Reservoir may resolve the water quantity issue, thus making the preservation of potential reservoir sites Less important . Most respondents also expressed the belief that there are problems with the use of septic' tank systems in the Joint Planning Area . In r structure and Public Services : Respondents endorsed the limitation of water and sewer Line extensions to the Towns and Transition areas , and the use of the same to direct development in the JPA . Development in areas not to be serviced should , according to the majority of respondents , be limited to allow development using wells and septic tanks with up to two acre minimum Lot size in the JPA . The conviction was also expressed that area elected officials , and not developers , should control the rate and location of development in Chapel Hill and the JPA . 53 Nearly all respondents recognized some problem(s) with the existing road system with the amount of traffic , size and location of roads getting' the most mention . Most comments mentioned the problem of residential streets being used as collectors . The fustration of using U .S . Highway 15-501 and N .C . 54 to "bypass" downtown traffic was noted vary frequently . However , respondents also indicated overwhelmingly that when the objective of neighborhood preservation conflicts with traffic efficiency, neighborhood conservation should prevail . Overall , 56% of the respondents consider the projections of potential future population totals for Chapel HILL Township and Two to be either too high or acceptable . Favored densities of new development range from a minimum Low density of one unit/acre to a maximum density of five units/acre . An overwhelming majority of the respondents also indicated that changes in residential Land use ( either higher density or different Land uses) should be changed only by a majority vote of the governing body after signatures (of approval) have been received from the owners of the directly affected properties and properties in, the vicinity . Foxm_of__ Urban Development : Respondents were split on whether urban development should be constrained geographically , creating a more compact urban form , 53% Yes and 30% No . They also split on their preference for the design of residential communities of uniform type and density , while 35% endorsed mixtures of Low, medium , and high density residential uses with smell scale commercial areas . Location and„_T,y_ges _ of L, n�. d Uses : The three options offered in the questionnaire for the Location 'of commercial Land uses were endorsed by an equal number of respondents . A total of 21 persons indicated Larger commercial centers downtown and along major highways as their preference, while 24 persons chose the same with moderate size centers along major roads in outlying areas . Twenty—two persons preferred the development of larger commercial centers downtown with moderate size centers along major roads in outlying areas , and small centers at intersections in major neighborhoods . An overwhelming majority of respondents indicated that areas for commercial Land uses should be designated in Chapel Hill and the JPA prior to these areas being developed , and commercial development then Limited to those areas for a planning period of 10 to 20 years . Location of industrial land uses received a split response . Just over 34% of the respondents indicated a preference for Locating industrial Land uses in Large industrial centers along major highways outside the Joint Planning Area . The development of such centers outside of Town but inside the JPA received approximately the same support (by 17% of the respondents) as developing the same with moderate size centers Located in Town along major roads . There was overwhelming support expressed for the designation and reservation of recreational areas and parks in Chapel Hill and the JPA by government purchase (through bond referendums) or, in certain areas , a prohibition of development . 54 EXISTING LAND USE PLAN — JOINT PLANNING AREA The Joint Planning Area is currently covered by the Orange County Land Use PLan adopted by the Board of Commissioners in September, 1981 . The adopted Plan contains land use goals and policies for the County , as well as designates Land use pLan categories for 'development applicable county--wide . In addition to classifying the Land in the County , the land use planning strategy of Orange County has been to identify and eIveluate potential and existing activity nodes in each Township . The purpose of this strategy is to direct commercial and 'industrial activities to the most appropriate area in each Township , preventing strip—type development and promoting a more compact and efficient Land use pattern focused on major intersections in each Township . The following Land Use Plan categories are currently designated for the Joint Planning Area : Urban .ban . Land that is within the corporate limits of the Towns of Chapel. Hill and Carrboro . Ten—Year Transition . 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 first ten—year phase of the PLan . Twenty—Year Transition . 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 ten—year phase of the Plan . Rural Buffer, . Land adjacent to an Urban or Transition area which is rural in character and which should remain rural , Contain very Low--density residential. uses and not require lurban services during the planning period . Public Interest Area . Land which contains public or quasi--public uses such as pub LicaLLy--owned Land , research forests or known archaeological or historic sites . Water SuppLy, Watershed . Land draining to existing reservoirs which serve as public water supplies for the County , or to potential reservoir sites which have been designated for protection against threats to the water quality of future water supplies . (University Lake Watershed) . Commercial Transition Activity Node. Land focused on designated road intersections within either a 10—Year or 20—Year Transition Area that is appropriate for retail and other commercial uses . (Current nodes of this type rA ti}.. +1.w. c y iii 3� s E� # •r OW ewi- r n 1 py • 114 - - _ _ _-- - - O - . - C 7 _ U r"n r S l IM LAND USE PLAN PLAN CATEGORIES: rrrr+re. JOINT FLANNINGAREA URBAN MPUBLIC INTEREST AREA RURAL COMMUNITY lO YEAR TRANSITION ®WATER SUPPLY WATERSHED O RURAL NEIGHBORHGIOD 20 YEAR TRANSITION ACTIVITY NODES: O PROPOSED URBAN RUFIAL BUFFER LA COMMERCIAL TRANSITION , EXISTING URBAN SCALE =RURAL RESIDENTIAL OCONIJINOUSTRIAL TRANSITION 0 4000' 8000' I6U00' EDAGRICULTURAL RES. *RURAL INDUSTRIAL SEPT. 131 ygiwnn n. inlnrvra' cY1 nnrvran.;rv.r•r are Located at Weaver Dairy Road/N .C . Highway 88 , N .C. Highway 86/Homestead Road , Rogers Road/Homestead Road and Weaver ' Dairy Road/Chapel Hill Planning Jurisdiction Line) . Rural Neighborhood Activity Node . Land focused on designated road intersections within a rural residential area that is appropriate for small—scale commercial uses characteristic of "Mom and Pop" convenience stores and gas stations . (Current nodes of this type are designated at Blackwood Station and Calvander] . Existing_ Urban Activity Node . Land corresponding to "activity centers" designated by the Towns of Chapel Hill and Carrboro . Proposed Urban Activity Node. Land corresponding to proposed "activity centers" designated by the Towns of Chapel Hill and Carrboro . LAND USE CLASSIFICATION SYSTEM The draft Land Use Plan for the Joint Planning Area follows basically the same format as the current (1981 ) Plan . However, the Land use categories have been modified somewhat to be more descriptive of existing land use patterns and to allow for application of zoning district designations after plan adoption . The modified classification system which will be used in the preparati',on of the Plan is as foLows.: Residential .'' Three residential categories are utilized based on density standards . 1 . Rural) — One or fewer units per acre . 2. Suburban — Greater than one unit and up to five units per acre . 3 . Urban — Greater than five but no greater then thirteen units per acre. Commercial.. Two commercial categories are utilized in an attempt to draw a distinction between those land uses which offer services (Office) and those which offer goods (Retail) . Industrial . Industrial uses are normally those associated with manufacturing , processing or assembly operations , and distribution functions . A more specialized type of industrial use within the context of the Joint Planning Area would be extractive (quarrying) and disposal ( landfill) operations . Resource Conservation . Such uses normally occupy Land areas of varying size . They contain few permanent 56 structures but produce sound economic , educational and social benefits . 1 . Recreational — Parks , clubs and camps offering active and passive recreation opportunities . 2. Agricultural — Lands actively involved in or especially suited for the production of crops and live stock . 3 . Forestry — Lands actively involved in or especially suited for the growing of trees for economic and research purposes . LOCATION STANDARDS The principal task in formulating a land use plan is determining where specific lend uses will be located . The primary elements feeding into this step include the operating principles outlined previously end a defined set of location standards . The location standards proposed for the preparation of the Joint Planning Area Lend Use Plan are based upon previously enumerated background elements — natural environment and compatibility with existing land use. patterns . On the accompanying page, these elements are listed on the horizontal axis of the Location Standards Matrix . Included in the matrix but not previously defined are various street classifications listed under Transportation Accessibility . These classifications are defined as follows : STREET CLASSIFICATIONS STREET TRIP TRAVEL TYPE FUNCTION SPEED ROW VOLUME LENGTH ACCESS LANES INTERSTATE Movement 55 mph 200'-300' "740K 73 mi . Limited 4 ARTERIAL Movement 45 mph 120'-150' 10K-25K 71 mi . Unlimited 4 COLLECTOR Movement/ 35 mph 60' -70' 800-3K 41 mi . Unlimited 2 Access LOCAL Access 25 mph 50' 75-200 4. 