RES-1999-037 Resolution to Deny Application for CP-1-99 Apex Northwest Partnership

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J 29 uses. The locational criteria used to make this determination are land slope, hydrology, flora and fauna, soil conditions, public services and utilities, transportation system, energy use, existing land uses, agricultural and forestry, population density and historic and cultural features. In the analysis conducted for the Planning Board and Board of Commissioners, a table was provided that listed each criteria along with the determination of whether the area being evaluated was compatible for the requested land use category change. The point to be made about the analysis is that although there have been discussions about a school and/or a park site, those discussions have not entered into this analysis. The staff evaluation of the locational criteria is focused on the existing conditions and trends and not on development proposals. The areas of noncompliance are listed below: 1) Existing Land Use: The property is located in an area which remains largely undeveloped or in low-density residential use. There has been very little transitional activity at or near this property. An adjoining, existing Ten Year Transition Area located south of Coleman Loop road and west of NC 86 has been in place for 14 years and has seen no development activity during this period. 2) Population Density: According to 1990 census data, the population density for the census tract block group which contains the property (Tract 109, Block Group 2) is 67 persons per square mile. By contrast, density for the census tract located south of the property (Tract 110, Block Group 1), which contains most of the town limits of Hillsborough, is 406 persons per square mile. This compares similarly with the overall Township density of 430 persons per square mile. 3) Historic and Cultural: Phelps Farm (Survey (Survey#OR0667) is adjacent to the property. This site is on the state's National Register Study List and deemed potentially eligible for the National Register of Historic Places. There are three other sites adjacent to the property that have been identified in the County's historical architecture survey. There are no known archeological sites on the property according to state maps. However, the Orange County Cemetery Survey has identified an old Quaker cemetery near the Mars Hill Baptist Church. The areas staff found to be"questionable" are listed below: 1)Transportation System: The site is located in close proximity to Interstate 85 and US 70 Bypass. Furthermore, it is situated directly between two major thoroughfares, NC-86 and NC- 57. Despite these locational advantages, direct access to the property is limited. There are two sections of frontage along NC 86; however, the frontage at the northern end of Parcel 5.13.1A is constrained by Stroud's Creek. There are two sections of frontage along NC 57. For the southernmost section, there is a discrepancy between the deed description of the frontage and measurement of the frontage from the tax map (revised 9/15/97) which was submitted with the application. According to the deed description, the frontage is adequate in width at approximately 170', but as scaled from the tax map, the frontage measures only 60' in width. The northernmost section appears to be no more than 77' wide. There is no direct access to rail service, however, this should not be a constraint for development of most small-scale commercial and industrial uses. 2)Agriculture and Forestry: The Brown and Powell tract (4.5.6.1A, 78 acres) is enrolled in the Orange County Farm Use taxation program, qualifying under Agriculture. The adjacent Phelps Farm remains an active agricultural operation. Large scale development of the property could have a detrimental impact on the farm.