HomeMy WebLinkAboutAgenda - 08-04-1993 - VIII-B O R A N G E C O U N T Y 1
BOARD OF COMMISSIONERS
Action Agenda Item Abstract
Meeting Date: August 4 1993
Action Agenda
Item # }/ '.13
SUBJECT: Orange County Zoning Atlas Amendment
Z-3-93 Virginia Pollitzer
DEPARTMENT: PLANNING PUBLIC HEARING Yes X No
ATTACHMENT(S) : INFORMATION CONTACT:
Mary Willis
Vicinity Map Extension 2583
Staff Report
Resolution of Approval (Carrboro) TELEPHONE NUMBERS:
4/15/93 Public Hearing Minutes Hillsborough-732-8181
6/21/93 Planning Board Minutes Durham -688-7331
Mebane -227-2031
Chapel Hill -967-9251
PURPOSE: To consider a rezoning request for property owned by
Virginia Pollitzer.
BACKGROUND: The area proposed to be rezoned is located about 1/3
mile south of Homestead Road and about 1/2 mile east
of Old NC 86 in the Calvander community. The property
consists of two parcels totaling 16 acres. Existing or
approved subdivisions surround the area on three
sides: Wexford Subdivision to the north, Cates Farm
Subdivision to the south, and Cobblestone Subdivision
to the east (see vicinity map attached) .
According to the Joint Planning Area Land Use Plan
(JPALUP) this parcel is categorized as Suburban
Residential, and is located with in Transition Area I
of the Carrboro Joint Development Review Area. The
Suburban Residential designation allows densities up
to 5 dwelling units per acre. The property is
currently zoned R-20, which allows a density of up to
2 . 1 dwelling units per acre. The proposed zoning is
R-15, which allows a density of up to 2 . 9 dwelling
units per acre.
Attached is a Staff Report for the proposed rezoning
prepared by the Carrboro and Orange County Planning
Staffs which was presented at the April 15, 1993 Joint
Planning Area public hearing. Draft minutes of the
public hearing are attached.
The Carrboro Board of Aldermen approves changes to its
Zoning Map by Resolution, based on the information
contained within the Staff Report and comments
2
received through the public hearing process. The
Orange County Board of Commissioners takes action
subsequent to action by the Carrboro Board of
Aldermen. Both Boards must act in the affirmative
before the rezoning can become effective. The
Carrboro Board of Aldermen approved the rezoning
request on May 25, 1993 (Resolution attached) .
The Orange County Planning Board considered the
proposed amendment on June 21, 1993 and recommended
approval. The vote was unanimous.
RECOMMENDATION: The Administration recommends approval of the proposed
rezoning.
i
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4
STAFF REPORT
TO: Orange County Board of Commissioners
Carrboro Board of Aldermen
Orange County Planning Board
Carrboro Planning Board
FROM: Carrboro Planning Staff
Orange County Planning Staff
DATE: April 2 , 1993
SUBJECT: Pollitzer Rezoning Request
REOUEST:
An amendment to the Orange County Zoning Atlas has been requested
which would incorporate a proposed change to the Town of Carrboro
Zoning Map. The proposed change would rezone all of 2 parcels
located in the Carrboro Joint Development Area as identified on the
Orange County-Chapel Hill-Carrboro Joint Planning Land Use Plan.
The total area is 16. 16 acres in size. The parcels are located
immediately south of the Wexford subdivision, north of the
permitted Cates Farm subdivision (Danziger property) , and west of
the Cobblestone subdivision. See Figure 1 for a map of the
properties proposed for rezoning.
PETITIONERS:
This rezoning has been requested by the property owner, Virginia M.
Pollitzer.
DESCRIPTION OF THE AREA:
The specific parcels to be rezoned are identified as: all of Lots
7A and 7B on Tax Map 108 in Chapel Hill Township. Both properties
are located within Transition Area I of the Carrboro Joint
Development Review Area.
1
5
Staff Report
Pollitzer Rezoning Request
Parcel 7 . 108 . . 7A is the larger at 15 acres and is accessed from
Autumn Lane in the Barrington Hills subdivision via an easement
through the Amos Horne property. Access is also provided via an
easement through the Danziger estate property connecting with
Rockgarden Road in the Cobblestone subdivision. Parcel 7. 108. . 7B
is 1. 16 acres in size and is landlocked. The parcels are
contiguous with 7 . 108. . 7B lying to the north of parcel 7. 108. . 7A.
