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HomeMy WebLinkAboutAgenda - 02-26-2001-c1a~~. ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: Februa 26 2001 1 ~~ Action Agenda Item No. ~ 1(a&b) SUBJECT: CP-1-01 -Hillsborough Area Economic Development Activity Node - Expansion of the I-40/Old NC 86 Economic Development Activity Node DEPARTMENT: Planning & Inspections PUBLIC HEARING: (Y/N) Yes ATTACHMENT(S): Map of Area Staff Analysis Public Notification INFORMATION CONTACT: Craig Benedict ext. 2592 Gene Bell, ext. 2589 TELEPHONE NUMBERS: Hillsborough 732-8181 Chapel Hill 968-4501 Durham 688-7331 Mebane 33G-227-2031 PURPOSE: To receive public comment on a proposal to expand the I-40/Old NC 86 Economic Development Activity Node. BACKGROUND: A recommendation of the Economic Development District Task Farce is expansion of the current I~0/Old NC 86 Economic Development Activity Node (EDD) into a larger node to be known as the Hillsborough Area Economic Activity Node. Comprehensive Plan amendment CP~1-01 is in response to the Task Force recommendation. The I-40/Old NC 86 EDD lies south of I-85 between NC 86 and Old NC 86. CP-1-01 involves expanding the node by 190 acres by including two distinct areas of roughly equal size: Area 1 and Area 2. Both areas are contiguous to the I-40/Old NC 86 EDD, but separate from each other. Area 1 is on the east side of the EDD while Area 2 lies to the north. Because of their physical separation, varying site features, and different land use categories under the current plan, the areas are addressed separately in the staff analysis. FINANCIAL IMPACT: None at this time. RECOMMENDATION(S): Planning StafF Recommendation: Approval of the proposed amendment for expansion of the Hillsborough Area EDD by adding Area 1 and Area 2 . Administration Recommendation: Refer the proposed plan amendment to the Planning Board far a recommendation to be returned to the Board of County Commissioners no sooner than April 17, 2001. h •\rmm~l an\(`P_ 1 _!l l al~etrart lint\9_ 1 '7_!11 \ ~.1, ~ Y 4.~e.wz2 34.18 (29 12) (5.10) ~4rea i ~.. 44p.flt5 ~n.1o 14p.fl1e 81.28 150..7 3.86 150..e 209 4.49.9.2 (1-~) 14p.fl17 17.50 44p.fl1p 3.79 ago 14o.an 4.4p.fl20 2218 ~•~) 4.a9.9.2z N 0~1 STAFF ANALYSIS OF PROPOSED AMENDMENT TO THE LAND USE ELEMENT -ORANGE COUNTY COMPREHENSIVE PLAN For Presentation at February 26, 2001 Public Hearing CP 1 01`: ' ~ Hillsborouigh Area Economic Development Activity Nade ~ Expansion of the 1-40L~Id NC $6 Ecynomic~DevelopmentActivii~y Norte Comprehensive Plan amendment CP-1-01 involves the proposed expansion of the existing I-40/Old NC 86 Economic Development Activity Node (EDD) which lies south of I-85and between NC 86 and Old NC 86. Two distinct areas, identified as Area 1 and Area 2, of roughly equal size are included in CP-1-01. Both areas are contiguous to the I-40/Old NC 86 EDD, but separate from each other. Area 1 is on the east side of the EDD while Area 2 lies to the north. Because of their physical separation, varying site features, and different land use categories under the current plan, the areas will be addressed separately in the following analysis. `,AREA 1 A. GENERAL DESCRIPTION Area 1 is located in Hillsborough Township south of I-85 between NC 86 and Old NC 86. The property in question contains 97.67 acres and is composed of nine parcels and a portion of a tenth identified as follows: Hillsborough Township, Tax Map 49, Block B, Lots 15, 16, 17, 18, 19, 20, and 22 (part) and Tax Map 50, Lots 6, 7, and 8. Area 1 is rectangular in shape and bounded to the north by Fletcher Road and section 1of Stagecoach Run subdivision; to the west by the I~0/Old NC 86 Economic Development District (EDD); to the south by Phoebe Drive and Wood's Edge mobile home park; and to the east by NC 86. The area is wooded and with the exception of lot 16, undeveloped.. The Orange County Land Records System indicates that this property contains a single family residence and accessory uses. Furthermore, Land Records indicates that lots 15, 16, 17, and 8 which are contiguous and total 69.58 acres are under forestry use value taxation. The area is currently classified as Rural Residential. This amendment would place the area in Ten Year Transition and Economic Development Activity Node. A concurrent change to transition is necessary since being in a transition area is a requirement for designation of an Economic Development Activity Node. The two categories are described in the Land Use Element as follows: Ten-Year Transition: Land located in areas that are in the process of changing from rural to urban, that are suitable for urban-type densities and should be provided with public utilities and services within the first 10•year phase of the Plan. h•1rn,,,,.1~„\r~r7.i,.le,.e,,,o...i.,,o.,+r•n i n7 a,...