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036 <br /> <br />the surrounding Blackwood Division of Duke Forest. In particular, based on the small size of <br />these lots when compared to the larger surrounding tracts of land and the proximity of these lots <br />to the current landfill, the Northwest Small Area Plan suggests that these nine (9) lots may be <br />better placed in Chapel Hill's transition area rather than remaining in the rural buffer. (This <br />issue is also addressed as part of a citizen request that is discussed in a separate memorandum <br />for this Joint Planning Area Public Hearing.) <br />Urban Form <br />Principle: A compact form of development should be achieved avoiding urban sprawl. The <br />urbanizing areas of the Towns are the major growth centers in the Township. The "infill" of <br />existing urban areas is the guiding principle upon which the Chapel Hill Township Plan is based. <br />"Infill" development of suitable vacant land within the Towns at existing or projected densities, <br />as set forth in the Towns' 1977 Land Use Plans should be encouraged. <br />Staff Comment: The Northwest Small Area Plan proposes to achieve a compact form of <br />development through a village pattern of development. By placing single family residences, <br />townhouses, apartments, offices and commercial uses in close proximity to each other, a village <br />pattern of development promotes a pedestrian environment while also permitting the <br />preservation of other land for open spaces, greenways and stream corridors. The area covered <br />by the Northwest Small Area Plan is within the Town's Urban Services Area as defined in the <br />1986 Land Use Plan and the 1989 Comprehensive Plan. The Urban Services Area is the Town <br />of Chapel Hill's long range planning area that is expected to have urban development, served by <br />public water and sewer facilities. <br />Utility Extensions <br />Principle: The timing of utility extensions and the pace of growth should be coordinated. Water <br />and sewer service should not be extended outside the boundaries of the Joint Planning Area. <br />Staff Comment: The Northwest Small Area Plan does not include plans to extend water and <br />sewer service outside the Joint Planning Area. <br />Allocation of Growth <br />Principle: Areas where public facilities and services are available should be developed before <br />areas where such services are not yet available. To the maximum extent feasible, no "spillover" <br />growth from the two Towns will occur in Chatham or Durham Counties or in Bingham <br />Township. In other words, all "spillover" development will be absorbed within the boundaries of <br />Chapel Hill Township. The area north of Town is assumed to be most suitable for absorbing <br />"spillover" because of transportation access, the large, efficiently sewerable area below the <br />Morgan Creek-New Hope Creek divide, and existing growth patterns. The "Southern Triangle" <br />area will develop only after all the suitable land south of and between the Duke Forest tracts has <br />been developed. Duke Forest tracts will not be developed over the period 1980-2000. <br />6 <br />