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Agenda - 08-23-1993 - C 1 (a)
009 ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: August 23, 1993 Action Agenda Item # C 1 (a) SUBJECT: CP-3-93, BOBBY KIRK SR. and BOBBY KIRK, JR. DEPARTMENT: PLANNING PUBLIC HEARING: X YES NO ATTACHMENT(S): INFORMATION CONTACT: Public Hearing Notice Dave Stancil, Extension 2590 Application Materials Staff Analysis TEl NUMBERS: Agency/TAC Comment Hillsborough - 732-8181 April 14, 1993 memo Chapel Hill - 967-9251 Sections from Land Use Element Durham - 688-7331 Map of Site Mebane - 227-2031 PURPOSE: To consider a proposed amendment to the Land Use Element of the Comprehensive Plan submitted by Bobby Kirk Sr. and Jr. for land in Bingham Township. BACKGROUND: The proposed amendment would affect a 1/4-mile radius at the Orange Grove Road/Bradshaw Quarry Road intersection in Bingham Township. Part or all of 16 parcels would fall within this radius. • The proposal requests the creation of a Rural Neighborhood Activity Node at the intersection of Orange Grove and Bradshaw Quarry Road.The area is currently designated Agricultural-Residential in the Land Use Element of the Comprehensive Plan. By definition, Rural Neighborhood Activity Nodes are defined as 1/4-mile in radius, located at the intersections of arterial or collector roads. This amendment is a principal amendment to the plan, since it proposes creation of a new activity node. On May 3, the Board of Commissioners agreed to hear this amendment at this time upon request by the applicant. Creation of a new Rural Neighborhood Activity Node would allow up to five acres each of Local Commercial-1 and Neighborhood Commercial-2 zoning. The property is currently zoned AR, and is within the Protected Watershed-II overlay district for Cane Creek watershed. It is located outside of the Water Quality Critical Area for Cane Creek Reservoir. RECOMMENDATION: Applications for amendments to the Comprehensive Plan and/or Zoning Atlas by an individual or agency are treated in the same manner; e.g., the public hearing is the time for the presentation of the Zoning Officer's analysis and recommendation concerning the requests. 010 Such requests are also bound by the time limits contained in Article 20.7 of the Zoning Ordinance in terms of preparation of a Planning Board recommendation. Zoning Officer Recommendation The Zoning Officer has reviewed the application and all supporting documentation and has found that changed or changing conditions cited by the applicant would be addressed by the proposed amendment.Provided the Planning Board and County Commissioners find in the affirmative, the Zoning Officer recommends approval of the request. No decision on the application is made by either the Planning or Board or Board of Commissioners at the public hearing.Instead,the Planning Board has 60 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, without conditions. Administration Recommendation The Administration recommends that the Board of Commissioners adjourn the public hearing until 7:30 p.m. on October 4, 1993 at the Superior Courtroom, Orange County Courthouse in Hillsborough, N.C., to receive the Planning Board recommendation. • 1 : A D i - Du'.n 10( / CP-3-93, BOBBY KIRK 01 r ORANGE GROVE ROAD/BRADSHAW QUARRY ROAD 112 A-R TO RURAL NEIGHBORHOOD NODE h. �_ "MARTIN RD tF n ---"--- 1 j`\'. % '9 f l ... .Vi'. ,� ,-/ C • \\Q //�7,....„-- ,-'' C.— ) ,.... cs,'T- CP .\\......., ,r--' ___./ TJ RP�dr-- \ `4 � j1 V J c�h / PND RD I l/2T OP 1 P 1 I ' ' � / ° °� � 0 t. i --. ounR� • .2-••• ' 1 glIMP • ,N,,,,■■•:4,x13 ,mtewirf -___... , e s4 ... fir I��w �...�\`�LStlt5 Rp 4.1 . issmilli stick ) g .„..",.. ,,,,,, , /t ......_ " _ _ ) \ ; I °,-.I � _ 1 ti7 • ,,� Orange r , f�ru ) �. 1 ) ?Grov: b - '"' ``� o l m I / p4lRY \ 1 / i,,......,_2: 3 �4ro 1y1 1 f 09 -'u' '' - ' _„Crossroads/,r A� Gone N.. �,. 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(Work) 5(7 Agent( s ) Name: Mailing Address : • Phone: SPECIFIC DATA': � 3; 2/ ; / Tax Reference: Township (J�Nil1,Grri Tax Map /1 Block Loth 16, j/ A G � Public/Private Road Name: •r, a (.11011 oCC •c Clae Grove Rd. I . _' 'a ' Lot Size: Acreage 44,71 ,-/e, rocLA Square Footage Lot Frontage . Lot Deoth Current Plan Category Designation( s ) : General /����Y,l,�/�i�cr i Activity Node Watershed \7 Joint Planning Area Cocrec4c94 ( /rx taxrocp) : '34,5 ,`s6-, S318m1 &N19 ciAgF9G- 19H I2 12Ci IqF d 22. 014 .._Y,7_ST SPECIFIC DATA ( continued) : Describe Land Uses in the General Area: 7',,frc!' �l ,r(!•. 7- ., •,^ / / 11 �' On Adjacent Parcels of Land: e/3 , /,Z REOUEST: n Land Use Plan Category Designation( s ) Requested: 2O('RL �i=i� ��('NG;�'' Li Ni Y D� Type of Amendment: Primary �� Secondary * * * * * * * * * * * * This application should be submitted with the following materials : ✓ Fully dimensioned tax map on which is highlighted the parcel , or portion thereof, in question. Legal description of the parcel, or portion thereof . Letter of request to include : o the tax reference, general location and owner of the parcel o the current and requested land use plan category designation( s) o a narrative stating the manner in which the proposed amendment will carry-out the intent and purpose of - the adopted comprehensive plan or part thereof o ,a_statement of any other circumstances , factors and reasons which the applicant offers in support of the proposed amendment o statement of the changed or changing conditions in the area, or in the County generally, which make the proposed amendment reasonably necessary. I (We) , the undersigned, certify that all statements furnished in this application are true and to the best of my (our) knowledge and that the application as submitted is complete. be2.4 Llcu . 44,j ,/ ICA- NAME OF APPLICANT SIGNATURE OF APP NT( S ) 5L- 6 - 193 DATE 4)fixi; / c1 .3 015 On6L1,5z L1.644, ,pCcot, /,,. mac. .&64, cio) , :fro lcd\c4 7Q.‘ 1 J 4:Liu - f_ /L4 , r)k t/4Q, oncAc..$1_, CkAZ1 M:t/rkAvt.d -/C*L 0 777: fit5Lia'44j7 ;(.0 (9/1^,d CVK &t% . 9A ) o/J c,(,(A.A.LAJ ieJ 'J a) (,c `' cr41-Le) t;1,xwa-d—c;.1.,.) ;44 A2_ cur±414,-Lt- ,mom (LOC-":e a. Cam'(3-' 1-'`tfr))L 1-11 `-66 / c1�( — 1 '�J // v�Iry 7 .4-c) 1 01 �L'-,�;v, , // 7r,/ //?._-/ . , ,�� ,/' /� !IL_;- Z L' �C-�-{.'t,� - `-LLC,��,i-�'._7 --a �� 1``- ,,,)(L.1,-,-,2 t`-L 1,v. ' ., !A?1 - V716,,c,;_,L,__e. (��'21:141(. -C.-i,N., •a— //Cc.-� ' '\-C 2 t a..Y ctx,_, 1-cam -2,_,, s. C�61! ` ._ d yzex / O 74, <_,,-t. 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Lk `. 0 4'--R�- ar, 0..O 4 .�CEA � V c _K fv L Cam, . ,: A.,1,2_ 4. _L.,L,(1, -2LILL0 .<51_a...ij Ar2-e-0-64_9„ 7,1 gu_ dcleg-'/ca C&/1'v ,L .'■.a.1-12, jr1L-Z-C.,41A-cL^/-' ,c(I/J /1.12- 1/U-4-7- 2_ !ix.,;i L JE..) -(11--ei/rLA-4t) 4L.L1 .LL2-ttil_.; - , 6-A_ciciii,Lz0 4.+_ 1.41-\cA( 1 4.i, c/ 1 i. /- c, ,_. Q t •r_L1, Y1 a-tb t, (-L0, -; . ' i- ) cs-e)-LJ J, gj- )'•I : L 01 _J 0 ' 7385 2 6 23 2 // 15. 3 9109 .._-/ . // 31.9340 0 7.67 AC. // ��\ 48 // 16.5• '�, � 3i,h8 AC. // r6 __, ,3A // O 6M �� _ ` 2 QC. - _ - /// 8749 2.