~~ i ni~_w w ~~~ Economic Development Activity Node: Land in Transition areas of the County which has been specifically targefed for economic development activity consisting of light industrial, distribution, office, service/retail uses, and flex space (typically one-story buildings designed, constructed, and marketed as suitable for use as offices but able to accommodate other uses; e.g., warehouse, showroom, manufacturing assembly or similar operations). Such areas are located adjacent to interstate and major arterial highways, and subject to special design criteria and performance standards. The proposed designation of Economic Development Activity Node would allow rezoning of the property to the Economic Development District category. B. 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 applicable requirements with 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. Considerable change has occurred, and continues to occur, in areas south and southeast of Hillsborough; this includes -Town as well as County jurisdiction. Examples of residential development include Cornwallis Hills and Beckett's Ridge; non-residential development includes Olde MIII Business Park and the State Employee's Credit Union; and major projects recently considered, or under consideration, include Hampton Pointe and Corbin Downs. b. To correct an error or omission in the Comprehensive Plan. No error is alleged. c. In response to a change in policies, objectives, principles or standards governing the physical development of the County. The work of the Economic Development District Task Force is resulting in a change to all of the criteria listed. 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.b in that it h:\complan\eddplanamendmentCP-1-Ol.doc\2-1-01\gb 2 Q ~. 3 involves "The creation of new activity nodes or additions to existing activity nodes which exceed ten (10) acres in land area." The proposed amendment is contiguous to an existing Economic Development Activity Node and the proposed addition is 97.67 acres. 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." Submitted. b. "The manner in which the proposed amendment will carry out the intent/purpose of the Comprehensive Plan." The Land Use Element of the Comprehensive Plan is premised on two basic strategies: activity nodes and infill development. The following text concerning these strategies is from Section 3.2 (Basic Concepts) of the Plan. The proposed amendments are supportive of these strategies. The activity node strategy serves to cluster cammercial and industrial development at major intersections throughout the County in locations appropriate for serving the needs of the local residents. The activity nodes are of various sizes and types to accommodate specified levels of intensity of commercial and industrial activities. As designated activity nodes become "built aut'; new activity nodes maybe evaluated and located using the locational criteria for the appropriate land use category or type of activity Wade. The primary objective to be achieved through the use of the acfivity node strategy is the efficient and compact use of the land. The infill development strategy is premised on the desirability of encouraging development to occur first within the corporate limits of the Towns and then, when appropriate, within those areas surrounding the Towns which are in transition from rural to urban development patterns. The achievement of a higher rate of infill development than experienced in the past requires a combination of incentives and disincentives to development activity which include, but are not limited to, allowing higher densities and intensity of land uses within urban areas and urbanizing areas and allowing only low intensity uses outside these areas; streamlining development review processes for higher intensity uses; requiring development standards in transition areas similar to those in urban areas; and phased extension of urban services. h•\rnmr~lan\arl~nl~nomenA.v.cnrl"`D.1 Ill .i....