HomeMy WebLinkAbout2010-032 Planning - Professional Services Related to the Orange County Unified Development Ordinance )0)1 ca
-Please return this copy to - �4L
NORTH CAROLINA Clerk to the Board's office for PAF
SERVICES AGREEMENT OVER $25,000.00
RFP- NO REIMBURSABLE EXPENSES
ORANGE COUNTY
This Services Agreement (hereinafter "Agreement"), made and entered into this 2nd day of
March,, 2010, ("Effective Date") by and between Orange County, North Carolina a body politic
and corporate of the State of North Carolina (hereinafter, the "County") and Clarion Associates,
(hereinafter, the "Provider").
WITNESSETH:
That t he County and Provider,, for the consideration herein named,, do hereby agree as
follows:
1. Services
a Scope of Work.
i) This Services Agreement ("Agreement") is for professional services to be
rendered by Provider to County with respect to: assisting with the completion of
the Orange County Unified Development Ordi*nance UDO consistent with the
included scope of services and deliverables.
me By executing this Agreement, t he P rovider represents and agrees that Provider is
qualified to perform and fully capable of performing and providing the services
required or necessary under this Agreement
in a fully competent, professional and
timely manner.
iii) Time is o f the essence with respect to this Agreement.
iv) The services to be performed under this Agreement consist of Basic Services, as
described and designated I*n Section 3 hereof. Compensation to the Provider for
Basic Services under this Agreement shall be as set forth herein.
2. Responsibilities of the Provider
a Services to be provided. The Provider shall P rovide the County with all services
required in ati Section 3 to sfactorily complete the Project within the time limitations set
forth herein and in accordance with the highest professional standards.
b. Standard of Care.
i) The Provider shall exercise reasonable care and diligence in performing services
under this Agreement in accordance with the highest generally accepted standards
of this type of Provider practice throughout the United States and i"n accordance
with app licable federal,, siate and local laws and regti,lafions applicable to the
performance of these services. Provider ib s so]el y responsible for the professional
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quality, accuracy and timely comp letion and/or submission of all work related to
the Basic Services.
ii) Provider shall be responsible for all errors or omissions, in the performance of the
Agreement. Provider shall correct any and all errors, omissions, discrepancies,
ambiguities, mistakes or conflicts at no additional cost to the County.
iii) The Provider shall not, except as otherwise provided for i*n this Agreement,
subcontract the perfo m ance of any work under this Agreement without pnor r
written permission of the County. No p ermission for subcontracting shall create,
between the County and the subcontractor, any contract or any other relationship.
iv) Provider is an independent contractor of County. Any and all employees of the
Provider engaged by the Provider in the performance of any work or services
required of the Provider under this Agreement, shall be considered employees or
agents of the Provider only and not of the County, and any and all claims that may
or might arise under any workers compensation or other law or contract on behalf
of said employees while so engaged shall be the sole obligation and responsibility
of the Provider.
v) Provider agrees that Provider, its employees, agents and its subcontractors, if any,,
shall be required to comply with all federal, state and local antidiscrimination
laws, regulations and policies that relate to the performance of Provider's services
under this Agreement.
vi) If activities related to the performance of this Agreement require specific licenses,
certifications, or related credentials Provider represents that 1"t and/or its
employees, agents and subcontractors engaged i*n such activities possess such
licenses, certifications, or credentials and that such licenses certifications, or
credentials are current,, active, and notimn a state of suspension or revocation.
3. Basic Services
a. Basic Services.
i) The Provider shall perform as Basic Services the work and services described
herein and as specified in the County's Request for Proposals (the "RFP") "RFP
Number 09-001 for "Orange County Unified Development Ordinance (UDO)"
issued October 23, 2009, and the Provider's proposal, which are fully
incorporated and integrated herein by reference together with Attachments One
(Scope of Services) and Two (Clarion Associates RFP Response). In the event a
term or condition in any document or attachment conflicts with a term or
condition of this Agreement the term or condition in this Agreement shall control.
Should such conflict arise the priority of documents shall be as follows:, This
Agreement, the County's RFP together with attachments, Provider's Proposal
together with attachments.
ii) The Basic Services will be performed by the Provider in accordance with the
following schedule: (Insert task list and milestone dates)
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Task Milestone Date
I IS Review existing regulations and graphics March 10, 2010
2. Meeting to discuss findings March 31,, 2010
3. Community Outreach(2 meetings) March/Apri12010
4. Document/catalogue public comments April 17, 2010
5. Assist with first draft UDO Apri"I 21, 2010
6. Community Outreach(2 meetings) May 2010
7. Preparation of Annotated Outline July 9, 2010
8. Prepare public hearing draft of UDO July 16, 2010
9. Attend August 2010 Quarterly Public Hearing August 23, 2010
10. Project close out December 17, 2010
11i) Should County reasonably determine that Provider has not met the Milestone
Dates established in Section 3(a)(11), County shall notify Provider of the failure to
meet the Milestone Date. The County, at its discretion may provide the Provider
seven (7) days to cure the breach. County may withhold the accompanying
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payment without penalty until such time as Provider cures the breach. In the
alternative, upon Provider's failure to meet any Milestone Date the County may
modify the Milestone Date schedule. Should Provider or its representatives fail to
4b cure the breach within seven(7) days, or fail to reasonably agree to such modified
schedule, C ounty may immediately terminate this Agreement in writing, without
penalty or incurring further obligation to Provider. This section shall not be
interpreted to limit the definition of breach to the failure to meet Milestone D
4. Duration of Services
all Term. The term of this Agreement shall be from M arch 2, 2010 to December 17, 201010
b. Scheduling of Services
i) The Provider shall schedule and perform his activities in a timely manner so as to
meet the Milestone Dates listed in Section 3.
ii) Should the County determine that the.Provider is behind schedule, it may require
the Provider to expedite and accelerate his efforts,,
IS providing additional
resources and working overtime, as necessary, to perform his servies in
accordance with the approved project schedule at no additional cost to the
County.
ill Commencement Date for the Provider's Basic Services shall be March 2,,
2010.
5. Compensation
all Compensation for Basic Services. Compensation for Basic Services shall include all
compensation due the Provider from the County for all services under this Agreement.
The maximum amount payable for Basic Services is thirty-thousand Dollars
($30,000.00). In the event the amount stated on an invoice is disputed by the County,
the County may withhold payment of all or a portion of the amount stated on an invoice
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until the parties resolve the dispute. Payment for Basic Services shall become due and
payable in direct proportion to satisfactory services performed and work accomplished.
Payments will be made as percentages of the whole as Pro ject milestones as set out i8n Section 3(a)(u)are ac hieved. (For exam ple, if there are 10 Project Tasks with Milestone
Dates then Provider may invoice for the t firs 10% of the whole upon County's
acknowledgement of the satisfactory completion of Task one. Upon the County's
acknowledgement that the second Task has been satisfactorily completed Provider may
invoicefor the next 10%of the whole.)
b,. Additional Services. County shall not be responsible for costs related to any services in
addition to the Basic Services performed by Provider unless County requests such
d itional services in writing and such additional services are evidenced by a written
amendment to this A
6. Responsibilities of the County
a. Cooperation and Coordination. The County has designated the (Planning Director) to
act as the County's representative with respect to the Project and shall have the authority
to render decisions within guidelines established by the County Manager and/or the
County Board of Commissioners and shall be available during working hours as often as
sk may be reasonably required to render decisions and to furnish information.
7. Insurance
a General Requirements. The Provider shall purchase and maintain and shall cause each of
his subcontractors to purchase and maintain, during the period of performance of this
Agreementf
i) Worker's Compensation Insurance for protection from claims under workers' or
workmen's compensation acts;
as Comprehensive General Liability Insurance covering claims arising out of or
relating to bodily injury, including bodily injury, sickness, disease or death of any
of the Provider's employees or any other person and to real and personal property
including loss of use resulting thereof;
111) Comprehensive Automobile Liability Insurance, including hired and non-owned
vehicles, if any, covering personal injury or death, and property damage; and
iv) Professional Liability Insurance, covering personal injury, bodily injury and
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property damage and claims arising out of or related to the performance under this
Agreement by the Provider or his agents, Providers and employees.
b. Insurance Rating. The minimum insurance rating for any company insuring the Provider
shall be Best's A.
CO Limits of Coverage. Minimum limits of insurance coverage shall be as follows:
d�
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INSURANCE DESCRIPTION MINIMUM REQUIRED COVERAGE
• Worker's Compensation Limits for Coverage A- Statutory St ate of N.C.
Coverage B -Employers Liability
$100,000 each accident and policy limit and disease each
employee
• Commercial General Liability $1,000,000 Each Occurrence; $2,000,000 Aggregate.
• Automobile Liability Combined Single Limit$500,000
• Professional Li"abili"ty NOTE: Insert coverage limits required by Risk Manager i"f
applicable.
d. Additional Insured. All insurance policies (with the exception of Worker's
Compensation and Professional Liability) required under this Agreement shall name the
County as an additional insured p Evidence of such insurance shall be furnished to
the County, together with evidence that each policy provides the County with not less
than thirty (30) days prior written notice of any cancellation, non-renewal or reduction
of coverage.
8. Indemnity
a. Indemni 0 The Provider agrees to defend, indemnify and hold harmless the County
from all loss,,, liability,, claims or expense,, including attorney's flees'. arising out of or
related to the Project and ansing from bodily injury including death or property damage
to any person or persons caused in whole or
ii n part by the negigence or misconduct of
the Provider except to the extent same are caused by the negligence or willful
misconduct of the County. It is the intent of this provision to require the Provider to
indemnify the County to the fullest extent permitted under North Carolina law.
9. Amendments to the Agreement
a. Changes i*n Basic Services. Changes in the Basic Services and entitlement to additional
compensation or a change in duration of this Agreement shall be made by a written
Amendment to this Agreement executed by the County and the Provider. The Provider
shall proceed to perform the Services required by the Amendment only after receiving a
fully executed Amendment from the C ounty.
10. Termination
a. Termination for Convenience of the County. This Agreement may be terminated without
cause by the County and for its convenience upon seven (7) days prior wr tte n i notice to
the Provider.
b. Other Termination. The Provider may tern i"nate this Agreement based upon the County's
material breach of this Agreement; provided, the County has not taken all reasonable
actions to remedy the b The Provider shall give the County seven (7) days' prior
written notice of its intent to terminate this Agreement for cause.
Ce Comvens--- After Termination.
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i) In the event of termination, the Provider shall be paid that portion of the fees and
expenses that it has earned to the date of termination, less any costs or expenses
incurred or anticipated to be incurred by the County due to errors or omissions of
the Provider.
ii) Should this Agreement be terminated, the Provider shall deliver to the County
within seven (7) days, at no additional cost, all deliverables including any
electronic dataor files relating to the Project.
d. Waiver. The payment of any sums by the County under this Agreement or the failure of
the County to require compliance by the Provider with any provisions of this Agreement
or the waiver by the County of any breach of this Agreement shall not constitute a
waiver of any claim for damages by the County for any breach of this Agreement or a
waiver of an y other required co mpliance with this Agreement.
11. Additional Provisions
I*
a. Limitation and Assignment. The County and the Provider each bind themselves, their
successors,, assigns and legal representatives to the terms of this Agreement. Neither the
County nor the Provider shall assign or transfer its interest
in this Agreement without the
written consent of the other.
b. Governing. This Agreement and the duties, responsibilities, obligations and rights
of respective parties hereunder shall be governed by the laws of the State of North
Carolina.
C-0 Dispute Resolution. Any and all suits or actions to enforce, interpret or seek damages
MqhM=MP
with respect to any provision of,.,, or the performance or non-performance of, this
Agreement shall be brought in the General Court of Justice of North Carolina sitting in
Orange County,,,North Carolina. It ies agreed b y the parties that no other court shall have
jurisdiction or venue with respect to such suits or actions. The Parties may agree to
nonbinding mediation of aany dispute prior to the bringing of such suit or acti*on-
d,. Entire Agreement. This Agreement, together with the ][UP and its attachments and the
Proposal and its attachments, represents the entire and integrated agreement between the
County and the Provider and supersedes all prior negotiations, representations or
agreements, either written or oral. This Agreement may be amended only by written
instrument signed by both parties. Modifications may be evidenced by facsimile
signatures.
e., Severabilily. If any provision of this Agreement is held as a matter of law to be
unenforceable, the remainder of this Agreement shall be valid and binding upon the
Parties.
f. Ownership of Work Product. Should Proviperfo rm d er's ance of this Agreement generate
documents,, items or things that are specific to this Project such documents,, items or
things shall become the property of the County and may be used on any other project
without additional compensation to the Provider. The use of the documents, items or
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things by the County or by any person or entity for any purpose other than the Project as
set forth in this Agreement shall be at the full risk of the County.
g. Non-Avvrovn'at ion. Provider acknowledges that County i*s a governmental entity, and
the validity of this Agreement is based upon the availability of public funding under the
authority of its statutory mandate.
In the event that public funds are unavailable and not appropriated for the performance of
County's obligations under this Agreement, then this Agreement shall automatically
expire without penalty to County immediately, upon written notice to P rovider of the
unavailability nd non-appropriation of public funds. It is expressly agreed that County
shall not activate this non-appropriation provision for its convenience or to circumvent
the requirements of this A greement, but only as an emergency fiscal measure during a
substantial fiscal crisis.
In the event of a change in the County's statutory authority, mandate and/or mandated
functions, by state and/or federal legislative or regulatory action, which adversely affects.0 County's authority to continue its obligations under this Agreement, then this Agreement
shall automatically mi r nate without penalty to County upon written notice to Provider
of such limitation or change in County's legal authority.
h,w Notices. Any notice required b y this Agreement shall be i*n writing and delivered b y
certified or registered mail, return receipt requested to the following:
Orange County Provider's Name &Address
Attention: Craig Benedict, Planning Director Clarion Associates
P.O. Box 8181 101 Market Street Suite D
Hillsborough,NC 27278 Chapel Hill,NC 27516
IN WITNESS WHEREOF, the Parties, by n d through their authorized agents, have
hereunder set their hands and seal, all as of the day and year first above written.
ORANGE C UNTY.0 PROM
By: By
Valerie ous air raig Riihardson
Orange Count Board of Commissioners ice y P Pnnciir)al
Federal Tax ID#:
Attest:
Do aker, o the Board
Q
52
opt it 44;t
4
8
This instru t has been approved as to technical content.
Craig B Director
This instrument has been pre-audited in the manner required b y the Local Government Budget
and Fiscal Control Act.
4% -
Clarence G. Grier, Finance Director
This instrument has been approved as' to form and legal sufficiency.
woo
J_Yn L. Roberts, County Attorney
Revised February 2010
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Attachment 1
CONTRACT ATTACHMENT ONE—SCOPE OF SERVICES:
The following ii s a detailed scope of servces outlining the timeline and deliverables for
the UDO project. 'This expands on the information detailed within the attached contract,
specifically the milestone dates contained within Section Three—Basic Services:
A. Task One — Project Initiation and Assessment: Clarion will meet with
County staff as outlined below i*n this s to review/assess existing
regulations aand graphics. During this task, Clarion will identify areas within
ordinance text where graphics would be beneficial to support written
regulations and improve understanding.
This step will also involve identification of improvements to existing
regulations that could be addressed through this and future processes.
Meeting Targets: March 10, 2010 One meeting with consultant and staff
to review process for project, begin review/discussion of
exi istng reformatting and graphic issues, and review
timeline. The Consultant shall review graphics for the
new UDO w staff, and review with staff the
goals/objectives of the County contained within the 2030
Comprehensive Plan,. The consultant shall review with
staff existing examples of modern UDO's from other
communities, for identification of ideas to include in
Orange County's new UDO. The consultant will also
discuss with staff the operation of existing regulations,,
from the staff perspective.
March/April 2010 — Consultant will attend, with staff,
two (2) community outreach meetings to review new
regulations to be incorporated into the UDO and
formatting options with the public. Staff shall be
responsible for documenting and summarizing public
comments, suggestions, and concerns.
These comments, suggestions, and concerns shall become
part of the Implementation Bridge, described below i*n
Task Three.
March 31, 2010 — Consultant shall deliver to staff an
initial memorandum (expected length of approximately
five pages) summarizing initial findings from the March
meetings described above, including preliminary
recommendations addressing existing contradictions and
inconsistencies in the UDO that have been identified,
issues with existing graphics, and possible reformatting
options for the UDO with a follow-up meeting or
conference call.
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Deliverables: Initial memorandum of existing issues and opportunities
for the UDO as identified i"n the March meetings,
including preliminary recommendations for addressing
existing contradictions and inconsistencies (expected
length of approximately five pages). This report will
identify topics that are candidates for graphic illustration,
but will not include any graphics at this point in the
project.—due March 31,2010
B. Task Two—First Draft UDO: The Consultant vnii propose and County staff
and Consultant will agree on an outline for the restructuring and format of the
revised UDO. Consultant will also provide formatting suggestions and
identify the topical areas in the new UDO where graphics/illustrations
can/should be included. When the revised structure of the revised UDO i*s
agreed upon, the Consultant will provide County staff a skeletal framework,
with templates, of the revised organizational structure for the UDO,, in Word,
for County staff to use as it revises the UDO. Consultant will also spend up to
one-half day instructing staff on how to use the Word framework. County
staff M11"11 then place existing ordinance text into the new template format for
refinement 11�� d adjustment by Consultant.
The Consultant will not be expected to re-write existing regulations for
inclusion within the UDO. This is staff's responsibility. During this Task,the
Consultant will be compiling options on how to possibly revise other
regulations to be expressed in the Implementation Bridge, described in Task
Three, which is a primary focus of the Consultant's c
The Implementation Bridge is intended to detail public comments and
suggestions relating to the development of the UDO, outline ideas on possible
future amendments (including where they would be placed in the UDO),,
suggest
to melines (following discussion with St aff, and provide the County�
with a road map on how future Comprehensive Plan implementation efforts
could be initiated by the BOCC.
Meeting Targets: March through April 2010 — Review of preliminary
recommendations by Planning Board, advisory boards,
and staff. Consultant to attend meeting of Planning
Board, with staff.
April 2010 — Consultant shall meet with staff, as needed,
to review re formatting options for the J DO project and
the Implementation Bnge. Estimate two meetings with
staff, and additional telephone consultation as needed.
May 2010 - Consultant will attend, with staff,, two (2)
community outreach meetings to review proposed
Ordinance amendments with aann present formatting
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structure to the public. Staff shall be responsible for
documenting and detailing public comments, suggestions,
and concerns.
These comments, suggestions, and concerns shall be
addressed in preparation of the Implementation Bridge.
C. Task Three—Public Hearing Draft UDO and Annotated Outline for the
August 23, 2010 Quarterly Public Hearing: Clarion personnel will be
responsible for taking the first draft UDO,, prepared by the County,, and
reformatting it to serve as a draft for Public Hearing. Clarion will not be
reviewing the document for content or substance, but focusing on formatting
and presentation of the regulations. This task will include inserting graphics
and reformatting for publication quality fit and finish. During this Task, the
Consultant will also be working to complete the Implementation Bridge
1W described below. $5,000 of the project budget will be set aside for production
of graphics to include i*n the new UDO.
The Implementation Bridge that will be prepared as part of this Task will
include a summary of issues, comments,, suggestions,, and concerns, along
with strategies for addressing t The Implementation Bridge will discuss
the structure and use of the new UDO,, and identify issues and opportunities
for inclusion in subsequent amendments to the new UDO. (The length of the
Implementation Bridge is expected to be 15-17 pageso)AII comments received
as part of the review of the initial drafts of the UDO shall be compiled within
the Implementation Bridge as well.
At the August 2010 Quarterly Public Hearing the Consultant, along with staff,
will present the public hearing draft of the UDO and the Implementation
Bridge to the BOCC and Planning Board for review and comment.
Meeting Targets: May through July 2010 — Consultant shall meet with
staff, as needed, to review reformatting options for the
UDO project and the Implementation Bridge (two on-site
meetings, and telephone discussions as needed).
August 23, 2010—Quarterly Public Hearing. Consultant
to attend.
September through November 2010 The Consultant
will work with staff to address necessary revisions to the
Implementation Bridge in person or via conference call
(estimate one on-site meeting). Consultant will �e
commit up to $1,500 of project budget for time related to
revisions to the UDO. Consultant shall be available to
complete additional revisions on a time and materials
basis.
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November 16, 2010 —Consultant V11"11 attend the BOCC
meeting where the UDO and Implementation Bridge are
to be reviewed for adoption.
December 17, 2010 — Exit interview and project
closeout.
Deliverables: July 9, 2010 — Consultant shall submit the
Implementation Bridge for review and comment.
July 16, 2010 — Delivery of public hearing draft UDO
(contingent upon timely delivery of staff draft to
Consultant for formatting).
November 3, 2010 — Delivery of revised copies of the
Implementation Bridge. The Consultant shall also be
responsible for assisting staff with any revisions to the
UDO necessary to address comments made during the
public hearing review process, up to a limit of$1,500 of
consultant time.
Consultant shall deliver one paper copy and one digital
copy of all deliverables to the County.
COP ��
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101Market Street Zoning
Suite D Growth Management
.Chapel Hill,*N.G 27516 Comprehensive Planning
919.967.9188 Real Estate Consulting
Fax 919.967.9077
C L A R I O N
November 24, 2009
(VIA HAND DELIVERY) �
Mr. Michael D. Harvey, AICP, CZP II
Orange County Planning Department
306E Revere Road
PO Box 8181
Hillsborough, NC 27278
(919) 245-2575
RE: Request for Proposals to Provide Professional Services Related to the Development of a Unified
Development Ordinance for Orange County
Dear Mr. Harvey,
Thank you for the opportunity to submit this proposal to provide professional services related to the
development of a Unified Development Ordinance for Orange County. Clarion Associates is- a
national land use and zoning consulting firm with a strong North Carolina presence. Firm
professionals have substantial experience in assisting local government clients in evaluating, drafting,
and updating development regulations in North Carolina, the southeast, and nation. We are excited
about the prospect of working with Orange County on this project.
If we are selected, Roger Waldon, a Clarion Principal working out 'of our North Carolina office, will
WE manage the project. He will be assisted by Craig Richardson and Leigh Anne King, both professionals
in our North Carolina office.
We also describe in this proposal the qualifications and experience of Tetra Tech, an environmental
management and engineering firm with specialties in stormwater management, erosion control, and
flood damage prevention. Available for assistance to Orange County would be Kimberly Brewer, a
long-term Orange County resident specializing in water quality issues. Other resources available
from Tetra Tech include Jonathan Smith, a stormwater management engineer and Regina Scheibner,
a graphic designer and illustrator.
As is discussed in more detail in subsequent sections of this response, we have extensive relevant
experience in assisting cities and counties in the evaluation and updating of development regulations.
Our team's strengths are summarized as follows,.
• We know Orange County well. We live and work here, helped Orange County prepare and
adopt its Comprehensive Plan, and have worked to prepare and help implement
intergovernmental agreements here (which are important components of this new UDO). We
understand the context intimately.
• We have substantial experience in drafting effective development codes adopted by
communities in North Carolina, the southeast, and across the nation.
• We specialize in implementation of comprehensive plans, growth strategies, area plans,
special studies, and similar long range planning documents.
• We have extensive experiencein drafting award-winning, "user-friendly" codes that are written
in plain English and made available through web-based technology.
• We are experts at integrating illustrations, diagrams, and graphical depictions of complex
regulatory concepts into code documents.
• We have broad experience "re-tooling" outdated development codes for growing
communities,.
• We havein-depth knowledge of"best practices" on zoning issues generally, and in substantive
areas which are relevant to Orange County, such as modernizing zone districts, form
standards, infill development standards, design regulations, planned development regulations,
traditional neighborhood development, and mixed-use-development standards.
• We are experts in revising development standards to "raise the bar' for development quality in
areas such as parking, landscaping, tree protection, signage, and community appearance.,
This response is organized into six sections:
1. Cover Letter
2. Proposed Approach and Project Schedule
3. Roles and Responsibilities
40 Examples of Relevant Experience
5. References
6.0 Budget
We also include, as samples of our work, an Annotated Outline for a new UDO for Hillsborough
(work currently underway), and an excerpt from a UDO we are preparing for Fayetteville. One of the
key components of work on this Orange County UDO is to be consultant assistance in preparation of
an Annotated Outline and assistance in layout and graphics for use in the final document. Those are
specialties of ours.