1/2 mi . Unlimited 2 Listed on the vertical axis are the general land use planning categories . By locating the desired land plan category on the vertical axis , it is possible to read from left to right and identify by the "X" symbol desirable locations for each lend use type . CONCEPTS AND STRATEGIES L 0 C A T 1 O N S T A N D A R D S M A T R I X LAND SUITABILITY COMPATIBILITY WITH 'E'XISTING LAND USE TRANSPORTATION SLOPE 501E STABILIT VEGETATION RESIbENT1AL COMMER, OPEN AREA ACCESSIBILITY J Co 1 _! J d P off° W Q Q o_ I— er LAND USE i� Q �. W J v I- Q o F- in U Q W F^ Z m } L=7 W W Q w J J OG Z U — W J O [� ro <n O W J w I_ w m m = Q J U i/1 OC w Q CLASSIFICATION v, U f°L "' o oc �? ti N Co o U cz I``- c� -- 3 oc v, o � a ? ¢ U_ z cc o 0 i RESIDENTIAL Ru ra 1 x Subs_-rb-in x x x X X X X X X X X X X I y Urban x fi x / x x v .y COM14ERC IAL -- Office X X X X X X X X }( K x X X W Retail X X x X _ X x x X X K X X X INDUSTRIAL X TTXT X X x X X RESOURCE CONSERVATION ti i Recrcaona _..M x K x � x � x x � X x X x K Agricultural X x x x X ;( X x X x x x x x Forestry Following the November Public Information Meeting , four alternative strategy maps were prepared which illustrated various development scenarios for the Joint Planning Area . The four maps sought to identify those areas which would be classified as urban , transition , and rural buffer without identifying specific 10 and 20—year growth areas . The four maps are reproduced in sketch form on the following pages . The basic premise governing each alternative is listed below. Alternative A — "A" Limits growth or the transition areas to the Bolin Creek and Morgan Creek drainage basins where development can be served with gravity flow sewer lines . Alternative B — "8" allows some further development beyond the Bolin and Morgan Creek basins but uses I-40 as the growth Limit line to the northeast and permits development to occur at the I-40/NC 88 interchange . Alternative C — "C" uses Duke Forest , drainage tributaries and the Bolin Creek basin as the dividing Line between rural buffer and transition areas . Alternative 0 ' —. "D" places no limit on transition areas other than the northern boundary of the Joint Planning Area . In each alternative, University Lake Watershed was retained in its rural buffer classification . Furthermore , the area south of Chapel Hill (Southern Triangle] was retained as rural buffer . Some adjustment was made in the "Triangle" to follow the Morgan Creek basin Line . For each alternative, population projections were prepared using an average density of 4.5 persons per acre for transition areas and one unit per two acres for rural buffer areas . Based on these figures , the following population estimates were derived: A — 102, 200 B — 104,800 C — 114,500 0 — 173 ,400 By way of comparison , population projections prepared by the Chapel Hill Planning Department indicated a range of estimates for Chapel Hill Township (Joint Planning Area] from 86 ,000 to 120 ,000 . Following the preparation of the alternative strategy maps, they were presented to the Chapel Hill Township Advisory Council and the Orange County Planning Board to decide which general strategy map should be used in developing the detailed Land Use Plan' . The Township Advisory Council elected to use Alternative C, white the Planning Board selected a modified "B" version which aILLowed some expansion of the transition areas north of I-40 but not as far north as Duke Forest . The latter map was selectelid by Planning Staff on which to base the Land Use Plan . One final atep was taken prior to drafting of the Land Use Plan — pr',eparatian of a detailed strategy map . This map identified proposed water and sewer Line extensions , thoroughfare improvements recommended as part of the Chapel Hi ll--Carrboro Thoroughfare Plan , major land areas owned or controlled by public/private interests , a greenway and park system , agricultural preservation areas , and future activity node sites . The map formed the framework within which future land use patterns would be set . Of primary importance is the designation of activity nodes . Current Orange County policy is to discourage major commercial and , industrial centers in the New Hope Creek basin . This is primarily due to the presence of Duke Forest and the research/education activities conducted on those tracts . Large scale development may have a negative impact of such activities as well as disturbing the predominantly rural- character of the area . Specific sites for future commercial and industrial centers are discussed in greater detail in the following section — Future Land Use . 64 1 t-, aigir-.r„,,,111 ,-,...,,, __.-- .---- •,,,...,,,,,,,,„,.„,.....,-,:,,:•-_,;::.:.6::::„...._4.4. ip,,,,, 1 , ...air, __i ;i?,pry /• 4; IIL a e ,=5 ti• ' r. w 'llIl r•'� ( ``•4. ..+»+.dY w "�lr ...�.�n ti• 3c i , � u .1. x - - k yes : �.:::"' ..5•t`Z': v,15 s' ,�'1 .:::: i �. 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'5,-,-.-- 0.,..--„,....,--,,,---g-d10,1,.,___k'--4-,...,..,.. .,„,r.;':-X-----.--,:-_-'§LL-',1--1_----.,•;---,'-'Fv..,,'''''',..;:.',.•„;":.' ,... 4,-;,,,,ii;:!4.:.,..4-4:,:.,:tk,4%:,a.,•,....A....A.ii-x,,:.:le:.1,%.,,,::.;;;;zt.-:,•.1,41...5,,I,,,t,:::::::; ----,-,.-,-.. .!-at *.eg.siA ,..,-.._ ;-,-i:rgv:•,-Y2A..10,-----,--.'„,,,T,T-.-.:___.5.-, .,..-i. :,.---. ..., ....,-,..,,,,,,,,,,,,,:?i4...,,,t.:,.:z%:..-:::;:,,,:.,,..: :,...„„...„:„..,. . _ . . DRAFT 11 . FUTURE LAND USE JPA _____ 11 F3 - 0, • � t ,. < , 1 a a , ,- ,:. 4 , s -aAa;. .: ' x:71" ." ; Iti y '�.. ,:!F y • Y`' `.p.7"AZ � .r.n S A4 •i.r '_ ;mil?. _ ' - '".�. PR>.:r�i'�ry,y'.'...y.^t. ,i.. i as ::'. ..1 . �a- ,fir. : ..4„„.4,,,,,,,. 44,4 ,g,} ' to �+yX'+.'•, X14,.p 9,yam Legend: � �, ;y : '°. -,.; .�.: .:. UREA - , .6 Y ., bra"_ :•.; y:ti>.`:.•' ••:�::::: c r - _ _ rRA - NSITI , ON �� ,. 5 .............:•:.Z:1:.....:"..:;":;,... .... ... - 7Pst: :c - j: � t•n•ta�l _ - 1 �:.,. RURAL BUFFER � ;;" ,�: f�`� WATERSHED ;,� ; _ � ��, { :::: a October, 1485 `x' ,ti..t4:,'i• ''r C .r , -- "�.. ,'� I,"'fit, ,.*.. „ `i+ 7ap7�-�i� i� r �+ * ! �-- fit :::.:1:§.E .:;:::..:":41,..... :::::::::;:;:t:::::::::::::::::: t4" v t . lin-.?-11-tto / — ,a_ ; ?.-1.'_`R-+,,,.0,ti F1 rw ,•- - '',-4 .. �': 'i.'t;- _� -� .tip CHATHAM CO. II VI FUTURE LAND USE — JOINT PLANNING AREA • In this section , anticipated patterns of future land development are ' out lined for the Joint Planning Area , exclusive of Carrboro and Chapel HiLI . The future land use patterns described in this section are based , in part , on the population , economic and existing Land use trends identified in background studies . Also considered in the formulation of these patterns were environmental features , infrastructure and service concerns , operating principles , Locational standards and concept/strategy maps developed for the Joint Planning Area or currently existing in the Orange County Land Use Plan . The discussion of the Plan centers on four broad categories of Land use — Residential , Commercial , Industrial and Resource Conservation . Residential Land Three categories of residential land have been depicted on the Land Use Plan — Rural Residential , Suburban Residential and Urban Residential . The three categories are discussed below. Rural Residential . The first of the categories is Rural Residential , a Low—density area consisting of single--family homes situated on Large lots ranging from one to five acres in size . The Rural Residential designation is identical to the Rural Buffer categorylcontained in the current Orange County Land Use P Lan . The Rura l Buffer category is described in the Plan as lend adjacent to an Urban or Transition area which is rural in character and which should remain rural , contain very low—density residential uses and would not require urban services (water and sewer] during the Plan period . To the northiof Chapel Hill in the New Hope Creek drainage basin , Low—density residential development has taken place along Whitfield Road, Sunrise Road and Erwin Road . Residential developments similar to Sedgefield , Stoneridge , Oak Hills , Bi rchwood Lake Estates and Falls of the New Hope are expected to continue , relying on wells and septic tanks for water supply and sewage disposal . Proximity to Interstate 40 and future office and research areas will create additional demand for such sites . To the west of Carrboro , Rural Residential development p is also expected in University Lake Watershed . Adopted County policies prohibit the extension of public water and sewer services into the watershed except in emergency situations . For this reason , residential development will continue to rely on wells and septic tanks . Current County zoning regulations require a minimum lot size of' two acres in designated Water Quality Critical Areas , while allowing a one—acre minimum lot size in other portions of the watershed . 66 �;p�'� t . ,r}sGt��.{'r, '• :,11�\� y ;;}.: i t •L1 j Ilk k . 7;4 x f 3 •xyrN a. 1 •:::`• �:�v . '}•�{�'h? ::'•.,•. 'fit ,.�y , 4 • ' .•• "'�" . -. f ed f ze: .. �'`.:fir ip,� r'� �\ RF, 7�Y� .. �•;ti'..> i��•n i�� � w� 4•�r4:{���..,�::<' :r•"'•"••)- ir�.'•: ',hf.sp� p ' �` R '" ; i : v.'--a.'i '[Y „iw s...:1:::...k.-:,*.'.y �'��• ' j .•i �'E`lr ; a std } •` 1 f 'l�am+'' r.it's I f:Ptniiw, --- - .q ,_ ,. ..t+s. i -1:',--. GYP rv. .—.....ea _W= =,f1 p .• „, 'tows gip�� a,;. .-„fcr. bt •i -�u -..t _ \ ACC Na ' * sob. � _ — Yom_ - W r*^V �``\ 3 . ' f •/<'" ./ r 7:sue. —_.�_--1--::—.:—:.—z— _ •�,11AA; ,,mc q t s 382 _ _ __ _—_— ` : ' --___-= i___ - _::: . . . ., .., _ ._ - .. .. ..„, , N � _ 0 'aka•of y 7rX` F4, :$jj 1 ,--''' ' 31' ' . 2•F 4. ha' 'AN . . ----- --Ytti---7 3 : s i# r �1i vv,..... v fir' ;.: Ft . 5,, —z 0 pciglogm- i. -i '"ax''''aggIll 1- : - • , .po,';.;,-;e--v.. —ft.,. i . -i ,,--- ,-..e.4_,6,-,0---- ',r A a . i j r 4,,il' ,,i _ '' 1 040,,,r-e•7":." A' 'rrr, I , „,05°."V4 W.,aj ) 7'-'-' iho I 0,4p ,„.k.,weg ,41,..,;-'!:.`11 a,--- - - • - , v:ip:grow ?*RN glit - ----i :.E'Y' li g • - --4--"IT_ ,.‘-ospTat 411, Legend. r _ - RESOURCE PROTECT!ON AREAS i ' SCALE ____ ■ so PUBLI C/PRI VATE OPEN SPACE AREAS 0 4000' 8000' (6000' ID AGRI CULTURAL AREAS a _ _ RURAL RESIDENTIAL :? SUBURBAN RESIDENTIAL DRAFT JOINT PLANNING E URBAN RESIDENTIAL .r+ OFFICE/INSTITUTIONAL AREA LAND USE PLAN RE TAIL TRADE - . .__ _ n LIGHT INDUSTRIAL EXTRACTIVE DISPOSAL USES WATER CRI TI CAL AREA ~— 67 ' NE r I The remaining area designated for Rural Residential development is, the Southern Triangle area in the extreme southeastern portion of the County . The area drains to the southeast toward Jordan Lake and is beyond the ridge line of the Morgan Creek balsin , an area which can be served by gravity sewer lines . The Southern Triangle is also characterized by environmental Constraints such as steep slopes , flood plains and soils with poor stability , so low—density development is projected . There are approximately 7 ,191 acres of land designated for Rural Residential purposes in the Land Use Plan . If developed at an average density of one dwelling unit per two acres , the holding capacity of the area in terms of dwellings is 3 , 595 . If multiplied by the 1980 Census figure for population per household ( 2.6 ) , the estimated population would be 9 , 348 . Suburban Residential . The second category of residential land is Suburban Residential and includes duplexes , apartments , condominium and' projects , and single—family homes on smaller lots . Areas designated as Suburban Residential are Located in the Transition area where land is 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 . Housing densities in the Suburban Residential category would range from two to five units per acre . The majority of land designated for Suburban Residential is situated in Ithe Bolin Creek drainage basin north of Carrboro and Chapel Hill . Gravity sewer lines can be extended from existing lineslto the south to service the area without a need for sewage pump stations . The Suburban or medium—density residential areas provide a step—down between higher densities to the south and lower density Rural Residential areas to the north . Such areas have ', also been located where stable soils exist , slopes range from 7-1/2 to 15 percent and tree cover is present . There are an estimated 3 , 037 acres of Land designated on the Land Use Plan for Suburban Residential purposes . If developed at anlaverage density of two dwelling units per acre , the holding capacity of the area would be 6 , 074 dwelling units . Using the 1980 Census figure for population per household ( 2 .6 ) , the estimated population in Suburban Residential areas would be 15 ,792. Urban Residential . This category includes housing types identical to those found in Suburban Residential areas . However , densities are higher , ranging from six to thirteen units per acre . Land in the Urban Residential category is also located in Transition areas where public utilities and services are projected . Areas designated for Urban Residential development include the following : 68 r 1 . Near the intersection of Homestead Road and Old N .C . 