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051 I"V.. <br /> a <br /> DRAFT PBM 12-17-86 PAGE 12 <br /> addressed some of the concerns about the issue of <br /> spot zoning. - <br /> Collins continued noting that another implication in <br /> regard to joint planning and one of the principal <br /> issues addressed at the public hearing was a water <br /> and sewer extension policy. It has been the policy <br /> of the County to discourage water and sewer <br /> extensions into protected watersheds in order to <br /> control the density within those areas. The County <br /> was proposing a similar extension policy for the <br /> Rural Buffer to control the density within that. <br /> area. One of the alternatives proposed involved <br /> cluster provisions. - <br /> Collins noted that approximately 40% of the total <br /> Rural Buffer area is comprised of the University <br /> Lake Watershed. OWASA will be conducting a study on <br /> University Lake Watershed as well as Cane Creek <br /> Watershed to determine development impacts. <br /> Collins explained the three growth strategies of the <br /> Rural Buffer concept. The "urban containment" <br /> strategy is the one which the current rural buffer <br /> proposal is based on. If there are two acre minimum <br /> lot sizes as a standard, it does preclude municipal <br /> annexation and discourages urban expansion. The <br /> "holding zone" strategy one in which land is held in <br /> reserve until such time as the transition areas were <br /> developed and there was a desire for urban. <br /> expansion. If this strategy were being proposed. <br /> larger lot sizes than two acres would have <br /> resulted. The "low-density residential" strategy <br /> was one in which the lots could be subdivided with a <br /> minimum lot size of 40.000 square feet (.92 acres) . <br /> This strategy would allow for the expansion of the <br /> Transition areas to the Rural Buffer. <br /> Two options are presented for consideration. The <br /> first option is to approve the proposed amendments <br /> and proceed with enforcement of same on an interim <br /> basis. Justifications for this option are as <br /> follows: <br /> 1. The JPA Land Use Plan has been adopted. Under <br /> the terms of the Joint Planning Agreement with <br /> the Town of Chapel Hill. any amendment to the <br /> Plan must_be._considered at a joint public hearing <br /> involving both governing bodies and the Orange <br /> County Planning Board. Two separate petitions <br /> have been received requesting that the JPA Land <br /> Use Plan be amended to return the two-acre lot <br /> size standard to one acre. In accordance with <br /> established public hearing schedules. the <br /> petitions would be presented at public hearing on <br /> March 10. 1987. Given the amount of time <br />