We are excited about the prospect of working with the Orange County and again thank you for the
opportunity to submit this scope of services. We look forward to discussing our ideas with you.
Very truly yours,
al WUMW
I wwwr Ja4
Roger S. WaIdon
Principal, Clarion Associates
UDO Assistance
Y 6. ...1
We are pleased to p'^/^'` a /:',".a. i.. (.'``., County
CMdV
to u,`is. i` `^, `..po.1." ,. ` ,,., o"J..d
Develo ,`-"t Lao F"
''^d'`.'''' In thols proposal describe services that we
are prepared to offer immediately, and also identi
options `'), .ounty's consi.^J,n . `'rk �,',, .' Cheek$ LJOIRW&L
subsequent '".``s .. UDO production..
1&� P
We understand ```' '/' `.,|w,, context very
welle W` ,.'.J (, '",` ^ ..,.^` ,^. ,/,..w
` |. -^,+ '"*`'-., Plan. We have wo . on
intergovernmental a``^''' i^°`, `^^, County'
Hillsborough, '^'^'_ and `^", '|. The roject
manager ,. `,,,. ^,/ ` i. .i.i, ,!/ w |m. F' .....
Waldon, W o ' as Chapel Hill's s nning irec or or
"Az
two deca prior o joining �C arion �"�ssociat
es in 2
We are current working with the Town of I S oroug on
preparation of its UDO. We have been advisin C a e LE.,77%Aw. 4 Mg*%MWMd&M vim
swamdP
Hill re arding growth m r. egies,
And we understand what 'it kes to craft a UDO that meets community goals. Clarion has extensive
experience in draftin 0 eve opment co es or communities in North Carolina, the southeast, and
0
across the notion.
o We have w6tten zoning regulations for difiies an counties in North Carolinal t e
southeast, and the nation that are well-illustrated, written 'in plain English, and made
available through web-N-based technology (including co es in Cary, NC; Mooresville,
0
NC-b Folly Beach SC& Rock Hill SC; Franklin TNO Greenville SC; Alachua, FL;
Lou isvi'l I e/Jefferson Coun KY& Fort Collins, CO- Colorado S rin s
CO An Or
AK41P and Henderson, NV).
We have re-tooled development codes for rowin communities, to encoura e
& M M
deve o ent and reda.%Ve..0 is consis en wi e community's planning an
deve op en o lec ives inc u S���C 41. C a ry,
ing co es in o Y eac S C C
ooresvi e, NC; A achua, FL; and Franklin. TN),,
o We have *in-depth knowledge of "best pracfices" on land development -issues generally,
and in esigning workable solutions for communities in substantive "best ractices"
areas we believe are important to the project, such as:
Infill deve o men Cla on MO-o v an ar 0C SC; Greenville SC; Oak
Park., I L)
Form-based design (Jefferson County/Louisville, KY-* Carson City, NV* Mooresville, NC
Mixed-use develo m 0 Ora 0 p n n 9 S 11C I(D; o n tg o m e ry lCounty, MD; Henderson,
V 0 0 0C I SC), an
ranklin, a ry,
Landscaping an parkin Rock Hill, SC& Cary C& ranklmin,
Comprehensive reviews and u ates of develo ment re u ations are major un e I ings a must e
carefully considered and systematically pursued. They are ore technical in nature than
UDO Assistance Orange County, North Carolina 2
standards must be clear and precise. While citizen participation
nsive plans.. Languag. e and
co mprehe
is important, it tends to be more focused than with most comprehensive plan projects, with more
emphasis on technical review rather than on numerous neighborhood meetings.
Our experience suggests that it is well worth the time for a community to produce and discuss a
written assessment of existing development regulations before drafting revisions to those regulations,
especially given the need to consider and implement policy recommendations from the community's
recent adopted plans. We therefore applaud Orange County's decision to initiate its consideration of
UDO revisions with this essential first step - preparation of an Annotated Outline one that we
routinely incorporate into every code revision project we undertake.
Based on our experience. in drafting development codes, we have developed a preliminary scope of
sery ices that we believe will enhance the County's ongoing work to update these regulations. We also
offer here, in addition to a proposed scope of work, a series of options for subsequent work that
would enhance the usability of the new regulations. We are flexible and, if selected to do the work,
would be pleased to work with Orange County in making any adjustments to the scope Orange
County believes appropriate.
The preliminary scope includes four basic tasks, which are set forth below.
TASK IN I AND ILLUSTRATION8
After reviewing all relevant ordinances,
plans, and other related documents, ,M.a.:I.mEmu !
Clarion will meet with planning staff and
other county staff as appropriate, to ,;;�
discuss overall roject p goals, and discuss
roles. As part of these initial meetings,
Clarion will offer examples of graphics,
illustrations, and formatting used in other
ordinance projects to determine Orange
County's preferences. The graphic ,�,,,�,�,,,,, �`.••',
representations/illustrations will serve as
practical examples of the deve lopment �� u� ��
standards to be contained within the new
UDO.
TASK 2: ASSIST W I H RE-PACKAGING RIEG �ION8
Orange County staff has been and will continue working to refresh Orange County's
development regulations. This UDO project is not intended' to be a full re-write of all
regulations, but rather a re-packaging of regulations in a more organized, contemporary, user-
friendly format. As part of this re-packaging, there will be adjustments made to particular
regulations that are out-of--date orina equate to meet,current goals and community standards.
UDO Assistance� Orange County, North Carolina 3
We suggest focusing on the following key ideas:
o Making the ordinance more user-friendly, through:
■ Greater use of illustrations and graphics;
■ Structural re-organization;
■ Updating and clarifying definitions;
■ Providing a referencing system;
■ Removal of out-.dated or conflicting provisions; and
■ Improving development review processes (as appropriate)-*
o Consolidating procedural provisions and revising them so they are more efficient,
remove confusing language, and provide more certainty; and
o Incorporating selected new provisions that serve to implement objectives that are
included in the new Comprehensive Plan.
We are c urrently undertaking a similar initiative with the Town of TOWN OF HILLSBOROUGH,
Hillsborough, crafting a new LIDO that combines zoning and NORTH CAROLINA
subdivision ordinances into one user-friendly document. We have
just completed a draft Annotated Outline for Hillsborough UNIFIED DEVELOPMENT ORDINANCE
(presented to the Town Board of Commissioners on November
23). We attach the Hillsborough outline here as an appendix.
We believe that one benefit of selecting our team for assistance
with Orange County's LIDO is an opportunity for coordinating °'A"'°'°°""°"ffi"`
language, terminology, and approaches to "edge" areas with our "°"aii6"'2'Z°°'
work in Hillsborough.
TASK 3W. DOCUMENTING / CATALOGUING PUBLIC COMMENTS
We understand that Orange County staff will be leading this LIDO effort, including planning
and facilitating public input meetings. We can assist in this effort in several ways:
o Using our keypad-polling technology in public meetings to gauge public opinion-* and
o Helping to document and catalogue public-comments for use in reports that can be
posted and made available for review.
We have'
had great success in using keypad-polling as
a technique to promote public engagement and
obtain valuable information. Feedback from
participants is universally positive, and we would be
pleased to make this technology available for use as
.�_., part of this LIDO project. We will plan on attending
ith county staff
public meetings along w as agreed
�� upon during project initiation.
UDO Assistance� Orange County, North Carolina 4
TASK 4: ASSIST IN PREPARATION OF AN NNO T D OUTLINE
Clarion.routinely helps communities prepare Annotated Outlines as an initial step in preparing a
UDO. We,-have found this to be an extremely useful approach to gain consensus on general
approaches prior to actually drafting ordinance language. We will be pleased to consult with
staff as work on an Annotated Outline proceeds, offering our examples and sharing experiences
from similar work in other communities. Atypical Annotated Outline will include a summary of
all public comments received during the process, a summary of the key issues to be addressed
in the UDO writing, identifying the issues where new or revised ordinance language will be
prepared to implement key policies and plans, and providing a protocol and schedule for review
of subsequent UDO amendments. We attach here, as an appendix, our work on Hillsborough's
Annotated Outline as one example of how such a document might be structured.
Included in this Orange County Annotated Outline should be examples of the types of
illustrations, graphics, and formats that will be used in the resulting UDO. During our project
initiation meetings with staff we will discuss the extent to which the County might move to
develop such graphics. We have as an optional resource for this project our Clarion designers
who have developed specific illustrations for other ordinances, along with the professionals at
Tetra Tech who can assist the C if the County so decides, in drafting and illustrating key
environmental regulations. Following is an example of such illustrations:
Minimum freeboard
0.2 feet from maximum
Ponding depth
Ground cover
Maximum ponded or mulch layer
Grass filter water depth(specific
Sheet flow. staib to plant soil texture) � � 5'mirt.
lop
+ . ft ..I+
MM�M _. I -
+ PF
It's-to
L ZaLil 77471-="
I 17"M
Limit of �?i�; � A 'f^-
pavemeM
--�0 4'min. 2'max.
Planting soil
Near vertical j�i;- =jL
sidewalls �!; = 3.1'maoc.
MdP
WP
Biorawtion area
1
In situ Material
Saturated Permwbil ity Section AwA(not to scale)
Greater than 0.5[PH
t
We have included here, as an append ix, excerpts from a UDO that we are drafting for
Fayetteville, NC. These excerpts describe zoning districts in that community's UDO, and show
what can develop growing out of an Annotated Outline,.
UDO Assistance( Orange County, North Carolina 5
SCHEDU E/Tim r AM E
We understand the timef mes that have been put in place by the County, and which are
displayed in the Request for Proposals. We are ready to begin work immediately, and continue
our engagement with the County through the first half of 2010. The schedule set forth in the
RFP is aggressive, but can be accomplished with close collaboration. We are on-board for
helping staff produce a draft UDO in June, 2010.
We believe that our close proximity,to county offices, and our previous working relationships
with county staff, advisory boards, and elected leadership, will allow us to be efficient in the use
of our resources and allow us to be of immediate help to staff upon execution of a contract.
If the Clarion team is selected for the'effort, Clarion Associates would be the prime contractor. The
project would be managed out of the Chapel Hill, North Carolina office. We also offer the option of
involving Tetra Tech in the county's work, to assist on approaches and illustrations related to
environmental issues.
FIRM DESCRIPTIONS
EESEEEFPOO�� 5
Clarion Associates, ILLC
Clarion Associates is a national land-use and zoning consulting firm founded in
1992, with offices in Chapel Hill, North Carolina, Denver and Fort Collins,
Colorado, and affiliate offices in Chicago, Cincinnati, and Philadelphia. No firm
h e combination of land use and zoning, urban design,
in the country matches t
real estate economics, community development and planning experience of its
principals. Clarion is particularly known for its expertise in: hand
Development
o Innovative zoning and development code revisions; Ordinance
o Design of "user-friendly development codes; "�
o Design of development codes to make t hem procedurally efficient;
o Design of development standards to address community character;
o Design of mixed use development regulations;
'F
o Development of form-based regulations;
o Design of aesthetic regulations; SOU. CAI OL I I#;
o Incorporation of neo-traditiona principles into codes and plans;
o Design of innovative approaches to parking and buffering;
o Protection of sensitive Ian ds, open space, and historic resources; =Adwb&
Ilk 7-
LPW g"do Wd
o Design of regulations to protect existing neighborhoods;
o Performance standards / innovative growth management systems;
o Historic preservation issues; and
o Legal issues and growth management.
UDO Assistance� Orange County, North Carolina 6
Tetra Tech
Tetra Tech is a leading provider of consulting, engineering, and technical services worldwide.
The company supports government and commercial clients by providing innovative solutions
focused on water, the environment, and energy. Tetra Tech is a diverse company, including
individuals with expertise in science, research, engineering, construction, and information
technology.
With more than 10,000 employees worldwide, Tetra Tech's capabilities span the entire project
life cycle. Tetra Tech's strength is in collectively providing integrated services---delivering the
best solutions to meet our clients' needs. In a complex world with competing demands.for
limited resources, Tetra Tech offers clear solutions made possible with sound science,
understanding, innovation, and industry-leading approaches.
Tetra Tech's design expertise is well known and internationally acclaimed. In the latest
rankings by the Engineering News-Record (ENR), Tetra Tech was ranked #1 in Water, #1 in
4P
Environmental Management, #1 'in Water Treatment/Desalination, #2 in Dams/Reservoirs,
and #5 in Sanitary/Storm Sewers. Tetra Tech is proud to have been ranked in the top 10
Green Design Firms by ENR in its first such ranking last year.
Tetra Tech is very familiar with - -Ak
r�: -
North Carolina laws and
regulations that are in place No,,8 Design Firm(among Top 500 Design Firms)
related to erosion control, No.1 in water
stormwater management, and
flood damage prevention. No.s in Sanitary/Storm sewers
No.8 Marine and Port Facilities r ,
No.12 General Building
KEY PERSONNEL.
Biographical sketches of the professionals who would be involved in the project if the Clarion
team is selected are outlined below. Resumes appear in an appendix.
Clarion Associates, LAC
_ Roger Waldon, FAICP, is a Principal in Clarion's Chapel Hill office., and will
serve as Project Manager. Roger has assisted communities throughout
North Carolina and the Southeast with plans, ordinances, and growth
management programs. He is currently working on plans for Greensboro,
Chapel Hill, Wilson, Clemmons, and Hillsborough in North Carolina, along
with plans for Union and Iredell Counties. He served as Planning Director
for the Town of Chapel Hill from 1984-2005, responsible for drafting and
implementing ordinances and intergovernmental agreements.
UDO Assistance� Orange County, North Carolina 7
Craig Richardson is a planner, lawyer, and Vice President of Clarion, as
well as director of the firm's North Carolina office. Mr. Richardson has i
consulted with over 100 local government clients in a number of states
throughout the country on issues such as the preparation of development
codes, adequate public facility regulations, impact fees, affordable
housing plans and regulations, mixed-use development regulations,
scenic corridor regulations, landscaping, and aesthetic regulations. Mr.
Richardson has a strong record of success in either managing or serving as a principal in a
number of code revision efforts, including projects in Fayetteville, NC; Jacksonville, NC; Rock
Hill, SC; Falls Church, VA; Williamson County, TN; Portsmouth, VA-* Mooresville, NC; Palm
Beach City, FL; Henrico City, VA; Alachua, FL; Folly Beach, SC; Greenville, SC; Beaufort
County, SC; Teton County, WY; Kalamazoo, MI; St Lucie County,, FL;, Lorimer County, CO; the
Town of Aspen, CO; the Town of Jackson, WY; Houston, TX; and Jacksonville Beach, FL. Mr.
Richardson is a frequent speaker at planning and legal conferences on plan implementation
issues. He has written on a variety of plan implementation issues including adequate public
facility regulations, impact fees, and general plan implementation. He serves on the faculty for
IP
APA's national Zoning Clinic.
p �
Stephen Sizemore, AICP is a Senior Consultant in Clarion's Chapel Hill office. }�
He is a planner and lawyer with over 25 years of experience in preparing and
I F Ir r,
implementing development codes, comprehensive plans, design standards and
F.
guidelines, and growth management policies for local governments. He also
has substantial experience in addressing coastal area management issues. Prior t_
to joining Clarion, Mr. Sizemore served in a number of planning related jobs in
the public sector. He was Planning Director for Onslow County, North Carolina,
where he oversaw development of a comprehensive plan and implementation of
county/military compatible land use strategies; served as the Editor of Planning & Environmental
Law for the American Planning Association; prepared growth management policies and
development regulations for Wake County, North Carolina; developed guidelines for local
government preparation and implementation. of comprehensive plans for the State of Maine;
and assisted in the preparation and administration of unified development regulations for
Chapel Hill, North Carolina. He has written on a variety of planning issues. Mr. Sizemore holds
• planning degree and a law degree from the University of North Carolina at Chapel Hill. He is
• member of the American Institute of Certified Planners and the North Carolina State B
ALI
MINOR UP III
The Clarion team has experience working in North Carolina and across the nation in drafting
development codes. Selected recent and relevant examples are identified below, with a short
description of the project and client reference.
UD0_Assistance� Orange County, North Carolina 8
Cary, North Carolina � Land Development Ordinance
The rapidly growing Town of Cary, North Carolina, retained a team led by
Clarion Associates which included WRT and the VIC Group to pre pare
comprehensive revisions to Cary s Unified Development Ordinance. The project
included a heavy emphasis on public participation; significant streamlining of the
current code, including revision and clarification of several development review Land i
procedures; and implementation of planning and growth management goals Development
adopted in Orange County's 1996 Growth Management Plan, including many Ordinance
neo-traditional design principles. An interactive, web-based Visual Interactive j
Code"' (VIC) was produced, including training of the staff for preparing updates - --
in-house. ..___............. .... ...... . .i
Client: Town of Cary, North Carolina
Reference: Jeff Ulma, Planning Director
Telephone: 919.469.4082
Mooresville, North Carolina Land Deve o P ent Ordinance
Mooresville, a mid-sized town of 50,000 eo p ple located just north of
Mecklenburg County in th e Ch arlotte metro area, has selected Clarion A
to assist the staff in the preparation of a unified Land Development Ordinance.
Mooresville is a fast-growing community on the shores of Lake Norman with its
own school district and a highl Y vers dii fied economy, including several NASCAR
racing teams and the headquarters of Lowe's Home Improvement Warehouse.
The Land Deve lopment Ordinance is intended to modernize and streamline the
Town's existing development standards while integrating elements of form-based ��. `� tub .0
use regulation and a generous use of user-friendly techniques such as graphics,
illustrations, summary tables, and process diagrams. The project will result in a web-based fully
interactive digital version of the ordinance that will be hosted on the Town's we a e. In
addition to the graphical and user-friendly enhancements, the new Land Development
Ordinance will streamline the Town's development review procedures and raise the bar for
development quality.
Client: Town of Mooresville, North Carolina
Reference: Tim Brown, Planning Director
Telephone,. 704.799.8019
Jacksonville, North Carolina � Land Development Ordinance
ac ksonville is a mid-sized city of about 70,000 people located adjacent to one aw� MF.,
of the fastest developing areas of the North Carolina coastline. The city i also "°""'CA"`°"""
home to Camp L the nation's largest Marine Corps facility. To beater ~' '-
-.1 F F 6-
address new development expected from the growth of Cam e"eune, The city
recently retained Clarion Associates to prepare a unified development ordinance
The new UDO will focus on making city deveop ment regulations and Z°"'"`""°
review processes more user-friendly through consolidation, reorganization, :.:
improved formatting, improved referencing, and expanded use of illustrations M��
and graphics. It will also streamline development review, modernize zoning
districts and uses, improve development quality, encourage infill and redevelopment in The city's
downtown and along its ma jor transportation corridors, and otherwise implement The city's new
UDO Assistance� Orange County, North Carolina 9
growth management, land use and downtown design policies. The VIC Group will produce a
digital version of the UDO for The city's website, which will allow users to quickly view code
contents, illustrated commentary, and color graphics on-line, as well as take advantage of
dynamic text links, index and word search fu nctions, and bookmarking capabilities.
Client., City of Jacksonville, North Carolina
Reference: Reggie Goodson, Planning and Development Services Director
Telephone: 910.938.6529
Fayetteville, North Carolina � Land Development Ordinance
Clarion Associates has been retained to re are a new unified development �`~ �ordinance (UDO) for Fayetteville, a city of 174,000 that is home to Fort Bragg., one
of the world's largest military complexes and a major influence on the city's growth '.Air
and development. Besides modernizing zoning districts and uses, streamlining Unified emu':
development review, and making regulations user-friendly, the UDO will focus on eye o e
improving open space and landscaping standards to "green" the community, using ce
cutting edge tools to promote sustainable development practices, adding design � �.; ;-
standards to improve development quality, and revising downtown zoning and �
development standards to encourage mixed uses, public space, attractive urban � "'� � �`���"'�"°°-
design, and pedestrian accessibility,.
Client: City of Fayetteville, North Carolina
Reference: Karen Hilton, Assistant Planning Director
Telephone: 9100433.1437
Emera Isle, Norrtt Caro *ina Design Concepts for V1* age Center
Emerald Isle is a coastal community in North Carolina with along-standing local
ie,
population, and a destination for fishing and beach-related visitors. Clarion
Associates was retained by the.Town of Emerald Isle to conduct a workshop and
prepare Design Concepts for redevelopment of a strategic beachfront area at the
base of a fishing pier. The Town's Land Use Plan, approved under the terms of
the N.C. Coastal Areas Management Act, call for this area to become a Village
Center. Town leaders, full-time residents, property owners, and seasonal visitors
were brought together to explore ideas for redevelopment of the area, resulting in
a set of Design Concepts that form the foundation for new regulations and
development proposals. Another component of the prol'ectibnvolves an update of
the Town's development ordinances, to combine various regulations into a single document that
is user-friendly and targeted to residents, pro perty owners, and the development community.
Client: Town of Emerald Isle, North Carolina
Reference: Kevin Reed, Planning Director
Phone: 252.354.3338
UDO Assistance� Orange County, North Carolina 10-
Rock H'111, South Carolina Zoning Ordinance - f
Clarion Associates, in association with the Walker Collaborative, has drafted a '.
HU
new Zoning Ordinance for The city of Rock Hill, South Carolina, which was I,.
fov%N CAtalIni f
adopted in December of 2005. R ock Hill is one of the five "Ring City" nodes i n �: _ •�-
the Charlotte metropolitan region, and is an old Piedmont textile mill town which
has experienced substantial growth in recent years due to its strategic location in 1 • ,,
the Charlotte metro area. The focus of the effort was to implement the d ty's
recently adopted General Plan, which promotes a more livable future
b
Y
encouraging appropriate infill and re-development of the "old town" area of the
community; protecting and enhancing older neighborhoods; while encouraging
more compact, dense, and sustainable growth in greenfield areas. Major issues that were
addressed included: making the code more usable and "user friendly;" making the development
review process more efficient and effective; modernizing the zone district and planned
development regulations, encouraging new infill development that is compatible with its context,
and establishing minimum development and design standards to ensure community form and
appearance protects existing character while encouraging a high quality of mixed use and
connected neighborhoods. Following drafting of the code, Clarion partnered with the VIC
Group to produce a digital version of the code which is served on the web by The c ity's
computer network. Code users can quickly view code contents, illustrated commentary, and
color graphics on-line, as well as take advantage of dynamic text links, index and word search
functions, as well as bookmarking capabilities.
Client: City of Rock Hill, South Carolina
Reference: Frances M. Thomas, Planning and Development Director
Telephone: 803.329.7080
Folly 13each, South Carolina � Zoning and Land Development Ordinance GIY OF
The city of Folly Beach, a barrier island beach community south of Charleston, MLLYBFACH,sc
South Carolina, has been facing extreme growth pressures, including "tear- �°�"""'�°�'�.�.�
downs" of the existing beach cottages in favor of new large-scale vacation homes
being used as vacation rentals. Based on land costs, FEMA regulations, and the - �.,+.�,� -
area's popularity as a vacation destination, many of these new structures (and the ';6'`� °-"NOON%ROG
"r 10C dPM4%
JM
traffic associated with them) have been affecting the area's small-town
character. After adoption of a six-month moratorium, The city hired Clarion ''� I.1.bk 0-.,1
AW
Associates to re-write the community's development regu lations I including new r F 1
vacation rental standards, single-family development standards, and a variety of
other provisions to help protect community character. The project will result in a complete
revision to The city's development regulations into a modern unified development ordinance that
addresses community character and environmental protection while allowing for economic
development and tourism.
Client: City of Folly Beach, South Carolina
Reference: Aaron Pope, Zoning Administrator
Telephone: 843.588.2447
UDO Assistance� Orange County, North Carolina 1 1
Ports outh, Virginia � Zoning Ordinance ,;;,,.
Clarion Associates, in association with WRT, is drafting a new Zoning Flk.
