ORD-2001-010 Establishment of EDD Subdistricts and Development Regulations

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27 Because of its proximity to existing single - family homes in the Cornwallis Hills Subdivision, that portion of the district has been designated as a Linear Office Area. Manufacturing and wholesale trade uses are not permitted, and retail uses are allowed only after approval of a Special Use Permit. While hours of operation are limited, the landscape -to- building ratios are the same as required in the Mixed Use Development Area. Access to the four quadrants of this district is generally available from Old NC Highway 86 or by- way -of service roads paralleling 1 -40. Mixed Use and Development Areas on the north side of 1-40 are focused on these thoroughfares because they link directly with 1-40 and provide the most efficient means of moving people, goods, and services in and out of the area. Nevertheless, because of the negative potential for strip commercial development, access is limited to certain locations. These access points as well as a collector road system and transit access point are identified on the schematic plan .for the district. Standards for intersection and roadway design are explained in greater detail in section 3.3, Circulation & Parking. To the south of 1-40, an Office /Office Flex Development Area has been designated adjacent to the interstate highway and its intersection with Old NC Highway 86. While the range of permitted uses is similar to that of the Mixed Use Development Area, retail uses are limited, and higher landscape -to- building ratios are required. These ratios and their application are explained in detail in section 2.3 - Land Use Intensity. Two significant resources existing within the boundaries of the district include a bottomland hardwood forest bordering Cates Creek. and the remnants of the "New Chapel Hill Road ". The old roadway, illustrated on George Tate's 1891 map of Orange County, is also shown on the USGS quadrangle map of the area. The forest, identified in the Inventory of Natural Areas and Wildlife Habitats as Site # E07, is located on the west side of Old NC 86 where it intersects with Cates Creek. Rather than eliminating such features from design consideration, they should be recognized and used as a focal point for the development. Criteria for this purpose are discussed in section 3.2 — Landscape Design. The western section of the southwest quadrant of 1-40 /Old NC 86 is partially permitted to be residential considering the likely long term inability to receive public water and sewer. In any event, the residential proposals should be clustered in nature to provide at least 33% open space. TIMING AND SEQUENCING OF DEVELOPMENT Properties should be developed north of 1-40 prior to those south of 1-40 to create a compact and gradual expansion of urban services. The availability, expansion, dedication or upgrade to public services, facilities and properties in the areas, including but not limited to, water and sewer, drainage, public roads, open space and parks and recreation and education should be considered in the timing and development of projects.