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• <br /> il <br /> V 0 <br /> vl <br /> IFUTURE LAND USE - JOINT •PLANNING AREA • <br /> AIn this section. anticipated patterns of future land development <br /> are outlined for the Joint Planning Area, exclusive of Carrboro and <br /> I Chapel ' Hill . The future land use patterns described in this section are , <br /> based. in part. on the population, economic and existing. land use trends <br /> Identified in background studies. Also considered in the formulation of <br /> these patterns were environmental features, infrastructure and service <br /> I concerns, operating principles, locational standards and <br /> concept/strategy maps developed for the Joint Planning Area or currently <br /> existing in the Orange. County Land Use Plan. Finally, comments, received' <br /> ii at two public hearings, six public information meetings, and the recom- <br /> mendations of town and county advisory and governing boards were con- <br /> sidered in the formulation of the plan. The discussion of the Plan <br /> centers on four broad categories of land use - Residential , Commercial , ' <br /> ilIndustrial and Resource Conservation. <br /> Residential Land, <br /> IThree categories of residential land have been depicted on the Land <br /> Use Plan - Rural Residential , Suburban Residential and Urban <br /> iil Residential . The three categories are discussed below. <br /> • <br /> Rural Reside/dial, The first of the categories is Rural <br /> Residential , a low-density area consisting of single family homes <br /> situated on large lots two acres in size or greater. The Rural <br /> Residential• designation is identical to the Rural Buffer category <br /> contained In the current Orange. County Land Use Plan. •The Rural Puffer <br /> Icategory is described In the Plan as land adjacent to am Urban or <br /> Transition area which is rural •in character and which should remain <br /> rural , contain very low-density residential uses and not require urban <br /> ii, services (water and sewer) during the Plan period. The Town of Carr- <br /> boro, while supporting the concept of a Rural Buffer. has gone on record <br /> in favor of large tract cluster development as opposed to a two acre lot <br /> size restriction . <br /> AlAt the time of the second public hearing in April , the entire Bolin <br /> • <br /> Creek Basin was designated as transition area. • Plan revisions made <br /> Iiifollowing . the hearing resulted in a southward extension of the Rural <br /> Buffer into a sizable portion of the transition area. Three primary rea- <br /> sons are advanced for this redesignation: ' <br /> r <br /> ( 1 ) Protection of Duke Forest - The Duke Forest Manager requested <br /> that all lands bordering Duke Forest be given the lowest in- <br /> tensity uses possible to. lessen potential impacts. Suburban <br /> i Residential areas bordering Duke Forest were redesignated as <br /> Rural Residential . <br /> Al (2) Deletion of the Calvander Commercial/ Industrial Node- It was <br /> felt that deleting the sizable area designated for light manu- <br /> facturing, , retail., and Office/ institutional would, likewise <br /> III ., ' <br />