Parcels 7 . 108 . . 7A and 7 . 108 . . 7B are currently zoned Carrboro R-20,
Residential, 20, 000 sf Minimum Lot Size, which allows a maximum
density of 2 . 1 dwelling units per acre.
The proposed zoning is Carrboro R-15, Residential, 15, 000 sf
Minimum Lot Size, which allows a maximum density of 2 .9 dwelling
units per acre.
EXISTING LAND USE:
Parcel 7. 108 . .7A contains a single family residence. Parcel
7. 108 . .7B is vacant.
LAND USES AND ADJACENT ZONING:
North: Wexford Subdivision, zoned Carrboro R-15. Has a
current Carrboro Conditional Use Permit for 95
single family units. In 1992 , Phase 1 was
voluntarily annexed into Carrboro. Construction is
underway on Phase 1.
South: Danziger estate property, zoned Carrboro R-20. Has
a current Carrboro Conditional Use Permit for 72
single family units to be developed in a single-
family subdivision named Cates Farm.
East: Cobblestone Subdivision, zoned Carrboro R-20.
Permitted for 64 single family units, over 80
percent complete.
West: Amos Horne property (7 . 108. . 3) , zoned Carrboro R-
20. Agricultural use.
ZONING HISTORY OF THE PROPERTIES:
1988 Zoned Carrboro R-20, Residential 20, 000 sf Minimum
Lot Size, as part of the implementation of the
Joint Planning Agreement.
2
6
Staff Report
Pollitzer Rezoning Request
Pre-1988 Orange County R-1, Rural Residential, 1 unit per
40, Q00 sf Minimum Lot Size.
COMPARISON OF ZONES:
Carrboro R-20, Residential, 20,000 square foot Minimum Lot Size:
Carrboro's R-20 zone is a residential zoning district which
requires 20, 000 square feet of land per dwelling unit. Lot sizes
may be reduced to 15, 000 square feet of land per dwelling unit if
a development is clustered; however, the land which is "saved" must
be set aside as usable open space. The overall density of the
tract cannot exceed one dwelling unit per 20, 000 square feet of
land; thus, the maximum density permitted under R-20 zoning is 2 . 1
units per acre. Table 1 (attached) compares the permissible uses
in a Carrboro R-20 zoning district with those in a Carrboro R-15
zoning district. Table 2 (attached) compares the density and
dimensional requirements of both zones.
Carrboro R-15, Residential, 15,000 square foot Minimum Lot Size:
Carrboro's R-15 zone is a residential zoning district which
requires 15, 000 square feet of land per dwelling unit. Lot sizes
may be reduced to 11, 250 square feet of land per dwelling unit if
a development is clustered; however, the land which is "saved" must
be set aside as usable open space. The overall density of the
tract cannot exceed one dwelling unit per 15, 000 square feet of
land; thus, the maximum density permitted under R-15 zoning is 2 . 9
units per acre. Table 1 (attached) compares the permissible uses
in a Carrboro R-20 zoning district with those in a Carrboro R-15
zoning district. Table 2 (attached) compares the density and
dimensional requirements of both zones.
CONFORMITY WITH THE JOINT PLANNING AREA LAND USE PLAN:
According to the Joint Planning Area Land Use Plan (JPALUP) adopted
by Carrboro, Orange County and Chapel Hill in 1986, this parcel is
categorized as Suburban Residential located within Transition Area
I of the Carrboro Joint Development Review Area. Under the JPALUP,
the category of Suburban Residential is defined as follows:
Suburban Residential Areas are designated for housing
densities ranging from one (1) to five (5) dwelling units
per acre. Such areas are located where land is changing
from rural to urban, suitable for urban densities, and to
be provided with public utilities and services. Housing
3
7
Staff Report
Pollitzer Rezoning Request
types range from single-family homes to duplexes to
multi-family dwellings.
However, densities may be lower than one dwelling unit
per acre in Suburban Residential Areas. Chapel Hill as
part of its Southern Small Area Plan has identified
certain areas in the Southern Triangle as being suitable
for densities not exceeding one (1) unit per acre for
areas immediately east of U.S. 15-501 and densities not
exceeding one (1) unit per five (5) acres for areas
immediately west of Old Lystra •Road. (amended 2/1/93)
Both the current Carrboro R-20 (2 . 1 units/acre) zoning and the
proposed Carrboro R-15 (2 .9 units/acre) zoning are well within the
density limits of the Suburban Residential Area category of the
Joint Planning Area Land Use Plan.
