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HomeMy WebLinkAboutAgenda - 08-23-1993 - C 1-4 ORANGE COUNTY 5 BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: August 23. 1993 Action Agenda Item # C 1-4 SUBJECT: WATERSHED PROTECTION STANDARDS AND ZONING OF LITTLE RIVER AND CEDAR GROVE TOWNSHIPS NOTE: This abstract contains the following public hearing agenda items: C-1. Comprehensive Plan Text Amendments (b) CP-4-93 Watershed Protection (pp. 59-110) C-2. Zoning Atlas (Map) Amendments (pp. 111-147) C-3. Zoning Ordinance Text Amendments (pp. 111-147) C-4. Subdivision Regulations Text Amendments (pp. 149-154) DEPARTMENT: PLANNING PUBLIC HEARING X Yes No ATTACHMENT(S): INFORMATION CONTACT: Mary Willis Proposed Amendments Extension 2583 TELEPHONE NUMBERS: • Hillsborough -732-8181 Durham -688-7331 Mebane -227-2031 Chapel Hill -967-9251 PURPOSE: To consider proposed amendments to the Orange County Zoning Atlas, Zoning Ordinance, Subdivision Regulations and Land Use Element of the Comprehensive Plan for the purpose of extending zoning to Little River and Cedar Grove Townships and implementing State Mandated watershed protection standards. BACKGROUND: STATE MANDATE TO PROTECT DRINKING WATER SUPPLIES On June 23, 1989, the North Carolina General Assembly passed the Water Supply Watershed Protection Act, The purpose of the Act, as stated in its opening paragraph, is "... to protect and enhance the quality of the State's surface water supplies by establishing a cooperative program of watersupply protection to be administered by local governments consistent with statewide management requirements established by the Environmental Management Commission (EMC)." 046 Role of the EMC The EMC ( with the NC Division of Environmental Management (DEM) as its staff) is the State's appointed board on environmental and resource protection. Its charge was to: Develop and adopt watershed protection minimum rules, classifications and standards; and Classify each watersupply watershed across the State into categories consistent with these rules. The EMC created five watershed classifications for freshwater supplies. These classifications are based on the amount of existing and proposed development in the watershed and the quality of the water in streams feeding the water source and are generally described as follows: WS-I watersheds are essentially natural and undeveloped with no permitted wastewater discharges. WS-II watersheds are predominantly undeveloped, with only General Permit wastewater discharges allowed. WS-III watersheds are low to moderately developed. WS-IV watersheds are moderately to highly developed. WS-V watersheds are generally upstream of WS-IV waters and have no special watershed development or wastewater discharge restrictions. Each classification has different protection measures designed to protect the existing quality of water. For example, the type and intensity of development allowed in the higher-quality WS-I and WS-II watersheds are more restrictive than that allowed in WS-III and WS-IV watersheds. A Table (8 1/2" X 14) prepared by DEM summarizing the minimum protection measures for each classification as adopted by the EMC is included as a separate enclosure. Role of Local Governments Local governments were required to develop and implement watershed protection programs and ordinances that provide for maintenance, inspection and enforcement in a manner which is at least as restrictive as the minimum rules adopted by the EMC (hereinafter referred to as "State Mandate"). Failure to implement such programs by January 1, 1994 will result in the EMC's assumption of enforcement and administration of a watershed protection program and the right to impose fines of up to $10,000 per month. 04 ORANGE COUNTY WATERSHEDS REQUIRED TO BE PROTECTED Orange County contains all or part of ten watersupply watersheds. These watersheds received the following classification from the EMC: STATE CLASSIFICATION OF ORANGE COUNTY WATERSHEDS WS-II WS-III WS-IV University Lake Flat River Lower Eno Cane Creek Jordan Lake Upper Eno Haw River Little River Back Creek South Hyco OVERVIEW OF PROPOSED WATERSHED REGULATIONS University Lake and Cane Creek Watersheds, and the portions of Upper Eno, Back Creek and Little River Watersheds outside of Little River and Cedar Grove Townships, are now subject to Protected Watershed (PW-II), Water Quality Critical Area (WQCA) or University Lake Watershed (ULW) overlays. The Planning Staff proposes to eliminate these existing watershed overlay districts and create 13 new overlay districts which correspond to the ten watersheds which must be protected, including separate overlays for the Critical Areas for the University Lake, Cane Creek and Upper Eno Watersheds. Generally, where existing Orange County watershed protection standards are more stringent than the mandated standards, it is proposed that the existing standards continue to apply. Existing standards which are less restrictive than the mandated standards are proposed to be modified to reflect the minimum mandated standards. However, where technical studies have been prepared which recommend protection measures more stringent than the State Mandate or existing standards, the study recommendations are generally recommended. Where standards of the underlying zoning district differs from the watershed protection standards, the more stringent standard applies. University Lake The existing standards applicable to the University Lake Watershed are more stringent than the State Mandate. Existing standards allow up to five lots as small as two acres to be created from a lot of record as of October 2, 1989. Thereafter, the average lot size is five acres. No substantive change to the existing standards are proposed. The Critical Area will be extended where necessary to cover the area within 1/2 mile of the reservoir. i 17 0 4 b Cane Creek The existing standards pertaining to residential development within the Cane Creek Watershed are consistent those required by the State Mandate, and no substantive changes are proposed. Existing standards require a minimum lot size of two acres and six percent impervious surface in the Critical Area, and a 40,000 square foot minimum lot size and 12% impervious surface limit in the remainder of the watershed. The Critical Area will be extended where necessary to cover the area within 1/2 mile of the reservoir. Non-residential development, which includes uses such as churches and schools which are allowed in residential zoning districts, could have an impervious surface of up to 70% in five percent (5%) of the watershed. This represents the minimum standard required by the State mandate. Upper Eno Watershed Residential development in the Critical Area of the Upper Eno Watershed is proposed to have a two-acre minimum lot size and six percent (6%) impervious surface limit. The minimum lot size in the balance of the watershed is as allowed by the underlying zoning district. The underlying zoning requires a 40,000 square foot minimum lot size, with exception of the portion of the Efland area designated as Transition Area in the Comprehensive Plan. Within the Transition Area, where rezonings can be requested to allow up to 13 dwelling units per acre, the proposed standards would allow up to 30% impervious surface for high-density residential developments, with detention ponds required if impervious surface exceeds 12%. Non-residential developments can have impervious surface as high as 70% in five percent (5%) of the watershed outside of the Critical Area. Detention ponds will be required where impervious surface exceeds 12%. These standards represent the minimum standards required by the State for WS-II watersheds which allow residential densities greater than one (1) dwelling unit per acre. Little River and Flat River Watersheds The State mandate requires a minimum lot size of one acre or a 12% impervious surface limit in the Little River watershed, and a minimum lot size of one-half acre or 24% impervious surface limit in the Flat River Watershed. The Planning Staff is recommending a 2-acre minimum lot size and 6% impervious surface limit for residential development in both watersheds. A technical study prepared by Camp, Dresser and McKee for the City of Durham in 1989 entitled "Watershed Management Study: Lake Michie and Little River Reservoir Watersheds" recommended the more stringent lot size and impervious surface limits. Several years ago, when watershed protection initiatives were being considered, the City of Durham officially requested that Orange County adopt a two-acre standard as recommended by the Study. Durham County recently enacted similar standards in the rural portions of that watershed in Durham County. For these reasons, the Planning Staff is recommending adoption of a higher standard than that required by the State Mandate. O4i Non-residential developments could have an impervious surface of up to 70% in five percent (5%) of the Little River and Flat River Watersheds. This represents the minimum standards required by the State mandate. Back Creek and South Hyco Creek Watersheds Residential development in the Back Creek and South Hyco Creek Watersheds is proposed to have a 40,000 square foot minimum lot size and 12% impervious surface limit, consistent with existing standards in the portion of the Back Creek watershed in Cheeks township. The portion of the Back Creek and South Hyco Creek watersheds in Cedar Grove Township is currently subject to the 40,000 square foot minimum lot size, but is not currently subject to impervious surface limits. Up to five percent (5%) of the watershed can be developed for non-residential use with an impervious surface of up to 70% of the lot. This represents the minimum standards required by the State Mandate. Lower Eno The minimum lot size in the L-ENO-PW overlay is as allowed by the underlying zoning district. The underlying zoning requires a 40,000 square foot minimum lot size, with exception of the area along Hwy 70 and NC 10 designated as Transition Area in the Comprehensive Plan. Within the Transition Area, where rezonings can be requested to allow up to 13 dwelling units per acre, the proposed standards would allow up to 50% impervious surface with detention ponds required in some cases if impervious surface exceeds 24%. Non-residential development, such as that allowed in the commercial and industrial Activity Nodes along Hwy 70 and NC 10, would be subject to an impervious-surface limit of 50%, with detention ponds required in some cases if impervious surface exceeds 24% Haw River and Jordan Lake The HAW-PW and JORDAN-PW overlays contain the minimum standards required by the State Mandate. However, the existing standards for the underlying _zoning districts (Agricultural Residential (AR) in the HAW-PW Overlay and Rural Buffer (RB) in the JORDAN-PW Overlay) are significantly more restrictive than the overlay standards. ZONING LITTLE RIVER AND CEDAR GROVE TOWNSHIPS In order to apply the watershed protection overlay districts to Cedar Grove and Little River Townships, it is necessary to extend zoning to those areas. The proposed zoning is consistent with the existing Comprehensive Plan. Agricultural Residential Zoning District The underlying zoning district of all of Cedar Grove Township and most of Little River Township is proposed to be the Agricultural Residential (AR) zoning district. This district allows a minimum lot size of 40,000 square feet or .92 acres. The 050 minimum width of new subdivision lots in the AR district is 150 feet. The Subdivision Regulations, in effect since March 13, 1978, require the same minimum lot size and a lot width of 130 feet for new lots. The Agricultural Residential District will allow for residential use, agricultural- related business use, some non-residential uses which are not commercial or industrial in nature (such as schools and churches), and some uses which require approval of a Special Use Permit by the Board of Adjustment or Board of Commissioners. Rural Residential Zoning District The Rural Residential (R1) zoning district will be applied to areas which are currently designated as Rural Residential in the Land Use Element of the Comprehensive Plan. There are two areas with this designation, both within Little River Township. One is generally centered along NC 57 south of the intersection with NC 157. The other is generally south of Guess Road and New Sharon Church Road in the southeast corner of the township. The minimum lot size in the Rural Residential District is also 40,000 square feet. The minimum lot width for new lots will remain 130 feet. The uses allowed in the R1 district are very similar to those allowed in AR, with the exception that some of the agricultural business-related uses are allowed only in AR. Non-Residential Uses Within Activity Nodes The Comprehensive Plan designates three types of activity nodes in Little River and Cedar Grove Townships within which property may be rezoned for commercial or industrial use. Activity nodes are defined as the area within a certain distance of designated intersections. Rural Community and Rural Industrial Activity Nodes extend 1/2 mile from the intersection. Rural Neighborhood Activity Nodes extend 1/4 mile from the intersection. LITTLE RIVER TOWNSHIP Rural Community Activity Nodes Caldwell - NC 57 and NC 157 (1/2 mile radius from intersection) Schley - NC 57 and Schley Road Rural Neighborhood Activity Node Underwood's Store -New Sharon Church Rd. and Schley Rd. (1/4 mile radius from intersection) CEDAR GROVE TOWNSHIP Rural Industrial Activity Node Prospect Hill -NC 49 and NC 86 (1/2 mile radius from intersection) Rural Community Activity Nodes Carr -NC 49 and Carr Store Road (1/2 mile radius from intersection) The Village - Efland-Cedar Grove Road and Carr Store Road 051 CEDAR GROVE TOWNSHIP Tolar's Store -NC 86 and Walnut Grove Church Road Rural Neighborhood Activity Nodes (1/4 mile radius from intersection) Villine's Store -NC 86, Saw Mill Road and Carr Store Road Walnut Grove -Walnut Grove Church Road, Saw Mill Road and Little River Church Road Property within a node which contains an existing business will be proposed for zoning to a non-residential district which allows the existing use. Outside of Activity Nodes There are a number of properties which are outside of activity nodes being used for non-residential purposes. The Planning Staff conducted a windshield survey and identified about 80 potential business activities. The owners were contacted by mail and asked to contact the Planning Department and provide information on the existing use and future plans. Land which is being used for business purposes may be zoned Existing Commercial (EC-5) or Existing Industrial (EI), allowing a use to continue and expand. It also permits a business to be rebuilt if it is destroyed and to be replaced with another business permitted in the district. A listing of the properties proposed to be zoned to a commercial or industrial zoning district is attached. Information meetings were held in each Township in late June. In addition, Planning Staff spoke before the Cedar Grove Ruritan Club on August 5, 1993. SUBDIVISION REGULATIONS AND COMPREHENSIVE PLAN AMENDMENTS The proposed amendments to the texts of the Subdivision Regulations and Comprehensive Plan are technical in nature. Revisions to the Subdivision Regulations are limited to deleting existing watershed protection standards to avoid duplication, and incorporating references to the Zoning Ordinance where ." =appropriate. Amendments to the Comprehensive Plan include identifying several additional watersheds as Protected Watersheds, revising the definition of the Critical Area consistency with the State definition, and other making other technical references and changes as needed. RECOMMENDATION: ZONING ORDINANCE TEXT AMENDMENTS ZONING ATLAS AMENDMENTS COMPREHENSIVE PLAN AMENDMENTS Article 20.3 of the Zoning Ordinance requires that the Zoning Officer's recommendation be presented to the Planning Board within 30 days of receipt of an application. However, Article 20.4 exempts any application for amendments to the Zoning Ordinance, Zoning Atlas and Comprehensive Plan 052 by either the public or the County from the provisions of Article 20.3 In either case, though, the public hearing is the time scheduled for presentation of the Zoning Officer's recommendation. Zoning O97cer Recommendation Provided that the Planning Board and Board of Commissioners find in the affirmative, the Zoning Officer recommends approval of the proposed text and atlas amendments. Administration Recommendation The Administration recommends that the proposed amendments be referred to the Planning Board for a recommendation to be returned to the Board of Commissioners no sooner than October 4, 1993. SUBDIVISION REGULATION TEXT AMENDMENTS Section VII-D-3 of the Subdivision Regulations requires that proposed amendments to the text of the Subdivision Regulations be presented at a joint public hearing involving the Board of Commissioners and the Planning Board. It is at that time that the Planning Department's recommendation is presented. Planning Department Recommendation Provided the Planning Board and Board of Commissioners find in the affirmative, the Planning Department recommends approval of the proposed amendments to the Subdivision Regulations. No decision is made on the proposed amendments by either the Planning board or Board of Commissioners at the public hearing. Instead, the Planning Board has 75 days within which to prepare and submit a recommendation to the Board of Commissioners. Failure of the Planning Board to submit a recommendation within the required time shall be considered a favorable recommendation. Administration Recommendation The Administration recommends that the proposed amendments be referred to the Planning Board for a recommendation to be returned to the Board of Commissioners no sooner than October 4, 1993. , ,,w 1111ATE U .JW'. '11f:TER.S,k,.P. 