\7 Y A11..1. Y Y Proposed plan amendments are also evaluated for conformity with Goals and Policies in the Land Use Element. The proposed amendments are supportive of the following goals and policies: GOAL FIVE: The management of growth so that it is directed to areas where growth is desirable and can be accommodated. Policy 5.1 Utilize the following locational criteria to designate the most appropriate location for the various Land Use Plan Categories: natural environment constraints (land slope, hydrology, flora and fauna, soil conditions); availability of public services and utilities; transportation system access and capacity; impact on energy resources; existing land uses; presence of productive agricultural or forested land; appropriate population densities; and the presence of historic or cultural features. Policy 5.2 Guide growth to achieve a maximum amounf of infill development in the urbanizing areas of the .County while. maintaining the integrity of the existing and future open space and recreational system. The purpose of infill will be to minimize sprawl development and promote a more compact urban form. Secondary purposes will be to reduce transportation energy cosfs in addition to reducing public service costs. Policy 5.5 Designate land in areas changing from rural to urban in character which could reasonably be developed to accommodate urban-type densities, but are currently not completely served by urban systems such as water and sewer lines, as Transition areas. These areas will be further classilled into 10- year and 20-Year Transition areas to reflecf the mast appropriate sequence of development as this area changes from rural to urban and services are extended. Policv 5.11 Designate activity nodes of various types and functions at the intersections of major. arterials and/or .collectors in order to accommodate different intensity levels of commercial and industrial development. Policy 5.12 Utilize activity nodes to promote clustered development .and to discourage strip development. Palicy 5.13 Identify activity nodes as the only places appropriafe far non-farm related commercial and industrial development. GOAL SIX. The promotion of economic development which emphasizes employment meeting local needs while preserving the character of communities and protecting the natural environment. Policv 6.1 Provide for a sufficient amount of suitable land to accommodate the expansion and growth of commercial and industrial uses in the County. h:\complan\eddplanamendmentCP-1-O l .doc\2-1-0.1 \gb 4 ~~~ Policy 6.~2 Select industrial sites in the Transition Areas on the basis of the capacity of supporting systems, such as water and sewer lines and good highway or rail access, and the absence of detrimental environmental or social impacts. Polite 611 The fallowing Economic Development (Transition) Activity Nodes have been designated: I-4~/Old NC 86 (H8-5); I-85/Buckhom (CK-5); and I- 85/US70 (ENO-2). C. 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 to be evaluated far compatibility with all applicable Locational Criteria from Section 3.4 of the Land Use Element. In the following table, 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. G,R1T~I~IA ECONQMIO DEVELOPI~A~~lT1`A.CTIVITY;"NC~QEi3 LAND SLOPE ,. ` COMPLIES: Same slopes in the 10-15% range are Located in areas ,with slppes of less found in the northern portion and southwest corner of ',than 15% grade. ,Where slopes of,15°f° "" " Area 1. However, site development and the extension of or greater are present, ,protection cane public water and sewer should not be adversely be provided through proper site design,.. affected, as this part of the site would likely be <=~nd construction.. practices. undeveloped. HYDROLOGY '' COMPLIES: An intermittent stream flows southward Located outside of areas where 1 pQ- , .; about 800 feet west of NC 86. However, flood plain and year tlood;pror)e areas and wetlands soils maps do not identify any 100-year fioodplain ar ,arepresent. -Where flood prone areal flood prone soils associated with the stream. ~opd wetlands exist, protection,can be provided through proper ite design ~ar"td construction precticrrs. - ":1=LQRA ANA FAUNA ` -Located in areas~w~-ere detrimental COMPLIES: There are no identified sites of unique or ; development impacts on local, State or endangered species in this area. The closest site in the Inventory of Natural Areas and Wildlife Habitats is federally-aclcnowfedged-unique or endangered species, and.wildlife approximately 0.7 mile to the west-northwest -site E07, habitats arid corridors can. be"mitigated on the west side of Old NC 86 at the crossing of Cates through proper site design and',. Creek. construction practices. ~ ,- SOIL CONDITIQNS ' COMPLIES: Soils are of the Georgeville-Herndon "Located in areas where.gene~al sail association. These are described as gently sloping and conditions'are suitably :for development because of goad drainage " sloping well-drained soils that have a surface layer of il ", . characteristics and load-baring s t loam and a subsoil of clay loam, silty clay, silty clay loam, and clay; found on uplands. These soils are capaQity far development: generally conducive to