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3 . The expansion is consistent with Calvander concerns <br /> i 012 <br /> in that high density and commercial/industrial proposals <br /> are not involved. A range of low to moderate-density <br /> (1-5 units/acre) residential development is planned. <br /> Application of specific densities to property could be <br /> controlled through the rezoning or planned <br /> development/special use permit process; and <br /> 4. The expansion would provide consistency between Plan <br /> density standards and existing developments in the Bolin <br /> Creek basin. <br /> If approval is contemplated. provision should"be made to address <br /> those concerns related to Duke Forest. Specifically. properties <br /> adjacent to Duke Forest should be left in the Rural Residential <br /> land use classification. This would provide a low-density land <br /> use buffer adjacent to Duke Forest. -` <br /> Transition Area/Rural Buffer Designation <br /> The Orange County Land Use Plan contains two land use categories <br /> which have teen_.. referenced often in the JPA Land Use Plan <br /> approval process. These categories include: (1) Transition <br /> Areas, or land in the process of changing from..rural to urban, <br /> suitable for urban-type densities and which would be provided <br /> with public utilities and services within' the planning period; <br /> and (2) Rural Buffer. or land adjacent to a Transition Area which <br /> is rural in character and which should remain rural. .contain very <br /> low-density residential uses and not` ' require urban services <br /> during the planning period. <br /> While referred to frequently. Transition Area and Rural Buffer <br /> boundaries have not been delineated on the JPA Land Use Plan. <br /> Exhibit A illustrates existing boundaries for each category. <br /> Suburban and Urban Residential land use designations have been <br /> incorporated within the Transition Area boundaries where higher <br /> densities are permitted. Land Use designations for Rural <br /> Residential and Agricultural Uses predominate in the Rural Buffer <br /> area. If the Suburban Residential classification is extended <br /> further into Bolin Creek basin, the Transition Area boundary <br /> would be shifted accordingly. <br /> 4(0„AJA;,(0 <br /> Marvin Collins <br /> Planning Director <br />