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(.:11"i'',"1.!'7,7"*.1',.S.14:-.4i.ik ;••••::::::.:',..*•:.'.....*:..t.*::.:*.:-.....*.:-:,:-. K : .f 4/� Y ;Y yy :vii.} Jo u.K LITTLE RIVER TOWNSHIP O 5 4 FLAT RIVER AND LITTLE RIVER WATER SUPPLY WATERSHEDS 2 . ! � r a r'GRAY` e27.1'4-.... $a `" •AT E,A.S �.,, LAtiE i 57 hDttr- ..• ,•.-: ' -,-N'....i,...it:;:.,;:*.':-- ..-:•.t;..::.:.;.;:•4•,vg...;:i• -...:,t.'.:,-...,b.::,..„...:...5 ::,,,,,,.i:,::....,,-t.,:i...:::-. ::-..:,..:::„...). ...,:.,„,..„.. .-.., . :, ,.._. BETtff1 STORE RD. r.IQ ' ' .. - l 1 Ake a � .\:i. !J4, v /g .. .``1, • BLAL.. R0. .. .' .7-',7'4'''''''.7-c-.:i-1...,,-.47tf.f...'-''' 0174 6 S E 1 E -Q;�---?!. ` 1 • i i Ctldwei 1T �AA sr ; f F .". '.J � � � + .4 g y y +ir a.i.:4; 4� �ss i T i 8�0 ]>~ Wom ,: 'k �4 y � •' ... <: ` ::� '7 .Z. S _, .t.. r RG ° 4t. i r i 1 f id ..' r ,� �..Zt3 .T J f" t.• 7 1SI `' �' L ITT'. V- - ' - , ;,sue `�' �� �� L."�3:' �.V,--..r..r',� �. Fmk t.� rP'/' ��. rf• �r:.Ff s� ..r"c rn �rr:^i 4'0::. �_ :` WAL. 4 S � , r-.;T. Schley ,yon w �. ;'°; r rF LANE. m _ , ({„ r r .,r' �'� c - r_r t w.. ( TS 1 ♦ c t n! 1�:rr Ro. s i/i ~ I� . , J` r. `f ee w cE.__, Pt/ L <''s4. )., ,� ^r8_f'48'a . tai The zoning area shown as is proposed for the Rural Residential (R-1) zoning • designation. The underlying zoning for the remainder of the Township is proposed for the Agricultural Residential (AR) zoning designation EXCEPT for those areas identified by a number and black square, which represent areas proposed to be zoned as appropriate commercial or industrial districts. Detailed information on the specific location and size of these districts is available at the Planning Department. NON -RESIDENTIAL USES IN LITTLE RIVER TOWNSHIP TOTAL:*:: ON-RESIDENTIAL PROPOSED LR # TAX MAP# DESCRIPTION ACRES ACREAGE. ZONING 0 1.17;.12 Gatiss's Body.Shop 2 1.1..6 Mark's Auto Repair 100.70 0.92 EC-5 3 1.10,.100 Car.d,Ws BQdVjPaint 2 02-,. 2.0 .:::.EC S 4 1.9.13E Torain Garage 7.01 1.84 EC-5 6 1,19..2 Service Garage 2.39 - 2.39 RC-S' 7 1.10..4A NC Inspection Garage 2.00 2.00 EC-5 10 1.9-13A : Ramsey? Garage 5.5 0,92 ECY-5' 11 1.25..1 OD auto sales sign 4.45 4.45 EC-5 19 1.4;.78 Country Crafts 8;80. : 0.92 EC-5 20 1.24..2A Syspak, Inc. 10.01 10.01 E-1 23 1.21..25 Walker Racing Parts 60,00 0.92 EC'-5 24 1.27..24 Underwood Grocery 1.30 1.30 NC-2 25 1.15..4 gas station and store 1;60. 1.60 NC-2 26 1.15..2 gas station and store 53.19 1.60 NC-2 27 1.4.;68 Toby K.;Poole Hauling Service 20;91 2,00 ECS 28 1.14..913 Caldwell Custom Cabinets 3.81 2.80 E-1 38 1.20. 20 earthmoving equip„ 7 bay garage 5.05 5.05. EC-5 40 1.24..6/16 uto repair shop 15.55 ? EC-5 50 1,7:.1413, Brown's.Farm Services 20,OA 8.80 AS 80 1.27..19 Dezern's Backhoe Services 3.97 3.97 LC-1 81 1.19..21-1 Body Shop 2.50 2.50 EC-5 82 1.24..9S Beauty Shop/Repair Shop 1.50 1.50 LC-1 Updated 8/18/93 d C1T L� 0 NON -RESIDENTIAL USES IN CEDAR GROVE TOWNSHIP Ut O� .TOTAL ICON-RESIDENTI A PR OPOSEp CO # TAx MAP # DESCRIPTION ACRES. ACREAGE ZONING 1 2:30..22 Hall's Body Shop 9:40' 1.4fi . EG-S 4 2.13..9A Tire Service and Store 2.39 2.39 EC-5 5 2.47..24 Brooks Tires 8 2..25..10 Berry's Garage Service 1.50 1.50 EC-5 11 2:13..2 64 W Small Engins:,Repair 62,60 1.01 EC-5 13 2.22..1 B Blalock Body Shop 2.00 2.00 EC-5 24 2.31:.8 Tinnin Grocery.;; 39.01 ' 0.92 EC: S 27 2.46..39 Filling Station 3.24 3.24 NC-2 28 2.341.7 R.L Snipe (grocery and gas) 1.03 1,03 . NC=2 30 2.24..20 Oakley's Drapery Outlet 5.00 1.51 NC-2 31 2.46 .40D Piedmont Gas:; 4.27 4.27 E-{ 32 2.29..15 Gas station 1.24 1.24 EC-5 33 2:17..1 Truck Lot 184:36 0.94. NC-2 36 2.32.7 Dexton's Plastics 6.46 6.46 E-1 3$ 2.$:.6 Store (closed) 6085 0.92 E - 41 2.13..5F Wizard's Cauldron 4.96 2.72 E-I 42 2.32 .20 Post Office/ Stare LC 1 43 2.32..19A Store 0.25 0.25 LC-1 44 2.26..9 Cedar Grove Quicky Store .(cloSed) 1,A0 . 1,00 EC=5 45 2.6..7A Brooks Store 25.67 0.92 EC-5 46 2.37,..22 R& R Auto Sales and Taxidermy 1'.00 1.00 EC=5 48 2.19..7A Phelp's Rest. and Store 1.49 1.49 EC-5 49 2 14. .AA: Store and'Car Wash 1:77 1.77; NC-2 50 2.46..64A Convenience Store 1.60 1.60 EC-5 80 <2 46..39A Electrical Contractor.(?j 1.26 ? NC-2 81 2.46..408 Landscape Business 5.50 2.00 EC-5 83 Tire Recycling ? EC-5 84 2.46..8E Car Restoration 1.00 1.00 EC-5 85 2.46,.54 lContractor ? 5.00 ? EC-5 Updated 8/18/93 CEDAR GROVE TOWNSHIP S- HYCO CREEK, FLAT RIVER, LITTLE RIVER, BACK CREEK, AND UPPER ENO RIVER WATER SUPPLY WATERSHEDS IvAll; 71 U. N4. 43 7a IF ko'Mp ji Ww FQ � 4p, -4 41 I !J ou uS 059 c- 1 Comprehensive Plan Text Amendments 060 061 ORANGE COUNTY PLANNING DEPARTMENT MEMORANDUM TO: MARVIN COLLINS Planning Director FROM: DAVE STANCIL, AICP cs Planner II-Comprehensive DATE: August 6, 1993 SUBJECT: CP-4-93, WATERSHED-RELATED AMENDMENTS TO THE TEXT OF THE COMPREHENSIVE PLAN, LAND USE ELEMENT Please find attached CP-4-93, an amendment to several sections of text and maps in the Land Use Element of the Comprehensive Plan. This amendment revises sections which must be updated in order to be consistent with Z-7-93 (New Watershed Protection, Overlay Districts ) and the accompanying Zoning Ordinance text amendments which regard water supply watershed plan updates/revisions - in accord with the state's Water Supply Watershed Protection Act of 1989 . In keeping with our discussions on the subject, I have only revised the sections of the plan that are necessary for consistency with the watershed plan updates. Since my July 9 memo, I have added two additional sections for amendment. Goal 10 in Section 3 .5 deals with water supplies, and additions and/or revisions have been inserted to update and clarify some of the goal statements. The Hillsborough Township component (Section 3 . 9) also needed a few clean-up revisions after review, and these updates have been included in the attached. New text that is proposed for addition to the plan is shown in boldface and redate4. Text that is to be deleted is both preceded and followed 1)y -the-phrase <DELETED>. The County watershed map and the township component maps in the Plan must •al-so be updated as part of this amendment. These updates involve either drawing a revised critical area or simply labeling "new" watersheds. Please let me know if you have any questions or comments. copies: Gene Bell, AICP, Planner III-Comprehensive Mary Willis, Planner III-Current 062 063 (Page 2 .24 ) • WATER RESOURCES - Several sub-basins within the Cape Fear, Neuse and ROanO River basins are existing public water supply watersheds. 1 any o these w�a s rs ends have bar recognized.....a c p rote ted for reaps �. .e severa3. new ratez suppp .y water to were atere6-sd The Neuse Basin 04xta « < a; > iunbex o : > ; fEer; etR I, »:asizs an,d W er •:tFAR " [e Upper.......Eno........sub-basin........Contains.....:..Lake Oran e, C ;•::e orporation Lake, Lake Ben Johnson, the proposed se i <on th ae :::::rSeven-M a Cree Res.e:.:::,,..,..,.r..,::.::.:,..,:es.::.:.. ::... :::::.::.,:.:.:::,..,:::..>:;::;.:.; :::,.:.�.:>:::.,;:..:. ,:::<::..,.;•.;•.:::.:>:.;:::.�:.> :;>;:,.:.,,,.:..:<. >.:Y;Y:.:>';:.Y:;;:�: ;.;..,:>::>';,:.:;.:.;Y;><:':<, rvox '�h a lakes, .t s p 8�ed, serve prC:;'�t4 # ae Hillsborough, Efland, and`"portions ''of"AY'amance ortkera.,and ws _.. ...... ..... _...... .... .. at�s .:. srws.::o�::.the...:teass>> `;: ;:.: ::.::.:>::.::Y:.,:..:. ..:: .,.;.::':;..Y,;:..;,.,,,». :.>.::::: :.:.:..:::.�:. � u: she v:::::.v...:.�::::: W.::.,Y:x•:Y,G.Gn.,�:::nY::•:::hY:::.,:•H::::.,..Gh.::�...}::•:>>i•::•::•.b;v•:n;::;-::::-:::•:'.;:.:::•i:;•::::::::r::::::::::r:.:�:::.:w::::::::r.�::::.�:v::.�.:�.�:.�.,. .:.: twa:..Gisti.a Universit Lake, drainin t1ze Morgan'Creek`"`siib=bas'ing'° and the Cane Creek Reservoir, both in the Cape Fear Basin, serve as water supply to Chapel Hill and surrounding areas . t? . e ;Coui :• : `:»<>>;"'.:;`iii:`..:: i:.'-;��:k:i":::ii'F.::Y.;'{'i•::Y> ::::::i:i%:::::ii:y'::;::;::`<:.{ :i':'•'':i::iiii'::.i : :.. ...:.. :: : :.< >: ..':�<:< k'�.��::>::�i!Eat . :�: :< �Q#���!��1t�l�;B> O�i��'# -:;.::;:iRi;";>::: •::, .,Y•,:v::•i.:• ::;::.r i•?.;:i;<iGix:::::Y::;:•:::;.;.".:.:.,;•<:a;::<:iii>i::::;i:Yi::';iri"a :: i:<..dd..•.,. ;": :;...;iii:• i; ?, 'i iii:,..,.:,.+;?i::`:.,..x..aa.'si;•,.:'`?t :;:::..,;:.�.,.::a ... eci:;;ia:;«�'�g� as < �ct<c� th�r aka#as<e a�a:zs�.ed<:>:; :�aac���ra:;:::: ra :rsm:;►: ;:,;«:>:<; to a esls si« nth •sonthwe8tern Orange Count � kewise, the orlon :: esew �!�.:.. :a...... het :>:>:< s '�. »•�;:;>:haa:::<:a:«.:.�.. fie i1t :7:i:y:.: 3i:2ii:::Si;f: a� ivi;:' i :;yl:::p:;;::>;:;::Y:::;;: ;:; ;:>:•.::; "•.;;:r:: :�;i;i::'yr';:;}'i%iii`i:::;>:'.5:�.<::.f;.y:.i—•x;io-::-:orc;:;` :o-i ra:..;:¢<;:;::::<c•;;;;:;<��5' ;:;protac ed area" arc<:<<;extendin into the sus se�tera corner a �i�y.y�y�r ................................................... - � ......nevrr..•�.nrxn:.G.r.G.•$::rkX,':::.i v;�•}-T::i:Yiii.n::i:Y:::::.�.�.j':i:Y;:Y' :::::.�:::::.�n�::::::::::::. i::'4}::!::!•i:i!:'i;--Gi:,;;.. ... •Y;•:JiY:C;;v'•:ii?y:Yi.::.::::•;iY:.}}ii:.i:•i;:::•••i:^`Y}',yi•':r{;•;^�:n%i.:.G;:{;:::: 'p'r.: x' j'y ,an YY.4. :�y�}..y.�►.:i'r: ...�::....Q�iy�.:ii}:}:}:j:}•�iiiy... •.i!'.::::y►'/�.:�...y...y.�:.{�.:�.y.•�!.:::..:y.�.�:i.CYy:.►.p......:�y.. ::�•i:/.�..i :p?:ry..'.y.;�.y... :.... ..fiFAII �FiI►�A'e#it:'.? sis�liiA::rj:::�V�R-::C:'#is Y-Ti:�.illiiRF!�#::M��.:IIi.:Y::::A'..•��41.�'i: t he o :...' c4:::; raek<::: �a ein a water e t a ::fl s acre ::.;:..:.:::::,;.: .i::i::>i:.i•:.;i':::::;:::.i;.i:;ii:.:.:;is::.:ii;.:.:>:::r".ii:i:.>'<:;<i ... :<,: #ra t:" i i d iip ";a?a idea:::>>a►a r::>der»; e.. .t. :...o E....R4 c . ' ..................::..i•ri.......:.:w.:..:.i:}ri-i:{•Y:-iii:::.}i.:�.�::.n............:.....................r.........................:....•..:.........................................:..............................................:..... Because these areas contribute to the public health and safety in the form of drinking water supplies, special land use protection measures are necessary for the areas ' protection. Measures designed to ensure high water quality are discussed in later sections of the Land Use Element. FLOODPLAINS - Floodplains are those areas which will be inundated by water in a specific storm event generally referred to as a " 100-year flood" . Such a storm has a one percent probability of Fc'e,:`-j (Page 2 . 3-4 ) Town of Hillsborough The Town of Hillsborough has a municipally-owned water system. The Town has identified a future utility service area that extends south and east of the current Town and ExtraTerriorial Jurisdiction (ETJ) . Currently, service is provided to most areas within the city limits and ETJ, and additional portions of Hillsborough and Eno Townships to the south and east of town. The system in 1986 served 8 , 800 persons_ through 3,400 meters, an increase of 2,800 persons and 1, 200 meters from 1980 service levels. Water consumption within the Hillsborough water service area averaged 1.43 mgd in 1986 . Hillsborough' s primary source of raw water is currently Lake Ben Johnson on the Eno River. The impoundment has a 20 year safe yield of 0 .43 mgd. Available supply is affected by withdrawals upstream at Corporation Lake, although limited diversions can be made around Corporation Lake from Lake Orange, further upstream. Under optimal conditions 2 .5 mgd can be diverted from Lake Orange to Lake Ben Johnson. The Orange County Water Conservation Ordinance, however, allocates 1. 8 mgd to Hillsborough from Lake Orange when the lake is at its normal level. This allocation from Lake Orange drops to 0 . 80 mgd when the lake reaches a crisis level. Lake Orange, which can provide 2 . 62 mgd, is owned and controlled by Orange County. Hillsborough is connected to OWASA via a 16" pipeline, while a 6" pipeline connects Hillsborough with Orange-Alamance Water System. A bond referendum passed in 1987 gave the town authority to construct an additional connection with Durham, <DELETED>although this pipeline has not yet been pursued. <DELETED>, c ' > 1>9 1 t e :e ; �tf..:�:: the:`:: t:. ::� o `:>Du .. ::;<; ...::::.:.................:::::::::::,� : .::.:. :.:�`.. ::.:... . ....... �44m: iiic<::>4:.:: .igetett > Jordan hake may provide Hi lsboroug with' `up to 5 . mgd at some point during the next twenty years. In 1988, the town filed a request with the North Carolina Division of Water Resources for a Level II allocation of 6 . 0 mgd from the 100 mgd available from Jordan Lake for public water supplies. The request was filed as part of an application submitted jointly with other jurisdictions and agencies in Orange and Chatham Counties. The Town received a future allocation of 5 .5 mgd. Plans _for treatment and transmission of any allocation from Jordan Lake from Hillsborough have not yet been developed. Demand and deficit projections are displayed in Figure 2-3 . They indicate that Lake Ben Johnson is severely inadequate when considered as a sole source of supply. Even with a full allocation from Lake Orange under the Orange County Water Conservation Ordinance the Hillsborough system will face a demand deficit by the year 2000, and possibly before. Ugir4989413he Town of Hillsborough identified a preferred future source of water as a new impoundment on Seven-Mile Creek, which uld also serve other County residents in central Orange as well . <DELETED>At this time, discussions are underway between the County and the Town regarding the construction, management and allocation 06 : (Page 2 .3-4 (a) ) • of this possible 6.3 mgd source <DELETED>. Uowovert this .ap0iunda.l t ' 8 not 5uad due to diu #AV` ronme t n o le I 9 1> i e flown o flii3sbo t#h i eat lie t seconds ...ia...the p o #ass a arc p'a�e a et $sex �. � the c e ek . p a o hies site, der West ork o the E o,is :; rider cons .der ion;a :;; .s • 06C 06 ; (Page 2 . 3-6 ) Orange Alamance Water Systems, Incorporated (OAWS) OAWS is a non-profit association formed in 1969 to serve populated areas in western Orange and eastern Alamance counties . The system has recently defined a future service area in Orange County in and near the village of Efland. The service area crosses the ridge line separating two major drainage basins, the Cape Fear and the Upper Neuse, serving the US 70 corridor west from Efland, the Mebane area and several rural communities in eastern Alamance County. A small portion of Cedar Grove Township is also served with water by the system. Approximately one-third of OAWS customers are in Orange County, with a slightly smaller proportion in the Upper Neuse drainage basin. Industrial use accounts for about 20% of total usage in the system. The three major industrial users - GKN, Honda, and Dayco - are located in Alamance County. The primary raw water source for OAWS is Corporation Lake, an impoundment on the Eno River just north of US 70, which has a 20 year safe yield of 0.7 mgd. The rate of sedimentation is such that 35% of its storage capacity has been lost since the dam's- construction in 1969 . At that rate of sedimentation, Corporation Lake would be completely filled by the year 2025, with a resulting net yield of zero. The Orange County Water Conservation Ordinance, effective January 1988, allocates 0. 80 to OAWS from Lake Orange when the lake is at its normal level. This allocation drops to 0 . 32 mgd when Lake Orange reaches crisis level. OAWS has interconnections on the east with Hillsborough and on the west with the Graham-Mebane water system. Graham-Mebane is , in ................................................................................. turn, connected to the City of Burlington. '13 90'' '> a ci. es>of. ::..:.:.-..: .._...i:::::::::: ):::: ::. .:;:. .i':::::::::::..�:::::::::.�. i'::. ..;:::.. .;.�:.-:.::nom;.;::.: ::::::::.:. :;i i:::.�...:::::. ::::i•:. ..�. :iv:;.............................................Y................ Gza3 am and::*0*.'::::<c: let construction :o ;;t ei r own reservoir on Back:: n::eastern Alamance Count::: : res:i ents of ti o se>t o ±cities. Between 1980 and 1986, raw water pumped from OAWS increased by 50%, from 0 . 42 mgd to 0. 63 mgd. Population served during that time increased from 4 ,800 to 6, 150. Projected water demand and deficits are shown' in Figure 2 .4 . These figures show that the system is rapidly reaching capacity when Corporation Lake is considered as a sole source. Even with a full allocation from Lake Orange, under the Orange County Water Conservation Ordinance, OAWS faces a system-wide demand deficit by 1995 . POTENTIAL WATER S IJ SOURCES FOR O C I 1590 the ne reek Ras.raci r::> n ain Tc sh : as .et+ d as saw serve$ A;:.1**. c r > ; ; it3 is :::OWASA should nave adequate supplies'of wter through the twenty year plan period. The two water suppliers in central Orange County are in a less enviable position. As growth trends and the drought of the mid 1980 's clearly showed, Hillsborough and OAWS have serious water supply needs that are both short and long term. 068 (Page 2 . 3-8 ) Twenty-eight potential reservoir sites were identified in five studies conducted between 1969 and 1980 . Most of the sites were not seriously considered because of inadequate yield, significant amounts of development in the drainage basin, transmission distance from existing systems, or other circumstances which rendered a site unsuitable for reservoir development. Because the physical characteristics necessary for adequate reservoir development are well known, it is unlikely that any major sites were overlooked. Four of the most promising sites were fully detailed in the 1987 Orange County Water Supply Study. In 1989 , the Orange County Commissioners and the Town of Hillsborough Board of Aldermen indicated that a new impoundment on Seven-Mile Creek is the preferred alternative for a new central Orange reservoir. This new impoundment could potentially yield 6 . 3 mgd for the Town and other future users . <DELETED>Discussions regarding the planning and management, of this facility are currently underway. <DELETED> gokiit etI.::.::;;;;fit ::<E:1992.:,:;;.:VO:::::.