Agenda - 04-08-1998 - 2a - Laserfiche WebLink

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014 Staff Analysis Memorandum - JPA 2-98 Page 6 Staff Comment: The Northern Study Area falls within the areas designated as Transition Areas I and II in the Joint Planning Area Land Use Plan. The plan does not propose any changes to areas outside of the Transition Areas. Rural Areas Principle: The rural residential and agricultural character of the Township outside the Towns and adjacent transition areas should be maintained. (OC) Rural lands currently existing between the Chapel Hill/Carrboro urban lands and Hillsborough (rural buffer) should be preserved. (CH) Staff Comment: The NSA plan proposes no changes to the Rural Buffer. In addition, the village-style of development that may occur in the floating, conditional use zones will allow conservation of rural areas within the transition areas as density is transferred into the villages, and less dense development occurs in other areas. Performance standards are to be developed for the proposed business/off ce/assembly area to insure that this use does not create undue negative impacts on neighbors. Urban Form Principle: A compact form of development should be achieved avoiding urban sprawl. The urbanizing areas of the Towns are the major growth centers in the Township. The "infill" of existing urban areas is the guiding principle upon which the Chapel Hill Township Plan is based. "Infill" development of suitable vacant land within the Towns at existing or projected densities, as set forth in the Town' 1977 Land Use Plans should be encouraged. (OC) Staff Comment: Village developments are compact, by design. Carrboro has experienced a high level of infill development since 1977. Approximately 75 acres of land within the city limits remain to be developed. Utility Extensions Principle: The timing of utility extensions and the pace of growth should be coordinated. (CH) Water and sewer service should not be extended outside the boundaries of the Joint Planning Area. (CH) Staff Comment: The limits of the study area were determined in part based on the ability of OWASA to serve the area with a gravity flow sewage system, although such provision will necessarily grow over time and will not occur all at once. The town will continue with the current policy of providing other Town services concurrent with the attainment of minimum service level standards. There are no plans to extend water and sewer service outside the Joint Planning Area.