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scale commercial centers. The overall target density for the Northern Study Area is approximately the same <br />as the current density of the town: 2.1 dwelling units per acre. The target density for mixed-use areas is <br />approximately five dwelling units per acre. These development management options have been selected in <br />order to minimize the negative impacts of new development on environmental quality, transportation, <br />taxation and existing neighborhoods. These elements should discourage a sprawled pattern of monotonous <br />development, preserve Carrboro's unique, small town character and allow the creation of new, <br />neighborhood-scale communities which can be connected to existing and new areas via a network of open <br />space corridors. This plan attempts to balance community, conservation and development objectives within <br />the transition areas and extraterritorial jurisdiction that lie to the north of Carrboro's town limits. Community <br />and conservation objectives include allowing patterns of growth which minimize negative impacts and <br />maximize positive impacts on the community and allow for the efficient provision of town services, the <br />provision of a variety of housing types and styles, development of a multi-modal transportation system, <br />conservation of natural and environmentally sensitive areas, and the protection of environmental quality, <br />and the encouragement of active farmland preservation. <br />COMMENTS AND/OR QUESTIONS FROM THE BOARD OF COMMISSIONERS, CHAPEL HILL TOWN <br />COUNCIL AND CARRBORO BOARD OF ALDERMEN: <br />Commissioner Gordon asked what the similarities and differences were between the proposed <br />floating zone and the way a Planned Development would be implemented in Orange County. <br />Mr. Williford indicated that the current joint plan requires that nodes have to be established for the <br />commercial or the mixed use areas. Floating zones would require a site plan as well as the traditional <br />quasi-judicial process approving plans based on the ordinance. There would be no specific nodes. <br />COMMENTS AND/OR QUESTIONS FROM CITZENS <br />Ms. Shirley Marshall spoke in support of both the Carrboro and Chapel Hill plans. She pointed out <br />that the goals were simple and specific in concept. Elected and planning officials alike had essentially two <br />goals. The first goal was to define and plan for a northern build-out area for Chapel Hill and Carrboro. The <br />second goal was to support that defined area by creating a buffer against a rush of urbanization from a <br />possible developing urban Durham area. The solution that was developed was called the Rural Buffer. In <br />addition, Orange County government was adamant that no more citizens would be placed in the position <br />where all planning decisions were made for them solely by elected officials for whom they could not vote. <br />Therefore, extension of extraterritorial jurisdiction could not be, and was not, a part of the solution. This <br />agreement to stick to each units jurisdictional business has made this unique approach workable and has <br />brought the various groups to tonight's hearing and sets up the further refinements necessary to enhance <br />the goals of the Rural Buffer. She strongly supports both Carrboro and Chapel Hill's proposed plans. <br />Mr. Randy Danzinger commented that this planning process was very thoughtfully started and <br />worked on diligently by many citizens and elected officials. He indicated that the ordinances which control <br />the implementation of the plan should come forth for consideration at the same time that the plan is <br />considered for adoption. This would allow citizens to see what they were actually going to get if they voted <br />to approve it. Unless there is an overwhelming need to adopt this now, he requested that the adoption <br />process be postponed until the ordinance controlling the enforcement of it be presented as well. <br />Mr. Willford indicated that the Ordinance Drafting Committee has been working diligently. They are <br />working on guidelines for affordable housing, and design guidelines for the villages. It will probably be <br />August before the Ordinance is presented. In order to have an ordinance, a plan is necessary. It was <br />envisioned that the plan would be adopted first, to be followed by the ordinance. The plan is detailed and <br />spells out the type of implementation desired by the facilitation work group. The Ordinance Drafting <br />Committee is attempting to put the plan into ordinance language.