HomeMy WebLinkAboutAgenda - 01-19-1999 - Attachment 3ATTACHMENT 3
Draft NSA Ordinance. Related Documents
1. Draft Copy of Proposed NSA Ordinance
2. Vernacular Architectural Standards for Village Mixed Use &
Affordable Housing
3. Appendix J - Noise Levels for Common Indoor and Outdoor
Sounds
1 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
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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
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15 WHEREAS, the amendments proposed by the committee are intended to achieve the following
16 objectives:
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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;
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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;
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26 3. To reduce erosion and sedimentation by the retention of existing vegetation, and the
27 minimization of development on steep slopes;
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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;
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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;
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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;
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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;
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9.
To provide for the conservation and maintenance of open land to achieve the above -
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mentioned goals and for active or passive recreational use by residents;
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10.
To provide multiple options for landowners in order to minimize impacts on
environmental resources (sensitive lands such as wetlands, floodplain, and steep
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slopes) and disturbance of natural or cultural features (such as mature woodlands,
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hedgerows and tree lines);
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11.
To provide standards reflecting the varying circumstances and interests of individual
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landowners, and the individual characteristics of their properties;
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1.2
12.
To conserve scenic views and elements of the area's character, and to minimize
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perceived density, by minimizing views of new development from existing roads; and
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15
13.
To preserve Carrboro's unique architectural sense of place and in new construction
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maintains a close and strong visual reference to the existing architectural vernacular
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specific to Carrboro and its surroundings.
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19
NOW THEREFORE, THE BOARD OF ALDERMEN OF THE TOWN OF CARRBORO
20
ORDAINS:
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22
SECTION 1.
The article and section references contained in this ordinance are to the Carrboro Land
23
Use Ordinance.
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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
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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 wider 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.
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11/18 �F�' COPO 'PROP05ED NSA ORDIIICEf. 11- ............F ........... Y ............................................... ...........................�,:. .. s: ....�t......................... ..:
(1) Floodways: multiply the area within a floodway by a factor of 1.0.
(2) Wetlands: multiply the area of designated wetlands by a factor of 0.95.
(3) Major Rock Formations: multiply the area of major rock formations by a factor of
0.90.
(4) Steep Slopes: multiply the area of land with natural ground slopes exceeding 25
. percent by a factor of 0.80.
(5) Land traversed by high - tension electrical transmission lines (69kv or higher):
multiply the area within the power easement by a factor of 0.75.
(6) Floodplains: multiply the 100 -year floodplain by a factor of 0.5.
(7) Moderately steep slopes: multiply the area with natural ground slopes of between 15
and 25 percent by a factor of 0.4.
(8) Land traversed by underground utility lines (not within a street right of way):
multiply the area within the easement (or if no easement exists, the area within ten
feet on either side of the line) by a factor of 0.3.
(d) If the development is not to be served by OWASA owned water and sewer lines, then the
maximum number of dwelling units shall be determined in reference to an actual yield plan prepared by the
developer in accordance with the provisions of this subsection. The yield plan shall be a conceptual layout
of a single family residential subdivision (containing proposed lots that meet the minimum lot size
requirements of the district where the property is located, streets, easements, and other pertinent features)
that could be developed within the tract in question in accordance with the provisions of this chapter.
Although the yield plan must be drawn to scale, it need not reflect any great degree of site engineering.
However, it must be a realistic layout reflecting a development pattern that could reasonably be expected to
be implemented, taking into account the topography of the land and natural constraints, existing easements
and encumbrances, and the applicable provisions of this chapter, particularly those relating to open space,
recreational facilities, and street rights of way. In addition, the yield plan shall be prepared under the
assumption that each lot will be served with an individual septic tank located on the same lot as the house it
serves. The applicant shall submit evidence (in the form of a preliminary soils evaluation from Orange
County or comparable information from a qualified source) that there appears to be sufficient suitable soil
within each of the proposed lots to support a septic tank system serving at least a three- bedroom house.
When a yield plan meeting the requirements of this subsection has been submitted, the zoning administrator
shall confirm this in a letter to the developer, which letter shall indicate the maximum number of dwelling
units that can be developed on the tract in accordance with this subsection.
SECTION 3. Section 15 -198 is amended by making the following changes:
(a) Subsection 15- 198(b) is amended by adding two new subsections as follows:
(Page 3 of 33
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(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
('age 4 of 33
ai i /1�9 /98DRAFT CQPIfOF PROPOSEDNSAORDIANCEz
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1 areas shall be designated as open space.
2
3 (d) Subsection 15- 198(g) 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 percentage of open
7 space set forth in subsection (c). If the sum total of open space otherwise required under the
8 provisions of subsections (d) and (e) exceeds forty percent of the development tract (twenty
9 percent in the R -2 district), then the permit issuing authority shall allow the developer to set
10 aside a smaller area of open space under subsections (d) and (e), individually or collectively,
11 so that the developer is not required to preserve as open space more than forty percent of the
12 development tract (twenty percent in the R -2 district). However, if areas that constitute
13 primary conservation areas have not been set aside as open space, then the development plans
14 shall otherwise provide for the preservation of such areas even though they may be located
15 within privately owned lots (e.g. by specifying buildable areas within individual lots).
16
17 (e) Subsection 15- 198(h) is amended to read:
18
19 (h) If the area of open space required to be preserved under subsections (d) and
20 (e) does not exceed forty percent (40 %) of the area of the development tract (201/o in the R -2
21 district), then the permit issuing authority may require that the developer set aside from
"'22 among the areas that constitute secondary conservation areas as defined above an amount of
23 open space equal to the difference between the amount of open space preserved under
24 subsections (d) and (e) and forty percent (40 %) of the development tract (20% in the R -2
25 district).
26
27 (f) Subsection 15- 198(b)(3) is amended by adding a new subsection "c" to read as follows:
28
29 (c) Areas used for the growing of crops, such as hay, corn, or vegetables, if and to
.30 the extent that such uses occur within an area that is subject to the control of a homeowners
31 association and such uses are approved by the homeowners association.
32
33 SECTION 4. Article IX, Part I, is amended by adding a new Section 15 -141.2 to read as follows:
34
35 Section 15 -141.2 Villasze Mixed Use District Established
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37 (a) There is hereby established a Village Mixed Use (VMU) district. This district is established.
38 to provide for the development of rural new villages at a scale intended to continue Carrboro's small town
39 character as described in its Year 2000 Task Force Report.and to promote a traditional concept of villages.
40 The applicant for rezoning to this district must demonstrate that its planning, design and development will
41 achieve, but not necessarily be limited to, all of the following specific objectives:
42
43 1. The preservation of open space, scenic vistas, agricultural lands and natural resources
44 within the Town of Carrboro and its planning jurisdiction and to minimize the
45 potential for conflict between such areas and other land uses;
46
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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
rezoning:
(1) Comprises at least fifty, but not more than two hundred, contiguous acres. For
purposes of this subsection, acreage is not "contiguous" to other acreage if separated
by a public street or connected only at a point less than one hundred feet in width; and
(2) Is so located in relationship to existing or proposed public streets that traffic
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# 11/� 9/98 ARAFi COP�O ED NSA ORD'(NANC
generated by the development of the tract proposed for rezoning can be
accommodated without endangering the public health, safety, or welfare; and
(3) Will be served by OWASA water and sewer lines when developed;
(e) Nothing in this section is intended to limit the discretion of the board of aldermen to deny an
application to rezone property to a VMU district if it determines that the proposed rezoning is not in the
public interest.
(f) When a VMU rezoning application is submitted (in accordance with Article XX of this
ordinance), the applicant shall simultaneously submit either (i) a conditional use permit application for a
village mixed use development in accordance with the provisions of Section 15 -176.1 of this chapter, or (ii)
an application for approval of a master plan for the proposed village mixed use development, in accordance
with the following provisions.