Ordinance for this mature community in the Hampton Roads area. The
effort includes the preparation and administration of a Visual Preference
Survey (VPS) to gauge local opinion on design and appearance related
issues such as building orientation, commercial corridor development,
and commercial design standards. Clarion and WRT will use the results
of the VPS to inform the work program on the range of des-sign standards .. .........
needed by the community. In addition to commercial design, some other major issues to be
addressed by the project include establishment of new mixed use districts, a neighborhood
conservation overlay district framework, improving basic landscaping, tree protection, parking,
fencing, and exterior lighting development standards. New standards to address development
and redevelopment on the city's nonconforming lots will also be included. After adoption of the
new Ordinance, it will be placed into an interactive digital format by the VIC Group for serving
on The city's web page.
Client: City of Portsmouth, Virginia
Contact: Fred Brusso, Current Planning Manager
Phone: 757.393.8836 x42120
Franklin.. Tennessee � Zon*inq Ordinance - -- - -
Clarion Associates was retained b y the City of Franklin to draft a revised
development code for this fast-growing, progressive community in the Nashville 4 �s n � ;� �4 region. The code is focused on im lementation of a cuttin ed e com rehensive �, �L�1 0:� :°P 9 9 P y a,
plan that inc luded the deve lopment of character areas, innovative open space
'
�
and natural resource preservation techniques and a much stronger focus on ��,
9 VILA
urban design. The development code includes substantive re-structuring of The
city's current ordinance, including integration of The city's San d-alone design : J �
guidelines, and an overall u rode to the develo ment standards related to E��`'r
a ndscaping, parking, and open space.
Client: City of Franklin, Tennessee
Reference: Jaime Grace, Planning
Telephone: 615-0791-03212
Louisville, Jefferson County, Kentucky � Land Development Code
Clarion Associates was retained to lead a team including WRT and Tim Bishop,
Esq. to complete a revision of the joint land development codes for The city of
Louisville and Jefferson County (including all incorporated and unincorporated
parts of the county). Development challenges facing The city include
revitalization of downtown Louisville and the Ohio River waterfront; preservation - - -
of its older housing stock and traditional neighborhoods and villages; the preservation of
important natural, cultural, and scenic areas including critical watershed lands, karst terrain,
and mature woodlands; and ensuring better compatibility between new development and
adjacent neighborhoods. Important new development code provisions will include (1) detailed
community and site design and development standards keyed to eleven character-based "form
districts" that overlay The city's standard zone district system (including a "village form district"
and a "town center' form district; and (2) detailed environmental protection standards generally
UDO Assistance Orange County, North Carolina 12
applicable to all new development, including standards addressing steep slopes, unstable soils,
woodland/tree preservation, and water quality.
Client: City of Louisville and Jefferson County, Kentucky
Reference: Clark Bledsoe, Planning Director, Jefferson County Planning &
Development Services
Telephone: 502.574.6230
Alachua, Florida � Land Development Regulations
Clarion updated the Land Development Regulations for Alachua, Florida, which �Cins"f"`ar'",°.f,°"&
was adopted by the city Commission in February of 2006. Alachua is an old north
central Florida city close to Gainesville that has experienced substantial residential
and business-related growth throughout the 1990s. The code rewrite focused on
structural, procedural, and substantive improvements to The city's existing
regulations to implement the recently revised comprehensive plan. Structurally,
the update consolidated scattered land development provisions into a single,
clearly organized development code. Procedurally, The city's complex assortment
of procedures and responsibilities for development review were simplified into an
integrated, easy-to-understand review process. Substantively, the new code presents a number
of innovative measures to encourage infill development in the older parts of the community,
along with new development standards that will raise the bar for development quality.
Client: City of Alachua, Florida
Reference: Laura Dedenbach, Planning Director
Telephone: 386.418.4078
Palm Beach County, Florida Land Development Code _ ff 1AL
11 -6
Mr. Richardson managed a u I fip-
iscip tnar team of lawyers, planners, � ��1` ,�:
and ecologists in the d
esign and P of a unified Land
Development Code for this large urbanized southeast Florida County o
f s ' -
over 1,000,000 residents. The effort focused on the implementation of � � �° R MO
Y' G:.
specific community objectives established in the county's Comprehensive
Plan, and the consolidation and streamlining of the county's development
review procedures. The effort culminated in the preparation of a unified
Land Development Code which consolidated over fifty (50) of the county's existing land use and
environmental regulations into the Code document, streamlined and consolidated development
review procedures, and added new substantive regulations. The substantive regulations added
included,: (1) adequate public facilities regulations (concurrency regulations); (2) landscaping
and xeriscape regulations; (3) si na e regulations; (4) excavation regulations; (5) mixed use
districts and planned development district regulations, and (6) coastal management regulations
(sea turtle protection regulations, wetland regulations, coastal regulations, and well field
protection regulations).
Client: Palm Beach County, Florida
Reference: Donna Kristaponels (former Director, Planning, Zoning, and Building
Dept.), County Manager Lyon County, NV
Telephone: 7750,463o6531
UDO Assistance Orange County, North Carolina 13
1. aw F, I Ab_
Client: Town of Mooresville, North Carolina
Reference: Tim Brown, Planning Director
Telephone: 704.799.8019
Unified Development Ordinance - 2008
Client: Town of Hillsborough, North Carolina
Reference: Margaret Hauth Planning Director
Telephone: 919.732.1270
Unified Development Ordinance - ongoing
Client: Town of Chapel Hill, North Carolina
Reference: J.B. Culpepper, Planning Director
Telephone: 9196968-02728
Inclusionary Housing Ordinance —ongoing
Tetra Tech Client Reference
Client:. Charlotte-Mecklenburg Storm Water Services
Reference: Rusty Ro elle, County Water Quality Program Manager
Telephone: 704.336.5449
There i s a range of services that could be provided to Orange County in providing assistance in the
development of the new Unified Development Ordinance. We understand that county staff will be
taking the lead in this initiative. We have reviewed the Request for Proposals and its proposed Scope
of Services, and are prepared to offer those services, as described in the RFP and in this proposal,
within a project budget of $30,000.
Not included within that project budget are (1) The involvement of Tetra Tech for any work other than
occasional consultation about environmental regulations and sources for illustrations; and (2)
Custom-drawn illustrations for the new UDO. Those services are available as options, and we would
be pleased to discuss possibilities.. We have generalized graphics, and often photographs will work
well to illustrate a point. We are flexible. If selected to assist on this project, we would be pleased to
work with Orange County in making reasonable adjustments to the scope and budget as the county
sees fit to ensure that the county maximizes efficiencies in the project.
UDO Assistance� Orange County, North Carolina 14
We attach the following information to supplement our descriptions in this proposal of our experience
and the kinds of assistance that we provide to local governments. Following are:
Appendix 1 : Clarion Southeast Experience
Appendix 2: Staff Resumes
Appendix 3: Hillsborough Annotated Outline
Appendix 4: Excerpt from Draft Fayetteville Unified Development Ordinance
Thank you for your consideration of this proposal,, We look forward to discussing these ideas with
you, and to being part of this important UDO p
i
UDO Assistance County, North
show
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Clarion o Experience
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Clarion Associates
in Chapel Hill Clarion Associatesis a national land-use consulting firm with offices in Chapel Hill, North Carolina; Denver and Fort Collins, Colorado* and affiliate offices
in Chicago, Philadelphia, and Cincinnati. Our unusual combination of tal-
ents in land use and urban planning, growth management strategies, devel-
opment codes., design, land use law, and real estate economics allows us to
develop creative solutions to difficult land use and design questions. Clarion
is particularly known for its expertise in land use and plan implementation.,The
firm has represented both public and private sector clients on a variety of land-
use planning and zoning matters. Its principals have written plans and drafted
development codes, other regulations and design standards throughout the
United States. Since its founding i.n 1992,the firm has developed expertise in
abroad range of planning areas, including:
• Community, regional, and neighborhood planning;
• Development codes
• Impact fees
• Growth Management strategies for cities and regions;
• Design standards and development regulations;
• Historic Preservation;
• Development Financing;
• Downtown plans and strategies;
• Citizen participation strategies; and
• Implementation strategies.
Clarion is particularly known for our expertise in:
Zoning
Clarion Associates has represented public sector clients on a variety of design
guidelines, standards, ordinances, and regulations throughout the United
States, with particular emphasis on historic preservation, development financ-
ing, design standards, natural resource protection, and both downtown and
suburban zoning systems.
Planning
With our multi-disciplinary team and broad experience, comprehensive plan-
ning is one of our specialties. Clarion offers a wide variety of planning services,
including community/comprehensive planning, regional planning and growth
management, environmental protection and open space planning, urban re-
newal and development, and international development.
Development Economics .
Clarion specializes in advising public sector clients on the economics and fis4w
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calimpacts of development proposals, incentives needed to encourage devel-
opment, and other aspects of project feasibility. We have analyzed the
economics of numerous types of real estate development in both urban and
rural contexts and the impacts of proposed plans and cost recovery systems on
different.forms of development.,
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in 2004,t e Clarion Team led McBride Dale Cla reta"ned to com�
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p ete an up ate to Sri Comprehensive w in
r detailed i future planning ti for asp fiscal, innovam-
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from Clan-on
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Crael,g R'I'chardsonj Vice President, rinc ipalo crich soy 9cla rio n a
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Roger Waldon, FAICP, principal 1p rwa/dongc/arionassociates.com
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Chad Meadows, AICP, for asses ciate cme
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Stephen Sizemore, senior associate ssi*zemore@clarionassociates-com
Le'lbg Anne King, AICP, assocel'ate :p la king @cla n-on assoo P ates.com
UDO Assistance� Orange County, North Carolina
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Resumes
Clarion Associates
• Roger WaIdon
• Craig Richardson
• Stephen Sizemore
• Leigh Anne King
Tetra Tech
• Kimberly Brewer
• Jonathan Smith
• Regina Sheibner
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CLARION ASSOCIATES
Clarion Associates is a national land-use consulting firm with offices in Denver and Fort Collins,
Colorado; Chapel Hill, North Carolina; and affiliate offices in Chicago,, Philadelphia, and Cincinnati.
Our unusual combination of talents in land use and urban planning, design,-land use law, and real
estate economics allows us to develop creative solutions to difficult land use and design questions.,
Clarion is particularly known for its expertise in land use and plan implementation. Clarion Associates
has represented both private and public sector clients on a variety of land-use planning and zoning
matters. Its principals have written plans and drafted ordinances, regulations and design standards
throughout the United States.
S ince its founding in 1992, the firm has developed expertise in a broad range of planning areas,
including:
• Community, regional;and neighborhood planning;
• Downtown and suburban zoning systems;
• Design standards and development regulations;
• Historic Preservation;
• Development Financing;
• Downtown plans and strategies;
• Growth Management strategies for cities and regions;
• Citizen participation strategies; and
• Implementation strategies.
Clarion is particularly known for our expertise in:
PLANNING AND ZONING
Clarion Associates has represented both private and public sector clients on a variety of land-use plans,
design guidelines and standards, and ordinances and regulations throughout the United States, with
particular emphasis on historic preservation, development financing, design standards, natural resource
protection, and both downtown and suburban zoning systems.
MARKET ANALYSIS
The members of Clarion Associates have diverse backgrounds in finance, economics, marketing,
planning, urban design, environmental studies, political science and land use law. With integration of
this combination of skills, we develop creative solutions to difficult real estate questions. Clarion
Associates has extensive experience in analyzing the market for every type of property-including .
residential, office, industrial, major mixed-use developments, convention centers, large transportation
facilities, tourism complexes-in a variety of locations such as suburban sites, downtowns, lakefronts, and
rural areas.
DEVELOPMENT ECONOMICS
Clarion specializes in advising public sector clients on the economics and fiscal impacts of development
proposals, incentives needed to encourage development, and other aspects of project feasibility. We
have analyzed the economics of numerous types of real estate development in both urban and rural
contexts and the impacts of proposed plans and cost recovery systems on different forms of development.
C L A R 1 0 N
di
Qualifications of
Roger Weldon, FAICP
Clarion Associates
Roger WaIdon is a Principal with Clarion Associates, based in the North Carolina office. Mr. WaIdon
served as Planning Director for the Town of Chapel Hill for 21 years, directing the Town's comprehensive
planning and growth management functions. His work has emphasized neighborhood conservation and
growth management, including preparation of land use plans and special area plans, preparation and
administration of design guidelines, transportation planning, annexation, capital improvements, housing
and community development initiatives, and evaluation of development applications. Prior to his work
.0
for Chapel H0111, Mr. WaIdon worked on regional initiatives as Director of Planning Programs for the
Triangle J, Council of Governments, a regional planning organization based in the Research Triangle
Park, North Carolina. He has also served as an elected official on the Chapel Hill-Carrboro Board of
Education. Mr. WaIdon is a frequent speaker at national planning conferences, and has lectured on
planning topics at Universities in Massachusetts and North Carolina. He has been recognized as a
Fellow of the American Institute of Certified Planners.
Representative Major Pro'j'ects
■ Growth Management and Neighborhood Plans for Chapel Hill, including land use, community
facilities, housing, transportation, environmental protection, neighborhood preservation,
downtown revitalization, and growth management elements.
■ Comprehensive Plans in Fredericksburg, VA; Orange County, NC; Brentwood,TN;Tupelo, MS.
■ Facilities Plan for school construction; ordinance provisions to link growth to school capacity in
Orange County, NC
■ Urban Design projects for downtown areas in Winston-Salem, NC; Thomasville, NC; Lancaster,
Texas; Chapel Hill, NC; Montgomery, OH
■ Comprehensive Plans in Fredericksburg, VA; Union County, NC; Hanover County, VA; Orange
County, NC; Iredell County, NC
■ Six Neighborhood Conservation Districts
■ Neighborhood Small Area Plan for Wake Forest, NC
Professional History
■ Planning Director,Town of Chapel Hill, 1 984-2005
■ Director of Planning Programs,Triangle J Council of Governments, 1972-1984
Education
■ Master of City and Regional Planning, University of North Carolina at Chapel Hill
■ Bachelor of Science, Urban Studies and Planning, MIT
Professional Associations
■ Fellow, American Institute of Certified Planners
■ Member, American Planning Association
Civic Involvement
■ Board of Directors, Chapel Hill-Carrboro YMCA, North Carolina
■ Advisory Board, Orange County Habitat for Humanity
C L A R I b N
P
Qualifications of
Craig Richardson
Clarion Associates
Craig Richardson is a Vice President with Clarion Associates in the Chapel Hill office. Mr. Richardson
has consulted with over 70 local government clients in nine states on the preparation of general land
development codes,zoning ordinances, adequate public facility regulations, impact fees, comprehensive
P lan implementation and other forms of land use regulation. In addition, he has had significant
experience representing public sector clients in court in their defense of comprehensive plans and land
use, and public facility finance regulations.
Representat'i've Major P
■ Unified Development Ordinances for Rock Hill, SC (in progress); Greenville, SC (in progress);
Ap N C Herndon,VA; Zoning Codes for Kalamazoo, MI; Alachua, FL;Teton County, WY;
Aspen, CO (APA Award of Merit); Lorimer County, CO
■ Land Development Codes in Florida: Palm Beach County; St. Lucie County; Martin County;
Collier County; City of Jacksonville Beach; and the City of Clearwater
■ Adequate public facility regulations for Palm Beach County, FL; Martin County, FL; Collier
County LeF City of Jacksonville Beach, FL; Lorimer County, CO
■ Impact fee programs in Manatee Couni1111111111 , FL; Summersville, SC; Steamboat Springs, CO;
Palm Beach County, FL; Citrus County, FL; Indian River County, FL; Dade County, FL;
Lorimer, CO; Washoe County, NV
Professional History
■ Shareholder, I Merrill, Cullis, Timm, Furen and Ginsburg, Sarasota, FL
■ Attorney and Partner, Siemon, Larsen and Purdy, Chicago, Illinois and Sarasota, FL
■ Attorney/Associate, Ross, Hardies, O'Keefe, Babcock and Parsons, Chicago, Illinois and
Boca Raton, FL
Education
■ Master of City and Regional Planning, University of North Carolina at Chapel Hill
■ Juris Doctor, Stetson College of Law
66
■ Bachelor of Arts (Honors), Stetson University
Publications
■ Keeping Up with Growth Urban Land. Vol. 58, No. 9: 94. September 1999 (with D.
Salvesen)
■ Avoiding Coastal Hazard Areas: Best State Mitigation Practices, Environmental Geosciences.
1999 (with D. Godschalk, R. Norton and D. Salvesen)
Professional Associations
■ Member, American Planning Association
■ Member, Amicus Committee, APA
■ Member, Florida and American Bar Associations
C t A R 1 0 N
Qualifications of
Steve Sizemore,AICP
Clarion Associates
Stephen Sizemore is a planner, lawyer, and Senior Consultant in the North Carolina office of Clarion
Associates. He has more than 28 years of planning experience, primarily with growth management
and development regulation for local governments. Before joining Clarion, Mr. Sizemore was
planning director for a coastal North Carolina county with a large military installation, overseeing the
county's development of a comprehensive plan and implementation of its first county-wide zoning
regulations and served on North Carolina's Coastal Resources Advisory Council. Prior planning
experience includes 12 years as a land use planner/attorney for an urban North Carolina county -
where he prepared growth management/land use policies and regulations, including transitional
rural-urban development regulations - and 7 years as a planner for a North Carolina university town -
where he helped prepare a unified development ordinance. Mr. Sizemore has also worked as
research attorney for the American Planning Association, where he edited Planning & Environmental
Law, organized the annual Bettman Symposium on land use law, and was an associate editor and
contributing author for APA's Planning and Urban Design Standards. He also developed rules and
guidelines for preparation of comprehensive plans and development regulations by local governments
in Maine.,
Professional History
■ Planning and Development Director,Onslow County,2005-2008
■ Research Staff Attorney and Editor, Planning&Environmental Law,American Planning Association,
2002-2005
■ Land Use Planner/Attorney,Wake County, 1990-2002
■ Senior Planner, Maine Office of Comprehensive Planning, 1988-2000
■ Planner, Development Coordinator,Town of Chapel Hill, 1 978-1986
■ VISTA Volunteer planner,Town of Clayton, NC, 1977-1978
Education
■ Juris Doctor, University of North Carolina at Chapel Hill
■ Masters in Regional Planning,University of North Carolina at Chapel Hill
■ Bachelor of Science,University of North Carolina at Chapel Hill
Profess'i'onal Associations
■ American Institute of Certified Planners
■ North Carolina State Bar
■ Member,American Planning Association
C L A R 1 0 N
Qualifications of
Leigh Anne King,AICP
Clarion Associates
Leigh King is an Associate with Clarion Associates. She is a planner who has experience
working with local governments on planning initiatives including: neighborhood and city-wide land
use planning and visioning, growth management strategies, affordable housing programs, regulatory
programs and ordinances, school siting, and open space planning. Prior to joining Clarion
Associates, she earned a Master in Regional Planning degree from the University of North Carolina,
Chapel Hill, and worked for a national conservation nonprofit in Arlington,Virginia.
Project Experience
■ Tupelo, Mississippi Comprehensive Plan Update
■
Fredericksburg and Hanover County, Virgini a, Comprehensive Plan Updates
■ Henrico County, Virginia, Design Guidelines Manual
■ New River Gorge, West Virginia, Land Management System
■ Emerald Isle, North Carolina, Villane East and West Design Concepts Report
■ Rock Hill, South Carolina, Growth Management Plan
■ Hillsborough, North Carolina, Growth Management Strategy and Land Use Plan
■ Wake Forest, North Carolina, Northeast Neighborhood Plan
■ Chapel Hill, North Carolina, Neighborhood Conservation Districts (5)
■ Beaufort County, South Carolina, Roads, Libraries and Parks Impact Fee Programs
■ Marathon and Islamorada, Florida, Workforce Housing Methodologies and Mitigation Strategies
■ Lee and Palm Beach Counties, Florida, Affordable Housing Methodology and Mitigation Strategies
■ Vienna, Maryland, Community Vision Plan
Professional History .
■ Associate, Clarion Associates, Chapel Hill, North Carolina, 2005— present
■ Research Assistant, Center for Urban and Regional Studies, University of North Carolina,
Chapel Hill, 2004-2005
■ Research Intern,The Conservation Fund, Chap.-el Hill, North Carolina, 2004
■ Land Use Projects Coordinator,The Conservation Fund, Arlington, Virginia, 2000-2003
Education
• Master of Regional Planning, University of North Carolina, Chapel Hill
■ Bachelor of Arts, University of Tennessee, Knoxville
Publications
■ Green Infrastructure Plan Evaluation Frameworks, Journal of Conservation Planning, March 2005
(published under maiden name—Leigh Anne McDonald)
Professional Associations
■ Member, American Planning Association (APA)
■ Member, American Institute of Certified Planners (AICP)
■ Member, North Carolina Chapter of the APA
C L A R 1 0 N
Kimberly.4. Brewer, .4.I.C,P.
Seniwor Planner
EDUCATION
M.R.P.,pity and Regional Planning,University of North Carolina, X985
B.A.,Economics,Wake Forest University, 1981
Registrations and Certefications
American Institute of Certified Planners(AICP)199I
QUALIFICATIONS
Throughout her 25 years of water resources planning and management experience,Ms.Brewer has coupled technical
and policy analysis with stakeholder fac�1itativn to develop ffinovative,cost-effective watershed protection and green
design strategies.As a plannffig consultant,she has assisted in conducting numerous local watershed protection
stud.ies,pioneered approaches for how-impact design,and co-designed the U.S.Environmental Protection Agency's
Watershed Academy.Prier to consulting,Ms. Brewer worked I I years�n local,state,and regional agencies,gaining
extensible experience in program development and management in the areas of water resource protection. Ms.
Brewer's experience working with government agencies and diverse stakeholder groups,along with her practical
experience studying and implementing cost-effective uuaovations,allows her to understand different perspectives
and to design strategies that meet multiple objectives.Ms.Brewer has been the facilitator,principal planner and cast
analyst an watershed management projects,provi*ding comprehensive watershed management planning services,
including watershed management plans and implementation strategies,stvrmwater program development,ordinance
review and development to encourage LSD and green infrastructure,site design evaluation tools for BMPs,trainmg,
LSD pilot projectg and case studies,and public education/outreach. These projects have incorporated onsite
performance standards,low-impact development design,conservation offsets,phosphorus bank*ng,and other
innvvative techniques. F
Selected Watershed and Stormwater Management Experience
Third Fork Creek Watershed Plan-City of Durham,NC. Assisting in project to prepare a watershed management
plan and implementation plan for restoring watershed fimction.Currently working with pity Coordinating Team to
establish core watershed restoration goals,objectives,indicators,and benchmarks that will provide a consistent
framework for conducting watershed assessments and management plans city-wide.Also establishing goals and
objectives unique to Third Ford Creek.Assisting in critical lands protection analysis,riparian area management
planning,and review of existing code,ordinances,criteria,policies,and procedures to support the pity's restoration
efforts.
Lansing Stormwater Ordinance-pity of arising,MI.Currently assisting the City of Lansing in developm' g a
stormwater ordinance that meets Phase II sfarmwter requirements as well and regional stvrmwater management
0
policies which encourage the use of Lew Impact Development.Assisting in the review of local ordinances to
reco mmend recisions needed to implement the new starmwater ordinance and further enhance use of Low Impact
Development and green znfrastructwre techniques.
Athens Clarke County Watershed Impro ve m en t Program--A th en s-Cla rke County(ACC), GA.Currently I e a d
planner and facilitator in developing a Watershed improvement Program,mclu&ng protocols to be used by ACC
staff in developing watershed management plans county-wide.The project includes using three pilot watersheds to
develop program goads,objectives,indicators,and benchmarks;to develop and apply protocols to be used in
monftaring and watershed characterization;and to develop and apply protocols for management strategy
development and evaluation. The program is linked to the linked to the ACC comprehensive plan and sustainability
policies.
Be av er Lake Watershed Man agement Plan--Northwest A rka ns'a s Council,A R Ca-facilitator and lead planner for
the Bearer Lake watershed management planmng process for Northwest Arkansas Council focused on restoration of
streams designated as impaired waders and protection of regional drinking water supply.Conducted regulatory and
planning analysis,co-facilitated Policy Advisory Group,developed goals and objectives,evaluated management
Kimberly.4. Brewer, A.I.C.P.