°= 13 �\ •87o9 / \.c..-i. ��` 8.84074C. 4 AG -RA. . //// 8 004R RY r �� OAp /L- 3'0282,3,___.__ ___ 1.--- -) 7 � ___ ,, 1 � • 0281 �` ,„_• ® /i 14240 9A 24.33 AC. /' I 9H CREEK II I 7.43 AC. O I I • 1914 4 / 9G 12 I I I r• • / o t, \ 13.5183 4c / 16.2391AC \ 9.82 AC. ' 1 5422 0387 H !A ,46 0 66 FU 2 0 0 9 j4625 / 1".// 2103607 A C. 0 // - - _ _ 'O / 21 49.7367AC. / ;._AC •231 6015/1 / 2063 e 2.03A / / 20 AC 1..0 / • \z ,,s Its 019 MEMORANDUM TO: Orange County Board of Commissioners Orange County Planning Board John Link, County Manager FROM: Orange County Planning Staff DATE: August 5, 1993 SUBJECT: CP-3-93, Bobby Kirk Sr. and Jr. Analysis of Proposed Comprehensive Plan Amendment On April 6, 1993 , a petition for amendment to the Land Use Element of the Comprehensive Plan was submitted by Bobby Kirk, Sr. and Jr. In accordance with Articles 2 and 20 of the Zoning Ordinance, the proposed amendment is evaluated on the following .pages. A. GENERAL DESCRIPTION The site of the proposed amendment is the intersection of Orange Grove Road and Bradshaw Quarry Road (which is Arthur Minnis Road to the east) , in north-central Bingham Township. The amendment would affect a 1/4-mile radius at the intersection, including part or all of 16 parcels of land - further referenced as part or all of lots 3 , 4 , 5 , 8G, 8J, 8M, 8N, 9 , 9A, 9F, 9G, 9H, 12 , 12C, 19F, and 22 of Bingham Township Tax Map 11. The area is currently designated Agricultural-Residential (Protected Watershed) in the Land Use Element of the Comprehensive Plan. The current zoning of the area is also Agricultural- Residential (PW-II) , a zoning district . applied in areas of an agricultural and rural nature that are within water supply watersheds. The district allows one residential dwelling unit per 40, 000 square feet, served by private wells and septic tanks . The properties in the amendment area are a mixture of agriculture (predominantly dairy operations ) , low-density residential, and other undeveloped land. The amendment area is in the northwestern part of the Cane Creek watershed, outside of both the current and potential future critical areas. The proposed plan designation is Rural Neighborhood Activity Node (Protected Watershed) , a category applied to land focused on designated road intersections within a Rural Residential or Agricultural-Residential area that is "appropriate for small-scale commercial uses characteristic of "Mom and Pop" convenience stores and gas stations" . In an activity node, the underlying plan category and zoning (Agricultural-Residential/PW-II in this case) remain in effect unless a rezoning application is approved for one of two commercial zones. In a Rural Neighborhood Activity Node, up 1 020 to five acres each of Local Commercial-1 (LC-1 ) and Neighborhood Commercial-2 (NC-2 ) zoning may be applied. The amendment has been submitted by the applicant as the first step toward construction of a country store at this intersection. If the amendment is approved, a future rezoning petition would be submitted for LC-1 or NC-2 zoning. Activities of this type require a plan designation of Rural Neighborhood Activity Node or Rural Commercial Activity Node for the intersection in question. C. APPLICATION REQUIREMENTS Application requirements for an amendment to the Comprehensive Plan are contained in Articles 2 and 20 of the Zoning Ordinance. Listed below are the requirements, followed by information provided by the applicants and/or staff comments (shown in bold) . Amendment Rationale Article 2 . 2 . 14 states the reasons for which the Comprehensive Plan may be amended: a. "Because of changed or changing conditions in a particular area of the County. " The applicant cites the rapid subdivision development that has occurred in Bingham Township during the past 20 years, noting that the Township gained 1400 new residents from 1980-1990 - making it the County' s second-fastest growing township. The applicants have also conducted a field survey of a potential "market area", and found over 1000 residences (approximately 2300 persons) within the "market area" of this proposed node. b. "To correct an error or omission in the Comprehensive Plan. " No error or omission is cited by the applicants. c. "In response to a change in policies, objectives , principles or standards governing the physical development of the County. " No such changes are cited by the applicants . Qualification of Amendment as Principal or Secondary Article 2 . 2 . 14 . 2 differentiates between "principal" and "secondary" amendments to the Plan. This amendment is a principal amendment under Section 2 . 2 . 14 . 2 as shown below, which states: 2 021 "Principal amendments include. . . b. The creation of new activity nodes or additions to existing activity nodes which exceed ten ( 10 ) acres in land area. " The applicants ' request calls for the creation of a new Rural Neighborhood Activity Node at this intersection. NOTE: In April 1993, the applicants ' requested that this principal amendment be placed on the May 1993 public hearing agenda rather than the February 1994 public hearing agenda, under the amended provisions of Section 2 .2 . 14.3 of the Orange County Zoning Ordinance. In response to the request, the Board of Commissioners agreed on May 3, 1993 to place the item for early consideration on the August 23, 1993 public hearing. Additional Information Article 20 . 3 .2 requires the submission of the following additional information: a. "A fully-dimensioned map at a scale of not less than one hundred (100) feet to the inch showing the land which would be covered by the proposed Comprehensive Plan amendment, and a legal description of the land. " A tax map at a scale of one inch to four hundred (400) feet has been submitted in lieu of the map specified above. Legal descriptions have been submitted. b. "The manner in which the proposed amendment will carry out the intent/purpose of the Comprehensive Plan. " The applicants ' note that this intersection is consistent with the criteria for a Rural Neighborhood Activity Node, .as the intersection of two collector roads . The applicants also point to the lack of available services to residents in the area. The nearest rural node providing basic commercial services is located over five miles to the south at White Cross . The applicants' argue that this lack of service in northern Bingham Township constitutes a need for area residents that is currently unmet. In addition, the applicants' note the potential for reducing the number of underground fuel tanks in the area by making this node the focal point for fuel services in the area, as referenced in a letter from the Orange Grove Volunteer Fire Department (VFD) . The VFD has indicated that they will dispose of their own existing 3 022 underground storage tank if fuel service was available at this proposed node. The existing tank is within the critical area of Cane Creek watershed, in close proximity to the reservoir, while the proposed node is located further north, outside of the critical area. D. COMPARISON OF PROPOSED AMENDMENT WITH LOCATIONAL CRITERIA In analyzing an amendment to the Land Use Element of the Comprehensive Plan, the requested land use category is evaluated for compatibility with all applicable Locational Criteria from Section 3 . 