(1) The master plan shall show, through a combination of graphic means and text
(including without limitation proposed conditions to be included in the conditional
use permit for the proposed development):
a. The location, types, and densities of residential uses;
b. The location, types, and maximum floor areas and impervious surface areas
for non - residential uses;
C. The location and orientation of buildings, parking areas, recreational facilities,
and open spaces;
d. Access and circulation systems for vehicles and pedestrians;
e. How the development proposes to satisfy the objectives of and comply with
the regulations applicable to a village mixed use development as set forth in
Section 15 -176.1 of this chapter;
f. How the development proposes to minimize or mitigate any adverse impacts
on neighboring properties and the environment, including without limitation
impacts from traffic and stormwater runoff, and
Cr. How the development proposes to comply with the town's "Village Mixed
Use Vernacular Architectural Standards."
(2) The planning board, Northern Transition Advisory Committee, Appearance
Commission, Environmental Advisory Board, Transportation Advisory Board (and
other advisory boards to which the board of aldermen may refer the application) shall
review the proposed master plan or conditional use permit application at the same
time it considers the applicant's rezoning request. In response to suggestions made
by the planning board (or other advisory boards), the applicant may revise the master
(Page 7 of 33
z 1 98 DRAFTCOPYA OFPROPOSED S%�►ORD <INANCE
4.
plan or conditional use permit application before it is submitted to the board of
aldermen.
(3) If the applicant submits a proposed master plan (rather than a conditional use permit
application) with the VMU rezoning application, then:
a. The rezoning application and master plan proposal shall be reviewed
concurrently by the board of aldermen according to the same procedures and
in accordance with the same standards applicable to other zoning
amendments; and
b. The Board may not approve the VMU rezoning application unless it
simultaneously approves the master plan for the development of the property,
subject to such reasonable modifications and conditions as the Board may
impose in the exercise of its legislative discretion.
(4) If the applicant submits a conditional use permit application (rather than a proposed
master plan) with the VMU rezoning application, then:
a. The rezoning application and conditional use permit application shall be
reviewed concurrently by the board of aldermen according to the same
.procedures and in accordance with the same standards applicable to other
conditional use pen-nit applications; and
b. The Board may not approve the VMU rezoning application unless it
simultaneously approves the conditional use permit application for the
development of the property, which conditional use permit may be approved
subject to reasonable conditions and requirements as set forth in Section 15-
59.
(5) If a VMU rezoning application is approved with a master plan (rather than a
conditional use permit), approval of the master plan under this section does not
obviate the need to obtain a conditional use permit for the village mixed use
development in accordance with the provisions of Section 15 -176.1 of this chapter.
a. In addition to other grounds for denial of .a conditional use permit application
under this chapter, a conditional use permit for a village mixed use
development may be denied on the basis that the application is inconsistent
with the approved master plan. However, if the conditional use permit is
approved, the board of aldermen shall be deemed to have amended the master
plan to bring it into conformity with the conditional use permit.
b. No conditional use permit for a village neighborhood mixed use development
may be denied for reasons set forth in Subsection 15- 54(c)(4) if the basis for
such denial involves an element or effect of the development that has
previously been specifically addressed and approved in the master plan
(Page 8 of 33
1 i / 19/98 D't�FT OftR_ Fl P 6bo", Ds��I "S akalp, ...�:. ...... -
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1 approval process, unless (i) it can be demonstrated that the information
2 presented to the board of aldermen at the master plan approval stage was
3 materially false or misleading, (ii) conditions have changed substantially in a
4 manner that could not reasonably have been anticipated, or (iii) a basis for
5 denial for reasons set forth in Subsection 15- 54(c)(4) is demonstrated by clear
6 and convincing evidence.
7
8 (6) Subject to Subsection 15- 141.2(f)(5), a master plan approved under this section may
9 only be amended in accordance with the provisions applicable to a rezoning of the
10 property in question.
11
12 SECTION S. Article XI, Part II is amended by adding a new Section 15 -176.2 to read as follows:
13
14 Section 15 -176.2 Villaize Mixed Use Developments
15
16 (a) In a village mixed use development, a maximum of ten percent of the total gross acreage of
17 the tract, or five acres, whichever is less, may be used for purposes permissible in the B -3T or OA districts,
18 subject to any conditions or limitations (including limitations on the types of permissible uses) contained in
19 the remaining provisions of this section, the Master Plan, or the conditional use permit that authorizes the
20 development in question.
21
22
(1)
Within the portion of the tract developed for commercial purposes, the regulations
23
(other than use regulations, which are governed by the provisions immediately above)
24
applicable to property zoned B -3T shall apply except as otherwise provided in this
25
section or as otherwise allowed by the board of aldermen in the approval of the
26
Master Plan or conditional use permit for the development.
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(2)
The commercial portions of the village mixed use development shall be contained
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within a "storefront use area." This area shall be designed to provide a variety of
30
retail shops and services to support the day -to -day needs of village residents and other
31
local residents, complemented by other compatible business, civic and residential
32
uses in commercial-type buildings in a manner consistent with a small downtown of
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or central market place in the community.
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(3)
Storefront use areas shall be located so they are easily accessible by pedestrians from
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as much of the residential areas as possible (preferably within 1,500 feet — a five -
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minute walk). Nonresidential uses that are intended or expected to serve an area
38
beyond the development itself shall be located to the extent practicable to permit
39
vehicular access from outside the development without passing through residential
40
streets.
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(4)
Storefront use areas shall be located at least 200 feet from an arterial street and at least
43
one -half mile from the nearest edge of another commercial center.
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(5)
Parking areas that serve commercial facilities shall be screened with a Type A screen
46
from the view of public streets located outside the development.
(Page 9 of 33
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1
2 (6) If and to the extent that dwelling units are constructed above commercial uses in
3 commercial areas, the additional vehicle accommodation area required to
4 accommodate such residential uses shall not be treated as commercial area for
5 purposes of the "cap" on commercial areas established by this section.
6
7 (7) Commercial areas shall surround or be located adjacent to or across the street from a
8 public park, green, or square, which area may be credited as part of the open space
9 required of the development.
10
11 (8) Within the commercial areas authorized under this section, buildings shall be
12 designed and constructed so that each individual enterprise occupies (whether as
13 tenant or owner occupant) an area of not more than 2,000 square feet per floor.
14
15 (b) Portions of the tract not developed in accordance with the provisions of subsection (a) above
16 may be developed in accordance with the provisions of this chapter applicable to property that is zoned R-
17 10, except as those provisions are modified by the provisions of this section or the Master Plan or conditions
18 imposed by the board of aldermen in the issuance of the conditional use permit.
19
20 (1) The number of dwelling units permissible within the entire tract shall be determined
21 in accordance with the provisions of Section 15 -182.3 (as adjusted by density bonuses
22 awarded for providing affordable housing under Section 15- 182.4), subject to the
23 following:
24
25 a. Areas used for commercial purposes shall not be subtracted from the adjusted
26 tract acreage before determining permissible density;
27
28 b. All dwelling units constructed above commercial uses in commercial areas
29 4e.g. -a second story apartment located above a first floor retail store or office)
30 shall be permissible in addition to the number of dwelling units otherwise
31 authorized under this section.
32
33 (2) The residential portions of the development shall contain a mixture of housing types
34 that are generally reflective of the housing types in Carrboro and ownership /rental
35 options so that the development provides housing opportunities for persons within as
36 broad a range of income levels as is feasible. Different housing types and price
37 ranges shall be intermixed rather than segregated.