,Senior Planner
alternatives,developed and wrote management plan and implementa#ion strategy,and supported outreach(focus
groups,newsletters,and community meetings).The analysis included the cost and benefits of unplementing LID�.n
new development and other sustainable practices such as conservation offisets,biomass to energy,agricultural
B and decentralized wastewater systems xn targeted areas of the watershed.
Fairfax County Approach fir Countywide Watershed Assessment—Assisted Fairfax County,VA Stormwater Services
Department in developing new watershed planning protocols that could provide consistency and standardization in plans
developed by the County and its contractors. Specifically, assisted the County in developing measurable goals,
objectives,and indicators for starmwater management;a standardized watershed characterization and problem ranking
scheme,and a countywide project prioritization methodology for selecting restoration,BMP retrofit,and preservation
projects which demonstrate achievement of program goals..
Green Infrastructure Ordinance Review.Sanibtation District#1,KY.Currently reviewing draft City and bounty
ordinances in Northem Kentucky's Sanitation District# 1 jurisdiction.This includes review of zoning and
subdivision ordinances to identify barriers to and opportunities for green infrastructure and LID techniques.,
Agua Hedion Watershed Management Plan--City of f'Y C Lead watershed planner for the Agua Hedionda.
Lagoon watershed in Southern California. Project inVolved comprehensive watershed management plan
development and stakeholder facilitation.The project involved local planning and stvrmwater ordinance review and
recommendations for incorporating appropriate LSD and green infrastructure techniques into the and to semi-arid
enWiranment,as well as the cost and benefits of implementing such techniques. High priority areas f or LSD and green
infrastructure BMP retrofits were also identified.Areas and sites within the watershed were prioritized to meet the
stakeholder management objectives.Led in development of implementation strategy.
Lake Maumelle Watershed Plan—Central Arkansas WaterAR. Managed planning and cost-evaluation components
of project to develop a watershed management plan;co-facilitated Policy Advisory Council and Technical Advisory
Council in develop ing,evaluating,and selecting the preferred management options which included requirements for
low-impact development design,conservation offsets,and sustainable management of decentralized wastewater
systems;fed cost analysis;ca-led public education and outreach efforts;led in writing the Management Plan and
implementation strategy which was unanimously adopted by the��ntral Arkansas�ammission in February 20D7.
Frameworkfor Enhanced Management of Decentralized Wastewater Systems.Berkley County, WY. Worked with
local stakeholder group to develop recommendations for enhanced management of decentralized wastewater
systems.This included management and oversight options for newly permitted systems,a tiered management
approach for managing existing systems;implementing a management partnership among different agencies;local
ordinances needed,and potential casts and fimding sources for the program.
NCEEP Local Watershed Plannirtg—Noah Carolina Ecological Enhancement Program. Lead planner and
facilitator in developffig the Swift Creek Local Watershed Management Plan and the Morgan Creek Local
Watershed Management Plan.Assisted.in developing targeting and prionRization criteria for restoration site LSD
BMP retrofits,and open space preservation. Conducted local ordinance reviews and recommended revisions for
encouraging better site design and Low-Impact Development design.
Cary Town Center Stormwater Management flan--Town o,f nary,NC. Managed the policy and planning
components of a project to develop an innovative plan for managing stormwater runoff from an area being
redeveloped to intensive commercial and hl'*gh density residential use.Multiple approaches to management,
including low-unpact deign and density aWeraging,were evaluated for potential incorporation in the plan.
Recommendations for needed revisions to focal and stag regulations and ordinances,and a process for
implementation were also developed.
McDowell Creek Watershed Management{NC}--Mecklenburg County and Town of Huntersville,NC. Worked
with staff and advisory boards to develop management goals,targets,and strategies for managi.xxg new development
&
centered on how-impact deWelopment design.Assisted in developng stormwater management ordinance and water
quality design manual,adopted January 2403.Included four how-impact design case studies with stormwater
management and cost analysis,
Kimberly A. Brewer, A.I.C.P.
Senior Planner
Charlotmae1Mec)Menburg Post-Construction Ordin ce Development Mecklenburg County Phase Hjun'sdictions
and the City of Charlotte,North Carolina.Presented Tetra Tech's watershed assessment evaluating future impacts of
development without further management,assisted in developing cost tool and site evaluation took(SET)that Gould
evaluate land use and BMP M- agement techniques,facilitated stakeholder development of alternative management
measures,uacluding low impact development(LID) d green infrastructure design,presented watershed and site
scale modeling results as well as cost comparisons for the management options,facilitated selection of a preferred
option,and assisted in developing posh-construction ordinance provisions.Unanimously adopted by 22-member
stakeholder comnaittee.
City of Nigh Point De ep River I Watershed Assessrner�t Plan-Cit,�of high Paint,N� Managed.project for a
watershed assessment and management plan for the City of High Point,NC.The Plan,which was approved by the
State and is currently implemented.,involves an ftmovative Phosphoms Banking program as well as low impact
development(LID)education,local D case studies,and ordinance review to identify revisions needed to
encourage LID and green infirastructure.Won 2004 NCAPA Award for Plan Implementation for Multiple
Jurisdictions.
amity of Chicago Stormwater ordinance and Design Manual---City of cht"cago,,ALL. Assisted the City of Chicago in
developing a draft stormwater management ordinance and design manual requiring"green design"'for new
development and redevelopment.Assisted in drafting urciinance,working with multiple City Departments in
negotiating stormwater management objectives and associated design performance standards.Coordinated draft
ordinance with draft design manual development,which incorporates low-impact design techniques.
Rockdale County Watershed Assessment and Management Plan-- Rockdale County GA.Worked with staff,
elected officials,and diverse 23-member stakeholder group to develop and adapt a comprehensive watershed
management plan for the County.Led in development of management plan objectives;of indicators and targets
rebated to management objectives;evaluation of alternative management approaches;management plan
developmentd,outreach;law-impact design education for local staff and development community and show-impact
design pilot program.Developed and wrote Rockdale bounty Stormwater Management Administrative Review
Process.
Uppera--Ne u s e Local-Mate Watershed Management Fram ework Upper Neese R ive r basin A ss o c ia ti o n NC: Project
Manager and co-facilitator in designing a local*-state watershed management framework for the Upper Neuse Rimier
Basin.This framework links an Upper Meuse Management cycle with the State of North Carolina's Neuse
Basm" Wide management cycle.This framework includes agreed-upon management goals,management activities and
timelines,partner responsibilities,amulti-agency govemance structure,and indicators for tracking success.
mapper Ne us e Wa tersh ed Man agem en t Plan. Upper Meuse B asra A ss o cz'a do n NC. Lead planner and fa cilitator in.
developing watershed management pans to address water supply protection and habitat impacts ill eight drinking
water supply watersheds.Plans were tailored for local govemments to meet adopted goads and measurable targets,
and include on-site performance standards for stormwater management.Included panning and participating in a 2-
day haw-impact design workshop for local elected officials and staff,developers and designers.
Cane Creek R-eservoir Watershed Study. Ora n ge Water a rz d Sewer A utharity NC. Worked with a diverse
0
community advisory cammittee. Assisted in developffig and tailoring measurable indicators to guide the local
watershed study;designmg the economic impact analysis;and developing,evaluatirag,and screening watershed
management options.Assisted in presenting and writing the study findings.
EPA Watershed Academy. USEPA. Member of beam that assisted EPA in designing its Watershed Academy.
Designed and developed yore training courses for local,state,and federal officials an haw to implement the
watershed management approach. Drag course materials include 10 1 -Principles of Watershed Management, 104
Execufive Managers'Watershed Management Short Course,and 105-Watershed Management Tools.
Jonathan T. Sm"Ith, PO ffi�- C SWQJ C SC, L DmAP
0 a a
Engineering Manager, Stormwater Services
Education
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0 45
B.S.,Biological&Agricultural Engmeermg,North Carolm* a State University, 1995
Graduate Course Work: 21 units focused on hydrology and storrn'water anagement,NCSU, 1998 -2006
'0 a
Professional Registrat0ion
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Professional Engineer(NC license#026523a VA license#44925-s SC license#26822)
1� it
Certified Professl'onal Erosion and Sedi entation Control(CPESC),registrant 111
Certified Professional in Sto Water Quality(CPSWQ),registrant 90048
a
Key Areas of Experience
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Hydrologic and Hydr 11"c Studies
Site Scale Water Quality Modeling
Sto water Master Plam" g
Stormwater Pro am Development and Imple entation
Sto water and Watershed Restoration BMP Design
Environxnental Pe it Compliance
W is
I Afffffiliations
Proflessiona
�ff W� 4 . �___ *—&"�
CPSWQ Inc.Chair(2008—present); CPSWQ Approved Instructor
NC-APWA W ater Res ources Co U 1 111ittee Director(200 8—present)
CPESC Regional Representative(2005—2009)
EnviroCert Intemational Inc.,Technical Vice-Chair(2008—present)
Qual"ificat'ions Summary
r�bPoh"P%&V 6W b~, a..dA wa� -W
Jonathan Smith has 14 years of experience water resources eng eenng,specializ g M stonnwater
anage ent. He'i's the Engineer" g Manager for Stormwater Services in the Research Tn'angle Park,NC
office of Tetra Tech. Mr. S ith is a professional engineer,a Certified Professional Stormwater
Quality,a Certified Professional Erosion and Sedimentation Controt,and is a LEED-wAccredited
Professional. He is an expert M* sto water anagement and as a consultant focuses on plannm* g,
a IN A 6
impleme m' g and mamagmg storrnwater-related proj*ects'for municipal,industrial and development'
Is
clients. Mr.S "th is an approved instructor for CPSWQ,and i's currently the CPSWQ Inc. Chau' and
'LA-&
EnviroCert Intemafional Inc.Tec ical Vice-Chair. As a project ager Mr. S ith has extensi've
experience in supplying clients with project deliverables through technical reports,,construction
documents and construction management,supervis* g technical,production and adm strative staff
throughout.
Before becom* g a consultant,Mr. Smith was an Extension Engineer at North Carol a State Um'versity,
where he supervised the daily activities for numerous projects within a stonnwater focused research
Group. He led development of several research studies cluding the effects of BMPs on the al impacts
to storrnwater runoff,retrofittm* g abandoned septic tanks into stormwater infiltration facilities,the effects
of media selection on green roof pollutant removal perfo ance, and development of a murucipal BMP
monitoring pilot program. He completed des i*gn and construction of ore than fifteen stormwater BMPs
mclud g sto water wetlands,bioretention areas,green roofs,pervious pavement practices2 ovative
wet ponds d level spreaders. He also supervised Extension Associates,graduate students d
undergraduate students in the development of research projects,providimg m" struction on budgeting,site
design,permittm" g,competitive bid ocesses,construction, strumentation)data collection and data
analysis,.
Smith,, Jonathan T. -Resume
Selected Project Experience
Pulaski County Stormwater Design Manual and Site Evaluation Tool Development,Pulaski Co.,
AR. Managing project for Pulaski County Arkansas to develop stormwater drainage design manual and
Site Evaluation Tool(SET). Coordinn+;"g the planning for and facilitation of a workgroup meeting
comprised of local public agency and stakeholder engineering staff to identify and develop manual
components and SET user interface functions. Providing oversight for technical staff in development of
design manual functionality incorporating specific to Pulaski County development conditions.
Supervised development of the SET incorporating lower limit effluent limitations on BMP performance
for local conditions including low density development and steep slope topography.
Third Fork Creek Watershed Planning and Design,Durham,NC-Task manager fora$1M+
planning and design project in Durham,NC. Relevant tasks included stormwater retrofit planning and
desigdesign, D a nd Better Site Design, d BMP maintenance program revi ew for Third Fork C
NCEEP Alternative Wetland Mitigation Stormwater BMP Pilot Project For the North Carolina
Ecosystem Enhance Program,supervised application of a proposed method for determining mitigation
credits associated with two constructed stormwater wetland BMPs in the Catawba River basin.The
project represents a potential pilot for urban watersheds where available land for traditional wetland
mitigation does not meet overall mitigation needs.
San Diego LED Manual,San Diego CA. Support ing preparation of a Low Impact Development manual
for the City of San Diego's stormwater program. To date,has provided review of performance criteria
for stormwater best management practices required by San Diego County.Review included research of
4P criteria for volume and flow based control practices and associated publications detailing development of
theseperformance criteria. Results were utilized to recommcriteria end crite which were most appropriate to
the city's objectives and incorporation into the manual.
McDowell Creek Watershed Restoration,Mecklenburg Co,NC. Project Manager for restoration of
1,631 feet of second order stream and creation of four stormwater BMPs in an urbanized watershed.
Provided project scop' g,technical oversight of design,permitting and preparation of construction
documents. Stormwater BMPs included offlm* e wetland infiltration systems incorporating shallow
diversion of upstream runoff from the restored stream reach as well as a combination bioretention
0
area/level spreader system treating a municipal animal shelter"hot spot".
McAlpine Creek Stream Restoration and Stormwater Improvements,Mecklenburg Co,NC.
Design engineer responsible for preparation of design documents related to the retrofit of an existing
urban pond to a stormwater treatment facility consistent with the Center for Watershed Protection's"New
Emergent Wetland"design guidance. The existing pond exhibited poor conditions including undersized
outlet, failing banks,excessive waterfowl use and lack of vegetation. The modified design incorporated a
forebay to pre-treat flows entering the facility, an extended detention settling zone,a bypass structure for
larger flows, and a low flow wetland to provide polishing treatment of baseflow and smaller runoff
events.
Central Yard Municipal Facility Stormwater Retrofit Design,Charlotte,NC. Project Manager for
the identification of methods to reduce ht",,,acts of a municipal vehicle maintenance and washing facility
on adjacent surface waters through source reduction and modifications to an existing non-fanchoning
filter system. Conducted a feasibility analysis of various source reduction techniques and BMP
modifications i rporating site operational restrictions,municipal NPDES phase II compliance
requirements,and existing infrastructure conditions. Provided design and preparation of construction
documents for specific improvements including diversion of rooftop runoff directly to stream,
construction of rooftop over vehicle washpad,and conversion of filter system to a staged detention,
vertical f fmis g wetland system
Partners Equity Stormwater Improvement,Partners Equity Group,Smithfield,NC. Managed the
development of des and permitt"n g for the conversion of an exi ign sting wetpond serving a 51 acre
2
Smith, Jonathan T. -Resume
commercial subdivision to an enhanced wetpond facility to achieve nitrogen reduction goals.The
conversion was conducted in order to obtain a 401 water quality certification from the NC-DWQ
wetlands unit for impacts to jurisdictional wetlands within the development. Specific improvements
included the enlargement and deepening of the pond and enhancement through the m' corporation of a
vegetated littoral shelf.
Trash Guard Hydraulic Analysis,Trash Guard,Inc.,Raleigh,NC. Managed the development of a
hydraulic analysis of the trash guard system,a patented screenm* g insert developed to capture and retain
large stormwater solids. The client requested hydraulic analysis spreadsheet preparation to determine
steady flow hydraulic characteristics.
Players Club Bridge Replacement,Reserve Development Co.LLC,Southport,NC. Prepared a
FEMA Conditional Letter of Map Revision(CLONM)application for the modification of a roadway
crossing of Beaverdam Swamp in Town of St.James in Brunswick Co,NC. Modification included
resplacement of an existing culverted road crossing with a 70 ft span prefabricated bridge. Application
preparation included M* COrporation of existing topographical survey in the effective FEMA hydraulic
model and iterative analysis of the proposed bridge geometry to reduce impact on nearby properties and
structures.
St.James Hydraulics Study and Analysis,Reserve Development Co.LLC,Southport,NC. Managed
a hydraulics study to assess the causes of flooding in a large residential development related to two
flooding events in Brunswick County. Work included simulation of the storms of interest using a HEC-
HMS model and incorporation of as-built survey data as required supporting a HECd-RAS hydraulics
model of the existing creeks,ponds,and roadways. Sensitivity analysis was conducted on these two
models to determine potential improvements to the drainage system for mitigation of future flooding. A
written report was developed from the results of the project to and provided to the client with
recommendations of upgrades or replacements of road crossings and diversions.
St.Ja es Drainage Improvements,Rese e St. J es
Plantation is located on the Atlanfic Inter-coastal Waterway * NorthCarol a. Beingsoclosetothe
coast,St.James Plantation needed to develop an emergency action plan for the management of drainage
structures in the event of approaching large tropical events. Developed an emergency action plan as well
as an operation and maintenance plan for maintaining structures so that capacity is not reduced. Also
provided design services to improve drainage structures identified as operating at less than desired
condition.
UNC Bell Tower Stor water Management Services,Skidmore,Owings&Merrill LLP,Chapel
Hill,NC. Provided initial feasibility analysis for the design and of a 50,000 cubic feet stormwater
harvest system on the existing campus of University of North Carolina at Chapel Hill. The system
captures stormwater from a proposed Geno e Sciences building with a rooftop of approximately I acre
and stores it in an underground cistern. The cistern system is connected to a nearby reclaimed water line
to provide reliable water supply to irrigate adjacent landscape areas,a nearby stadium athletic field and
provide indoor toilet flushing water for the Genome Sciences budding.
St.James Main Entrance Storm Drainage, Town of St.James,NC. Provided professional services
in the development of a repair plan for the main site entrance to the Town of St.James. The repair
consisted of a Phase I for study,Phase II for design&construction drawing preparation and Phase III for
construction administration. The noted problem areas were further i gated through field exploration
with the NCDOT,watershed delineation,and Hydrologic and Hydraulic Analysis. Data was then
evaluated and prioritized,and alternatives were recommended for improvement and repair.Upon
selection of preferred alternative,design documents were prepared for use in bidding and construction by
the client.
Charlotte Monitoring S tandard Details,Cl*ty of Charlotte,Charlotte,NC. Managed project for City
of Charlotte to provide engineering services in the further development of Charlotte Stormwater Services'
pilot stormwater BMP monitoring program. Provided consulting and construction documents preparation
3
Smith, Jonathan T. -Resume
services to correct difficulties in stormwater monitoring at retrofit sites because of improper flow
measurement devices,clog ging of S ampling intakes and difficult access to sampling locations.
Jacksonville Water Supply and Treatment Facilities,City of Jacksonville,Jacksonville,NC.
Design engineer for design and permitting of a stormwater wetland for an 8 mgd n ofiltration treatment
facility for the City of Jacksonville. Prepared complete construction plans and application documents for
0
submission to NCDWQ for approval of Coastal Area Stormwater Permit.
Shade Valley Outlet,City of Charlotte,Charlotte,NC. Managed project for City of Charlotte to
design structural modifications to the outlet of an existing water quality pond to improve pollutant
removal performance. Specific modifications included the implementation of an adjustable outlet to
allow modification of permanent pool level and design drawdown period. Modifications were
implemented to allow management of water level depths in planted areas and improve vegetative growth
Edwards Branch Feasibility Study and Design,City of Charlotte,Charlotte,NC. Managed Project
for City of Charlotte to conduct feasibility study and provide design services for retrofit modifications to
the Edwards Branch Stormwater Wetland. The offline wetland provided water quality treatment and
detention fora 50+acre watershed comprised primarily of single family residential and commercial uses.
Wetland vegetative coverage within the wetland was limited by poor soil conditions,improper water
levels and waterfowl activity. Assessed the condition of the wetland including the soil characteristics and
overall management and provided a report on the feasibility and cost of improving the wetland
performance through soil amendment/addition,outlet structure modifications,and waterfowl deterrents.
The purpose of the design was to improve the general performance of the BMP in relation to water quality
treatment. Design services included preparation of construction documents for the modification of the
outlet structure,excavation and replacement of existing unsuitable marsh soil where necessary,
development of a planting plan,and prescriptive waterfowl deterrent measures.
St.James Hydraulic Study,Brunswick Co,NC. For the St. James Development Company, conducted
a watershed hydraulic'study of an existing residentiaUgolf course co mmunity to identify improvements to
relieve floodmg concerns observed in recent tropical storm systems. Study included consideration of
improvements to golf course ponds such as active management of pond control structures eventually
manifesting in the development of an emergency action plan.
Development of a Municipal Pilot Stormwater Retrofit BMP Monitoring Program, Charlotte,-NC.
Extension Engineer in charge of coordinating city and county, stormwater professionals to develop a pilot
BMP monitoring program. Developed stormwater BMP monitoring guidance manual. Identified BMP's
for monitoring efforts and provided guidance on appropriate site specific and programmatic monitoring
equipment and techniques. Advised municipal stormwater staff on appropriate statistical analysis and
interpretation of program results for m" clusion of program results in local,regional and national
0'
monitoring performance databases.
Dye Branch Stormwater Wetland,Mooresville,NC. Provided design services for the site selection,
design,construction documents preparation,permitting and construction administration for an o
tiered stormwater wetland an urbanized watershed. Wetland design incorporated multi-cell,tiered
configuration allowing the inclusion of the site' a study of the effectiveness of BMP size and
performance lmmtations of multiple cell systems for the North Carolina Division of Water Quality.
Runoff Quantity and Quali ty Monitoring of Green Roof Installations in Eastern North Carolina.
Extension Engineer charge of design and installation of monitoring systems for three greenroof
installatio'ns'
in eastern North Carolina. Purpose of the project was to determine the impacts of greenroo'fs
on the quantity and quality of rooftop runoff in Eastern North Carolina.
Joyner Park Bioretention,Louisburg,NC. Extension Engineer in charge of design,construction
management and monitoring of two bioretention areas providing treatment of runoff from a municipal
park. Research investigated effects of soil media and hydrology on pollutant removal effectiveness of
bl'oretention areas.6
n piedmont settings.
4
Smith,Jonathan T. -Resume
Dye Branch Stormwater R Mooresville,NC. Extension Engineer in charge of design,
permitt ing,construction,and monitoring of an o e stormwater wetland system. Project included three
stormwater wetland cells installed in series to treat runoff from a fully developed 30 acre watershed. A
concrete pre-cast diversion structure was constructed to bypass larger flows to the existing stream system.
Design included monitoring structures and implementation of monitoring equipment to determine
pollutant load and removal characteristics.
Conversion of Abandoned Septic Tanks to Rooftop Runoff Cisterns,Holden Beach,NC. Extension
Engineer in charge of concept,design and implementation oversight of the conversion of abandoned
septic tank systems to stoimwater storage and treatment facilities. Project included demonstration and
o nitoring to detel-U wele the feasibility of concept on a NC barrier island. Rooftop runoff was routed into
two abattdoned septic tank systems for short term storage and infiltration. A third system was constructed
to allow reuse of captured stormwater for residential irrigation.Monitoring equipment was installed to
allow determination of long term runoff capture and irrigation use.
Development of Municipal Pilot Stormwater Retrofit BMP Monitoring Project,Charlotte,NC.
Extension Engineer in charge of coordinating with City and County stormwater professionals to develop a
pilot BMP monitoring program. Developed stormwater monitoring guidance document. Identified
retrofit BMPs for monitoring efforts and provided guidance on proper monitoring techniques and
approaches.
Investigation on Effects of Stormwater BMPs on Stormwater Runoff Temperature,Western,NC.
Extension Engineer in charge of developing a research project d the effects of BMPs on
stormwater runoff temperature. Project p urpose was to detennine the impact of stormwater wetlands,
bioretention and wetponds on reducing elevated runoff temperatures from impervious surfaces in
designated trout waters. Identified candidate BMPs for inclusion study and prescribed monitoring
equipment for installation.
Edenton Airport Wetland and Stream Restoration,State of North Carolina Division of Water
Quali ty,Edenton,NC. Extension Engineer Managing Restoration/creation of over 900' of headwater
wetland stream system in a 30 acre watershed. Wetland/stream,system was installed to treat runoff from
industrial park. Project involved design,co nstruction and monitoring of created wetland/stream system as
well as monitoring of downstream restored riparian wetland.
Core Creek Agricultural BMP Project,State of North Carolina Division of Water Quali ty,Cove
City,NC. Extension Engineer responsible for monitoring of over 100 Controlled Drainage systems
installed in a 2000 acre Agricultural watershed near New Be Monitoring consisted of In-stream water
level recorders, automatic recording raingages and water quality sampling stations. Project objectives
were to determine impact of controlled drainage practices on water quality in a large agricultural
watershed.
