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Agenda - 03-16-1999 - 10b
ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: March 16,1999 Action Agenda Item # ! __Ja SUBJECT: Report on Proposed Amendments to the Carrboro Land Use Ordinance for Implementation of the Facilitated Small Area Plan for Carrboro's Northern Study Area DEPARTMENT: Planning PUBLIC HEARING: Yes _x —No ATTACHMENT(S): - Executive Summary of Review Process - Text of Proposed Ordinance Amendments (Under Separate Cover) INFORMATION CONTACT: Gene Bell TELEPHONE NUMBERS: Hillsborough - 732 -8181 Durham -688-7331 Mebane -227-2031 Chapel Hill -967-9251 Ext. 2592 PURPOSE: To receive a report on proposed amendments to the Carrboro Land Use Ordinance. BACKGROUND: Amendments to the Carrboro Land Use Ordinance for implementation of the recently adopted Facilitated Small Area Plan for Carrboro's Northern Study Area have been prepared and will be presented at a Town of Carrboro public hearing on March 23. 1999. The proposed ordinance amendments consist of 27 revisions or additions to the existing ordinance. The sections cover density calculations, open space requirements, mitigating impacts of non - residential uses, environmental protection, affordable housing, advisor% board representation from the Northern Transition Area, and site planning procedures The Joint Planning Agreement requires Orange County to adopt by reference the Carrboro Land Use Ordinance and make its provisions applicable in the transition area. The Agreement also requires that any objection by Orange County to a land use ordinance amendment be based on a determination that it is inconsistent with the adopted Joint Planning Area Land Use Plan. This meeting will be an opportunity for the Board to review the proposed amendments and ask questions of Carrboro staff. The joint Carrboro /Orange County meeting on March 30 will provide time for a more in -depth discussion on the proposed amendments. RECOMMENDATION: Receive as information. Pi - Executive Summary - County Commissioner Review of Proposed Ordinance Amendments for Implementation of the Facilitated Small Area Plan for Carrboro's Northern Study Area Proposed amendments to the Joint Planning Area (JPA) Land Use Plan and Map and the Joint Planning Agreement to incorporate the Facilitated Small Area Plan for Carrboro's Northern Study Area were presented at the April 8, 1998 JPA Public Hearing. Following a series of advisory and governing board reviews during the remainder of 1998 and early 1999, amendments to the JPA Land Use Plan and Map and Joint Planning Agreement were adopted by the Board of County Commissioners on February 2, 1999. These amendments were subsequently referred to the Towns of Chapel Hill and Carrboro and both jurisdictions have adopted the amendments. Key features of the adopted amendments are that the density limitations of Carrboro Transition Area II (one unit per acre until development in Transition Area I reaches 75 %) do not apply to Village Mixed Use and Office /Assembly "floating" conditional use districts; and creation of such districts requires the approval of hob Orange County and Carrboro following a joint public hearing by the two governing bodies. Concurrent with the preparation and adoption of the Facilitated Small Area Plan, an ordinance drafting committee prepared proposed amendments to the Carrboro Land Use Ordinance for implementation of the small area plan. Carrboro will present the ordinance amendments at a town public hearing on March 23, 1999. Section 2.6C of the Joint Planning Agreement requires that "Whenever Chapel Hill proposes to amend the text of its Land Development Ordinance, and whenever Carrboro proposes to amend the text of its Land Use Ordinance, the respective towns shall deliver a copy of the full text of the proposed amendment to Orange County not later than thirty (30) days before the date of the public hearing on any such amendment." The proposed ordinance amendments were received by County staff on February 22, 1999, and subsequently mailed to the Board of Commissioners for review. The proposed ordinance amendments consist of 27 re, isions or additions to the existing ordinance. The sections cover density calculations, open space requirements, mitigating impacts of non - residential uses, environmental protection, affordable housing, advisory board representation from the Northern Transition Area, and site planning procedures. Section 2.lC of the Joint Planning Agreement requires Orange County to adopt by reference "the Carrboro Land Use Ordinance and make its provisions applicable to that portion of the Transition area within the CJDA" ( Carrboro Joint Development Review Area). Section 2.6C of the Joint Planning Agreement requires that any objection by Orange County to a land use ordinance amendment "...shall be based on a determination by Orange Count. that the proposed amendment is inconsistent with the adopted Joint Planning Area Land Use Plan." The March 16 meeting will be an opportunity for the Board of Commissioners to review the proposed amendments and ask questions of Carrboro staff. A joint meeting of the County Commissioners and Carrboro Board of Aldermen at the Southern Human Services Center on March 30 will provide time for a more in -depth discussion on the proposed amendments. Feb -24 -99 03:20P Town of Carrboro 919 968 7737 P.02 TOWN OF CARRBORO John Link Orange County Manager PO Box 8181 Hillsborough, 27278 Mr. Link: NORTH CAROLINA February 23, 1999 On February 19, 1999, Patricia McGuire transmitted to you and Crene Bell copies of the land use ordinance text amendments for the Northern Study Area as per the process specified in the Joint Planning Agreement. At its meeting on February 16, l 999, the Carrboro Mayor and Board of Aldermen approved a proposed timeline for review of these amendments. The timeline is as follows: 9 March 16 Regularly scheduled meeting of Orange County Commissioners. Possible date of presentation on NSA ordinance prior to date of the public hearing. I. March 23, 1999 Carrboro Mayor and Board of Aldermen hold a public hearing on revised NSA ordinance. Board of County Commissioners is invited to attend this public hearing. e March 30, 1999 Tentative date of joint meeting between the Orange County Commissioners and the Carrboro Mayor and Board of Aldermen to review provisions of NSA ordinance following date of public hearing. The remainder of the schedule will be worked out at this joint meeting. This schedule suggests that the Carrboro Mayor and Board of Aldermen do not anticipate voting on the ordinance amendments until comments and/or concurrence have been received from the Orange County Board of Commissioners on March 30 or some future date. The Board is interested in concluding this process as quickly as possible since the moratorium is no longer in effect. The above timeline is submitted for the Orange County Commissioners' consideration. My staff and l stand ready to assist you in presenting these amendments to the County Commissioners. Thank you for your assistance in this matter. Sincerely, Robert W. Morgan Town Manager 301 VVEST MAIN STREET. C4RIt8Q1V0 NC 27510 1 19191 942-8541 . FAX (9191 966 -7737 • TOO (9191 969 7717 AN EQUAL OPPORruNITY EMPLOYER 041 February 23, 1999 TOWN OF CARRBORO NORTH CAROLINA Ms. Alice Gordon, Chair DISTRIBUTED -docc Orange County Board of Commissioners P.O. Box 8181 / - G• 6� /� Hillsborough, N.C. 27278 Dear Alice: ;FEB 2 419% 5 i L The Carrboro Board of Aldermen at its meeting on February 16, 1999 set a public hearing for Tuesday, March 23, 1999 on the Northern Study Area implementation ordinance. A revised version of that ordinance has been forwarded to the Orange County Manager for distribution to the County Commissioners. The Board of Aldermen and I would like to invite you and the members of the Orange County Board of Commissioners to attend our public hearing on the ordinance scheduled for March 23`d to hear citizens comments on that ordinance. That public hearing will be held in the Carrboro Town Hall Board Room at 7:30 p.m. We look forward to seeing you at the public hearing on March 23`d and at the joint meeting of the Board of Aldermen and the County Commissioners on March 3& at which time the Northern Study Area implementation ordinance will be discussed. Sincerely, Kk,� Ae, Michael R Nelson Mayor 301 WEST MAIN STREET. CARRSORO, NC 27510 • 19191 942 -8541 • FAX 19191 988 -7737 • TOO 19191 988 -7717 AN EQUAL OPPORTUNITY EMPLOYER TOWN OF CARRBORO NORTH CAROLINA MEMORANDUM 0 FEB "'^^ To: John M. Link, Jr., Orange County Manager R. Eugene Bell, interim Planning Director From: Patricia J. McGuire, Land Use Pl 11 Date: February 19, 1999 '' Subject: Carrboro Land Use Ordinance Text Amendments Amendments to the Town's Land Use Ordinance have been proposed and scheduled for public hearing on March 23, 1999. The amendments are described below: Imvlementation of the Recommendations of the Small Area Plan for Carrboro's Northern Study Area. The amendments consist of 27 revisions or additions to the existing ordinance. The sections cover density calculations, open space requirements, mitigating impacts of non-residential uses, environmental protection, affordable housing, advisory board representation from the Northern Transition Area, and site planning procedures. The ordinance revisions are included in the 35 -page "2/19/1999 Draft Copy of Proposed NSA Ordinance," and the following supporting materials: 1) Village Mixed Use and Affordable Housing Vernacular Architectural Standards 2) Northern Transition Area Stream Buffer Map 3) Appendix J Section 2.6, subsection C of the Joint Planning Agreement requires that Carrboro provide Orange County with a copy of the proposed amendments no later than thirty (30) days prior to a public hearing on any changes. The full text of the draft ordinance that will amend the Town's Land Use Ordinance and supporting documents are attached. Please submit any objections to the proposed amendment in writing on or before the public hearing date of March 23, 1999. We look forward to receiving your comments, and appreciate your attention. If you have any questions or need clarification, don't hesitate to call. Attachments 301 West Main Street, Carrboro, NC 27510 . (919) 968 -7714 • FAX (919) 96 8-7737 . TDD (919) 96 8-7717 AN EQUAL OPPORTUNITY EMPLOYER I The following ordinance was introduced by Alderman- and duly seconded by Alderman. 2 3 AN ORDINANCE AMENDING THE CARRBORO LAND USE ORDINANCE TO IMPLEMENT 4 THE RECOMMENDATIONS OF THE FACILITATED SMALL AREA PLAN FOR 5 CARRBORO'S NORTHERN STUDY AREA 6 7 WHEREAS, on August 19, 1997, the Board of Aldermen unanimously accepted the modified plan 8 for the Northern Study Area produced by a facilitated planning conference held on April 19 and May 31, 9 1997; and 10 11 WHEREAS, the Small Area Plan Ordinance Drafting Committee appointed by the Board of 12 Aldermen has recommended a series of ordinance amendments to implement the recommendations of the 13 plan; and 14 15 WHEREAS, the amendments proposed by the committee are intended to achieve the following 16 objectives: 17 18 1. To conserve open land, including those areas containing unique and sensitive natural 19 features such as woodlands, steep slopes, streams, floodplains and wetlands, by 20 setting them aside from development; 21 22 2. To provide greater design flexibility and efficiency in the siting of services and 23 infrastructure, including the opportunity to reduce length of roads, utility runs, and the 24 amount of paving required for residential development; 25 26 3. To reduce erosion and sedimentation by the retention of existing vegetation, and the 27 minimization of development on steep slopes; 28 29 4. To provide for a diversity of lot sizes, building densities, and housing choices to 30 accommodate a variety of age and income groups, and residential preferences, so that 31 the community's population diversity may be restored and enhanced; 32 33 5. To implement adopted policies to conserve a variety of irreplaceable and 34 environmentally sensitive resource lands as set forth in the Town's Land Use 35 Ordinance including provisions for reasonable incentives to create an interconnected 36 and continuous greenway system for the benefit of present and future residents; 37 38 6. To implement adopted land use, transportation, and community policies, as identified 39 in the Town's Land Use Ordinance; 40 41 7. To protect areas with productive agricultural soils for continued or future agricultural 42 use for specialty crops or other intensive, small-scale operations; 43 44 8. To create neighborhoods with direct visual access to open land, with amenities in the 45 form of neighborhood open space, and with a strong neighborhood identity; 0-i ................ _ ...................... . ............... . . ............. . . . . . . . . .................. . . ............... . . ......... . . . . . . . . . . . . ................................................ . . ... . . .. . . ....... - . ........ . . ................................................... Page 1 of 35 1 9. To provide for the conservation and maintenance of open land to achieve the above - 2 mentioned goals and for active or passive recreational use by residents; 3 4 10. To provide multiple options for landowners in order to minimize impacts on 5 environmental resources (sensitive lands such as wetlands, floodplain, and steep 6 slopes) and disturbance of natural or cultural features (such as mature woodlands, 7 hedgerows and tree lines); 8 9 11. To provide standards reflecting the varying circumstances and interests of individual 10 landowners, and the individual characteristics of their properties; 11 12 12. To conserve scenic views and elements of the area's character, and to minimize 13 perceived density, by minimizing views of new development from existing roads; and 14 15 13. To preserve Carrboro's unique architectural sense of place and in new construction 16 maintain a close and strong visual reference to the existing architectural vernacular 17 specific to Carrboro and its surroundings. 18 19 NOW THEREFORE, THE BOARD OF ALDERMEN OF THE TOWN OF CARRBORO 20 ORDAINS: 21 22 SECTION 1 The article and section references contained in this ordinance are to the Carrboro Land 23 Use Ordinance. 24 25 SECTION 2. Article XII is amended by adding a new Section 15 -182.3 to read as follows: 26 27 Section 15 -182.3 Residential Density of Major Developments in Certain Districts. 28 29 (a) Notwithstanding the provisions of Section 15 -182, when any tract of land within the R -10, R- 30 15, R -20, and RR districts is developed under circumstances requiring the issuance of a special or 31 conditional use permit, the maximum number of dwelling units that may placed on that tract shall be 32 determined in accordance with the provisions of this section. 33 34 (b) If the development is to be served by OWASA owned water and sewer lines, then the 35 maximum number of dwelling units for any type of residential development other than an architecturally 36 integrated subdivision shall be determined by dividing the adjusted tract acreage (calculated in accordance 37 with the provisions of subsection (c) below) by the "minimum square feet per dwelling unit" associated with 38 the zoning district of the property to be developed as set forth in Section 15 -182. If the development is an 39 architecturally integrated subdivision, then the maximum density shall be determined by dividing 85% of the 40 adjusted tract acreage by the "minimum square feet per dwelling unit" associated with the zoning district of 41 the property. 