><:: :;<:;:;:4 . . ..::: : # auo :: the v, .peo E , . :: ::: `4 c >: : oot: een ompl . 41N.. • Because Orange County is at or near the headwaters of major drainage basins, the sub-basins from which county suppliers can draw are small. This results in potential reservoir yields that are, at best, modest. It is clear that Orange County does not have the sites with a potential to supply large amounts of water over long periods of time. Even with the Cane Creek Reservoir, the County as a whole could face a demand deficit before the year 2010 . The County and individual water suppliers must think in regional terms for planning future long-term sources. Not only do surrounding counties have sites larger than those in Orange County, but joint action among water users can increase the cost effectiveness of source development. Many of these neighboring water supplies have watersheds that begin in Orange County, thus furthering the need for interlocal cooperation. The largest of the sites in neighboring counties is Jordan Lake, with 100 mgd available as a drinking water supply. <DELETED> The allocation process was begun by the Division of Water Resources, NC Department of Natural Resources and Community Development in 1988 <DELETED>. Local governments and agencies in Orange County requested 30 . 3 mgd in Level II allocations, which are allocations that would not be used for at least five years. In late 1988, Orange County governments/agencies were allocated a total of 16 . 0 mgd of this future major supply. The City of Durham '04.0;00 the Little River Reservoir in northern Durham County i i$ 1 8 ` This supply adds an additional 25 mgd of water to the Durh'ai `'system, more than doubling its capacity. Once filled, the reservoir will give Durham a surplus beyond the year 070 (Page 2 . 3-8 (a) ) • 2010 . The water from this reservoir is in an upland watershed, most of which lies in Orange County, and is considered to be of high quality Adc itic l y, tie City o Durham lans to continue e aergen r:: ater tae f the Eno R ;ve make. : In Alamance County, Graham-Mebane an y�..... . a ea Reservoirs with n estimated 2� dear safe 3�s1 of �. A large"' part of this watershed"" lies in Ch eks" and" Cedar riove Townships of Orange County. The City of Burlington is developing a reservoir on Greater Alamance Creek west of the Town of Alamance. It is scheduled to be built in two stages with a final capacity of 34 mgd. $b** of`"thii ..:.i4.i,..4y:�/f`�:Yi}i:.i:.:t::•::;..;i::i;r:•:.:.i•::.i.i.;^:".:::::i:':h:vk;'<f r{:ri:f.i(''�4'.{i�iyr::'::,:i}i:.::i:.y:{::Y':'C.i::ii:.::i:'::.:.?::i:i::•:.i:::fii:ii.'ri:i.iii:L.:::iiy::::::.:.::...:::.::.::.:::.: .:.:....................... •iii Y'R#Afjtr1Y!::i:i '4Ri:f�1:. .. .. >::`.::.`. jxi:.. .. .::.., .i ri::;:,:...;: :'..:.::{. i::y::... .. ..:::::::.::::::<.::.::::.:::::.::::::::::::::::;< ;.;:�F.::.::.::::::::::::::: .c .::..:i�:.:>:�erscrr: ;Cc�x�nt. :: •:;,:>:13.f��e�r >i: ' <:::..•. �.. :•:>�.•����::.ipMaY"� ,,`:YMk �1�;;1•,.�,.. :;:rir�i► � r �y/M .�.1 ii•i2:. +s ' The public water supply systems in Orange County are interconnected with each other and with the municipal systems in Graham-Mebane and Durham. While these interconnections were activated in order to supply water in emergency situations, they should be the precursor of a more regional approach to water supply. Good reservoir sites are not distributed equally among counties in the Piedmont. Counties such as Orange need to look beyond their borders for future supplies. 07j (Page 2 . 3-12 ) this treatment process is so high that extreme financial burdens could be placed on smaller systems. Orange County is fortunate that its public water suppliers draw water from upland supplies contained within the County. University Lake Watershed is the most developed of the six water supply watersheds in the County, located just west of Chapel Hill and Carrboro. The watershed, along with the Cane Creek 'watershed, is classified by the North Carolina Division of Environmental Management as WS-g, meaning it is relatively undeveloped and has no point source discharges of pollution. Of the 19, 600 acres in the University Lake watershed, only 8% is considered developed. The watersheds of the Little River, Back Creek, Upper Eno and South H co watersheds are :<o. $:.' ::.:.s : :::,,.,, Y � �:.., �.�� '� #t<y��,.}:.�.�.;;;;:;; rural in nature and free from potential '''concentrated.-scurces'. of•"`pollution. <DELETED> Durham has requested a WS-I classification for the Little River and Flat River watersheds, while Graham-Mebane has requested a WS-II classification for the Back Creek watershed. The projected water quality, from these watersheds is expected to be good.<DELETED> The Flat ..ver watershed has �e ved a: . :• }'.::<}� i ,::,:}<:...,.,> ,;.:::::«;..::.;: .e :::Mpgi•�e.** n. t;.;<;> ie:}:;:: . Vii.. s;:-}':a�f.:;•}:• ::::. «<:: . 0..:....:.....g,..:......... .....:.:::�:: .�:.�:::.v.........:.i............::.::• ;:n':{:L:•is4:Si:•ii};:n::.::r...............:..:.::::: : :::::.:.::::::.v:::.:....:.............:•.::.:..:�::.�.�:.�:•.�:::.:�:-:w........ �y�y ��• y�. ........:.:::: ..�:::.�::.........�.....:...� L::::::;:��F.� tii'::;:Iti$M.�fii'� .•:::::t:::: ���j' ` �'. ."•: :rr':•':. y' ::�:i�y"' •. :n�.:�:- " �.;..::::•::.::v;..:.:. .... .>.::w:::.:.:::.::..::.�:. v:.:v.' .::.�^:}::}.v:•:•r.:.:.:..:•.v::::.�::r:.:.�..:}.......:.....r.�n�:v::::::•.;•.:.�:::..�•�.� r.:.....n...::::::::::.:.�:::�::•::•::.�v�:.::x:v:........ . �... :• .: :}..:' ::;•i}: '. •'••}}:.:.:. ....:...ti.;.. .� ..:...}},,}.. ::.....:...:..:::{.:. .::.;.:;?i•}::i•; :�:::::.}::{.: ':::::..;':::!:!.}:•}ii::-}:ii: }+::•::...i'::::iii:'}::}::v}}..:...::i 'i�:i}: 1o.h cx 8::::sr a:'>:>:::fo..,.n<?#,eel • . .::;.:.g :;.'::::-water•:: " :}:i:•i:;_;.} ti�:n::�:(:: $}:::i};y;:;:¢$.''::i:::i$:}}}':�:-••:'•i::•:'r"^:^;:•::::••{•}:::.:.:::ti:0}}i}':•.:: }:::•:::}i}::<::J:i: ':v:p;}:•i::iv};•}}:0•;}:rS::�::v}:::.:::.}:::.i:.}:�:?::::}i:i:•}:•. .. ...... .....::.::.::.:...t•}:c:::.,•:.:•;..;.::,:%w.;v,;;sr'ix:::r.%;.:}:;':<i•};2..:us:o':.::::.::::,.:.:.:.:.,.,.t.::::::.,.:::>.>? :sx::;:•':;.:c.:::::,:::}:; .}:: Watershed Classification Table The sources of pollution which have been discussed so far, are called "point sources" of pollutants. Point source refers to pollutants from a specific fixed source which enters the water at an identifiable point. An example would be the outfall pipe from a sewage treatment plant. Other sources of • pollution are called "non-point sources. " These are pollutants which reach receiving streams in a diffused manner and cannot be attributed to an identifiable or specific source. An example would be the pollutants that accumulate on a parking lot or road and are washed off in a storm. Studies around the nation have revealed that non-point sources of pollution are equally, if not more important, contributors to poor water quality than point sources . The same studies reveal that non-point source pollution generation is a function of land use. Areas which are mostly forested have the lowest amounts of pollutants in the water that runs off the land. This is because forested areas have a greater ability to slow runoff and assimilate pollutants present in the runoff and lack the urban activities, such as concentrated automobile usage, that produces pollutants. In a forested area, only a small percentage of the precipitation washes off the land into the nearest stream. The ground cover in forested areas slows the velocity of runoff and allows water to 072 (Page 2 . 3-15 ) 3 ) Work with the County's consulting engineers on Phase II of the Orange County Water Supply study, which would focus on more precise engineering and cost data for the water supply options recommended in the Orange County Water Supply Study, Phase I, released in November 1987 ; 4 ) Work cooperatively with the various water and sewer service providers and municipalities in the County, including Mebane and Durham, to identify and develop a joint agreement on service area boundaries; and, 5) Develop a water conservation program for all of Orange County. With the exception of the first charge, which was constrained by external time limits, no priorities were attached to these responsibilities . In 1988, County voters approved a $1 million bond referendum to be used for the acquisition of land for the then undecided reservoir. •After the release of Phase II of the Orange County Water Supply Study, the Board of County Commissioners and the Town of Hillsborough Board of Aldermen agreed upon a new Seven-Mile Creek reservoir as the most suitable site for a new impoundment. : er,. i4i r ::th : Town h:as ...etc ;1:cprsd:>f he:k: •: :teatiar:fw : :::::.�::.: ::: :....................:..:.. ::.::::::::.._:::::::::.:::..:........................::.:.: •T:o'wne i:...', ':<DELETED>Th1.e:..recen.t....deve. :o"::::.e::::...::: iega:::::..:.•:.:..g::.� :'.::o-:;�•:>:elect.:.,;::n. ;••�? � pments regarding the selection of "'Seven-Mile Creek as a reservoir site may mitigate the water problems of Central Orange County<DELETED>. However, <DEL>this<DEL> one reservoir still may not be enough to satisfy the County's needs £.r water supply is central Orange. Recent estimates by the County Engineer "indicate `' that'` the need for a second central Orange reservoir - possibly on the Eno River north of McGowan Creek - may be needed in the not too distant future. with the develop et •tet*hed isrbte .4g sta aide . tote ear y 1380'a, Orang�e County..:..'-_.a ong:e it ::other Triangle region„.aei kris s Nolt.. g.:..:::..e? a date's a404* 4 .the._..,:rot ect .on:::of:.*4411:040.4 vwatersheds. The rot ttion o ;;; tershe is became a statewide issue., :o ver:, ::ri.:f 4:80 >1 erne:: or:' e adeq u ate prote on::of. . s a $ e er> .::ies ;ras;;<ultimaEel e.:. reseed• ib the Water,.:S l r Watershed° ton Act,• •adopted by the Worth Caroler Gen ai Assembly..iu,;..1989.:::;TheR;:; ose af.;;t�he::;.act::;:.as:.::stated...in .tho eniag rag?r`aph, : ' ... ,T R.. OTEC!';:AND:;;E E..T + ; <. •:::::::.' <:: T F: :::< . ; S PLIES BY::>>ESfiABLZ '#NG A> COOPERAT VE' P` tOGRAM >0? :'ful'ATER: <• SDPBtt P TION TO BE A INIS�I) BY ILL GOV S SISTE WITH STATEWIDE MlA G N' RE UIR TABLISH ED SY... E ENVI ROiniENTAL .::.::is J .. �::'i::'':i::::�:�:;•: :i"•:::`:::•:::: .:::i.::':.::.:::::.::. 'i'.i::.:::.:.::n':: Mader the.:parovis ions of the act. each .oca . g ve aent Lu the state 073 • Page :2.3 �� • i e to ado progzems aad vrdaaaas to matiataia� ina�peot and era E ce for state F s adapted standards (or a t .goer ievei off. prote tion if dee fired) fc r tb�e protect .oa o all water snpp y watersheds cubit their resppect ve aris4Lctfon, In i 9i .the a optsd watershed p oteotiaa stcas aids or each the fodr ciae eas o 4�'attex' sappi ' watershedsr and then cues .fi.�ad eat rat:ersb : im t e- afate after review of land. use patterns and .poLLutant. sources :::��':..�Y...:.:.:..::::.:::::.:::::::.::.:::::;.;.:<::.:::.:�:::.:::: .;:.>::3 +a�.�x::.�:.��ded:.:::::t:�<:.:<.;>:t .:'•:::#�a!aat .::<.:.a:<.::.:�a. prckteRa;::>�cn��:? !� :►:; $•r�as� .eaem::::::o�::,�: : : �scted;:<a�a$::::::>:<�or:: �::.:: . Orange>: ; .. <<>:.:..: d .:1PatJj:::and Eaw R . ,aa tee ar t' extend . tto Oran. e:::: .t: bs: a • >.:..:.:.::..:::>;>•mada:.::;>to>:.:::�xs?t : >:::rar. :....: moons.>::to:::s<:;+aon�o .:�:; ' .. : . '::::..::.:..::::rr�s>' .:::.:a.�rd. .::;.::ag::<:�>: rnt�eot3ue►:;.�;.:as::..:::. :..:::..: . .. ... ::� .::::.: : .. .:tat d• rce: :::::: e:<:>: ctarsheds:>:<:::» :l e:::: ::tb±a::�..0 :: •: :•+; :. :...::::..........•,:.....:...;..;.;.. :..:.....:.: :.: �"'•::;:::.,._..::::••r.::v::..:::y:..::::;:::•'i::.::::�.i:{^:•i>"i':?i..,:.•::i:4•:'is':::t::ti:!•::v:Sv>}::•nii�: oaa deg ::r.abi:. .;:. .......... .::.moret,,:: can::::: :::. : :. •:: ::<:; .: :>. :: ' :;:. . ::.. ....: : r: :........ ......::..:..... ;....;..::: :::::.:: ::y:.::::::.:.: :;::.::::.:.;..;;:::::;.:;:::;':>;::.:<;.;.;::.;:.,<.;:.. with::; he::: :st ate::::>m1:u�;�ate*:::::stand a . .: ;:::::: • twat; ;;standards;:.:;,be n. ::::;:the basis fc r:;::<:the:«::Count a.:..ame o <tecbnioal. watershed. protection studies Vie:.»�:,»:.,;<.•,;•;:::: >";:,'.:::::: ::<:;>:;.;:....;:::::::.;r:;.;:;::::...;:::>::::: .;;,:.:.v :::::<.;..::.>::>,>::.:;::<:::.:::.:.::.:::::>::::.•;»:<:::::;...;>::.::'.::<.:':..>:«:;»;: ;::,>:<.::;::,::;::::::::.:,::;:.::;; :;.;: cbnioa1 stud .ets on watershed protection .n ind .vidua . watersheds pro de a stro : nos z: ox yea c. .: d- p € c.::stasdards that:o€<:<;aEate ''-zal:�:t: ro; . > .. .. t A :ers&:t: :. .V;PI::: >::: -� a :. .::. .a • • ...•the r €no i asin tae,=b gr+spoa►ed for iatsr i t the da nt s� hese tech cal studies r when acnnplsted, mayy lead try spetci .ct recommendations and ae policies on. .::.to best p .^otect these da a ?fig aLerF s .pp .es. 074 (Page 3.3-1) 3.3 - LAND USE PLAN CATEGORIES One of the fundamental methods used to achieve the stated Goals and Policies of the Land Use Element is the design and application of a land classification system. Each category of the land classification system is designed to accommodate certain uses throughout the County to achieve a desired pattern of development. Land in the County was classified into these categories according to the public policies expressed in the Land Use Element, the set of locational criteria defining the appropriateness of the physical environmental context and the projected population change and resulting land requirements in the County. The land use categories contained in the Orange County Land Use Element are based on five basic categories which have been refined into a more detailed classification system to meet the specific needs of the County. These categories are presented below: BASIC CATEGORY ORANGE COUNTY LAND USE PLAN CATEGORIES DEVELOPED Urban Existing Urban Activity Node Proposed Urban Activity Node TRANSITION 10-Year Transition • 20-Year Transition Commercial Transition Activity Node Commercial-Industrial Transition Activity Node COMMUNITY Rural Community Activity Node RURAL Rural Buffer Rural Residential Agricultural-Residential Rural Neighborhood Activity Node Rural Industrial Activity Node Agricultural Areas CONSERVATION Public Interest Area Water Supply Watershed <DEL>Water Quality Critical Area<DEL> ? st Resource Protection Areas New Hope Creek Corridor Open Space A description of each land use plan category is contained on the following pages. 075 (Page 3.3-3) EXTRACTIVE USE.' Land designated to encompass operations designed primarily for the mining and quarrying of those substances which are legally removable from the ground and substrata. AGRICULTURAL AREAS. Land which is.actively being used for farming and forestry purposes and which qualify for or are listed for, use value taxation purposes. PUBLIC INTEREST AREA Land which contains public or quasi-public uses suck as publicly owned land, research forests or known archaeological or historical sites. WATER SUPPLY WATERSHED. Land draining to existing reservoirs which serve as public water supplies, <DELETED>for the County<DELETED> or to potential reservoir sites itret fa esif >jX g a . ; ; :, ; ; a a which have been designated for protection against thr eats to the water quality of future water supplies, in accordance with County watershed protection programs and the North Carolina Water Supply Watershed Protection Act of 1989. <DET.1 TED>WATER QUALITY CRITICAL AREA<DELETED> WATERSEEMORVIICAUAREARtriiiiiiiitf a�'E'$: F t :on :::..:.e:: the::i2 31',fIIBt�::::•'• 'l ele $0::.:of:: : �r::p.:;... :psec it biic r . 1 .>Im .�uui�t r: h e<. �.Y.�::•�!!T:T£,::!7t•.-R � ��•;��... .i:....:.:......... �.,., .. ..•..i'...� .. ::::.�.::::.v.: .y...::::.� :: :�::..::..::•.ytY.::<. :i'.i'ti.<:v '.r..::.::i:.i:.:.i::r;::..: RESERVOIR. Land which contains#40040#04t0>;":`" i>E i, or the necessary attributes for placement of a water supply impoundment to supply an adequate quality of water for public purposes. RESOURCE PROTECTION AREAS. Land which contslns identifiable or potential natural resources. This includes wetlands along drainage tributaries, and steep slope areas (15% or greater). These areas form the basis for a parks and open space system which provides the framework within which other land uses are situated. NEW HOPE CREEK CORRIDOR OPEN SPACE. Some of the land in the Resource Protection Areas and a portion of the Public Interest Area designated as significant and worthy of protection according to the New Hope Corridor Open Space Master Plan completed in April.of 1991. (See Master Plan Map in the Appendices.) This category is part of a system of open space in Durham and Orange Counties along New Hope Creek and its tributaries between Eno River State Park and U.S. Army Corps of Engineers land north of Jordan Lake. The New Hope Corridor Open Space is made up of critical environmental areas such as stream beds, floodplains, steep slopes, and larger tracts of historic, educational, or recreational value. 07 6 G0c4 IS (Page 3 .5-8,9) GOAL TEN: CLEAN AND SAFE WATER SUPPLIES AVAILABLE AND ADEQUATE TO MEET FUTURE NEEDS 'OF THE 'RESIDENTS OF ORANGE COUNTY. 10 . 1 Manage Orange County's water supplies so that available resources are balanced with existing and projected needs . 10 . 2 Adopt and implement policies which specify land use patterns and intensities of development in water supply watershed and watershed c *cal.areas: that will minimize potential adverse impacts . on watergdality. 10 . 3 Designate prime reservoir sites, based on an evaluation of water resources throughout the County, to protect those areas from adverse development impacts and to insure that inappropriate restrictions are not placed on a large population of the land area and land resources of the County. 10 .4 Support programs which help to protect water quality, such as the Soil Conservation Service and the Cca Erosion tgagthieeaittiax programs. 10 .5 Encourage efforts to monitor the quality of water in , Orange County streams. 