CEFS Riparian Buffer and Controlled Drainage Study,Goldsboro,NC. Extension Engineer in
charge of implementation and instrumentation of over 7000 ft of riparian buffers in a Neuse River
tributary. Research objectives were to determine the effect of riparian buffers and controlled drainage on
groundwater and surface water quality. Buffers were installed adjacent to agricultural uses and consisted
of varying buffer widths and vegetation type. Buffers were intensively monitored with over 600 shallow
groundwater quality wells, 100 groundwater table monitoring wells,and 500 soil reduction-oxidation
probes.
Dune Infiltration System,Kure Beach,NC. Extension Engineer assisfing in the conceptual
development and construction design of a system to infiltrate small storm flows from an coastal urban
watershed from dischargm' g directly into the Atlantic ocean. Design utilized a flow diversion weir and a
system of infiltration cells installed within the dune system. Provided guidance on the design and
5
Smith,, Jonathan T. -Resume
installation of monitoring equipment to determine system performance and track volume reduction of
runoff directly reaching surface waters.
Selected Publications and Presentations
W. F.Hunt,J.T. Smith,S.J.Jadlocki,J.M.Hathaway,P.R.Eubanks. 2008.Pollutant Removal and Peak.
Flow Mitigation by a Bioretention Cell in Urban Charlotte,NC. Journal of Environmental Engineering,
134(5):403-408.
J.T. Smith, 2007.Edwards Branch Wetland.Retrofitting a retrofit. Presented at the NC.-APWA Water
Resources annual Conference,Wrightsville Beach,NC September 2007
J.D. Wnght, W.F. Hunt,J.T. Smith. 200 70 Innovative Stormwater Retrofits for Barrier Island Applications: Septic Tank Conversion in Holden Beach,NC. Presented at the 2007 S) BE
International Meeting. June 18-20, 2007. Minneapolis,MN.
J.M. Hathaway,W.F. Hunt,J.T. Smith,and A. Johnson.2007.Shade Valley Pond:Final Monitoring
Report.Prepared for City of Charlotte Stormwater Services.Charlotte,NC.
J. M.Hathaway,W.F. Hunt,J. T. Smith, and A.Johnson..2007.Peirson Pond:Final Monitoring
Report.Prepared for City of Charlotte Stormwater Services. Charlotte,NC.
J.M.Hathaway,W.F. Hunt,and J.T. Smith. 2007.Hal Marshall Bioretention:Final Monitoring
Report.Prepared for City of Charlotte Stormwater Services. Charlotte,NC.
Hunt,W.F.,A.R. Jarrett,J.T.Smith,L.J. Sharkey.,2006.,Evaluating Bioretention Hydrology and Nutrient
Removal at Three Field Sites in North Carol' a.Journal opfIrrigation and Drainage Engineering, 132 (6):
600-608.
J.T. S mith,W. F. Hunt, S.Jadlocki. 2005. Stormwater BMP Monitoring for Performance: The Charlotte
Experience. Presented at ASCE-IIIIIIIIIIIEVM2Wor1d Water and Environmental Resources C
Anchorage,AK,July 2005.
J.T. Smith,W.F.Hunt,P.R.Eubanks,S.JadlockL* 2005. Conversion ofan Urban Pond to a Water
Quality Treatment Pond. Presented at Southwest Florida.Water Management District 8`�B iennial
Conference on Stormwater Research and Watershed Management,Tampa,FL.
W.F.Hunt,J.T. Smith,A.M. Hathaway.2005.Hydrologic and Water Quality Performancefrom Green
Roofs in North Carolina. Proceedings of Third Annual International Greening Rooftops for Sustainable
Communities Conference,Washington DC.
E.Z. Bean,,W.F.Hunt,D.A.Bidelspach.J.T. Smith.2004.Study on the Surface Infiltration Rate of
Permeable Pavements. Prepared for Interlocking Concrete Pavement Institute(ICPI).W ashington,DC.
R.O.Evans,J.T.Smith 2004. Evaluation and Demonstration of Stream and Riparian Wetlands
Restoration/Construction in the Chowan River Basin.Prepared for NC DENF,-DWQ as part of a 319
grant
J.T. Smith and W.F.Hunt.2003. Update on Bioretention and GreenroofPerformance in North
Carolina. Presented at StormCon,2003 ,San Antonio,TX.
J. T. Smith and W.F.Hunt.2003. Permeable Pavement Use and Research in Eastern NC. Presented at
2003 StornmnCon, San Antonio,TX.
W.F.Hunt!,A. R.Jarrett,and J.T. Smith.2003.Field Study of Bioretention Areas in North Carolina.,
Proceedings of 2003 ASCE Water Resources Conference.Philadelphia,PA.'
W.F.Hunt,D.A. B J.T. Smith,E.Z.Bean.2003. Permeable Pavement Research in North
Carolina. Proceedings of 2003 ASAE Annual International Meeting,Las Vegas,NV.
6
Smith, Jonathan T.-Resume
W.F.Hunt, A.R. Jarrett,and J.T. Smith.2003.Field Study of Bioretention Areas in North Carolina.
Proceedings of 2003 ASAE Annual International Meeting,Las Vegas,NV.
J.T. Smith and W. F.Hunt., 2002.Designing Bioretention Areas to Increase Denitrification. Presented at
Sto Con 2002. Marco Island,FL.
J.T. Smith and R O.Evans.2000.Field Evaluation opfIrrigation Systems Applying Lagoon Effluent.
Proceedings of Watershed M anagement 2000 Symposium. Science and Engineering for the New
Millennium.
R. O.Evans,R.E. Sneed,R. E. Sheffield,,J.T. Smith. 1999. Wettable Acreage Determination for Hard
Hose Traveler. N.C.Cooperative Extension Service.AG-553w-7. N. C. Cooperative Extension Service.
R. O.E R.E. Sneed,R.'E. Sheffield,,J.T. Smith. 1999. Wettable Acreage Determination for
Stationary Sprinkler/Irrigation System. N.C. Cooperative Extension Service.A N.C.
Cooperative Extension S
J.T. Smith and R.O.Evans. 1998.Evaluation ofBMPs to Improve Drainage Water Qualityfrom
Agricultural Lands Irrigated with Swine Lagoon Effluent.In: Drainage in the 21"Century: Food
Production and the Environment.Proceedings of the 7`"International Drainage Symposium.
R. O.Evans,J.C.Barker,J. T. Smith,R.E. Sheffield. 19974h Field Cah*bration Procedures for Center
Pivot and Linear Move/Irrigation System.N.C. Cooperative Extension Service.AG-553-3. N. C.
Cooperative Extension Service.
R. O. Evans,J.C. Barker,J. T. Smith,R.E. Sheffield. 1997. Field Calibration Proceduresfor Hard Hose
and Cable Two Traveler/Irrigation System. N.C.Cooperative Extension Service.AG-553-2. N.C.
Cooperative Extension Service.
R. O.Evans,J.C. Bark er,J. T. Smith,R.E. Sheffield. 1997. Field Calibration Procedures for Stationary
Sprinkler/Irrigation System. N.C.Cooperative Extension Service.AG-553-1. N.C. Cooperative
Extension Service.
i
. 7
Regina Sche'l'bner
Publication' Manager
Education and Registrations
B.F.A.,HlusLuauon,Academy of Art college,San Francisco,CA,,I989
General Experience
Regina Scheibn er is a graphic designer and illustrator specialising in print publication and document design with more than
19 years of professional experience.She has extensive experience designing unique,creative outreach materials and
documents 9 including guidance manuals,handbooks,brochures,newsletters,fact sheet,bank corers,posters,workshop
and training materials,togas,Web saes and splash screens,for a variety of clients undue tight deadlines and within b
She applies her knowledge of design,illustration,and typography to
t ailor publications to various audiences(such as
� scientists,policy makers,the.general public,elementary and middle school children,using aphic design to enhance
communication.She has a thorough understanding of pro fessional graphics software)digital file formats,and the
preparation of electronic files far professional print production and for Interne#pub��carion.Ms.Scheibner is proficient�n
the use of InDesign,Photoshop,Illustrator,Adobe Acrobat,Dreamweaver,F and Powerpoint.She has h ad formal
training in a wide variety of commercial and fine art disci p1�.nes in bath traditional.and digital media,including graphic
reproduction technology,typography,design,"Illustrative techniques,drawing and painting.
Relevant Project Experience Highfights
• 41aska Storm Water guide.Alaska Department of Environmental Conservation.Designed and fo atted a
guidance Manual.Created 35 custom pencil drawings I'llu ating stormwater BNTs described in the text.
•
Handbookfor Developing Watershed Plans to Restore and Project Our Waters.USEPA office of Water.
Designed and prepared for offset press a 2-color document of more than 380 pages illustrated with numerous
custom graphics.Supem*sed a staff of desktop publishers for the boom's layout and production.
• How Resilient Is Your Coastal Community?14 Guidefor Evaluating Coastal Community Resilience to Tsunamis
and other Coastal Hazards.USADD,NOAA and other partners.Designed,formatted and prepared for offset press
a full color reference manual of more than 14U-pages that included.numerous graphics and photos.
• Stony coral Rapid Bioassessment ProtocoL USEPA/ORD.Designed,formatted and prepared for offset printing a
60*-Page:b fall color d that included custom graphics and numerous full color photos.
•
Low Impact Development Practices.USEPA and Earth Force.Creaked watercolor graphics fllustratm* g water
cycles,LID practices in a mixed-use setti�x�g,and across-secf�on of a rain garden.The water color il�us�rat�ons
were used for several purposes:in signs permanently'Installed along EPA's demonstration rain gardens m
Washington,D.C;in a display banner that hung in the US Botanic Garden's 2448 Sustainabl"lity Exhibit's,in an
educational tabletop display;in a PSA/ad campaign for RainScapm* &org.
• Developing Your Stormwater Pollution Prevention Plan.A Guidefor Construction Sites.USEPA.Developed the
template,formatted and prepared for press a full color 46-page document that included numerous customs
illustrations and graphics,photos,and tables.Supervised staff in the incorparatian of revisions and edits.
• Citizen's Guide to Water Quality in the Yazoo River Basin,Citizen's Guide to mater Quality in the Pearl River
Basin.Citizen's Guide to Water Quality in the Pascagoula River Basin,Citizen's Guide to Dater Quality in the
Coastal Streams Basin'.and Citizen's Guide to Water Quality in the Tombigbee and Tennessee River Basins.MS
Department of En�ironmental Quafity.Designed and formatted,created custom graphics and maps,and prepared
for offset prinking five 32--page full color guides to maj*or watersheds in M
■ What's Going Dawn with the Rain.?HI Dept.of Health,Clean Wager Branch and USEPA.Designed and prepared
for offset printing a full color trifold outreach brochure to rase public awareness and ffivolvement,in the
preventi"on of polluted runoff.
•
Don't Trash Our Waves.HI Dept.of Health,glean Water Branch and USEPA.Designed and prepared for offset
priming a bus ad pester.Included custom illustrations and photo montage.
• Clean Watersheds Needs Survey 2008-Report to Congress..USEPA.(in progress,scheduled for completion Jan
200)Designed,formatted and prepared for offset press a full color book-length report that includes photos,
custom graphics and maps.
• Clean Watersheds Needs Survey 2004-Report to Congress.USEPA.Designed,formatted and prepared for offset
press a full color book-length report that includes photos,custom graphics and maps.
• Virgin River Watershed Management Plan.Washington Co.Water Conservancy District,Utah.Designed and
formatted a full color book-length document incorporating photos,customized graphics and maps.
• Local Tools for Lasting Change,A Handbookfor Decision-Makers.Axmis Water Resources Institute and
Michigan State University.Designed and prepared for 2w-color printing an 82-page spiral bound handbook
designed for local units of government within the Muskegon River watershed.
IP
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H'Illsborough, Carol'ina
Unified Development OrdI Draft Annotated Outfine Page iii
November,2009
i
N TRODUCTION
WORK PROGRAM AND SCHEDULE
WORK PROGRAM
The Town of Hillsborough retained Clarion
Associates, a zoning, planning, and growth Estimated Project Schedule
management consulting firm with offices in North
Carolina, Florida, and Colorado to undertake . Annotated Outline November,2009
preparation of a new Unified Development
Ordinance for the town. • Draft UDO April,-2010
The work program for the Unified Development
Ordinance project involves three main tasks. They • Public Review/Hearing May/June,2010
are:
• Task 1: Project Initiation(completed),
• Task 2: Annotated Outline(current task);
• Task 3: Draft Unified Development Ordinance(UDO).
Task 1, Project Initi ation and S is completed. It involved review and evaluation of the town's planning documents,
I*
current zoning and subdivision regulations, and other relevant town documents; discussions with town staff, and interviews
with citizens, developers, and other stakeholders about goals for the *ect pro and what is and is not working with the existing
regulations.
This Annotated Outline is the product of Task 2. It reviews the community's goals and major themes that need to be
addressed in the code revision project, and options for achieving those goals. It serves as a basis to frame community
discussion about what structural procedural and substantive changes need to be made during the UDO update project It is
intended to crystallize the most important themes or issues that need to be addressed. The Annotated Outline includes a
detailed outline of the new UDO if the goals or major themes identified in the Issues Summary are implemented in the new
code. It includes an article-by-article outline of the new Unified Development Ordinance and a textual explanation of the
purpose and nature of each article and section. After review and input on the Annotated Outline, the Clarion team will beg-in
drafting the Unified Development Ordinance in Task 3.
In Task 3 the new code document will be drafted and introduced to the public. The template for the new Unified
Development Ordinance will be consistent with the Annotated Outline and any other directions provided to the Clarion team
by the town. Task 3 involves the actual drafting of the new Unified Development Ordinance. The new ordinance is a
substantial re-organization of a majority of the town's current zoning ordinance and subdivision regulations, along with the
addition of some new provisions. The template for the new ordinance will be consistent with the Annotated Outline portion
of this report and any other directions provided to the Clarion team by the town.
SCHEDULE
The Unified Development Ord inance project began in late summer of 2009, and is expected to be complete by mid-2010.
Task 1, Project Initiation, has been completed. This document,the Annotated Outline, is the work product produced in Task
2. It will be considered by the Planning Board, and Town Board of Commissioners in November 2 The input received
during these meetings is used in the d evelopment of the new ordinance over the following six months. Following completion
of the draft of the Unified Development Ordinance,public hearings on the new ordinance will be conducted.
Hillsborough,North Carolina
Unified Development Ordinance I Draft Annotated Outline Page 1
November,2009
4 Introduction
REPORT ORGANIZATION
Air
As is discussed earlier, this document is the Clarion team's initial evaluation of Ann'
otated outline Report :,:
Unified Develo pment ordinance update issues. Itips primarily intended to crystall�ze .
the most important ga�s or themes that need to be addressed in the new UD0- It strudu re _ . .I.- f
also sets forth a ro osed outl+ne of the new UDC to achieve the goalslthemes
identified in the issues Summary. ■ introduction
This Annotated oudi ne is organized into four main parts: Introduction, issues ; Issues SLim.mary Annotated Oudine,and the A endives. .
Summary, �P
Anhotated Outline �� :,
INTRODUCTION .
This section contains two subsections: ■ .Appendices .
• Work Program and Schedule, outlines the work program and
schedule for the code update proieM and
• organization of this Report,explains haw this report is organized.
ISSUES SUMMARY
This pordon of the report includes d iscussion of the primary goofs for the cede update based on the reconnaissance of the
town, review of applicable planning and regulatory documents, Clarion team members' interviews with stakeholders and
town staff about zoning and subdivision issues, and our tndependen�review of the current zoning ordinance and subdivision
regulations. This Issues Summary identifies five major themes or goals for the project They are:
• Make the cods more customer-friendly,
•
Streamline development review,
■ Modernize the zoning districts and uses,
■
Improve development quality,and
■ Encourage redevelopment in targeted areas that is consistent with the town's panning and development goals.
ANNOTATED OUTLINE
It provides town of
The annotated outline section follows the issues summary. officials Planning Board members, staff, and
citizens with a general understanding of the proposed structure of the new code documentif the themes and goals discussed
in the Issues Summary are addressed in the new rode document, More specificaily, the annotated outline sets out the
proposed structure of the new code and proVides commentary explaining the purpose and scope of each article and sec'on
APPENDICES
Included in the Appendices are summaries of public'input received to date, resuldng from stakeholder meetings and from a
major community forum.
iiHisborou North Carolina
Page 2 Unified Development Ordinance I Draft Annotated Oudne
November,2009
IS S U E
S
SUMMARY
This. Unified Development Ordinance project is' designed to accomplish two objectives: (1) Combine the town's zoning and
subdivision ordinances into one Unified Development Ordinance; and (2)while blending these two ordinances, make adjustments to
provisions that are not aligned with current town-goals and objectives. Five major Key Themes for Im rovement
themes or goals for the ordinance re-write emerged from the Clarion team's P
interviews with stakeholders, town staff and the public during th e project initi ation
meetings and independent review of the town'I s planning and regulatory 1. Make the code more customer-friendly
documents. These goals are consistent with the stated goals of the project as
identified by the town and with many best practices in land use regulation. They 2, Streamline the development review process
6-
6
are:
3. Modernize tprocedures,
• Make the code more customer-friendly, and definitions
• Streamline the development review process,
• Modernize the regulations, procedures, and definitions, 4. Improve development quality
• Improve development quality,and
• Achieve development and redevelopment that is consistent with the
community's planning and development goals. 5. Achieve development and redevelopment
that promote community goals
These five goals or themes inform and guide the annotated outline of the new
Unified Development Ordinance. In some cases, a discussion of alternative means
of addressing these goals is provided, along with recommendations for the best
solution based on our understanding of Hillsborough and best practices in North
Carolina and nationwide. The following pages provide more detail on each of the
five key goals..
MAKE THE UDO CUSTOMER-FRIENDLY
One of the most frequently cited concerns raised by both stakeholders and town Key Customer-Friendly
staff is that the current zoning ordinance is difficult to use and not very customer- R 6
friendly. This is so for a variety of reasons. Generally, both stakeholders and staff
agreed the structure and format of the current regulations frustrates users and town
officials alike — even longtime users. A number of changes that can improve the ` .Consolidate zoning ordinance and .
usability and customer-friendliness of Hillsborough's new code are set down subdivision regulations
below.The primary goal of these techniques is to create auser-friendly document
that presents the document in a more customer-friendly way. • Improve format and illustrations
CONSOLIDATE ZONING ORDINANCE AND Consolidate, refine,and update_.
SUBDIVISION REULATIONS definitions .
The town's existing zoning ordinance and subdivision regulations are 0 Clarify review
separate documents. The modern thinking and preferred trend among
1
local governments is to consolidate zoning and land development
regulations into one consolidated development code. Most communities • EstablEstablish 'a' clear procedure for
adopting this approach find a unified document that organizes all relevant interpretation's
procedures and development regulations in an organized and logical
format makes the regulations more customer-friendly.We recommend as . Use an Administrative Manual
part of the update effort the town consolidate the current zoning
ordinance and subdivision regulations into one Unified Development
Ordinance document
Hillsborough,North Carolina
U nified Development Ordinance I Draft Annotated Outline Page 3
November,2009
Issues Summary I'
ENHANCE STRUCTURE AND ORGANIZATION
There is significant room for improving the organization and Pro'q sed UDO Structure
structure of the existing regulations. The development review
procedures are not consolidated. Another structural problem is the - • .
sequence of information in the current ordinance. There are a few ' Article 1 : General Provisions
sections that do not fit and appear out of sequence.
• Article 2 Administration
I n addition to structural issues with respect to the procedures and
definitions, there are also some organizational problems with the � Article 3 Zoning Districts
development standards themselves. These kinds of problems make
compliance with and interpretation of the ordinance difficult � Article 4 Use Regulations
Multiple sets of definitions are another problem. Modern ordinances
establish one single set of definitions to help make the document as
user-friendly as possible. • Article 5 Development Standards
To remedy these concerns, and make the new code more customer- • Article 6 Subdivision Standards
friendly, we recommend the UDO be re-organized to create a
comprehensible and logical hierarchy of regulations, based on . Article 7 Nonconformities
procedural and substantive relationships. All procedures should be
consolidated into one article; furthermore, not only should the � Article 8 Enforcement
procedures be consolidated, but provisions common to all
procedures should be included in a common procedures section in
the article. Zoning district use regulations should be modernized • Article 9 D efinitions
and consolidated into a single article. Development standards
should be consolidated and their applicability to different.types of development clarified. We also suggest relocating and
consolidating the definitions into one article located at the back of the UDO, since it typically serves as a supplementary
reference tool rather than as a primary source of regulatory information.
In addition to these changes, the new UDO will include either new standards (prepared by others), or cross references to
other development-related regulations such as stormwater management, f1codplain, and erosion control that are located in
the Town's Code of Ordinances..
IMPROVE FORMAT AND ILLUSTRATIONS
Over the years, experience has taught that the way a
development code "looks," or is formatted, affects its °customer-
C W�P A OtMY MO IIlMOIBI R�W
w n
DMamer.Header - •�k��«-��—•• -- friendliness. There are a number of formatting an related
"v-��- "k~a--k.and a� suggestions that can be applied to the town's new UDO that will
Promineni ratios �`' � e � £ � also improve its "customer-friendliness." Recommendations are
a F=S detailed below.
Nested Text ~
Establish a Hierarchy of Sections and Articles
Illustrations
with Captions `��; To better organize the procedural and substantive issues
•` ^4;,:�,�,om,;, addressed in the new UDO, we recommend using a hierarchy of
WWh� ��w6y vW�p w
Balance Between TW ::.`.`""'°"`""'""'" articles and sections, as well as a hierarchy of section headings
aid where SpMe and font types and sizes to illustrate the relationship of the
procedural and substantive provisions. As discussed above and
Page Numbers ;m.'�,.„,. ° •' outlined in d etail below, we recommend that the UDO be
,` `°'°°"'."_` divided into 9 articles. In addition, we recommend separate
Document Title, �. ,,;� �--- � �<•r�� section and subsection headings be used to provide "guideposts”
Adoption Dote °. °° "° that distinguish provisions b'y''- topic and purpose.
k: -*Caw
Improve Referencing System
The existing ordinance also has room for improvement in its
referencing system. Cross references are not widely used in the
existing ordinance, and the table of contents, while moderately
detailed and clear, could also be enhanced and streamlined.
Hillsborough,North Carolina
Page 4 Unified Development Ordinance I Draft Annotated Outline
November,2009
issues Summary
honing Orcig e Text
A table of contents, index, cross-references, and headers and footers are referencing systems that can &MUp Armwrdment
greatly enhance usability of fang documents such as the UDC. The table of contents is often the Review Prace=
preliminary guiding tool that anchors the reader. Cross-references assist the user in identifying the relevant �c�e�M�din�
regulations that apply to the articular use, development perm�� or development proposal. Headers and .v-'w - '4. N.,1P-A., P'T
F j _d a 14.1.
footers highlight the section number and topic an each page (e.g., "Sec. 1.�, Title"), a lowing a reader to
n�co�r�e��d .
quickly thumb through the UDC and find a section. ...:
A more effective refereneing approach is to include a detailed master table of contents at the beginning of -'°`Pp��°"11&A-2,I-imq&b;the UDC and a table of contents at the beginning of each ar-t�cle. We also recommend adding an index of _ �
topics at the end of the document,with headings and crags-references that serve as guideposts to direct the
user to the particular topic of interest to the user.
_ Rvsion of Pl=u and
��m����Iilustrate and Summan*ze Key Concepts = ,
P 4M.1'L,-j%.AR4'
A'JLMM JWUP%jb_Wr1%8
Another way to make a code ucustomer-fri end ly" is through illustrations, graphics, flowcharts, and tables.
The odd adage Na picture is worth 1,000 words"is certainly true when talking about cornmunicati ng zon;ng
Cancepts. u strati vns, grap hi CS,flowcharts, and tables are also very he I fu I i n development codes because M-
they convey information concisely hand in many instances more clearly}, eliminating the need for lengthy, P � -.�� : �u: .:-
repetifive�ex�. - b k
There is an opportunity toinclude gra 'ics and illustrafions to convey key concepts in the new UDO, such
as required dimensional measurements (e.g., hvw to measure height). Graphics can also be used to
illustrate preferred design concepts, such as parking space dimensions, harking lot landscaping, and other
landscaping and screening requirements.