development posing slight to moderate building constraints. h:\comnlan\eddnlanamenrlmPnrC'P_1_m ~ir,~\~_t_nt~et, ~~~ PUBLIC.SERVI'CES/ UTILITIES ,:" COMPLIES: Water and sewer lines from the Town of , "'Located gene illy in,areas which are or Hillsborough currently exist in, or close to the area. A 12 could' be reascirw~bly and effectively inch water line extends southward along NC 86 to serve served: by-public services and facilities. Stanback and New Hope schools. A gravity outfall line When located in areas where such along Cates Creek provides sewer service to the services and facilities are not present Wildwood area and a force main that ties into it provides 'or planned, general soil conditions:' service to the schools. Future sewer service to the EDD I`nust;l:ie suitable for!on-site'sewage would likely be via a force main extension from the ~,diapaisal~~ systems. ';~;~. Cates Creek outfall. ~TRANSPORTATIQN SYSTEM COMPLIES: The site is located in close proximity to `:Located in areas adjacent to interstate Interstates 85 and 40 and two major thoroughfares, Old .and major arterial highways, NC 86 and NC $6. The site has frontage on NC 8fi and particularly those wi#h the potential' for future access to Old NC 8fi may be possible via providing access to public transit connector roads through the EDD. The Nortolk and ,,facilities. Southern railroad is located approximately 0.7mile to the northeast. :ENERGY USE - ~ COMPLIES: Commuting times are within the 1D minute Located within '[p minutes commuting time frame. time from an urban area and designed so than. businoss uses provided within develapment5 limit the number of short distance commutes for goods and , _ SeNiG~S- EXISTI~IG ..LAND USE COMPLIES: The site is bordered by Transition area to Locai;e'd m designated Ten or Twenty- the north and west and a concurrent plan amendment „~~~~~ Tr`arisitipri Areas. ' will place the area in Ten-Year Transition as well. 'i4GRICULTUR9E AND FQRESTRY ' DOES NOT COMPLY: Land Records indicates that lots ','.Located affray from areas where p 15,16, and 17 on map 49, black B and lot 8 on map 50 pment would have a detrimental develo are under forestry use value taxation. These lots which impact upon'productiveogricultural ': are contiguous account for approximately 70 acres of uses and managed forest land, andlar the total 97.fi7 in the area. where the existing landscape character,,,, can be maintained throughpropersite .,design' and construction practices.' `POPULATION DENSITY ~' COMPLIES: The surrounding area contains substantial 'Located in areas with, or planned for, - " areas proposed for both non-residential and residential ~~mod hate to high population densities °~~~ ~~, development. Proposed changes to the I~0/01d NC 86 EDD to the west allow mixed used development which ~~ .. can include residential uses on municipal water and sewer. Wildwood subdivision to the north contains lots . of one-quarter acre in size, and Cornwallis Hills to the west of Old NC 8fi has lots averaging around one-half acre. Lots in the Stagecoach Run subdivision to the „ ~~~ north average 1.5 acres in size. HISTORIC, AND CULTURAL Located in areas where detrimental COMPLIES: No identified historic or cultural sites exist development impacts on local, State or in this area. federally-acknowledged historic, : ;: ~;~ cultural and/or archaeological sites or ' County,-designated .Public Interest Areas does not exist or can be' mitigated t~roilgh proper site design and,.cQns#~ugtion practices. h:\complan\eddplanamendmentCP-1-01.doc\2-1-01\gb ~~ °~CRITERf~ ; ' . TEN; ACID TWENTY Y~A~i~TF't~NSITIL~N" '- ,;LAND ;SLOPE COMPLIES: Some slopes in the 10-15% range are "No'sign-rficant slope or topography found in the northern portion and southwest corner of problem that would'unreasonably Area 1. However, site development and the extension of increase the cost of extending water public water and sewer should not be adversely and sewerlines ` ' ~ affected, as this part of the site would likely be ` undeveloped. HYDROLOGY COMPLIES: An intermittent stream flows southward - Lacated outside'of 100-yearflood-prone`. about 800 feet west of NC 86. However, flood plain and -areas as identified by the Carps of ' - soils maps do not identify any 100-year flaodplain or Engineers: ' -~ flood prone soils associated with the stream. FLORA AND FAUNA , " ; ~ COMPLIES: There are no identified sites of unique or °LQCated away from sites that wrould, if ':- : ~ endangered species in this area. The closest site in the `developed, create a threat to unique or ~ , ~~ Inventory of Natural Areas and Wildlife Habitats is . endangered species as iden#ified byahe'- approximately 