38
39 a. The development shall contain an area known as a "townhouse use area."
40 This area shall be designed to provide for a variety of housing opportunities,
41 including residential buildings such as townhouses and/or apartments in close
42 proximity to the storefront area, and to provide for the flexible use of such
43 buildings to accommodate compatible business and civic uses which
44 supplement the storefront area. The townhouse use area shall be a designated
45 geographic unit generally located along neighborhood streets and adjacent to
46 the storefront area. In approving a conditional use permit for a Village Mixed
(Page 10 of 33
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1. 19 %98 3DRAFT£ COPY OF PROPOSED NS ORDINANW
t...�..... .........
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:
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. auto related uses
b. drive -in or through windows
C. 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
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."
...................................................................................................................... ...............................
Tage 11 of 33
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(1)
Conservancy use areas are areas designed to create a visual and physical distinction
3
between the development, the surrounding countryside, and any neighboring
4
developments.
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(2)
Greens, parks and squares are spatially defined and distributed open spaces within the
7
village mixed use development designed to serve a variety of outdoor leisure and
8
assembly needs of village residents and to enhance the form and appearance of the
9
development.
10
11
(3)
There shall be a main village green, which shall be centrally located in close
12
proximity to the storefront area as described in subsection (a)(2). Other, smaller
13
greens shall be dispersed throughout the remainder of the village center in such a way
14
that no lot is more than a walking distance of 1,320 feet from a green, square or park.
15
The main village green shall be designed to a pedestrian scale and shall be no less
16
than 30,000 square feet in size, while the other, smaller greens, squares and parks
17
shall be no less than 10,000 square feet in size.
18
19
(4)
Open space areas set aside in accordance with this section may be used to satisfy the
20
forty percent requirement of subsection 15- 198(c). If the areas the developer is
21
required to set aside as open space under Section 15 -198 together with the areas
22
required to be set aside under this subsection exceed forty percent of the mixed use
23
development, then the board of aldermen shall allow the developer to set aside less
24
than the one or more of the categories of open space otherwise required under Section
25
15 -198 or this subsection so that the developer is not required to preserve as open
26
space more than forty percent of the development tract.
27
28
(f) Village Mixed Use Developments shall meet the following objectives with regard to land use
29
arrangement and design criteria:
30
31
(1)
Overall Form.
32
33
a. Open space should be designed to follow the natural features whenever
34
possible and to provide for an agricultural, forest and undeveloped character
35
of the land.
36
37
b. The core of the village shall be distinguished from the peripheral, contiguous
38
open space by a well- defined "hard edge" of dwellings in contrast with the
39
open, largely agricultural, forest and undeveloped character of the open space.
40
41
C. The village should be sited so as to best preserve natural vistas and the
42
existing topography.
43
44
d. The village should be designed in a generally rectilinear pattern of blocks and
45
interconnecting streets and alleys, defined by buildings, street fiimiture,
46
landscaping, pedestrian ways and sidewalks.
Tage 12 of 33
x ` 11/ 19%98 'DRAFT COPY OF�PitOPOSEDSi4 RD[N��GE
....... :..... �. .m ,;;c ...:r::::
....... ......... ............ .......L. .. ...... ...: ....". .:Y }. �°"i.°k.:: .... .. .... ... ... i tii" ...... " CS. ...,...: ,:.......
(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 be
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.
d. Each block which includes storefront and narrow frontage townhouse lots
shall be designed to include an alley or small clusters of parking, with service
access in the rear. Blocks of wide frontage townhouse lots need not be
designed to include an alley and rear parking.
e. Similar land use types shall generally front one another while dissimilar land
use types shall generally abut along alleys or rear parking.
f. Lot layout, path and sidewalk design shall ensure pedestrian access to each
Wage 13 of 33
11/19% 8 DRA COpYZOf PROPOSED NSA ORDINANCE
1 lot.
2
3 g. The build -up line specifies a cornice height that establishes the prominent
4 visual dimension of a building and defines its proportion in relation to the
5 street. It should vary, with no more than sixty (60) consecutive feet of the
6 build -up line having a similar cornice or- roofline, and be beriveen one and two
7 and one -half stories in height. A two -story build -up line can range from 20 to
8 25 feet above average ground level.
9
10 (4) Storefront and Townhouse use Area Design Components
11
12 a. New multi - family and commercial buildings in storefront and townhouse use areas shall be subiect to
13 a maximum front setback (the "build -to" line) in order to maintain a strong
14 sense of streetscape. Such buildings shall generally be of tiro -story
15 construction (to the so- called "build -up" line) and shall be designed in
16 accordance with the design standards of this chapter and any other applicable
17 standards. To create a defined edge to the village's public space, new multi -
18 family or commercial buildings should conform to a consistent setback from
19 the street. Porches for multi - family or townhouse construction can extend
20 beyond the build -to line. In addition, building faces, as well as a majority of
21 the roof ridgelines should be parallel to the street.
22
23
24 b. Maximum height regulations are 35 feet and two and a half stories.
25
26 C. Minimum street frontage is 25 feet.
27
28 d. Setback regulations are as follows: Front = no minimum required; maximum
29 is 15 feet; Rear = 20 feet minimum; Side = Zero minimum lot lines are
30 allowed, except at block ends or adjacent to alleys or pedestrian N;-alks as
31 required under block design requirements.
32
33 e. Parking within this area shall be subject to the other parking requirerramts of
34 this chapter as well as the following:
35
36 1. Non - residential off -street parking shall generally be to the side or the
37 rear, or located within internal parking areas got risible from the
38 street.
39
40 2. On -street parking spaces along the front proper-n- line of a lot except
41 where there are driveway curb cuts) shall be counted to«-a-d the
42 minimum number of parking spaces required for he use on tha::ot.
43
44 3. On -street parking space shall be designed as eith:�r parallel to t'_e curb
45 on both sides of the street, or diagonal to the s-z eet on the ste: _front
46 side with landscaped breaks serving the pedestrian alleyways.
(Page 14 of 33
Mr
DRAF OPY OF PROPOSED NSA ORDINAN Y
v..�...:.., ... ... .,...:. t t ........ i... ...: rfir., ...... r >.....
4. Off —street parking may be located within 60 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.
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:
1. Include show windows on, the ground level. Storefront windows are
to be large and traditionaf 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;
Page 15 of 33
x ..�:1/� DRA;:FT COPYQFPROPOSED NSAORD:INANCE
..........x .................
4. Project lighting on the sidewalk from about eight feet in conformance
with other lighting regulations herein;
5. Present the principal entrance of the 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
approval of the Appearance Commission. Awnings are encouraged.
Commercial grade windows and doors shall be used. with wood encouraged,
and other materials being subject to the approval of the Appearance
Commission.
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.
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.
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . ..................... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. .. . . . . . . . . . . . .
(Page 16 of 33
1 -1... RAFTCOPY OFPROPOED�IS RDI�IiAi
NO
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 yard: 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 (ADU) per
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.
............................................................ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
(Page 17 of 33
98 1AFT POPOSE
.....O
....... r . F R DNS.A�O ........ ... RDINANCE`
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 provide
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 XIV of this chapter.
e. Sidewalk widths shall be at least six feet in retail /commercial areas, and at
least four feet in residential, as well as townhouse, areas.
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 townhouse, nor shall off street parking be the principal use of
corner lots in these areas.
(Page 18 of 33
r =1 % WRAFOPY OF PROPOSED NSAo ORDINNGE ...r
:.... ,......... �....... ,........t
2 C. Any off street parking space or parking lot in a storefront, townhouse, or civic
3 area which abuts a street right -of -way shall be buffered from the right -of -way
4 by a landscaped area no less than 4 feet wide in which is located a continuous
5 row of shrubs no less than 3 1/2 feet high, or by a wall no less than 4 feet and
6 no more than 6 feet high.
