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000095 2. Z-7-85 GEORGE HORTON REZONING The presentation was made by Director of Planning Marvin Collins. This agenda item is to consider a rezoning request for George Horton. C. D. Hogue is requesting a rezoning for George Horton on 86.51 acres out of 103 acres of land located along Highway 70 Business southeast of Hillsborough. The remaining 16.49 acres will not be changed from present R-1 zoning designation. The property is referenced as Tax Map 40 Block A Lots 11 and 14 of Hillsborough Township. The property is located in an area designated as Ten Year Transition and Commercial Industrial Activity Node in the Orange County Land Use Plan. The present zoning is R-1. The applicant is requesting 26.65 acres to be rezoned to 0-I and 59.86 acres to be rezoned I-1. Approval of the request would allow Office-institutional uses on the 16.65 acres and Industrial-1 uses on the 59.86 acres. A 1984 traffic count on Business 70 indicated 1200 trips per day. On N.C. 86 between Business 70 and Valley Forge Road (SR 1200) a 1984 traffic count indicated 4200 trips per day. If the 59.86 acres proposed to be zoned I-1 were developed approximately 3,137 trips per day could be generated. If the 26.65 acres proposed to be zoned 0-I were developed, an additional 3,866 trips would possibly be generated. Unless some other type of access is obtained, all of this traffic would be directed to U.S. 70 Business. According to the Department of Transportation (DOT), U.S. 70 Business is presently classified at service level C or better. At the current speed limit of 45 MPH and given a 20' travelway, the capacity of U.S. 70 Business at service level C is estimated to be 5,770 trips per day. The Planning Staff recommends denial given potential traffic impacts and demands on public water and sewer facilities. Collins reviewed the criteria for rezoning as required by the Zoning Ordinance. He stated that the finding of the Planning Staff was that the applicant has not complied with the criteria in that water and sewer mains are not presently available to serve the site. A letter from the Town of Hillsborough has been received stating that the Town is willing to permit the owner to connect to the Town water system providing all necessary requirements are met. County Attorney, Geoffrey Gledhill, indicated to the Planning Department that such a letter does not assure the connection to the Town of Hillsborough water and sewer system in that it is not approved on the part of the Town of Hillsborough. He also stated that the Ordinance specifies that the area zoned 0-I shall not exceed 5 acres. Applicant is requesting 26.65 acres be zoned 0-I. The criteria for I-1 has been met. Walker inquired of the reasoning for a Planned Development since traffic and water/sewer problems would still exist. Collins responded that Planned Development would require a Special Use Permit and under the special use process, the planning staff, Planning Board and Commissioners could address the adverse impacts of excess traffic generation, needed thoroughfare improvements and assurance that water and sewer lines are adequate to serve the property. Walker asked if this condition could be added. Collins responded that conditions could not be added to a general rezoning. Collins noted that the County would lose all control over the area if the property were zoned now.