4 of the Land Use Element. COMPLIES means that the area being evaluated is compatible with the locational criteria. DOES NOT COMPLY means that the area is not compatible with the locational criteria. QUESTIONABLE means that compatibility cannot be assessed completely from information currently available. CRITERIA RURAL'.NEIGERORNOOD:.ACTIVITY .HODS SLOPE COLLIES: Slopes in the 1/4-mile radius of the intersection (,Located average less than 15%. Isolated areas to the northwest have slopes::of lesssthen::'15wit2i..% some slopes exceeding 15%. Additionally, the southwest quadrant ace of the intersection has some slopes greater than 15% along a branch. However, a number of buildable areas at the intersection do exist. BYDRDLOGY {Located COMPLIES: There are no wetlands in the area, except for the <.ontside:of'100-year previously-mentioned branch to the southwest. This branch does flood-prone :areas j have 100-year floodplain which lies approximately 500 feet south of Bradshaw Quarry Road. It is anticipated that any commercial activities can be designed to avoid this area, r however. PLORA.AND'YAURA COLLIES: There are no identified sites in the 1/4-mile radius. (Locatedaway:from.:sites? The closest site lies on Cane Creek, over two miles to the that would,;°if southwest. developed, create a ,.__ threat .to:unique or: endangered..species as identif ied by.`.the:State.:3:zr or.'Federal Government.)'' SOIL:CONDITIONS COMPLIES: The predominant soil type is Georgeville sandy loam (Located in areas-where s: •B• and •C•, which are generally conducive to development and general soil conditions .a have slight to moderate constraints for septic tanks. The class are suitable for on-site •C• soils can pose building site constraints because of sewage disposal localized slope problems, but these areas are not located at systems.) the immediate intersection. A small area of Chewacla soils along the branch to the southwest pose severe constraints, but this area is within the 100-year floodplain and would not be developed anyway. It is anticipated that the poorer soils could be avoided through environmentally-sensitive site design. PUBLIC SERVICE/UTILITIES COMPLIES: The underlying zoning of Agricultural-Residential (Located in areas whicn would apply to all areas not zoned LC-1 or NC-2. All three will not require urban- zones are rural-oriented and would not require urban.services. type. services.) The Sheriff's Department has noted an ability to serve the site without any additional cost or personnel. The Orange Grove VFD has also submitted a letter in favor of the request and would be able to provide service to the site. 4 023 CRITERIA RURAL NEIGHBORHOOD ACTIVITY NODE TRANSPORTATION SYSTEM COMPLIES: Both Orange Grove and Bradshaw Quarry Road/Arthur (Focused on the Minnis Road are designated as collector roads in the County intersection of arterial Thoroughfare Plan and are the principal north-south and east- and/or collector" west arteries in central Bingham Township. However, care should highways and extending be exercised in site design to address the curve in Orange 0.25 miles beyond such Grove Road near this intersection, which could pose a safety intersections. ) problem for traffic from a commercial activity. ENERGY USE COMPLIES: The closest Rural Neighborhood node is approximately (Located at least two six miles away, at NC 54 and Morrow Mill Road in southwest miles:±rom .another Rural,. Bingham Township. A Rural Community Activity Node is located at -Neighborhood Activity . White Cross, five miles to the south. Node...) :EXISTING LANDIUSE'_::' COMPLIES: The surrounding area is largely agricultural, with a {.Located :in an:.area dairy operation located due south run by the applicants. A surrounded':by rural or' substantial increase in residential activity has occurred in agricultural—resident el all directions over the past 20 years. Since this is not an .uses:and containing.one;,. > existing node, there are no current commercial uses. There are or twacommercial<uses.)"< no activity nodes in northern Bingham and no current commercial uses, with the exception of a tire service zoned EC-5 at Dairyland Road and Orange Grove Road, one mile to the south. `AGRICULTUREND FORESTRY:;!, COMPLIES: Active agricultural activities (including one owned (Located at°sites:within,; by the applicants) exist to the north, south and west. Small rural areas>that.would: commercial uses at this intersection should not unreasonably notunreasonablvintrude intrude upon the landscape character, and if designed in accord ;upori .the:landscape ;, with the community, may blend with that character. character:: POPULATION?DENSITY COMPLIES: The surrounding area is low-density rural and A•Locatedin',Areaswhicha agricultural. However, significant subdivision development in %.rouldServetheqZ the past 20 years has created a rural population base. An surraundinglow..density estimate from the 1990 Census shows 838 persons living within a .rural':.and;:agricultural >='? two-mile radius. population.,:;generally ' less :than.:1n00>:persons4 " .HISTORIC AND•;CULTURAL COMPLIES: No identified historic or cultural sites exist in {Locatedawayifrom>:areas - this area A natural site of the Carolina Darter was noted 1/2- ' where :development-:would:>: `: mile to the west in the 1987 Planning Department Inventory, but have a<sdetrimental <, it was not found in the 1989 Inventory of Natural Areas and timpac.ton:.State or Wildlife Habitats. Federally acknowledged historiciculturai:::sites:. or County-identified publicinterest areas r:) E. RELEVANT POLICIES AND INITIATIVES Although not required by the Zoning Ordinance or Comprehensive Plan, it is useful to evaluate current policies relevant to this proposal. ,Two such areas are listed below: I . The Rural Character Study Among the recommendations of the Rural Character Study Committee is a section that notes the historic and cultural significance of the "Rural Crossroads" and "Rural Community Center" in rural Orange County. The Committee's recommendations recognize the significance of strategically-located places in rural areas where basic community services are provided - both at the "country store" level of a Rural Crossroads and at the level of a Rural Community Center which serves as a cultural and commercial focus for rural areas. The Study Committee discussed the creation of new Rural Crossroads 5 or Rural Community Centers , and agreed that the flexibility to allow new rural centers in certain conditions (at strategic locations , with community-scaled services and character) , should be addressed as part of the Study's implementation language and Design Guidebook in 1993-94 . There are currently five Rural Community Centers (Rural Community Nodes ) and 13 Rural Crossroads (Rural Neighborhood Nodes) in County jurisdiction. None of these are found in northern Bingham Township. The closest areas that can provide rural commercial services are located in southern Bingham along NC 54 , or in the Hillsborough area to the north. 