Planning Board minutes - 030321 - Laserfiche WebLink

Browse Search

Approved 4-7-21 169 Michael Harvey Presented the Abstract and Application found in the Planning Board packet to the Planning Board. 170 171 Kim Piracci: Is there something between Residential and Commercial that this could be rezoned to? 172 173 Michael Harvey: When you look at the appendices of the Comprehensive Plan (Appendix F),there is a chart listing out the 174 allowable land uses, general use zoning districts and various land use categories we are obligated to follow when 175 considering atlas amendments. Unfortunately,you will note from our abstract that within the Rural Residential Land Use 176 category there is not a commercial zoning designation that applies. As a result there is no commercial option available in 177 the current future land use category for the subject parcel. There has to be a future land use designation change to this 178 property in order to accommodate a commercial or non-residential general use zoning district. 179 180 Kim Piracci: Is there any other alternative between this and commercial? 181 182 Michael Harvey: This is the request we have received from the applicant. If an alternative land use designation is to be 183 studied, that request needs to come from the applicant. This is a conversation the staff has had with the applicant on at 184 least four separate occasions. This is the zoning designation she believes is most viable and I will say there can be no 185 zoning of the property to a non-residential zoning designation without the future land use category on the property being 186 modified. I would also say that given the existing Future Land Use categories in the area, there is no other designation 187 that makes sense other than the Commercial Industrial Transition Activity Node(CITAN)or the Economic Development 188 Activity Node which would also require access to public water and sewer in order for it to be changed. As a reminder,the 189 larger issue here is that the parcel is not viable for being placed in either of these future land use categories due to several 190 joint planning efforts we are party to with the Town. 191 192 David Blankfard: How close is water and sewer to this property? 193 194 Michael Harvey: I'm not sure where existing utilities lines are but this property is not listed as being viable for service by 195 public water and sewer by any of the planning documents we mentioned. As noted by the memorandum provided by the 196 Town of Hillsborough, on page 41, Margaret Hauth,the Planning Director for the Town of Hillsborough, has indicated they 197 (the Town) have no plans to provide water and sewer service to this property. The Water and Sewer Management, 198 Planning, and Boundary Agreement(WASMPBA) map would have to be amended and the Central Orange Coordinated 199 Area (COCA) Future Land Use map would also have to be amended indicating this parcel is viable for water/sewer and I 200 would say the Town would require annexation in order for it to be served. 201 202 Charity Kirk: To clarify, to actually convert this to commercial,you first have to get it approved for future water and sewer 203 use? Which is not in our realm, is that something that Hillsborough has to do. The other option, is if she had a plan for 204 commercial that didn't require water and sewer, it could potentially be rezoned? 205 206 Michael Harvey: The Comprehensive Plan requires that CITAN be extended or placed on properties that could be served 207 by water and sewer. This property can't be served by water and sewer based on current plans the County is party to. You 208 are correct,that extending water/sewer to this property requires a modification of two external documents the WASMPBA 209 and Town of Hillsborough Orange County Coordinated Land Use Plan (COCA). During development of COCA,Town staff 210 and advisory boards chose not to extend water and sewer services to the eastern side of NC Hwy 86 to serve these 211 parcels. You will note from Ms. Hauth's memo,the Town has not expressed an interest in pursuing extension. If the 212 applicant wanted to pursue it,they could but I think the Town would require annexation of this parcel into the corporate 213 limits of the Town of Hillsborough for water and sewer to be extended. We and the Town have made Ms. Richardson 214 aware of this potential. 215 216 Craig Benedict reviewed areas of the COCA map on screen and some of the history of the process when created 217 218 David Blankfard: Could the applicant put in their own line and connect to the sewer and water? 219 220 Michael Harvey: I think if the applicant approached the Town of Hillsborough and requested voluntary annexation,they 221 would then be able to spend the appropriate amount of money to extend water/sewer to serve this property but it would be 222 developed in accordance with the Town of Hillsborough's Land Use Regulations and Comprehensive Plans versus the 223 County. Could the applicant go through the existing separate processes with the Town and with the WASMPBA partners- 224 Orange County, Chapel Hill, Carrboro, Hillsborough and OWASA-and amend the various planning documents allowing