86 ; 2 . West of Old N .C . 86 Between Eubanks Road and Homestead Road ; 3 . At the Interstate 40/N .C . 86 Interchange ; 4 . At the intersection of the proposed Weaver Dairy Road Extension and Homestead Road ; 5 . Along Homestead Road southwest of Chapel Hill High School ; and 6 . Along Erwin Road north of the proposed Weaver Dairy Road Extension . The higher density residential areas have been situated in proximity to major thoroughfares (collector and arterial streets) wherever possible to diminish the possibility of Large traffic volumes passing through Lower density residential neighborhoods . Such areas have also been used to provide a buffer or step—down between Low—density areas and business establishments , and to reduce traffic congestion and travel time for residents . Higher density areas were also located according to the natural constraints present on the Land . Areas with relatively Level slopes (0 to 7-1/2%) , stable soils and clear of vegetation were primary Location determinants . In the Latter case , cleared areas were assumed to be more desirable for higher density developments rather than encouraging their Location in areas where extensive tree removal would result . There are approximately 791 acres of land designated for Urban Residential purposes on the Plan . Using the same population per household figure ( 2.6 ) from the 1980 Census and assuming a minimum density of six persons per acre , the estimated population residing in these areas would be 12,340 . The combined acreage in all residential categories is 11 , 019 acres . The total population which would reside in the Joint Planning Area if completely built out would be 37 , 480 persons . This is equivalent to an average population density of 3 . 4 persons per acre or slightly more than one dwelling unit per acre . Population projections prepared by the Towns of Chapel Hill and Carrboro , if subtracted from projections for Chapel Hill Township , indicate en estimated population range of 15 , 000 to 38 ,300 persons residing in the Joint Planning Area . The holding capacity of the three residential categories designated on the Plan would approximate the upper Limit of the population projections . Commercial Land 69 • I - Two categories of commercial land have been depicted on the Land Use Plan — retail and office/institutional . These categories are discussed below . Office/Institutional . The first of the categories is Office/Institutional , areas consisting of establishments which offer an array ,of financial , insurance , real estate, legal. , medical and business services . These types of uses are to be found primarilylin Transition areas where public utilities and services are available . However , they have also been designated in rural areas where water supply and sewage disposal needs would be met by wells and septic tanks . In the latter situation , though , development would generally occur at a much lower intensity than would normally be found in Transition areas . Office/Institutional areas have been depicted on the Land Use Plan in conjunction with Activity Nodes at the following Locations: 1 . Intersection of Interstate 40 and New Hope Church Road ; 2. Intersec',tion of N .C . Highway 86 and Mt . Sinai Road [Blackwood Station ) ; 3 . Intersection of N .C . Highway 86 and Interstate 40 ; 4. Intersection of existing Homestead Road and the proposed realignment of Homestead Road ; 5 . Intersecttion of Old N .C . Highway 86 and existing Homestead Road (Calvander) ; and 6 . Intersection of Smith Level Road and U .S . Highway 15-501 [Star Point ) . Office/Institutional areas were located adjacent to arterial and collector streets to reduce traffic congestion on local streets and travel times for customers and employees . Such areas have also been used to provide a land use buffer or step—down between more intensive retail areas and Lower density residential neighborhoods . Flat and moderate slopes , soils with few stability problems and arees generally clear of vegetation were the principal environmental determinants in locating office/institutional uses . Approximately 246 acres of land have been designated Office/Institutional on the Land Use Plan . The amount is equivalent to providing 6 .6 acres of office/institutional Land per 1 , 000 population , based on the projected holding capacity of residential areas (37 , 480) . The ratio is almost identical to the current figure (6 . 5/1 , 000) for the entire Joint Planning Area , including Chapel IHi 11 and Carrboro . Retail . Retail areas have been designated in the same general Locations as described above for Office/Institutional 70 uses . The only exception is the proposed activity node at the intersection of N .C . Highway 96 . and Interstate 40 . The locationsl standards used in determining the most suitable sites were also simi tar with respect to proximity to major thoroughfares , level slopes , stable soils and areas clear of vegetation . Retail uses were not designated immediately adjacent to Interstate interchanges , however , since Locational criteria suggest areas somewhat removed from interchanges to reduce peak hour traffic congestion . Approximately 115 acres of land have been designated Retail in the Land Use Plan . The amount is equivalent to 3 .1 acres per 1 , 000 population . Though less than the current ratio of 5 .1 per 1 , 000 existing both in Chapel Hill and the Joint Planning Area as a who Le , it does appear to represent sufficient Land to serve the anticipated population by the year 2000 . As a general rule of thumb , one can figure roughly 10 , 000 square feet of building area for each 40, 000 square feet (about one acre) of site area . If applied to the amount of Land designated on the Plan , an additional 1 ,150, 000 square feet of retail space would be avai lab le to serve future populations . There are other justifications for lower retail ratios in the future . First , providing sufficient retail space to meet the needs of future residents is desirable but not at the expanse of di Luting the economic strength of downtown commercial centers . Both Chapel Hill and Carrboro are promoting the development of such centers , and expansive retail centers in outlying areas • would threaten investments in downtown areas . A second reason for Lower retail ratios is proximity of the Joint Planning Area to surrounding cities and counties . To the east , the City of Durham has recently completed an update of its comprehensive plan . The plan recommends two retail centers at the Durham County/Orange County line . One is located at the Interstate 40/U .S . Highway 15-501 interchange and the other near the intersection of Erwin Road end Mt . Sinai Road . The two centers will have trade areas which extend into and serve portions of the Joint Planning Area , thus reducing the need for more retail space . Industrial Land The use of the words "industrial" and "manufacturing" often evokes images of smoke stacks , traffic congestion , odor problems and similar situations . This is not , however , the context within which lands have been designated for Light Industrial purposes on the Land Use Plan . Such areas are viewed as suitable locations for research and related operations , production facilities for electronic and communications equipment , distribution centers , and business , professional and corporate offices . Such areas are oriented toward research , development and high technology operations that are characterized by a high degree of scientific and technical input , and the employment of professional , technical and kindred workers . 71 I r Development should be characterized by spacious and well landscaped -settings with emphasis on aesthetic and environmental considerations :I Three major) Locations of Light industrial development have been depicted on the Land Use Plan . These areas include the following : 1 1 . Intersection of Interstate 40 and New Hope Church Road ; 2. Intersection of Interstate 40 and N .C . Highway 86 ; and 3 . Interselction of existing Homestead Road end the proposed realignment of Homestead Road east of Ca [vender . These areas were selected as suitable locations for light industrial uses for several reasons . First , - the natural features existing in the areas were conducive to that type of development — flat slopes , stable soils and clear of vegetation . One of the sites (I-40/NC 86) is also situated adjacent to the landfill , a necessary use but one which presents obstacles in planning for future land uses . Although not entirely appropriate for an industrial park setting , such a use is more suited adjacent to a landfill than Low—density residential areas . Second , two of the three sites are adjacent to or have excellent access to Interstate 40 . A freeway such as I-40 offers advantages to industrial parks in terms of transport savings , an expanded Labor market and and expanded market area . One of the sites (I-40/NC 86 ) also has access to rail service by—way—of a spur track extending from the main line near 1-65 to Chapel Hi lL/Carrboro . A third reason for the site selection is community attitude . This is particularly true with respect to the Homestead Road center . Carrboro has indicated a desire to have an industrial perk within its jurisdiction and is so removed from the Interstate 40 corridor that the convergence of major thoroughfares north of the current developed area was thought to be an appropriate setting . The amount of land designated Light Industrial on the Land Use PLanl amounts to 432 acres . This is equivalent to approximately 11 .5 acres per 1 , 000 population , based on a projected hoLdling capacity of 37 ,380 persons in the Joint Planning Area . It is significantly higher than the current ratio of 1 .0/1 , 000 for the entire area , including Chapel Hi lL and Carrboro , but is in line with a genera l rule of thumb that there be 12 acres per 1 , 000 population for all industry . Two of the three Light Industrial areas have been designated in Transition Areas where public uti li ti es and services would be available . Thllese include the site at the Interstate 40/N .C. Highway 86 Intlerchange and the site along Homestead Road . The third site , at Interstate 40 and New Hope Church Road would be a 1 79 low—density, rura L i ndustria l setting , and establishments wou Ld have to rely on wells end septic tanks for water supply and sewage disposal . Extractive/Disposel Uses . This Land Use Plan category has been established to identify sites which pose problems in terms of planning for appropriate Land uses . Two such sites have been identified , the existing and future landfill sites along Eubanks Road and the American Stone Quarry west of Carrboro on N .C . Highway 54. Resource Conservation Four categories of land have been depicted on the Land Use Plan for resource conservation purposes . These categories include Resource . Protection Areas , Public/Private Open Space Areas , Agricultural Preservation Areas and Water QuaLity Critical Areas . Water Quality Critical Areas . Only one Critical Area exists within the Joint Planning Area though others have been designated in Orange County . A Water Quality Critical Area has been established around University Lake , initially the primary raw water source for Chapel HiLL and Carrboro . The