2 . Water Supply Watershed Plans The intersection of Bradshaw Quarry and Orange Grove Roads is in the northeastern portion of Cane Creek watershed, approximately two miles upstream of the Cane Creek Reservoir. As a part of the North Carolina Water Supply Watershed Protection Act of 1989 , all water supply watersheds are required to be protected to minimum levels specified by the NC Environmental Management Commission. As part of its ' classification process, the EMC in 1992 classified Cane Creek watershed as WS-II, a classification applied to watersheds with a low density of development. In Orange County, water supply watershed protection has been in place for Cane Creek since 1981, through the designation of Protected Watershed in the Land Use Element of the Comprehensive Plan, and through implementation sections in the Zoning Ordinance and Subdivisions Regulations. Currently, two zoning overlay districts are applied in areas designated Protected Watershed in the plan. Water Quality Critical Area (WQCA) applies special standards to areas in close proximity to the water supply defined by hydrology and travel time. Protected Watershed-II (PW-II) is applied to the balance of the watershed. Revised plans meeting the state minimum specifications for water supply watersheds in County jurisdictions must be adopted and implemented by January 1, 1994 . Differences between the current Orange County protection and the state minimums are addressed in a separate item to be presented at public hearing on August 23 , 1993 . These proposals would create new overlay districts for both the Watershed Critical Area of Cane Creek watershed and the surrounding watershed area (of which this site is part) . The new districts incorporate a good deal of the existing protection measures, with some modifications to meet the language of state standards . Additionally, a technical study of the Cane Creek watershed is underway at this time. Data gathering on land use and water quality information is underway, and a consultant is expected to be named at any time by the Orange Water and Sewer Authority. Completion of 6 n tiJ the study, which will likely result in more detailed recommendations on ways to protect water quality in the reservoir, is expected -in early 1994 . There are no prohibitions on the creation of a Rural Neighborhood Activity Node within water supply watersheds within either the Land Use Element of the Comprehensive Plan or the state's minimum standards . The state minimum standards allow non-residential development that meets the land use or impervious surface controls specified for the watershed class, and also allows an additional 5% of the watershed to be developed for non-residential purposes with an impervious surface rate of up to 70% in this area. However, there are four policy statements in the Land Use Element which deal with the issue of land uses and watersheds : 1 . Page 3 . 5-9 Under Goal Ten ( "Clean and safe water supplies available and adequate to meet future needs of the residents of Orange County" ) : "10.2 Adopt and implement policies which specify land use patterns and intensities of development in water supply watersheds and water quality critical areas that will minimize potential adverse impacts on water quality. 10. 8 Commercial and industrial uses are inappropriate in the University Lake and Cane Creek watersheds" . NOTE: Another amendment to the Land Use Element of the Comprehensive Plan, CP-4-93, updates the sections of the Land Use Element to complement the proposed water supply watershed revisions needed to conform to the Water Supply Watershed Act of 1989 . As a part of this amendment, some watershed-related goal statements are proposed for clarification and updating, based on more recent information . Goal 10.8 above is proposed for amendment to clarify the appropriate role of commercial uses in Cane Creek watershed. The amended language for this statement is shown below: 10. 8 ° T-o minimize further degradation of University Lake water quality, commercial and industrial land uses should not be permitted in the University Lake watershed. Industrial uses are also inappropriate in the Cane Creek watershed, and any commercial uses in the Cane Creek watershed should be small-scale in nature, designed to provide basic services to residents of the immediate area, and located outside of the watershed critical area to minimize potential adverse impacts on water quality. The amended language would not conflict with this proposed amendment for a Rural Neighborhood Activity Node. 7 O2 2 . Page 3 . 11-2 In the Bingham Township Component, the conflict between agriculture and water supplies is discussed in the following statement: "The resolution of land use issues facing Bingham Township need to be addressed in a manner which balances all competing uses in a way that least disrupts current residents and land use patterns and most enhances the public benefits gained by all residents of the County" . 3 . Page 3 . 11-13 In the Bingham Township Component, organizing concept two states : "2) Existing and potential water supply watersheds in the Township should be developed in a way that will minimize impacts on water quality and neither conflict with agricultural activities nor push a disproportionate amount of development into watersheds not a part of a public water supply" . 4 . Page 3 . 11-16 Again, in the Bingham Component, under "Allocation of Growth" : "*Commercial and non-farm development will be directed away from areas that, if such development were to occur, would have negative impacts on water supply watersheds" . All of these policy statements address the issue of degree. In evaluating this amendment, the degree to which the proposed amendment constitutes a negative impact on water quality must be considered. Factors in this evaluation include the potential for leaking underground storage tanks, the existence of fuel pumps in the watershed, among others . These factors must then be weighed against considerations such as the lack of available services for area residents, and the very small land area consumed by commercial purposes . Currently, there are 4 . 