0
8 d. Off street parking in the storefront and narrow frontage townhouse areas shall
9 generally be accessible from an alley only.
10
11 (8) Landscaping
12
13 a. The applicant shall submit a comprehensive landscape master plan for all
14 areas of the village, and village conservancy areas, identifying the location
15 and size of both existing vegetation to be retained and proposed new
16 vegetation, typical planting materials, the phasing of landscape installation
17 and planting methods.
18
19 b. Shade trees shall be provided along each side of all streets, public or private,
20 existing or proposed. Shade trees shall also be massed at critical points, such
21 as at focal points along a curve in the roadway. In locations where healthy
22 and mature shade trees currently exist, the requirements or new trees may be
23 waived or modified.
24
25 C. Parking lots larger than 19 spaces and/or 6,000 square feet in size shall have
26 internal landscaping as well as buffering landscaping on the edge of the lot.
27
28 d. Trees and other plants should be chosen with reference to the list set forth in
29 Appendix E.
30
31 e. Trees and other public landscaping shall be protected by means of suitable
32 barriers.
33
34 f. The method and means for providing quality street trees and other community
35 landscaping such as in village greens, parks, and squares shall be addressed.
36
37 g. The developer shall be required to post a suitable performance bond to ensure
38 that any tree that dies within eighteen (18) months of planting shall be
39 replaced with the same species and size, and that any tree shall be well
40 maintained, i.e., irrigated and fertilized, for a total of thirty-six (36) months
41 from time of planting. If trees are removed, they shall be replaced with trees
42 of similar size and function.
43
44 SECTION 6. Article XII is amended by adding a new Section 15 -182.4 to read as follows:
45
46 Section 15 -182.4 Residential Density Bonuses for Affordable Housinp,
(Page 19 of 33
11 %98�DRAFTCOPYOF PROPOSED NSA�fORD1]VANC�
1
2 (a) For purposes of this section, an affordable housing unit means a dwelling unit (i) that is
3 offered for sale at a price that does not exceed two and a half times an amount equal to eighty percent of
4 the annual median income level for a family of four in the Raleigh - Durham- Chapel Hill Metropolitan
5 Statistical Area, and (ii) with respect to which the developer has entered into an arrangement with a non -
6 profit land trust or other non- profit entity to ensure that such dwelling contains to remain affordable as
7 described herein, and (iii) that conforms to the town's "Design Standards for Affordable Housing"
n
9 (b) The maximum residential density permissible within a development whose maximum density
10 would otherwise be determined in accordance with the provisions of subsection 15- 182.3(b) shall be
11 increased by two dwelling units for every one affordable housing unit included within the development, up
12 to a maximum of 150% of the density otherwise allowable. To illustrate, if the maximum density of a tract
13 would be 100 dwelling units considering only the provisions of subsection 182.3(b), a developer who chose
14 to construct 10 affordable housing units as part of the development of that tract would be allowed to
15 construct 10 additional dwelling units that did not satisfy the "affordability" criteria set forth in subsection
16 (a), for a total density of 120 dwelling units. In this illustration, the maximum possible density that could be
17 achieved would be 150 dwelling units if the developer constructed at least 25 affordable housing units.
18
19 (c) Within any development that provides affordable housing units, the minimum area that must
20 be set aside as open space to satisfy the requirements of Section 15 -198 may be reduced by an amount equal
21 to twice the land area consumed by all such affordable housing units, subject to a maximum reduction of 10
22 percent in the amount of open space otherwise required.
23
24 (d) Affordable housing units constructed in accordance with this section shall be interspersed
25 throughout the development rather than isolated in one area and segregated from the other dwellings that do
26 not satisfy the "affordability" criteria set forth in subsection (a).
27
28 (e) density bonus provisions of this section, the permit issuing authority shall ensure, by
29 approval of a condition, phasing schedule, or otherwise, that affordable housing units are actually provided
30 in accordance with the provisions of this section. Without limiting the generality of the foregoing, the permit
31 issuing authority may impose a condition specifying that units" may not be issued until the corresponding
32 affordable housing units are constructed and offered for sale for an amount that is consistent with definition
33 set forth in subsection (a).
34
35 SECTION 7. Section 15 -146 (Table of Permissible Uses) is amended by adding a new classification
36 32.000 entitled "Village Mixed Use Development" and by adding the following language across the table
37 opposite this use classification: "Permissible only in Village Mixed Use Districts (See Section 15- 141.2)
38 pursuant to a conditional use permit)."
39
40 SECTION 8. Section 15 -136 is amended by adding a new subsection (11) to read as follows:
41
42 (11) O/A CU Office /Assembly Conditional Use. This district is identical to the O/A district
43 shall be subject to all regulations applicable to the O/A district (including but not limited to
44 the performance standards set forth in Part 1 of Article XI) except as follows:
45
46 a. This district shall be a conditional use district authorized under N.C.G.S. 160A -382.
Tage 20 of 33
11/19%98 R�AFT�COPY OF P_ROPOSE;DgNSA OvRDtNANE.....::
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.
b. There shall be no minimum size for this district and no single, contiguous tract in
excess of five (5) acres may be rezoned to a O/A CU district.
C. As indicated in the Table of Permissible Uses, the only permissible use within an O/A
CU district is an office /assembly planned development, and an office /assembly
planned development is permissible only in an O/A CU district.
1. The applicant for an office /assembly planned development conditional use
permit shall specify which of the use classifications generally permissible
with an O/A district the applicant wants to make permissible within the
proposed O/A CU district.
2. Once a conditional use permit authorizing an office /assembly planned
development has been issued, then individual tenants or occupants of the
spaces or properties covered by the permit may occupy or use such individual
spaces or properties without need for additional zoning, special use, or
conditional use permits, so long as such use or occupancy is consistent with
the approved conditional use permit including limitations on permissible use
classifications approved pursuant to subsection 1 above or other conditions or
limitations imposed as conditions pursuant to Section 15 -59.
3. Uses within the O/A CU district shall be limited to those where loading and
unloading occurs during daylight hours only.
d. When an O/A CU rezoning petition is submitted (in accordance with Article XX of
this chapter), the applicant shall simultaneously submit a conditional use permit
application for an office /assembly planned development.
1. The rezoning and conditional use permit applications shall be processed and
reviewed concurrently.
2. The board of aldermen shall simultaneously conduct a public hearing on the
rezoning and conditional use permit applications, in accordance with the
procedures applicable to other conditional use permit applications.
3. If the Board concludes in the exercise of its legislative discretion that the
proposed rezoning would not be consistent with the public health, safety, or
welfare, it may deny the application in accordance with the same procedures
applicable to any ordinance amendment request.
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
(Page 21 of 33
1.i1 :t....... ..98 .D.....R... A..F....7..'COPI� .".Y O �: FPR......... ......... S �#1�Q...I.... tA..N.. CE ...OPOSD N/19 /
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1 and requirements a set forth in Section 15 -59.
2
3 e. Buildings within the O/A CU district shall comply with the following standards:
4
5 1. Exterior walls shall be constructed of materials commonly used on the
6 exterior walls of single - family residences (such as brick, stone, wood or
7 fabricated residential lap siding made of hardboard or vinyl).
8
9 2. The pitch of the roof shall have a minimum vertical rise of one foot for every
10 two feet of horizontal run.
11
12 3. Windows shall be of a type commonly used in single - family residences.