10 .6 Cooperate with other public and private bodies in promoting water quality legislation programs. 10 . 7 Support educational efforts which serve to increase citizen understanding of water quality problems and the need for water conservation. 10 . 8 quality,:444i0417401A04446andatiodostrialnlau d NO845mithotadAiwit uses a K:a, so app ;a >3.n the Vie::<Creek::> to hed: d.. Sic <>; ,ces to::::>rms den s::< of a .>:immediate:>:<carer >-and la..y,•ni::q:':n:':::}:t:}::�.:•::;•:is?:.}}};"•.i::•:;i" :::.vi:::::�i::v }''':.::;:;..;';::i:.::i::;•iii;:.�.:{.:: : ���::is is i:::i::: ::.ii::iv.::::::::..:.:.:i:�::i:i ii:i:.........:::....::.::.::::..�::: ::': ::j:f ii• .. .: .:.. .}i:;i{i'.�' i ::;i:... ... '..::iii::::::..: .:...:.......: ....... }i:i:ii::::::.;.[:.:::.:;;•_:::: :i;:;;:.{.::.i' �::y::.:$::ii::':.i':: :e :>;:>::>outs .da<:<::::<�a ::<:>::::thet:>:_.::: tershed::::::.:::cri.tic/t.� :::::v.F,j►�yy�':: ::::..}.'.o ......................: .:..:: 10 . 9 Direct urban development pressures . in .the I-85/US 70 corridor w th i to r Eo watrse in Cheeks Township to the areas designated.....Ten and Twenty-Year Transition, and away from y the areas designated * ' Cr cal Areal < > <;Non res: dent al:>;>:::<:>:::aad>> >>hi bier -den' - . ;.: � fit residentia « eve,lo et t in tae Trans .t on Awreas thoeld uti . zs Est nagement tactics ( P f s) fosr atormwater control R ,n order to m3 maize potent, al adverse impacts. on the water quality of existing a n proposed ress r�ro .r shoe in this watershed.. \ L (Page 3 . 6-4 , 5 ) cc=c1C r Gro'Je Natural Environmental Constraints Cedar Grove Township contains four natural environmental 077 constraints to development activity; floodplains, water supply watersheds; steep slopes, and poor soil conditions . Water Supply Watersheds: The headwaters of five; water supply watersheds, serving e distinct water s stems begin in Cedar Grove Township. The watersheds of Back Creek, U ii l �pe7� Frio, Little River', i hie vecr and :Sot co together cover almost 92% of"-the`Towns hip'`s total area Two impoundments on the Eno River downstream of the Township, Lake Ben Johnson and Corporation Lake, are the primary sources of water for the Town of Hillsborough and the Orange-Alamance Water System (OAWS serves Efland and portions of Mebane and Alamance County) , respectively. Upstream of those two impoundments, in Cedar Grove Township, is County-owned Lake Orange. L400rge is an augmentation reservoir from which water can be released..during low flow periods to increase availability of water to downstream users.::; le lJ : ark #< ,>::... :..:. . . :;.;:...; :•:.i::.;•i:•>:.i:.pro c s.::.>.::<€>W t::<::: `ork:: of::::the<::: o .:reservoir .. .. ' : : ::;+::5;:,:. ..;::i.:i:; ... :..': i....,. .;:..: .>: :..:.,.;::::i :•:.;:;.::::s ii x,::`:: :: :j: :i:;v. ;.;:;.::;::;>:;}}:: :::r;:<::xc<n•,:•:;•_: The headwaters of the North and South Forks of the Little River originate' in the eastern third of the township and flow into MDurham '{.:;:s.. `L a it tv.;:R l:e�•r:a:vrRiver .'...';.:{;::.....:.:•:..w v.v:. v•.•;.:-iia.i.p^,:aC:.:#'Dd;�>:u iv :iitFn'.:;:,::>yya i :.}:r<n i<; . :.i^;:.. .! :::portion 4 ; atrI : fNa t , : o: ester:u ^ ?i v :e The western third of the Township gives rise to Back Creek, which flows into the Back Creek Reservoir, a source ghowdatteorNxfGorahr4 and Mebane. Finally,. lte :., u yro G'1 ek the..:::�casa � ' .: i;:::: ::. : .,<.,. .. .::..;::: ::'. an i. : ...,.: :: ;.y.'.: ::??: ' •:^,:;c[ ...:C `;;:'?:"i.;a';:r ,roxw.,r,:.ro>: i'::<•:::<:.a:i:..>o-::::>.::::}}}:::::r;::i>i:;.}> .'''...u...••••••••••••••• Ros'#�r While these reservoirs do not directly serve Cedar Grove Township, '.t-hey do serve Township residents who work or shop in Graham, Mebane, or Durham. Water system interconnections and contractual agreements additionally create the potential for water from these reservoirs to serve Orange County residents. Floodplain: The majority of the Township's 100-year floodplain lies adjacent to five waterways; the North Fork and South Fork of the Little River, the East Fork and West Fork of the Eno River, and Back Creek. Because the headwaters of these streams lie in the Township, the stream valleys are relatively narrow and the extent of flooding during a 100 year flood is not great. Along Back Creek and the two forks of the Eno River the floodplain rarely exceeds 500 feet from the center of the stream and up to 800 feet along the two forks of the Little River. Floodplain covers approximately 8 .5% of the Township, some 4 ,430 acres . 4 0"[ Page 3 . 6-7 ) eighty-four subdivisions were considered major, those creating more than four new lots. The largest portion of the new lots were created in the southeastern quarter of the Township, closest to Hillsborough. Approximately 40% of both new subdivisions and new parcels created from 1980 to 1986 were in that quarter of the Township. The area of least activity was in the northeast quarter. PLANNING FRAMEWORK AND ANALYSIS The structure of the Plan's framework begins with the organizing concepts which are policy statements- that create the foundation for the Cedar Grove Plan. The concepts state the general consensus as to what patterns of growth and development are desirable for the Township. Many variables are represented in the organizing concepts, including existing patterns of development, environmental constraints and the stated desires of Cedar Grove residents. The second component of the framework consists of future projections for population, housing, and land requirements. These projections make no value judgements about the growth. They merely indicate what would happen if historical growth trends continued throughout the plan period. These components are then used to create allocation guidelines . Criteria are established which distribute land into Land Use Plan categories initially defined in the body of the Orange County Land Use Plan. Distribution is reflected in both map and text form. Organizing Concepts The following policy statements reflect the organizing concepts around which the Cedar Grove Township Plan is constructed: 1 ) Cedar Grove Township should retain its agricultural and low density residential character. 2 ) The integrity of the Township's small crossroads communities should be maintained. 3 ) Low density commercial uses should be encouraged in order to serve Township needs. 4 ) Rural industrial uses should be accommodated where appropriate in the Township. 5 ) The IJppei. River, Back Creek, Little River, Flat River and South H co Creek water su 1 watersheds should be developed in a manner that will minimize adverse impacts on water quality and not conflict with agricultural uses. 7 (Page 3 . 6-10 ) 079 average size of a lot subdivided from 1980 to 1987 . In addition to acreage needed for homes, residential development creates in-- its wake the need for land to accommodate institutional and commercial uses , such as churches, shopping facilities, and recreational areas. The 1986 ratio of commercial and institutional land to residential land was 1 : 15 . The rate of residential growth, however, grew faster 'than the rate of commercial growth between 1980 and 1987 . Hence, a ratio of 1: 20, or 0 . 05 acres of non-residential land for every acre of residential land, is used. This brings the total land requirements to 3,415 acres. Allocation of Growth The primary task of the Land Use Plan is to geographically allocate growth throughout the Township• in accordance with the County-wide goals and policies and the Township organizing concepts. In actuality, the amount of land allocated to accommodate projected growth is substantially greater than the calculated need. This allows for variations in the availability of land and the exercise of market forces. The following allocation guidelines, which incorporate the descriptive framework of the County land use classification system, are derived from the County and Township policies to facilitate the process of determining the location of new growth in Cedar Grove Township: The majority of the Township is to be maintained as rural and agricultural since the predominant land use activities will remain related to the land. Rural non-farm commercial development will be allocated to designated activity nodes chosen so as to avoid negative environmental or economic impacts on agriculture. Industrial and high intensity commercial and non-farm residential development will be directed away from areas that, if developed at those intensities, would create negative impacts in the Upper Eno, Back Creek, Little River, Flat River or So $ <<Cr..k water supply watersheds . Information about land in the Township is "filtered" through a set of locational criteria, including the allocation guidelines, to determine whether a specific land use is appropriate for a particular area. The resulting analysis creates the basis for the classification of land in Cedar Grove Township. 11 (Page 3 . 6-11 ) 0 Distribution of Land Use Plan Categories and Activity Nodes Land in Cedar Grove Township falls into five land use classifications. The distribution is based on expressed policies outlined in the Orange County and Cedar Grove Township Plans, the allocation guidelines and locational criteria, and the effect of projected growth on the Township. RESOURCE PROTECTION AREAS : Land classified as such consists primarily of slopes greater than 15% and floodplains. This land is considered unsuitable for most development activity. AGRICULTURAL AREAS: This is the predominant classification in the Township. It refers to land currently assessed for farm use under County provisions for use value taxation and active farm and forestry lands that are not a part of the use value taxation program. The pattern of agricultural land is extensive and uniform throughout the Township. AGRICULTURAL RESIDENTIAL: While limited low density residential development occurs in land categorized as agricultural residential, the prevailing land uses are agricultural in nature. The entire Township is classified as agricultural residential due to the existing agricultural/residential distribution and the low rate of residential growth projected during the planning period. WATER SUPPLY WATERSHED: With the exception of the 0444f Hyco Creek drainage basin which lies in the north central' portion of the township and accounts for 6% of the total township acreage, the remainder of Cedar Grove Township is designated water supply watershed. Portions offi watersheds account for this designation. These OWROWW0044 Back Creek, the Upper Eno, Little River, Flat R''fiver" =<.yco watersheds. waggsm CRITICAL AREAS: The southern portion of the Upper Eno Water Supply watershed adjacent to Lake Orange and portions of the East and West Forks of the Eno are designated Waterae Critical Area. In additio.n _to classifying land in the Township, the county planning strategy includes identifying and evaluating potential activity nodes. The purpose is to direct commercial and industrial uses to the most appropriate areas of the Township, prevent strip development, and promote a more efficient and clustered land use pattern that takes advantage of major intersections and existing community identities. 12 (Page 3 . 6-12 ) 1 Three types of activity nodes are appropriate for Cedar Grove Township; Rural Community and Rural Industrial, with radii of 1/2 mile and Rural Neighborhood with a 1/4 mile radius. A total of six activity nodes, have been designated in Cedar Grove Township. REFERENCE: CG-1, Carr LOCATION: NC 49 and Carr Store Road (SR 1004) PLAN CATEGORY: Rural Community Node/Back Creek Watershed (part) ANALYSIS AND EVALUATION: Existing land uses at this node include a small store, a car wash and single family residential units. «SCE 3ELETE Tate nor a is located partial .y with.i n the BaEck Creek vate: shed, Fetes won- s dentin. eveiop ent h a :..:the ?Watershed:::>: . .. .::; :» °�: ; ` :.. : . d ;:..... :. ,:...<:::>..>..::.:;:. .. .,::;,:> .... . . ;pc�rtiaa Ag:<>; t ;;;04C;:mtastIt*Oekf to tt :..:::.: s d:a s:<::for th ;e.::; •. h e . :::: a ;::� is ;::::::c:::<::... _...'.''db::me rc..:: Is.: .;..:;.::::::.::..::...:.:.:.;:.;:::.>;::.;:.;:::;::.>:.;;;,::::.:::::..::::.:.; a:. bd:.��:..az�.a :::.::d�i.atxFio:h.,: 'Ihe commerce facil'ities at' this' interiection'`make ' t a"'place where local people frequently go to socialize as well as to shop. REFERENCE: CG-2, The Village (Cedar Grove) LOCATION: Efland-Cedar Grove Road (SR 1004) and Carr Store Road (SR 1352, SR 1004) PLAN CATEGORY: Rural Community Node/Upper Eno Watershed Critical Area ANALYSIS AND EVALUATION: A well established community character is present in the area of the node which contains three commercial uses, a church, a post office and several residences. Commercial development which occurs in ... .... ....... the Waters Critical Area of the Upper Eno w a t e r s he d ::: : ; aegct*: k**�� a : ; , standards farhiE ter edov . . . . .m: : : o ... site design features 'to prot ect"water'"`"` quality. REFERENCE: CG-3, Toler's Store LOCATION: NC 86 and Walnut Grove Church Road (SR 1001) PLAN CATEGORY: Rural Neighborhood Node/Upper- Eno Watershed (part) and Little River Watershed (part) ANALYSIS AND EVALUATION: An existing commercial use is present at this node. No disruption of the existing residential character would result from development at the node. <SENTENCE DELETED>....'TkLe ode ># E;:: :: MCat.d;: art all :.<with�l.a..: o :;> ` >:: and LittleR . tt sheds <>F :t ` ... n widen is <>deve: ±a . east within aka roa st...adhi rek .:t a:...t to ado p ted:.::zon :::••n::::::;::::•::: .v.:+:r:J:i4:Lv:..v..v.vn•:.:n•ni•krY.i•:Y.viii:�ii'Fii:t:vi'r REFERENCE: CG-4, Villine's Store LOCATION: NC 86, Saw Mill Road (SR 1545) and Carr Store Road (SR 1352) PLAN CATEGORY: Rural Neighborhood Node/Upper Eno Watershed (part) and Little River Watershed (part) ANALYSIS AND EVALUATION: A commercial use is present at the intersection. <SENTENCE DELETED> 4e *** is boated rti*ll,y Wi h n bath t e Upper o and . the River watersheds, Fitt non residential development .thin t ce node must adhere to t ce adopted zoning standards fortis watershed overlay d strict 13 (Page 3 . 6-13 ) 2 There is some residential development in the area of this node and additional commercial development could be potentially disruptive. REFERENCE: CG-5, Walnut Grove LOCATION: Walnut Grove Church Road (SR 1001) , Saw Mill Road (SR 1545) ..and Little River Church Road (SR 1543) PLAN CATEGORY: Rural Neighborhood Node/Little River Watershed ANALYSIS AND EVALUATION: This node is located at the intersection of three collector roads. Moderate environmental constraints in the form of flood prone areas exist, <and he de ,'T'* b n<: to L th R�ver:: r $��>:.:r;< <:;:,;w;:><::: ::<;'::: - :,::>:: >`>:;<<":'�:><;«; �<>::;:•::>: :: ::<::<:<;:::;:::.,;<':<:::;:::<::>:�<>:::»:>:< '''`�`'`� `:;•:�;�::; ;%:"':Sir:y?:2}, .::< ;:<;:::;<>;;>�>;;:;;:.>:.: d vex: opment w.itl ia:::the node must adhere to the arc opte l zoning :::: 6 ':!.1.�.r`l `i A"comme=c al:.,use, :existsinthe area. of, thisnoc e: .<:.:: .................................... REFERENCE: CG-6, Prospect Hill LOCATION: NC 49 and NC 86 , PLAN CATEGORY: Rural Industrial Node/South Hyco Watershed (part) ANALYSIS AND EVALUATION: This node is located at the intersection of two arterials. It therefore has good access for - rural commercial as well as rural industrial uses. ••`.;:.. e .r•'`'••" ��• no'e::>`is:<::'i :th :: lte:akhtth f - ctA :. :. ` >ft.,H:.� ;: X93 F�� ' .ad..:: #04S# in :...:standar N:.4—. h;_.*:<;� a ter s d::.:ov erl. -• ;:r.dist :o :::«:;: e ......;< f font the:.•:;t:<.:.,pe<of mall-"s c a .e::.ru..:.a nausrial development at the node. The absence of municipal water and sewer services would limit the scale of future rural industrial development in the node area. Minimal disruption of residential uses would -result from such development. 14 (Page 3 . 7-5 ) L slopes and are unsuited for most non agricultural development land uses . OS 3 Water Supp 7. Watersheds Little R3.ver "cxwasi ip its tote a t3 towas1a.p ? the county a O % wa.t1u n water su x water8hed01.40 great majority a the -Township 1•ies within two drinking water•,supply watersheds for the city of Durham. The northern quarter of the Township lies within the Flat River Watershed which flows into Lake Michie. The remainder of the Township i i 0e e#ce#ti0a # te 50hrb0o0 ra0e, lies within the L ttleRiver watershed °upstream of. the} L €tle River Reservoir. Although these reservoirs do not serve the residences of Little River Township, they do serve the Little River Township residents who work and shop in Durham-. Additionally, interconnections and contractual agreements ti 4 at the potential for water from these reservoirs to''`serve?}??Hillsborough and Raa..;.....:•:••+:i<s}}};:ou••:.;th".�ern: Orange?;<?•Cou.::nt y::{.' <.X Jr io 9F ,o.1 §sig t 1::li to .: :>:: :i.;J: {:;r ,...s.{..:.........:..:.......... .}%.:";:. :• +•:sir "i'•?tiS>.i•?. ;:::'<:..::{.;}::?;}J?m :,: r,.?; t#��� �. .:.J:?ie�tared::<::>,�:� ::::>:e�:::>J::a. re. . . :{;.;. : ;. :: ::>:<. . :??< ..::: :. .:;..:. .:<i:J:• . ., . : :..:....:.�:.:.....:......... .:: ..: :.::::.:::...::.:...:...:..:.:.::. : :.�:..:�::........ .......aim J???{i:?.Y:.:..{-::40:0nc ::<1 "d�:W:i:::: slat,::: > T•.. :::O .::::> }<';'::... •'' . :«::. . a:<;w;aver::«: .:; �s:::ooaeecUn ::her::<sawn::::: . : ... ..:.. ; ! t; ?' Activities in the Little liver""Townshi P watersheds•••• lso' af•fect Raleigh and Wake County. Falls Lake, which serves residents in those areas, draws from both the Little and Flat Rivers. 434.04.#0.#P004.443#.00.3000.:<: ?0 { rt..tat lONI prat. ;JiJ :J:?}} : .:. :. •u::nv:. ...: .::r........... ...::....::.:.v:.v.::,i,.,.::.:nvn ...:::nv.v::r::::::....:::::•:::•::::..v.vnv:;;;.........................::::••v:::;•.v :::r.., ..:..': :;:<!'''��'::r'•':. .