Critical Area includes all lands which drain directLy to University Lake and to -major trunks streams feeding the reservoir . Only . low—density residential uses are permitted in this area at densities not to exceed one dwelling per two acres of Land . Resource Protection Areas . Resource Protection Areas designated on the Land Use Plan include flood plains and wetlands along drainage tributaries and steep slope areas (15% or greater) . These areas form the basis for a comprehensive, parks and open space system which provides the framework within which other Land use categories are to function . Parks have been generally located thoughout the Joint Planning Area using a neighborhood park one—half mile service radius . The parks , as we as portions of Duke Forest , are linked together by a system of greenways extending along drainageways , and pedestrian routes (sidewalks) along thoroughfares . A Resource Protection Area has also been designated along Interstate 40 to recognize the Major Transportation Corridor (MTC] district established to provide a 100 foot buffer along that route . The PLan recommends utilization of portions of the buffer to link park areas together . Public/Private Open Space Areas . Major land areas owned or controlled by both public and private interests in the Joint Planning Area have been designated on the Land Use Plan . These areas include the following : 1 . Duke Forest ; 2 . University of North Carolina Lands ; 73 • • 3 . U .S . Government Lands associated with conservation areas around the Jordan Lake Reservoir ; 4. Orange Water and Sewer Authority Lands associated with conservation areas around University Lake and raw water storage in the former quarry site on N .C . Highway 54; and 5 . Camp New Hope conference and recreational l center . While the status of such holdings as Duke Forest , UNC lands and Camp New Hope is uncertain in the future , their continued existence appears likely during the planning period . This is due to Ithe research , educational , forest management and recreational functions related to such areas . If decisions are made to change the use of such Large tracts of Land , negotiations should be initiated to secure the use of all or portions of the tracts for neighborhood , community , district and regional park facilities . Such areas contribute greatly to the natural setting of the Joint Planning Area and every effort should be made to retain such features . Agricultural', Preservation Areas . During the compilation of background information , a land use survey was conducted of the Joint Planning Area . Th.e survey indicated those Land areas currently in use for agricultural purposes . This information was further verified through the Orange County Tax Office to determine those farms which qualified for and were Listed for use value taxation purposes . The Land UseiPlan designates those farm and agricultural uses which are anticipated to continue in the same status during the planning period . Agricultural areas existing within Transition Areaslare expected to cahnge from rural to urban uses as Chapel Hill and Carrboro continue to grow and as public water and sewer services are expanded . These areas are located principally in University Lake Watershed but are also prominent along the northern perimeter of the Planning Area boundary . development occurs in these areas , it will be of a very low--density nature and will generally consist of farm dwellings and outbuildings .li 74 I DRAFT SUMMARY OF KEY ISSUES • •itrA , ••■;1 ;Mo., gun- • _• • ••••• 4.• .411‘ ,N.,••••0 fr-• • • ,73^'N- -; •'•t• ' ••' • "•.;) ' 3 1"3••■ - - - .x7101.•T•i' 1.4 7 • ''.70.1,1, 0,"•:.,..::?,,,T,11..70.4,% •"`•11•,i, .--.700;*141:,-; • •F..4_?1,,i, • Legend: .f•P 761,-kgq151‘ 1.:*07ZIKA:707.1i0.. -:• !!;-:4• URBAN ; 7. A • „-•,-1. ".. = /.-- • .bi• . ■14.? F.71 TRANSITION • A-1r • ••••••-- • RF.7: RURAL BUFFER _ WATERSHED Ivo 4 a - - • •,k" . October, 1985 : a 2---441111444 CHAP 4" 1 41r4ftg*.-7,inigg.,:t • -, Vi7--44-.:".i0-103.14-141141541) fin , • ,sq.; — • 3., iriTtOt0.1.31 7.016,0,N , 1117511.41."17 si • _ ,• ,„ 11 _ 't,t• it; • '-r - , • , -1.1, • -• - 1 - 1. • J' - CHATHAM CO. VII SUMMARY OF KEY ISSUES I . Issues of Process A . Three Land Use Pians : A Land Use Plan is being prepared for the Joint Planning Area , along with Land use plans for Chapel Hi L L and Carrboro and their planning jurisdictions . Conceptual alternatives have been prepared for the entire area ; however , details at this point are for the Joint Planning Area only . B . ChgLcgL-„H-i Lj Carrboro Component-r,, of _JPA: What Chapel HILL , Carrboro and Orange County will be asked to jointly approve is a plan for the entire JPA , exclusive of Chapel Hill and Carrboro components . C. S P n : What is being presented on January 14 is a preliminary draft . The objective now is not to take action , but to solicit preliminary reactions and place issues "on the table" for discussion . D . Next Steps : It is recommended that the Draft Land Use Plan be referred back to the Chapel Hill and Carrboro and Orange County Planning Boards for further consideration and refinement ; then bring the Plan back to Joint Public Hearing before the governing boards in March . Target for action : April . II . Issues of Substance A . Kgaigioal Services Boundary,: Illustrated in terms of conceptual alternatives, this is the starting point in drawing the Land use map . Assumptions at this point become critical in Later phases . B . Transit,ioD Areas and__Ruril Buffer: The manner in which development is regulated ( and regulated differently) in these two types of areas is key . C . U i r it e W rs-h.ed: Should/can this water supply watershed be protected from development? D. I-40/New Hope Interchange,: Should plans incorpor- ate development activity here , or not? 76 4 E . I-40/NC 86 Intepchangg: What Land uses are most appropriate? Office end institutional uses have b,een suggested , but no commercial activity . F . Commercial Areas : Where and what scale? It has been suggested retail commercial activity be limited to a few neighborhood commercial nodes with no new centers or major expansion of existing centers . (Commercial focus on downtown and existing major retail centers , ) G . Research/Distrilutiontproduction Facility: If any areas are to be so designated , the best candidate is Land between the landfill and the railroad . Are uses of this kind desired? H . D!nsitias : Overall this preliminary draft builds in reasonably Low densities on the periphery of the urban area , and very Low densities as a rural. buffer . Is this appropriate? III 'I I II � I 77 - I • it Pr. Alice Gordon 1 Orange County Planning Board Chair - see Attachment "A". ROBERT REEBER I would just like to make a point. Living in the small triangle to the southeast part here of Orange County, it seems like we are a conduit to get into Chapel Hill and like everything else, you have joint planning and that is Chatham County over there and I live on Clearwater Lake Road. Chatham is right there but that road is the only access directly into Orange friars Chatham County and there is just a lot of building in that area and I think we really ought to ', consider the access, the road structure and the old age hoarse that going to be relatively high density and they are all going to be going into Chapel Hill so some how or other we need to negotiate a little with Chatham County to maybe consider the density increase may be a little faster than people realize it and maybe try to plan some open space and greenways and other things in that corner. Thank you. D Spoke on behalf of the Parker Road/Laurel Hills Neighborhood Association. See Attachment "B". FVERE'S BXLLINGSLEY Executive Director of ONAASA - see Attachment "C". ATE Representative of Economic Development Commission - see Attachment "D". PATTY KREBS Representative of the Chapel Hill Alliance of Neighborhoods. We are very pleased to have this opportunity to take part in the public hearing. We are interested in the number of issues that arise in joint planning and plan to submit a full report on them at a later date. At this time, the Alliance wants to identify just one issue however because we think it is a very important one and that is the issue of infill. Its distressing to read in the Joint Planning public information packet that infill is set forth in the 1977 Land Use Plan (that is the Chapel Hill plan) should be encouraged. We know planning agencies have a difficult job in planning for today and for trying to predict what will happen tomorrow. But with all due respect we think that a policy of infill as set forth in the 1977 Land Use Plan was based on an incorrect assumption. That assumption was that population would rise to a certain number and stop and stay there and that we could deal with that number as a given so that the only problem would be one of distribution. The 1977 plat pjecatnied a population figure of 60,800 by the year 2000. The plan noted the d P ng area could contain this population but at low density it would consume all ''the vacant land. The recommendation was to increase urban density and thus to prevent urban sprawl. To quote from the plan "by encouraging more 'dwelling units per acre within the low and high density residential categories, the town would be increasing the density of use on land that is developed while decreasing the amount of land needed to accommodate a given population but the trouble is we are not dealing with a given. We're not necessarily dealing with a population of 60,800 by the year 2000. The more we increase allowable densities as we did in Chapel Hill in the 1981 Ordinance, the more the population will increase, The of infill has given us higher densities without preventing urban sprawl.concept think that the way to protect undeveloped sprect. by setting aside green�l s, °� l� is to deal with it directly by setting be aside Y park land and recreational space. We hope that you will f assumption aIgood part of your effort to that and will examine the base umption of infill. 2 BRIELBKLIZEDE Chapel Hill-Carrboro Design Council Our group is made up of twelve planning architectural and engineering consulting firms that perform design work in the Chapel Hill-Carrboro area. First, we support the joint planning process for the purposes of developing a regional land use plan and for establishing development standards. At the appropriate time our organization is available to assist the County and Towns in developing these construction standards for the Joint Planning Area. However. we recommend that the extraterritorial area lines must be reestablished and that only one planning jurisdiction review and act on each development project. We do not recommend development review by more than one jurisdiction. Thank you. RON STROM I'm commenting tonight in a couple of different capacities. One as a resident of Northwood Subdivision near 86 and 140 and wanted to express my support for someday not having to shop at Food Lion or drive fifteen minutes across 15-501. Its exciting to know there will be some sort of mixed use development proposed around the activity node around NC86 and 1-40. Its encouraging to know that one day I won't have to shop at Food Lion or drive to Carrboro or 15-501 and a more important note from me personally as a contract owner of the southeast quadrant of 86 and I--40, an area that has been earmarked for Office-Institutional development, I simply wanted to ask for some clarification. We're using some terminology in the Joint Planning package that does not systematically reflect that which is currently applicable in the Chapel Hill Zoning Ordinance. We're dividing Commercial into Office Institutionally and to Retail trade, but there are further subdivisions as to what would be allowed in the Office Institutional. There is an 0I-1. 