61 acres of Existing Commercial-5 zoned acreage in Cane Creek Watershed. F. IMPLICATIONS OF THE PROPOSED AMENDMENT If the proposed amendment to the plan is approved, the applicants plan to submit a rezoning petition for NC-2 zoning at either the northeast or northwest quadrants of this intersection. The applicants ' and their family own a substantial amount of the land at the intersection. In a conventional Rural Neighborhood Activity Node, a total of five acres of LC-1 zoning and five acres of NC-2 zoning could eventually be applied within the node. Any requests for rezoning would require a separate public hearing and if approved, site plans would need to 8 627 be approved by the Planning Department. An example of uses permitted in the LC-1 and NC-2 districts is provide below: Permitted by Right Permitted via Special Use Single-family houses* Recreational Facilities (Class B) Day Care Home* Radio Towers (Class B) 1 Churches* Group Care Facilities (B) Volunteer Fire Departments* Portable Buildings (B) 2 Art/Dance schools Banks Beauty shops._ Service stations Offices (low and medium traffic volume) Convenience stores Restaurants * - Also permitted in the area's current zone (AR) . 1- LC-1 only. Z- NC-2 only. An alternative to the conventional node zoning as mentioned above might be a more compact, refined node where commercial activity is restricted to a smaller land area than the 1/4-mile radius . Under the Land Use Element and Zoning Ordinance, adjustments to a node boundary may be made by the Board of Commissioners as long as the adjustments result in a node that is smaller than the 1/4-mile radius . An example of this application is the Blackwood Station "node" in the Rural Buffer, which is confined to a considerably smaller land area located at the intersection. This approach may resolve any concerns over the dispersal of non-residential uses throughout a 1/4-mile radius from the intersection. F . AGENCY COMMENTS Agency comment has been received from two public safety agencies, the Bingham Township Advisory Council, and the OWASA Board. Sheriff Lindy Pendergrass has noted that service can be provided to the area without additional cost or personnel (please see attached letter) . The Orange Grove Volunteer Fire Department has noted that service can be provided to the area, and that the provision of double- walled fuel tanks at this site will allow the Department to remove their tank and shorten their fuel travel time. The Department recommends approval of the amendment (please see attached letter) . The Bingham Township Advisory Council considered this proposal on April 22 , and unanimously passed a resolution urging approval . 9 0 2 S Needs of community residents for services and the lack of a community store as a focal part of the community were noted in taking this action (please see attached resolution) . The Orange Water and Sewer Authority Board considered this matter at their April 22 meeting, and passed a resolution recommending denial of the proposed amendment. H. RECOMMENDATION Approval of the proposed Comprehensive Plan amendment is recommended by the Planning Department for the following reasons : 1. The proposed amendment is_ consistent with _all_. locational ._ .. criteria for the siting of a Rural Neighborhood Activity Node, receiving a rating of compliance on all 11 criteria. 2 . The existence of surrounding residential areas with no existing service provider in the vicinity exemplifies a need for service provision. Interspersed rural nodes provide an important community focal point, as well as providing basic services to area residents . The 1990 Census shows 838 persons living within a two-mile radius of the intersection, consistent with the Land Use Element provisions that Rural Neighborhood nodes serve an immediate-area population of 1000 or less . 3 . The Bingham Township Advisory Council has noted the loss of community character which occurred with the loss of a community store in northern Bingham several years ago. The introduction of a 'country store, providing basic services and an outlet for locally-grown agricultural products, could serve as an asset to the community in both an economic and cultural sense. The two possible zoning categories which could be requested are the lowest-intensity commercial zones in the Zoning Ordinance. With a maximum of 10 acres of commercial zoning, the potential zoning districts provide safeguards against further commercial development that is not in scale with the rural nature of northern Bingham. 4 . Both the Sheriff's Department and the Orange Grove Volunteer Fire Department have indicated an ability to serve commercial developments of this type at this location. In addition, the VFD has offered to remove their underground fuel storage tank (located in the watershed critical area within one mile of Cane Creek Reservoir) if fuel service can be provided at the Orange Grove Road/Bradshaw Quarry Road intersection. 5 . Although the proposed node is within the Cane Creek watershed and could be interpreted as introducing the potential for adverse impacts on water quality, the proposed node balances 10 a minimal risk with several positive aspects that are in the public good. Only 10 acres of land in the node could ultimately be zoned LC-1 or NC-2 . Both zones are low-intensity commercial zones and do not allow activities that are high- risk water quality polluters. If the node were eventually built out to its 10-acre maximum, only 14 . 6 of the 20, 160 acres in Cane Creek watershed would be used for commercial purposes (assuming no other nodes are permitted) . This equates to less than 1% of the watershed used for commercial purposes . The state watershed minimum standards allow up to 5% of the watershed to be developed for non-residential purposes with an impervious surface rate of up to 70% (in addition to non- residential development that meets the residential standards)_- - If applied to Cane Creek watershed, the state standards would allow 1,008 acres of land to be used for non-residential purposes at an impervious rate of up to 70% . The Land Use Element is based on the organizing concept of activity nodes as a means of strategically-locating non-residential development, and therefore does not allow this scale of non-residential development in any basin - with the exception of the I-85/Buckhorn Road Economic Development node in the Upper Eno (Seven-Mile Creek) basin. The proposed node (plus the existing 4 .6 acres of commercial activity) equates to 0.000725% of the watershed area, far less than 5%, and is still less than 1% of the watershed excluding the critical area. Environmentally-sensitive site design can be used to minimize risk of fuel leakage, and new EPA standards for underground tanks would be required. Finally, the exchange of an existing underground tank in the critical area for a underground double-walled storage tank further removed from the reservoir would be a net gain for Township and County residents . 6. The existing goal statements in the Land Use Element that are discussed on pages 7-8 may be interpreted not to prohibit commercial activity in the watershed altogether, but to minimize such activities - providing for limited, strategically-focused commercial activities to provide service to area residents . Conditions may be placed on commercial development at this site through the development review process to ensure further water quality protection. The amendment CP-4-93, which complements the watershed zoning standards to be applied, would address this clarification for goal statements such as 10. 