Flow charts also add charity to specific procedural requirements and Urnelines, as well as explain the - ' =• • • •
interrelationships between procedures. There are no flow Charts in the existing ordinance. Flow charts
are becoming commonplace in modern development regulations because of their ease of use and their
power to convey complex relationships.
M lot
Bayed on our experience in other J"urisdicfions, we have found summary tables can be very helpful in
'n inf rma i i �
presentr g o ton succfn�tly and elimEnat�n�repetition and n cons�stent n o�vgy �Pia,Ravi w&„ildkig z
CONSOLIDA EFIN E A ND UPDATE RE F!hlITIONS Sam ple process flow h fth
Definifons are scattered in several sections in the existing ordinances. We recommend c art rom ano er
consolidating all definitions into one article so at is easy for a user to find the meaning of terms in juns i ion
one place and to reduce the chance of redundancies or conflicting definitions. We suggest rem
locating the definitions to the last adcle of the UDO, sine it typically serves as a supplementary reference tool gather than a
pr imary source of regulatory informatian.
We also recommend the new code include new definitions of key terms, as well as the updating and modernizing of existing
definifions, as appropriate. For example, terms such as buffer, xeriscape, manufactured home, and mobile home need,
definition. All use types identified in the Code should be defined--a number of common uses in the existing ordinance are
not described(e.g., multi-family residential, recreational facility,commercial use,and others),
Finally, all definitions will be reviewed and will be written in plain English.
CLARIFY REVIEW S NDARDS
Many of the development review standards in the existing regulataons are in need of revision and clarification.
There are also several unintended consequences in the current provisions that are resulting 'In development that is not
consistent with the town's goals.
Standards that are unclear invite different interpretation or application and create uncertainty for development applicants as
well as staff and the public. Development standards should clearly establish the communolty'S goals for the development of a
=Nib
Hillsborough,North Carolina
United Development Ordinance I Draft annotated outline Page 5
November,2009
Issues Summary
projecL If unclear r uncertain, unnecessary r occur r the s dar s applied to individual projeM a nd the the "s goals. Ideally, this dialogue should take placeinter
result is that inconsistent with
adopting context of � �� standards, r ' � standards are included i the ordinance,they can be
applicable ap p I
i project th at com es u •for revi ew.
During the ate process? all review standards for all types of development r its will be reviewed, are r
clarified appropriate, and broughtinto conformance with the
planning and e rel t goals of the totem.
ESTABLISH A CLEAR PROCEDURE FOR INTERPRETATIONS
Based on our interviews with i i n with staff,it is clear there r u l benefitin cl ari i roved u r s.
Based on our experience in other communities, we mend that a formal process be e blished in the new UDO for
interpretations. i official or a designee), who is r s s• r for making ,
interpretations,after r r consultation l tats rw the� � �
town attorney. The procedure requires the interpretation be made in
writing, d then compiled in a � interpretations"as permanent record f the interpretation. It is also suggested the
e
town modifyipts administr ay ve pradkes to ensure
thereis a consJstency of interpretafions, made through one town official..
USE AN ADMINISTRATIVE MANUAL.
The ezoning ordinance i us several sections lisfing application submittal
-LJ�:�j.�*s: -•} +..,�r r�4-f���r*t-r r L+++i..
requirements. t tt We f�. f,y,�� ti��.�*��ti 7�+�.- •}f..k4-f;
recommend the submittal i.�.., .,��`:�' .• r�r.TY.��.�.i:.�+.�.,
+x,yY•.���..r�����41,.���y,rr#�*+, ±i�f����-i��}*" y�.�+.�r-�,�+�'-i�'�#�,w7 ti'•�i��-���-�.
..a �. .t. •-.��,'/F. ti a ��" 44 F. fL;f*��� � w �■fir':, +ti i
� -�-ii *{7�l�i iii•�� #t r t 1 �!`N� �■-i-i�*tt F ��
..'+�•��"��• +'_ - y' -�`ti ��+y,J��- ..�f+ti'-h�'��•s_...;�fir•1
regu and lafions
*. . .MX.fPF the - I`IL j
relatively asr and without formally amending * S! � e+i�� F _i --1 1y+�r+;Trt.+�'fit+•�{ ��'+�iii:��'A
shou Id -
�.# ' Mg.veil from t:h a r u! ti s t s arat m i r str tiv u l inisttAtive4:�4
include r ti rr fees and schedules r the r c ss r r a lications. T �-J
J-Ilk
+•
{'�•�r.,i..-:�-;�' � �"�_.ti.. ��-•����-�.*�+i.`.ti�#ap r.+,�i.-++ii i-.-`y���+�•r.ti�rt,+�+.`ti i;''�ti 1 5:r*: ,IP removes u l k from the code, allows for as updatel.update #
*46'f *r,_,.•�•Iti'-i�'�I_�t f��:+'+�t_�y'��+.Fr*�-,�•.�:t'.M'±r.+7 i':+_-.�.:T'*yf:�-#3
:
' + C:tiff+}�`■r 7� �1 + F t
--��. *Sys+ �M ��;� '�'~`}}+■i~+i#�F+•• �'��� 'f:; w_+±: ry . �■+ y r
+�-� F �
A separate i istratir manual or use s u e ..� '.�� � y--
can also be ;� ,
a useful too[ for explaining to the u l i how the rev i ear f
r
r applications is conducted in Hillsborough and can suggest was for �t'
the public as well as neighborhoods to monitor development activity. An
-541
Ad min istrative Man u al wo u Id i'm p rove th a usaol I ity of th e U DOM
'+ dw c- F F•�'l # 1 1� -CIF
In man cases, town staff will r r administrative shortly after ffie 1 �. :.��:�:S•raF�r.r�;:.- .: -
adopbon of a new code docurnenL a s a . � . }:..
sections to regulations, ,forms and checklists � lai n i r how use the new and i P+ � :.
�1k om
some cases,comparisons between the old and new develop ment regulations.
minis r five anus
prepare
unsd'iction
Hillsborough,North Carolina
Page 6 U n i fled Develo pme at Ord na n ce t Draft Annotated 0 u d i ne
November,2009
Issues Summary
Key Streamlining
STREAMLINE DEVELOPMENT REVIEW Recommendations:
Based on our experience, review processes need to be customer-friendly by being
efficient and certain. In addition, the new UDO needs to provide permit tools that allow . Establish New Common
for Flexibility in appropriate circumstances. Procedures
We recommend the new UDO be supplemented with new provisions to simplify and � Clarify Review Responsibilities ibilities
standardize the review process through new common procedures that are the same for
every application for development permit We also suggest the town modify several of the
current review procedures and add more mechanisms for flexibility through new Refi C ne ertain Development
processes like administrative adjustments and development agreements. In addition, Review Procedures
review responsibilities need to be clarified, and we recommend the Technical Review
Committee be formalized and given more decision-making authority. Finally, we suggest . Remove Various Amortization
the code be stripped of outdated provisions like amortization provisions that have long Provisions
since expired. The following sections will provide more detail on these suggestions.
ESTABLISH NEW COMMON PROCEDURES Criteria for
As discussed earlier, the procedures for the review of development applications are
scattered throughout the current zoning ordinance. We suggest the new administration Determ at ll ll0(1 Of
article (Article 2,Administration) include a set of common procedures that address review Completeness
requirements relevant to all applications for development permits. This section also
establishes the rules that take the development applicant from the beginning of the � Application form
development review process, to the end. The types of procedural requirements included com plete
in this common procedures section address:
• Who has authority to submit applications,
• Pre-application conferences, • Fee included
• Application fees and schedule,
• Rules governing preparation of the staff report, • Minimum number of
• Public notification and public hearing requirements, copies provided
• Deferral and withdrawal of applications,
• Basic procedures to follow during public hearings, • Submitted within-
Review and approval(including the imposition of conditions on approval), review schedule
• Notification of the applicant regarding the decision,and timeframe
• Lapse of approval
Establish a Prej=Application Conference Procedure Ownership
information complete
According to some stakeholders, one key reason why the development review prolr%ess in
Hillsborough is not efficient is because applicants do not understand procedural or substantive . All required
review requirements, or are unaware of other related issues about application submission. Our Preliminary steps
experience is that requiring apre-application meeting between a potential applicant and staff, completed
especially for a more complex development proposal, is an effective way to expedite the
development review process. Encouraging potential applicants to meet informally with staff to
present conceptual plans for development and get staff input prior to submittal of an application • All necessary
helps address issues and procedural requirements before significant time and expense are invested supporting
in preparing or processing applications. information provided
(including maps,site
We recommend the common procedures section of the new UDO establish a standard drawings, and
requirement for apre-application conference between the applicant and staff. analyses)
1.Include a Completeness Determination Procedure Attestati on of
It is recommended the new UDO include a subsection authorizing the Planning Director (or a correctness by . I
designee) to review submitted applications to determine whether they are "complete." Only applicant
"complete" applications should be formally accepted for review and action by the town. The
provision would be applicable to all development applications and would state that the processing
Hillsborough,North Carolina
Unified Development Ordinance I Draft Annotated Outline Page 7
November,2009
Issues Summary
of an application by the town does not begin until after a formal determination that the application is complete. Applications are
"�vmplete" when they contain a�� the relevant and appropriate appli�atian submit►! requirements and the required fee. Since the
determination of what constitutes a acomplete"application i s made by the town's professi o nal staff, appeals of completeness decisions
would be taken to the board of adjustment
Typically, town staff should need no more than five working days to reView and make such a "completeness' determination. The
provision also establishes rules for a deficient appl'cation, including a specified period within which a revised application must be
submitted or be considered withd yawn. We also suggest a p ro�is�on for req ui ring re-submittal fees after a certain number of
incomplete applications are submitted,to deter multiple deficient submittaIs.
include Publ'l'c Hearing Procedures
another technique many communities are using to clarify and make the development review process more procedurally efficient is to
include a basic set of rules in the code for the way d evelopment applicat�ons subject to a p ublie hearing are govern�d.These provisions
normally spell out the rules governing the conduct of the public hear ing, including what persons have the right to speak, the order of
the p roceed i n gs at the public hearing(h ow the applicati on i s to be presented, in what arder the applicant and public can speak, and
the process for responding to comments), how and under what circumstances testimony and evidence can be excluded,what findings
must be made to support the decision, and how requests for a continuance are handled. These kinds of specifics can be included
either in the UD�or in an accompanying administrative manual.
CLARIFY REVIEW RESPONSIBILITIES
Clarify Decision=Mak'ing Bodies
Currently, review responsibilities for various permit and approval types are scattered in provisions throughout the current zoning
ordnance. We recommend the new UDC provide a unified section in the AdminisLration article clearly setting forth the powers,
duties, authority, and rode of each advisory and decision-making board or person responsible for undertaking development review in
the town. It is our experience that provisions such as these help establish clear dines of authority for the review of development in the
code.
We also suggest the town consider streamlining and clarifying several of the existing development review procedures by: (1) adding
several new procedures; (2) consolidating several review procedures; and (3) codifying review procedures that are bung applied in
practice but are not in the existing regulations.
The following table summarizes how the development review structure is proposed to work in the new UDO. Cane proposed
departure from the current code is the site plan process. It is recommended the fawn amend the site plan procedure to recognize two
different levels of site plan review(based on the type, size, or location of a proposed use), and that review authority be modified to
help streamline the review process.
Hillsborou North Carolina
Page 8 Unified Development Ordinance I Draft Annotated Oudine
November,2009
Issues Summary
FORMALI E THE TECHNICAL REVIEW COMMITTEE
Several people interviewed at the expressed support for a formalized Technical Review Committee (TRC). The TRC should
be a group of key town staff members from various departments such as planning, inspections, engineering,, and dire who
review and comment on site plans submitted to the town. Depending upon the sire of the proposed use or tyke of site plan
application,TRH members current]y provide review comments direly to appli nts or to the Planning Department In cases
where comments are provided directly to an appHieant, there is the possibifity for inconsistency between comments from
different Under the current process, the applicant is often required to mediate between two or more different
de partments an conflicting review comments-�which can add additional time and frustration to the review process.
We suggest the rode and responsibilities of the TRC be formalized and co dfi ied an the new UDO to address these kinds of
problems. Under the provisions in the new UDO, the TRC would be recognized as a formal review and decolsion-making
body responsible for commenting on various appficatioris e.g., vested raght5, planned developments, benefi *al use
determinations, etc.}, as well as decision-making responsibilities for Type !I Site Pans_ In addition, it is recommended the
TRC d eve lop a regular meeti ng schedule and conduit all pre-application conferences(following submittal of a p re-ap pl 01cati on
request and required materials).
REFINE CERTAIN DEVELOPMENT REVIEW PROCEDURES
add a TwoswT'i*er Ad 'inistrat*ive Adjustment Procedure
one of the recurring themes during the stakeholder interviews was the need for flexibility in application of some of the zoning
ordinance provisions as a means of encouraging development or redevelopment The need for this kind of flexibility is underscored by
the town's customer-friendly culture and its desire to find ways of accommodating deveiopment requests. The intersection of the
desire to facilitate development requests with the current code's hack of clarity and flexibility have led to confusion on the part of
development applicants and town staff. one of the ways to address these problems tin addition to adding clarity to the development
standards and review procedures)is to include mechanisms in the town's development review toolbox that provide for more flexibility
in the development review p
one tool many communities use to streamline development review and allow greater flexibility is an administrative adjustment This is
a method of allowing a minor departure from a dimensional standard (like a setback) or development standards (like the amount of
required parking) in cases where such departure better serves the intent of the zoning ordinance or long range planning document
These kinds of departures from standards are reviewed and approved administratively based upon an established set of Clear
measurable criteria. They are accomplished outside of the variance process, and as such, do not rely on demonstration of a
"hardship". The administrative adjustment process, provides a "safety valve" to address unintended consequences resulting from
application of the development standards or situations where an alternative approach that differs from the mEnimum development
standards provides a higher development quality overall,or results in a condition that is closer in alignment with the goats of the CAMA
Land Use Phan.
We recommend the new UDC be supplemented with a formaHzed two-fier administrative adjustment process. Minor requests to
deviate or depart from a dimensional or numeric standard in the_UDa by ten percent or less would be considered as a "Type I
Administrative Adjustment" and would be reviewed and approved administratively by the Planning D"Irector. "Type 11 Administrative
Adjustments"are requests to deviate from numerical standards by more than 10 percent but less than 25 percen�.and are reviewed by
the Planning Board;even in cases when the use is subject to Type I or Type 11 Site Plan review.
Aid a Beneficial Use Determination
Over the previous 15 years, many local governments have included a procedure in their land use regulations that allows any landowner
who believes the applicafian of the regulations results in a"taking"of their property to seek administrative relief from the local elected
body, This procedure is cared a beneficial use determination. The procedure is based an United States Supreme court decisions that
state local governments may establish procedures by which they can assess "taking" Maims before they go to court and offer relied if.
the regulations are found to amount to ataking—that is,the regulations deny all economically beneficial use of property.
The current zoning regulations do not include a benefidal use determination procedure. We re cam d the town consider
adding this new procedure or a similar procedure in the new J DC because�t amounts to a safety nit against federal takings
Maims and provides a less onerous means for property owners to secure relief than filing a lawsuit.
Hillsborough,North Carolina
United Development ordinance f Draft Annotated Qutline Page 9
November,2009
Issues Summary
MODERNIZE THE APPROACH TO USE REGULATIONS
The use standards in a zoning ordinance are important because they identify which uses go in which districts. The current
ordinance uses a somewhat dated list-based approach to setting out the allowable uses by district Some of the districts are
pyramided, that is, the uses allowed in a less intense district are also allowed in the next highest-intensity district It 'is
suggested the new UDO include a new single summary use table that sets out the full range of allowable uses, the districts
where they are allowed, the process under which they are authorized, and across-reference to any additional use-specific
standards.
We also suggest the UDO codify the allowed uses under athree-tiered use classification system that adds textual descriptions
to clarify use groups at th ree different levels:
• Use Classifications(broad general classifications such as Residential,Commercial, and Institutional),
• Use Categories (major sub-groups within Use Classifications such as residential that are based on common
characteristics,such as"Group Living"and"Household living"),and
• Use Types (specific uses within the Use Categories such as "single-family detached dwellings", "multiple-family
dwellings",and "townhome").
Many communities are moving to this use classification approach due to its more robust structure and flexibility. Appendix C
of this report provides more detailed information about the proposed listing of use types compared to the town's current line
up of uses.
I n addition, and as part of the conversion to the three-tiered use classificati on system, i t is also suggested that obsolete uses be
removed, and new uses (e.g., large retail establishments, Internet cafes, etc.) be added. The revised standards will also
include a procedure the town can use to classify new uses not already included in the list
ADD NEW STAN DARDS FOR ACCESSORY AND TEMPORARY USES
The current zoning ordinance addresses accessory and temporary uses within each zoning district's standards. Modern
practice suggests that use-specific standards for individual accessory or temporary uses should be set out by use type instead
of by district We suggest the new UDO establish rules about how accessory and temporary uses may be developed, as well
as new standards for each kind of temporary use in a stand-alone section.The new ordinance should also broaden the range
of accessory and temporary uses to include new uses like major home occupations, stand-alone automated teller machines,
portable storage containers,stand-alone ice vending uses,and special events like garage sales or block parties.
IMPROVE DEVELOPMENT QUALITY
The quality of development in Hillsborough, like many communities throughout North Carolina and the nation, is important to the
town's economic prosperity and to the continued enjoyment of a high quality of life. This attitude underlies many of the town's goals
and policies This issue was also expressed as an important goal in the code update by some of the stakeholders in interviews during the
project kick-off meetings.
One issue is parking requirements, another is landscaping requirements. In addition to the general goal of raising development quality,
it is also desirable that development standards be quantifiable and measurable to the maximum extent practicable. Furthermore, the
new ordinance should also clarify who has the responsibility of reviewing the site plan or subdivision applications for compliance with
the standards.
Development quality is largely addressed in the current zoning ordinance through basic requirements for parking, landscaping,
buffering, and signage. Creation of this UDO is an opportunity to consider adjustments in standards such as:
0 Modifying parking standards,
• Modifying landscape standards for parking areas, perimeter buffers,commercial sites,and requiring street tree planting,
• Adding tree protection standards,
• Adding open space set-aside standards,
• Adding new exterior lighting standards,
• Adding fence and wall standards,and
Adding new basic design standards for big box development, multi-family development, and community form.
These will be discussed as the preparation of the UDO moves forward.
Hillsborough,North Carolina
Page 10 Unified Development Ordinance I Draft Annotated Outline
November,2009
Issues Summary
ACHIEVE� HIGH QUALITY DEVELOPMENT AND REDEVELOPMENT,
The community has expressed a desire for more infill and redevelopment in these areas through numerous policies and goals that
encourage development and redevelopment an areas already served by infrastructure, maintenance of a vibrant mixed-use downtown,
new planned development alternatives for establishment of higher intensity development in selected areas, and conversion of auto-
60
dom*tnated commercial corridors to walkable mixed-use areas.
Redevelopment and revitalization of older areas�s a common problem in�ommun�ties,and effeittve solutions require a wide variety of
responses—many of which are outside the scope of zoning ordinance provisions. However,there are actions that can be takenin the
new UDC to help remove obstacles and create some incentives for redevelopment in the downtown and along the major corridnrs.
The basic phi loso P h ica! approach is to make the desired forms of development or redevelopment easier to accomplish. The bwic
questions for the consideration bil the town are: 1) where exactly, are redevelapmen. and infill desired, and 2} how can changes to
the zoning provisions best contribute to a comprehensive strategy for redevelopment in these areas?
There are a variety of approaches, including targeted changes in the various procedural and development standard sections to
recognize redevelopment situations, use of special procedures like planned developments or development agreements to facilitate
keystone projects, and tether.approaches. Determination of the most appropriate approach for' Hillsborough will require additional
discussion. The following sub-sections set out some options for the town's consideration.
ESTABLISH CONTEXTUAL STANDARDS
Contextu al standards are used by many communities i n mature areas viwhere the established development context differs from
the minimum di mensionall or development standard. C t xt I standards are typically flexible and rely on consistency with
adjacent existing development instead of fixed number's or requirements. For example, contextual standards might inciude a
-W
maximum front setback provision for a district that requires development to be within 125 percent of the established front
setback for existing buildings along the same block face instead of a rigid fixed dimensional standard. Similar kinds of
provisions may be established for building heights, dot coverage, and other dimensional provisions.
Contextual standards are also used for some development standards in targeted redevelopment areas. For example, the long
axis of a building's orientation, the P resence or absence of a front parch,the amount of glazing on a storefront, or location of
off-street parking can all be effectively regulated through contextual standards that rely on existing conditions along particular
0
block faces. This approach allows maximum flexibility for new developmenL as long as it is compatible with the existing
context. It does, however, require the applicant or the down to document existing conditions.
MODIFY DISTRICT AND DEVELOPMENT STANDARDS TO PROVIDE FLEXIBILITY
Another option for consideration is modifications to some of the key district and development standards as a means of
providing greater flexibility in r�development areas. For example, the range of allowed uses in some of the zoning districts
r_an be reviewed to ensure they are consistent with the desired mix of uses for the downtown and major commercial
carrido�s. The individual permitting procedures for particular uses can also be reexamined to ensure the establishment of
preferred uses e.g., mixed-use, higher residential, "entertainment" uses, convenience retail, etc.) is as procedurally
simple as possible. It is also passible to make the establishment of discouraged uses slightly more difficult procedurally by
requiring more detailed review.
Additional flexibility can also be built into the d V I P dards b waiving or reducing the minimum requirements far
a variety of standards like parking, landscaping, and signage. For example,a different set of perimeter buffer standards can be
4P
utilized in redevelopment areas that reduce minimum buffer widths through use of fencing, or reduced minimum stacking
requirements. off-street parking requirements can be reduced, waived outright, or modified to recognize adjacent on-street
4'
parking resources. Signage provisions can be adjusted to provide increased face area for desired sign types (e.g, wall signs,
projecting signs, arcade signs, etc.). Itis also possible to reduce some of the land-consumptive standards like open space set-
aside or tree canopy retention. In terms of open spare, credit can be given for roof gardens, public pl as, or provision of
pedestrian amenities.Specific criteria for these reductions would need to be developed and included within the new UDO.
MODIFY REVIEW PROCEDURES TO ENCOURAGE REDEVELOPMENT
In addition to modifications to development standards, it is also possible to adjust some of the development procedures to
produce incentives for redevelopment.
Hillsborough,North Carolina
United Development ordinance I Draft Annotated outline Page 11
November,2009
issues Summary
One option to consider is allowing any request for administrative adjustments in the downtown or other targeted areas to be
considered as Type I adjustments, which can be reviewed and decided by the Planning Director. This could allow
adjustments to any numerical standards of up to 25 percent to be considered and deddedadjustments nistratively, subject to
compliance with specific review criteria.
These kinds of procedural changes provide incentives for redevelopment by minimizing the amount of review time and
removing the uncertainty that can be associated with higher level reviews. If these alternatives are considered, it is important
for the development standards to be clear, understandable, and well-defined so that adjacent property owners and other
interested parties understand the range of development forms that can be approved.
Hillsborough,North Carolina
Page 12 Unified Development Ordinance 1 Draft An notated Outline'
November,2009
AN. �IOTATE:D OUTLINE
General Commentary: Section 3 of this report provides an overview of what the Proposed UDO Structure:
proposed structure and general substance of the new Unified Development
Ordinance (UDO). As P art of the review and di scussion of this report, th e town can , Article 1 Gen
eral Provisions provide more detailed d i recfi o n about the nature and scope of the new code
document and specific provisions. When thisproc"ess is completed, the Clarion team
will undertake the actual drafting of the new UDO:
Article 2 Administration
The sidebar outlines the proposed new UDO structure, which is composed of nine • Article 3 Zoning Districts ts
new articles. The following pages present a general outline for the new UDO., We
view this annotated outline, and the previous issues portion of this report as vehicles • Article.4 Use Regulations
for helping to define expectations about what is to be accomplished in the new UDO
before we begin the detailed drafting work. In addition to providing a road map for 0 Article 5 Development Standards
drafting the new ordinance, this outline provides an organizing framework for
continued conversations with the town about key zoning and development regulation
issues. This material is presented as a starting point for subsequent discussions. • Article 6 Subdivision Standards
GENERAL PROVISIONS Article 7 Nonconformities
• Article 8 Enforcement
General Commentary: This article contains important general provisions that are
relevant to the new UDO as a whole. While most of these provisions are traditional,
all will be specifically tailored to Hillsborough. The article plays an important part in • Article 9 Definitions
making the UDO user-friendly by including certain overarching principles and
establishing a clear basis for the authority by which the UDO is adopted, its administration,and its substantive regulations.