13
14 SECTION 9. Section 15 -146 (Table of Permissible Uses) is amended by adding a new classification
15 33.000 entitled "Office /Assembly Planned Development" and by adding the following language across the
16 table opposite this use classifications: "Permissible only in Office/ Assembly Conditional Use Districts (see
17 Subsection 15- 136(11.) pursuant to a conditional use permit)."
18
19 SECTION 10. The first sentence of Subsection 15- 325(1) is amended to read as follows: "Except
20 when the request is to rezone property to a conditional use district, the Board shall not consider any
21 representations made by the petitioner.that, if the change is granted, the. rezoned property will be used for
22 only one of the possible range of uses permitted in the requested classification."
23
24 SECTION 11. The title of Part I of Article XI is amended to read "Non- Residential Performance
25 Standards," and Section 15 -161 is rewritten to read as follows:
26
27 Section 15 -161 "Good Neighbor" Performance Standards for Non - Residential Uses
28
29 The provisions of this part are designed to provide performance standards by which applications for
30 non - residential development will be evaluated by the town and by which the actual performance of those
31 operations and uses will be monitored by the town for compliance. The purposes of these performance
32 standards are to protect the town in general, and abutting and neighboring landowners in particular, from any
33 potential negative impacts that new nonresidential uses may have on the physical environment and on the
34 quality of life currently enjoyed by the residents of Carrboro's planning jurisdiction.
35
36 SECTION 12. Section 15 -162 is rewritten to read as follows:
37
38 Section 15 -162 Smoke, Dust Fumes Vapors Gases and Odors
39
40 (a) Emission of smoke, dust, dirt, fly ash, or other particulate matter, or of noxious, toxic or
41 corrosive fumes, vapors, or gases in such quantities as to be evident or perceptible at the property line of any
42 lot on which a use is conducted, or which could be injurious to human health, animals, or vegetation, or
43 which could be detrimental to the enjoyment of adjoining or nearby properties, or which could soil or stain
44 persons or property, at any point beyond the lot line of the commercial or industrial establishment creating
45 that emission shall be prohibited.
46
. . . . . . . . . . . . . . . . . .. . .. . . . .. . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Page 22 of 33
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;1 1!19/9 RAFT W * O ARROP, E NSA ORDINiq► SCE �$�
......................... ...................................,............ .......................,......: ...............� ........
(b) No use shall be permitted to produce harmful, offensive, or bothersome odors, scents, or
aromas (such as, but not limited to, those produced by manufacturing processes, food preparation, food
processing, fish sales, rendering, fermentation processes, decaying organic matter, and incinerators)
perceptible beyond the property line of the lot where such use is located either at ground level or any
habitable elevation.
(c) The location and vertical height of all exhaust fans, vents, chimneys, or any other sources
discharging or emitting smoke, fumes, gases, vapors, odors, scents or aromas shall be shown on the
application plans, with a description of the source materials.
SECTION 13. Section 15 -165 (Odors) is repealed and replaced with a new Section 15 -165 to read as
follows:
Section 15 -165 Ground Water Supply.
(a) All outdoor storage facilities for fuel, chemical, or industrial wasters, and potentially harmful
raw materials, shall be located on impervious pavement, and shall be completely enclosed by an impervious
dike high enough to contain the total volume of liquid kept in the storage area, plus the accumulated rainfall
of a fifty (50) year storm. This requirement is intended to prevent harmful materials from spilling and
seeping into the ground, contaminating the groundwater.
(b) Non - corrosive storage tanks for heating oil and diesel fuel, not exceeding two hundred
seventy five (275) gallons in size, may be exempted from the requirements of this section provided that there
is no seasonal high water table within four (4) feet of the surface, and that rapidly - permeable sandy soils are
not present.
SECTION 14. Section 15 -243 (Excessive Illumination) is rewritten to read as follows:
Section 15 -243 Excessive Illumination.
(a) Outdoor lighting (not including sign lighting) shall be controlled in both height and intensity
as provided in this section.
(b) No development shall be permitted to produce a strong light or reflection of that light beyond
its lot lines onto neighboring properties, or onto any street so as to impair the vision of the driver of any
vehicle upon such street.
(c) Light fixtures may not exceed fifteen (15) feet in height, and luminaries shall be shielded or
configured to cast the light downward and to prevent light from shining beyond the lot lines into neighboring
properties or public ways. The permit issuing authority may by condition impose additional requirements as
necessary to prevent adverse impacts to adjoining properties and residents.
(d) Under no circumstances may the light level at the lot line exceed 0.2 foot - candles, measured
at ground level.
SECTION 1 S. Subsection A -6 (b)(15) is amended to read as follows: "Outdoor illumination with
(Page 23 of 33
?Ml
DRRA T C� 1� OAF P- POSED NSA °;,O1 DINA7�ICE '
1 lighting fixtures sufficiently identified to demonstrate compliance with Sections 15 -242 and 15- 243."
2
3 SECTION 16. Section 15 -163 (Noise) is amended by adding the following two sentences at the end
4 of subsection (a): "Noises that exceed the levels set forth below shall be deemed annoying or disruptive.
5 Low frequency noises shall be considered annoying and disruptive if they exceed the decibel levels set forth
6 below when measured without using an A- weighted filter, or if such noises generate a perceptible vibration
7 within structures located beyond the boundaries referenced above."
8
9 SECTION 17. Section 15 -50 is rewritten to read as follows:
10
11 Section 15 -50 Site Planning Procedures for Maior Subdivisions
12
13 (a). Before submitting an application for a conditional or special use permit for a major
14 subdivision, the applicant shall comply with the requirements of this section.
15
16 (b) The applicant shall submit a site analysis plan drawn approximately to scale (linch = 100
17 feet) that contains the following information:
18
19 (1) The name and address of the developer;
20
21 (2) The proposed name and location of the subdivision
22
23 (3) The approximate total acreage of the proposed subdivision;
24
25 (4) Topographic lines based on maps published by the U.S. Geological Survey; and
26
27 (5) The location of all primary and secondary conservation areas as defined in
28 subsections 15- 198(b)(4) and (5).
29
30 (c) After the site analysis plan has been submitted, the planning staff shall schedule a mutually
31 convenient date to walk the property with the applicant and the applicant's site designer. Designated
32 members of the Planning Board, Northern Transition Advisory Committee, Transportation Advisory Board,
33 and Appearance Commission, shall be notified of the date and time of this "on -site walkabout " The purpose
34 of this visit is to familiarize town officials with the property's special features and to provide an informal
35 opportunity for an interchange of information as to the developer's plans and the town's requirements.
36
37 (d) Prior to the submission of a conceptual preliminary plan as described in subsection (e), the
38 staff shall meet with the developer to discuss how the four -step approach to designing subdivisions described
39 below could be applied to the subject property. This conference may be combined with the on -site
40 walkabout.
41
42 (e) Following completion of the steps described in subsections (b), (c), and (d), the developer
43 shall submit a conceptual preliminary plan of the proposed subdivision, prepared in accordance with the
44 four -step process described in subsection (f). This plan shall be a preliminarily, engineered sketch plan
45 drawn to illustrate initial thoughts about a conceptual layout for open space, house sites, and street
46 alignments. This is the stage where drawings are tentatively illustrated, before heavy engineering costs are
Page 24 of 33
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11/�19/98DRAT COIF 0� PROPOSED NSAORINANE
.................. .. ......... .........
incurred in the design of any proposed subdivision layout. The planning staff shall review this plan and
provide comment to the developer on the overall pattern of streets, houselots, open space, and the treatment
of primary and secondary conservation areas in light of the applicable requirements of this chapter.
(f) Each conceptual preliminary plan shall be prepared using the following four =step design
process:
(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.