2. and 3 designation. I would like to express my conditional support of the 0 and I designation for the area between 1-40 and Weaver Dairy Road with the condition that some related services and uses that compliment 0 & I such as Retail' and restaurant that would make for a more attractive. a more comprehensive, planned development around that interchange be part of your clarification process as you go on to further identify and specify precisely what you mean by O & I. SA— Co-owner of Property in the southwest interchange of the I-40 that is under construction now and in general I would certainly like to support the general direction that I see here. The idea of using alternative B as a general guideline. the idea of the utility extension to compliment that particular alternative and the related land uses, particularly the conceptual one here that shows the commercial-industrial activity node around 1-40 and NC86. Specifically, when you get to the very detailed version here. there is a proposal for medium residential on Lynch Road as well as 0I and generally I support that. I would like to however support the earlier speakers here who mentioned the fact that there is some question about definition as to what is or is not included', in OI and in that particular zone or area or designation I think that some latitude there would be very helpful to help relate it to highway service uses as well as straight forward offices. Thank you. Dr.P.r....at_EMSNMJEMEM Member, Chapel Hill Township Advisory Council Resident in the Chapel Hill Township and the University Lake protected area. I wish to state that it is my impression that this joint planning process and the general plan set forth here has strong support in the Township Advisory Council and in the residents in the area in which I live. I place particular importance on a feature which appears in this map relatively recently. Namely., the provision for greenways and parks in the area forming II 3 an arc around the incorporated towns of Carrboro and Chapel Hill. This is a very important provision and I strongly urge that the Commissioners and the governing boards of Chapel Hill and Carrboro do whatever is necessary to implement this plan of greenways and parks to protect the land so designated and preserve it for the future generations who will be coming to live in this area. This region is one of the fastest growing areas in the country. We are planning prabably for a population two or three times that which now resides. This is the time - NOW - to set aside the parkland that will be needed by our children. . MTE GAY EDDY See Attachment "E". Chair Willhoit submitted two letters for the record: 1. Property owners of property at the northwest intersection of Homestead Road and Rogers Road requesting that it be zoned in such a matter as to permit CI development on a portion of the 64 acre tract. See Attachment • 2. Letter from Nello L. Teer Company requesting that their 200 acres near the interchange of I40 and New Hope Church Road be zoned as an industrial activity node. See Attachment "G". L1 ONA1�[) VAN NESS Representative of the Chapel Hill-Carrboro Chamber of Commerce We met with Roger Waldon at our growth management division and reviewed the proposals and the alternatives and would like to express our leaning toward the alternative "C" which we feel would be more in tune with same of the population growth that we would expect for the area. In looking at the estimate of 3% growth from 1980 to the year 2000, we felt that that might be somewhat under the current growth rate that we have experienced in the last two decades. Wei feel that a 3.5% growth rate might be more likely and therefore would mean a population of 96,000 in the township area as opposed to 87,000. In that case, we think that alternative "B" would not give us enough leaway to in effect in the fifteen years of less search out other ways to deal with our planning and infrastructure needs. We want to commend the planners for what they have done by including some of the activity nodes to address the issues that were brought up by the Orange County Economic Development Commission. In specific, we think that the office uses at the 1-40 nodes will allow local professional firms to expand in the area. We should not lose good corporate citizens and residents or firms like O'Brian Atkins. In the long run we feel that the loss of those kinds of businesses will only increase our local tax rates. We also want to express our concern of our interest in the rural industrial node proposed north of the I-40 NC86 node. If we had had such land properly zoned in the last couple of years we would not have loss Anderson Products Company which located on Highway 54 just two miles inside of Alamance County which if you drive by there you would hardly notice its presence. It does' employ a good number of people and does have an investment of about one million dollars. It also has people living in Chapel Hill traveling on Highway 54. Also by having such land we would also have provided space for local firms such as Dayteck or McBrooan Bicycle to expand in Orange County rather than adjoining counties. B. OLIVE I would like's to make two points: (1) the presence of Duke Forest it seems to me is extremely important to the Town of Chapel Hill and to Orange County. I have for many many years been concerned about the potential loss of Duke Forest. Some) of you who have been around here for some time know that about ten years there was a serious threat by some people at Duke University to sell off Duke Forest. I think it is extremely important that the officials ' I 4 in the Town of Chapel Hill, Orange County. Carrboro and those on Planning make known to Duke University that the presence of Duke Forest is extremely important to our future planning. Let the University know that we have an interest in Duke Forest. (2) The upper New Hope Creek is extremely important as a research area for the University of North Carolina. Duke University and NC State. When we talk about water preservation of Cane Creek and University Lake it seems to me also that it is extremely important that we also talk about protecting ', the watershed up around the upper Eno Creek which is important for research purposes and also important for recreation purposes in Duke Forest. JOHN HOWES Member of the Chapel Hill Town Council All of us really appreciate the thoughtful comments which have been offered here tonight. I was unable to attend the meeting in November at Culbreath Jr. High School. It seems to me that the comments offered tonight are at least equal to the quality of planning which has been represented on stage tonight which you have heard. It is a very good and solid piece of planning work and the kind of thoughtful comments that you have offered in response to it will get an appropriate response from those of us who sit on the governing boards as well as the planning boards and the others who are involved so I do want to thank all of you for your deep and considerate involvement in this process and we look forward to continuing that. CL CR[](yLF:Y Professor of Anthropology at UNC and an Orange County resident for nine years and I live about three quarters of a mile from where you are sitting. I also serve on the citizens task force for solid waste management. My concerns have to do with some of my interests and expertise in regional analysis and cultural ecology and in geology which I have studied for fifteen years or so. The Land Use Plan has offered us a very interesting rationale for its employment in various directions from Chapel Hill. I'm not very sure we have heard very many of the assumptions which underlie that plan. That's extremely bothersome to me.', All of us can offer rationales for our activities and few of us without a great deal of reflection I think can offer up what the underlying assumptions are but we would like to see some of those underlying assumptions be not only the natural environmental questions that you might expect me as an archeologists and geologist to be interested in which concern very explicitly the natural environment but also a number of cultural aspects which supposedly were reached by the questionnaire that many of you very kindly filled out.', We heard about the questionnaire but we did not hear the results from the questionnaire. At least. I did not hear the results of the questionnaire but perhaps you did. I'm concern that in a rush to accommodate growth in this area that the ranking priorities which might otherwise have been undertaken has been brushed aside and that they are being brushed aside tonight. We've not heard exactly what the priorities were which determine the manner in which all of those lines and colors got drawn on those maps. We see the maps and they are beautiful indeed and I appreciate the amount of effort they took because I have done much the same things myself. What I'm trying to say, is we still don't know what kind of things that guided the decisions that were made to put those colors and lines where they are. I know that the accommodation of growth is a major concern of the people who are employed by the Town of Chapel', Hill and the Town of Carrboro and the County of Orange and I understand as a colleague of yours in many cases the kinds of things you are up against. What I want you to do for the public is to expose your assumptions for us. I want to know exactly what is the most important. what is the next most important and so on. The kinds of considerations that you don't want. because then we are in some position instead of just flailing about at the public hearing where some of us have a chance to speak and some 5 of us don't and won't - that we get a chance to actually confront the kind of decisions that you've made. And I want to know exactly what those decisions are and I specifically want to know about them in terms of OWASA - in what manner has CIThSA taken up the question of the sub-surface geology of this area. How have they gone about that. Have they hired engineers from Raleigh? I serve on citizens task forces and I have heard a number of presentations in the last year. I 'Iwant to know exactly whether or not those people in Raleigh are trained in engineering or whether they are also trained in geology and whether they know anything about runoff and whether they know anything about the kinds of concerns that they citizens who are here tonight quite reasonably have. I assure you that if you lived three quarters of a mile from where we are sitting right now you too would have these concerns. With that in mind, if we can't know what your comprehensive management plan in, then we are in no reasonable position to ever come to a vote on it and what I'm asking you to do is to come clean with us. I want a list of your priorities in terms of making those kinds of decisions. I want to know what kinds of people have understanding of questions such as geology, questions which have to do with water quality management. I want a list of the people you consulted that the public can see and be able to make some kind of educated and by educated I mean educated in 1,the sense of the manner in which you made these decisions - judgments about the kind of land use plan that you are proposing for us. II t . 