42 43 (c) The adjusted tract acreage shall be calculated by deducting from the gross acreage of the tract 44 the sum total of each of the following areas that may be located within the tract in question. If an area within 45 the tract qualifies under more than one of the following categories, then that area shall be included only 46 within the one category that involves the most restrictive (i.e. the greatest) deduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (Page 2 of 35 2 (1) Floodways: multiply the area within a floodway by a factor of 1.0. 3 4 (2) Wetlands: multiply the area of designated wetlands by a factor of 0.95. 5 6 (3) Major Rock Formations: multiply the area of major rock formations by a factor of 7 0.90. 8 9 (4) Steep Slopes: multiply the area of land with natural ground slopes exceeding 25 10 percent by a factor of 0.80. 11 12 (5) Land traversed by high-tension electrical transmission lines (69kv or higher): 13 multiply the area within the power easement by a factor of 0.75. 14 15 (6) Floodplains: multiply the 100 -year floodplain by a factor of 0.5. 16 17 (7) Moderately steep slopes: multiply the area with natural ground slopes of between 15 18 and 25 percent by a factor of 0.4. 19 20 (8) Land traversed by underground utility lines (not within a street right of way): 21 multiply the area within the easement (or if no easement exists, the area within ten 22 feet on either side of the line) by a factor of 0.3. 23 24 (d) If the development is not to be served by OWASA owned water and sewer lines, then the 25 maximum number of dwelling units shall be determined in reference to an actual yield plan prepared by the 26 developer in accordance with the provisions of this subsection. The yield plan shall be a conceptual layout 27 of a single family residential subdivision (containing proposed lots that meet the minimum lot size 28 requirements of the district where the property is located, streets, easements, and other pertinent features) 29 that could be developed within the tract in question in accordance with the provisions of this chapter. 30 Although the yield plan must be drawn to scale, it need not reflect any great degree of site engineering. 31 However, it must be a realistic layout reflecting a development pattern that could reasonably be expected to 32 be implemented, taking into account the topography of the land and natural constraints, existing easements 33 and encumbrances, and the applicable provisions of this chapter, particularly those relating to open space. 34 recreational facilities, and street rights of way. In addition, the yield plan shall be prepared under the 35 assumption that each lot will be served with an individual septic tank located on the same lot as the house it 36 serves. The applicant shall submit evidence (in the form of a preliminary soils evaluation from Orange 37 County or comparable information from a qualified source) that there appears to be sufficient suitable wil 38 within each of the proposed lots to support a septic tank system serving at least a three- bedroom house. 39 When a yield plan meeting the requirements of this subsection has been submitted, the zoning administrator 40 shall confirm this in a letter to the developer, which letter shall indicate the maximum number of dwelling 41 unfits that can be developed on the tract in accordance with this subsection. 42 43 SEcnom 3. Section 15 -198 is amended by making the following changes: 44 45 (a) Subsection 15- 198(b) is amended by adding two new subsections as follows: 46 ............... _ .................. .. ................. .. ...... .. .......... .. ....... ... ..... .._ ................. ........ _ ................................................................. _ .......................... .. ........................................ .......... Page 3 of 35 1 2 3 4 5 6 7 8 9 10 11 12 13 14. 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 (4) The term "primary conservation areas" shall mean: a. Areas containing slopes greater than 25% b. Hardwood areas identified on the Carrboro Natural Constraints Map C. Wetlands as defined pursuant to Section 404 of the Clean Water Act d. Floodplains e. With respect to streams designated on the adopted Stream Classification Map of Carrboro, those areas within an average perpendicular distance of sixty feet from the edge of the floodway of the stream, if the floodway is designated on the "Flood Boundary and Flood Map" prepared by the U.S. Department of Housing and Urban Development, or sixty feet from the centerline of the stream where the floodway is not designated on this map. f. Lakes and ponds; (5) The term "secondary conservation areas" shall mean: a. Areas containing slopes greater than 15% but not more than 25 %; b. Wooded areas other than hardwood areas identified on the Carrboro Natural Constraints Map; C. Vistas along entranceways to the town; d. Other areas containing unusual natural features (such as major rock formations); f. Other environmentally, historically or archaeologically significant or unique areas. (b) The first line of subsection 15- 198(d) is amended by changing the phrase "50 lots" to "25 lots ". Subdivision (3) of this same subsection is also amended by adding thereto the following new sentence: "The play fields required by this subsection shall be located such that 90% of the lots or dwelling units within any development that is required to install such play field are within 1,500 feet of a play field installed to meet the requirements of this subsection, unless the developer demonstrates by clear and convincing evidence that adherence to this requirement would not be feasible." (c) Subsections 15- 198(e) and (f) are repealed. Subsection 15- 198(f) shall be shown as "Reserved," and a new subsection 15- 198(e) shall provide as follows: (e) Subject to subsection (g), if a tract where a residential development is proposed contains any of the areas defined above as primary conservation areas, then such . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . Page 4 of 35 I areas ski be designated as open space. 2 3 (d) Subsection 15- 198(8) is amended to read as follows: 4 5 (g) A developer shall not be required to set aside as open space under the 6 provisions of subsections (d) and (e) more than the minimum required 7 percentage of open space set forth in subsection (c). If the sum total of open 8 space otherwise required under the provisions of subsections (d) and (e) 9 exceeds forty percent of the development tract (twenty percent in the R -2 10 district), then the permit issuing authority shall allow the developer to set 11 aside a smaller area of open space under subsections (d) and (e), individually 12 or collectively, so that the developer is not required to preserve as open space 13 more than forty percent of the development tract (twenty percent in the R -2 14 district). However, if areas that constitute primary conservation areas have 15 not been set aside as open space, then the development plans shall otherwise 16 provide for the preservation of such areas even though they may be located 17 within privately owned lots (e.g. by specifying buildable areas within 18 individual lots). Notwithstanding the foregoing, hardwood areas identified on 19 the Carrboro Natural Constraints Map that are not set aside as common open 20 space shall be preserved except to the extent that removal of such hardwood 21 trees is necessary to accommodate the permitted uses created out of land not 22 set aside as common open space. 23 24 (e) Subsection 15- 198(h) is amended to read: 25 26 (h) If the area of open space required to be preserved under subsections (d) and 27 (e) does not exceed forty percent (40 %) of the area of the development tract (20% in the R -2 28 district), then the permit issuing authority may require that the developer set aside from 29 among the areas that constitute secondary conservation areas as defined above an amount of 30 open space equal to the difference between the amount of open space preserved under 31 subsections (d) and (e) and forty percent (40 %) of the development tract (20% in the R -2 32 district). 33 34 (f) Subsection 15- 198(b)(3) is amended by adding a new subsection "c" to read as follows: 35 36 (c) Areas used for the growing of crops, such as hay, corn, or vegetables, if and to 37 the extent that such uses occur within an area that is subject to the control of a homeowners 38 association and such uses are approved by the homeowners association. 39 40 SEcnow 4. Article IX, Part I, is amended by adding a new Section 15 -141.2 to read as follows: 41 42 Section 15 -141.2 Village Mixed Use District Established 43 44 (a) There is hereby established a Village Mixed Use (VMU) district. This district is established 45 to provide for the development of rural new villages at a scale intended to continue Carrboro's small town 46 character as described in its Year 2000 Task Force Report and to promote a traditional concept of villages. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (Page S of 3S 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 The applicant for rezoning to this district must demonstrate that its planning, design and development will achieve, but not necessarily be limited to, all of the following specific objectives: 1. The preservation of open space, scenic vistas, agricultural lands and natural resources within the Town of Carrboro and its planning jurisdiction and to minimize the potential for conflict between such areas and other land uses; 2. The creation of a distinct physical settlement surrounded by a protected landscape of generally open land used for agricultural, forest, recreational and environmental protection purposes. 3. Dwellings, shops, and workplaces generally located in close proximity to each other, the scale of which accommodates and promotes pedestrian travel for trips within the village. 4. Modestly sized buildings fronting on, and aligned with, streets in a disciplined manner. 5. A generally rectilinear pattern of streets, alleys and blocks reflecting the street network in existing small villages which provides for a balanced mix of pedestrians and automobiles. 6. Squares greens, landscaped streets and parks woven into street and block patterns to provide space for social activity, parks and visual enjoyment. 7. Provision of buildings for civic assembly or for other common purposes that act as visual landmarks and symbols of identity within the community. 8. A recognizable, functionally diverse, but visually unified village focused on a village green or square. 9. Development of a size and scale, which accommodates and promotes pedestrian travel rather than motor vehicle trips within the village. 10. Compliance with the policies embodied in this chapter for the development of a village mixed use. (b) The VMU district shall be a conditional use district authorized under N.C.G.S. 160A -382. As such, property may be placed within this district only in response to a petition by the owners of all the property to be included. (c) As indicated in the Table of Permissible Uses, the only permissible use within a VMU district is a village mixed use development, and a village mixed use development is only permissible within a VMU district. (d) Property may be rezoned to the VMU district only when the property proposed for such . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (Page 6 of 35 1 rezoning: 2 3 (1) Comprises at least fifty, but not more than two hundred, contiguous acres. For 4 purposes of this subsection, acreage is not "contiguous" to other acreage if separated 5 by a public street or connected only at a point less than one hundred feet in width; and 6 7 (2) Is so located in relationship to existing or proposed public streets that traffic 8 generated by the development of the tract proposed for rezoning can be 9 accommodated without endangering the public health, safety, or welfare; and 10 11 (3) Will be served by OWASA water and sewer lines when developed; 12 13 (e) No more than 350 gross acres may be rezoned to the VMU district and no more than three 14 villages may be approved. 15 16 (f) Nothing in this section is intended to limit the discretion of the board of aldermen to deny an 17 application to rezone property to a VMU district if it determines that the proposed rezoning is 18 not in the public interest. 19 20 (g) When a VMU rezoning application is submitted (in accordance with Article XX of this 21 ordinance), the applicant shall simultaneously submit either (i) a conditional use permit application for a 22 village mixed use development in accordance with the provisions of Section 15 -176.1 of this chapter, or (ii) 23 an application for approval of a master plan for the proposed village mixed use development, in accordance 24 with the following provisions. 25 26 (1) The master plan shall show, through a combination of graphic means and text 27 (including without limitation proposed conditions to be included in the conditional 28 use permit for the proposed development): 29 30 a. The location, types, and densities of residential uses; 31 32 b. The location, types, and maximum floor areas and impervious surface areas 33 for non - residential uses; 34 35 C. The location and orientation of buildings, parking areas, recreational facilities, 36 and open spaces; 37 38 d. Access and circulation systems for vehicles and pedestrians; 39 40 e. How the development proposes to satisfy the objectives of and comply with 41 the regulations applicable to a village mixed use development as set forth in 42 Section 15 -176.1 of this chapter, 43 44 f. How the development proposes to minimize or mitigate any adverse impacts 45 on neighboring properties and the environment, including without limitation 46 impacts from traffic and stormwater runoff; and . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 7 of 35 1 - -_ 2 g. How the development proposes to comply with the town's "Village Mixed 3 Use and Affordable Housing Vernacular Architectural Standards." 4 5 (2) The planning board, Northern Transition Advisory Committee, Appearance 6 Commission, Environmental Advisory Board,, Transportation Advisory Board (and 7 other advisory boards to which the board of aldermen may refer the application) shall 8 review the proposed master plan or conditional use permit application at the same 9 time it considers the applicant's rezoning request. In response to suggestions made 10 by the planning board (or other advisory boards), the applicant may revise the master 11 plan or conditional use permit application before it is submitted to the board of 12 aldermen. 13 14 (3) If the applicant submits a proposed master plan (rather than a conditional use permit 15 application) with the VMU rezoning application, then: 16 17 a. The rezoning application and master plan proposal shall be reviewed 18 concurrently by the board of aldermen according to the same procedures and 19 in accordance with the same standards applicable to other zoning 20 amendments; and 21 22 b. The Board may not approve the VMU rezoning application unless it 23 simultaneously approves the master plan for the development of the property, 24 subject to such reasonable modifications and conditions as the Board may 25 impose in the exercise of its legislative discretion. 