0.7 mile to the west-northwest -site E07, Stete or Federal Government. = a on the west side of Old NC 86 at the crossing of Cates Creek. SOIL CONDITIONS COMPLIES: Soils are of the Georgeville-Herndon Lacated in areaswfiere general soil ' association. These are described as gently sloping and ;carwditions are suitable for urban uses '; sloping well-drained soils that have a surtace layer of because of good drainage , °, ," , silt loam and a subsoil of clay loam, silty clay, silty clay "characteristics and load-beating loam, and clay; found on uplands. These soils are ,capacity for site .development:` generally conducive to development posing slight to moderate building constraints. PUBLICSERVICES/:.UTILITIES COMPLIES: Water and sewer lines from the Town of Located in areas which are or could _be Hillsborough currently exist in, or close to the area. A 12 'reasonably and effectively served by , ;: inch water line extends southward along NC 86 to serve centralized public services and utilities:; Stanback and New Hope schools. A gravity outfall line along Cates Creek provides sewer service to the Wildwood area and a force main that ties into it provides service to the schools. Future sewer service to the EDD would likely be via a force main extension from the Cates Creek outfall. TRANSPORTATION SYSTEM COMPLIES: The site is located in close proximity to Located in areas that have very good Interstates 85 and 40 and two major thoroughfares, Old road access, as welt as service'. by rail NC 86 and NC 86. The site has frontage on NC Sfi and ,lines. These areas should have the future access to Old NC 86 may be possible via mast complete transportation network rr . connector roads through the EDD. The Nortolk and the County's planning jurisdiction- Southern railroad is located approximately 0.7mile to the northeast. ENERGY. USE ' ` COMPLIES: Commuting times are within the 10 minute Located within less than a flve~minute time frame. commuting time from small-scale . commercial uses and a'r10.minute ',commuting time from major commercial ;.; uses ar antlrban~'area,' ,. 'EXFSTING LAND .USE : COMPLIES: The site is in an area undergoing transition Located in areas wFich~ aye in transition form rural to urban uses. It is also bordered by :from rural or IoW-derrsity uses to urban Transition area to the north and west. ar.higher density uses. h:\comnlan\eddnlanamendmentCP-1-O1 dnr.\2-1-(11\oh ~1~ ~~,~AGRICULT~y,R~ AND f=ORES'FRY I'(,ocated away'f~`am areas where development would have'a detrimental impact on productive agricultural uses', . ' ;rar?~ mehaged forest land.' '~" DOES NOT COMPLY: land Records indicates that lots 15,16, and 17 on map 49, block B and lot 8 on map 50 are under forestry use value taxation. These lots which are contiguous account for approximately 7D acres of the total 97.67 in the area. '°POPULATION DENSITY ~ COMPLIES: The surrounding area contains substantial Located in areas with moderate to high . areas proposed for both non-residential and residential population densities. development. Proposed changes to the I-0~0/Old NC 86 EDD to the west allow mixed used development which can include residential uses on municipal water and sewer. Wildwood subdivision to the north contains Tots of one-quarter acre in size, and Cornwallis Hills to the west of Old NC 86 has lots averaging around one-half acre. Lots in the Stagecoach Run subdivision to the north average 1.5 acres in size. "HISTORIC-AND CULTURAL COMPLIES: No identified historic or cultural sites exist Located away from areas where in this area. develo~mentwou~d,~~ve.a detrimental Impact an~stat~ or f~erally acknowledged histU~c-ciiltiual S~te3ldr County identified. I?ublic;Iiit~r~st:f~reaS. D. RECOMMENDATION The Planning Department recommends approval of the proposed plan amendment for Area 1 for the following reasons: 1. The site lies within an area undergoing substantial transition to urban uses. 2. The amendment is in response to a change in the policies,. objectives, principles and standards governing the physical development of the County. 3. It is consistent with the two basic strategies on which the plan is premised: activity nodes and infill development. 4. It is consistent with applicable goals and policies of the Land Use Element. 