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141 <br /> RURAL BUFFER STUDY <br /> POLICY ANALYSIS - PHASE 2 <br /> Issues vs Policies <br /> LAS iT�E <br /> The following land use issues were identified in the <br /> DATA & ANALYSIS phase of the study: <br /> (1) Residential development in the Rural Buffer Zone is <br /> occurring on lots larger than currently required by the <br /> zoning ordinance. The average subdivided lot size for <br /> Chapel Hill Township for the last three years is 2.43 <br /> acres. The required two acre minimum lot size may cause <br /> large subdivisions to have fewer lots but will have a <br /> limited effect on overall development activity. <br /> (2) Together with slope, topographic relief is a direct <br /> influence on the water table and the location of streams <br /> and waterways. as well as soil erosion. Therefore any <br /> alterations in topographic relief or slope gradient may <br /> have far reaching effects on the entire area. <br /> (3) There are probably more moderate and severe soils than <br /> indicated by the soil maps due to the soil suitability <br /> matrix used. <br /> (4) Areas with soils unsuitable for conventional septic tank <br /> usage present an obstacle to development. Alternative <br /> sanitation systems tend to cost more. require more land <br /> for operation or perform less effectively. <br /> (5) The largest unbroken area of forest cover in the Rural <br /> Buffer is comprised of Duke Forest tracts. The study by <br /> the Urban Land Institute which is currently underway may <br /> possibly yield recommendations for uses other than the <br /> present educational. research and recreational uses. <br /> (6) The Orange County Board of Education is evaluating the <br /> potential for a new elementary school in the northern <br /> part of the Rural Buffer because several of the schools <br /> serving the Rural Buffer are near or at their ideal <br /> capacity. <br /> (7) While addressing the problems of unsuitable soils and <br /> failing septic tanks. water and sewer line extensions <br /> would defeat the purpose of the Rural Buffer. They <br /> would promote development at urban densities and <br /> subsequently, annexation. <br /> Comparing/contrasting the issues with policies. goals, <br /> objectives, proposals. and standards identified in phase I of <br /> POLICY ANALYSIS yields: <br /> Issue 1 is addressed quite well. Policy 1. though it <br />