CARRBORO SMALL AREA PLANNING PROCESS:
Carrboro is at the beginning of a small area comprehensive planning
process designed to produce a comprehensive plan for the growth and
development of the northern edge of Carrboro' s incorporated limits
and the Transition Area. The study area encompasses approximately
3 , 900 acres within Carrboro and its permitting jurisdiction. The
process has just begun and is expected to take a minimum of 2 years
to complete.
Carrboro has begun this process in response to increasing growth
pressures along its northern boundary. Currently, over half of the
land lying north of N. Greensboro St./Hillsborough Rd. and south of
Homestead Rd. (excepting the Horace Williams tract) is either
developed, undergoing development, has a current development
permit, or is in the permitting process.
Development of a comprehensive plan for this area is the
responsibility of the Small Area Planning Work Group, a 34 member
group which is made up of the Carrboro Planning Board,
representatives from the Carrboro Transportation Advisory Board and
Carrboro Parks and Recreation Commission, plus 21 citizens of the
study area.
No decision has been made by the Carrboro Board of Aldermen to
place a moratorium on development permits during this project. The
land in the Transition Area cannot be rezoned by the Board of
Aldermen alone, rather it can only be rezoned by the Board of
County Commissioners pursuant to a joint public hearing process as
provided for in the Joint Planning Agreement. A moratorium on
rezoning requests would have to be approved by the Board of County
4
8
Staff Report
Pollitzer Rezoning Request
Commissioners after a joint public hearing process.
ANALYSIS:
Carrboro's R-20 and R-15 zoning districts are markedly similar in
the uses permissible in each. In fact they differ in only one
category. In R-20 commercial greenhouse operations are allowed; in
R-15 they are not.
As shown in Table 2, there are differences in some of the density
and dimensional requirements. Generally speaking, the dimensional
requirements are somewhat less in the R-15 than in the R-20. There
is also a difference in the maximum number of dwelling units
allowed per acre. Carrboro R-20 permits up to 2 . 1 dwelling units
per acre; R-15 permits up to 2 . 9 dwelling units per acre. Rezoning
this parcel to R-15 would represent a 38 percent increase in the
number of allowable units per acre.
The two properties total 16. 16 acres. Under R-20 zoning a maximum
of 35 units could be developed; under R-15 a maximum of 46 units
would be possible. It is critical to note that it would be very
difficult to realize this many standard single family lots from the
parcels because no land has yet been set aside for roads,
recreation purposes or as undevelopable land. Development of the
maximum number of units is generally possible only if the developer
uses a multi-family or cluster development design.
These parcels are located in the center of an actively developing
residential area of Carrboro. While a rezoning to R-15 would
increase the allowable density from 2 . 1 units per acre to 2.9 units
per acre, it would not increase the density to an incongruous level
for this part of Carrboro. These parcels are bordered to the north
by land which is already zoned R-15. And as was noted earlier the
permissible uses in these districts are virtually identical. In
fact, R-15 zoning is slightly more restrictive than R-20 in terms
of the range of uses permitted.
The Pollitzer properties can be served by OWASA water and sewer
either through an existing sewer easement from Cobblestone
subdivision or through a proposed easement which will be a
constructed as part of the Cates Farm subdivision on the Danziger
tract. As a part of its application for rezoning, Orange County
requires that applicants obtain letters from agencies stating that
the property can be served by public utilities and services. Those
letters are attached for your reference.
5
9
Table 1
Comparison of Permissible Uses in Carrboro's R-20 and R-15 Zoning Districts
Permissible Uses R-20 R-15
Single family uses x x
Multi—family uses x x
Group homes such as fraternities,sororities, homes for the
handicapped,and boarding houses x x
Homes emphasizing services, treatment or supervision such as
nursing care homes,halfway houses, and child care homes x x
Elementary and secondary schools x x
Churches, synagogues and temples x x
Libraries, museums, art galleries under 3,500 sf in size
Community center x x
Outdoor recreational facilities——public and private x x
Emergency services facilities x x
Agricultural operations——excluding livestock x x
Silvicultural operations x x
Reclamation landfills x x
Neighborhood utility facilities x x
Towers and antennas x x
Nursery schools and day care centers x x
Commercial greenhouse operations without on—premises sales x
Source: Carrboro Land Use Ordinance Section 15-146
Table 2
Comparison of Density and Dimensional Requirements
Between Carrboro R-20 and R-15 Zoning Districts
Requirements R-20 R 715
Minimum Land Area per Residential Unit 20,000 sf 15,000 sf
Maximum Number of Dwelling Units per Acre 2.1/acre 2.9/acre
Minimum Setbacks:
from street right—of—way 40 feet 35 feet
from rear lot boundary 20 feet 20 feet
Minimum Lot Width 100 feet 85 feet
Maximum Building Height 35 feet 35 feet
Source: Carrboro Land Use Ordinance
TL;\ ?
