HomeMy WebLinkAboutImpact Assessment Spring 1995DRAFT
STONEY CREEK BASIN
AREA PLAN
IMPACT ASSESSMENT
University of North Carolina at Chapel Hill,
Department of City and Regional. Planning
Land Use Workshop
Spring 1995
Introduction
This report has been prepared by the land use planning workshop at the UNC Department of
City and Regional Planning, under the direction of Dr. David Godschalk and Dr. Phil Berke.
At the request of the Orange County Planning staff, the class has designed three development
scenarios for the Stoney Creek Basin Planning Area. These designs will be considered by the
Stoney Creek Planning Group in developing a small area plan for the area.
CONVENTIONAL DEVELOPMENT: based upon the use of existing regulations and the
continuation of current development patterns.
DENSITY - NEUTRAL DEVELOPMENT: envisions cluster development as a strategy for
the preservation of large open spaces and environmentally - sensitive lands.
NEO- TRADITIONAL DEVELOPMENT: the establishment of a mixed -use, rail- centered
village core with surrounding, interconnected neighborhoods to foster a strong sense of
community.
This report represents the second phase of the Stoney Creek Basin study, analyzing the impacts
of the three development scenarios presented in Phase I. The first section of the report contains
a description of existing conditions in the area, a summary of the proposed development
scenarios, and a summary matrix of the impacts created by each scenario. The second section
contains a detailed description of each of the impacts, how they were measured, and proposed
mitigation strategies.
The impacts that were studied in this phase include:
• Natural and Historic Resources
• Water and Sewer Service
• Stormwater
• Transportation
• Air Quality
• Schools
• Public Safety
• Parks
• Fiscal
The final report will consolidate the reports from both phases of the project, and will
summarize the opportunities and limitations presented by each development scenario.
Stoney Creek Basin Area Plan, page i
Summary of
Existing Conditions and
Impacts
Existing Conditions
The Stoney Creek Basin planning area is a 4,696 acre area defined primarily by the drainage
basin of Stoney Creek. For simplicity, the edges of the planning area were drawn to include
entire parcels where those parcels cross the boundary of the actual drainage basin. The
planning area, as it currently exists, has the following characteristics:
Total Acres
Total Dwelling Units
Single Family
Mobile Homes
Current Population Estimate
4,696 acres
795 dwelling units
589 dwelling units
206 dwelling units
2,135 people
Existing Zoning
Residential (one unit/acre) 4,515 acres
Rural Buffer (one unit/two acres) 150 acres
Commercial 33 acres
Existing Land Use
Residential Mostly single family detached, some mobile homes
Commercial Some commercial developments on major roads
Use Value Parcels Lands currently in (and taxed at) agricultural
production
Undeveloped Areas' 1,999 acres
1 Undeveloped areas are defined as those areas that are not included in existing subdivisions and
are either large, unbuilt parcels or parcels of 10 acres or more with only one building on them
Stoney Creek Basin Area Plan, page A - I
Table 1: Fact Sheet - Proposed Development Scenarios
2 Available acres, conventional development, equals total undeveloped acreage less 33 acres of
an existing commercial area and 50 acres for a planned community park
3 Available acres, density - neutral development, equals total undeveloped acreage less 42 acres
for a planned community park
4 Available acres, Neo - traditional development, equals total undeveloped acreage
5 Neo - traditional development reserves more land for infrastructure because of the dense nature
of the design, urbanized land requires a higher percentage of land be given over to infrastructure
6 Household size, in people per household, represents a high -end estimate based on current
household size.
7 Based on .43 children per household.
Stoney Creek Basin Area Plan, page A - 2
Conventional
Density - Neutral
Neo- Traditional
Scenario I
Scenario II
Available Acres
11916 2
17957 3
119994
Infrastructure
15%
15%
25%5
Dwelling Units du
11629
879
899
37307
Average Density
ldu /acre
1 du /1.85
acre
1 du/1.85 acre
1 du /.28 acre
Household Size
2.4
2.4
2.4
Population
3,910
2,110
27158
7,937
Children'
700
378
387
1, 422
Land Use:
XX
Residential
all single family
all single family
mix of single family
and multi-family
Commercial
none
none
350,000 sq ft office
650,000 sq ft retail
29 acres civic
Open Space
limited preservation
extensive
reservation
some preservation
2 Available acres, conventional development, equals total undeveloped acreage less 33 acres of
an existing commercial area and 50 acres for a planned community park
3 Available acres, density - neutral development, equals total undeveloped acreage less 42 acres
for a planned community park
4 Available acres, Neo - traditional development, equals total undeveloped acreage
5 Neo - traditional development reserves more land for infrastructure because of the dense nature
of the design, urbanized land requires a higher percentage of land be given over to infrastructure
6 Household size, in people per household, represents a high -end estimate based on current
household size.
7 Based on .43 children per household.
Stoney Creek Basin Area Plan, page A - 2
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