8 ("Commercial and industrial uses are inappropriate in University Lake and Cane Creek watersheds") . The proposed language (see page 7) would allow flexibility for very limited, locally-scaled commercial development. 11 030 7 . The potential for other activity nodes in Cane Creek watershed is limited. Only six intersections in the watershed meet the initial locational criteria of lying at the intersection of two collector or arterial roads . The other sites are all located miles away from this site. These are : Mount Willing Road at Oak Grove Church Road Buckhorn Road at Mount Willing Road Mebane-Oaks Road at NC 54 Mebane-Oaks Road at Bradshaw Quarry Road Dairyland Road at Orange Grove Road Buckhorn Road at Bradshaw Quarry Road Of these sites, the first four are located three to 10 miles from the population base cited by the applicants. The latter two sites are located in close proximity to the Cane Creek Reservoir and contain environmental constraints on site. As such, it might be argued that this amendment offers the best site for service-provision in northern Bingham. 8. The applicants are long-time residents of northern Bingham, and have expressed an interest in creating a country store as opposed to a convenience store. While there is no guarantee that a convenience store may not ultimately be applied for, the applicants ' have expressed a desire to develop a store that caters to their community's needs and local agricultural products . The applicants' have also indicated a willingness to pursue a design that is in keeping with the character of their community, a concept that has been recognized by the Bingham TAC, the Rural Character Study Committee and other groups as critical to commercial activities in rural areas. The issue of design with community character may be explored as part of the development review process, if the amendment is approved. 12 LINDY PENDERGRASS 144 East Margaret Lane 03 1 Sheriff of Orange County Hillsborough, North Carolina, 27278 April 20, 1993 Marvin Collins, Director Orange County Planning Revere Road Hillsborough, North Carolina 27278 Re: C-3-93, Bobby Kirk, Sr. /Jr. Intersection of Orange Grove and Bradshaw Quarry Roads • Mr. Collins, •The property described above should it be rezoned can be serviced by the Orange County Sheriffs Department without additional cost for personnel or equipment. Routine patrol is conducted daily on this road. No significant number of calls for service have been reported in this immediate area in past years. • • Si,;re y, /( i0 Sheriff i' •y Pender• ass cc: Robert Lloyd Kirk Sr. 4310 Bradshaw Quarry Rd. Efland, 27243 U32 A RESOLUTION RECOMMENDING THE APPROVAL OF CP-3-93 , A PROPOSED AMENDMENT TO THE LAND USE ELEMENT OF THE ORANGE COUNTY COMPREHENSIVE PLAN WHEREAS, the Bingham Township Advisory Council (TAC) received a presentation on the proposed plan amendment CP-3-93 , submitted by Bingham resident Bobby Kirk, at its April 22, 1993 meeting, and WHEREAS , the TAC serves in an advisory capacity to the Orange County Planning Board on matters of Township interest, and has in the past provided recommendations on such issues to the Planning Board for its consideration, and WHEREAS, the proposed amendment would create a "Rural Neighborhood Activity Node" on land in Bingham Township at the intersection of Orange Grove Road and Bradshaw Quarry Road, and WHEREAS, a Rural Neighborhood Activity Node could allow application to be made for limited rural commercial zoning, allowing a country store to be constructed at the intersection, and WHEREAS, country stores designed in keeping with the flavor of their surrounding rural areas have played an important role as parts of rural communities for centuries - a role which has been absent in central Bingham Township since the closing of the old Orange Grove store years ago, and WHEREAS, the substantial residential growth since 1980 in Bingham Township has exacerbated the need for a local country store which could provide basic services for the 5,200-plus Bingham citizens : NOW, THEREFORE, BE IT RESOLVED by the Bingham Township Advisory Council that the proposed amendment CP-3-93 submitted by Bobby Kirk addresses an unquestioned need for a country store to provide services in the Township, and that this store could serve in the role of the old Orange Grove store as an important part of the rural Township community. BE IT FURTHER RESOLVED that this proposed amendment be favorably recommended to the Orange County Planning Board, and that such favorable recommendation be entered into the record of the May 24 , 1993 public-- hearing (or such other hearing date as may be scheduled) . This, the 22nd day of April, 1993 . 'Jo ie 5S-O. P 01)2 / pd Patrick H. Mulkey, Chairman rman Bingham Township Advisory Council PWitness ORANGE GROVE VOLUNTEER FIRE CO. L-7.-- -g 7-` 3 11 `JJ ROUTE 3.HILLSBOROUGH,NORTH CAROLINA 27278 - 033 r)/t cit-1;--Y1 6i4 ,)by--t-lfrrz-ej , /A 1 z , ;- 4 , , ,,,,t,,,_,, ,„, e,i i .cii -6/. .- ZOL' 1 -, Z'6'1-"Pecde'6e1 '0°- 6': a/Ai 71i4e)L) /-4-a-el-ie- 4 --k--e-z-- a er-7LTy e_Ziz_e__ 7e,6 i a.J) �. ten.-��� �`�u�� , z:z, -,--ti-e--z-tid iii-e, .5/..„4„a-, 2v Zt) ) -ez- /d--&t-4- A'a ' ;zi,L4L .6z,L.e,t- , 07 4-4.-J /65-1? 41- 7-c- . -t/1,9--t 0-- .242-76-e-,- ice-c-x-i-t. "P.,- /-"--6X--2' zi,. ).,.6,,c.e_4...._,z_ ,.. ) I ,1,) 2 k, -6(,ze-2 .__4z-- • 04, ,.....,,,y 1 ,a,„„1„.„ ry.,,,,, .,, . , , J '`-.f-JCS/ ":11-/L-1- -'" -' 6 — / 4 .,,�, a. cam z .ex,,4(...ez-z4.t e•- • a..-7.L.L. ,L(4) ,n FuAcia..42-z_ ._. ._ ,Q F / ii / �v br--4-'-i-'2i ' .. 4,'a A-e-a-LI-P- '2 /r-L _..e.,4-er._, , J , &,.e9-7 .1/j14,;, I-7-7 "jey ci1/1 -1) thell7 '4'4' SeW efrt/C i'i'L/ 1222' "7:^e't /e-.0 76'-6 -X- /15.g' tilli . 4)4 ‘ P 1 7j- #111/"27jj G ci,ZA- 41' eti 1 d')/(64 /b?"2 -- f? - Orange Water and Sewer Aut~ority 430 Jones Ferry Road OWASA P.O. aox 366 - ' Carrooro, NC 27510 (919) 968-4421 April 28 , 1993 '~1 1 _ E Mr . Moses Carey, Chairman . • Orange County Board of Commissioners , 109 Court Street Post Office Box 8181 Rillsborough , NC 27278 1 Dear Moses : 7 I am enclosing a copy of Resolution Opposing CP-3-93 , A Proposed Amendment To The Orange County Comprehensive Plan adopted on April _ 22 , 1993 by Orange Water and Sewer Authority' s Board of Directors . - -4 The desirability of having small community stores conveniently " - located to serve local neighborhoods is understandable and, in most instances , probably not incompatible with water quality protection L_ objectives . for watersheds . However, the proposed amendment to the Orange County Compressive Plan which would allow a Rural Neighborhood Activity Node in the Cane Creek Reservoir watershed 7, would allow many other uses as well . Since at this time there are oo such nodes in either watershed , perhaps you could consider an -; . alternative way to accommodate small local community stores without the potential for