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COUNTY RESIDENTIAL TRANSITION (10-Year Transition}. Identifies areas changing from rural to urban in form and density. All densities of residential development would be appropriate. Non-residential uses implemented in accordance with small area plans andlor overlay districts may be appropriate. The applied zoning districts include: R-1 (low density); R-2, R-3, and R-4 (medium density); and R-5, R-8, and R-13 (high density) residential uses, and Zoning Overlay Districts. Recommended Next Steps: • Hear any public comments tonight • Refer the proposed text amendments to the Planning Board for a recommendation (June 6, 2007 Planning Board meeting) • Return to the BOCC for adoption consideration at the June 26, 2007 regular meeting • Continue with other EMSAP Implementation Recommendations (i.e., Highway 70 Corridor Zoning Overlay District which will require Zoning Text and Map Amendments) Brian Crawford asked about the zoning overlay district and Perdita Holtz said that it is an overlay to the zoning maps for a specified area, where certain activities would be allowed if special standards were met. County Attorney Geof Gledhill said that it also can be an area over which there are additional, more restrictive requirements, so it can be expansive or restrictive. Brian Crawford asked if there were other overlay districts and Perdita Holtz said that all of the watershed protection areas are overlay districts. Each overlay district is different and would have its own specific requirements. Judith Wegner said that she is confused as to why the amendments are being made beforE there is any context with the new comprehensive plan. Perdita Holtz said that this is a fairly minor amendment, and the comprehensive plan update is expected to last at least two more years. In the meantime, there are small area plans where people want to implement the concepts. Renee Price-Saunders made reference to Hillsborough and the orange areas on the map. She asked when the 10 years started for the 10-year transition areas. Perdita Holtz said that technically the 10 years is probably already up because the comprehensive plan was adopted in 1981. She said that these areas were where water and sewer were supposed to be extended, and that has not happened yet. It is a land use category. Jay Bryan said that the Planning Board would have another opportunity to discuss this with the staff. Commissioner Gordon made reference to the REDA and said that there is a critical difference between how the REDA would work here and the way it would work in the County in terms of performance standards. In the 10-year transition area, there is supposed to be water and sewer; whereas in a REDA, there would not be water and sewer. She said that the big issue is whether or not to have non-residential development in the 10-year transition areas. Perdita Holtz said that the Efland/Mebane implementation focus group has been working on a US 70 corridor overlay zoning district text. The boundaries of the overlay district would not be the entire orange area, but would be a portion along US 70. Commissioner Jacobs pointed out that in the REDA, it is specified that no water and sewer will ever be available. This is one of the specific standards. A motion was made by Commissioner Jacobs, seconded by Commissioner Foushee to refer the proposed text amendment to the Planning Board for a recommendation to be returned to the County Board of Commissioners for consideration at the June 26, 2007 regular meeting.