26 27 (4) If the applicant submits a conditional use permit application (rather than a proposed 28 master plan) with the VMU rezoning application, then: 29 30 a. The rezoning application and conditional use permit application shall be 31 reviewed concurrently by the board of aldermen according to the same 32 procedures and in accordance with the same standards applicable to other 33 conditional use permit applications; and 34 35 b. The Board may not approve the VMU rezoning application unless it 36 simultaneously approves the conditional use permit application for the 37 development of the property, which conditional use permit may be approved 38 subject to reasonable conditions and requirements as set forth in Section 1-5- 39 59. 40 41 (5) If a VMU rezoning application is approved with a master plan (rather than a 42 conditional use permit), approval of the master plan under this section does not 43 obviate the need to obtain a conditional use permit for the village mixed use 44 development in accordance with the provisions of Section 15 -176.1 of this chapter. 45 46 a. In addition to other grounds for denial of a conditional use permit application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . .. . . . (Page 8 of 35 I under this chapter, a conditional use permit for a village mixed use 2 development may be denied on the basis that the application is inconsistent 3 with the approved master plan. However, if the conditional use permit is 4 approved, the board of aldermen shall be deemed to have amended the master 5 plan to bring it into conformity with the conditional use permit. 6 7 b. No conditional use permit for a village neighborhood mixed use development 8 may be denied for reasons set forth in Subsection 15- 54(c)(4) if the basis for 9 such denial involves an element or effect of the development that has 10 previously been specifically addressed and approved in the master plan 11 approval process, unless (i) it can be demonstrated that the information 12 presented to the board of aldermen at the master plan approval stage was 13 materially false or misleading, (ii) conditions have changed substantially in a 14 manner that could not reasonably have been anticipated, or (iii) a basis for 15 denial for reasons set forth in Subsection 15- 54(c)(4) is demonstrated by clear 16 and convincing evidence. 17 18 (6)- Subject to Subsection 15- 141.2(f)(5), a master plan approved under this section may 19 only be amended in accordance with the provisions applicable to a rezoning of the 20 property in question. 21 22 SECTION S. Article XI, Part H is amended by adding a new Section 15 -176.2 to read as follows: 23 24 Section 15 -176.2 Village Mixed Use Developments 25 26 (a) In a village mixed use development, a maximum of ten percent of the total gross acreage of 27 the tract, or five acres, whichever is less, may be used for purposes permissible in the B -3T or OA districts, 28 subject to any conditions or limitations (including limitations on the types of permissible uses) contained in 29 the remaining provisions of this section, the Master Plan, or the conditional use permit that authorizes the 30 development in question. 31 32 (1) Within the portion of the tract developed for commercial purposes, the regulations 33 (other than use regulations, which are governed by the provisions immediately above) 34 applicable to property zoned B -3T shall apply except as otherwise provided in this 35 section or as otherwise allowed by the board of aldermen in the approval of the 36 Master Plan or conditional use permit for the development. 37 38 (2) The commercial portions of the village mixed use development shall be contained 39 within a "storefront use area." This area shall be designed to provide a variety of 40 retail shops and services to support the day - today needs of village residents and other 41 local residents, complemented by other compatible business, civic and residential 42 uses in commercial -type buildings in a manner consistent with a small downtown of 43 or central market place in the community. 44 45 (3) Storefront use areas shall be located so they are easily accessible by pedestrians from 46 as much of the residential areas as possible (preferably within 1,500 feet — a five- ........................................................................-.................................................................................... ............................... _. _........................................... ............................... 41age 9 of 35 2f19114999 DRA f,, P a PROPOSED S L f�RDII'� , ... ............................. I.... ......................... . ............................... ....: 1 - minute walk). Nonresidential uses that are intended or expected to serve an area 2 beyond the development itself shall be located to the extent practicable to permit 3 vehicular access from outside the development without passing through residential 4 streets. 5 6 (4) Storefront use areas shall be located at least 200 feet from an arterial street and at least 7 one -half mile from the nearest edge of another commercial center. 8 9 (5) Parking areas that serve commercial facilities shall be screened with a Type A screen 10 from the view of public streets located outside the development. 11 12 (6) If and to the extent that dwelling units are constructed above commercial uses in 13 commercial areas, the additional vehicle accommodation area required to 14 accommodate such residential uses shall not be treated as commercial area for 15 purposes of the "cap" on commercial areas established by this section. 16 17 (7) Commercial areas shall surround or be located adjacent to of across the street from a 18 public park, green, or square, which area may be credited as part of the open space 19 required of the development. 20 21 (8) Within the commercial areas authorized under this section, buildings shall be 22 designed and constructed so that each individual enterprise occupies (whether as 23 tenant or owner occupant) an area of not more than 6,000 square feet per floor. 24 25 (b) Portions of the tract not developed in accordance with the provisions of subsection (a) above 26 may be developed in accordance with the provisions of this chapter applicable to property that is zoned R- 27 10, except as those provisions are modified by the provisions of this section or the Master Plan or conditions 28 imposed by the board of aldermen in the issuance of the conditional use permit. 29 30 (1) The number of dwelling units permissible within the entire tract shall be determined 31 in accordance with the provisions of Section 15 -182.3 (as adjusted by density bonuses 32 awarded for providing affordable housing under Section 15- 182.4), subject to the 33 following: 34 35 a. Areas used for commercial purposes shall not be subtracted from the adjusted 36 tract acreage before determining permissible density; 37 38 b. All dwelling units constructed above commercial uses in commercial areas 39 (e.g. a second story apartment located above a first floor retail store or office) 40 shall be permissible in addition to the number of dwelling units otherwise 41 authorized under this section. 42 43 (2) The residential portions of the development shall contain a mixture of housing types 44 that are generally reflective of the housing types in Carrboro and ownership /rental 45 options so that the development provides housing opportunities for persons within as 46 broad a range of income levels as is feasible. Different housing types and price . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 10 of 35 1 2 3 5 6 7 8 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 ranges shall be intermixed rather than segregated. a. The development shall contain an area known as a. "townhouse use area." This area shall be designed to provide for a variety of housing opportunities, including residential buildings such as townhouses and/or apartments in close proximity to the storefront area, and to provide for the flexible use of such buildings to accommodate compatible business and civic uses which supplement the storefront area. The townhouse use area shall be a designated geographic unit generally located along neighborhood streets and adjacent to the storefront area In approving a conditional use permit for a Village Mixed Use Development, the Board may approve the following uses not generally authorized in an area zoned R -10, subject to such restrictions and conditions relating to locations, use classifications, and other matters as the Board may provide: 1. Personal or business services 2. Office 3. Private club 4. Restaurant 5. Artist studio 6. A maximum of 4 guestrooms for lodging 7. Medical clinic or facility 8. Retail sales, if in conjunction and on the same lot as a home occupation b. The development shall also contain a "single - family detached residential use area" designed to provide for single - family detached homes in a residential neighborhood environment. In approving a conditional use permit for a Village Mixed Use Development, the Board may approve the following uses not generally authorized in a single family detached residential area zoned R- 10, subject to such restrictions and conditions relating to locations, use classifications, and other matters as the Board may provide: 1. Office, as an accessory use, or for not more than 2 full -time employee equivalents. (c) In addition to other applicable use regulations as provided above, lots within the following areas may not be used for the purposes indicated below: (1) Storefront use areas: a drive -in or through windows b. uses requiring loading or unloading during non - daylight hours. (d) In approving a conditional use permit for a village mixed use development, the board of aldermen shall ensure, by approval of a condition, phasing schedule, or otherwise, that the nonresidential .......................................... .. ....... _. .... -..-. ..................................... ... ... .. ....... ... .......................................................................................................... ........................................ (Page 11 of 35 4 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 ............. ......... ......... ......... portions of the development are occupied only in accordance with a schedule that relates occupancy of such nonresidential portions of the development to the completion of a specified percentage or specified number of phases or sections of the residential portions of the development. The purpose and intent of this provision is to ensure that the approval process for a village mixed use development is not used, intentionally or unintentionally, to create nonresidential uses in areas generally zoned for residential uses except as part of an integrated and well - planned primarily residential development. (e) The open space provided within a village mixed use development pursuant to Section 15 -198 shall include areas known as "village conservancy use areas " and "greens, parks, and squares." (1) Conservancy use areas are areas designed to create a visual and physical distinction between the development, the surrounding countryside, and any neighboring developments. (2) Greens, parks and squares are spatially defined and distributed open spaces within the village mixed use development designed to serve a variety of outdoor leisure and assembly needs of village residents and to enhance the form and appearance of the development. (3) There shall be a main village green, which shall be centrally located in close proximity to the storefront area as described in subsection (a)(2). Other, smaller greens shall be dispersed throughout the remainder of the village center in such a way that no lot is more than a walking distance of 1,320 feet from a green, square or park. The main village green shall be designed to a pedestrian scale and shall be no less than 30,000 square feet in size, while the other, smaller greens, squares and parks shall be no less than 10,000 square feet in size. (4) Open space areas set aside in accordance with this section may be used to satisfy the forty percent requirement of subsection 15- 198(c). If the areas the developer is required to set aside as open space under Section 15 -198 together with the areas required to be set aside under this subsection exceed forty percent of the mixed use development, then the board of aldermen shall allow the developer to set aside less than the one or more of the categories of open space otherwise required under Section 15 -198 or this subsection so that the developer is not required to preserve as open space more than forty percent of the development tract. (f) Village Mixed Use Developments shall meet the following objectives with regard to land use arrangement and design criteria: (1) Overall Form. a. Open space should be designed to follow the natural features whenever possible and to provide for an agricultural, forest and undeveloped character of the land. b. The core of the village shall be distinguished from the peripheral, contiguous . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 12 of 35 - - open space by a well- defined "hard edge" of dwellings in contrast with the open, largely agricultural, forest and undeveloped character of the open space. C. The village should be sited so as to best preserve natural vistas and the existing topography. d. The village should be designed in a generally rectilinear pattern of blocks and interconnecting streets and alleys, defined by buildings, street furniture, landscaping, pedestrian ways and sidewalks. (2) Spatial Relationships of Various Use Areas and Open Space. a. The common, peripheral open space shall surround the village unless explicitly modified upon a finding that unique topographical or other natural features or preexisting boundary conditions require an alternative arrangement. b. Village storefront use and townhouse use areas shall be surrounded by the residential use area or, where applicable, by a combination of residential and civic use areas. C. Higher density residential lots should be generally located between the designated commercial area and lower density residential lots. d. The transition between uses shall be blended to avoid a distinct visual segregation. (3) Block Design a. Blocks of a generally rectangular shape should be the main organizing feature of the village. While topography, existing vegetation, hydrology and design intentions should influence block shape and size, the maximum length for a block is to be four hundred and eighty (480) feet with an allowance for blocks up to six hundred (600) feet when mid -block pedestrian paths or ways are provided. No less than one eight -foot pedestrian alley or way must he provided for every two- hundred (200) feet of road frontage in the storefront use area. b. The blocks of the village may be subdivided into lots, having frontage on a street, whose generally rectangular shape should respond to environmental factors, the proposed use and design intentions. C. Village lots should minimize front and side yards, garage aprons and entrances and blank walls, and should generally have as narrow a width as is practical to encourage pedestrian movement. ......... ............................... _..................... ............................... _...... ......................... .. .................................................. ..................... _ ..................... ...................................... Page 13 of 35 .. .r./na..a......aa..r..a......r♦ .•..••.. Ii../• a.. ira..• .... . ....a.a.a• rasa. i tDNCt DR � CQ I PRCPQ ED S E[aCY9t .......... ..... aaaa. .....•.. a. ..... ..