(g) The conceptual preliminary plan shall demonstrate that the proposed development will satisfy
the following objectives, as more particularly described in the remaining provisions of this chapter:
1. Protects and preserves all floodplains, wetlands, and steep slopes from clearing,
grading, filling, or construction (except as may be approved by the Town for
essential infrastructure or active or passive recreation amenities).
2. Preserves and maintains mature woodlands, existing fields, pastures, meadows, and
orchards, and creates sufficient buffer areas to minimize conflicts between
residential and agricultural uses. For example, locating houselots and driveways
within wooded areas is generally recommended, with two exceptions. The first
involves significant wildlife habitat or mature woodlands which raise an equal or
greater preservation concern, ad described in # 5 and # 8 below. The second
involves predominantly agricultural areas, where remnant tree groups provide the
only natural areas for wildlife habitat.
3. If development must be located on open fields or pastures because of greater
constraints in all other parts of the site, dwellings should be sited on the least prime
agricultural soils, or in locations at the far edge of a field, as seen from existing
public roads. Other considerations include whether the development will be
visually buffered from existing public roads, such as by a planting screen consisting
of a variety of indigenous native trees, shrubs and wildflowers (specifications for
which should be based upon a close examination of the distribution and frequency
of those species, found in a typical nearby roadside verge or hedgerow).
(Page 25 of 33
2.
„9/98 DRAFT COPY OF. "PROPOZSEDNSA, ORDII
.. . ...... ,.
4. Maintains or creates an upland buffer of natural native species vegetation of at least
100 feet in depth adjacent to wetlands and surface waters, including creeks,
streams, springs, lakes and ponds.
5. Designs around existing hedgerows and treelines between fields or meadows.
Minimizes impacts on large woodlands (greater than five acres), especially those
containing many mature trees or a significant wildlife habitat, or those not degraded
by invasive vines. Also, woodlands of any size on highly erodible soils with slopes
greater than 10 percent should be avoided. However, woodlands in poor condition
with limited management potential can provide suitable location for residential
development. When any woodland is developed, great care shall be taken to design
all disturbed areas (for buildings, roads, yards, septic disposal field, etc) in
locations where there are no large trees or obvious wildlife areas, to the fullest
extent that is practicable.
6. Leaves scenic views and vistas unblocked or uninterrupted, particularly as seen
from public roadways. (For example, in open agrarian landscapes, a deep, "no-
build, no- plant" buffer is recommended along the public roadway where those
views or vistas are prominent or locally significant. In wooded areas where the
sense of enclosure is a feature that should be maintained, a deep "no- build, no -cut"
buffer should be respected, to preserve existing vegetation.
7. Avoids siting new construction on prominent hilltops or ridges, by taking
advantage of lower topographic features.
8. Protects wildlife habitat areas of special species listed as endangered, threatened, or
of special concern by the state or federal government.
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, barn 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 Preseri!ation Areas, produced by the Natural Lands Trust. For
example, fragmentation of open space should be minimized so that these resource
. . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... ... . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . .. ... . . . .
(Page 26 of 33
i jg dY� i•^ fi .-
� 11 zt, 4 Fri COSY F PROPyOSED NSA ORDINANCE
..... �S e... .,.....:::.... ' :....,.. a....
1 areas are not divided into numerous small parcels located in various parts of the
2 development. To the greatest extent practicable, this land shall be designed as a
3 single block with logical, straightforward boundaries. Long thin strips of
4 conservation land shall be avoided, unless the conservation feature is linear or
5 unless such configuration is necessary to connect with other streams or trails. The
6 open space shall generally abut existing or potential open space land on adjacent
7 parcels, and shall be designed as part of larger, contiguous, and integrated
8 greenway systems, as per the policies in the Open Space and Recreation section of
9 the Town's Ordinance.
10
11 SECTION 18. Subsection 15- 263(a)(2) is amended to read as follows:
12
13 (a) All developments shall be constructed and maintained so that they do not cause damage to
14 other properties with their surface waters. To achieve this objective, the potential impacts
15 on surface water quantity and quality from all proposed developments requiring special use
16 or conditional use permits shall be identified and evaluated by the town engineer, staff and
17 the environmental advisory board. The developer shall implement mitigation measures as
18 are determined to be necessary, based upon the results of this evaluation, to prevent or
19 lessen the predicted impacts. Potential impacts to be evaluated may include, but are not
20 limited to, backwater effects on upstream properties, increased volumes or rates of
21 stormwater flow, offsite sedimentation, erosion and/or ground -cover loss downstream,
22 increased scouring of any downstream streambed, lowered quality of water due to the
23 pollutants carried in runoff, or any damage that materially injures the value of adjoining or
24 abutting property. The area of study is not limited to the property being developed.
25
26 The Town will develop general technical criteria for the study of development impacts and
27 the implementation of mitigation measures to be used for the evaluation of proposed
28 development. The criteria will be updated periodically, as deemed appropriate.
29
30 SECTION 19. Article XVI is amended by adding a new Section 15 -269 to read as follows:
31
32 Section 15 -269 Buffers in Northern Transition Area
33
34 (a) The Board finds that:
35 (1) Soil and pollutants carried overland, primarily from roads, trails and land
36 disturbing activities, can be effectively trapped by leaving a relatively
37 undisturbed strip of vegetation parallel and adjacent to the watercourse.
38 (2) Properly managed overland water flow can be directed into this buffer in a
39 manner that will reduce velocity and cause dispersion of the water.
40 (3) Sediments and associated pollutants carried by the water will settle out as a
41 result of this slowing and dispersion process.
42 (b) For purposes of this section, the Transition Area portion of the Carrboro Joint
43 Development Area as identified in the Joint Planning Agreement dated November
(Page 27 of 33
11 1998 D
RAFT COPY OFPRO }POSEDNSA�ORDINANCE
......... ...:.............
1 2, 1987, shall be regarded as an overlay zoning district ( "Transition Area Overlay ")
2 within which the buffer requirements set forth in this section shall apply.
3 (c) Development on lots within the Transition Area Overlay shall, if any of the
4 watercourses identified below are located in whole or in part within the lots so
5 developed, contain a designated buffer area adjacent to such watercourses. The
6 buffer area boundaries shall be demarcated by a line connecting the points on either
7 side of the watercourse located as follows:
8
9
(1) Bolin Creek and Tributaries (permanent streams flowing into Bolin Creek)
10
as shown on the Northern Transition Area Stream Buffer Map on file in the
11
Carrboro Planning Department, which map is incorporated herein by
12
reference. Measure along a line running perpendicular to the edges of the
13
floodplain (or if no floodplain has been demarcated, the center of the stream)
14
one hundred (100) feet from the edge of the floodplain (or if no floodplain has
15
been demarcated, from the edge of the water) plus an additional distance
16
equal to
17
18
4 x slope x 100
19
20
where slope is expressed as a percentage derived from dividing by 100 the
21
rise of elevation between the floodplain boundary line (or if no floodplain has
22
been demarcated, the edge of the water) and a point one hundred (100) feet
23
from that point along the perpendicular line described above.
24
(2) Intermittent streams flowing into Bolin Creek and its tributaries as shown
25
on the Northern Transition Area Stream Buffer Map. Measure along a line
26
running perpendicular to and sixty (60) feet from the center of the
27
intermittent stream.
28
(3) Minor intermittent streams as shown on the Northern Transition Area
29
-Stream Buffer Map. Measure along a line running perpendicular to and
30
thirty (30) feet from the center of the minor intermittent stream.
31
(d) Subject to subsection (e), the existing natural vegetation in a buffer area designated
32
in accordance with this section shall not be disturbed in any way that would reduce
33
the buffer area's effectiveness in achieving the objectives set forth in subsection (a).
