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FEB-15-1994 15:27 FROM ALICE GORDON TO 6433004 P.03 , <br /> Points to Ponder - Gordon ti <br /> population Density <br /> Cam Ind - "Located in areas with moderate to high population densities_" <br /> Ec Day - "Located in areas with, or lanald for, moderate to high <br /> population densities. <br /> C. Comments/Questions/Recommendations <br /> 1. Why were these changes made in the existing land use plan? <br /> It would have been helpful if such changes had been highlighted. <br /> 2. Note that the 144/01d 86 proposed node is in the Hillsborough <br /> Cooperative Planning Zone. it is also close to the Rural Buffer, apart of <br /> the Joint Planning Area with Chapel Hill and Carrboro. <br /> 3. it appears that no useful purpose is served by adding a new land <br /> use plan category. We should continue to use the existing land use plan <br /> category, "commercial-industrial transition activity node." <br /> d. The 144/01d 06 node has more unaddressed issues than the other <br /> two nodes. <br /> 11. Design Manuel <br /> It appears that the Design Manual has sections where fuzzy standards are <br /> utilized. For example, consider sections 3.1 "Architectual Design" and 3.2 <br /> "Landscape Design" (found in the version of the manual i have, which may <br /> or may not be the latest version: <br /> A. "Fuzzg" Standards <br /> It is hard to know what is expected of a developer, given the way the <br /> manual is written. For example, in section 3.1 concerning "compatibility <br /> with neighbors" we encounter this sentence: <br /> "Unless there are overriding concerns or poorly defined aspects, <br /> a new building must reflect the architectural character of <br /> surrounding buildings in the following ways:" (a list follows) <br /> An example in section 3.2 concerning "preservation of existing features" is <br /> found in the following sentence: <br /> "Wherever possible, access to views are to be preserved for <br /> adjacent property owners and passing motorists." <br /> Also in section 3.2 is this guideline for landscaping parking areas: <br /> "Where practical, lowering the grade of the parking lot from <br /> existing street elevations may aid in obscuring views of <br /> automobiles while promoting views of architectural elements <br /> of the structures beyond." <br />