1 ' a r 1 OO> O c_. , _ Pva C^C-',.agol,-• 275 0 te-1 ;g 9—t2 85,t December 11 , 1985 Mr . Don Wiilhoit, Chairman Orange County Board of Commissioners Orange County Courthouse Hillsborough, N.C. 27278 Mayor James Wallace Town of Chapel Hill 306 N . Columbia Street Chapel Hill , N.C. 27514 Dear Don and Jimmy: The Carrboro Board of Aldermen has requested that I write each of you and express our very serious concern that Carrboro is apparently being excluded from the Joint planning process and our insistence that Carrboro be a full partici - pant in any discussions and decisions affecting the future growth and development of the western portion of the Carrboro-Chapel Hill urbanized area . On November 22, 1983, the Board of Aldermen unanimously endorsed the joint planning agreement in principle and instructed the staff to work with Chapel Hill and Orange County to revise the agreement so that it would be administered effectively. After several meetings and numerous drafts, Carrboro still could not reach agreement with Orange County and Chapel Hill on a system of administra- tion thatlCarrboro believed would work fairly and would not prove unreasonably cumbersome. Finally, at a joint meeting between the Carrboro Board of Aldermen and the Orange County Commissioners in May 16, 1984, it was mutually concluded that further deliberations would be postponed until agreement was reached on a land use plan and zoning map for the joint planning area . The thinking was if Carrboro and Orange County could agree on the major issues---what land uses should go where and what residential densities should be permitted in what locations-- it would be much easier to resolve the issue of who should process permit applications . Until recently, the Carrboro staff was fully involved in the preparation of the land use plan for the joint planning area . However, recent events have persuaded us that the under- standing reached at the May 16, 1984 meeting has been forgotten . Needless to say, Carrboro 's future growth cannot be planned without our participation, and therefore the 1 1 v a Mr . Don WIIIhoit, Chairman December 11 , 1985 Page 2 Carrboro Board of Aldermen has asked that 1 contact you in an attempt to schedule a Joint meeting of the three governing bodies tolensure that the joint planning process can proceed effectively with the participation of all necessary parties . 1 will contact you both shortly to discuss some possible i dates for , such a meeting . With every good wish for the holiday season, ( remain Sincerely yours, 141111112 L J es V . Porto, Jr. Mayor cc: Carrboro Board of Aldermen • I ORANGE COUNTY COMMISSIONERS 108 EAST MARG ,r.LT LANE HILLSBOROUGH, N. C. 27278 2SO`+EG CA1Erf.Y 1;7 1 r\ 1_ `(Ll■Ti COMMISSIONERS EIEN L.!.OYfI . SH•71kt1•!.:Y 1•;.?,.f.Af;S'r ALL NORMAN wALt E' . SPLC.I,1_, P TIIw Dm,VaLLNOIT JANU RY 14, 19136 . rte- - --- The 'IOYa.nge County Board of Corc nissioners, Chapel Hill Town Council, Carrboro Board of Aldermen and the Ori n je County Planning Board will meet at 7:30 p.m. in the Cultural l rLs Auditorium! at Chapel Hill High School for the purpose of holding a public hearing on a proposed Land Use Plan for wi_;at is tte.L eLi the "'joint Planning 2 r a." This is an c.pproxi-c to ti-r ee 11 i le area within). unincorporated Orange County vhich ui rcund_sI the Tos-ns of Carrbo o and Chapel Hill on the Yorlh, 'test and South. The propose( land use plan identifies he tyt:`a! ; L4c :, dew32.oxent.Ca c zc ns- wES that: lI-_e . within t Vii-area 4. r - .. I l•J-11h0A C r Chair ^r. MEMORANDUM TO: The Orange County Board of Commissioners The Carrboro Board of Alderman The Chapel Hill Town Council Carrboro P]anning Board Members Chapel Hill Planning Board Members Orange County Planning Board Members FROM: Beverly A. Blythe, Clerk DATE: January 24, 1986 RE: PUBLIC COMMENTS MADE AT THE JANUARY 14 JOINT PLANNING AREA MEETING For our y information, I have enclosed the verbatim comments that were made at the Joint Planning Area Public Hearing held on January 14, 1986. The minutes for this meeting will be presented for Board approval on February 3. After approval, a copy will be forwarded to you. If this office can ever be of assistance, please do not hesitate to call. /bab File cc: Mayor Jim Porto Mayor James Wallace Carrboro Town Manager Robert Morgan Chapel Hill Town Manager David Taylor - • qpECY-HukFTING ORANGE COUTY. conr_ sirozERs CARRBORO BOARD OF ALDER• EN • CARIRBORO TOL HAIL, CiRaDOPO, NORTH 'CAROLINA MAY 16 , - 7: 30 P.H. The Orange Cunt y Boar of Com:Tlissioners and the Carrboeo Boar, of Aldermen met in spe6ial session at the Carrboro Town Ball , Carrboro, N, rth Carolina on 'Wedneday, Nay 16 , 1984 at 7:30 p.m. for the purpose of discussing the proposed Joint Planning Agreement. Commissioners Present: Chair Don Willhoit, Commissioners Shi icy Marshall, Ben Lloyd, Norman Walker , and Richard Whitted. • Jim Porto, Mayor of Carrboro called the meeting to order.. The following was offered by the Carrboro Board for consideration by the Boar. of Commissioners: CD The jurisdictional line between Carrboro and Chapel Hill on the joint planning area map (which extends the pre ent • boundary north along the railroad tracks) be adopted norti of Eubanks Road, but that the Chapel Hill High School site and the area surrounding the landfill be included within C apel Hill 's jurisdiction. (2) Orange County adopt Carrboro ' s Land Use. Ordinanee for th-4. Ten and Twenty Year Transition area. (3) The Town and County agree upon a zoning map for the • trnsition areas using zoning classifications containe • the Carrboro land use ordinance. - . (4) Administrative procedures - First agree on the zoning ma , ane than consider the administrative procedures. . Chair Willhoit outlined two purposes for joint ( ) t4 determine the futuate needs of the area and (2) to provide representatiel t4 the citizens . 3H_ut approval proviOus a cju.o.rantee that Carrboro will hav[ final say in the 6eciion tor :hz-ft area based on what is outline:: in th: 7-7 •: 777 k7-!..77■7 ,17,7t I _ V 2 - ordinance _ thus if al request is in c:ompii._..,.. with the Ordinance there woad be very few instances of disagreement . - Mayor Porto emphasized that it is important for both Boards to have a voice in the decision. However , Carrboro would like to maintain -he responsibility for the application . to be filed in Carrboro and have ti at staff responsible fol,r processing with a joint public hearing between the .wn. and the County. Orange County would retain the decision authority but he administration would be through Carrboro. Commissioner Marshall noted that . if the permit is done by Carrboro nd meets Carrboro 's standards, then Orange County would then be in the posi ion of enforcing Carrboro 's Ordinance. Chair Willhoit reiterated the items agreed upon: (1) proceed with the zoning map, (2) continue to take under advisement the review . process and determine what components can be agreed . upon and • (3) adopt Carrboro's standards with someIlmodification if necessary to reach some uniformity in the ordinance . Chair tillhoit pointed out that if the. County takes the lead in • receiving the application and . issuing the permits • and doingfthe inspections,. Carrboro 's staff would not have this work load. Mayor Porto feels it important to come up with the zoning map anc to determine veto power . The meeting w•w�:i s adjourned. Don Willhoit, C air Beverly A. Blythe, Clerk - I 4 - 1 ORANGE COU NTY - HILLSBOROUGH " NORTf- c:.-tROLI':-\. .A z'} L r,caGf'i d C' v. / ei.r r January 3,- 1986 • Mr. David Taylor, Town Manager Town of Chapel Hill - - - 306 N. Columbia Street • Chapel Hill, North Carolina 27514 - • Dear Dave: • • Let IFe inform you of Board of Commissioner's December 17, 1985 r.eeti.ng with Carrboro regarding joint planning. As initially decided May 16, 1984 the two boards reaffirmed that Carrboro would continue to participate in the development of a land use plan and zoning map for the Carrboro side of the joint planning area. This is in furtherance of Section 2.1 of the joint planning agreement • which Carrboro has approved in concept although it has not signed the full agreement pending the reaching of an under- standing on Section 2.2. While the Carrboro staff has worked. on the p1 n from the inception of the effort some csuastiof had arisen recently as to how march- of the plan coald be ready . • for public hearing in January. The Carrboro portion will be formally acted upon by the Carrboro Planning Board on January 9, 1986 and then con wined with the full plan (i.e. the Chapel Hill portion, Carrboro portions and rural buffer portion) for public hearing on January 14, 1936. The Clerk to the Board will be in contact with each jurisdiction to outline seating arr_anyeento for those having an active) part in the actual corLduct of the joint public hearing on the 14th. • I . axe-.. ;tip;...:,_,.�.,-. .• ,..,., :�...•a,r..r,.,• • Mr. David Taylor, Town Nanage January 6r 1986 Page 2 If you have any questions. do not hesitate to call. Sincerely. Kenneth R. Thompson County Manager EPT/srs cc: Robert W. Morgan Alice Ingram Diane Woolley Alice Gordon Planning Director Enclosures;: Minutes of the May 16, 1984 Special Meeting bcc: Board Members • ORANGE COUNTY COMMISSIONERS 106 EAST MARGARET LANE HILLSBOROUGH, N. C. 27278 MOSES CAREY BEN LLOYD SHIRLEY E.MARSHALL NORMAN WALKER DON W/LLHOIT MEMORAN KM TO: The Orange County Board of Commissioners The Carrboro Board of Alderman The Chapel Hill Town Council Carrboro Planning Board J nbers Chapel Rill Planning Board Members Orange County Planning Board Members FROM: Beverly A. Blythe, Clerk DATE: January 24, 1986 A 24 RE: PUBLIC COTS MADE AT ,.:. JANUARY 14 J �LAINI MEETING For I r iYi *rmat pit a, ..* a one ose� '14;44741m comments that were y /To irig held on 14 f 1", •�;�� yA � {±µ `t # s A",4 The t r y .. �, approval ow, br w ' ry ., &:�;.° e� p �. 'eor Board to you r , zc forwarded this-off "" x -can-ever he-o P as hesitate to call. ;° r lease do not /bab File cc: Mayor Jim Porto Mayor James Wallace Carrboro Town Manager Robert Morgan Chapell Hill Town Manager David Taylor II / / //i& g / y 1 • ■1.1' : _____itri-)1 /4-'4-(A-r.-, --44-1.-414 v(te--4V.CA■r1 4. I 0 (------ • ,2. (6 he_r 1-i p_,.,,4 _e_„- . . . . . . _._. . 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Thicn. . fir. • • 4(00iiir C1•44_. eCr.a,144 cLy.. gAs ,\ / 7"r4at.4A-el--; (g7 # de,e -?,r(4,te-t) CHPE • /74?,. c(v/Y6 CA-42#,,,,:77xe ("6 Cea • °cep& ri(ite.)„ca;z ficeeLe er/4 4 - • ! ;.