L:j LJ
J 10
8
1 meeting for a recommendation to be presented_ to the Orange County
2 Board of Commissioners on August 2 , 1993 .
3 VOTE : UNANIMOUS
4
5 A motion was made by Alderman Gurganus , seconded by Jacquelyn
6 Gist , to refer the proposed rezoning to the Carrboro Planning Board
7 meeting of May 6 , 1993 for a recommendation to be 1-?resented to the
8 Carrboro Board of Aldermen on May 25 , 1993 . After action by the
9 Board of Aldermen, the proposed rezoning will be referred to the
10 Orange County Planning Board at. their June 21 , 1993 meeting for a
11 recommendation to he presented to the Orange County Board of
12 Commissioners at their August 2 , 1993 meeting .
13 VOTE : UNANIMOUS
' 14 -
15 IT . PUBLIC HEARING/REZONING -- VIRGINIA POLLITZER
16 Orange County Planner Mary Willis presented this item. She
17 indicated that the total acreage of this property which is propose
18 to be rezoned is 16 acres . The property is currently zoned R
19 which allows a density of up to 2 . 1 dwellings per unit per acre .
20 The proposed zoning is R-15 , which allows a density of up to 2 . 9
21 dwelling units per acre .
22
23 Carrboro Planner Julia Trevarthen also made a presentation ;on
24 this item which compared the R-20 and R-15 zoning districts and how
25 both the present and the requested zoning conform with the Joii,t
26 Planning Area Land Use Plan. Ms . Trevarthen stated that the uses
27 permissible in the R-20 and R-15 zoning districts are virtual •,
28 identical with only one difference . Dimensional requirements are
29 somewhat less in the R-15 zoning districts and the property can Ue
30 served by OWASA . •
31
32 • Michael Hughes , representing Ms . Pollitzer, addressed the
33 Board stating that plans for development of the land have not beer,
34 done yet , but once developed , the land would be serviced by OWASA .
35
36 THERE WERE NO COMMENTS FROM BOARD MEMBERS OR CITIZENS
37
38 A motion was made by Commissioner Insko , seconded 1.,
39 Commission Halkiotis , to refer the proposed rezoning to the
40 Carrboro Planning Board meeting of May 6 , 1993 for a recommendation
41 to be presented to the Carrboro Board of Aldermen on May 25 , 1992 .
42 After action .by the Board of Aldermen , the proposed rezoning will
43 be referred to the Orange County Planning Board meeting of June
44 21 , 1 993 for a recommendation to be presented to the Orange Count \
45 Board of Commissioners on August 2 , 1993 .
46 VOTE : UNANIMOUS
47
48 A motion was made by Alderman Gist , seconded by Aldermah
49 Gurganus , to refer the proposed rezoning to the Carrboro Plannlnc
50 Board meeting on May 6 , 1993 for a recommendation to be presented
51 to the Carrboro Board of Aldermen on May 25 , 1993 . After action by
52 the Board of Aldermen , the proposed rezoning will be referred to
•
LLJ _ 11
9
1 the Orange County Planning Board meeting of June 21 , 1993 for a
2 recommendation to be presented to the Orange County Board of
3 Commissioners on August 2 , 1993 .
4 VOTE : UNANIMOUS
5
6 ITT . ADJOURNMENT
7 •
8 There being no further business , the meeting was adjourned .
9
10
11
12 James E . Spivey, Deputy Town Clerk
13
14
15 Moses Carey, Jr . , Chairman
12
TOWN OF CARRBORO
I iv
NORTH CAROLINA
The following resolution was introduced by Alderman Jacquelyn Gist
and duly seconded by Alderman Hilliard Caldwell.
