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1 <br /> 056 <br /> _ - <br /> - _ <br /> 411 <br /> The combined acreage in all residential categories, including <br /> Rural Residential Areas in the Rural Buffer, is 12, 532. Subtracting <br /> out 15% of the area for streets and roads results in a net acreage of <br /> 10, 662. The total population which would reside in the Joint Planning <br /> Area if completely built out, would be23, 743 persons. This is <br /> ' <br /> equivalent to an average population density of 2.2 persons per acre or <br /> slightly less than one dwelling unit per acre. <br /> Population projections prepared by the Towns of Chapel Hill and <br /> Carrboro, if subtracted from projections for Chapel Hill Township, <br /> indicate an estimated population range of 15, 000 to 38, 300 persons <br /> residing in the Joint Planning Area. The holding capacity of the three <br /> residential categories designated on the Plan would approximate the <br /> middle range of the population projections. <br /> Office/Institutional Areas <br /> Office/Institutional Areas consist of establishments which offer <br /> an array of financial, insurance, real estate, legal, medical and <br /> business services. These types of uses are to be found primarily in <br /> Transition areas where public utilities and services are available. One <br /> major office/institutional area has been depicted on the Land Use Plan <br /> in conjunction with the Activity Node at N. C. Highway 86 and <br /> Interstate 40. <br /> Office/Institutional areas were located adjacent to arterial and 411 <br /> collector streets to reduce traffic congestion on local streets and <br /> travel times for customers and employees. Such areas have also been <br /> used to provide a land use buffer or step-down between more intensive <br /> retail areas and lower density residential neighborhoods. Flat and <br /> moderate slopes, soils with few stability problems and areas generally <br /> clear of vegetation were the initial environmental determinants used in <br /> locating office/institutional uses. <br /> Approximately 130 acres of land have been designated <br /> Office/Institutional on the Land Use Plan. The amount is equivalent to <br /> providing 5. 2 acres of Office/Institutional land per 1, 000 population, <br /> based on the projected holding capacity of residential areas (25, 116). <br /> The ratio is slightly less than the current figure (6. 5/1, 000) for the <br /> entire Joint Planning Are, including Chapel Hill and Carrboro. <br /> Future UNC Development <br /> This catesory is established for lands owned, by, the University qf <br /> • <br /> 410 <br /> - - <br /> • • <br />