‹Igele4e.4-■ MT/WIDOW nA" STATEMENT GIVEN AT THE JOiNT PLANNING PUBLIC HEARING January 14, 1986 Members of the Governing Boards of Orange County, Chapel Hill, and Carrboro, and Citizens of the Joint Planning Area I am Alice Gordon, Chair of the Orange County Planning Board. Tonight, however, i am speaking to you as a citizen of the Joint Planning Area who has had the experience of being head of the Planning Board and one who will soon be just a private citizen again. Last July the Town Council and the Commissioners gave to the ChapetPlanning Board Chair and me the task of guiding the development of the Joint Planning Area Land Use Plan. Over the past six months we have worked diligently to that end. I personally have spent many hours of my time. The representa- tives of the Orange County and Chapel Hill Planning Boards and Planning Staffs worked together extremely well, and the extent of agreement on the goals and objectives as well as on the implementation of those goals was phenomenal. The result is the Draft Land Use Plan which you have before you tonight. This Draft Land Use Plan is a good one. As far as i know, it contains all the elements requested by both jurisdictions though of course there are issues left to be resolved. I might mention that Carrboro has just entered the planning process recently, and that is why I am not focusing on their participation. I urge you to adopt this land use plan, or some reasonable modification of it which will evolve from this hearing and additional meetings. The joint planning process has its frustrations, as does any cooperative endeavor, but it is infinitely preferable to the alternative, which is extra-territorial planning jurisdiction for the Town of Chapel Hill. Al least joint planning allows all interested citizens to be represented by governing officials for whom they can vote. • Gordon - January 14, 1986 Page 2 • Let us just think about extra-territorial planning and zoning jurisdiction for a moment. In the resolution passed by the Town Council last night, it is stated that the development, appearance and character of the areas outside the Town limits affect the natural environment and the overall quality of life in the Town of Chapel Hill. Don't you think the development of those areas affect the people who live out there, too? In an extra-territorial area, the town officials make the planning and zoning decisions even though the citizens cannot vote for them. Citizens in the extra-territorial area can only vote for the County Commissioners. Remember that for most people, their homes and their land are their major investments in their lifetime. That is why / believe such planning without representation is in the same moral and ethical category as taxation without representation. In this regard, I would only consider the ability to vote for the governing officials as being adequate representation. Furthermore, the County has been doing a good job in its planning and zoning and has been doing its utmost to cooperate with Chapel Hill. Why should further extra-territorial jurisdiction be either requested .pc granted? It is clearly unfair. In conclusion, let me say that the Town and the County have been getting along extremely well in the development of this Land Use Plan. It seems a shame to throw away this mutual good will and cooperative spirit, when I have yet to see basic disagreements on the proposals for the use of the land. / urge y ou to continue the joint planning process. I hereby request that my statement be inserted verbatim into the record of this hearing. ATTACUMENT "B"I MEMORANDUM To: Board of County Commissioners and Orange County Planning Board Chapel Hill Town Council and Chapel Hill Planning Board Carrboro Board of Aldermen and Carrboro Planning Board From: Parker Road/ Laurel Hills Neighborhood Association Subject: Joint Planning Area Land Use Plan Date: January 14, 1986 The Board of Directors of the Parker Road/ Laurel Hills Neighborhood Association met on January 12 to discuss the Draft Joint Planning Area Land Use Plan which includes our neighborhood located in the Southern Triangle. The Board fully supports the land use plan for our area as proposed, and voted unanimously to endorse it. The Board also unanimously voted to support the joint planning approach to planning for our area, as opposed to granting extra-territorial jurisdiction to the Town of Chapel Hill. This cooperative effort allows voting constituents of both the town and county to have an influence on land use planning decisions in the area surrounding the town. We feel the joint planning approach is far superior to the extra-territorial approach since it has given all concerned parties a chance to participate. Autonomous jurisdiction for one governing body is just not appropriate. Therefore, we strongly support continued joint planning because it ensures that we will be able to vote for the governing officials who make the land use decisions for our area. Submitted by .417-13744A-- Paula LaPoint, Secretary Parker Road/ Laurel Hills Neighborhood Association ATTACHMENT it COMMENTS CONCERNING NDRAFTTLANDNUSEEPLANAFROJOTY FOR JOINT PLANNING AREA I AM EVERETT BILLINGSLEY. EXECUTIVE DIRECTOR OF ORANGE WATER AND SEWER AUTHORITY (OWASA) . I WILL MAKE A FEW GENERAL REMARKS CONCERNING THE DRAFT LAND USE PLAN FOR THE JOINT PLANNING AREA, AND THE IMPLICATIONS FOR WATER AND SEWER UTILITY PLANNING AND MANAGEMENT. FURTHER COMMENTS MAY BE PROVIDED TO YOU FOLLOWING MORE DETAILED REVIEW OF THE INFORMATION PRESENTED HERE TONIGHT. As PROPOSED IN THE DRAFT PLAN, THE INCLUSION OF THE UNDEVELOPED AREA WITHIN THE BOLIN CREEK. BOOKER CREEK AND LOWER MORGAN CREEK DRAINAGE BASINS IN THE URBAN TRANSITION AREA IS VERY APPROPRIATE. AS THESE AREAS CAN BE SERVED THROUGH GRAVITY SEWER EXTENSIONS FROM THE EXISTING SEWER SYSTEM. THESE AREAS CAN ALSO BE SERVED FROM EXTENSIONS TO THE EXISTING WATER SYSTEM. FURTHER ANALYSIS IS NEEDED OF THE POTENTIAL NUMBER OF RESIDENTS THAT WOULD BE IN THESE AREAS GIVEN THE ASSUMED OVERALL DEVELOPMENT DENSITY; HOWEVER, IT APPEARS THAT EXISTING AND PROPOSED WATER AND SEWER FACILITIES WOULD BE ADEQUATE TO SUPPORT THE PROJECTED POPULATION INCREASE . OWASA STAFF HAS ALSO DETERMINED THAT PUBLIC WATER AND SEWER SERVICES CAN BE EXTENDED TO THE I-40/NC86 INTERCHANGE AREA, WHICH THE DRAFT PLAN SHOWS AS BEING INCLUDED IN THE TRANSITION AREA. EXTENSIONS TO THZS AREA WOULD BE UNDERTAKEN IN ACCORDANCE WITH OWASA'S WATER AND SEWER EXTENSION POLICIES. THIS INTERCHANGE AREA IS LOCATED IN THE NEW HOPE CREEK DRAINAGE BASIN; THEREFORE . SEWER SERVICE WOULD HAVE TO BE PROVIDED BY UTILIZING ONE OR MORE PUMP STATIONS AND FORCE MAINS. THE URBAN TRANSITION AREA NORTHWEST OF THE I-40/US 15-501 INTERCHANGE NEAR THE DURHAM COUNTY LINE IS ALSO LOCATED IN THE NEW HOPE CREEK DRAINAGE BASIN. THIS AREA CAN ALSO BE PROVIDED WITH PUBLIC WATER AND SEWER SERVICES. A WASTEWATER PUMP STATION WOULD BE NEEDED HERE , TOO. THE URBAN TRANSITION AREA SHOWN IN THE DRAFT LAND USE PLAN DOES NOT APPEAR TO INCLUDE ANY ADDITIONAL AREAS WITHIN THE NEW HOPE CREEK BASIN. IF ORANGE COUNTY AND THE TOWNS DETERMINE THAT DEVELOPMENT AT SUBURBAN OR URBAN DENSITIES IS APPROPRIATE IN THIS AREA, OWASA WATER AND SEWER FACILITIES COULD BE EXTENDED TO THE AREA, INCLUDING THE NEW HOPE CHURCH ROAD/I-40 INTERCHANGE AREA . THESE FACILITIES COULD BE EXTENDED BY DEVELOPERS, IN ACCORDANCE WITH OWASA' s WATER AND SEWER EXTENSION POLICIES, OR BY ONE OR MORE GOVERNMENTAL UNITS. IN THOSE AREAS WHERE PUBLIC WATER AND SEWER SERVICES ARE NOT PROVIDED. DEVELOPMENT WILL OCCUR USING ON-SITE WATER SUPPLY AND WASTEWATER DISPOSAL SYSTEMS OR SMALL-SCALE COMMUNITY WATER SYSTEMS AND PACKAGE WASTEWATER TREATMENT PLANTS. BASED ON THE INCREASE IN PACKAGE PLANT PERMIT APPLICATIONS AND CONSTRUCTION ACTIVITIES IN THE REGION, THE ECONOMIC FEASIBILITY OF UTILIZING THESE FACILITIES APPEARS ACCEPTABLE FOR DEVELOPERS. THERE ARE AN INCREASING NUMBER OF DEVELOPMENTS IN OUTLYING AREAS WHICH ARE UTILIZING PACKAGE-TYPE 1 SYSTEMS TO DEVELOP AT NEAR-URBAN DENSITIES. WHEN IMPROPERLY OPERATED AND MANAGED, SUCH ON-SITE OR SMALL-SCALE WATER AND SEWER SYSTEMS CAN PRESENT A NUMBER OF PUBLIC HEALTH RELATED PROBLEMS. FURTHERMORE , IF AN AREA UTILIZING THESE TYPE SYSTEMS IS ANNEXED BY A MUNICIPALITY, THE OWNERS OF LAND IN THE ANNEXED AREA WOULD MOST LIKELY BE REQUIRED TO PAY FOR REPLACEMENT OF THE SMALL-SCALE SYSTEMS WITH PUBLIC. WATER AND SEWER FACILITIES, IF THIS IS REQUIRED AS A RESULT OF THE ANNEXATION. THOSE OUTLYING AREAS WHICH ARE ANTICIPATED TO BE ANNEXED IN THE FUTURE SHOULD BE DEVELOPED AT URBAN OR NEAR URBAN DENSITIES ONLY IF THEY UTILIZE PUBLIC WATER AND SEWER SERVICES OR PROVIDE WATER AND SEWER FACILITIES WHICH CAN EASILY BE INCORPORATED INTO THE PUBLIC WATER AND SEWER SYSTEMS AT THE TIME OF ANNEXATION . EASEMENTS NECESSARY FOR THE ORDERLY, FUTURE EXTENSION OF PUBLIC WATER AND/OR SEWER FACILITIES MUST BE RESERVED DURING THE PLANNING PROCESS. AN ISSUE WHICH IS OF CONCERN TO THE COMMUNITY IS THE PROTECTION OF UNIVERSITY LAKE WATER QUALITY. OWASA HAS STRONGLY SUPPORTED THE ADOPTION OF REASONABLE MEASURES TO CONTROL THE ADVERSE WATER QUALITY IMPACTS OF DEVELOPMENT ACTIVITIES. AT PRESENT. ORANGE COUNTY' S POLICY STATEMENT WHICH PROHIBITS PUBLIC WATER AND SEWER EXTENSIONS INTO THE UNIVERSITY LAKE WATERSHED, EXCEPT IN EMERGENCY SITUATIONS. DIFFERS FROM THE TOWN OF CARRBORO' S POSITION ON THIS ISSUE . OWASA DOES NOT HAVE A POLICY WHICH PROHIBITS SUCH EXTENSIONS INTO THE WATERSHED. HOWEVER , WE ALSO DO NOT PROMOTE SUCH EXTENSIONS. PROVIDED THERE ARE ADEQUATE LONG-TERM ASSURANCES THAT SUCH EXTENSIONS WILL NOT RESULT IN INCREASED DEVELOPMENT INTENSITY IN THE WATERSHED, THEN CAREFULLY PLANNED EXTENSIONS MAY BE MORE DESIRABLE THAN THE ALTERNATIVE OF UTILIZING ON-SITE , OR SMALL-SCALE SYSTEMS WHICH ARE PRONE TO IMPROPER OPERATION AND ULTIMATE FAILURE . E OWASA's PRINCIPAL ROLE IS TO PROVIDE WATER AND SEWER UTILITY SERVICES; IT IS NOT THE GOVERNMENTAL UNIT RESPONSIBLE FOR PLANNING AND ZONING DECISIONS. LOCAL GOVERNING BODIES HAVE THE ULTIMATE RESPONSIBILITY FOR DECIDING WHETHER THE LOCATION, TYPE , DENSITY, QUALITY, AND TIMING OF DEVELOPMENT IS COMPATIBLE WITH LOCAL LAND USE PLANS AND POLICIES. OWASA PLEDGES ITS ONGOING SUPPORT IN THE IMPLEMENTATION OF THE LOCAL LAND USE PLANS FOR THE OWASA SERVICE AREA AND WILL CONTINUE TO PLAN AND OPERATE IN A MANNER WHICH IS CONSISTENT WITH LOCAL GROWTH MANAGEMENT PLANS AND POLICIES. OWASA SUPPORTS THE COOPERATIVE EFFORTS OF ORANGE COUNTY, THE TOWN OF CHAPEL HILL AND TOWN OF CARRBORO TO DEVELOP A JOINT LAND USE PLAN FOR THE COMMUNITY. A CONSISTENT DEVELOPMENT PHILOSOPHY IS EXTREMELY IMPORTANT TO OWASA. IF THE PLAN AND ASSOCIATED DENSITY LIMITATIONS AND POLICIES ARE FOLLOWED, THEN OWASA WILL HAVE A RELIABLE BASIS FOR PLANNING AND IMPLEMENTING WATER AND SEWER EXTENSIONS AND MAJOR SUPPORT FACILITIES. THANK YOU VERY MUCH FOR YOUR CONSIDERATION OF THESE REMARKS. (JANUARY 14. 1986) 2 , Y G�'i� � _ .. ORANGE COUNTY ECONOMIC DEVELOPMENT COMMISSION P.O. Box 712 i 117 N. CHURTON ST. HILLSBOROUGH, N.C. 27278 (919) 732-8181 (919) 968-4301 EXT. 279 STATEMENT FOR PUBLIC HEARING ON THE JOINT PLANNING AREA LAND USE PLAN, 14 JANUARY 1986 My name is Pat Crawford. I am one of Orange County's repre- sentatives on the Economic Development Commission [EDC) . Mr. John Gastineau, the Chair of the Economic Development Commission, Last Thursday at our regular meeting appointed a subcommittee to study the Draft Land Use Plan (LUP) before us tonight and make comments at this hearing for the Economic Development Commission. It is as Chair of that subcommittee that I appear before you. One of the purposes of the EDC is to aid the County in the promotion of its economic resources and economic development. Much of our time is spent speaking with and informing both new, prospective businesses and existing businesses about available sites in the County for new construction or relocation. We serve at the pleasure of the Orange County Board of County Commissioners (MCC) . In order to serve effectively, the EDC needs sites to show to prospective clients. These firms and businesses want the protection of zoning, but do not want the battles and the time required to achieve zoning. To accomodate this need of the EDC, we endorse the timely preparation of a LUP. We recognize that such a document is within the purview of the BOCC. The role of the EDC is to follow the guidelines set forth therein. The EOC believes the following actions should be taken: - We endorse enactment of a firm plan for a definite period of time with regular subsequent reviews. - We urge you to stick to the proposed timetable and have it in place by April. This is important because an update of the county-wide LUP is scheduled for review and update in 1986. This should be done expeditiously. - We note that in this draft and we hope to see in the county-wide plan the creation of commercial and industrial designations. Without such designations, the EDC simply is unable to do its job as charged by the BOCC. From our brief history, we can identify several problems which have caused impediments to our functioning effectively; with a well drafted, carefully conceived LUP these problems can be avoided. We , suggest the following items for your consideration as the draft plan is finalized: 1 . Stick to your work schedule. Uncertainty in what might happen Lessens our ability to function. Our clients are put off and chilled by the ambiguity regarding the appropriate- ness of siting their business in Orange County under the current plan. 2. Those nodes intended for commerical, office, institutional or industrial use should be so designated. Don't leave it to uncertainty. 