•...... ......... ..... ......... aa......i 1 - . Each block which includes storefront and narrow frontage townhouse lots 2 shall be designed to include an alley or small clusters of parking, with service 3 access in the rear. Blocks of wide frontage townhouse lots need not be 4 designed to include an alley and rear parking. 5 6 e. Similar land use types shall generally front one another while dissimilar land 7 use types shall generally abut along alleys or rear parking. 8 9 f. Lot layout, path and sidewalk design shall ensure pedestrian access to each 10 lot. 11 12 g. The build -up line specifies a cornice height that establishes the prominent 13 visual dimension of a building and defines its proportion in relation to the 14 street. It should vary, with no more than sixty (60) consecutive feet of the 15 build -up line having a similar cornice or roofline, and be between one and two 16 and one -half stories in height. A two -story build -up line can range from 20 to 17 25 feet above average ground level. 18 19 (4) Storefront and Townhouse use Area Design Components 20 21 a. New multi- family and commercial buildings in storefront and townhouse use 22 areas shall be subject to a maximum front setback (the "build -to" line) in 23 order to maintain a strong sense of streetscape. Such buildings shall generally 24 be of two -story construction (to the so- called "build -up" line) and shall be 25 designed in accordance with the design standards of this chapter and any other 26 applicable standards. To create a defined edge to the village's public space, 27 new multi- family or commercial buildings should conform to a consistent 28 setback from the street. Porches for multi- family or townhouse construction 29 can extend beyond the build -to line. In addition, building faces, as well as a 30 majority of the roof ridgelines should be parallel to the street. 31 32 33 b. Maximum height regulations are 35 feet and two and a half stories. 34 35 C. Minimum street frontage is 25 feet. 36 37 d. Setback regulations are as follows: Front = no minimum required; maximum 38 is 15 feet; Rear = 20 feet minimum; Side = Zero minimum lot lines are 39 allowed, except at block ends or adjacent to alleys or pedestrian walks as 40 required under block design requirements. 41 42 e. Parking within this area shall be subject to the other parking requirements of 43 this chapter as well as the following: 44 45 1. Non- residential off-street parking shall generally be to the side or the 46 rear, or located within internal parking areas not visible from the . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . .... . Page 14 of 35 _ - street. 2. The permit- issuing authority may allow on -street parking spaces along the front property line (except where there are driveway cuts) to be counted toward the minimum number of parking spaces required for the use on that lot. 3. On- street parking space shall be designed as either parallel to the curb on both sides of the street, or diagonal to the street on the storefront side with landscaped breaks serving the pedestrian alleyways. 4. Off —street parking may be located within 100 feet (measured along a publicly accessible route) from the lot containing the use to which the parking is accessory, if the lot containing the parking is owned or leased to the owner of the principal use, or if the lot containing the parking is dedicated to parking for as long as the use to which it is accessory shall continue, and it is owned by an entity capable of assuring its maintenance as accessory parking. f. All public sidewalks and walkways shall: 1. Be constructed of brick or concrete with brick borders in such a way that they do not impede accessibility. 2. Be no less than six feet in; and 3. Create a completely interconnected network of pedestrian walkways throughout the storefront use and townhouse use areas. g. All storefront and townhouse use areas shall contain the following: 1. At least one trash can of approved design in each block; 2. Public benches of approved design at bus stops, green spaces, and at intervals of no greater than 50 feet on each block; and 3. At least one bike rack on each block. h. All new construction shall be of similar scale and massing to small- scale, historic buildings in downtown Carrboro. i. All roofs shall be topped with low- pitched roofs with articulated parapets and cornices, or pitched roofs where fascias are emphasized and any roof dormers are functional. j. Storefront buildings shall: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (Page 15 of 35 2 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 2�19,f ►�1� CQ QF : �OPQSED QR Ll�1ANC o.. :: ...:..,.. :....... 1. Include show windows on the ground level. Storefront windows are to be large and traditional in appearance and are to include low sills and high lintels. 2. Articulate the line between the ground and upper levels with a cornice, canopy, balcony, arcade, or other visual device. 3. Include lighting in show windows, which is in conformance with other lighting regulations, herein; 4. Project lighting on the sidewalk from about eight feet in conformance with other lighting regulations herein; Present the principal entrance to the sidewalk. Alternatively, if the principle entrance faces onto an interior courtyard, the entrance to the courtyard must be presented to the sidewalk. k. The facade of storefront buildings may be separated from the sidewalk surface by a landscaped strip of no greater than three feet, except as necessary to accommodate open -air, food service establishments. 1. The construction of open colonnades over a sidewalk adjoining storefront buildings may be permitted subject to an appropriate easement over the public right -of -way. M. Materials in the exterior of buildings surrounding the greens shall be limited to a diversity of brick textures and colors, with wood being subject to the review of the Appearance Commission and the approval of the permit - issuing authority. Awnings are encouraged. Commercial grade windows and doors shall be used, with wood encouraged and other materials being subject to the review of the Appearance Commission and the approval of the permit - issuing authority. n. All signage shall: 1. Be affixed to building facade, canopy, or arcade; 2. Be located within the first story limit; 3. Be visible to both pedestrians and drivers; 4. Contain visual street numbers for each building; and 5. Utilize lighting conforming to applicable regulations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 16 of 35 - o: Storefront buildings shall have at least 60 percent of their front facade parallel to the street. p. The principal entrance shall be from the front sidewalk. q. Storefront buildings fronting on the same street and located on the same block shall be attached, except as necessary to accommodate pedestrian ways. r. The street treescape shall require: 1. The planting of species which branch above 8 feet to facilitate viewing of storefronts and signage. 2. The planting of trees every 30 feet to 50 feet depending on size so as to create a regular pattern of street trees through the area. (5) Residential uses within the single family detached residential use area shall conform to the following requirements: a. Lots shall generally be located along local streets and around the perimeter of the combined storefront and townhouse areas and between those areas and the village conservancy district. b. The minimum lot width at the building line shall be 40 feet; C. Variations in the principal building position and orientation shall be encouraged, but the following minimum standards shall be observed: Front yard: 15 feet minimum (but 8 feet to front porches or steps) and 25 feet maximum; Rear yard: 30 feet minimum for principal buildings and 5 feet for accessory buildings; Side vard: 20 -foot separation for principal buildings, with no side yard less than 5 feet. d. The maximum impervious coverage shall be 50 percent on each lot. e. The maximum height of buildings shall be 35 feet. f. Residential structures shall be designed to reflect Carrboro's vernacular building tradition in accordance with the design standards described in Section 15 -141.2 of this chapter. g. Accessory dwelling units shall be architecturally integrated as follows: 1. Accessory dwellings or outbuildings shall be designed to harmonize with the Carrboro vernacular architecture described above. 2. There shall be a maximum of one accessory dwelling unit (ADL)) per . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ,Page 17 of 35 4� Dlt'f` CQPY PR�iPOSl?NiC lot of less than ten (10) acres. 3. The gross floor area in the ADU shall not exceed 900 square feet. 4. Exterior fire -exit stairs are prohibited on any side of ADUs except at their rear. 5. All off - street parking for ADUs shall be located to the side or rear and shall be visually screened from adjoining properties and from all streets. (6) Roads and Streets. a. Street patterns within the village mixed use shall be a rectilinear network of streets, interconnected with clear, direct, understandable patterns, with variations as needed for topographic and environment and other valid design consideration. b. Streets shall be designed generally to: 1. Parallel and preserve existing fence lines, tree lines, hedgerows and stone walls. 2. Minimize alteration of natural site features. 3. Secure the view to prominent natural vistas. 4. Minimize the area devoted to vehicle travel. 5. Promote pedestrian movement so that it is generally more convenient to walk short distances than to drive. 6. Be aligned so that the "terminal vista" is of open space features, either man-made (greens, commons), natural (meadows, large trees in distance), or a community structure of significance. C. With the exception of loop roads, all neighborhood and local streets shall terminate at other streets within the village proper and shall pro% ide connections to existing or proposed through streets or collectors outside the village proper where practical. Loop roads, as defined in this chapter. are specifically allowed. d. Sidewalks shall be provided as required in Article MV of this chapter. e. Sidewalk widths shall be at least six feet in retail/commercial areas, and at least five feet in residential, as well as townhouse, areas. ........................................................................................................................................................................................................................................ ............................... . Page 18 of 35 f. A plan for sidewalks and footpaths shall be designed to connect all houses with any of the village's greens and parks. (7) Parking. a. Off- street parking lots and areas shall generally be located at the rear of buildings. b. No off - street parking shall be permitted in the front yards of buildings located in the storefront or townhouse use areas, nor shall off street parking be the principal use of corner lots in these areas. C. Any off street parking space or parking lot in a storefront, townhouse, or civic area which abuts a street right -of -way shall be buffered from the right -of -way by a landscaped area no less than 4 feet wide in which is located a continuous row of shrubs no less than 3 1/2 feet high, or by a wall no less than 4 feet and no more than 6 feet high. d. Off street parking in the storefront and narrow frontage townhouse areas shall generally be accessible from an alley only. (8) Landscaping a. The applicant shall submit a comprehensive landscape master plan for all areas of the village, and village conservancy areas, identifying the location and size of both existing vegetation to be retained and proposed new vegetation, typical planting materials, the phasing of landscape installation and planting methods. b. Shade trees shall be provided along each side of all streets, public or private, existing or proposed. Shade trees shall also be massed at critical points, such as at focal points along a curve in the roadway. In locations where healthy and mature shade trees currently exist, the requirements or new trees may be waived or modified. C. Parking lots larger than 19 spaces and/or 6,000 square feet in size shall have internal landscaping as well as buffering landscaping on the edge of the lot. d. Trees and other plants should be chosen with reference to the list set forth in Appendix E. e. Trees and other public landscaping shall be protected by means of suitable barriers. f. The method and means for providing quality street trees and other community . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .................... - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ ....... . . ............................................................ Page 19 of 35 1 - - landscaping such as in village greens, parks, and squares shall be addressed. 2 3 g. The developer shall be required to post a suitable performance bond to ensure 4 that any tree that dies within eighteen (18) months of planting shall be 5 replaced with the same species and size, and that any tree shall be well 6 maintained, i.e., irrigated and fertilized, for a total of thirty -six (36) months 7 from time of planting. If trees are removed, they shall be replaced with trees 8 of similar size and function. 9 10 SECTION 6. Article XII is amended by adding a new Section 15 -182.4 to read as follows: 11 12 Section 15 -182.4 Residential Density Bonuses for Affordable Housing 13 14 (a) For purposes of this section, an affordable housing unit means a dwelling unit (i) that is 15 offered for sale at a price that does not exceed two and a half times an amount equal to eighty percent of 16 the annual median income level for a family of four in the Raleigh - Durham- Chapel Hill Metropolitan 17 Statistical Area or is offered for rent at a monthly rate that does not exceed an amount equal to 35 percent 18 of the monthly median income level for a family of four in the Raleigh- Durham - Chapel Hill Metropolitan 19 Statistical Area, and (ii) with respect to which the developer has arranged for the affordable housing units 20 to remain affordable as descried herein for a period of not less than 100 years, commencing from the date 21 of initial occupancy of the units, by including provisions to ensure such continued affordability in legally 22 binding agreements (including but not limited to a ground lease, a deed restriction or other covenant) 23 running with the unit. Such agreements shall be reviewed and approved by the Town of Carrboro prior to 24 initial occupancy of the units. The units may not be occupied and the agreements may not be recorded or 25 filed until such agreements are reviewed and approved by the Town of Carrboro, and (iii) that conforms to 26 the town's "Village Mixed Use and Affordable Housing Vernacular Architectural Standards." 27 28 (b) The maximum residential density permissible within a development whose maximum density 29 would otherwise be determined in accordance with the provisions of subsection 15- 182.3(b) shall be 30 increased by two dwelling units for every one affordable housing unit included within the development, up 31 to a maximum of 150% of the density otherwise allowable. To illustrate, if the maximum density of a tract 32 would be 100 dwelling units considering only the provisions of subsection 182.3(b), a developer who chose 33 to construct 10 affordable housing units as part of the development of that tract would be allowed to 34. construct 10 additional dwelling units that did not satisfy the "affordability" criteria set forth in subsection 35 (a), for a total density of 120 dwelling units. In this illustration, the maximum possible density that could be 36 achieved would be 150 dwelling units if the developer constructed at least 25 affordable housing units. 