TITLE AND AUTHORITY
"Tide"is a standard section. I t sets forth the official name by which the Unified Development Ordinance may be cited (e.g.,
"The Unified Development Ordinance of the Town of Hillsborough"') as well as any acceptable shortened references (e.g.,
"the Ordinance," or "this Ordinance" or "UDO"). "Authority" contains references to the statutory basis for zoning and
subdivision in Hillsborough (G.S. §160A Chapter 19 Parts I and 11). It will state that the UDO consolidates the town's zoning
and subdivision regulatory authority under the North Carolina General Statutes.
4
GENERAL PURPOSE AND INTENT
Article 1: General Provisions: A general purpose and intent section can inform decision-makers in future years
about the intent of the Town Board of Commissioners when.they adopted the
1.61 Title UDO. This section is absent from the existing ordinance.
1.2- Authority
1.3- General Purpose and Intent APPLICABILITY AND JURISDICTION
1.4 Applicability and Jurisdiction This section makes clear who is subject to the regulations of the UDO. In
1.5 Conformance with Adopted Plans particular, it clarifies that the town, town-controlled entities, colleges and
1.w6 Relationship with Other Laws universities, special districts within the town, and all private development are all
1.7 Official Zoning Map subject to the UDO. It will also clarify that lands located within the corporate
1.&8 Transitional Provisions limits as well as the extra-territorial jurisdiction are subject to the requirements of
1.9 Vested Rights the UDO. In addition, the section clarifies that state and county buildings will
-1.10 S _ need to comply with the UDO (in accordance with G.S. §160A-392), and that
development not subject to G.S. §160A-393 (e.g. activities of the federal
government)is strongly encouraged to comply with the standards.
Hillsborough,North Carolina
Unified Development Ordinance I Draft Annotated Outline Page C-1
November,2009
Annotated Outline
CONFORMANCE WITH ADOPTED PLANS
This section sets out the requirements for development to be in compliance with the town's long range plan ning documents.
The section will provide a listing of the relevant plans and explain how compliance with the plan requirements will be
evaluated. I t will also state oth er plans might be adopted i n the future that are relevant to the UDO.
RELATIONSHIP WITH OTHER LAWS, COVENANTS, OR DEED RESTRICTIONS
This is a new section that provides that, in case of conflict between the UDO and other legislative enactments of the state or
town,the strider provision shall apply. The section clarifies that the town will not be responsible for monitoring or enforcing
private easements, covenants, and restrictions, though it may inquire into private easements and restrictions in reviewing
development plans for the purpose of ensuring consistency with town requirements.
OFFICIAL ZONING MAP
This section incorporates by reference the Town of Hillsborough Official Zoning Map as well as any related maps. The
section also provides for amendment of the Map upon the approval of a rezoning application.
The section will include a standard provision establishing the rules governing how the town assigns the zoning district
classification of newly-annexed lands under the UDO.
The section will also incorporate provisions that relate to boundary interpretation. The section will clarify the Planning
Director's authority to interpret the map and determine where the boundaries of the different zoning districts fall (if in
dispute). The section also provides that appeals from the Planning Director's interpretations of district boundaries may be
made to the Board of Adjustment(BOA). In addition, language related to the application of development standards will be
relocated to the appropriate sections in Article 5, Development Standards.
There will be no creation of new zoning districts as part of this UDO-drafting process. Existing zoning districts will be carried
over into the new UDO.
TRANSITIONAL PROVISIONS FA
This section establishes that:
•
Violations of the current regulations continue to be violations under the new UDO (unless they are no longer
considered violations) and are subject to the penalties and enforcement provisions set forth in new Chapter 8,
Enforcement
• Completed applications that are already in the development approval pipeline at the time of the adoption of the 4P
new UDO may be processed.under the provisions of the pr ior zoning ordinance. In the event that an applicant
seeks to proceed under the standards in the new UDO (instead of the regulations in place at the time the
application was originally submitted),the application would need to be withdrawn and resubmitted.
• Conditional 'use permits, variances, conditional use rezonings, planned developments, plats for subdivision,
statutorily-vested development, vested rights determinations (as part of asite-specific development plan), and
building permits are governed by the terms and conditions of their approvals, and the rules in existence at the time
of their approval. If, however, they fail to comply with the terms and conditions of their approval, or fail to meet
established time frames, their approval expires, and development of the site subject to the permits must comply
with the requirements of the new UDO.
• Applications submitted after the effective date of the new UDO are subject to the procedures and standards of the
new UDO.
VESTED RIGHTS
This section will confirm the definition of Vested Rights,and include a reference to NC General Statute 160A-385.1.
SEVERABILITY
This standard provision declares that if any part of the UDO is ruled invalid, the remainder of the UDO is not affected and
continues to apply.
Hillsborough,North Carolina
Page 2 Unified Development Ordinance I Draft An notated Oudine
November,2009
Annotated Outline
ADMINISTRATION
General Commentary: For an ordinance to be effective, it is Article 2• Administration'.
important that its development review process is
efficient and
that the community's substantive planning and development 2.1 Review and Decision. .1 , _. I-Making Bodies I *_ :1 1 goals are embedded in the development review standards. An A. Town Board of Commissioners:
efficient process is achieved when the general framework for Be Planning Board .
review is not redundant, the procedures used and the review C. Board of AdWstment
standards included result in a reasonable degree of certainty, D. Town Staff
and the review process for each type of permit is streamlined tO 2,2 Common Review Procedures_
the greatest extent possible without sacrificing assurance that A. Authority to File Applications
the relevant substantive planning/development goals are used in Be A pplication Contents
making development decisions.
C. Fees
Certainty is provided primanly through the establishment of D. Submission Schedule
clear review procedures, definite and understandable E res Application Conference
development review standards, and a balance of discretionary F. A pplication Submission
and more administrative review procedures. G. Determination of Completeness
H. Preparation of Staff Report . .
S treamlining i s achieved i n a combinati on of ways: I. Scheduling Public Hearing
1. Consolidating the permit process so the j, Public Notification
applicant has fewer permits to obtain; K. P ublic H earing Procedures
2. Reducing the number of review steps where LP Conditions' of A pproval
possible; and
3. Allowing for increased administrative-level M A ppeals,of Decisions .. .
review instead of discretionary review when
N. Notifi6�tionto_A' ' plicant
community planning/development goals are O. Deferral.of Application V.,
not sacrificed. P. Withdrawal of A pplication
Q. Examination of Documents
Assuring that the community's planning/development goals are R. Simultaneous Processing of App lications
embedded in the development review standards requires a S. Lapse bf Approval
close evaluation of existing standards to'ensure they are clear, 2 3 S pecific Standards for D opment Approvals
sufficiently specific, and consistent with the substantive A. Land Use P Amendment
planning/development izoalsembraced by the community.
B. Rezon`ing'jor Text Amendment
These factors, all of which are relevant to the procedural C. Conditional Rezoning.
efficiency and substantive effectiveness of review procedures, D. Planned Development
are each considered in the design of this Administration article. E. Site Plans
F. Subdivision- Plats b.
I t is suggested this new Chapter 2, Administration, include G. Special Use Permit
sections on the following: H.. Zoning Permit
•
A dministrative and Decision-making Bodies that �, Variance
consolidates the development review responsibilities � Administrative AdjU stment
of the review boards and key town staff members.
Common Review Procedures that establish a K. Interpretation
common set of review procedures for the review of L. Appeal
applications for development approval. M. Vested Rights Determination
• Specific Standards for Development A pprovals that N. Beneficial Use Determination
include the specific review standards, any unique
procedural review requirements for each individual
application, and rules that apply to an application
once it is approved (e.g., the life of the development
approval, expiration, minor deviations, and
amendments).
The structure for review of individual applications for
Hillsborough,North Carolina
Unified Development Ordinance I Draft Annotated Outline Page 3
November,2009
Annotated Outline
development approval will be modified to make the review process more efficient and predictable through the inclusion the
individual are handled, and the process for making modifications on li cation
is approved.
Based on Clarion's understanding of town's and our experience working bin other communities across the country, we suggest
that variety of existing well as additional permit types be added to the town- line up of development
application procedures. These changes will likelyinclude:
0 A new procedure for land use plan amendments,
0 A revolsed conditional rezoning prss
0 A new planned development procedure,
0 Revisions to tsite lan process stabl i three diffrn t forms oreview,
0 A temporary use rn i
0 A new zoning permit,
A new adminolstr t ve adjustment
A new interpretation pr ss and
0 A new beneficial r>e determinadon process.
An rri f f review structure
outlined in tine table that follows Develo n t Review S
ADMINIST E AND DECISIONorMAKI G B D
General Commentary: n in the near Administrafion Chapter is a new sermon that identifies the administrative
and deceisgionft-making entities and persons responsible for the review and administration development u �r the UDO. I el
our experience that provisions h as these help to establish clear lines authors i n the town's decisiona-making +
procedures. This sermon will identify the elf is responsibilities relative to the f each review board r staff person.
The following overview the review stru to re proposed in the new O.
auto a I W ON
MAP AND TExT A
t + ,,
K''f•�41 :/ • � �{ ,� a n y+f•F y r ' 1 +'•C -d
Land Use Plan Amendment <D> R
Ji
Rezoning or Text Amendment <D> R ',•+ate• ! ,•`T L •}' i• ' _!,�• • i �' '! #t G!,,W +i t"i#+f
_•�+� �+_��'•L i +
' _ _-+
Condifional Rezont o
i t' • +'
Planned Development t 1 •~ ''' •'•+'T• T*+-` T• .' •~`', f
f a�/ T�••� �� ` r • �- • • i �+•a a k is
y
SITE PLANS AND SUBDIVISIONS
f x � • - F ' F � •r
�r y +t t J t
11 � 'T,`T•*�}�•!''+••` ''+t •', T'+''*• aN _ L•}' -''at•���•' -'' i+F'+`•*`t+ •,'-Y••'L y�
Type a• M.y_+ tr•t. •F+- :� �'� tom- '�T'•• •��•? - �,` ! •ti
a t f
_•i- 1 � j T t * ti G i�t
Type I Sit
<A>
Exempt Subdivision D 41 L 41'W b.F
I
_ ' ' .`* _� ,is _}+ •• t f _ - _]_ _ • ,'` a -r•a
Preliminary Plat F A> R 13
ILI
rd
+ r r
Final Plat ` r•. < > .•, ���_ ����•4,'t` 1 •{• t
••� + Y f of �'y 1 t�l + •14
PERMITS
Special Use Permit < _ • •' ! �••tT# '�,'l+ r•.'+ ' i! ',�y•+,i•- t• �- 1
Zoning Permit • _� - �* �1 k a �t _/.•-� _•'.#+ � it #'}i+
Building Permit <A> D
+ f �
VARIANCES,ADJUSTMENTS,AND OTHER
Hillsborough,North Carolina
Page nI fled Development Ord finance I Draft An notated udi n
RATIV N 0 1 ES
November,2009
i
Annotated outline
r
- '"
•
.. fi•. , 1••F. �-. , ._ .. a •L .
Var;ante - .,... _. . . �D� -., - ,�; . . � ..PO
Interpretation � - .: - � �-. � - cA> d
<D>
Appeal
Vested light <D> R � .: . C
Development Agreement <D> � .. R .
Beneficial Use Determination <D> <R> - .. C
COMMON REVIEW PROCEDURES
General Commentary: In the current zoning ordinance, several of the procedures for development applications are set forth
as i n d i vol d u al permit processes. The modern trend i n zoning administration is to consolidate these procedures—which i s what
this section on "common review procedures" does. It guides the potential applicant through the rules governing who is
authorized to submit applications, application content requirements and fees, through the actual application submittal and
review stage (the pre-application conference, neighborhood meetings, application submission and completeness
determinafion, staff review, scheduling the public hearing cif one is required) and public notification). Flow charts or other
diagrams are included as aids to under nding the review process.
Author*ity to F*ile Applications
This section establishes the rules governing who can submit an application for development approval. Any exceptions to the rude for
any particular types of applicatEons for development approval are identified in this section.
Applicati&on Contents
The existing ordinance includes the various submittal and plan detail requirements for some of the permit applications. This kind of
information contfibutes to a longer and more cumbersome UDC, and may create a more frequent need for amendment It is
proposed that SectJon 2.2, Common Review Procedures, authorize the Planning Director to establish application requirements other
than fees. It is also recommended that the new UDO follow the modern trend in zoning administration with respect to application
farms and content requirements through use of a Separate Administrative Manual or"User's Guide". That way, the town can establish
an Administrative Manual that sets out all of the application forms, contents requirements,and required plan elements.
Applicants can refer to the Administrative Manual, along with the input received at apre-application conference (discussed below), to
determine what materials and fees must be included in the application submission. Furthermore, the town will be abbe to respond
much more easily to changing application requirement needs, sine the application content requirements for a specific type of permit
application can be modified by the town staff in the manual without amending the UDO.
Fees
This section clarifies that the Town Board of Commissioners establishes fees, updates them from time to fime as necessary, and
provides for their inclusion in the Administrative Manual upon adoption. The fees, along with bonding requirements and other
IP
application content requirement, may then be listed in the Administrative Manual,which can be updated from time to time to reflect
the changesin the fee structure.
Sub ission Schedule
It is ro p posed that this Section add a new provision that allows the Planning Director to establish a submission schedule that controls
the timing for submission of applications for inclusion in an Administrative Manual. The Planning Director can then utilize the
Hillsborough,North Carolina
Unified Development 01rdinance 1 Draft Annotated outline Page 5
November,2Q09
Annotated outline
0 a
provision as appropriate to establish a submission schedule for all applications. A practical benefit to this approach is that the
application submission schedule can be changed administratively, so that it is not necessary to amend the UDO every time
modifications are needed.
Pre-Application Conference
The Issues Summary above describes the desirability of requiring pre-application conferences. We recommend the common
procedures section of the new UDC establish a standard requirement for apre--application conference between the applicant and staff.
This provision would clarify what types of development applications are subject to the pre-application conference,the purpose of such
meetings, and the effect of such meetings i.e.,discussions are not binding on the town and processing times do not start until a forma!
application is submitted and accepted). The folloWing types of mayor development applications should require apre-appiicatifln
conference with staff before the application is submitted: zoning map amendment, planned developments specEal use permits,
conditional use permits, Type 11 site plans, preliminary plats, and variances. Pre-application conferences would be voluntary for all
other forms of development applications.
Appleicateion Submission
The next step in the planning and development process—and what many persons consider the"beginning"of the development review
process—starts with the applicant's submission of the necessary application and the required fee. This is followed by staffs review of
the application to determine if it meets minimal completeness requirements, and then staffs review of the general merits of the
application and prepara�ivn of a written staff repast. We propose that all applications undergo a completeness review by planning
staff. This process prevents staff's and appEicants'time being wasted by substantive review of appli�ations that are not complete.
Determination of Completeness
These sections establish that the review of a development application is subjected to two increments of review. The first increment
'b
consists of receipt and review of the application to determine if it has the minimal amount of materials (application contents) so that
staff can conduct an adequate review of the application; it is called a completeness determination. The provision requires that the
determination be made within a reasonable period of time after receipt of the application, such as five business days. The regulations
should also specify how bong an applicant has to correct a deficient application.
If the application is found to be incomplete, the applicant is notified in writing with the specific deficiencies 'Identified. The applicant
may then cc)rrecL the deficiencies, and resubmit the application within a defined time frame for completeness determination. (The fee
schedule established by the Town Board of Commissioners may provide that re-submittals after the first re-submittal be accompanied
by an additional fee to discourage recurring incomplete submittals.} We recommend the t own avoid 'cvdi�}r�ng any development
application review time frames, but include this kind of information in an administrative Manual so that time frames may be adjusted
to changing conditions without need of a lengthy text amendment process.
Actual substantive review of the application,along with preparation of an accompanying staff report,will not begin until the applicaflon
is determined to be complete.
P of Staff Report
Upon a determination of completeness,the second stage of review begins--the staff's evaluation of the application and preparation of
a written staff report. The time frame for review of the application and preparation of a staff report varies between different types of
development applications depending on their complexity. For example, the staff review time for a planned develop'ment may be
longer than a variance because the issues evaluated 1n the application are broader and more campIex.
Schedul*ing Publl*c Hearing .
This subsection establishes a consolidated set of pubic hearing procedures. Some 50 rd and C ommissiflns include public hearing
procedures.within their by-laws. Typically, these provisions spell out the rules governing the conduct of the public hearing, including
what persons have the right to speak, the order of the proceedings at public hearings(how the application is to be presented, in what
order the applicant and public Can speak,and the process for responding to comments), how and under what circumstances testimony
and evidence is excluded, what findings are made to support the decision, and haw requests for a continuance are handled. This
section will include these general p rovi si o ns and defer to established bylaws if they exist
Hillsborough,North Carolina
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Public Not'I'fication
It is recommended that the proposed public notification requirements for all applications subject to public notification requirements be
consolidated in this section.
Generally, public notification is required through publication in a newspaper of general circulation, mailing of notice to adjoinEng
property owners, and on-site posting of notice. Specific requirements for each of these different types of notice will be provided, and
public notification requirements will comply with North Carolina haw governing the notice given for various types of permit
applicat�ons. To the extent we can comply with state haw while at the same dime consolidating the notice requirements for the
different types of applications for development approval,we will do so in�n t We also suggest the town consider including
anew provision that authorizes that notice for development applications be send to persons or organizat�vns that have registered to be
notified and paid a fee to defray the costs of the mailing of notice.
The notification procedures and time frames are checked against those required by state haw and references to the General Statutes will
be included.
We have found it quite helpful in consolidating and simplifying notice requirements to use a table that spells out the general public
notification requirements. We propose to use that approach in
this subsection. An example format of the table from another
jurisdiction is reproduced h -
a-is a Mae 42P
� . a
Publ'l'c Hearin Procedures •*W:W dM Vim W
T"AffonOn" X This section ��! include legally-mandated public hearing
will
procedures. Additional information regarding expectations for Amavftw,,to Cffw;alZom Map& At W" days priof to At Wa:t 30 dap pft,o Mail 5 dap aux ID
public hearings will beincluded in the administrative manual. PW"W m"e°w'erA°iOn pWc'ea""° P&M``'ww�ry pubic'"ft
Special Excaptivn Perms 3 Al lea 15 days Or r in At Ira=!15 days prior la least 15 doys prior 10
Cond'it'ions of Approval "ar��Pe`"'� �e'r° p`b'� �Ai lest IS days prlvr to �u�15 day:nor to Al le am ss days air to
►4p to Board of Zoning AppQalc public hearing public haarinp PubSc nrgrft
This section will describe generally the types of Conditions that C*ffc„B of ' iatwwas g
may be attached to certain forms of approvals granted under C*ff"m"°`"&W"°& ��a�IS��prior to PA Is a�'5�n�to
this chapter. The section will only apply in these in nces `"'"p`°'at kn;a°ecWm on Ce`'ftom°` k ���
where the procedure expressly allows applications to be Wore to
"approved with pond i lions." This section will he written to Lar4 Deyek:kMeft AWeemenft A"s"30 days Prior to Pte"°�"�' loam 30�'s"ter haerg
At%mid 30 days
reflect the general Statutes, federal haw, and case law regarding ��
city d
conditional approvals. It will specify that conditions imposed an
proposed Niotce must be limited to those that are Examp�� Sum mary Table of Prov*sions
related in both type and amount to the impacts that the
proposed development will have on the public and surrounding development, and that conditions may not be less restrictive than
provisions to the UDC.
Not'l'ficat'ion to Applicant-
This subsectEOn will explain the various ways in which an app�ieant will re�ei�e nfl���ication of a decision made by adecision-making
body. The section will be developed in accordance with regent changes in state law related to notifi cation regarding Planning Board
decisions. In some cases, notification regarding a decision can be provided during a public hearing,while others may require that the u
Planning Director notify the applicant in writing of the decision on an application for development approval with-in a specific number
of days after the decision on the application.
Appeals of Town Board of Comm*issi'oners Dec'is*ions
This section wi(1 Clarify that all decisions by the Town Board of Comm159oners may only he appealed to Orange County Superior Court 0 0
under state law.
Deferral of Applicat*ion
This section will establish the rues governing when and under what circumstances an applicant may request the deferral of, or the
town may defer, an application for development approval.
Withdrawal of Appl*icat*ion
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This section will establish the rules govern ing when an appiicatian can be withdrawn by the applicant, and what penalties occur,if any.
The section will also establish basic guidance concerning the timing under which the application fee for a withdrawn application may
be refunded,and the review procedures for resubmitted applications containing substantial charges.
Examinat'i'on and Copying of Application/Other Documents
This section will establish rules governing the examination and copying of application documents and rebated materials by members of
the public.
Simultaneous Processing of Applications
This section will provide that whenever two or more forms of review and approval are required under the UDC, applications for those
.development approvals may (at the option of the Planning Director), be processed simultaneously, so bong as all applicable sate and
local requirements are satisfied. The provision will note that simultaneous processing can lead to additional cysts for the applicant; for
ft
example, if a special use permit and a site plan are under review, substantive changes may necessitate revision of both sets of plans,,
Any Simultaneous procedures that are developed during the drafting process wi I i be set forth here.
Lapse of Approval
In general, 'lapse of approval" provisions state that approval of a development application lapses if development is not commenced or
a subsequent permit is not obtained within specified periods of time. Lapse provisions will be included for all farms of development
permits and approvals.
Depending upon the specific type of approval, provisions for extension will also be included, where appropriate. These will specify
that an applicant may request an extension (for a period up to a limit stated in the code)by submitting a request prior to the expiration
period, and that the extension will be granted upon a showing of good cause by the applicant Permits that are approved
administratively may be extended administratively, while extensions for permits that are granted by a review board will be required to
be approved by the review b
STANDARDS ADD REQUIREMENTS FOR DEVELOPMENT APPLICATIONS
General Commentary: This third seCtaan in the Administration chapter includes the specific review standards that are
applied to each individual application far development approval, other unique procedural review requirements for each
individual application if there are additional or different procedures apart from the common review procedures,and the rules
governing minor modifications and amendments. It broadens the line up of current procedures by adding information on
Interpretations, and new permit procedures, including a Planned Development approval process, a Tree Removal Permit
process,and more. Each permit procedure will include a review process flowchart.
Land Use Plan Amendment
This procedure will address modifications to the future land use map as well as document text Each amendment request would be
reviewed first by the Planning Board and then decided by the Town Board of Commissioners during a public heaping.
to uses where a rezoning request triggers the need for an amendment to the future land use map or other long-range planning
documen�, these two procedures could occur simultaneously, provided the amendment to the appropriate long range planning
documents occurs prior to approval of the r ezvni occurs ng.
Rezoning or Text Amendment
This section will include information on the purpose for the procedure, the authorized review and decision-making bodies, and the
procedure for initiation and review Oncluding specified time periods and who may initiate an application for a text amendment}.
Different review standards wi11 be established for text amendments versus map amendments(rezonings). The section will include new
language mandated by recent changes in the state's planning laws that requires town Board of Commissioners to consider the
reasonableness of any request to amend the official zoning map in fight of consistency with the Land Use Phan and the publicinteresL
The section will include the procedures for addressing valid protest petitions, how re-heaping of amended applications can be allowed,
and the differ'ent procedures utilized for simple cosmetic corrections to the official zoning map.
Hillsborough,North Carolina
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Conditional Rezoning
This procedure will replace the current conditional use rezoning procedure hand the accompanying conditional use permit process).
The process will use the same procedure as an amendment to the zoning map except that there will be additional provisions related to
proposed conditions of approval.
