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and the property rights and land values of rural landowners. The Planning <br />Group was in general agreement with the subcommittee report, but did ask them <br />to reconvene .before the next meeting and clarify some portions of their report. <br />The Value Subcommittee reported on property rights, fair value, and <br />flexibility for landowners. They concluded that landowners had the right to <br />develop their property as understood under the U.S. Constitution and state and <br />local laws governing land development. They also recognized that the natural <br />environment (in particular, the ability of the soil to support septic systems) posed <br />restrictions; and that the number of building lots a landowner could create might <br />be less than the law allowed due to the restrictive nature of environmental <br />conditions on his property. Land value was determined on the open market and <br />influenced by factors such as supply and demand, zoning, development potential, <br />and neighborhood character. The subcommittee recognized that landowners <br />cherish the ability to develop their land as they see fit and recommended that <br />landowners be able to choose from a variety of development options that are <br />consistent with good land stewardship and community standards. <br />The Preliminary Design Subcommittee which was appointed at the same <br />time as the Vision and Value Subcommittees was given the assignment of <br />incorporating the work of the UNC students, planning staff, and the other <br />subcommittees into a conceptual land use plan. <br />Next Steps <br />The Planning Group is scheduled to meet again on November 16. The <br />Vision Subcommittee will present its revised statement and the Preliminary <br />Design Subcommittee will present its first draft of a concept plan for the area. <br />More Information <br />For more information, call Gene Bell, Planner III in the Orange County <br />Planning Department at 306F Revere Road, Hillsborough, N.C. 27278. He can <br />be reached at extension 2589 at 732 -8181 (Hillsborough), 967 -9251 (Chapel <br />Hill), and 688 -7331 (Durham) . <br />Stoney Creek Small Area Plan - Newsletter 9 11 -2 -95 <br />