37 38 (c) Within any development that provides affordable housing units, the minimum area that must 39 be set aside as open space to satisfy the requirements of Section 15 -198 may be reduced by an amount equal 40 to twice the land area consumed by all such affordable housing units, subject to a maximum reduction of 10 41 percent in the amount of open space otherwise required. 42 43 (d) Affordable housing units constructed in accordance with this section shall be interspersed 44 throughout the development rather than isolated in one area and segregated from the other dwellings that do 45 not satisfy the "affordability" criteria set forth in subsection (a). 46 Page 20 of 35 I (e) In approving a special or conditional use permit for a development that proposes to utilize the 2 density bonus provisions of this section, the permit issuing authority shall ensure, by approval of a condition, 3 phasing schedule, or otherwise, that affordable housing units are actually provided in accordance with the 4 provisions of this section. Without limiting the generality of the foregoing, the permit issuing authority may 5 impose a condition specifying that units" may not be issued until the corresponding affordable housing units 6 are constructed and offered for sale or rent for an amount that is consistent with the definition set forth in 7 subsection (a). 8 9 SECTION 7. Section 15 -146 (Table of Permissible Uses) is amended by adding a new classification 10 32.000 entitled "Village Mixed Use Development" and by adding the following language across the table 11 opposite this use classification: "Permissible only in Village Mixed Use Districts (See Section 15- 141.2) 12 pursuant to a conditional use permit)." 13 14 SECTION S. Section 15 -136 is amended by adding a new subsection (11) to read as follows: 15 16 (11) O/A CU Office/Assembly Conditional Use. This district is identical to the O/A district and 17 shall be subject to all regulations applicable to the O/A district (including but not limited to 18 the performance standards set forth in Part 1 of Article XI) except as follows: 19 20 a. This district shall be a conditional use district authorized under N.C.G.S. 160A -382. 21 As such, property may be placed within this district only in response to a petition by 22 the owners of all the property to be included. 23 24 b. There shall be no minimum size for this district and no single, contiguous tract in 25 excess of five (5) acres may be rezoned to a O/A CU district. No more than twenty - 26 five (25) acres may be rezoned to the O/A CU. 27 28 C. As indicated in the Table of Permissible Uses, the only permissible use within an O/A 29 CU district is an office/assembly planned development, and an office /assembly 30 planned development is permissible only in an O/A CU district. 31 32 1. The applicant for an office /assembly planned development conditional use 33 permit shall specify which of the use classifications generally permissible 34 with an O/A district the applicant wants to make permissible within the 35 proposed O/A CU district. 36 37 2. Once a conditional use permit authorizing an office/assembly planned 38 development has been issued, then individual tenants or occupants of the 39 spaces or properties covered by the permit may occupy or use such individual 40 spaces or properties without need for additional zoning, special use, or 41 conditional use permits, so long as such use or occupancy is consistent with 42 the approved conditional use permit including limitations on permissible use 43 classifications approved pursuant to subsection 1 above or other conditions or 44 limitations imposed as conditions pursuant to Section 15 -59. 45 46 3. Uses within the O/A CU district shall be limited to those where loading and ............................. _ ................................ ..... _ ......... .. ............ ..... ..... .... ........ _ ............................................... ............. _._ .............. ... ... ... .......... _................................................. 'Page 21 of 35 ��9 �►o� E�Rt3P£ ©SEA O�itfINl�rc� ........... .:. .. ...... .... ....a............. .... .......Ei%'. i.....u::3. ...wi....G .idi..r..... ...rv.v.. ......... 3.rv...... bi .......}:. ......... ......... .. .. «..a .............. 1 - - unloading occurs during daylight hours only. 2 3 d. When an O/A CU rezoning petition is submitted (in accordance with Article XX of 4 this chapter), the applicant shall simultaneously submit a conditional use permit 5 application for an office /assembly planned development. 6 7 1. The rezoning and conditional use permit applications shall be processed and 8 reviewed concurrently. 9 10 2. The board of aldermen shall simultaneously conduct a public hearing on the 11 rezoning and conditional use permit applications, in accordance with the 12 procedures applicable to other conditional use permit applications. 13 14 3. If the Board concludes in the exercise of its legislative discretion that the 15 proposed rezoning would not be consistent with the public health, safety, or 16 welfare, it may deny the application in accordance with the same procedures 17 applicable to any ordinance amendment request. 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 4. The Board may not approve the rezoning application unless it simultaneously approves a conditional use permit for an office /assembly planned development, which permit may be issued subject to reasonable conditions and requirements a set forth in Section 15 -59. e. Buildings within the O/A CU district shall comply with the following standards: 1. Exterior walls shall be constructed of materials commonly used on the exterior walls of single- family residences (such as brick, stone, wood or fabricated residential lap siding made of hardboard or vinyl). 2. The pitch of the roof shall have a minimum vertical rise of one foot for every two feet of horizontal run. 3. Windows shall be of a scale and proportion typical of single - family residences. SECTION 9. Section 15 -146 (Table of Permissible Uses) is amended by adding a new classification 33.000 entitled "Office/Assembly Planned Development" and by adding the following language across the table opposite this use classifications: "Permissible only in Office/ Assembly Conditional Use Districts (see Subsection 15- 136(11) pursuant to a conditional use permit)." 41 SECTION 10. The first sentence of Subsection 15- 325(1) is amended to read as follows: "Except 42 when the request is to rezone property to a conditional use district, the Board shall not consider any 43 representations made by the petitioner that, if the change is granted, the rezoned property will be used for 44 only one of the possible range of uses permitted in the requested classification." 45 46 SECTION 11. - The title of Part I of Article XI is amended to read "Non- Residential Performance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .... - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (Page 22 of 35 I Standards," and Section -1-5 -161 is rewritten to read as follows: 2 3 Section 15 -161 "Good Neighbor" Performance Standards for Non - Residential Uses. 4 5 The provisions of this part are designed to provide performance standards by which applications for 6 non - residential development will be evaluated by the town and by which the actual performance of those 7 operations and uses will be monitored by the town for compliance. The purposes of these performance 8 standards are to protect the town in general, and abutting and neighboring landowners in particular, from any 9 potential negative impacts that new nonresidential uses may have on the physical environment and on the 10 quality of life currently enjoyed by the residents of Carrboro's planning jurisdiction. 11 Jr 12 SECTION 12. Section 15 -162 is rewritten to read as follows: 13 14 Section 15 -162 Smoke, Dust. Fumes, Vapors, Gases, and Odors. 15 16 (a) Emission of smoke, dust, dirt, fly ash, or other particulate matter, or of noxious, toxic or 17 corrosive fumes, vapors, or gases in such quantities as to be evident or perceptible at the property line of any 18 lot on which a use is conducted, or which could be injurious to human health, animals, or vegetation, or 19 which could be detrimental to the enjoyment of adjoining or nearby properties, or which could soil or stain 20 persons or property, at any point beyond the lot line of the commercial or industrial establishment creating 21 that emission shall be prohibited. 22 23 (b) No use shall be permitted to produce harmful, offensive, or bothersome odors, scents, or 24 aromas (such as, but not limited to, those produced by manufacturing processes, food preparation, food 25 processing, fish sales, rendering, fermentation processes, decaying organic matter, and incinerators) 26 perceptible beyond the property line of the lot where such use is located either at ground level or any 27 habitable elevation. 28 29 (c) The location and vertical height of all exhaust fans, vents, chimneys, or any other sources 30 discharging or emitting smoke, fumes, gases, vapors, odors, scents or aromas shall be shown on the 31 application plans, with a description of the source materials. 32 33 SECTION 13. Section 15 -165 (Odors) is repealed and replaced with a new Section 15 -165 to read xs 34 follows: 35 36 Section 15 -165 Ground Water Swroly. 37 38 (a) All outdoor storage facilities for fuel, chemical, or industrial wasters, and potentially harmful 39 raw materials, shall be located on impervious pavement, and shall be completely enclosed by an impervious 40 dike high enough to contain the total volume of liquid kept in the storage area, plus the accumulated rainfall 41 of a fifty (50) year storm. This requirement is intended to prevent harmful materials from spilling and 42 seeping into the ground, contaminating the groundwater. 43 44 (b) Non - corrosive storage tanks for heating oil and diesel fuel, not exceeding two hundred 45 seventy five (275) gallons in size, may be exempted from the requirements of this section provided that there 46 is no seasonal high water table within four (4) feet of the surface, and that rapidly permeable sandy soils are ..................................-........................................................_...........................................................................................- ..._......................... -. ,Page 23 of 35 I not present. - - — 2 3 SECTION 14. Section 15 -243 (Excessive Illumination) is rewritten to read as follows: 4 5 Section 15 -243 Excessive Illumination. 6 7 (a) Outdoor lighting (not including sign lighting) shall be controlled in both height and intensity 8 as provided in this section. 9 .10 (b) No development shall be permitted to produce a strong light or reflection of that light beyond 11 its lot lines onto neighboring properties, or onto any street so as to impair the vision of the driver of any 12 vehicle upon such street. 13 14 (c) Light fixtures may not exceed fifteen (15) feet in height, and luminaries shall be shielded or 15 configured to cast the light downward and to prevent light from shining beyond the lot lines into neighboring 16 properties or public ways. The permit issuing authority may by condition impose additional requirements as 17 necessary to prevent adverse impacts to adjoining properties and residents. 18 19 (d) Under no circumstances may the light level at the lot line exceed 0.2 foot - candles, measured 20 at ground level. 21 22 SECTION 1 S. Subsection A -6 (b)(15) is amended to read as follows: "Outdoor illumination with 23 lighting fixtures sufficiently identified to demonstrate compliance with Sections 15 -242 and 15- 243." 24 25 SECTION 16. Section 15 -163 (Noise) is amended by adding the following two sentences at the end 26 of subsection (a): "Noises that exceed the levels set forth below shall be deemed annoying or disruptive. 27 Low frequency noises shall be considered annoying and disruptive if they exceed the decibel levels set forth 28 below when measured without using an A- weighted filter, or if such noises generate a perceptible vibration 29 within structures located beyond the boundaries referenced above." 30 31 SEMON 17. Section 15 -50 is rewritten to read as follows: 32 33 Section 15 -50 Site Planning Procedures for Major Subdivisions 34 35 (a) Before submitting an application for a conditional or special use permit for a mayor 36 subdivision, the applicant shall comply with the requirements of this section. 37 38 (b) The applicant shall submit a site analysis plan drawn approximately to scale (I inch = I()() 39 feet) that contains the following information: 40 41 (1) The name and address of the developer; 42 43 (2) The proposed name and location of the subdivision 44 45 (3) The approximate total acreage of the proposed subdivision; 46 ........ _ .......... ............................... - ........ _............ ............................... _............................................................................................................................... ............................... . (Page 24 of 35 1 (4) Topographic lines based on maps published by the U.S. Geological Survey; and 2 3 (5) The location of all primary and secondary conservation areas as defined in 4 subsections 15- 198(b)(4) and (5). 5 6 (c) After the site analysis plan has been submitted, the planning staff shall schedule a mutually 7 convenient date to walk the property with the applicant and the applicant's site designer. Designated 8 members of the Planning Board, Northern Transition Advisory Committee, Transportation Advisory Board, 9 and Appearance Commission, shall be notified of the date and time of this "on -site walkabout." The purpose 10 of this visit is to familiarize town officials with the property's special features and to provide an informal 11 opportunity for an interchange of information as to the developer's plans and the town's requirements. 12 13 (d) Prior to the submission of a conceptual preliminary plan as described in subsection (e), the 14 staff shall meet with the developer to discuss how the four -step approach to designing subdivisions described 15 below could be applied to the subject property. This conference may be combined with the on -site 16 walkabout. 17 18 (e) Following completion of the steps described in subsections (b), (c), and (d), the developer 19 shall submit a conceptual preliminary plan of the proposed subdivision, prepared in accordance with the 20 four -step process described in subsection (f). This plan shall be a preliminarily engineered sketch plan 21 drawn to illustrate initial thoughts about a conceptual layout for open space, house sites, and street 22 alignments. This is the stage where drawings are tentatively illustrated, before heavy engineering costs are 23 incurred in the design of any proposed subdivision layout. The planning staff shall review this plan and 24 provide comment to the developer on the overall pattern of streets, houselots, open space, and the treatment 25 of primary and secondary conservation areas in light of the applicable requirements of this chapter. 