}J:•}}:t. �y ;.....J,}yc. .:.::. ....i,::.:,...;:.....:.......:......:: J::' �J'J;::?::;.;.:.;,v:::r:?.:: •:!oJ•+::;i:}:•::•:i;}:o}J;}'•i•J"JiJ:????'.Jx`.••,;•?:•2•,; pI ted:: :%iit9 9•:t:z`•J }4o::',••:stu : '::'::J'•. -L ... en •.>:}.Js ec {ate,,: p_.;,,; y��y ;�}c ., • -.:.....::.::::•.:�:::::::...::::::......:..........�:.�.•.�:�.?!!f.;.:::•.�:::.::.:::::••:.�:: :........r.M+.r.,,,,,�,.,,.i�lt.{���;r N: .iF.3V�M�F#t�.:.� .iF}`!:�Ai�'I.:W:�7y/���� ..::. >:: .. .;;. :?::. .,....; ::::}J,{r.: .:......::...:....... �:..i;J•ic'.>•i•;;+ :...:.:'.... :.;:i:::;;'£::::;:?::}:•JJ:{{:'v:;!5::`:<:i::::�:::: ..;JJ•`4 measar::.e:a:::: v tfota*�: � s .ed0:1 ' .. ...... .v:::: ..:.:::::v:::::;•.v:.v;.::;..,.....:........... . .. .S•J:;.v?�?:{•J?:•:r:•J}:;:::v. ..r• :n'?:;.v:.v::•:%•,•:nnvn,:....::i•i:i•JJ:•}}•::.. ....r...................:ii :::::::::::::vv:r::J:}} •: •• �}:•iJ":}JYJ:4:•J%•:::!Sif-: :J:::JJ:':'"i:':S•i:•:+:•JJ :':�". ;: ; : ,: .. .,:} .i;ti{,, v}J^. : $thy!::::'$N::::;::.;.::•. ::.::::.:::::::.i<.;:<..JJ::{' :..,.:::.::.:::::gppo ;' ? .. ,: lca' ;£.a. ► :..::::...:............... ...:.�::.:::.,:.:r:::.;..:....r..r....,.........,..........:::::::.::.,.:::%..:.:..::..:.:::.:..:....... .,. one::iun ?t:?.J:pe:r::>: ' ::.:.:::.. :.::.,}.•,. �a ems... .. .,..:of::>>:: ►:;<:; :ems � � : . ........'. ::r t a;,.: h e.};:wa ershed 1:::P :<:>:s rds.:;<: :er:<:=t iae l : . ::•.: :::...... :::,: ��::�:: :::::::. ;J:.: ..........A�JJJJJ};}:::;.:}J:,?.n.r•Y:i?.;� <:.:.:....i.::: i??:.}:.:;{J:;:.;:::44;:: ..::.{.::.J::.�.�:.�::::.,�:::::.P::.:.�:::.�::::.:�.::.�:,..�................:::?so .�.�ra�s:t;:::�'r nv':.}}:;•;•:::w......:::�^�.v:::v:•:,w:.1.v:.:::r}:fi:::..:v:.::.:v.v:.'.•::?:v:.v::::::v:•:::•:::v::v.+:�...:..}':.:::::::r::::.v: ..{}r. .S•..:.:::::{..:?;:.�.,'v:.:y':.y}J'.::�•:.: .�v:;::.v:::. '$:i:ti''vJ:':'}JJ:{{:'•::•?::'v: .... ..:.v..;.::..�.v•:. :v::::.v•-. ........;.�:.::!.:.:...:::•:::... :::.......;:r•:: :J:•J!•i}J:? aJ:4;}:�:::}%::.},J•: ::::.,:v.v:::,.v..v:r::.:::;.v:.v:;}.vr.•J.l�.................. ::..:...v..�........ .�: {iC.::. :J.:..:..: ... ::?}:%::?-i:i?i}':%%:>.}::}�?' .:v:•:::v::{: :{.v. ..}?-:.};:::?:n;y;:?.v.y":<;:'•;;;:v:y::.:{::}•}::•J}} Q-a i eE arc where wa rahedr:;:stande :�: .t::<::., .h . ..:v:::nv:::x.•.:•:.;...::•:::.:••:::::}:::.v.{;w::::::::n:v.v:::4'S?;•J'i•J::•v.J:i::::::. Cultural and Natural Resources Certain areas within the township possess unique or exemplary natural and physical characteristics that are considered to be of great value. This value may not necessarily be economic. It may also be educational, biological, cultural, or spiritual. One such natural site in Little River Township has been identified by the state's Natural Heritage Program. A population of the waterplantian spearwort, a plant species of special concern, exists along the banks of the South Fork of the Little River east of NC 57 . A species of special concern is one that fits any of the following criteria: exists in small populations, threatened with major habitat loss in Orange County, or is the target of exploitation. While sites of community and historical significance are sited throughout the Township, many are clustered in or near the 4 (Page 3 . 7-11) dx t Distribution of Land Use Plan Categories Land in Little River falls into four land use classifications. The distribution is based, on expressed policies outlined in the Orange County and Little River Township Plans, the allocation guidelines and locational criteria, and the effect of projected growth on the Township. • • RESOURCE CONSERVATION AREAS: Land classified as such consists primarily of slopes greater than 15% and floodplains. This land is considered unsuitable for most development activity. RURAL RESIDENTIAL: The southeastern portion of the Township is considered appropriate for low density residential development to accommodate growth pressures from Durham. An additional portion of the Township, centered just south of Caldwell, is also considered appropriate for Rural Residential classification based on existing land use patterns, favorable environmental conditions and limited agricultural operations. AGRICULTURAL PROTECTION AREAS: This is the predominant classification in the Township. It refers to land currently assessed for farm use under County provisions for use value taxation and active farm and forestry lands that are not a part of the use value taxation program. The pattern of agricultural land is fairly uniform throughout the Township. AGRICULTURAL RESIDENTIAL: While limited low density residential development occurs in land categorized as agricultural residential, the prevailing land uses are agricultural in nature. While dispersed township-wide, large concentrations of land appropriate for this classification are located in the eastern portion of the township along the Durham County line and in the southern portion of the Township toward Hillsborough. WATER:<SUPPLY WAT < >>TheR :e re :L :..:::::.....:.:....:.:}��'Q ��.:;: ��<;!!lf� .�r A9l� � �'�ir�;�,�:r?�,,�RSS�::r,.?:i:•;�.1. :<.;I...�Mf� ,•i,�:.�.•���## �� to ship th<:t to exce . on of <the northern :o on .and:;;:>the ...::..:.::. ... ......:.::...::.::: :....F..:.:;;.:....:{.r..}'.::. M;v•v ••}}:•.r:::....::.;::.:::;.::: ...: .;:::.;\rwr•} :..: }: :.:':{q;if::::.}.._:(::..;:'.: :.::.,,;r;,....i[ •}::::: .:.i':i<(.}.....:..::;:::::::::. te:r.::shed: :><i ater>:iro :thi. bas dra ns:><i• »::. : , : :. tthe::::: : tt:le`fiver><Reservo r: :::::� :. <>:;:n.•: ; .: : , : <.< <>.:, : _ ., •. .. ...:...::v:::.::::. •::::. .::.::is;l.:...::: ..t..;:... .. ...........:.. ..:: •::..::. :•::.::::•::•::..:::::•:::.::.::.r..:::::::.::.::.:..:::.::.:�.:.::::::•::::::: ::::::::::::::::...r::. :•.::..::n: dra ys€ .. ` vR: • : er: t. ;:<:::;of Durhaa>>::dr nk ::;s�,ate� ..>;>':s: :. i,:..<; -::> e Mich::«;:<<..::... : a .rly : ::<p an te. or: a >::o :: Rur• ::::::See: dent e1 ::ax i :.:: ..::.::::.:::.: . .. ,eti et�cemglif the o reoerr a: •:.;;tlekge:>:;arss 74_ s: : ::.:..... :<:: ..::;>,,,:.. ection sures.:;<for t ::;;water:}>::. •..ali..: ;:is these_::>a reas: :. . sa rYi... �::inge a� t� Tae:tshi� dra�.ne santb iato the Eno River, s td f is.;w i :.:::the.:.:"pr tected...:a .^es•*....f :...the.. !e In addition to classifying land in the Township, the county planning strategy includes identifying and evaluating potential activity nodes . The purpose is to direct commercial and industrial use to the most appropriate areas of the Township, prevent strip development, and promote a more efficient and clustered land use pattern that takes advantage of major 10 (Page 3 . 7-12 ) 0S5 intersections and existing community identities. Two types of activity nodes are appropriate for Little River Township, Rural Community. and Rural Neighborhood, with radii of 1/2 mile and 1/4 mile, respectively. Three activity nodes have been designated in Little River Township: REFERENCE: LR-1 (Caldwell) LOCATION: NC 57 and NC 157 PLAN CATEGORY: Rural Community EVALUATION: The node is located at the intersection of the two main arterial highways in the Township. Several commercial and institutional uses are located in or adjacent to the node. e a#de > <l cated in the tle Ri rer..watershed, Fetes non :> en.'"`a :`<''d el r::<.;:-:;;,>;:,<.:.:,;..:..; ;....::...,:•,. .. .:::.. ..��.:<d. � •��►�.. s�eR � •#tie ^�vs�.e�pad.:?re����r.; � �•s���. .:. <SENTENC DELETEb>. No oth'e'r natural environmental 'constraints hinder small scale commercial development within the node.The absence of public water and sewer during the plan period will be the major inhibitor to commercial growth within the node. REFERENCE: LR-2 (Schley) LOCATION: NC 57 and Schley Road (SR 1546) PLAN CATEGORY: Rural Community EVALUATION: The node is located at the intersection of an arterial highway, NC 57, and the collector, Schley Road. As with Caldwell, Schley has a strong existing community identity. A church and Grange hall .comprise institutional uses within the node. The d : •s• WOCa .ed<.in the... .t a r.i nay ... .:::a311kaitetaO>tfie ado ::: d`> nin stand ds>`fort :te-... tersbed ; ,�y:•• s r <SE TENCE bELETED> No other."'natural eiivironmentii."`constra nts hinder small scale commercial development within the node. The absence of public water and sewer during the ' plan period will be the major inhibitor to commercial growth within the node. REFERENCE: LR-3 (Underwood's Store) LOCATION: New Sharon Church Road (SR 1538) and Schley Road (SR 1546) - PLAN CATEGORY: Rural Neighborhood EVALUATION: This node is centered on the intersection of two collector roads in the extreme southern portion of the Township and is the closest node to that portion in southeastern Little River Township designated Rural Residential. There is one commercial establishment currently operating within the node. Th node:> a<<. °: . .. ::::..: :.;: ; :. .: ..,<. :.::>.. • : : <.. : . roe identia '. development withia;_ this node nuat adhere to thy....... peed wstii g s a o ti < Ovate cs t ca rs d .s t. No other natural environmentai constraints .hinder'"small commercial development within the node. 11 C C-r 0 8 6 e 3.8-6) C he r kS FLOODPLAINS. Approximately 1,070 acres lie in 100-year floodplains. Floodplains occur along Seven Mile Creek, Crabtree Creek and Rocky Run in the southeastern part of the Township; along the Eno River and its tributaries and McGowan Creek in the north-central part of the Township; and along Back Creek (Tributary A) northeast of Mebane. WATER SUPPLY WATERSHED. Most of the Upper Eno watershed, which is drained primarily by he sf the Eno River and Seven Mile Creek, is located in Cheeks Township. In general, this watershed encompasses the eastern two-thirds of the Township. Water from this area supplies both the Hillsborough and Orange-Alamance water systems. The construction in 1989 of the Back Creek Reservoir in Alamance County by the Towns of Graham and Mebane adds the****0#0#00 of the Township to the Water Supply Watershed classification. The existence of a watershed crossed by an important transportation corridor requires serious consideration of the trade-offs between environmental protection and industrial development opportunities and is the critical issue facing Cheeks Township in the near future. P,::;<..;. ,;:>;,:;.,.;..;:, :;.;;:::::;.. ,:;;:i j:;; ><::;,Cane>:.::;. : ;:.;e.;_.;:;:.;.<;;>.>::. STEEP SLOPES. Steep slopes represent only very limited constraints in the Township, occurring along sections of the Eno River and Seven Mile Creek in the eastern part of Cheeks Township. There are approximately 980 acres of land in the Township on which the degree of slope is 15% or greater. SOILS. As would be expected poor soil conditions are found to generally coincide with identified floodplains. There are approximately 940 acres of flood-prone soils which lie adjacent to the identified 100 year flood plains. The only other significant patterns of poor soil conditions exist in the north-central area and on scattered sites in the south-central part of the Township where there is some limitation due to heavy clay content and shallow depth to bedrock. Cultural and Natural Resources Certain areas of Cheeks Township posses unique and exemplary natural and physical characteristics that are of great value. The value is not necessarily monetary. It may be historical, biological, spiritual, or of value to the planning process. The Carolina Darter, a fish found in the Eno River in Cheeks Township, has been identified as a species of special concern by the State. This designation applies when the species exists in small populations, is faced with major habitat loss, or is the target of exploitation. Four private homes in the Township have been identified by the Division of Archives and History as historically and/or architecturally important to the region. Two of these, Mooreflelds and the Rice Log House, date from the late 1700's and are listed in the National Register of Historic Places. The spiritual and community life of the Township is served by its twenty-one active churches and additional community centers. 4 (Page 3.8-9) 0 S 7 Organizing Concepts The following Township policy statements represent the organizing concepts around which the Land Use Plan for Cheeks Township has been constructed 1) The Towns' of Mebane and Hillsborough extra-territorial planning jurisdictions are the designated Ten Year Transition Areas for immediate and near future residential development at urban densities: 2) The community of Efland, though unincorporated, is considered to be urban in character and is designated Ten Year Transition for immediate and near future residential development at urban densities. 3) Residential development at urban densities will occur much later in the development pattern in the area north of US 70 and north of the Town of Mebane's extra-territorial planning jurisdiction. Such development is also likely to occur along the US 70 corridor extending both east and west from Efland. 4) The remainder of the study area is considered appropriate for low density rural residential development. 5) The areas in the immediate vicinities of Efland, the I-85Buckhorn Road interchange and the US 70/Buckhorn Road intersection are suitable for commercial and industrial uses. These areas are referenced as the Efland Center (CK-1) Miles South (CK-3) and Miles North (CK-2) Commercial Industrial Transition activity nodes. 6) , Duke Forest, undeveloped county-owned lands in the Seven Mile Creek drainage basin, and the Moorefields Estate are considered public interest areas. 7) The portion of the Upper Eno Watershed in gE? •:.y:+:+;.yw;•y�r;n:: :::y::•:i•y:4i•' ..ti.•.3}...: ::.v :::::::}:v)iyi}:•}:i:•:�. t m4og, >' no is designated as a protected water supply watershed providing public water supplies to Hillsborough and the Efland-Mebane area. 8) The portion of the Back Creek Watershed in Cheeks .........•......... .. , :.�....: including, Tow < : ; Z D ; u` # Y� : : : : „ : ; � but not limited to, Beck Creek and Mill Creek, is designated as a protected water supply watershed providing public water supplies to Mebane and Graham. . KGs:':.;:,:.;,:. .:. :}..�.•'`•: aproiaect d-ImIterittippiy terslt+e p. ►Mdint c water:< p iea t Population Projections and Land Requirements: 1980-2000 One of the initial and fundamental steps in the land use planning process is the calculation of the amount of land required to accommodate projected growth in an area.. Generally, the amount of land required for residential and associated non-residential and commercial uses is directly related to the size of the population.. The following tables summarize the population projections and estimated land requirements for Cheeks Township during the plan period: Table 6-7 summarizes population estimates and projections, while Table 6-7a projects the number of new homes required to meet the demands of new residents, and Table 6-7b projects land use requirements for the plan period. 7 (Page 3.8-13) 0 8 • The undeveloped areas south of McGowan Creek and south of the I-85 corridor are suitable for medium and higher intensity residential, commercial, and industrial development toward the end of the plan period. • Low intensity rural commercial land uses, occurring outside of the Urban and Transition Areas, should be located in proximity to activity nodes to minimize and prevent strip development. • The area of the Township which contains the X.44:**00 water supply watershed, the Back Creek water supply watershed, the C reek water±auppiy 00.4.****4 should be afforded the protection necessary to minimize adverse development impacts. In light of these allocation guidelines, information about land in Cheeks Township was "filtered" through the set of locational criteria in order to evaluate the suitability of certain locations to contain various land uses. This information was then utilized in the clb-gification of land throughout Cheeks Township. Distribution of Land Use Plan Categories Land in Cheeks Township has been r1AQsified into the following Land Use Plan categories according to the public policies expressed in the Plan, the set of locational criteria defining the appropriateness of the physical environmental context for future development and the Township's projected population change and resulting land requirements. RESOURCE PROTECTION AREAS: Land c1Aagified as such consists primarily of slopes greater than 15% and floodplains. This land is considered unsuitable for most development activity. AGRICULTURAL AREAS: The classification refers to land assessed under County provisions for use value taxation of farm and managed forest lands, as well as for active agricultural lands not enrolled in the use value taxation program. These lands are evenly distributed to the north and south of the U.S. 70/1.85 corridor outside the Ten and Twenty Year Transition Areas. PUBLIC INTEREST AREAS: Public Interest Areas are Public or quasi-public lands, such as Duke Forest, County owned lands in the Seven Mile Creek watershed, and the Moorefields Estate that are significant from an educational, historic, biological, or scientific standpoint. These lands also form a crucial component of the County's open space system. AGRICULTURAL RESIDENTIAL: The southern areas of the Township where agriculture and forestry are important land uses are r1R Rifled in this manner. Areas adjacent to the Upper Eno Water Quality Critical Area are also c1Asaifted in this manner as a means of buffering existing and potential reservoir sites. RURAL RESIDENTIAL: Much of the land in the northern third of the Township is clAssified as Rural Residential, which indicates a predominant land use of low density non-farm residential development. Rural Residential land has been designated in the area north of Lebanon Road and to a lesser extent, south of West Ten Road. These areas are being designated in response to expected demand for such land pending the completion of I-40. The designation also reflects emerging development patterns and a general lack of identified agricultural lands in these areas. TEN YEAR TRANSITION: Land in the U.S. 70/I-85-corridor north of I-85 and extending from the Mebane ETJ to the Upper Eno Water Quality Critical Area is classified in this manner. The area already has limited water and sewer service and additional capacity is expected in the first ten years of the plan period. 