other more comprehensive and undesirable uses . t - 1 Yours very truly , 21 / . :. Lois T. Herring Chairman of the Board jh _ Enc . c : (w/enc . ) Orange County Commissioners - , (w/enc . ) John Link -_ (v/enc . ) Mayor Kenneth Broun (xi/enc . ) Mayor Eleanor Kinnaird OWASA Board of Directors Everett Billingsley ffi An Equal Opportunity Employer RECEIVED FROM 91996E4421 P, 2 RESOLUTION OPPOSING CP-3-93, A PROPOSED AMENDMENT TO TIIE 0 3` ORANGE COUNTY COMPREHENSIVE PLAN WHEREAS, Orange Water and Sewer Authority manages the Cane Creek Reservoir as one of two principle supply sources for more than 55,000 water users in Carrboro, Chapel Hill, and the University of North Carolina at. Chapel Hill; and I + WHEREAS, the Orange County Commissioners have scheduled a public hearing for • 11 May 24, 1993 to receive comments on CP-3-93, a proposed amendment to the County's �II Comprehensive Plan, which would create a Rural Neighborhood Activity Node at the 1 1 intersection of Orange Grove and Bradshaw Quarry Roads, approximately 11/z miles upstream of the Cane Creek Reservoir; and WHEREAS, the County's Comprehensive Plan describes a Rural Neighborhood Activity Node as "Land . . , that is appropriate for small-scale commercial uses characteristic of "Morn and Pop" convenience stores and gas stations;" and • WHEREAS, no such activity nodes currently exist in either University Lake or Cane Creek watersheds; and WHEREAS, Goal Number 10.8 of the Orange County Comprehensive Plan's Land Use Element states that "Commercial and industrial uses are inappropriate in the University Lake and Cane Creek watersheds." NOW, THEREFORE, BE IT RESOLVED; 1. That the Board of.Directors of Orange Water and Sewer Authority finds that the Comprehensive Plan amendment proposed in CP-3-93 is not supportive of the Authority's Cane Creek watershed protection interests, and contradicts Goal Number 10.8 of the Orange County Comprehensive Plan's Land Use Element. 2. That the Authority's Board of Directors urges the Orange County Board of Conuuissioners to deny CP-3-93. 3. That copies of this resolution be forwarded to the Orange County Board of Commissioners, Carrboro Board of Aldermen, and Chapel Hill Town Council. Adopted this 22nd day of April 1993. James T. Mergner, Vice Chairman ATTEST: I ; I i RECEIVED FROM 9199684421 P. 036 037 A RESOLUTION RECOMMENDING THE APPLICATION OF A COMPACT RURAL NEIGHBORHOOD NODE FOR CP-3-93 , A PROPOSED AMENDMENT TO THE LAND USE ELEMENT OF THE ORANGE COUNTY COMPREHENSIVE PLAN WHEREAS , the Bingham Township Advisory Council (TAC) received a presentation on the proposed plan amendment CP-3-93 , submitted by Bingham resident Bobby Kirk, at its April 22 , 1993 meeting, and WHEREAS , the TAC received an update on the proposal at its August 5 , 1993 meeting, including information on a resolution opposing the amendment by the Orange Water and Sewer Authority, and WHEREAS, the TAC serves in an advisory capacity to the Orange County Planning Board on matters of Township interest, and has in the past provided recommendations on such issues to the Planning Board for its consideration, and WHEREAS, the TAC was made aware of an alternative to the creation of Rural Neighborhood Activity Node with a 1/4-mile radius, which would allow small-scale, neighborhood-oriented commercial activities within a more tightly-defined boundary at the intersection of Orange Grove Road and Bradshaw Quarry Roads, and WHEREAS, the compact boundary should not exceed the area necessary to provide the needed services - not to exceed 10 acres in size, and WHEREAS , the TAC reaffirms the provisions in its ' April 22 resolution noting the importance of both watershed protection, and the social, cultural, . economic, and rural character-enhancing benefits of country stores in rural communities, and WHEREAS, the TAC again notes the absence of a country store in northern Bingham Township since the closing of the old Orange Grove store years ago, and NOW, THEREFORE, BE IT RESOLVED by the Bingham Township Advisory Council that the proposed amendment CP-3-93 submitted by Bobby Kirk addresses- an unquestioned need for a country store to provide services in the Township, and that this store could serve in the role of the old Orange Grove store as an important part of the rural Township community. BE IT FURTHER RESOLVED that the TAC recommends the Planning Board and the County Commissioners adopt the proposed amendment, and that consideration be given to applying the Rural Neighborhood Activity Node to a more tightly-defined boundary than the 1/4-mile radius at the intersection of Orange Grove Road and Bradshaw Quarry Roads. 03b BE IT FURTHER RESOLVED that the TAC finds that application of a more tightly-defined node boundary addresses concerns raised by the Orange Water and Sewer Authority in their April 22, 1993 resolution: BE IT FURTHER RESOLVED that this resolution along with the TAC 's April 22 , 1993 resolution be entered into the record of the August 23 , 1993 public hearing. This, the 5th day of August, 1993 . Po . 7)111-4,4 /GIs Patrick H. Mulkey, Chairman Bingham Township Advisory Council Privi) CB- Witness Vote: Unanimous 033 August 12 , 1993 Dear Mr . Stancil , I am writing to express my opposition to the proposed change in the Orange County Comprehensive Plan as I will not be able to attend the scheduled hearing on August 23 , 1993 . More specifically, I oppose the re-designation of the Land Use Element of the Comprehensive Plan from Agricultural - Residential to Rural Neighborhood Activity Node as desired by Bobby Kirk Sr . and Jr . I am a landowner whose property borders the Orange Grove Rd . , Bradshaw Quarry Rd ./Arthur Minnis Rd . intersection and whose property would be re-designated . I understand the Kirks Plan to future rezone this area to commercial in order to build a store at the intersection. I have also been told that Orange County wishes to designate several intersections as Rural Activity Nodes to potentially develop small scale commercial activity such as convenience stores , resturants; banks , etc. If approved, this intersection will be thusly designated opening up the door for further development beyond one small store . As a single woman living alone whose backyard and possible sideyard would be next to such development, I have serious concerns about safety. At present this area is a quiet, -safe , rural area. Developing this intersection would attract people to the area with potential loitering , buglary , drugs , and the like . This greatly concerns me . I am also concerned about lights , traffic , noise and the potential to add more commercial activity once the area is rezoned , excerbating the above problems . My home and property are the largest single investment I will ever make . I worked many years to be able to build my home . I have only lived in my home for eight months and 040 chose this location because of it ' s safety and rural beauty . Please do not threaten my safety and the saftey of my neighbors (other women live alone within the proposed area) by amending the land use plan as proposed . I feel the citizens of Orange County would be better served by developing another intersection, either closer to Chapel Hill or closer to Hillsborough, in more populated areas such as the Dodson ' s Crossroads , Orange Grove Rd . intersection. Thank you for your kind consideration. Sincerely, Beverly V. Currence 5717 Linrose Lane Hillsborough, NC 27278 041 114 Laurel Hill Road Chapel Hill, NC 27514 13 August 1993 Mr. Dave Stancil Comprehensive Planner II Orange County Planning Department 306F Revere Road Hillsborough, NC 27278 Dear Mr. Stancil: I am writing concerning Comprehensive Plan Amendment CP-3-93. I own 31.4 acres of land on Orange Grove Road adjacent to Arthur Minnis Road. This land is intended for top-quality residential use. I do not think it is appropriate to rezone to Rural Neighborhood Activity Zone as proposed by the Kirks, and I am opposed to it. I especially object to this proposal because even if we knew the Kirks' plan in detail, rezoning opens the possibility of resale of the land and a change in those plans. In any case, any commercial development would depart drastically from and be out of keeping with the residential character of the area and cause an immediate fall in value of my land. I purchased the land because of its natural beauty and residential character and do not believe that this retroactive rezoning should be permitted. I hope that this matter can be resolved quickly and not leave landowners in a state of uncertainty. I am unable to be present at the hearing August 23, 1993, and I would appreciate it if you would provide copies of this letter to the commissioners and others who should see it. sincerely, Jf seph . Pagano 042 ORANGE COUNTY PLANNING DEPARTMENT MEMORANDUM TO: MARVIN COT.'.INS, AICP Planning Director FROM: DAVE STANCIL, AICP OS Planner II-Comprehensive DATE: April 14, 1993 SUBJECT: CP-3.93, BOBBY KIRK: REQUEST FOR MAY HEARING FOR PRINCIPAL AMENDMENT TO THE PLAN On April 6, a proposed amendment to the Land Use Element of the Comprehensive Plan was received from Bobby Kirk, Sr. and Jr. The Kirks'are interested in opening a country store at the intersection of Orange Grove Road and Bradshaw Quarry Road,which requires plan designation of a Rural Neighborhood Activity Node. As you know,under Section 2.2.14.2 of the Zoning Ordinance, the proposed creation of a new activity node is classified as a"principal"amendment to the plan.Prior to August 1992,principal amendments to the plan could only be considered at the subsequent quarterly public hearing in February, pursuant to Section 2.2.14.3. However, in August 1992, Section 2.2.14.3 was amended to state that: "Principal amendments shall generally only be considered once each year at the quarterly public hearing in February; provided, however, if a principal amendment is scheduled by the Board of Commissioners for other than the February public hearing,it shall be scheduled during one of the quarterly public hearings held in May, August, and November." The new provisions above were utilized to allow hearing of CP-1-92 at the August 1992 public hearing. The Kirks'have requested that this provision be used to allow hearing of their amendment at the May 24 quarterly hearing. The reason for this request is that a February 1994 public hearing would mean a final decision on the amendment would not occur until April 1994 - at the earliest. The subsequent rezoning hearing, review process and site plan(if approved)would likely mean that the planned country store could not be constructed until the fall of 1994. Because of the time constraints imposed by a nine-month delay in initiating the process, the Kirks' would like to petition the Board of Commissioners to place this amendment on the May 24, 1993 quarterly public hearing. Please let me know if I can provide any further information on this request. copies: Bobby Kirk, Sr. and Jr. Gene Bell, AICP, Planner Ut-Comprehensive 10 . 4 Support programs which help to protect water quality, 04 , such as the Soil Conservation Service and Sedimentation and Erosion Control 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 . ,X 10 . 7 Support educational efforts which serve to increase citizen understanding of water quality problems and 4 the need for water conservation. 10 . 8 * Commercial and industrial uses are inappropriate in the University Lake and Cane Creek watersheds . 10 . 9 Direct urban development pressures in the I-85/US 70 corridor in the Upper Eno watershed in Cheeks Township Amended to the areas designated 10 and 20 Year Transition 4/2/84 Areas and away from the areas designated Water Quality Critical Area. GOAL ELEVEN: Adequate and appropriate sewer disposal facilities for all current and future residents . I 11 . 1 Identify the type of sewage disposal facilities appropriate for an area as a function of the magnitude of present and future demand; the distribution of ii users; and the capacity of the natural environment to absorb the impact. 11 .2 Identify service by centralized water and sewer systems (Towns of Hillsborough and Mebane, Orange- Alamance Water Systems Incorporated and Orange Water and Sewer Authority) as most appropriate at the I higher-density levels which occur in the Urban and Transition Areas . 1 11 . 3 Develop a process to ensure that buyers of property in the County are fully informed about the on-site sewage disposal characteristics of the site on their property. 1 11 . 4 Allow on-site disposal in low-density and rural areas where soil conditions are acceptable. In rural areas with unacceptable soils, state-approved on-site sewage disposals systems will be required. 11 .5 Facilitate the use of alternatives to the traditional i septic system on land unsuitable for septic tanks and not served by public sewer. Elimination of administrative and informational barriers to the use 1 of safe, sanitary alternative on-site-disposal systems within the County should be encouraged. 11 . 6 Allow ground absorption sewage disposal systems of li 3 . 5-9 ■,!„...,„:„....: I ,,1 0 4 4 �Y _ *Amended ,• - _, .. . - ■• '6/33 '(t /' 1 �' :_,: .�- -:{:.',._:.• r it .r ,� _, : -. ,,,,...;.:;=;;; q9 971111 Irip-4,,., .,,.......• , i •y4 rc NE �_ EK = ��ww F[ `,, k`� - .,ate.-` _ ' •a. ' •,..-.{.,.T"- J: `e _ 'it'-•-:_:‘,;:is.'..1:•`:`.- `S--- ...P..- 3 1"- it* sett..... .-_-.:411,4+11._ 4.-,-,7.,...-pr_ , _ .40_,. 6_,...f ., . -.3 - -,..•,,,,.. - ." 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Fl- ='r':- °.; eC1T2: .i't '±-ay-v. �.':••J: ••• Y�,:'-'-r-r K .. •:�: •.i• 0' .Ct�O' EOm' li 1..:.i� , a•., ••�;.'•' ,:�:r.. rr m ?IAX CATEGORIE6 1 {":. s‹Inr.Jr;^iii% 1 =_ Rural Bur!fer M Aasrrotr i (E Agnau%ural Area _ Preuat+d Watershed ACt!VITY NODES Jr DAgriou tural Re•idenual ® W atsr Quality Critical Ares Rural Rural Nsiy•borhood Corltmtmsty , Z Rur►1 Residential e Rs•ourec Prot•Q,ion Area T ROA Di A—\ Pvbl3e Interest DSRna• Estra0.lre Use Arsenal Co1leROr a 1 I •