26 27 (f) 28 process: 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 Each conceptual preliminary plan shall be prepared using the following four -step design (1) During the first step, all primary and secondary conservation areas are identified (and shown on the site analysis plan described in subsection (b)). (2) During the second step, potential sites are tentatively located. House sites should generally be located not closer than 100 feet from primary conservation areas and 50 feet from secondary conservation areas. (3) The third step consists of aligning proposed streets to provide vehicular access to each house in the most reasonable and economical way. When lots and access streets are laid out, they shall be located in a way that avoids or at least minimizes adverse impacts on primary and secondary conservation areas. To the greatest extent practicable, wetland crossings and streets traversing existing slopes over 15% shall be strongly discouraged. Street connections shall comply with the provisions of Section 15 -214. (4) The fourth step is to draw in the lot lines. .......................... ............ - ............................. .. ........ ... ....... .. ... .. ............. -. ..... .. ....................................................................... ..... ..... .. ............. ................................................... Page 25 of 35 1 (g) The conceptual preliminary plan shall demonstrate that the proposed development will satisfy 2 the following objectives, as more particularly described in the remaining provisions of this chapter: 3 4 1. Protects and preserves all floodplains, wetlands, and steep slopes from clearing, 5 grading, filling, or construction (except as may be approved by the Town for 6 essential infrastructure or active or passive recreation amenities). 7 2. Preserves and maintains mature woodlands, existing fields, pastures, meadows, and 8 orchards, and creates sufficient buffer areas to minimize conflicts between 9 residential and agricultural uses. For example, locating houselots and driveways 10 within wooded areas is generally recommended, with two exceptions. The first 11 involves significant wildlife habitat or mature woodlands which raise an equal or 12 greater preservation concern, ad described in # 5 and # 8 below. The second 13 involves predominantly agricultural areas, where remnant tree groups provide the 14 only natural areas for wildlife habitat. 15 3. If development must be located on open fields or pastures because of greater 16 constraints in all other parts of the site, dwellings should be sited on the least prime 17 agricultural soils, or in locations at the far edge of a field, as seen from existing 18 public roads. Other considerations include whether the development will be 19 visually buffered from existing public roads, such as by a planting screen consisting 20 of a variety of indigenous native trees, shrubs and wildflowers (specifications for 21 which should be based upon a close examination of the distribution and frequency 22 of those species, found in a typical nearby roadside verge or hedgerow). 23 4. Maintains or creates an upland buffer of natural native species vegetation of at least 24 100 feet in depth adjacent to wetlands and surface waters, including creeks, 25 streams, springs, lakes and ponds. 26 5. Designs around existing hedgerows and treelines between fields or meadows. 27 Minimizes impacts on large woodlands (greater than five acres), especially those 28 containing many mature trees or a significant wildlife habitat, or those not degraded 29 by invasive vines. Also, woodlands of any size on highly erodible soils with slopes 30 greater than 10 percent should be avoided. However, woodlands in poor condition 31 with limited management potential can provide suitable location for residential 32 development. When any woodland is developed, great care shall be taken to design 33 all disturbed areas (for buildings, roads, yards, septic disposal field, etc) in 34 locations where there are no large trees or obvious wildlife areas, to the fullest 35 extent that is practicable. 36 6. Leaves scenic views and vistas unblocked or uninterrupted, particularly as seen 37 from public roadways. (For example, in open agrarian landscapes, a deep, "no- 38 build, no -plant" buffer is recommended along the public roadway where those 39 views or vistas are prominent or locally significant. In wooded areas where the 40 sense of enclosure is a feature that should be maintained, a deep "no- build, no -cut" 41 buffer should be respected, to preserve existing vegetation. 42 7. Avoids siting new construction on prominent hilltops or ridges, by taking 43 advantage of lower topographic features. 44 8. Protects wildlife habitat areas of special species listed as endangered, threatened, or 45 of special concern by the state or federal government. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 'Page 26 of 35 2 4 5 6 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 9. Designs around and preserves sites of historic, archaeological, or cultural value, and their environs, insofar as needed to safeguard the character of the feature, including stone walls, spring houses, bam foundations, cellar holes, earthworks, burial grounds, etc. 10. Protects rural roadside character and improves public safety and vehicular carrying capacity by avoiding development fronting onto existing public roads. Establishes buffer zones along the scenic corridor of rural roads with historic buildings, stone walls, hedgerows, etc. 11. Landscapes common areas (such as community greens), and both sides of new streets with native specie shade trees and flowering shrubs with high wildlife conservation value. 12. Provides active recreational areas in suitable locations offering convenient access by residents, and adequately screened from nearby houselots. 13. Includes a pedestrian circulation system designed to assure that pedestrians can walk safely and easily on the site, between properties and activities or special features within the neighborhood open space system. All roadside footpaths should connect with off -road trails, which in turn should link with potential open space on adjoining undeveloped parcels (or with existing open space on adjoining developed parcels, where applicable). 14. Provides open space that is reasonably contiguous, and whose configuration is in accordance with the guidelines contained in the Design and Management Handbook for Preservation Areas, produced by the Natural Lands Trust. For example, fragmentation of open space should be minimized so that these resource areas are not divided into numerous small parcels located in various parts of the development. To the greatest extent practicable, this land shall be designed as a single block with logical, straightforward boundaries. Long thin strips of conservation land shall be avoided, unless the conservation feature is linear or unless such configuration is necessary to connect with other streams or trails. The open space shall generally abut existing or potential open space land on adjacent parcels, and shall be designed as part of larger, contiguous, and integrated greenway systems, as per the policies in the Open Space and Recreation section of the Town's Ordinance. SECTION 18. Subsection 15- 263(a)(2) is amended to read as follows: (a) All developments shall be constructed and maintained so that they do not cause stormwater- related damage to upstream or downstream properties as provided in the remaining provisions of this section. Compliance with this standard shall be determined in reference to storm events up to the 100 -year storm for upstream properties and up to the twenty -five year storm for downstream properties. Effects on downstream drainage facilities within street rights -of -way shall also be evaluated for storm events up to the twenty -five year storm. 1) To achieve this objective, the potential impacts on surface water quantity and quality from all proposed developments requiring special use or conditional use ......................................................................................_.........................................................._....................................................._.................................. ............................... Page 27 of 35 I permits shall be identified and evaluated by the developer and reviewed by the 2 town engineer, staff and the environmental advisory board. The developer shall 3 implement mitigation measures as are determined to be necessary by the town, 4 based upon the results of this evaluation, to prevent the predicted impacts. 5 Potential impacts to be evaluated may include, but are not limited to, backwater 6 effects on upstream properties, increased volumes or rates of stormwater flow, 7 offsite sedimentation, erosion and/or ground -cover loss downstream, increased 8 scouring of any downstream streambed, lowered quality of water due to the 9 pollutants carried in runoff, or any damage that materially injures the value of 10 adjoining or abutting property. The area of study is not limited to the property 1 I being developed. 12 13 (2) Prior to consideration by the permit issuing board, the developer shall, through a 14 qualified professional, submit a statement specifically identifying and quantifying any 15 potential negative stormwater effects the proposed development may have on upstream 16 or downstream properties or water quality. The permit issuing authority may require 17 modifications to the stormwater control plans to achieve compliance with the 18 objectives of this section. If and to the extent that the Board does not require changes 19 to the stormwater control system to eliminate any potential negative effects, then such 20 negative effects shall not thereafter be regarded as "damage" for purposes of 21 subsequent enforcement of this section. 22 23 (3) Except as provided in subdivision (2) above, approval by the town of a developer's 24 stormwater control plans, and construction by the developer of the facilities as shown 25 in such plans, shall not relieve the developer of the responsibility of satisfying the "no 26 damage" standard set forth above. If at any time prior to two years following the 27 issuance of a certificate of occupancy (for an unsubdivided development) or the 28 approval of a final plat (for a subdivision) the town determines that the stormwater 29 facilities planned to be installed or actually installed to meet the requirements of this 30 section are inadequate, the town may require the submission of revised plans and the 31 installation of new, altered, or additional facilities to bring the development into 32 compliance. Prior to issuance of a certificate of occupancy or approval of a final plat, 33 the town may require the developer to post a performance bond or other sufficient 34 surety to guarantee compliance with this section. 35 36 (4) Except as set forth in subdivision (3) above, this section shall impose no obligation on a 37 developer (or any successor to the developer) to modify or alter stormwater facilities 38 installed in accordance with approved plans or to construct new or additional facilities. 39 However, stormwater facilities shall be properly maintained so that they continue to 40 perform as they were designed to perform. All developments shall be constructed and 41 maintained so that they do not cause damage to other properties with their surface waters. 42 .........._ ................................................................................................................................_...._......................................................................................... ............................... (Page 28 of 35 SECTION 19. Article XVI is amended by adding a new Section 15 -269 to read as follows: 2 3 Section 15 -269 Buffers in Northern Transition Area 4 5 (a) The Board finds that: 6 (1) Soil and pollutants carried overland, primarily from roads, trails and land 7 disturbing activities, can be effectively trapped by leaving a relatively 8 undisturbed strip of vegetation parallel and adjacent to the watercourse. 9 (2) Properly managed overland water flow can be directed into this buffer in a 10 manner that will reduce velocity and cause dispersion of the water. 11 (3) Sediments and associated pollutants carried by the water will settle out as a 12 result of this slowing and dispersion process. 13 (b) For purposes of this section, the term "Northern Transition Area" shall mean the 14 Transition Area portion of the Carrboro Joint Development Area as identified in the 15 Joint Planning Agreement. 16 (c) Development on lots within the Northern Transition Area shall, if any of the 17 watercourses identified below are located in whole or in part within the lots so 18 developed, contain a designated buffer area adjacent to such watercourses. The 19 buffer area boundaries shall be demarcated by a line connecting the points on either 20 side of the watercourse located as follows: 21 22 (1) Bolin Creek and Tributaries (permanent streams flowing into Bolin Creek) 23 as shown on the Northern Transition Area Stream Buffer Map on file in the 24 Carrboro Planning Department, which map is incorporated herein by 25 reference. Measure along a line running perpendicular to the edges of the 26 floodplain (or if no floodplain has been demarcated, the center of the stream) 27 one hundred (100) feet from the edge of the floodplain (or if no floodplain has 28 been demarcated, from the edge of the water) plus an additional distance 29 equal to 30 31 4 x slope x 100 32 33 where slope is expressed as a percentage derived from dividing by 100 the 34 rise of elevation between the floodplain boundary line (or if no floodplain has 35 been demarcated, the edge of the water) and a point one hundred (100) feet 36 from that point along the perpendicular line described above. 37 (2) Intermittent streams flowing into Bolin Creek and its tributaries as shown 38 on the Northern Transition Area Stream Buffer Map. Measure along a line 39 running perpendicular to and sixty (60) feet from the center of the 40 intermittent stream. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - . . . . . . - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Tage 29 of 35 1 (31 Minor intermittent streams as shown on the Northern Transition Area 2 Stream Buffer Map. Measure along a line running perpendicular to and 3 thirty (30) feet from the center of the minor intermittent stream. 4 (d) Subject to subsection (e), the existing natural vegetation in a buffer area designated 5 in accordance with this section shall not be disturbed in any way that would reduce 6 the buffer area's effectiveness in achieving the objectives set forth in subsection (a). 7 In addition, buffer areas from which the vegetative cover does not exist, has been 8 removed, or is inadequate shall be planted or otherwise provided with vegetative 9 cover or devices, sufficient to allow the buffer area to accomplish the objectives set 10 forth in subsection 11 12 (e) Notwithstanding the foregoing provisions, the permit issuing authority may 13 authorize the crossing of a designated buffer area by a street, bikeway, sidewalk, 14 water or sewer line or pump station under the circumstances specified in Subsection 15 15- 184(8). In addition, the permit issuing authority may authorize sewer lines to be 16 constructed within buffer areas designated under this section under circumstances 17 where such location is practicably unavoidable if the subject property is to be 18 served under the provisions of Section 15- 238(c) and an alternate design would 19 result in greater damage to the environment, so long as such sewer line is located to 20 the extent practicable at least twenty -five feet from the edge of any stream bank. 21 22 23 24 SECTION 20. Subsection 316(c) is deleted and the following subsection (c) is inserted in lieu 25 thereof: 26 27 (c) There shall be no clearcutting in any development within the Transition Area portion 28 of the Carrboro Joint Development Area as identified in the Joint Planning Agreement. The term 29 " clearcutting" shall refer to the large - scale, indiscriminate removal of trees, shrubs, and undergrowth 30 with the intention of preparing real property for nonagricultural purposes. 