11 (Page 3.8-14) 0 S. 9 TWENTY YEAR TRANSITION: Areas north of Ef land in the McGowan Creek drainage basin and south of I.85 to West Ten Road are designated as Twenty Year Transition. It is anticipated that municipal water and sewer will serve these areas by the end of the plan period. WATER SUPPLY WATERSHED: The majority of Cheeks Township lies in portions of three Water Supply Watersheds. The eastern two-thirds of the Township lies in the Upper Eno Watershed which flows into Corporation Lake and Lake Ben Johnson. About 20% of the Township's northwest corner lies in the Back Creek Watershed which supplies water for Graham and Mebane. Finally, snmll portions of the Cane Creek Watershed extend across the southern boundary of the Township. WATERSHED CRITICAL AREA The Water Quality Critical Area for the Upper'Eno Watershed lies along the eastern boundary of the Township and covers about 25% of the Township land area. It contains the Township's Public Interest Areas and defines the limits for the eastern and western expansion of Efland and Hillsborough respectively. The l::0 ;;; ';::">:<.f>:r t:.:;: ,;>;; giii. ,>:>.:.:.:: ...:.:d In addition to classifying the land in the County, the County's land use planning strategy has been to identify and evaluate potential activity nodes in the Township. The purpose of the activity node is to direct commercial and industrial uses to the most appropriate areas in the Township, preventing strip-type development, and promoting a more compact and efficient land use pattern focused on major intersections in the Township. A total of four activity nodes have been designated in Cheeks Township: REFERENCE: CK-1, Efland Center LOCATION: Efland Commercial Area PLAN CATEGORY: Commercial-Industrial Transition ANALYSIS AND EVALUATION: An existing commercial/industrial node is located in Efland, focused on the intersection of Southern Drive and Mt. Willing Road. This node currently serves as a focal point for lower and medium intensity residential, commercial and industrial uses. As Efland develops, new growth should "infill" suitable vacant land within the immediate area to take advantage of the existing infrastructure which includes the water supply from a central system and the first phase of the Efland Sewer Project. Due to the location of this node entirely within a water supply watershed, industrial and commercial uses should be limited to those types which have a demonstrated record of not generating pollutants, either through the industrial process or the size of the operation, and which are known not to degrade or harm water quality. Those uses which do meet this initial criteria should be designed and built in ways to minimize any other potential negative impacts on the quality of water draining to the Upper Eno watershed. REFERENCE: CK-2, Miles North LOCATION: U.S.70 and Buckhorn Road (SR 1114) PLAN CATEGORY: Commercial-Industrial Transition ANALYSIS AND EVALUATION: This node is located at the intersection of an arterial (US 70) and a collector. Existing commercial uses at or near this site include a small mill outlet and two gas stations, one of which is also a s nAll store. There are no environmental constraints imposed by sensitive lands, but the area does lie in the extreme southwestern corner of the Back Creek Watershed. A rail line is nearby. This site is presently served by a central water system with possible future sewer line extensions. These facts, combined with its proximity to Mebane, create the potential for fairly intensive commercial and industrial uses during the initial phase of the Plan since this node falls within the 10-Year Transition Area that extends beyond the Mebane ETJ. As this site becomes more intensively developed, care should be taken to ensure that the highway intersection is upgraded sufficiently to handle the increased load. 12 (Page 3.9-16) -' l l� ,�'�L 0 9 U With the allocation guidelines in mind, information about Hillsborough Township land is filtered through a set of criteria that evaluates the suitability of certain land uses to specific areas. The information is then used in the classification of land in the Township outside the municipal boundary and extraterritorial jurisdiction of the Town of Hillsborough. Distribution of Land Use Plan CateEories Land in Hillsborough Township outside to Town's planning jurisdiction is classified into the land use categories listed below. Distribution is based on expressed policies outlined in the Township Land Use Plan, allocation guidelines contained in the Land Use Component of the Orange County Comprehensive Plan, and the potential effects of the physical change projected for the Township. ' RESOURCE PROTECTION AREAS: Land classified as such consists primarily of slopes greater than 15% and floodplains. This land is considered unsuitable for most development activity. AGRICULTURAL PROTECTION AREAS: The classification refers to land assessed under County provisions for use value taxation of farm and managed forest lands, as well as for active agricultural lands not enrolled in the use value taxation program. Most of these lands are concentrated in the northern section of the Township. These lands are not identified within transition areas. PUBLIC INTEREST AREAS: Public Interest Areas are public or quasi-public lands, such as Duke Forest, that provide significant educational and recreational opportunities. These lands also form a crucial component of the County's open space system. • WATER SUPPLY WATERSHED: A portion of the Upper Eno watershed, which furnishes the Town of Hillsborough and the Orange- 1AmAnce Water System with its water supply, lies along the western boundary of the Township. Additionally, a small portion of the Little River Watershed, which drains into the Little River Reservoir in northern Durham County, lies along the northern boundary of the Township. This classification refers to land that should be protected from development that might cause water quality problems for existing and potential drinking water supplies. WATERSHERCRITICAL ARE .: .._:r:.:<;.:v.;.>:••:.:: :.>::<;:...:.::............::.........:;.:.:....:::.::... 1 es o the # p <DELETED>Land in the Water Supply Watershed that drains directly into water supply impoundments and feeder streams below the first tributary prior to entering the impoundment are designated as Water Quality Critical Areas.<DELETED> These lands require an even greater degree of protection from the adverse impacts of development. AGRICULTURAL RESIDENTIAL: The northern area of the Township, where agriculture is an important land use, is classified in this manner. RURAL RESIDE TIAL: Much of the land in the southern third of the Township is classified as Rural Residential, which indicates that the most suitable land use is low density, non-farm residential development. TEN YEAR TRANSITION: Land c1Asmifled in this manner indicates that public services from the Town of Hillsborough are likely within ten years. Most of the land adjacent to the Town's planning jurisdiction on the south and east and in close proximity to major intersections is designated as Ten Year Transition. Approximately nine acres north of the Town, adjacent to the Highland Woods subdivision, is also classified in this manner. The land use in much of Ten Year Transition area consists of medium density subdivisions already served with a public water supply from the Town of Hillsborough. TWENTY YEAR TRANSITION: Most of the land adjacent to the Town's planning jurisdiction that is less developed than land in the Ten Year Transition areas is designated as Twenty Year Transition. This land is predominantly to the south and east of Town. 11 (Page 3.9-17) 091 In addition to classifying the land in the County, the County's land use strategy has been to identify appropriate activity nodes in each Township. The purpose is to direct commercial and industrial uses that choose to locate outside of the Town's planning jurisdiction to the most appropriate areas, avoiding strip development and promoting an efficient land use pattern focused on major intersections. Four such nodes are designated in Hillsborough Township. REFERENCE: HB-1 (Coleman Loop) LOCATION: NC 86 and Coleman Loop North (SR 1334) PLAN CATEGORY: Rural Neighborhood This node is located at the intersection of an arterial, NC 86 and Coleman Loop. It was created to take advantage of existing commercial activity. This node is located within both the Upper Eno and Little River watersheds. Future non-residential development in this node must adhere to the adopted zoning standards in the corresponding watershed overlay district. There are no 440 major environmental constraints to small scale commercial development in the node, nor would such development disrupt the surrounding residential community. The scale of development is limited by the lack of public water and sewer. REFERENCE: HB-2 (Major Business Forms) LOCATION: NC 86 and Coleman Loop South (SR 1332) PLAN CATEGORY: Rural Industrial This node, located at the intersection of the arterial NC 86 and Coleman Loop South, was created to take advantage of an existing industrial use at the intersection. There are no major environmental constraints at the site to hinder the development or expansion of small scale, rural industries. The scale of future development in the node will be limited by the lack of public water and sewer and the capacity of NC 86 to handle additional traffic. REFERENCE: HB-3 (St. Mary's) LOCATION: US 70 Bypass and St. Mary's Road (SR 1002) PLAN CATEGORY: Commercial Transition This node is located at the intersection of two arterial roads. Commercial uses presently exists in and near the node. There are no major environmental constraints to development within the node to hinder medium density residential or additional commercial development. There are constraints, though, imposed by the arrangement of the roads and its access points'which would require redesign to safely accommodate additional commercial development. A sewer force main exists along US 70 Bypass, addition important infrastructure necessary for more intensive development. REFERENCE: H3-4 (Harmon Young) LOCATION: Interstate 85 and NC 86 PLAN CATEGORY: Commercial-Industrial Transition This node, focused on the intersection of an Interstate and arterial road, contains a number of existing commercial and industrial uses. A satellite to this node exists farther south on NC 86, separated from the rest of the node by a medium density residential neighborhood. There are no major environmental constraints to hinder more intensive development in the main portion of the node. With the possible exception of the area immediately to the south of the intersection of Old NC 10 and NC 86, there would be no disruption of areas with a residential character. Additional development in the satellite should be restricted to avoid adverse impacts on Duke Forest and neighboring residential communities. Although the ability of NC 86 to handle additional traffic may hinder some development, the existence of sewer service and the road system within the node make it a good site for new commercial and industrial development. 12 092 (Page 3 . 10-6 ) Enc, The Land Use Plan designates those agricultural and managed forest uses that are anticipated to continue in the same status during the plan period. Agricultural and managed forest lands within transition areas are expected to convert to more intensive uses as public water and sewer are extended into those areas. Natural Environmental Constraints • There are four natural environmental conditions that pose constraints to development in Eno Township; floodplains, steep slopes, poor soils, and water supply watersheds. Floodplains: Approximately 1,250 acres, excluding land in Eno River State Park, is floodplain or has poorly drained soils associated with floodplain. The majority of the floodway fringe is along the Eno River. In some spots the floodplain extends as far as 800 feet from the floodway. Other significant amounts of floodplain can be found along Stoney Creek, Buckwater Creek, and Little Creek. Steep Slopes : Steep slopes present a constraint to development by creating the potential for increased runoff and erosion. Steep slopes and the soils associated with them also pose problems for - the use of septic tanks. An area of slopes greater than 15% roughly cuts diagonally across the township, northeast to southwest. Another area of steep slopes can be found along the Durham County line in the vicinity of Eno River State Park. Poor Soils : Poor soils in the Township tend to be of the Tatum- Goldston association, and are usually associated with steep slopes. Another area of soils generally rated poor for urban development activities 'exists along New Sharon Church Road. Water Supply. watersheds: Thigffialogigkitiocgogovoinswiiiiiguk.... Wes$::::::.. ::::.:.:. ..:.::::.,,•< ,,.::: ::' : .:: .. : >:_:;.:;:,..;:.;;;:.>:.: ;.;>::.>:<;. ,:>, : ;:•;>- ;:::>.<;,� �;<::€•#. : `'�'"<>; ,:>:::: ;";�; >�#>:;;.,;: »>:: tes.ignated for° watershed protection ie.;:<1P92 the N.C, n ..:: n • tit.<.? :c?aapnd.s siot�.«:}::. # ::>: ...: •: . ::: ":;;; oom ..r sed oz:::>:a::::: :0: .le::>:<arc:::<:from e:<::. t. :::of::A: r. . water:; Make:::>:>:lo ted<:on: <;. e;;: ::>:: : : . :.::.*:::::. ;:: :. : > ;. ... . . ds . ':. ..,.... ..:::::..::.:::.::::::.:. .:.:.............::::,.:::: ::.:: ::::.:::.:: :,..:.,..................::.::::::::._:..:::::.:..::..�::.:.:�:.::....:.......,......... fit ..:. e. o range Cosa,.:.: :: .:::<:enc .. s seat:?:;:;80%::ro no :::Townships :In d "':: %• i;»>; .'>:: ig . . .>><:`. :<:; e«:: :;::: ;;::;;....::;; j:;....er. :_.at,...,r e. ::;;.e.-t;.. .y 9":>:<;':; ::: . adx��ce• :;;e �a�a�e� a�. o�:>«: ?s ����xn_. ���r tted>:;e :�s. .. .......... off �at4 Eno ' o s .p along the Township'a ><northern border. Additionally, 1, 672 acres along the Township's northern boundary lies within the Little River basin which drains into the Little River Reservoir, one of two major drinking water sources for the City of Durham. A small portion of southeastern Eno Township is currently served by Durham city water lines and it is expected that as many as 1,400 acres in Eno Township will be served with public water by Durham during the Plan period. Additionally, interconnections and contractual agreements create the potential for water from the Little River Reservoir to serve Hillsborough and southern Orange County. Cultural and Natural Resources Certain areas of Eno Township possess unique or exemplary natural 4 (Page 3 . 10-15 ) 0 9 3 Distribution of Land Use Plan Categories Land in Eno Township is classified into the land use categories listed below. Distribution is based on expressed policies outlined in the Township Land Use Plan, allocation guidelines contained in the Land Use Component of the Orange County Comprehensive Plan, and the potential effects of the physical change projected for the Township. RESOURCE PROTECTION AREAS : Land classified as such consists primarily of slopes greater than 15% and floodplains. This land is considered_ unsuitable for most development activity. AGRICULTURAL PROTECTION AREAS: The classification refers to land assessed under County provisions for use value taxation of farm and managed forest lands, as well as for active agricultural lands not enrolled in the use value taxation program. Most of these lands are concentrated in the northern section of the Township. , PUBLIC INTEREST AREAS: Public Interest Areas are public or quasi- public lands, such as Duke Forest and Eno River State Park, that provide significant educational and recreational opportunities. These lands also form a crucial component of the County's open space system. NEW HOPE CREEK CORRIDOR OPEN SPACE AREAS: New Hope Creek Corridor Open Space Areas include some of the Resource Protection Areas and a portion of the Public/Private Open Space Areas which were designated as significant and worthy of protection according to the New Hope Corridor Open Space Master Plan completed in April of 1991. (See Master Plan Map in the Appendices) . These areas are part of a system of open space in Durham and Orange Counties along New Hope Creek and its tributaries between Eno River State Park and U.S. Army Corps of. Engineers land north of Jordan Lake. This category is made up of critical environmental areas such as stream beds, floodplains, steep slopes, and larger tracts of historic, educational, or recreational value. WATER c:,o SUPPLY WATER SHED: T j a l"as 8 :f "i i' ;.witliii e4Q ootedfia ,aRr of::the r> , ? : : : :: a�::•:iiL P r ; . ?r imt.1�g80%a : th ' o $hip•i: „ 4 toa:: t 4r:.•:.::.e•tri #0#4.*** :.1.4* t .To 5 ..i"s^ : art:::::o <tt Lttie :R r waehe inn g;i : ot s t �:t � er::: Q�e :xo: r> <;:::ert3e•: :a..:•n # ur . :C nt :These areas are those that should be "protected° from development that might cause water quality problems for existing and potential public drinking water supplies. AGRICULTURAL RESIDENTIAL: The central and northern areas of the Township, where agriculture and forestry are important land uses, are classified in this manner. Areas to the west of Pleasant Green Road and south of the Cate's Ford portion of Eno River State Park are also classified in this manner as a means of buffering the Park. RURAL RESIDENTIAL: Much of the land in the southern third of the Township is classified as Rural Residential, which indicates a 13 0 9 (Page 3 . 