5. The proposed amendment is consistent with 10 of the 11 Iocational criteria for Economic Development Activity Node and Ten-Year Transition. The lone inconsistency is the "test" for Agriculture and Forestry. Four tracts totaling almost 70 of the 97.67 acres are under use value taxation for forestry. It should be noted however, that the largest tracts in the existing EDD Activity Node to the west are also taxed as managed fores#land. h:\complan\eddplanamendmentCP-1-O1.doc\2-1-01\gb Y ARCA ~ A. GENERAL DESCRIPTION Area 2 is located in Hillsborough Township. It is situated on the south side of I-$5 between NC 8fi and Old NC 86. The properly in question contains 92.57 acres anct is composed of portions of two tracts: the first is a part of the property referenced as Hillsborough Township, Tax map 40, Block A, Lot 22 and contains 5.10 acres; the second property is referenced as Tax Map 45, Lot 22 and contains 87.47 acres. The area is triangular in shape and bounded by the Beckett's Ridge subdivision to the east, Cates Creek to the west, and a portion of the I-40/Old NC 8fi Economic Development District (EDD) to the south. The eastern and western boundaries are in the Town of Hillsborough's jurisdiction while the area to the south is Orange County jurisdiction. The area is currently classified as Twenty Year Transition. This amendment would place the area in an Economic Development Activity Node which is described in the Land Use Element as follows: Economic_ Development Activity Node: Land in Transition areas of the County which has been specifically targeted for economic development activity consisting of light industrial, distribution, office, service/retail uses, and flex space (typically one-story buildings designed, constructed, and marketed as suitable for use as offices but able to accommodate other uses; e.g., warehouse, showroom, manufacturing assembly or similar operations). Such areas are located adjacent to interstate and major arterial highways, and subject to special design criteria and performance standards. The proposed designation of Economic Development Activity Node would allow rezoning of the property to the Economic Development District category. B. APPLICATION REQUIREMENTS - See discussion under Area 1 - C. 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 to be evaluated for compatibility with all applicable. Locational Criteria from Section 3.4 of the Land Use Element. In the following table, 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. H•~rmm~lan\arlrlnlanamanrlmanr("U_1_!11 rlr...57_1.l11\..ti. ono `,°GF~ITERF/~' ,E~QN'Q1V~IC~'dEtf~k~~I~MENT~A~rtt~,I'~"; N~Q~~ _ _ LkN,D S~:OPE COMPLIES: Some slopes in the 10-15% range are '~-Located in areas with slopes of less found along the northwest boundary of the site, along than 15% grade. Where s,l'opes of 15% Cates Creek and a tributary. However, site development ar greaterare present,.",protection can and the extension of public water and sewer should not 'be provided through proper site design be adversely affected, as this part of the site would likely and construction practices. ' be undeveloped. ' HYDROLOGY COMPLIES: Areas of 100-year floodplain occur along ''Located outside of areas-where 100- ' the banks of Cates Creek on the site's northwest ,year flood prone areas and wetlands boundary. However, these areas are not likely to be used are present: Where flood prone areas for development purposes and would normally remain 'and wetlands exist, .protection can! be an undeveloped portion of the site. ~provlded through proper site design and cpnstructiort practices. _ _ I~I~OR~ AND FAUNA '. COMPLIES: There are no identified sites of unique or Logated i'~ a~eas,where detrimer:ta! endangered species in this area. The closest site in the devef~~' hnent ii1~p'acts an local, State or : Inventory of Natural Areas and Wildlife Habitats is 0.25 federally ~ckrryawledged unique or mile to the southwest -site E07, on the west side of Old endangered sgecaes, and.wildlife 86 at the crossing of Cates Creek. Bottomland hardwood habitats antl corridors can be mitigated ' forest is identified within the site, along the 100-year through proper,site,r~~esign and floodplain of Cates Creek. constructionpractices.. , " .'.SOIL CON[~ITI~7MS ~ r; ' ~ ~ COMPLIES: Practically all of the site contains Herndon i_acated ~n are~s~,wll generel soil ~re Silt Loam soils, which are generally conducive to condit[an~ are suitable' fo,r,development be e a d"C i development and have slight to moderate constraints for cause aPgoi ~. sir ~g ,; characteristics~and load' bearin construction. The HrC class soils on approximately half f th it h l g capacity t~o`i• develop~rrient. ~~ o e s e ave s opes an the order of 6-10% associated with them. However, this should not pose undue problems for site development. A very small portion of the site contains Tatum silt looms which have slopes of I I I 8-15%. 