A RESOLUTION RECOMMENDING APPROVAL TO THE ORANGE COUNTY BOARD
OF COMMISSIONERS OF AN AMENDMENT TO THE CARRBORO OFFICIAL ZONING
MAP AND THE ORANGE COUNTY ZONING ATLAS REZONING ALL OF LOTS 7A
AND 7B ON TAX MAP 108 LOCATED WITHIN TRANSITION
AREA I OF THE CARRBORO JOINT DEVELOPMENT REVIEW AREA.
Resolution No. 31/92-93
WHEREAS, Carrboro is party, along with Orange County and the
Town of Chapel Hill, to a Joint Planning Agreement effective
November 1987 ;
WHEREAS, a Joint Planning Area Land Use Plan and Map were
prepared and adopted by all parties pursuant to the Joint Planning
Agreement;
WHEREAS, according to the Agreement, requests to rezone lands
located within Carrboro 's Joint Development Review Area may only be
acted upon following a Joint Public Hearing involving the governing
boards from Carrboro and Orange County;
WHEREAS, a request to rezone from Carrboro R-20 (Residential,
20, 000 sf minimum lot size/2 . 1 units per acre) to Carrboro R-15
(Residential, 15, 000 sf minimum lot size/2 . 9 units per acre) all of
Lots 7A and 7B on Tax Map 108 located within Transition Area I of
Carrboro ' s Joint Review Area and totalling 16. 16 acres has been
received from the property owner;
WHEREAS, the properties proposed for rezoning are categorized
as Suburban Residential Areas and defined as follows:
Suburban Residential Areas are designated for housing
densities ranging from one (1) to five (5) dwelling units
per acre. Such areas are located where land is changing
from rural to urban, suitable for urban densities, and to
be provided with public utilities and services . Housing
types range from single-family homes to duplexes to
multi-family dwellings .
WHEREAS, both the current zoning of Carrboro R-20 and the
proposed zoning of Carrboro R-15 are consistent with the Suburban
Residential Area designation in the Joint Planning Area Land Use
Plan; and
WHEREAS, a Joint Public Hearing was held on April 15, 1993 to
consider this rezoning.
P. O. BOX 829 • 301 WEST MAIN STREET, CARRBORO. NORTH CAROLINA 27510 • (9191 942-8541 • FAX (9191 968-7737
AN EQUAL OPPORTUNITY EMPLOYER
rage Two
Resolution No. 31/92-93 13
NOW, THEREFORE, THE BOARD OF ALDERMEN OF THE TOWN OF CARRBORO
HEREBY RESOLVES:
Section 1. All of Lots 7A and 7B on Tax Map 108 located
within Transition Area I of Carrboro ' s Joint Review Area and
totalling 16. 16 acres be rezoned from Carrboro R-20 (Residential,
20, 000 sf minimum lot size) to Carrboro R-15 (Residential, 15, 000
sf minimum lot size) .
Section 2 . The Town Clerk shall send a copy of this
resolution to the Orange County Manager.
Section 3 . This resolution shall become effective upon
adoption.
The foregoing resolution, having been submitted to a vote, received
the following vote and was duly adopted this 25th day of May, 1993 :
Ayes: Randy Marshall, Tom Gurganus, Hilliard Caldwell, Jacquelyn
Gist
Noes: Jay Bryan, Eleanor Kinnaird
Absent/Excused: None
I, Sarah C. Williamson, Town Clerk of the Town of Carrboro, North
Carolina, do hereby certify that the foregoing is a true and
correct copy of a resolution adopted by the Carrboro Board of
Aldermen at its meeting held on May 25, 1993 .
• . ��` C/It n,••••
• det,u,k) e.
Town Clerk •cS-,, %•
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14
property is currently zoned R-R, which allows a
density of up to 1 dwelling unit per acre. The
proposed zoning is R-20, which allows a density
of up to 2 . 1 dwelling units per acre.
A Staff Report for the proposed rezoning prepared
by the Carrboro and Orange County Planning Staffs
which was presented at the April 15, 1993 JPA
public hearing is an attachment to these minutes
on pages .
There was extensive public comment at the public
hearing. A copy of the public hearing minutes
and written comments are on file in the Planning
and Inspections Department.
The Carrboro Board of Aldermen approves changes
to its Zoning Map by Resolution, based on the
information contained within the Staff Report and
comments received through the public hearing
process. The Orange County Board of
Commissioners takes action subsequent to action
by the Carrboro Board of Aldermen. Both Boards
must act in the affirmative before the rezoning
can become effective. The Carrboro Board of
Aldermen approved the rezoning request on May 25,
1993 . A copy of the Resolution is an attachment
to these minutes on pages .