31 32 SECTION 21. Article = is amended by adding a new Section 15 -312 to read as follows: 33 34 Section 15 -312 Protective Buffer Along Major Roads 35 36 Notwithstanding the provisions of Section 15 -308, an undisturbed protective buffer shall be 37 maintained along Old N.C. 86, Daiuyland Road, Union Grove Church Road, Homestead Road, Eubanks 38 Road and Smith Level Road south of Ray Road that will help preserve the scenic views and elements of this 39 area. This buffer shall be established by measuring along a line perpendicular to the right -of -way of these 40 roads one hundred (100) feet. If the buffer area does not provide the equivalent of a Type `A' screen, the 41 developer shall provide a Type `A' screen on the development's side of the buffer (one hundred (100) feet 42 from the right -of -way). 43 44 SECTION 22. Appendix E is amended by deleting subsection E -10 (D)(9) ("Wintergreen 45 Barberry") and subsection E -10 (F)(10) ("Japanese Barberry"). ........................... ............................... _ ............. .. .... ........._.....��.. 30 of 35............................... .... - ......... .. ................................... ................................... 1 - --_ 2 S SECnON 23. Appendix E is amended by adding a new Section E -17 to read as follows: 3 4 E E -17 List of I Invasive Plant Species 5 6 T The following plant species shall be prohibited when complying with the shading and landscaping 7 p provisions of this chapter. 8 Akebia quinata C Chocolate vine Acer ginnala A Amur Maple Acer platanoides N Norway Maple 9 A All Berberis species including Berberis julianae W Wintergreen Barberry Berberis thunbergii J Japanese Barberry 10 A All Cotoneaster species including Cotoneaster microphyllus L Littleleaf Cotoneaster Cotoneaster horizontalis R Rockspray Cotoneaster Crataegus monogyny S Singleseed Hawthorn Crataegus laevigata E English Hawthorn All Cytisus scoparius S Scotch Broom Eleagnus angustifolia R Russian Olive Eleagnus umbellate A Autumn Olive Euonymus alatus W Winged Euonoymus, Burning Bush Euonymus japonicus J Japanese Euonymus Hedera helix E English Ivy 11 A All Ligustrum species including Ligustrum japonicum J Japanese Privet Ligustrum lucidum W Waxleaf Privet Ligustrum vulgare E European Privet Ligustrum sinense C Chinese Privet Ligustrim x vicari G Golden Vicary Privet Lonicera maackii B Bush Honeysuckle Lonicem nitida B Boxleaf Honeysuckle Lonicera tatarica T Tatarian Honeysuckle Miscanthus sinensis E Eulalia, Maiden Grass Taxus cuspidate J Japanese Yew Viburnum opulus E European Cranberrybush Viburnum Vinca major L Large Periwinkle Vinca minor C Common Periwinkle 12 13 S SECTION 24. Article III is amended by adding a new Section 15 -27 to read as follows: 14 15 S Section 15 -27 Northern Transition Area Advisory C Committee 16 17 ( (a) There shall be a Northern Transition Area Advisory Committee consisting of five 18 m members, three appointed by the Orange County Board of Commissioners and two by the Board of .................... . . . . . . . . . . . . . . . . . . . . . . . . . . . ............................. . . .. . . ............... . . .................. . . ...... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ......................................... Page 31 of 35 I Aldermen. If the Board-of Commissioners fails to make these appointments within ninety days after 2 receiving a resolution from the Board of Aldermen requesting that they be made, the Board of Aldermen 3 may make them. All members shall be residents of the Northern Transition Area. For the purposes of this 4 section, the Northern Transition Area shall include those unannexed portions of the Northern Study Area. 5 The Northern Study Area is defined as follows: 6 7 8 The boundaries of this area are Carrboro's joint planning jurisdiction line to the north and 9 Carrboro's Town limits to the south. The Carrboro/Chapel Hill joint planning jurisdiction 10 line serves as the boundary to the east. It begins north of Eubanks Road, follows Rogers 11 Road to Homestead, then proceeds southwest on Homestead road to High School Road 12 and finally turns south and east to the railroad right -of -way. A primary ridge line serves 13 as the northwest boundary line just east of Union Grove Church Road down to Dairyland 14 Road, where the road serves as the boundary heading southeast until it intersects, and Old 15 NC 86 serves as the boundary then turning southeast and ruining along Hillsborough 16- Road to Greensboro Street. 17 18 (b) Members of the committee shall be appointed for three year staggered terms, but members 19 may continue to serve until their successors have been appointed. Initially the terms of all membership 20 seats on the committee shall expire on January 31, 2000. Thereafter, one county appointee and one town 21 appointee shall be appointed for three -year terms, one county appointee and one town appointee shall be 22 appointed for two -year terms, and one county appointee shall be appointed for a term of one year. All 23 members shall thereafter be appointed for terms of three years but shall be limited to no more than two 24 consecutive three -year terms. 25 26 (c) The same provisions that govern the removal of planning board members (Subsection 15- 27 21(e)) shall apply to committee members. 28 29 (d) The committee shall establish a regular meeting schedule. Minutes shall be kept of all 30 meetings. 31 32 (e) A quorum for the committee shall consist of three members. A quorum is necessary for the 33 committee to take official action. 34 35 (f) All actions of the committee shall be taken by majority vote, a quorum being present. 36 37 (g) The committee shall designate one of its members to serve as chair and one member to serve 38 as vice - chair. These officers shall be selected annually at the committee's first regular meeting in February 39 and shall serve for terms of one year unless their terms of appointment to the committee sooner expire. 40 Vacancies shall be filled for the unexpired terms only. The chair and vice -chair may take part in all 41 deliberations and vote on all issues. 42 43 (h) The committee shall have the following powers and duties: 44 45 (1) Review zoning amendment requests and special and conditional use permit 46 applications for developments within the Northern Transition Area and make . . . ............... . ....................... . . ................. . . . .................. . . ................................. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 32 of 35 recommendations on the same to the board of adjustment or board of aldermen, respectively. (2) Initiate studies related to the special character of the Northern Study Area a) Inventory of areas of cultural, archaeological, or historical significance. b) Inventory of open space character and scenic qualities. c) Inventory of agricultural uses 1. Land in Use Value a Horticultural b. Agricultural C. Timber 2. Farming as business a Large field crops b. Metro farms, specialty crops d. Inventory of biological value 1. Tree species diversity, exceptional tracts of forest land 2. Rare occurrences (i.e. Upland Depression Swamp) 3. Wildlife a Audubon annual bird count b. Deer population (3) Use the studies above . as the basis of its development of, and recommendations for, additional policies, objectives, goals, plans, ordinances, and administrative actions that will preserve and enhance that special character, and relate to its growth. (4) Develop and recommend to the Board of Aldermen policies, ordinances, administrative procedures and other means for carrying out plans in an efficient and coordinated manner. (5) Track and review other studies and plans that will have an impact on the Northem Study Area — including those of the Chapel Hill Town Council, The Orange County Board of County Commissioners and their appointed committees— and give feedback to the originating governing body. (6) Meet annually with the Carrboro Planning Board for a joint planning session. (7) Submit regular reports to the Orange County Board of Commissioners (8) Perform other duties as assigned by the Board of Aldermen. SECTION 2S. Article XVIH is amended by adding a sentence to Section 15- 291(f) as follows: ................................. .. ....... .. ......... _...... ......._... ...... ........... -.- ..-. ... ... ..... .... ......... ...................................................... ............................................ :.................................... (Page 33 of 35 I "In addition, the Board of Aldermen may authorize a reduction of up to 25 percent in the 2 parking requirement when approving a Village Mixed Use Master Plan or Conditional Use 3 Permit or an Office/Assembly development Conditional Use Permit. Land necessary to meet 4 the full, presumptive, parking requirement must be identified during the plan approval 5 process and must be reserved should the need for additional parking arise in the future." 6 7 SECTION 26. A new appendix (J) is added to the Land Use Ordinance. This appendix provides 8 examples of noise - generators. 9 10 SECTION 27. A new section is added to Article XI, Supplementary Use Regulations, as follows: 11 12 Section 15 -177 Architectural Standards for Major Subdivisions 13 14 (a) The following standards shall apply to all subdivisions of 5 or more units and shall pertain to 15 90% of the dwelling units in the subdivision. 16 17 (1) Porches shall span 80 percent of the front fagade. 18 19 (2) Roofs shall be as follows: 20 a. Main roof pitch —10/12 to 12/12 21 b. Lower roof pitches — 3/12 to 4/12 22 C. Roofs shall have a minimum overhang of sixteen (16) inches on all eaves and 23 gables. 24 25 (3) Clapboard or shingle siding shall have a four and a half to five and a half -inch 26 exposure. 27 28 (4) Windows shall have a vertical to horizontal proportion of not less than two to one. 29 30 (5) Trim details — Columns, vents, gables, and other details should reflect details in the 31 "Village Mixed Use and Affordable Housing Vernacular Architectural Standards." 32 (Section 15- 141.2). 33 34 (6) Any chimney must be located within the body of the house. 35 36 (7) Garage doors shall be nine (9) feet wide or under. Door shall not face the street. 37 38 SECTION 28. All provisions of any town ordinance in conflict with this ordinance are hereby 39 repeals. 40 41 SECTION 29. This ordinance shall become effective upon adoption. 42 43 THE FOREGOING ORDINANCE, HAVING BEEN SUBMITTED TO A VOTE, RECEIVED THE FOLLOWING N OTE 44 AND WAS DULY ADOPTED THIS DAY OF ,1998. 45 46 AYES: . . . . . . . . . . . . . . . . . . . . . . » . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . 'Page 34 of 35 NOES: ABSENT/EXCUSED: ..................... . . . . ............................................... _ ........... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .......................................... (Page 35 of 35 TOWN OF CARRBORO VERNACULAR ARCHITECTURAL STANDARDS FOR VILLAGE MIXED USE 8T AFFORDABLE HOUSING referenced in: (Draft) SECTIONS 15- 141.2,15- 177,15 -182.4 of thee: TOWN OF CARRBORO LAND USE ORDINANCE Wffl)iew 6y. BOARD OF ALDERMEN on: NovEMBER 17, 1998 I N T R O D U C T I O N This booklet has been prepared to illustrate the architectural principles specified in the Town of Carrboro's Land Use Ordinance, Sections 15- 141.2, 15- 182.4, and15 -177. This document presents Carrboro's vernacular architecture and its detail and is to be used 4s a set of guidelines for new residential construction. The information that follows is not meant to be copied, but to provide p architectural language to ensure that the new residential structures in Carrboro have reference to Carrboro's history. This in turn will continue to provide Carrboro with an architecturally unique sense of place that distinguishes it from "anyplace U.S.A." PURPOSE OF THE GUIDELINES This booklet serves as a companion to the architectural and site design elements included in the town's Land Use Ordinance, and illustrates the architectural standards that are to be executed in new residential construction in villages, major subdivisions, or affordable housing units in Carrboro. The booklet provides the visual and written text to give structure to the concept of a village vernacular. The guidelines themselves have been selected to achieve several purposes, including: 1. Celebrating the historical events that defined the Town of Carrboro and are reflected in the built environment. 2. Provide a diversity of housing types, sizes, within a range of styles characteristic of mill -era architecture. 3. Maintain the scale of residential development in keeping with the historical precedent. 4. Reference traditional building forms and materials. 5. Provide a sense of place. SUMMARY OF FOUR BUILDING STYLES The illustrations represent the vernacular architecture of the Town of Carrboro and its environs during the period when mills were the defining features of the Town. It was in this era, roughly from 1890 to 1950, that the form of the community was established. These forms resulted from economics, topography, convention, craftsmanship and materials. In Carrboro, four building styles comprise most of the architectural form for that period. These styles are presented below in chronological order. A brief commentary concerning their function in the community follows. MILL HOUSE, one-story — These wood frame structures date to the earliest period of occupation that is directly associated with the mill operation in the Carrboro vicinity. These buildings are truly representative of Carrboro's earliest rental housing, built as they were to house the many individuals and families who migrated into this small town from outlying areas. As is typical of early industrial housing throughout the state, the houses are one -room deep, usually with a rear ell. The houses ..................................................................................................................................................................................................... ............................... UCUI.1RARflfl7�C771R1L STSl11�DARDS PAGE 01 were placed on lots large enough to include a garden plot, approximately 7,000 square feet. Simple, gable roofs, minimal decoration, and full, or nearly full, front porches, are typical features. Slightly more decorative elements are also found, including triple -A gables with shingles and vents, and sawn spandrels and chamfered porch posts. The main block usually contains a center hall and two rooms, although one type does have a separate entry for each of the two rooms. MILL HOUSE, two -story — Dating to the same era are the two - story, mill houses. Including both the L- shaped houses, and the one -room deep versions, which typically included a one- story, rear ell. These structures are also of wood frame construction and served both as rental housing and private residences. Some of the larger structures were operated as boarding houses for unmarried laborers. The one -room deep variety can be seen with or without the dormer. FoURSQtIARE - "I'he large spaces in the attics of these handsome houses provided extra space, primarily for families, and most were privately built. Dating to the earliest decades of the twentieth century, these two- or three -room deep, center hall plan, houses provide some variety in the Carrboro vernacular. These houses are found plain, or with gables or dormers. Most have three- quarter, or full, front porches. CRAFTSMAN - The first of the four building types that can be considered to represent a national style, rather than the local vernacular, these structures are found in wood, as well as brick and stone. The one to one - and -a -half story structures were usually built as private residences. SHARED OR COMMON ELEMENTS Although the construction era for the four building styles spans nearly five decades, a number of characteristics are common to all. These characteristics include construction materials and practices, such as the use of wood for framing, sheathing, and decoration. The structures were almost always balloon framed and supported on masonry piers. Finished floor elevations are usually minimal, ranging from 18 to 24 inches. The building facades are characterized by balanced or ordered fenestration; with window and door openings placed symmetrically and regularly spaced. Entry porches are commonly found with the main fagade porch spanning between 80 and 100 percent of the main fagade. Exterior lighting is minimal. Garages and other accessory structures are detached and usually set back behind the lot's principal building. Of the many architectural features, seven elements have been identified as necessary in order to achieve the objectives noted above. These elements include: 1. Porches that span 80 percent of the front fagade. 