10-16 , 17 ) In addition to classifying the land in the County, the County's land use strategy has been to identify appropriate activity nodes in each Township. The purpose is to direct commercial and industrial uses to the most appropriate areas, avoiding strip development- and promoting an efficient land use pattern focused on major intersections . Three activity nodes have been designated in Eno Township. REFERENCE: E-1 (Law's Store/Palmer's Grove) LOCATION: US 70 Business/US 70 Bypass and Palmer's Grove Church Road (SR 1562 ) PLAN CATEGORY: Rural Neighborhood EVALUATION: This node, located at the_ intersection of two arterials, US 70 Business and Bypass, < with: ti:, .;:.::;,>...;.;;> >;:<:,R .:;::»::; . ..yP..... � :�:.:::.::::.:.::.: �.�::;;.: f�9!:.;: Ted:.;�iAt« , moo' ad te oaiaj ataedaacd c fat tha eta#ahsd rrv*0*t district. < I�eR.::,node:.:hays:. tc�••:t then: environmental constraints to hinder small scale `commercial development. REFERENCE: E-2 (Eno) LOCATION: US 70 and (I-85 ) PLAN CATEGORY: Commercial-Industrial Transition EVALUATION: This node is focused on the intersection of two major highways. It is also serviced by a spur of the Southern Railroad. , There are a number of existing commercial uses in the area and relatively' little residential development. New commercial and industrial uses should generally be confined to the areas south of the highways in order to reduce negative .:.. ::::.:.:.::::.:.:.:.:::.:.::...............:...........:.:.:.:.:.:..::..::::.:.::: ..::.::::.::;:::::.::..::.::.:...:.............e.:::.:. : > ..................impacts on Eno River State Park. � nd i o tad the t?ro _tect : : area . or e; L Eo« tat : hed: < .tre:#a4. rs et*.a dere o . ! nt in th nod: mu:st:c:: o : :...t . e as a on ng andaxds is the watershed overl district► REFERENCE: E-3 (Duke Forest) LOCATION: US 70, NC 751, and Old NC 10 (SR 1710) PLAN CATEGORY: Commercial Transition EVALUATION: This node is focused on the intersection of two arterials and the collector-road Old NC 10. It is bordered on the south by a main line of the Southern Railroad. Existing land uses include commercial, and medium and high density residential. The node is within Durham's 201 sewer planning area and is served by the Durham city water system. Land to the east of NC 751 and a small portion north of the Southern Railroad are part of Duke Forest and not included in the node. 15 (Page 3 . 11-8 ) E �,�-,hq '� Terrell 's Creek, Phil 's Creek, and Morgan Creek. 09 .E WATER SUPPLY WATERSHED: There are four water supply watersheds within Bingham Township. ' of tee *atr x ts cpr e amut$ f e o ai pre ld ara, Appox maeiy. 28.% of University �Lake taF�re g e r Watershed`� extends. into the eastern portion of the township, encompassing 5 ,385 acres ( 11% of the township's total area) . The Cane Creek watershed consists of 20, 160 acres, most of the western and central portions of the township. The Cane Creek watershed acreage amounts to 41% of the township's total area. artion�s a t ,rat +other w.a�tere hed s also exist in Bing1iam. Part of to Wiper o watershed (Sever *pie... !e sub-baf extends:<::into}}:<:ths::<::nor ees <::>cor e...,::.:. .::<., .. ;.: .::::.:}}: .< ;. .. :::<.:; :<;.}:.::.: : : .. 2. .:.: ,; : p :40040`;:a..",`{r'..a.}:fob'>:::4%h :::::T. . .}::: .. ,., <. .. .. <.:> :>:::; : i :::. •..:::.::::::::n::::::v::..:::::.:............ .. •,....:.:v•:m:•;::.:i'tiii:•: •;i•i:•i,i'•}:iii?:it•,}:v::::i;{:ry::...::......:..:..:. ..: s......m..vr..rW:;?L}b`ii......:i:Q:ii:...:..r.:..4.:......n:.}::......::.f.n::?:..r.........:.:...:......r.rr.....rn...........J.�'.:...r. STEEP SLOPES: Steep slopes, those greater than 15%, are a limited constraint, occurring primarily in four areas of the township; along the Haw River; along Cane Creek, both north and south of NC 54 and along its tributaries; in the extreme southeastern portion of the township at Terrell's Mountain; and in the east-central portion of the township at Pickard's Mountain. This last area is at the headwaters of Morgan Creek. SOILS: Most of the soils in Bingham Township are adequate for urban land uses. Three soils associations are present in the township, however, that present limitations to building and development activity. The central portion of the township east of Cane Creek is characterized by soils of the Lignum-Enon-Orange association. The heavy clay content. of these soils creates absorption and shrink-swell problems. Similar problems exist with the soils of the Appling-Helena association found in the southwestern part of the township. Tatum, Wedowee, and Goldston soils can be found throughout the township. They tend to be identified with stream valleys and moderate to steep slopes. These soils are generally ill-suited to urban uses, especially those requiring extensive grading. Cultural and Natural Resources Certain areas within Bingham Township possess unique or exemplary natural and physical characteristics that are of great value. This value may not necessarily be monetary. It may also be educational, biological, cultural, spiritual, or of value to the planning process. Three sites in Bingham Township are home to flora an fauna identified by the state as species of special concern; the Carolina Darter, in Cane Creek near SR 1115 ; the Red Shouldered Hawk, near SR 1956 and SR 1005 ; and the plant Atlantic Isopyrum, at the northern end of Cane Creek Reservoir. A species of special concern is one faced with major habitat loss in the county, exists in small populations, or the target of 5 (Page 3 . 11-18 ) 0 9 6 RESOURCE PROTECTION AREA: Land classified as such consists primarily of slopes greater than 15% and floodplains. This land is considered. unsuitable for most development activity. WATER SUPPLY WATERSHED: Applied to the . d areas draining into the University Lake, Cane Creek, tppex• R b an Raw direr watersheds, the category refers to lands' i'at' re development that might cause water quality problems for existing and potential public drinking water supplies . WATERSHED. CRITICAL AREA: These are lands that drain directly_ into water impoundments that serve as public water supplyr are located::<: ithie::.:;1/2:.:..: : ae<of;:<>t . ...,a:..at,...:........ .....:.:........,. ...,. ....: ::;;:.;:;. require even a grea 'er '"degree of' protecton from "the"negat' ve impacts of development. ... devel o me nt. The > A i <Towne � � le . �:V,.. .e .:o#ndi�t*�:VCa, ;C.C>ee<: ; *se�*i:Ciir, : '' PUBLIC INTEREST AREAS: These are public and quasi-public lands, such as Duke Forest, that provide educational and recreational opportunities. These areas also form a crucial component of the County's open space. A total of three activity nodes have been designated in Bingham Township: REFERENCE: BH-1 (Adam & Eve) LOCATION: NC 54 and Morrow Mill Road (SR 1958) PLAN CATEGORY: Rural Neighborhood EVALUATION: This node is located at the intersection of the Township's main arterial road, NC 54, and a collector road. Several commercial uses, including a wholesale mail-order distribution firm, are located in or adjacent to the node. No environmental constraints are associated with the node. REFERENCE: BH-2 (White Cross) LOCATION: NC 54 and White Cross Road (SR 1952 ) PLAN CATEGORY: Rural Community EVALUATION:_ The node, situated at NC 54 and White Cross Road, extends almost to Butler Road on the east. There are several existing commercial uses in or adjacent to the node and few environmental constraints. This site has the locational attributes which make it suitable for a Rural Community node. It is on the main east-west road through the township and extends to the major north-south route. Land within the node to the north of NC 54 and east of White Cross Road is classified as Rural Residential However, a southern-moat rtins of " :s node : . .. �.. - � ::<, ,.., ..::;i� ..:..;,,;:�,;>a:;::<;:.5. ..:,<,:.:-.;,�<:. ;,;.;5::;;s:,.:.;:�:�; 'S;;r 1::.:;;::;::;�<:.;;;:;r....;:<:.; ::.,::y; ::<:; �'i:: ;�;(,:;<.::;:.;:.::g::o:;..<;,::::: located within the , protect d::arm" far t1�es f Rive* waters ted,. Future non-res r en al devel..: ....e v*O this.::: a a of node must:. ar here to the adopted son ag>; tasadards for this tershed overlay district The support "servicethat' Will likely accompany"rural re'sid'ent: ai development are most appropriately located at this node. 13 - (Page 3 . 12-3 ) Natural Environmental Constraints Chapel Hill Township north of the Joint Planning Area contains 0 97 the following environmental constraints to development activity; floodplains, steep slopes, and poor soils . Floodplains: Virtually all of the area's 100-year floodplain acreage lies along Stoney Creek and its tributaries. The stream flows through a relatively narrow valley so the extent of flooding during 100-year floods is not great. The floodplain rarely extends further than three hundred feet from' the center of the stream and covers only sixty-seven acres, less than 2% of the area. Poorly drained soils associated with floodplains cover an additional 129 acres or another 3% of the region's land area. Steep Slopes : Steep slopes present a constraint to development by creating the potential for increased runoff and erosion. Steep slopes and the soils associated with them also pose problems in the use of septic tanks. ,Steep slopes in the portion of Chapel Hill Township north of the JPA are fairly extensive, encompassing some 787 acres or almost 19% of the total land area. Most of the steep slopes are confined to the Couch Mountain tract of Duke Forest and the stream valleys of Stoney Creek and its tributaries. Soils : Two soil associations predominate in the area; Appling- Helena to the east and Georgeville-Herndon-Tatum to the west. The soils of the latter association tend to be well-drained and are suitable for most land uses. Appling-Helena soils, however, are somewhat more clayey, posing problems for septic tank absorption fields and many building types because of poor absorption and shrink-swell problems. . wOitWtaL r Supply _ fi tershed s Portions +of irc wa r;<;sup ;l. ateriha.:. s ;;;::.;: ce ;';;darner:;>:Q: e:::.Ta+ aa •....:;:>' ;»:. : '.. :: : :. >.: ;.;r:: . ,.•��■■!!.'.,yy�}}:.: :iS: ::i:::'. ii•: ::�. :(.,.�.sue.;... W;. .......:{s. :..:..•::4Y ` ':.':::::....,v:::;::::;'::.,.,;::•..:5:::•i:::::i•ii>i:4i'••i:"•yYy':�p:i:::::<:ii::::•::•::;:::.:, • :. .. :::': .::: .. ,..n.4>.....: .•.: :...:::. ...}.. •:::: .i:?fu•::;;::iT i:'::...}:i:::i::}1:.:.i:.:::.:::•:::•::::.:::::::::::':':'iii::::.::.:::::::: M .:: ......,.........n,.n.w..v....n..•nw.,.Y::St'#* Cultural and Natural Resources In northern Chapel Hill Township is a portion of the New Hope Creek Open Space Corridor which links the Eno River State Park with the U.S. Corps of Engineers land north of Jordan Lake. Elements of the corridor in this part of the Township are: Rhodes Creek Wildlife Corridor in the 100-year floodplain from south of Cornwallis Road-to Old NC 10; Bike/pedestrian trails along NC Highway 751, Old NC 10, and Mt. Hermon Church Road; and An unpaved nature trail along existing roads within Duke Forest. 3 09 (Page 3 . 12-6 ) PLANNING FRAMEWORK ANALYSIS The structure of the Plan's framework begins with the organizing concepts - .policy statements around which the Land Use Plan for Chapel Hill Township north of the Joint Planning Area is constructed. These concepts state a general consensus as to what are the desirable patterns of growth for the area. Because of the region's close interrelationship with surrounding townships, some of the policy statements for the region will mirror those of Hillsborough Township, Eno Township, and the Joint Planning Area. Other variables represented in the policy statements reflect existing patterns of development, environmental constraints, and the stated desires of area residents. The second component of the framework consists of future projections for population, housing stock, and land requirements. These projections are not a comment on the desirability of expected growth. They merely indicate the amount of growth expected based on historical trends. The organizing concepts and projections are then used to create allocation guidelines. Criteria are established which distribute land into Land Use Plan categories initially defined in the body of the Land Use Element of the Orange County Comprehensive Plan. Distribution is reflected in both text and map form. Organizing Concepts The following policy statements represent the organizing concepts around which the Land Use Plan for Chapel .Hill Township north of the Joint Planning Area is constructed: 1) The rural residential character of the area should be maintained and be the predominant land use. 2 ) Duke Forest tracts, which are a valuable research and teaching facility and are available for public use, should be protected from adverse development pressures. 3 ) The existing open space system in Chapel Hill Township, including the area north of the Joint Planning Area, which includes Duke Forest and existing agricultural and forest lands, as well as areas identified in the New Hope Corridor Open Space Master Plan, should be protected from intrusion by incompatible land uses. 4 ) Rural lands currently existing between the Chapel Hill/Carrboro urban area and Hillsborough should be preserved and maintained. <:>5) >> he to ;:su : rs d, i x a a :. . .: .. :.: .:.:::....:. .....,th a maaaerha ms advexs43 griculturel uses 6 (Page 3 . 12-10 ) 099 Distribution of Land Use Plan Categories Land in Chapel Hill Township north of the Joint Planning Area falls into., six land- classifications. The distribution is based on expressed policies outlined in the land use plan for the area, the location criteria contained in the Land Use Component of the Orange County Comprehensive Plan, and the potential effects of projected growth on the area; RESOURCE PROTECTION AREAS: Land classified as such consists primarily of slopes greater than 15% and floodplains. This land is considered_ unsuitable for most development activity. AGRICULTURAL PROTECTION AREAS: The classification refers to land assessed under County provisions for use value taxation of farm and managed forest lands, as well as for active agricultural lands not enrolled in the use value taxation program. PUBLIC INTEREST AREAS: Public Interest Areas are public or quasi- public lands, such as Duke Forest, that provide significant educational and recreational opportunities. The Couch Mountain tract of Duke Forest, in the eastern portion of the area is also an important component of Orange County's open space system. NEW HOPE CREEK CORRIDOR OPEN SPACE AREAS: New Hope Creek Corridor Open Space Areas include some of the Resource Protection Areas and a portion of the Public/Private Open Space Areas which were designated as significant and worthy of protection according to the New Hope Corridor Open Space Master Plan completed in April of 1991 . (See Master Plan Map in the Appendices) . These areas are part of a system of open space in Durham and Orange Counties along New Hope Creek and its tributaries between Eno River State Park and U.S. Army Corps of Engineers land north of Jordan Lake. This category is made up of critical environmental areas such as stream beds, floodplains,' steep slopes, and larger tracts of historic, educational, or recreational value. RURAL RESIDENTIAL: Most of the land in Chapel Hill Township north of the JPA is classified as Rural Residential. The predominant use under this classification is low density, non-farm residential- development. 0 rte:::« . .:>.. .:,,. ....... .....,:.::. tott • ....y ..,::...•,.G:.:,n;:::.:.::i:• :>. :::•:'S ...::•Si>:•: ::•. ...,....::.. ::. > Bea �osr�a....... e•>:<:o�aa;.. : ..»:. :::. :....:.• Tsh :>:>:::: .North::::;oik::: • >:J ::Y. - >::: : :: «<:• : K rOt . .e: :>:ar e: < ::,...:::.:. thhe Lower Eno watershed: >: are of<:< - i ,< ;.:. .>{t. :->::C. :..ki::o> v1:;'::v:.vnv::: ?:::::;:::::•�•�:•�'•i:4i•.y.::::v:.•.::.::::::::ice::•}:.:i>::i'::::::::..n:�:::.:i:::::.:• ...:.:...... TWENTY YEAR TRANSITION AREA: Approximately fifty acres north on the Southern Railroad, along the border with Eno Township, lies in an area that could be served by public water and/or sewer within the next twenty years. 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'j .iJjJ:..?- .. ,,.i .l•I.?`�F,c ~ .l ~`•,., ,, :�:•.,,` .1 •J • ait. it• oof L. ..•rj �,_1�71, j; �'.ti.-<"' •(,;.4�`t•�` •� ,�,_l�`,k�1 I W, • 2 J...•-'-w.G.K_ 3• a� IF INERWIMan r . • {I•-^' AS jt�.• L'n,-.L .ONr "AO' _ - rte, • r--r!......',.... ° * ' ; �---- - --- - ---- 10 , SBA - ...----•—., _ 1uPr a z. ;o r- : .—= `K --k....1).',-.'"";..,__'- ■ w - �`C ��� F ja 6rs' ��.r,;.,�. Amended �� i=re Y; �' -�� 1E-1\il2 �.v �• 7/5/88 ='r 7 , 1 � �r � .N, 1• 4/16/91 • - "r r'';r_ 'emu=. � i 4 ��" _�� • 1 4171intrao dm.. •-, 4141111111Mar Anl ' W '. :'.r?li -:.:': J'1/2.111.'-, -Alt 4811-114111Wie ' .r�r o !'Iii � .� 1� '..-,,,,.....!.s....1. rr�w , V� r,.. r, . _ �1IiLII • rfs� •Jew.414111S- Apr 111100414... 3xrr� ,111'1i __-r=____ _1G'i '•aN�.,y. ��a�j J�am.. '1' I 1 _ ,��:y=;'L;;41'• 1 •III I.I I _ ----__ _- -JS_ W".:-- ?o ■ �i ▪ 1 111 II,+I I,111 I, ICI •?__ _----r=-r -- _- • --- - 'j,^ `•� m ._._ k' 111 11 1111 .lI II 1 1 �_-___c__ _-:-.:--=___ i t�. .�`"' `�. r i `b '' .� ,r•� 'III L.11111 I1 it :1' 1 .r -_▪ v =_ " *‘"44.447,.. t+ ■ `" Y :�/ '; ,ii _ _- --- y`r' _ - �d hj J III•II� I' �`W a I■�� ��.f��JJJL(((jj�,,,JJJ��•���r. • �l�t�l LL1�' tIl'li = � ��IIC= t.."- 1 }' I ,tYy I •. ''x'•'111 illl�l�l�i� ',,„ 1�„ . �. II I 1 +• «S 0 x11 �' • ''� ;A' .'1 ' '"''1erg !...F v.. �� Y ��Ctgi .$+►: t �. ) ./.: ,. 11 I +1, }.'./ L/- s ��3[!fy�� � 1 L .7*-_-_ 1 J drita, gyp, r.'S`•- " _ ? �r_>. , _ ? i:X' .1�111o�Nda�t�d����4 �`^ jr-t.' 1 • .f� Vie- - _ -7. > `' 2t'. --.� �ti = •�f: J�I ~ r- ,C��J r ! .� a t iii I I .I _ '-. ��. • .! l' — Z •�' '� -= iii • N I\ t1 '� V Y N.*4';45..4 i r d P.% fsh al 11 1 It .....),:::, -"•_ i . imr."12.14,10 ----dr et V "Italr.A.,7-7 4,1V: 4111•6411Nr 'a 1_,,, -..... ilb".„._ -,,,,,,_44::-;•;'-'1141..41.. :-. AIDA Lit- ;pr,,-- - al , .C-.74 - .,4.,‘".....1-7'7• -71-.;,-!• #,/ ! I .4.7:•F: • •14i'llitio.-"..711111Pb■p , -1101'1.r.. ;?"i.