The recommendation of the Orange County Planning
Board will be presented to the Orange County
Board of Commissioners for its decision on August
4, 1993 .
The Planning Staff recommends approval of the
proposed rezoning.
Burklin asked about the zoning of Stony Hill and
Willis responded RR - one unit per acre. Burklin
asked about the zoning for Fox Meadow and Meadow
Run. The response was RR. It was noted that Fox
Meadow and Meadow Run were originally in Orange
County's jurisdiction.
MOTION: Reid moved approval of the proposed rezoning as
recommended by Planning Staff. Seconded by
Eidenier.
VOTE: Unanimous.
0 (2 ) Z-3-93 Virginia Pollitzer
Presentation by Mary Willis .
15
The area proposed to be rezoned is located about
1/3 mile south of Homestead Road and about 1/2
mile east of Old NC 86 in the Calvander
community. The property consists of two parcels
totaling 16 acres. Existing or approved
subdivisions surround the area on three sides:
Wexford Subdivision to the north, Cates Farm
Subdivision to the south, and Cobblestone
Subdivision to the east.
According to the Joint Planning Area Land Use
Plan (JPALUP) this parcel is categorized as
Suburban Residential, and is located within
Transition Area I of the Carrboro Joint
Development Review Area. This designation allows
densities up to 5 dwelling units per acre. The
property is currently zoned R-20, which allows a
density of up to 2 . 1 dwelling units per acre.
The proposed zoning is R-15, which allows a
density of up to 2 . 9 dwelling units per acre.
A Staff Report prepared by the Carrboro and
Orange County Planning Staffs and presented at
the April 15, 1993 JPA public hearing is an
attachment to these minutes on pages
The Carrboro Board of Aldermen approves changes
to its Zoning Map by Resolution, based on the
information contained within the Staff Report and
comments received through the public hearing
process. The Orange County Board of
Commissioners takes action subsequent to action
by the Carrboro Board of Aldermen. Both Boards
must act in the affirmative before the rezoning
can become effective. The Carrboro Board of
Aldermen approved the rezoning request on May 25 ,
1993 (a copy of the Resolution is an attachment
to these minutes on pages ) .
The recommendation of the Orange County Planning
Board will be presented to the Orange County
Board of Commissioners for its decision on August
4 , 1993 .
The Planning Staff recommends approval of the
proposed rezoning.
Eidenier asked how near the property is to the
Horace Williams Airport. Willis responded
approximately one to two miles . Cantrell noted
that it is on the flight line.
Willis noted that there were no comments other
than the applicant's at the public hearing.
16
Cantrell asked where this property received
access. Reid responded that access is through
Wexford Subdivision.
MOTION: Reid moved approval as recommended by the
Planning Staff. Seconded by Scott.
VOTE: Unanimous.
AGENDA ITEM #10: MATTERS HEARD AT PUBLIC HEARING MAY 24, 1993
a. Comprehensive Plan Amendment
( 1) CP-2-93 Louis and Joe Berini
Presentation by David Stancil.
The site consists of 11. 9 acres of land in Eno
Township currently used as the 44-unit Caroline
Mobile Park. Louis and Joe Berini are the owners
of the park, located along the Durham-Orange
County line.
The proposal requests reclassification of the
property from Rural Residential to Twenty-Year
Transition. The site lies at the end of Howe
Street (SR 1589) , on the north side of I-85 at
the Durham County line, adjacent to Eno River
State Park. It is Tax Map 25, lot 54 (part) .
This amendment is a secondary amendment to the
plan, as an extension of an existing Twenty-Year
Transition area located south of the interstate.
The applicants have recently acquired sewer
service from the City of Durham for the mobile
home park, which has a number of septic tanks
that date over 20 years in use. The extension of
sewer service was recommended by the Orange
County Health Department to remedy the likelihood
of future septic tank problems.
Although within Orange County, the property is
accessible only via the City of Durham and is
contiguous with the Durham City Limits . The site
is also within the city's Urban Growth Area as
designated on the Durham 2005 Comprehensive Plan.
Designation of this site as Twenty-Year
Transition would recognize the existence of sewer
service as an indicator of transition to urban
land uses, and could potentially allow for
rezoning to higher residential densities in the
future.
At the May 24 , 1993 public hearing, the applicant