'P BLIC SERVICES! UTIL TIES U ~, COMPLIES: The site could be provided water and 'Located generally in',areas which are or sewer service via extension of lines from the Tawn of o~iul~ be reasanably;and effectively Hillsborough. The extension of sewer would involve .'served by pufalio services and facilities- ` expansion of a gravity autFall line along Cates Creek. :. WhenIaGa~ed m ~rs~s where such ~ ~ Water service would likely be provided via linkage to :~~~servic~s arrd~~~ fiaeilitirr' ~~~are~~riot present _ one of two existing 12-inch lines that exist at the Olde or planrlecl';'generel soil conditions Mill Business Park across Cates Creek to the northwest, must be suitable fqr on-site sewage or from Wildwood subdivision to the northeast. `, d spv,sal systems, TRANSPO TATION SYSTEM ~ COMPLIES: The site is located in close proximity to '.Located in areas adjacent to interstate Interstates 85 and 40 and two major thoroughfares, Old and major arterial highways, NC 86 and NC 86. The site has access to Old NC 86, and ?particularly those with the potential tvr access to NC 86 may be possible via adjacent roads in providing access to public transit Stagecoach Run to the east. The Nortolk and Southern facilities. railroad is located less than 0.5 mile to the northeast. ENERGY U'SE . ' ~ COMPLIES: Commuting times are within the 10 minute i Located Vvitf~in 10 minutes comrnutmg time frame. tfrne from an urban area and designed so that business uses provided within ,developments limit'th~ n~ar",riber of short. ~', distance commutes for goods and services. h:\complan\eddplanamendmentCP-1-01.doc\2-1-01\gb 10 Y ~YEXISTIN"C LH D USE COMPLIES: The site is in an existing Twenty-Year Located in designated Ten or Twenty- .; Transition Area. Year Transition Areas. AGRICULTURE AND FORESTRY COMPLIES: There are no active agricultural or Located away ftam areas wh~r~, managed forestry operations in the area. development would. have adetrimental - impaat upon productive.agricultural uses and managed°forest.land„and/or where the existing landscape;character can be maintained through proper site'. adesigri-end construction practices. POPULATION 'DENSITY , COMPLIES: The surrounding area contains substantial Located in areas with, or planned far, 'moderate to high pppulatian densities. ` areas proposed for both non-residential and residential development. Wildwood subdivision to the northeast contains lots of one-quarter acre in size, and Cornwallis Hills to the west has lots averaging around one-half acre. Stagecoach Run subdivision to the east averages 1.5 acres in size. Proposed changes to the I~0/Old NC - 86 EDD to the south allow mixed used development which can include residential uses on municipal water and sewer. 'HISTiDRIC AND GULTURAL ,' Located in; areas where detrimental ' COMPLIES: No identified historic or cultural sites exist . development impacts oh local, State°.or in this area. fe~lerally';acknowiedged :historic, ;cultural and/or archaeological bites, or County-designated Pudic Interest ; Areas does not exist':oc can,be m~tgated:through'proper site design and const~uctian:practices;, , D. RECOMMENDATION The Planning Department recommends approval of the proposed plan amendment for Area 2 for the fallowing reasons: 1. The site lies within an area undergoing substantial transition to urban uses. 2. The amendment is in response to a change in the policies, objectives, principles and standards governing the physical development of the County. 3. It is consistent with the two basic strategies on which the plan is premised: activity nodes and infill development. 4. It is consistent with applicable goals and policies of the Land Use Element. 5. The proposed amendment is consistent with all locational criteria for Economic Development Activity Node. , h•~emm~lan\arjr~nlanamPnrimant('~_1_fll rlnr\7_1_fll\nh ~i ORANGE COUNTY PLANNING 8~ INSPECTIONS DEPARTMENT ~~~ Craig N. Benedict, AICP, Director ' ~°°ntP a! Current Planning ~~` * ~ °~ 306E Revere Road (919) 245-2575 t! ~ P O Box 8181 (919) 644-3002 (Fax) ~," Hillsborough, www.co.orange.nc.us "°~!~ ~,<°~°° North Carolina, 27278 CERTIFICATE OF MAILING ZONING ATLAS AMENDMENTS/ COMPREHENSIVE PLAN AMENDMENTS ORANGE COUNTY, NORTH CAROLINA I, Robert P. Davis, Zoning Officer, Orange County, North Carolina, DO HEREBY CERTIFY that I have mailed, or have had mailed, by first class mail, postage prepaid, a Notice of the Public Hearing to each property owner and adjacent owners within 500 feet of each of the petitions listed below, as listed on the Tax Records filed with the petition, and as required by Article 20, Section 6.3 of the Orange County Zoning Ordinance. The following petitions were included within the mailing: Area 1: Area 2: Area A (NE, N,W. SE~and part of SW); Area A (part of SW quadrant): Area 3c. The following areas were