2. Roof characteristics, as follows: - Main roof pitch between 10/12 and 12/12 - Lower roof pitch between 3/12 and 4/12 - Minimum roof overhang of 16 inches on all eaves and gables. 3. Clapboard or shingle siding with a four and a half to a five and a half-inch exposure. 4. Windows shall have a vertical to horizontal proportion of not less than two to one. YFRN1CUlARARClfl76CJ7JRAL STi1NDARDS •••••••••••••• ...................................................................................................................... ............................... ..... �Pac6 #? 5. Columns, vents, gables and other details shall reflect those presented in this booklet. 6. Chimneys are to be located within the body of the house. 7. Garage doors shall be nine feet wide or under. Garage doors shall not face the street. HOW TO USE THE MANUAL This guide contains photographs, sketches, and text that depict residential structures from the four building styles. The information presented here is organized along four principal topic areas. Some repetition, in light of the shared elements among the building styles, may be noted. Construction materials are to reflect antecedents. Metal roofs, brick foundations, and wood siding are to be used, wherever appropriate. Other materials may be acceptable if designed to maintain traditional proportions. Information on the structure of the four building styles is presented in seven categories, building form, exterior materials, fagade treatment, fenestration, gables and vents, porch trim and eaves. General descriptions are included for each category. There are exceptions or variations within each category, and even some architectural examples that are not included. The illustrations have been selected as they highlight the most common, or signature, elements of each building style. The descriptions and details presented here will assist an applicant or designer to conform with the seven architectural elements described above as acceptable features and proportions are noted. The array of elements selected, however, should occur within a particular style, with the exception of shared or common elements. GUIDE TO TRIM AND FINISHING DETAILS Sketches of five trim and finishing details, including window, doors, columns, gables and vents, presented below provide simple illustrations of these building details. . z �9 WMDOWS ............................................. [�ev�cmiR Awwmc mRAL STAAvA Ds Pecs 03 Of- ............................................. [�ev�cmiR Awwmc mRAL STAAvA Ds Pecs 03 11 � Ila, BEB _ i� Doors GABLES & VEMM _jy !``�' Cou ms .[�ERNACUI AR ARCFO%EC7i/RAL STANDARDS .................................................................................................................................... ............................... .... �PeGS {This page is purposely blank.} ...................................................................................................................................................................................................... ............................... IRNACU! fR ARCF1llEC7TJRAL STAAQJARDS PAGE #f MASSING ♦ One- to One -and a-half story ♦ One room deep with rear ell ♦ 800 —1,000 square feet ROOF ♦ Side gable ♦ Triple 'A' or cross -gable ♦ Porch roof — shed or hipped ♦ Boxed eave and gable end returns or open eave MASSING ♦ Two stories ♦ One room deep with rear ell ♦ 1 -house or Gable -and -wing ♦ 1,400 — 1,700 square feet ROOF ♦ Side gable ♦ Triple 'A' or Cross gable ♦ Porch roof — shed or hipped ♦ Boxed eave and gable end returns or open eave .................................................................................................................................................................................................. ............................... Yernacalar Arc6itechrra/ Standards Page #6 MASSING ♦ One- to One -and a -half story ♦ Two rooms deep with center hall ♦ 1,200 — 1,600 square feet ROOF ♦ High hipped ♦ Plain, or Triple 'A' with dormer ♦ Porch roof — hipped or recessed MASSING ♦ One- to One -and a -half story ♦ Two or three rooms deep ♦ Center hall or modified L -plan ♦ 1,200 — 1,800 square feet ROOF ♦ Front gable ♦ Side gable with dormer(s) ♦ Porch roof —shed and integrated with main roof or recessed ....... ............................................................................................................................................................... ............................... l coati u/u .1r.6ilcu t�va/ NraLi�b Fgv WA" ♦ Lapped siding with 4 - 5 -inch reveal ♦ Plain trim boards, 4 to 6 inches in width surround doors and windows ♦ Wood ROOF ♦ Moderate overhang (10 — 18 inches) ♦ Tin or shingle ♦ Open eave with fascia, but no soffit WALLS ♦ Lapped siding with 4 — 5 -inch reveal ♦ Plain boards, 4 to 6 inches in width surround doors and windows ♦ Wood ROOF ♦ Moderate overhang (10- 18 inches) ♦ Boxed eave ♦ Tin or shingle .................................................................................................................................................................................................... ............................... I craw uAv .1n b 6Nc[YnrAI Sndsrds Page t`B WADS ♦ Lapped siding with 4 — 5 -inch reveal ♦ Plain boards, 4 to 6 inches wide surround doors and windows ♦ Wood ROOF ♦ Moderate overhang (10 -18 inches) ♦ Boxed eave ♦ Tin or shingle WALLS ♦ Lapped siding with 4 — 5 -inch reveal ♦ Occasionally german siding, novelty board, or brick. ♦ Plain boards, 4 to 6 inches in width surround doors and windows ♦ Wood ROOF ♦ Wide overhang (24 — 28 inches deep) ♦ Rafter ends exposed or false raker ends ♦ Tin or shingle .................................................................................................................................................................................................... ............................... Yernacular.frcbitecrurrl SrandaraG � � FENESTRATION ♦ Double -hung windows ♦ Symmetrical, three- or four -bay facade ♦ One or two front doors centered on facade PORCH ♦ Centered on main facade ♦ At least 80 percent of the length of the faigade ♦ Six to eight feet deep FENESTRATION ♦ Double -hung windows ♦ Symmetrical, one window per bay PORCH ♦ Porches on I -house same as one -story ♦ Porches on L -plan are either wrap - around or corner porches at entry ♦ Six to eight feet deep .................................................................................................................................................................................................. ............................... YernacnlarArchitcctural Standards Page 010 FENESTRATION ♦ Double -hung windows ♦ Symmetrical, one window per bay ♦ Multiple in dormers and occasionally in front PORCH ♦ Porches are centered and run about 80 percent of the facade. Entry porches are also found. ♦ Six to eight feet deep FENESTRATION ♦ Double -hung, ♦ Usually two or more windows per bay, PORCH ♦ Continuous porch found on bungalow style. Recessed or hip (centered) on front -gable type. Wraparound also found. ♦ Porch railings commonly found. ♦ Six to eight feet deep .................................................................................................................................................................................... ............................... p� ill.. YCmacu/u Architect urz/ Standards W INWWB ♦ Double -hung ♦ Light pattern, 2/2, 4/4,6/6 ♦ Minimum vertical to horizontal proportion of two to one DOORS ♦ Single entry doors ♦ Multi- paneled, wood ♦ With or without glazing in upper half of door WINDOWS • Double -hung ♦ Light pattern, 2/2, 4/4,6/6 ♦ Minimum vertical to horizontal proportion of two to one DOORS ♦ Single entry doors ♦ Multi- paneled, wood ♦ With or without glazing in upper half of door Ytmarular Mcbitectural StandaraG ........................................................................................................................................... ............................1'e X11 WINDOWS ♦ Double -hung ♦ Light pattern, 2/2, 4/4,6/6 ♦ Minimum vertical to horizontal proportion of two to one DOORS ♦ Single entry doors ♦ Multi - paneled, wood ♦ With or without glazing in upper half of door ♦ Sidelights and transoms WINDOWS ♦ Double -hung Light pattern, 3/1, 4/1 Minimum vertical to horizontal proportion of two to one DOORS ♦ Single entry doors ♦ Multi- paneled, wood ♦ With or without glazing in upper half of door ♦ Sidelights ...................................................................................................................................................................................................... ............................... Vcro�cu/u Mc6ltectu�a/ Staodata(� Page irm GABLES ♦ Triple —'A' or cross gable on main fagade, centered above door ♦ Often decorated with scalloped, sawtooth, or split shakes VENTS ♦ Used in triple -A gable or gable ends ♦ Diamond - shaped ♦ Horizontal louvers or pinwheel cutout GABLES ♦ Triple —'A' or cross gable on main fagade ♦ Cross gable often decorated with scalloped, sawtooth, or split shakes VENTS ♦ Used in triple -A gable or gable ends ♦ Diamond - shaped ♦ Horizontal louvers or pinwheel cutout ...................................................................................................................................................................................................... ............................... Uern�cul�r McLiterturn! StandaraG PW 014 GABLW ♦ Cross gable on front or side ♦ Small, functional windows GABLES ♦ No true gables but large, projecting dormers typically found VENTS ♦ Half- circle, diamond, or square vents with louvers in front gable type. .................................................................................................................................................................................................. ............................... .. [�emacularArcbitectnral Standuds Page .#If SPANDRELS AND COLUMNS ♦ Turned spindles with decorative spandrels or chamfered post ♦ Porch railings SPANDRELS AND COLUMNS ♦ Turned spindles with decorative spandrels or chamfered post ♦ Porch railings ...................................................................................................................................................................................................... ............................... Uernacu/ar Architcc[ura! Standards ftc #16 SPANDRELS AND COLUMNS ♦ Turned spindles with decorative spandrels ♦ Chamfered posts ♦ Square or tapered posts on brick piers SPANDRELS AND COLUMNS ♦ Paired box posts on brick plinths ♦ Chamfered posts ♦ Square or tapered posts on brick piers .................................................................................................................................................................................................... ............................... 1 er" uW Its Awn twa/ .1ryo.lan6 Page /77 16" — 18" wide, in two designs: ♦ Boxed eave with horizontal soffits, frieze board, mitered eave returns on gable end, ♦ Exposed rafter with visible rafter tails and minimal trim. 16" — 18" wide, in two designs: ♦ Boxed eave with horizontal soffits, frieze board, mitered eave returns on gable end. Contains rake and frieze board ♦ Exposed rafter with visible rafter tails and minimal trim. ............................................................................................................................................................................................... ............................... l'rrrr rfar .fin 6XtvYrra/ .1brrdr�b PW'`l8 18" — 24" overhang Boxed eave ♦ 8" —10" rake and frieze board 18" 24" overhang ♦ Open eaves ♦ Exposed rafters ♦ Decorative brackets added under eaves .................................................................................................................................................................................................... ............................... Yuaacu/ar Archltcctrrnl StaaduraG Pr ,fie oig Appendix J Noise Levels (dB (A)) for Common Indoor and Outdoor Sounds Outdoor Sounds dB(A) Indoor Sounds -F 110 Rock Band Large, passenger jet landing 370 feet away Large, passenger jet taking off 1000 100 feet away inside subway train (NYC) Gas lawn mower, 3 feet away 90 Diesel truck 50 feet away Food blender 3 feet away Noisy urban area (day) 80 Garbage disposal 3 feet away Shouting - 3 feet away 747 taking off 1000 feet away 70 Vacuum cleaner 10 feet away Commercial area Normal speech 3 feet away W Large business office Quiet urban area (day) - - 50 Dishwasher, next room Quiet urban area (night) Quiet suburban area (night) Quiet rural area (night) 40 Small theatre /Large conference room (background) Library 30 20 Bedroom at night Concert hall (background) Broadcast and Recording Studio 10 Threshold of hearing 0 w9m NORTHERN TRANSITION AREA STREAM BUFFER MAP 1 _ %• i. �,_ rj -� .�. , . -. .,; j� . ,_;.� -� �...t � fir ! /.� / _ f L;J r ;•. .. NC State Plane Coordinate System (/ »t) North American Datum 1927 Scale NTS LM n'A°` 201 "THIS MAP. 18 NOT A CERTInED all W UM 4R✓ffr SURVEY AND NO RELIANCE MAY caw?mw BE PLACED ON ITS ACCURACY" vin or: NsunMt7,lir W age.m.n.� N S N n"wcndae RmYepe"0n00 - Legend d 2727 7anM Cel00Ne 00:14 BUFFER AREAS OTHER FEATURES �.rvna°eew ul� °erll"eu�°. .au..e..aeeemmaR:eeyan - Flood Plain /� /Topographic Lines �+•°^�. uouu.eeeq+l« m euuq. lal" Floodway with 6O' Buffers Property Lines trn a.d.dNpCyblMwuoaq Major Streams & Flood Plain s�IRf fu0 de0c0 n•01aYn. E 1W +4 * % Slope Buffers Small Area Plan Study Area a Tt-W Intermittent Streams - MY Buffers ~e e ETJ Une c» M °" ' v :m"s : Minor Intermittent Streams - W Buffers 0f"r.emb'wtl nnrnw M0Mh0 � Road Right-of-Way 100fl Butler ...ih.4n mqN fW 0w000gr. 1bv00tlf0cei00m0hya00k i. awwew.r�l.so�e. pku. iann.�". annrem... kaee�de. u n..wtis a� aeoe. . v� 1 t i \ ( f ," l'j