3. Support those nodes by underlying the plan with appropriate zoning. Too often emotional issues cloud individual rezoning requests. If it's appropriate now, zone it now, and protect the County through development standards. 4. Again, with regard to nodes, a few large nodes would be preferable to many small nodes. Too often in the past zoning problems have occurred where someone wishes to expand a business or locate just outside, the node. Now is the time to plan, for that eventuality. 5. The issue of water and sewer service at the nodes needs careful attention. 90% of our clients have requested or require these services. Essentially, nodes without such services are less useful. With a few Large nodes, extension of water/sewer would be more cost effective. In conjunction with the LUP, a written plan for extension of these services is also needed. 6. We recognize that the concept of dual. planning is needed where jurisdictional interests overlap. But looking to the future, there is concern about dual review ofisprojects. Once development standards are agreed upon, j interests should have been addressed. One body should then be responsible for individual project approval. Repetitive reviews do not help any of the participants in the process. We ask that you consider these points as you review and enact a LUP for the Joint Planning Area. The EDC stands ready to serve the County under the guidelines established by the BOCG in its documents and ordinances. The LUP is an important document in the functioning of the EDC and the future of the County. Obviously growth is coming and will continue to occur. The EDG wishes to help in this process so that the inevitability of growth and its attendant economic development is one that has been planned for and managed in a responsible manner. ATTACHMENT °E° STATEMENT TO THE JOINT PLANNING PUBLIC HEARING JAN. 14, 1986 by Jeanette Gay Eddy 933-5486 422 Westwood Dr. . Chapel Hill I will address the process for development of the plan from here to the end. - Have observed the process since it began last summer) I am concerned about the next steps' and the amount of citizen involvement. At the beginning, memo's about process called for a series of public meetings before the land use plan was drafted. Later on they referred to two public informational meetings. In actuality, the meetings turns out to one, in November at Cuibreth School . At that well-attended meeting, there was much confusion about the process -- and citizens expressed a desire to know more before being asked to make choices. There needs to be ample opportunity for citizens to be educated on what is being proposed. For that reason, I suggest this public participations process be established and publicized for further development of the land use plan. It builds upon what has already happened and does not step back but move along to the final decision. First, develop more than one draft land use plan -- at least two. Each with a written anaylsis of the impact that particular plan would have on major factors such as roads, water & sewer, public services, open space, industrial and commercial development, density, etc. It should also be explained what the projected impact of that plan would be on the municipalities. More than one draft plan is necessary for . citizens to able to,compare: what are the good points, the negatives, what are the tradeoffs. With alternatives, the public can see compare the rationale for each and the implications of making a particular choice. The draft plans should be widely circulated, and a staff person available to speak to groups or individuals who wish to discuss the proposals. A high priority should be to get the word out to a wide range of citizens about the tradeoffs of each alternative. After the public is informed on the draft plans, then a public hearing. Following the public hearing, a preferred alternative, or final recommended plan, would be written. It might be very similar to one of the draft plans, or a combination, or even include new Ideas, depending on reaction to the drafts. Again public informational meetings and wide distribution of the final proposal before the public hearing. Final decision should be joint adoption of the land use plan for ALL the Chapel Hill side (or the Carrboro side) of the Joint Planning Area. I do not believe this process has to drag out the final decision, which is something I do not want to do. It will require a plan of action that is carefully spelled out and stresses public Involvement, adequately funded for materials, and adequately staffed. The cliche says there is nothing more expensive than cheap legal advice. There is nothing more expensive than a land use plan that has been rushed through and mustered no public understanding. It will be constantly vulnerable and have no real clout. If the land use plan is well thougll'out, has been carefully hashed over, it can be a Vehicle for consensus on how to deal with growth in the Joint Planning Area. It can also gather the public support necessary to see that decisions reached are not later ignored, Much good work has already been done on the plan. Much progress months. With continued cooperation among the three rn governmental mode in tde legt six staffing, a land use' plan for the Joint Planning Area, whichhas had lknowledgeable te citizen involvement, can be in placiebefore the next six months passes. ATTACHMENT "F" • BUZ ;- LLOYD AND ASSOCIATES REeI 6iATE BRO.ERS January 14, 1986 Orange„County Planning Department Hillsborough, North Carolina 27278 Gentlepeople; • With regard to the ongoing reyi-sion of the land use plan for the joint planning area of Orange County, i would like to recommend that, given that the Transitional Commercial Node centered at Seawell School and Homestead .roads is to be deleted from the plan, a portion of the 64 acre tract of land at the northwest corner of Homestead and J ovgps,. roads or a more general area including a portion of this tract be designated for development for office/institutional uses, Whether this be achieved by the replacement of the existing node with an "Office/institutional Trans, i.ttonai Node",' a change in the zoning text, a change in the zoning map - or any other mechanism, I. believe that development of a portion of the 64 acre tract mentioned above can be best utilized as office/institutional for the following reasons; 1 . A portion of this tract is either not wooded or wooded in young, small trees and is not esthetically desirable for development as a residential neighborhood at the present. 2. The 64 acre tract is closer to existing sewer than at least one other nearby area recommended for uses including 01 and is therefore a more probable site for orderly development in the next five or ten years. 3. The portion of this tract most appropriate for Oi development fronts on Rogers Road within a hundred feet of Homestead Road and would allow convenient access from Homestead Road via Rogers Road without requir- ing an entry directly from/into Homestead Road. The location of this . site which is virtually at the corner of these roads would affect traffic in the vicinity of residentially utilized land for only about two residences at present (minimal disruption of a residential neighborhood while at the same time minimizing commercial development on Homestead Road which will be a major thoroghfare within the next five to ten years). 4. The convenience of this area for office intitutional development will • be greatly enhanced by the completion of the portions.of 1-40 pre- sently under construction which will include an- interchange at Whitt field Road which will be within three roadway miles upon completion and closer when Homestead Road is realigned to connect with Weaver Dairy Road. Post Office Drawer J Carrboro, North Carolina.27510 919/967-9948 • Orange County Planning Department Hillsborough, North Carolina 27278 5. Designation of this type of site will encourage development of clus- tered office/institutional buildings which are preferable to "strip" development of important roadways on both esthetic and traffic bases. 6. Provision by the county for office development not located in prime commercial areas will allow the construction of more moderately priced office space in a zoning jurisdiction where real estate costs tend to be high relative to other parts of the state. Although I see construction density for such a designated area as most ap- priately resembling the land use intensity of 01 zoning, I would like to recommend the allowance of office/institutional development on a larger scale than the 01 classification stipulates for "normal" use: something more on the order of fifteen to thirty acres and without the "low traffic" characteristics described for 01 zoning. If I can provide any further input on this, please get in touch. I appre- ciate your consideration of this recommendation. Sincerely, Buz Lloyd copies: Orange County Commissioners Orange County Planning Board Carrboro Planning Department Carrboro Planning Board Carrboro Aldermen Mayor of Carrboro • ATTACHMENT G •-■•• • • • - I t 4- ----- _ Ka.A.J.t> _LL .1",. NI L.L.c ) L. 7-E: Je wards _Subs/di-trey Atrpprets Comperay.I. 0 :3 _ • . / o OFFICE TEL: '.919) 68a-8191 •TELEX: 57-9446 • January 14, 1986 Mr. Marvin Collins Orange County Planning Director Orange County Planning Department . 106 East Margaret Lane Hillsborough, NC 27278 . • Dear Mr. Collins: . This letter is in reply to your announcement of a "Public Hearing On Draft Land Use Plan" to be held at 7:30 P. M. , January 14, 1986; Our company owns a 146-acre tract of land adjacent and contiguous with the right-of-way of Interstate 40 at the New Hope Church Road interchange in Orange County. Also, contiguous with our property, we have a long-term lease (30 years) oa a 58-acre tract of land owned by Bingham Land Corrrp-1-,y' Clcmmons, North Carolina. It is requested that consideration be given that these tracts of land be designated in the Land Use Plan as loduzi_rial Transition Activity Node with an 1-2 or 1-3 district. Due to previous commitments we will be unable to attend this public - hearing; therefore, it is respectfully requested that you present our views as contained in this letter. • Very truly yours, NEM 0 13. TEER COMPANY • Thomas Gould ice Presid.ent 4•414-