included for amendment to the Land Use Element of the Orange County Comprehensive Plan: Area 1 • Area 2• Area 3a- Area 3b' Area 3c. The mailed notice specified the date, time, place and subject of the Public Hearing. WITNESS my hand, this 9t" day of February, 2001. Robert P. Davis, AICP Current Planning Supervisor ORANGE COUNTY PLANNING 8~ INSPECTIONS DEPARTMENT Craig N. Benedict, AICP, Director Current Planning ~~ ° ~ 3p6F Revere Road (919) 245-2575 ._ ~ P O Box 8181 (919) 644-3002 (Fax) ~'~ Hillsborough, www.co.orange.nc.us ~'°~l6 ea~~~~~° North Carolina, 27278 NOTICE OF PENDING LAND USE PLAN AMENDMENT ACTION A proposed action to amend the Land Use Element of the Comprehensive Flan for Orange County, North Carolina for the properties located in AREA 1 (see map) is scheduled far an upcoming public hearing, The proposal .is to change the land use category from Rural Residential to Ten-Year Transition and Economic Development Activity Node. These land use categories are compatible with Economic Development District zoning. Properties affected by this proposal are located south of Fletcher Road between the eastern boundary of the Economic Development District and NC 86 being further identified by Orange County Tax Records as Hillsborough Township, Tax Map 49, Block B, Lots 15, 16, 17, 18, 19, 20, and 22 (part) and Tax Map S0, Lots 6, 7, and 8 containing 97.67 acres more or less. The Orange County Board of County Commissioners and the Orange County Planning Board will hold a joint public hearing at 7:30 PM on this proposal on February 26, 2001 at the F. Gordon Battle Courtroom at 106 East Margaret Lane, Hillsborough, NC 2727$. A public notice will be posted on the premises at least ten 10 days before the hearing, and a legal advertisement will appear in the Durham Herald and the News of Orange for two successive weeks with the first notice appearing not less than ten (10) days nor more than twenty-five (25) days prior to the public hearing. This notice is being sent to you because your property is either included in the amendment area or it is within 500 feet of the property proposed for a land use category amendment. This notice is provided pursuant to N.C. General Statutes 153A-343 and Orange County Zoning Ordinance Article 20.6. If you have any questions concerning this plan amendment, please contact the Orange County Planning and Inspections Department, F.O. Box 8181, Hillsborough, NC 27278, Telephone (919) 245- 2575 or 245-2585 or (336) 227-2031 (Ext. 2575 or 2585). ~~~ ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT Craig N. Benedict,~AICP, Director ~pbrlP °f ~r Current Planning ~~` + °~ 306E Revere Road (919) 245-2575 ~ ~ P O Box 8181 :~ (919) 644-3002 (Fpx) Hillsborough, www.co.orange.nc.us ~'°~r~ ~pt0~~~p North Carolina, 27278 NOTICE OF PENDING LAND USE PLAN AMENDMENT ACTION A proposed action to amend the Land Use Element of the Comprehensive Plan for Orange County, North Carolina for the properties located in AREA 2 (see map) is scheduled for an upcoming public hearing. The proposal is to change the land use category to Economic Development Activity Node. This land use category is compatible with Economic Development District zoning. Properties affected by this proposal are located between the Beckett's Ridge Subdivision and the Olde Mill Business Park and existing I-40/Old NC 86 Economic Development Activity Node being further identified by Orange County Tax Records as Hillsborough Township, Tax Map 40, Block A, Lot 22 (part) and Tax Map 45, Lot 2 (part) containing 92.57 acres more or less. The Orange County Board of County Commissioners and the Orange County Planning Board will hold a joint public hearing at 7:30 PM on this proposal on February 26, 2001 at the F. Gordon Battle Courtroom at 106 East Margaret Lane, Hillsborough, NC 27278. A public notice will be posted on the premises at least ten 10 days before the hearing, and a legal advertisement will appear in the Durham Herald and the News of Orange for two successive weeks with the first native appearing not less than ten (10) days nor more than twenty-five (25) days prior to the public hearing. This notice is being sent to you because your property is either included in the amendment area or it is within 500 feet of the property proposed for a land use category amendment. This notice is provided pursuant to N.C. General Statutes 153A-343 and Orange County Zoning Ordinance Article 20.6. If you have any questions concerning this plan amendment, please contact the Orange County Planning and Inspections Department, P.O: Box 8181, Hillsborough, NC 27278, Telephone (919) 245- 2575 or 245-2585 or (336) 227-2031 (Ext. 2575 or 2585).