--.77'4•-=,`:'''.''''::' 41-ze4. \ 1 • �SJ.7 1 •'1,`1 •/ �� �/ I ,.iY_\' �E. `�_ •e`•t.41.7� ��` I 40, N. ...twill ,, ti \ '`1•` , z> .,1C.- -CANE CREEK WATERSHED CHEEKS TOUMSH I P LRMO USE PLRM •• • ;LAND USE CATEGORIES ACIZVS'I'Y NODES CI Agricultural Areas ll Resources Protection Areas eD Rural Neighborhood Q Public Interest Areas ❑ Agricultural Residential Commercial-Industrial Transition ® Rural Residential ❑ 10 Year Transition 20 Year Transition JURISDICTIONS (L Water Supply Watershed ❑ Town of Hillsborough 1 ® Water Quality Critical Area ❑ Town of Mebane N ilik- • ROADS ...,•■■•• Interstate —.. Arterial — — Collector 1 SCA LE: a 400(.` 9600' ''..! �. �. ,,� , ■ 1. -- - „ _ •f;c .. -.r:,: / - .,,a ,IEN ,•i • ../ `� �� Amended I y.. *F o(' 5 '_. %,. -4 %.::174...., July 5, 1988 ,% 1 %f% t l . 57 ` pe,', I�l.- 1111111 lit�,. ,.h i oun.�rt taco r - �' l IIIII1I'1, . �� I 1.•.. 11 &,t A. s F �� u..Kit.. g al .'�'et 1.1!, 11 ' i I E lir w K.m. �ttttt� _i "ir \CAiiiipt'• -7.,41p- '$6• 11 : t_ • ;f1 y R;. 1�1�1I .11�1�11111� l K;'.;toot _ 1�,, . • �� OP i :):. '. 11'1 Mb Wl Sasso 1�•U .��� 111.! 1 111 �'rL . - 11111I1 -. *1�.',.-,.::::''r;•--:-.7.-:-! u.-_,.�i� sr���R '111 1111 ''^•' = 1 1111 o � .1'1111 ■ «I `� - -- 1. 4 4jl,l \•-• cif 3'f�s� 1 ► 4- 4 1 K�'.•Kassa •��sl�ssssssssr► t i 4 4 i ;rselras�,w�ssosl. 1 4aaY 1� 1 1 l 1-i N HILLSBOROUGH TOUMSHIP LAMB USE PLAN ilk- LAND USE CATEGORIES ACTIVITY NODES ® Rural Neighborhood 12 Agricultiral Areas -,i Rural Indurtrial •- Resource Protection Areas E Public Interest Areas j Commercial Transition ❑ Agricultural Residential if Rural Residential' P7 Commercial-Industrial Transition o L..J 10 Year Transition E � 20 Year Transition JURISDICTIONS r"± Water Supply Watershed Town of Hillsborough dJ Water Quality Critical Area a Town Extraterritorial Jurisdiction ROADS a....■ Irttemate —■ — Arterial —.Collector SCA LE: 1.1 - 1,;Jf ,�, \\,.:, 41,11 105 Amended : I (f '�1 er)u�y $, 1988 ;. �ITT``s`y� tit/Feb.3, 1992 r ..JY1. �v� i+ -'+' -.!1. :.`_'„j r l �.I • ' s, .x . �Y:. it 111�1 �� - ,mot♦ f 111 11 rKJ .�- 4 1�f( ■ _ 1 I �. �,f.a,," -.f • / 1 L 1 Il 1 L 1 . .1.'. •- ' Iii, f'' t L L 1 11,/ L _ 11 1,11 " ! L l l i / • ( 1 , F�.) ' I 1,1' .111! ^.:.•J•:�J`. l 1 L '1 l L L III. ..r'. • L l l 1 L { ', .1.` • 1 4 1 1 1 1 1 1 ■ ���":- 1 ( 1 L L L 1 ...4-0 1. 1 1 ' L L 1 1 1// 1 E' '-I I VP li 1 .1 hi• 1 ..1 1. 1 ( 1- •111•11aXratel .4 'A & .�1 1'»•: - - - -- --- - ,fir --------- -------------. - - -- - - _ ---—- -- --ir .. PSTPIIC3 -j.� ... / I -----.. ) ` ,. / ,• 38 �, — . sr. •,-...:...:. - _ Pte P- r,V ur. �'— r,na �' \ ,'.,4i. •• 1.1°,---01. .., - . -. wK.'c ac ` L,u ..1 ,,, . 'gam 1 a ,c(-.r. ANE.!';E. ,`i' -t"+ :.i• " ,,,-C . .,� �i i , �y r w'',......‘,11111,....2z.,•,..,,— ' t�./ ,�c �i 1-.�. ( i. .,' '.� -1`Ij �. .�" ]ley. '`I (' 1 t.■•••,,':,.r.,,,.■,-,It'7..,-.S.-‘,. .:::-;''',. .-''Vr '' -' 4;tiorili.■ ;,,,,,-1,::::-• EQ-1::-;;;Ii,.... '',.`"•::F;;;:s.'s-s.'AO_.,,, 44.4161......n Ilir ha„... Ite .;:''.-:,1.--;— . 11..:.:;!,....., :*.S..': . _..,-. ,I Vs ee'llilliZt‘4110/0=-7.4..._„ --...--4-t-7.---.7:-%- 1:-.Z-11.. '- 7.311' A s'.c1-‘''..,a.a. .1 lE, t --2Jo s. -, �- -r —-1 Z • ky" � +. �' pia e kF ' �,� �� v'4r .f' � �� /15rf V�r'7 7(rJU1Jl s•. sss.—�1 -,,....,,,,,,•:::,::.,-. - i1m :a r �y r� I^ � ^Y`r:r.., J� ^r ..^fY:r•C` . ` - I ••� •e ,! V6:MaG :f x :.t- ~r r.:.. . gi' .b'� T�: 3a^: • S �■ •y. •J t' •'� :f fv+ir •J',. ,E. C t�'T.•Ph' -'''.^y'•'::i �� <i-.y!:'tt:':[:<i[<t � _ _ ...• �' rs;'.. r7• r �� -.....-I::i':::F: E.:,,,,::: ' t t�F�t f ':jr.:C-.•;E'••-:7-. '�'(;3�f�"','+ -•+ 4i (.; ro ty�'•r r ti. .rte ,... - :1:_ .,r,; - r .. milmo .i .r ��r Ji1Ii .}.ay(�(jr..y�7 1- 1'- f'�r:i:';'1" • '.. VPAr •� '�'[i NtG p 4'1 J 1 �,(s• • 7 rTr iit(ti # 'lr'Itjr " . JJ = Q t .:,:-..-,1::.,. y�,e \ ,,'A' �—\. .I r' JI. ( .i:r 4i Iryi .5 .-. .Y'- \ a . - ,ry J- `` �. 1 .,“7."-...t" •I p / I �s°s - ...f� ,.••...ti A!'l i, t,,.......„4::-?• IJ': •,-r �j =/ '' i \ 4 1r_ }RAWpr RIVER WATERSHED '� '7/70:0- `'I = yr in Fi --e— �f'.iwseox '� • °y'10.1. :, 4' ._ 4 - • lif ��`^�.F ice- s. ;:=- z •SG1r2: ",.L. .;. I :.P ti -..i. r w O. 4000' 8000' :.`y 9y .%.i:•-.:, r , r r. rr, 1� -N--:-:: ...:f r-k---:_c:. --7,007,4,,,. PLAN CATEGORIES - r' - .' = Rural Huffer -i Reservoir • E] Agricultural Areas Protected Watershed ACTIVITY NODES . i Agricultural Residential Water Quality Critical Area Rural (/��',) Rural // �� - Neighborhood /�/ Community V Rural Residential 111 Resource Protection Area �'� -r1 ROADS i i Public interest Jirtricts Ertraetivc Use 6.:,...-' .'� Arterial .., ........ Collector X07 --1,v, ... 1 klikal4:6-1. 'mama in, s ; '. Q 4oe ) IA ` W W L. ' Q .E _ _ oW ,; a _ apt ;`ci, CD -••■■ ■i•mill.11" \--; \ (_. a UJ C CI-=) w�� - \ :-_ aa. N • Z 4 W H :0' "�'' W W 1k� ` . W N� ` = N, � o A ar�► . \ Oda\`+A .• • 52 =�.34.342-14::::,,,c� _ . Q 25 v ate......., . �' _:,::� = .- 4 VGJ Eli a�.a e' . a w F ' �t►t►aa��� s ; - W It3. _ �aaaaa • y,sa'v' = A o a►waaw 1- •�►=a��tv • = = 0 y • z C --w r.rt_s - = Q= 1: a - loom a-_ "1t14 f.a C = -s;;-,', mow. ■ .s:II.. ,i- •,....,:„,• _il = I i I . s ■M• - ■ . co IOt t . Q�. tid, 4Q \ .yD 1 • � • a rO N, O 1-j• \� t�— \,,- = 0 : • 2 1— t t d. r Q w Id I- • / l' - 1 7 at y f f U C tx i - / (y o as • L W C U I • , W w w ,p + el . Q Q Z 0. 0: R I t .1.- ••. /1 -' 'N '110 \ j; . +4 i' -,• � I— ` I ... • / I •. is • L • co N r —" • 00 0% I, •. \ :. --a` { - - ^' ` maw, 103 WATER SUPPL'f WATERSE-fEDS . Orange County, North Carolina : ... S. Hyco Creek 1 A Watershe• Flat 'fiver ..Wat.. shed:: • , 011PIP' tt1e.,River< atershed .� ., • - G• uesJ Back_Cteeic .. watershed m it y . . i - -- Upper m J.:--:....+ : ver S . -d k 5 �F �.a _!560ROU�N ��' c a' ,-;--E_ I rrt�ii�i@ L7' 'L� a 1� : -•' . ." titers d> .m' l a m •j x . k:;)a C. / : } N A 1 :.. :Care Ct'ae 55o ►• Watershed ° M: s a, f Arzn l All i rl I •6. r S 05 s �ubons n° LEGEND ! • O Y. Ra r es * mom, - ,;.4.� ` Water Supply SU I " `°� Watershed • ' ° l: - !C Sa`� Water Quality � - ��. Critical Area r qua s ... • Old:uceEasbara R - . . ;.;.:... .• 1•.•� Haw Argr ::;:,::...........7.7.7.--:‘sue �:� �r-J 'lratershed `. •: C�e ti Jo • - .,a she: • 110 -------T-7--,-„,i r-7- ,T�, - 7--=7=7' .-, , '', /',-:3„.,.. �!.. /i; E6,,/,' / ,, ', /y iP,1',--R"/.g-•8•a1�✓ :j i////// , / ,_ , // 7.e.7,97„/„ _.# //. 'fi /;%).' �.'/75' / z/- ''. r '/- ' ./44TE17gr# . //4/::.". --s.C_ .74- -: : / .4°;, /., ,e pr/7 .. ,jz "/ , 4 A....-' /1#*r .AtP \/ • 4" Z 4, rel‘/ /21X6,0 • , -'2 A dog.,A,AP- - Z "" dp ___.,, - _ 4,- . p - -- -4 Neuse 4�I �i 4. li.,. I \ ,�` «_ I E ....vat v N, 26A 0/ '-‘frtlefir.- ,. ----- _...:lrr/OSO.Aireltf.7..r_:.IIpvite;„ 4fr,74r .. ' AIIP?"--- r4WIAw4.0",,N.:-.5g4011 . i 1 /--- Ifr).7rd,,, 47#1 411Wirip %* %'/._ / rv„ ,.„ .0.:_:,; Ai .,.. 1 4. I i . — - -./7 7 ,_ 1 _,..- 0-:..._ 4 _ i ii.i__i____,:ffir, , , vriii"'., _ _ in:a2meatI....--" 7.....-) .......40_ , 0 / ,..t....„_-,_ _./. , / - ) i L- 11*)i /, fr44/ L ' --- 1 I .if 7 iv„,, . : )\ 7 - r_): . ; A■ "Apr,/ . /4 ' -, ,. .01 ;file, Atra. I,0 -\1, 1 '1i N -\-,\___I u 47 tJ!'e_ -*- - - U 1 I / �� �� aim = , dAd 1 k ciworee i C t 0 - ... itor---Aej j ,,,,froffi .#AfrA.00, ..■ 411110,..3",wrertVA).- Z 07.0,,( ///. ispr . tr- .7. ,,,,z ,e. Ato A,,,1 /yi 7, , < • ---`r-14 , '. . A 4 . Jo' v id r a EXISTING AND POTENTIAL RESERVOIR SITES (S. WATERSHEDS _- I EXISTING RESERVOIR A -� SCALE: I'=EIDOO' I -- MA„)OR WATERSHED A F oTENTIAL RE SERvcIR y/ WATER SIS�PLY TER.-ED 9000 I REVISED - AUGUST 1993 MAY 1981 ' WALTER T . MCFALL, IV 5909 Orange Grove Road Hillsborough, North Carolina 27278 August 17, 1993 Orange County Planning Department 306F Revere Road Hillsborough, North Carolina 27278 Re : Comprehensive Plan Amendment CP-3-93 Submitted by Bobby Kirk, Sr. and Bobby Kirk, Jr. Dear Sirs/Madames : As the owner of Lot 12, Tax Map 11, Bingham Township, I strongly oppose the proposal of rezoning from Agricultural- Residential to Rural Neighborhood Activity Node . I understand that a zoning designation of Rural Neighborhood Activity Node allows commercial usage . Again, I strongly oppose the rezoning proposal . I have been informed that the parties submitting - this proposal, Bobby Kirk, Sr . and Bobby Kirk, Jr . , plan to construct • and operate a convenience/country store at the corner of Orange Grove Road and Bradshaw Quarry Road . This property is directly ad.iacent to my property, the property on which I reside . My reasons for opposition include : 1 . The possibility of gasoline run-off contaminating the water table . 2 . The disturbance of peace, quiet and privacy in a country setting which I have become accustomed to for the last 10 years . 3 . The devaluation of my property. 4 . The increased risk of automobile accidents at an already accident prone intersection . As an owner of a convenience store, I personally know the comings and goings of traffic, noise, and unpredictable circumstances which are unavoidable due to the type of business being operated . I do not wish to live next door to a convenience store or any other type of commercial business . Thank you for the opportunity to voice my opinion . I have attempted to be brief concerning a matter which I firmly oppose and will be happy to go into further detail if necessary, Sincerely, W"—r. Walter T. McFall, IV eiet MANNING, FULTON & SKINNER, P.A. '° 61, HOWARD E.MANNINO LINDA K.WOOD ATTORNEYS AT LAW CHARLES L FULTON JOHN C.DORSEY WILLIAM P.SKINNER,JR. DAVID J.WITHEFr RALEIGH, NORTH CAROLINA JOHN B.MCMILLAN WILLIAM C.SMITH,JR. W.GERALD THORNTON DEBORAH L.HILDEBRAN T.MICHAEL MCLARRY 1950-1987 HOWARD E,MANNING.JR. STEPHEN T,BYRD CHARLES B,MORRIS,JR. EDWIN P.BAILEY 500 UCB PLAZA MICHAEL T,MEDFORD ANNA RAGLAND HAVES AREA CODE 910 WILLIAM E.ROUSE,JR. H.FOREST HoRNE,JR. 3605 GLENWOOA AVENUE SAMUEL T.OLIVER,JR. MICHAEL S.HARRELL TELEPHONE:787.8880 27.4 LP JOHN 1.MAKE,JR. ALISON H R CATION -- DAVID D.DAL U SAMEL W,WHITT TELECOPIER:787-8002 CHARLES E.NICROIs,JR. DAVID T.PRYZWARSKY P.O.Box 20389 BARRY D.MANN DAVID A COLE ZIP CODE 27619-0389 August 18, 1993 Mr. Dave Stancil Orange County Planning Department 306F Revere Road Hillsborough, North Carolina 27278 RE: Proposed Comprehensive Plan Amendment CP-3-93 Dear Mr. Stancil : Thank you for sending me a copy of the notice mailed to property owners adjacent to the intersection of Bradshaw Quarry Road and Orange Grove Road regarding the proposal to re-designate the 1/4 mile radius of this intersection as Rural Neighborhood Activity Node. I live on Arthur Minnis Road, which becomes Bradshaw Quarry Road, approximately one mile east of the intersection in question. Although the materials you sent me did not 'include a list of permitted activities within a Rural Neighborhood Activity Node, it is my understanding that Bobby Kirk, Sr. and Bobby Kirk, Jr. would like to build a "country store" at this intersection, and that the proposed redesignation is the first step in obtaining approval for such an enterprise . With all due respect to a neighbor' s desire to use his property, I am very concerned about the potential impact of this proposed change . For example, if the "country store" is actually a convenience store of the type commonly seen, I am afraid its appearance may be unappealing. If a gas station is contemplated and permitted, I have even stronger objections based on potential problems with underground storage tanks and run-off, not to mention increased traffic . In addition, I already see enough beer cans and trash thrown out along Arthur Minnis Road to be apprehensive about a new source of litter just up the road. Because I do not have any information either as to the exact nature of the commercial enterprise contemplated, or as to the activities permitted under the proposed amendment, it is difficult to voice a specific objection. However, I believe that any Dave Stancil Page 2 August 18, 1993 commercialization within this area, which has been developing as an attractive neighborhood, will have an adverse effect on property values . On this basis, I feel compelled to voice my concern. With best regards, I am Yours very truly, Anna R. Hayes cc WATER SUPPLY WATERSHED PROTECTION RULES AS ADOPTED BY THE ENVIRGNMTAL MANAGEMENT COMMISSION (2/13/92) Allowable Density Required Land Use W/0 Stormwater, W/Stormvater, Control with Non-residen. Sludge Hazardous Sewer Agriculture Forestr; i Dischargers Description Low Den. Opt High Den. Opt High Den. Opt Development Appl. Landfills Materials Cluster Lines BMPs BMPs ----------- ----------- -------------- -------------- ------------- ----------- ------ --------- ------- ------- ----- ---------- --------- -abed None Undeveloped None None None None None None None None None 5 Required 6 Requin cal area General ldu/lac or 6-24% built Control the Allowed No new No new n Inventory, Allow Allow 5 Required 6 Requite Permits Predominantly 6% built upon upon area 1" storm sites landfills spill/failure undeveloped shed General ldu/lac or 12-30% built Control the Allowed, Allowed No new Inventory, Allow Allow 5 Not 6 Require Permits 12% built upon upon area 1" storm also 5%/70% discharging spill/failure Required provision landfills cal area General ldu/lac or 12-30% built Control the Allowed No new No new 4 Inventory, Allow Allow 5 Required 6 Require Permits Low to�mod. 12% built upon upon area V storm sites landfills cnill%failnre developed shed Domestic & ldu/,'ac or 24-50% built Control the Allowed, Allowed No new Inventory, Allow Allow 5 Not 6 Require non-process 24% built upon upon area 1" storm also 5%/70% discharging spill/failure Required industrial provision landfills :al area Domestic & 2 lduAac or 2 24-50% built Control the Allowed No new No new Inventory, Allan Allow 5 Required Requires i industrial Moderate to 24% built upon upon area 1" storm sites landfills spill/fallure highly devel. fled area Domestic & ''' ldu/Zac or 2'' 24-70% built Control the Allowed Allowed Allowed Inventory, Allow Allow 5 Not 6 Require, industrial 24% built upon upon area 1" storm spill/failure Required Segment Domestic & No Restrictions other than instream water duality standards applicable to all water supply waters industrial .tical area is z mile and draining to water supplies from the normal pool elevation of reservoirs, or '-z mile and draining ' 1/3 acre lot or 36% built-upon area is allowed for project a river intake. a curb and gutter street system. tested area is 5 miles and draining to water supplies from the normal pool elevation of reservoirs, or 10 miles upstream A Spill containment structures are required for new industrl and draining to a river intake. hazardous materials are either used, stored or manufacture dcipal with pretreatment program (2H .0904) is considered industrial discharge. 5 Agricultural activities are subject to provisions of the f charges qualifying for a General Permit pursuant to 2H .0127 will also be allowed in all areas of WS-III Act of 1985 and the Food, Agriculture, Conservation and Ti WS-IV watersheds along with the allowed discharges noted in the table. 1990. In WS-I watersheds and critical areas of WS--II, WS- fers will be maintained around all perennial waters with a minimum width of 30 feet for low density areas, agricultural activities must maintain a 10 foot ve5 elopmant and a minJim 100 foot buffer for high density development. or equivalent control, and animal operations >100 animal u undwater remediation discharges may be allowed when no other practicable alternative exists. BMiPs as determined by the Sail and Water Conservation Cams al governments will assume ultimate responsibility for operation and maintenance of stormwater controls. 6 Silviculture activities are subject to the provisions of t industrial process Wastewater discharges are allowed but will require additional treatment requiremoeats. Practices Guidelines Related to Water Quality (15A NCAC lI lies only o projects p pr 3 requiring a Sediment/Erasion Control Plan. The Department of Transportation must use BMSPs as describe document, "Water Supply Watershed Best Management Practice I HIGH DENSITY AND LOW DENSITY OPTIONS Any WS-II or WS-III watershed which allows residential densities and impervious surface greater than that specified under the low-density option is considered a high-density watershed. A WS-II or WS-III watershed which does not allow residential density and/or impervious surface to exceed those amounts is considered a low-density watershed. The distinction is important because it relates directly to impervious surface limits which will apply to non-residential development within that watershed, and-the use-of structural-stormwater- - — -- - controls (detention ponds). All of the watershed within Orange County's jurisdiction are considered low-density watersheds with the exception of the Upper Eno. The Upper Eno is considered a.high-density watershed because of the higher residential densities allowed in the Transition Area in Efland. High- density residential projects, and non-residential developments which exceed 6% impervious surface in the Critical Area and 12% in the remainder of the Upper Eno watershed will require construction of detention ponds. NON-RESIDENTIAL DEVELOPMENT Impervious surface limits for non-residential development are indicated in the fifth column (labeled "W/Stormwater, High Den. Option"). Detention ponds are required if impervious surface is within the range listed, EXCEPT where the "5%/70% provision" applies. 5%/70% PROVISION Up to 5% of the area within a Low-Density WS-II or WS-III watershed can be developed for non-residential use with impervious surface as high as 70%, without the use of detention ponds. STORMWATER CONTROLS A detention pond is the only structural stormwater control which can be used to satisfy the State Mandate. Design standards for detention ponds are proposed to be contained in an Appendix to the Zoning Ordinance. The County is ultimately responsible for assuring that the ponds are properly constructed and maintained.