34
In addition, buffer areas from which the vegetative cover does not exist, has been
35
removed, or is inadequate shall be planted or otherwise provided with vegetative
36
cover or devices, .sufficient to allow the buffer area to accomplish the objectives set
37
forth in subsection
38
39
(e) Notwithstanding the foregoing provisions, the permit issuing authority may
40
authorize the crossing of a designated buffer area by a street, bikeway, sidewalk,
41
water or sewer line or pump station under the circumstances specified in Subsection
42
15- 184(g). In addition, the permit issuing authority may authorize sewer lines to be
(Page 28 of 33
,ce `1i /19/98 �►RAFT�,COPY¢OF PROPOS DN S ORDCNANCE,
1 constructed within buffer areas designated under this section under circumstances
2 where such location is practicably unavoidable if the subject property is to be
3 served under the provisions of Section 15- 238(c) and an alternate design would
4 result in greater damage to the environment, so long as such sewer line is located to
5 the extent practicable at least twenty -five feet from the edge of any stream bank.
6
7
8
9 SECTION 20. Subsection 316(c) is deleted and the following subsection (c) is inserted in lieu
10 thereof:
11
12 (c) There shall be no clearcutting in any development within the Transition Area portion
13 of the Carrboro Joint Development Area as identified in the Joint Planning Agreement. The term
14 " clearcutting" shall refer to the large- scale, indiscriminate removal of trees, shrubs, and undergrowth
15 with the intention of preparing real property for nonagricultural purposes.
16
17 SECTION 21. Article XIX is amended by adding a new Section 15 -312 to read as follows:
18
19 Section 15 -312 Protective Buffer Along Major Roads
20
21 Notwithstanding the provisions of Section 15 -308, an undisturbed protective buffer shall be
22 maintained along Old N.C. 86, Dairyland Road, Union Grove Church Road, Homestead Road, Eubanks
23 Road and Smith Level Road south of Ray Road that will help preserve the scenic views and elements of this
24 area. This buffer shall be established by measuring along a line perpendicular to the right -of -way of these
25 roads one hundred (100) feet. If the buffer area does not provide the equivalent of a Type `A' screen, the
26 developer shall provide a Type `A' screen on the development's side of the buffer (one hundred (100) feet
27 from the right -of -way).
28
29 SECTION 22. Appendix E is amended by deleting subsection E -10 (D)(9) ( "Wintergreen
30 Barberry") and subsection E -10 (F)(10) ("Japanese Barberry").
31
32 SECTION 23. Appendix E is amended by adding a new Section E -17 to read as follows:
33
34 E -17 List of Invasive Plant Species'.
35
36 The following plant species shall be prohibited when complying with the shading and landscaping
37 provisions of this chapter.
38
Akebia quinata
Chocolate vine
Acer ginnala
Amur Maple
Acer platanoides
Norway Maple
39 All Berberis species including
Berberis julianae
Wintergreen Barberry
Berberis thunbergii
Japanese Barberry
40 All Cotoneaster species including
Cotoneaster microphyllus
Littleleaf Cotoneaster
(Page 29 of 33
11/19/98 DR/ FT COPY OF PROPOSED °NSA ORDIN4
............. ........ c
Cotoneaster horizontalis
Crataegus monogyna
Crataegus laevigata
All Cytisus scoparius
Eleagnus angustifolia
Eleagnus umbellata
Euonymus alatus
Euonymus japonicus
Hedera helix
All Ligustrum species including
Ligustrum japonicum
Ligustrum lucidum
Ligustrum vulgare
Ligustrum sinense
Ligustrim x vicari
Lonicera maackii
Lonicera nitida
Lonicera tatarica
Miscanthus sinensis
Rockspray Cotoneaster
Singleseed Hawthorn
English Hawthorn
Scotch Broom
Russian Olive
Autumn Olive
Winged Euonoymus, Burning Bush
Japanese Euonymus
English Ivy
Japanese Privet
Waxleaf Privet
European Privet
Chinese Privet
Golden Vicary Privet
Bush Honeysuckle
Boxleaf Honeysuckle
Tatarian Honeysuckle
Eulalia, Maiden Grass
Taxus cuspidata Japanese Yew
Viburnum opulus . European Cranberrybush Viburnum
Vinca major Large Periwinkle
Vinca minor Common Periwinkle
2
3 SECTION 24. Article III is amended by adding a new Section 15 -27 to read as follows:
4
5 Section 15 -27 Northern Transition Area Advisory Committee
6
7 (a) There shall be a Northern Transition Area advisory committee consisting of five members
8 appointed by the board of aldermen. All members shall be residents of the Northern Transition Area. For
9 the purposes of this section, the Northern Transition Area shall include those unannexed portions of the
10 Northern Study Area. The Northern Study Area is defined as follows:
11
12 The boundaries of this area are Carrboro's joint planning jurisdiction line to the north and
13 Carrboro's Town limits to the south. The Carrboro /Chapel Hill joint planning jurisdiction
14 line serves as the boundary to the east. It begins north of Eubanks Road, follows Rogers
15 Road to Homestead, then proceeds southwest on Homestead road to High School Road
16 and finally turns south and east to the railroad right -of -way. A primary ridge line serves
17 as the northwest boundary line just east of Union Grove Church Road down to Dairyland
18 Road, where the road serves as the boundary heading southeast until it intersects, and Old
19 NC 86 serves as the boundary then turning southeast and running along Hillsborough
20 Road to Greensboro Street.
21
22 (b) Members of the committee shall be appointed for three year staggered terms, but members
23 may continue to serve until their successors have been appointed. Initially, the terms of all membership seats
24 on the committee shall expire on January 31, 1999. Thereafter, two members shall be appointed for three-
....................................................................................................................... ...............................
(Page 30 of 33
8 F R GROIN
A�A� OYOPOON
1 year terms, two members shall be appointed for terms of two years, and one member shall be appointed for a
2 term of one year. All members shall thereafter be appointed for terms of three years.
3
4 (c) The same provisions that govern the removal of planning board members (Subsection 15-
5 21(e)) shall apply to committee members.
6
7 (d) The committee shall establish a regular meeting schedule. Minutes shall be kept of all
8 meetings.
9
10 (e) A quorum for the committee shall consist of three members. A quorum is necessary for the
11 committee to take official action.
12
13 (f) All actions of the committee shall be taken by majority vote, a quorum being present.
14
15 (g) The committee shall designate one of its members to serve as chair and one member to serve
16 as vice - chair. These officers shall be selected annually at the committee's first regular meeting in February
17 and shall serve for terms of one year unless their terms of appointment to the committee sooner expire.
18 Vacancies shall be filled for the unexpired terms only. The chair and vice -chair may take part in all
19 deliberations and vote on all issues.
20
21 (h) The committee shall have the following powers and duties:
22
23 (1) Review zoning amendment requests and special and conditional use permit
24 applications for developments within the .. Northern . Transition Area and make
25 recommendations on the same to the board of adjustment or board of aldermen,
26 respectively.
27
28 (2) Initiate studies related to the special character of the Northern Study Area.
29
30 a) Inventory of areas of cultural, archaeological, or historical significance.
31
32 b) Inventory of open space character and scenic qualities.
33
34 c) Inventory of agricultural uses
35
36 1. Land in Use Value
37 a. Horticultural
38 b. Agricultural
39 C. Timber
40
41 2. Farming as business
42 a. Large field crops
43 b. Metro farms, specialty crops
44
45 d. Inventory of biological value
46
Wage 31 of 33
1 9 . 1.... Pi( F PROPOSED NSA ORDINAI�IC . L'
..............�.........
