Agenda - 04-11-2001-jpa - Laserfiche WebLink

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8 Staff Comment: The proposed amendments to the land use designations in the Chapel Hill Joint Planning Transition Area. (Northwest Area) do not impact areas "outside of the Towns and the adjacent transition areas, "nor do the amendments impact rural lands between the Chapel Hill/Carrboro urban area and Hillsborough (rural -buffer). Within the northern portion of the transition area, the proposed amendments generally change the land uses to less intensive uses that transition well into the rural areas just outside of the Transition Area. For example, the proposed amendments for the area between Hillhouse Road and I-40 north of Eubanks Road beyond the creek would change the land use designation from Mixed Use (Ojj~ce/Commercial Emphasis) to a combination of Rural Residential to the north and Parks/Open. Space to the west. Urban Form Principle: A compact form of development should be achieved avoiding urban sprawl. The urbanizing areas of the Towns are the major growth centers in the Township. The "infill" of existing urban areas is the guiding principle upon which the Chapel Hill Township Plan is based. "Infill" development of suitable vacant land within the Towns at existing or projected densities, as set forth in the Towns' 1977 Land Use Plans should be encouraged. Staff Comment: The proposed amendments are for the area in the Chapel Hill Joint Planning Transition Area (Northwest Area). As previously noted, the Joint Planning Land Use Plan defines transition areas as those areas that "are in the process of changing from rural to urban uses ar are already urban in use; are developed at ar suitable for urban-type densities; and are now provided or are projected to be provided with urban services. " The area covered by the proposed amendments is also within the Town's Urban Services Area, as defned in the 1986 Land Use Plan and the 1989 Comprehensive Plan. The Urban Services Area is the Town of Chapel Hill's long range planning area that is expected to have urban development, served by public water and sewer facilities. Development within the Chapel Hill Joint Planning Transition Area would be "infill" development. Utility'Extensions Principle: The timimg of utility extensions and the- pace of growth should be coordinated. Water and sewer service should not be extended outside the boundaries of the Joint Planning Area. Staff Comment: The proposed amendments do not include plans to extend water and sewer service outside the Joint Planning Area. Allocation of Growth Principle: Areas where public facilities and services aze available should be developed before azeas where such services are not yet available. Ta the maximum extent feasible, no "spillover" growth from the two Towns will occur in Chatham or Durham Counties or in Bingham Township. ]:n other words, all "spillover" development will be absorbed within the boundaries of 6