Minutes - 19851203 - Laserfiche WebLink

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000327 that a planned development request would be more suitable for the site given its sizer location and available services. A map and site plan were presented by Collins showing the location of the Partin Property in relation to surrounding areas and the zoning of those properties. Collins stated the standards an applicant requesting rezoning must meet in Orange County. These include a map, a legal description of the property, a statement of changed conditions which would make an amendment to the Zoning Atlas reasonable and the manner in which the proposed amendment will carry out the purpose of the Land Use Plan. Collins stated that the applicant provided a site plan and a legal description of the property. In terms of changed conditions the applicant cited the availability of public utilities, development which has occurred in the vicinity and also the alteration from a rural area to a more urban area as a basis for rezoning. In terms of the manner in which the amendment would carry out the intent of the Land Use Planr the property is designated as a Twenty-year Transition Area and within such an area the proposed R-4 zoning classification is among those zoning districts permitted. Collins then presented the criteria that applies to a R-4 Residential District: 1) It has to be designated by the Adopted Land Use Plan as a transition area (this area is designated in the Land Use Plan as a Twenty--Year Transition Area); 2) Water and sewer lines should exist at the site or be assured of installation as part of the development process (letter from OWASA was cited which indicated their willingness to serve the site - Extension of gravity-flow sewer service to the site would require constructing a major outfall to the site from the existing line along Morgan Creek near its intersection with US 15-501, along Wilson Creek and Cbey's Creek. Such an extension would involve about 2.5 miles of 12-15 inch pipe that must cross at least 17 properties) ; 3) Vehicular access serving the property must consist of direct access to the street classified as arterial or collector in the Orange County Land Use Plan (US 15 501 is classified as arterial) . In terms of these three criteria, the applicant seems to comply with the intent of the Ordinance. Collins then briefly spoke on concerns included in the Joint Staff memorandum included in the agenda packet. One concern is that the distance and extent of construction and easement acquisition necessary to provide sewer service to the site is evidence that urban development of the site before development of the intervening properties is premature. Other concerns are the lack of a fire station which is needed to provide its urban development with adequate fire protectionr lack of a community park which is needed to meet recreational needs and it is also served by a single thoroughfare that is already handling near-capacity traffic loads. Collins stated that the Orange County and Chapel Hill Planning Staffs recommend denial of this application. They recommend that the applicant consider a planned development application. This type application requires the applicant to submit a detailed site plan showing how he intends to develop the property. Through review of such a site plant the staffs can determine the impacts of traffic, water and sewer needs, fire protection needs and recreational needs of the development. It also enables the Board of County Commissioners to attach conditions to the project which could address some of these problems. The planned development approach offers more opportunity to see first hand what the applicant proposes to do in terms of actual development of the site and address any major impacts that may occur.