1 1. Tree species diversity, exceptional tracts of forest land
2
3 2. Rare occurrences (i.e. Upland Depression Swamp)
4
5 3. Wildlife
6 a. Audubon annual bird count
7 b. Deer population
8
9 (3) Use the studies above as the basis of its development of, and recommendations for,
10 additional policies, objectives, goals, plans, ordinances, and administrative actions
11 that will preserve and enhance that special character, and relate to its growth.
12 (4) Develop and recommend. to the Board of Aldermen policies, ordinances,
13 administrative procedures and other means for carrying out plans in an efficient and
14 coordinated manner.
15 (5) Track and review other studies and plans that will have an impact on the Northern
16 Study Area — including those of the Chapel Hill Town Council, The Orange County
17 Board of County Commissioners and their appointed committees — and give feedback
18 to the originating governing body.
19 (6) Meet annually with the Carrboro Planning Board for a joint planning session.
20 (7) Perform other duties as assigned by the Board of Aldermen.
21
22 SECTION 25. Article XVIII is amended by adding a sentence to Section 15- 291(f) as follows:
23
24 "In addition, the Board of Aldermen may authorize a reduction of up to 25 percent in the
25 parking requirement when approving a Village Mixed Use Master Plan or Conditional Use
26 Permit or an Office /Assembly development Conditional Use Permit. Land necessary to meet
27 the full, presumptive, parking requirement must be identified during the plan approval
28 process and must be reserved should the need for additional parking arise in the future."
29
30 SECTION 26. A new appendix (J) is added to the Land Use Ordinance. This .appendix provides
31 examples of noise - generators.
32
33 SECTION 27. A new section is added to Article XI, Supplementary Use Regulations, as follows:
34
35 Section 15 -177 Architectural Standards for Major Subdivisions
36
37 (a) The following standards shall apply to all subdivisions of 5 or more units and shall pertain to
38 90% of the dwelling units in the subdivision.
39
40 (1) Porches shall span 80% of the front fagade.
41
42 (2) Roofs shall be as follows:
43 a. Main roof pitch —10/12 to 12/12
44 b. Lower roof pitches — 3/12 to 4/12
45 C. Roofs shall have a minimum overhang of sixteen (16) inches on all eaves and
46 gables.
Page 32 of 33
11 /19/98 DRAFT COPY OF PROPOSED NSA ORDINANCE"
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : ...................................
1
2 (3) Clapboard or shingle siding shall have a four and a half to five and a half -inch
3 exposure.
4
5 (4) Windows shall have a vertical to horizontal proportion of not less than two to one.
6
7 (5) Trim details — Columns, vents, gables, and other details should reflect details in the
8 Carrboro Vernacular Architectural Standards (Section 15- 141.2).
9
10 (6) Any chimney must be located within the body of the house.
11 '
12 (7) Garage doors shall be nine (9) feet wide or under. Door shall not face the street.
13
14 SECTION 28. All provisions of any town ordinance in conflict with this ordinance are hereby
15 repeals.
16
17 SECTION 29. This ordinance shall become effective upon adoption.
18
19 THE FOREGOING ORDINANCE, HAVING BEEN SUBMITTED TO A VOTE, RECEIVED THE FOLLOWING VOTE
20 AND WAS DULY ADOPTED THIS DAY OF ,1998.
21
22 AYES:
23 NOES:
24 ABSENT/EXCUSED:
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
(Page 33 of 33
TOWN OF CARRBORO
VERNACULAR ARCHITECTURAL STANDARDS
FOR
VILLAGE FIXED USE ex AFFORDABLE HOUSING
referenced in:
(Draft) SECTIONS 15- 141.2,15- 177,15 -182.4
of the:
TOWN OF CARRBORO LAND USE ORDINANCE
Review 6y:
BOARD OF ALDERMEN
on:
NOVEmiBER 17, 1998
I N T R O D U C T 1 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, and 15-177. This document presents Carrboro's vernacular architecture and its detail and is to be used as
a set of guidelines for new residential construction. The information that follows is not meant to be copied, but to provide an
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 SUMMARY OF FOUR BUILDING STYLES
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 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.
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
...................................................................................................................................................................................................... ...............................
VERNACULAR ARCfa?EcnaiL STANDARDS PAGE &
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.
FOURSQUARE — The 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.
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, eight elements have been
identified as necessary in order to achieve the objectives noted
above. These elements include:
1.
2.
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 3.
usually built as private residences.
4.
Porches that span 80 percent of the front fagade.
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.
Clapboard or shingle siding with a four and a half to a
five and a half -inch exposure.
Windows shall have a vertical to horizontal proportion
of not less than two to one.
...T�6RN.fCULlRARC/fl7EC7YlRAL STAADA I ................ ............................... ........................................................................................ ...........................PdGE #2
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 windows,
doors, columns, gables and vents, presented below provide
simple illustrations of these building elements. (Labels for
individual elements and additional examples to be added.)
l
i
WINDOWS
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WINDOWS
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GABLES &
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COLUMNS
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YERNACULAR1iRCfETEG7URAL STAND /iRDS . PAGE 04
{This page is purposely blank.)
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VERNACULLIRARCFE c7vR4L STANDARDS PAGE #S
BUILDUNG.-f ORM
MILL HOUSE: ONE-STORY.
MASSING
♦ One- to One -and a -half story
♦ One room deep with rear ell
♦ 800 - 1,000 square feat
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
. .................................................................................................................................................................................................. ...............................
�YeraacrdarArcbitechrralStandards
page6
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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
MASSI►Jr:
♦ 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
i�ernacular Architectural Standards 1'ah e ,�7
WALLS
♦ 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
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UernacularArclutectrrral Standards Page #8
EXTERIOR MATERIALS
WALLS
♦ 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 rafter ends
♦ Tin or shingle
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Vernacular Architectural Standards Page #9
FENESTRATION
Double -hung windows
♦ Symmetrical, three- or four -bay fagade
♦ One or two front doors centered on fagade
PORCH
♦ Centered on main fagade
♦ At least 80 percent of the length of the
fagade
♦ Six to eight feet deep
FFUGSTR ATInU
• Double -hung windows
• Symmetrical, one window per bay.
PORCH
♦ Porches on 1 -house same as one -story
♦ Porches on L -plan are either wrap - around or
corner porches at entry
• Six to eight feet deep
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T/ernacularArchitectural Standards Page no
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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 fagade. Entry porches are
also found.
♦ Six to eight feet deep
CRAFTSMAN
FGNLSTRATInM
Uouble -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
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I %ernacnlar Arcfiitectura! Standards Page n ]
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
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
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VemacrrlarArcbitectural Standards Page t11
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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
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Yeraacular Architectural Standards Page x#14
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GABLES
♦ 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.
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�Yeruacular Architectural Standards
.................................... ...............................
Page #IS
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
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Vernacular Architectural Standards Page #16
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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.
Yernacu larArcbitecturaJStandards Page il8
18" — 24" overhang
Boxed eave
8" — 10" rake and frieze board
CRAFTSMAN
18" 24" overhang
♦ Open eaves
♦ Exposed rafters
♦ Decorative brackets added under eaves
E-A':
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I�ernacu/ar Arc/ »tectural Standards �'�'
n t' of
Appendix J
Noise Levels (dB (A)) for Common Indoor and Outdoor Sounds
Outdoor Sounds
dB(A) Indoor Sounds
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
747 taking off 1000 feet away
Commercial area
Quiet urban area (day)
Quiet urban area (night)
Quiet suburban area (night)
Quiet rural area (night)
Shouting - 3 feet away
70 Vacuum cleaner 10 feet away
Normal speech 3 feet away
60
Large business office
50 Dishwasher, next room
40 Small theatre /Large conference
room (background)
Library
30
Bedroom at night
Concert hall (background)
20
Broadcast and Recording Studio
10
0
Threshold of hearing