Planned Development
Existing planned development requirements will be carried over to this section. essay spelled out
S'Ite Plans
Two differing l of site plan review are antiti paced each based an development size. Staff will review and approve Type I Site
Plans. Type it Site Plans will be reviewed by the Planning Board prior to consideration and decision by the Town Board of
Commissioners. All applications that have a Site Plan component shall be required to obtain a honing Permit prior to issuance of a
Building Permit Changes of use or other similar types of applications that do' not require a site plan will also require approval of a
Zoning Permit We suggest any submittal requirements be relocated to an administrative mannal and that the site plan provisions be
supplemented with clear approval criteria as well as clear descriptions on how amendments,extensions, and expiration are addressed.
Exempt Subdivision
The exempt subdivision procedure�s included within the town's current subdivision regulation, and it will be carried forward with no
substantive revisions. We will include additional language that the "exempt"nature of subdivisions deals with the exemption from the
review procedure for preliminary plats (as authorized by the Genera! Statutes)— not outright exemption from the minimum standards
for the zoning district.
Preliminary Plats
This process will be carried forward from the current subdivision with reference to plats rather than plans to distinguish this type of
applicafian as referring to subdivision of land.
F*Inal Plats
This process will be carried forward from the current subdivision regulations with no substantive revisions, but with a change of label
from final plans to final plats.
S Use Perm'It
We recommend this procedure be parried forward with only minor changes. For example, we suggest the submittal requirements be
relocated to an administrative manual, and the public hearing notice provisions and public hearing procedures be relocated to
common review procedures in Article 2
zoning Permit
N o review process is currently described for issuance of a caning permit I n general,a zoning permit should be cequired for ail forms of
development prior to issuance of a building permit We suggest this section of the new UDC clearly establish when a zoning permit
would or would not be required. The Planning Director would reView requests for zoning permits, which would be required prior to
issuance of a building permit,and for changes in use where no building permit is required. The zoning permit process will also be used
to review and approve sign permits, temporary uses, and applications that may not require a building permit such as a fence or for
changes in use that do not modify the building or require adjustments to parking or landscaping.
Variance
This section will carry forward provisions in the existing ordinance, and will incorporate the existing procedure that authorizes the
Board of Adjustment(BSA)to review and approve, approve with conditions, or disapprove applications for variances. The portion of
the section dealing with appeals is proposed for relocation to the procedure dealing with appeals,in the new LIDO.
The variance process allows variation from the dimensional standards (yard requirements, setbacks, height requirements), as well as
other development standards in the UDO {i.e., landscaping, parking, signage, or subdivision improvement standards} when an
applicant demonstrates that, due to circumstances beyond the control of the landowner, the application of the dimensional or other
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development standards creates undue hardship. The general intent of the existing variance provisions is that the hardship standard
required to be d emflnstr-ated for appraval of a variance be s�aringen�.
to addition,the text Will be supplemented with a requirement that an applicant for a variance exhaust all other available forms of relief
e.g., administrative adjustment) before being eligible to apply for a variance. The text will also clarify abased on recently-amended
state legislation)that a variance may not be used to allow a change i n the uses permitted within a particular zoning districL The section
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wi11 also require docu m e nts memorializing an approved variance be recvrded at the Register of Deeds.
Administrat'i've Adjustment
The administrative adjustment is a new procedure recommended for the UDO. It allows the Planning Director to modify, waive, or
adjust any numerical standard in the ordinance by up to 10 percent based on a very specific set of criteria. The procedure is designed
to serve as a 'safety valve" to address any unintended consequences of the ordinance provisions or to address difficult development
scenarios on exceptionally difficult to develop sits. It isintended for development that: one, advances the goals and purposes of the
general zoning district in which it is located; two, is more or equally effective in achieving the relevant standards from which the
modification is granted; or three, relieves practical difficulties of developing a site. In addition, we recommend a second tier
adjustment process also be included th at allows the Planning B oard to consider request to deviate from numeri i standards by up to
25 percent outside the hardship requirements of the variance. This is suggested as a way to accommodate redevelopment and
development an less desirable infix!sites.
In either scenario,approval of an administar ve adjustment may only be done in accordance with clearly specified criteria and only far
the purpose of establishing development that is superior than would otherwise result from a strict app1i�ation of the typical
development standards. The procedure will also include detailed timing provisions as well as limits on multiple use of the procedure to
substantially deviate from the UDC standards. See Page Z-15 in the diagnosis for more details an the administrative adjustment
proposal.
Interpretation
Numerous stakeholders expressed concerns regarding the interpretation of current zoning provisions, and the lack of a clear procedure
for obtaining standardized interpretations. To address these concerns, we recommend a new formal interpretation procedure that
authorizes the Planning Director to make an official interpretation of the ordinance with assi stance from the Town Attorney only after
an application for an interpretation has been submitted. Elected and appointed bodies may request interpretations without need of a
formal application. The new procedure will include language indicating that any interpretation made outside of this process sham not
be binding.
We recommend that the Planning Director maintain a record of written interpretations related to the text of the UDC in a forma!
notebook for several reasons. First,they can be referred to when making future interpretations to ensure consistency in the application
of the code; and second, they can be used as a road map inidentifying provisions that might need future amendments. See page 2-6
of the diagnosis for more details on this p
Appeal
This subsecfion will carry forward the portion of the provisions related to appeals of administrative decisions and decisions from other
decision-maki ng bodies that are considered by the Board of Adjustment(BOA). This section will clarify the right of appeal by persons
affected by decisions of staff and reviewing bodies. It will govern the procedure for appeals to the BSA, and clarify the procedure for
appeals from decisions by review bodies, and the associated firneframes and limitations specified by the General Statutes associated
w+th appeals to the Sup e�ior court of grange County.
Vested R*Ights Determination
This section will include provisions as specified under the North Carolina General Statutes. The section will clarify that the Town Board
of Commissioners is the decision--making body responsible for review and consideration of vested rights applications,following review
and reeommend o by the Planning.Board. The section will set out the requirements far vesting, the effect of a vested site specific
development plan or preliminary plat,and procedures addressing the revocation or expiration of a vested right
Beneficial Use Determi*nati*on
fiver the last decade a growing number of local governments have included a procedure in their hand use regulations that allows any
landowner who believes the application of the regulations results in a"taking" of their property to seek administrative relief from the
local eluted body. This procedure is called a beneficial use determination.
Hillsborough,North Carolina
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The procedure is based on United States Supre me Court decisions th at state that local governments may establish procedures by which
they can assess takings claims before they go to court and offer relief if the regulations are found to amount to'a taking-- that is, the
regulations deny all reasonable economic use of a property.
The current zoning ordinance does not have a beneficial use determination procedure. Itis recommended this new procedure be
included in the UDO and be heard by the Town Board of Commissioners,.
ZONING DISTRICTS Ai e 3:Zoning Districts
I F
3.1 General Provision's
General Commentary: Zoning district and use regulations are a central feature of any
zoning ordinance. They define what may be built on a landowner's property or on the 3.2 Residential Districts
property next door.
We propose no change to the list of designated zoning districts, but do propose to 3.3 Business Districts
adjust the presentation of the districts and standards to be'more user-friendly.
3.4 Planned Development Districts
Additional modifications to the structure of the districts may occur after further
discussions with staff,the advisory committee,elected officials, and the public. 3.5 Overlay Districts
USE STANDARDS 3.6` Conditional Zoning Districts
General Commentary: While the zoning district regulations will be Article 4• Use Standards
located in Article 3, Zoning Districts, the use regulations will be
contained in Article 4, Use Standards. This article will reorganize
Hillsborough's use regulations into five main sections. The first section 4.1 Use Table
will include a summary use table that will specify the permitted,
prohibited, and speciaIZI%ri"e ption uses for the residential, business, and 4.2 Use Classifications,Categories,and Types
planned development zoning districts,.
43 Use-Specific Standards
The second secti on in the chapter will establish a classification system
utilized to provide structure and content to the range of permitted 4.4 Accessory Use Standards
uses.
The third section, a set of use-specific standards, will identify any 4-s5 Temporary Use Standards
specific regulations or limitations that always apply to certain principal
uses, regardless of the underlying zoning district in which they are
located. This material will replace the specific use standards that are located throughout the existing ordinance. If there are exceptions
to the general standards established in this section,they will be identified. Special attention will be paid to adding new uses, new use
standards,and improving upon what currently exists in the zoning ordinance.
Sections four and five will include the provisions relating to accessory uses and structures and temporary uses and structures
respectively.
USE TABLE
The heart of Article 4, Use Standards, is the summary use table. It builds on the current lists of uses defined in each zoning
district section and includes a range of new uses not found in the current zoning ordinance. It also includes additional
information related to any use-specific standards that may apply, and where those standards may be found. The use table in
the new UDO reflects revisions to the lineup of zoning districts (as outlined in Article 3, Zoning Districts) and the system of
uses described above.
The actual set of uses identified in a use table will be either"permitted"or"special use"(except where uses are"allowed"in
Planned Development Districts). Allowed uses are uses that are permitted within in a planned development district, but only
when such uses are specifically identified i n the Master Plan. Review and approval of the proposed list of uses occurs as part
of review of the Planned Development Master Plan. A blank cell in a use table will signify that the use is prohibited within a
Hillsborough,North Carolina
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certain zoning district(including planned development districts). A use table will also include additional information related
to any use-specific standards that may apply,and where those standards may be found.
USE CLASSIFICATIONS, CATEGORIES, AND TYPES
In an effort to provide better organization, precision, clarity, and flexibility to the uses in the zoning districts and the
administr ation of the use table, the table and use regulation system will be organized around the three-tiered concept of use
classificati ons, use categories, and use types. Use classifications, the broadest category, organize land uses and activities into
general use categories. All use types identified in the use table will be defined in Article 9, Definitions.
I n addition, to provide flexibility and insure that the legislative intent of the Town Board of Commissioners is realized, this
section will also include provisions allowing a landowner to request an interpretation from the Planning Director that a use
type not specifically identified in a use table is inducted because it is a use type that is similar in nature,function or duration
to a use type identified in the use category. In considering whether an unspecified use should be included, the Planning
Director will be required to consider whether the proposed use has an impact that is similar in nature, function,and duration
to the other use types allowed in the use category.
USE-SPECIFIC STANDARDS
This section will contain all of the special standards and requirements that apply to individual principal use types listed in a
use table. The standards generally apply to uses regardless of whether they are permitted as a matter of right or are subject to
the special use permit process. Additional standards will be added for new uses as appropriate. Material related to accessory
uses will be relocated to Section 4.4,Accessory Uses and Structures.,
ACCESSORY USES AND STRUCTURES
Accessory uses or structures are those uses that are subordinate to the principal use of a building or land, located on the same
lot as the principal use, and customarily incidental to such use or structure. For example, astand-alone automated teller
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machine is considered as an accessory to a commercial use, and an above- or below-ground swimming pool is typically
considered an accessory structure to asingle-family home.
All of the regulations and standards governing accessory uses and structures will be located in this section, including those
pertaining to home occupations(as described in Section 109,for instance)and accessory dwelling units(such as°granny flats"
or garage apartments). Standards addressing how decks or other above-grade gathering spaces may or may not encroach into
required setbacks or yards will be addressed in the Rules of Measurement portion of Chapter 9, Definitions. Regulations for
accessory uses will be added, as will a purposefintent statement to clarify the relationship of accessory uses and structures to
other uses and structures. We will also include area and bulk standards to ensure that the physical features of accessory
structures are"accessory in character to principal structures.
TEMPORARY USES AND STRUCTURES
Temporary uses are uses proposed to be located in a zoning district for a limited duration of time that are not identified as
permitted uses. Special events typically last for a shorter duration and are intended to attract large numbers of people atone
time, such as concerts,fairs, circuses, large receptions or parties, and community festivals(they do not include private parties
attracting less than a certain number of persons, nor d o they include events normally associated with the permitted use(such
as a wedding reception at a reception hall or a funeral at a funeral home). The types of temporary uses allowed and the
standards for their approval will be established in this section.
The existing ordinance does not include a review procedure or standards for temporary uses or special events. The Zoning
Permit procedure established in the Article 2,Administration, will be used to evaluate these uses, based on the standards and
time limitations for temporary uses and special events established in this section.
Hillsborough,North Carolina
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DEVELOPMENT STANDARDS
General Commentary: This chapter contains all of the development standards in the new UDO related to the,physical layout of new
development with the exception of the subdivision standards, which are found in
Article 6,Subdivisions. The proposed contents of Article 5, Development Standards, Article 5:, Development Standards
are listed in the sidebar and are discussed below. Examples of standards to be
incorporated into this article include: 5,01 Off-Street Parking and Loading
• Off-street parking and loading standards as described in the diagnosis; 5.2 Landscaping Standards
• Revised landscaping standards that emphasize new standards for vehicle
accommodation areas, performance-based buffers,and street trees; 5.3 Tree Protection
• New tree protection standards for retention of existing tree canopy,
specimen trees,and tree protection during construction;
• Open space set-aside standards; 5.4 Open Space Set-Aside
• Fence and walls standards that focus on fence appearance and limiting
fence heights; 5.5 Fences a nd Walls.-
•
Exterior lighting standards,
• . Traffic impact standards; 5.6 Exterior Lighting
New community form standards;
• Commercial design standards that address the design and orientation of 5.7 Traffic Impact Analysis
retail establishments;
Multi-family design standards focusing on multi-family structure 5.8 Community Form Standards
appearance; and
• Carrying forward the existing signage standards with no substantive 5.9 Commercial Design Standards
revisions.
OFF-STREET PARKING AND LOADING 5.10 Multi-Family Design Standards
This section includes quantitative off-street parking requirements for uses 5.11 Signage
matching the revised use table for consistency and ease of use. The
permissible location of off-street parking areas will be set forth and
differentiated by district and type of development
Incentives will be used to allow developers to provide fewer than the minimum number of required parking spaces in
exchange for providing public or green space, or developing preferred development types, such as vertically-integrated
.9 mixed-use. The provisions include maximum numbers of off-street parking spaces for development, as well as requiring any
additional off-street spaces provided in excess of the minimum requirements (for all uses) be on pervious or semi-pervious
surfaces.
Flexibility will be built into the provisions by allowing applicants to propose alternative strategies, such as off-site parking,
shared parking, valet parking, or(in appropriate settings) credit for on-street parking spaces. Deferred parking provisions are
included that allow a developer to construct 80 percent of the minimum required amount of parking and then monitor
parking demand during initial operation of the development (for perhaps a year or 16 months), with land area for future
parking held in reserve until monitoring proves that the built parking is either adequate or is inadequate and needs to be
expanded into the reserved area. Finally, provisions are added requiring pedestrian amenities and bicycle parking facilities.
The parking lot landscaping provisions are relocated to the new landscaping section.
LANDSCAPING STANDARDS
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The current landscaping requirements will be upgraded and the general planting requirements increased. To improve clarity,
graphics will be used, as appropriate, to explain the requirements for landscaping. Provisions allowing greater flexibility in
meeting landscaping standards (such as aggregate caliper inch standards per 100 linear feet) will be added to encourage
creative design. In addition, a minimum percentage of landscaping may be required to be native or drought tolerant
In addition to the general requirements for all landscaping, we suggest adding more specific standards for site landscaping for
nonresidential and multi-family uses. We recommend upgrades to the parking lot landscaping provisions such as the
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inclusion of shrubs within internal areas, and fully opaque screening standards(to a height of 36 inches around the perimeter
of a vehicular use area). We recommend performance-based perimeter buffer standards, but with increased options for a
sliding scale of minimum buffer width. We recommend adding street tree requirements.
The provisions addressing responsibility, replacement, timing and maintenance of required landscaping will be carried
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forward,along with new provisions related to performance guarantees and inspections.
Finally, in the interest of maintaining flexibility in addressing unique or difficult sites or development, applicants will be
allowed to propose alternative strategies for providing landscaping through an Alternative Landscape Plan. The section
includes standards for through the development of an Alternative Landscape Plan that must be reviewed b y the Planning
Director as part of the approval process.
OPEN SPACE SET-ASIDES
Open space set-asides will be carried forward from existing provisions, with increased language about the characteristics of
land to be eligible for open space designations.
FENCES AND WALLS II',
This section will establish minimum standards for perim eter fencing. Certain fencing materials will be prohibited, and I,
different height limits will apply in residential areas and commercial areas (ten feet), unless it is demonstrated that higher
fences are needed for security purposes. �
EXTERIOR LIGHTING
This section includes provisions addressing exterior lighting addressing glare, direction, shielding, spillover, maximum height,
and maximum on-site levels of light with measurable limits for new exterior lighting. Existing standards will be carried over to
the UDO>
TRAFFIC IMPACT ANALYSIS
This section will carry forward the town's current traffic impact analysis provisions with no substantive changes. In cases
where it is required,the TIA shall be completed prior to review of an associated rezoning, planned development, special use
permit subdivision,site plan, building permit,or zoning permit(as appropriate).
SIGNAGE
This section will set forth standards for signage,which are currently found in the existing zoning ordinance. We propose only
minor alterations to the signage provisions, including: reformatting to be consistent with the rest of the code and moving the
definitions to Chapter 9, Definitions.
Hillsborough,North Carolina
Page 14 Unified Development Ordinance I Draft Annotated Outline
November,2009
Annotated Outline
. SUBDIVISIONS
General Commentary:One of the primary goals for this UDO revision effort is to
increase the user-friendliness of the document Recent trends in land regulation
Artelcle 6: Sub@id&ivissiDons
have led communities to establish unified development ordinances which
I L
incorporate both the zoning and the subdivision regulations into a single 6.1 Subdivisions
document Recent modifications to the General Statutes provide justification for A. Purpose and Intent
d'
this kind of consolidation. Along these lines, this chapter will include the Be Applicability
standards related to the subdivision of land and the provision of public utilities as C. Monuments
a part of new development The chapter will include provisions from the current D. Blocks
subdivision ordinance. The chapter will also include the standards and
procedures related to performance guarantees. E. Lots
F. Easements
SUBDIVISIONS G. Access & Egress
69,2 Performance Guarantees
i P
This section will carry forward material from subdivision ordinance with
several minor changes. The definitions will be moved to new Article 9,
Definitions. The procedural material in the subdivision ordinance
related to approval of plats will be replaced by the subdivision review
procedures in Article 2, Administration. All of the submittal/plat requirements are recommended for relocation to an
Administrative Manual.
PERFORMANCE GUARANTEES
This section will carry forward the improvement guarantees material from the subdivision ordinance as it relates to the
• performance guarantees for public improvements associated with new development This section will include provisions
related to guarantees of private site features such as trees provided as replacement or mitigation for removal of trees in a tree
protection zone(or when planting of required landscaping is delayed due to weather or construction issues.
Hillsborough,North Carolina
Unified Development Ordinance I Draft Annotated Outline Page 15
November,2009
Annotated Outline
NONCONFORMITIES
General Commentary: This chapter consolidates all the rules pertaining to �iClC 7: . Nonconfotm,ities'
nonconformities from the various different sections in the current zoning
ordinance. The new chapter will include: 7.1. General Ap"licability
• Differentiation between the standards for nonconforming lots, A. Purpose and Scope
structures,and uses; Be Au thority to Continue
• Nonconforming sign standards; ' C. DeWrmination of
• The creation of nonconforming landscaping standards for use Nonconformity Status
changes; and D. ' M tnor Repaiis'and
• Anew sliding scale of compliance requirements for nonconforming Maintenance ;
site features like lands caping, parking, signage, etc. triggered by
EW- Change of Tenancy or
redevelopment
OvOnership ,
GENERAL A PPLICABILITY
7m.2 Nonconforming Uses
A. General
B. Change of Use
Purpose and Scope C. Expansion and En'lafgement
F .46
This subsection will establish that the chapter addresses legally established D. Discontinuance or
uses, structures, lots, and signs that do not comply with the requirements of Abandonment
the new UDO. E. Accessory Uses
F. Reconstruction After casualty
Authority to Continue Da mage
All lawfully established nonconformities will be allowed to continue in G.' Nonconforming Use'of Part of.
accordance with the standards of this chapter. a St ucEure '
7.3 Nonconforming S4VucEures
Determination of Nonconformity Status AID Relationship with
This new subsection will include a standard provision stating that the Nonconforming Uses
landowner, not the town, has the burden of proving the existence of a lawful B. Continuati on
nonconformity. C. Enlargement
D. Re.location
Minor Repairs and Maintenance E. Restoration after Casualty
This subsection will state that routine maintenance of nonconforming Damage ,
structures is allowed to keep nonconforming uses and structures in the same �•3 Nonconforming Lots bf Record
condition they were at the time the nonconformity was established. This rule A. Status of Structures on.
will also be applied to structures housing nonconforming uses. Nonconforming'Lots'
B. Developmeht.of Unimproved
Change of Tenancy or Ownership pots in Residential Districts
This section will state that change of tenancy or ownership will not, in and of C. Deve' lopment of Improved
itself,affect nonconformity status. Lots in Residential Districts
After Casualty
NONCONFORMING USES D. Governmental Acquisition of
Land in a Residential District
This section will include provisions dealing with existing uses that no E. Change of Nonconforming Lot
longer conform with the zoning district provisions where they are �4 Nonconforming Signs
located. The standards will deal with conversion of a nonconforming
use to a more restricted nonconforming use, as well as the inability A. Abandonment
to expand an existing nonconforming use. The section will establish B• Routine Repairs and.
the standards for when a nonconforming use is considered Maintenance
discontinued or abandoned, and how reconstruction may or may C. Cha'ngebf.Copy
F L . -
not proceed following substantial damage to the use. D. O Permits on
Premises
Hillsborough,North Carolina
Page 16 U nified Development Ordinance I Draft An notated Outline
November,2009
Annotated Outline
NONCONFORMING STRUCTURES
This section will establish the key standards governing nonconforming structures. The section will address enlargement,
abandonment, relocation,and reconstruction after damage.
NONCONFORMING LOTS OF RECORD
These provisions address established lots of record that were platted prior to the effective date of the UDO, but that do not
.0
meet the dimensional requirements of the district where they are located. It discusses the procedures for use of such lots of
record when located in a residential district as well as redevelopment or reconstruction on such lots following a casualty
(major damage). In addition, the standards specify that governmental acquisition of a portion of a lot in a residential district
shall not render the lot nonconforming (even if it no longer meets the dimensional standards). Finally, the section will deal
with changes to nonconforming lots such as boundary line adjustments or assembly of multiple lots.
NONCONFORMING SIGNS
This section will build on the requirements established in Section 109 of the existing ordinance, including how to address
applications seeking to reduce the amount of nonconformity associated with a nonconforming sign.
Hillsborough,North Carolina
Unified Development Ordinance I Draft Annotated Outline Page 17 �
November,2009 �!
Annotated Outline
ENFORCEMENT
General Commentary: This section will carry forward the provisions in the existing ordinance with some minor reorganization and
reformatting to be consistent with the rest of the UDO. By making it easier to understand the enforcement process,we hope to reduce
the time, expense, and uncertainty of enforcing the UDO. One aspect for the town to consider is the inclusion of a discussion of the
enforcement process in the administrative manual as a way to help ensure potential code violators better understand the enforcement
process.
PURPOSE ArEicle 8 Enfor'cemen't,
This section will set forth the purpose of the enforcement section.
8.1 Purpose
COMPLIANCE REQUIRED
This section will state that compliance with all provisions of the UDO is 8.2 Compliance Required
required.
83 Violation
VIOLATIONS
This section will explain that failure to comply with any provision of the UDO, 8.4 Responsible Persons
or the terms or conditions of any permit or authorization granted pursuant to
the UDO,shall constitute a violation of the ordinance. The section will include 8-5 Enforcement Generally
both general violations as well as identifying specific violations.
8.06 Remedies and Penalties
RESPONSIBLE PERSONS A. Remedies and Penalties
This section will state that any person who violates the UDO shall be subject to Available to Town'
B• Criminal Penalties
the remedies and penalties set forth in this chapter. "Person"will be defined
broadly to include both human beings and business entities (firms and co Civil Penalties
corporations). D. Cumulative Penalties
ENFORCEMENT GENERALLY
This section will identify those persons responsible for enforcement of the provisions of the UDO, as well as the general
enforcement procedure. The Planning Director(or designee)shall be responsible for enforcement of the UDO. This section
will include provisions for notice of violation, and procedures to deal with complaints filed by others regarding a perceived or
potential violation.
REMEDIES AND PENALTIES
This section will include provisions detailing a range of penalties and remedies available to the town under North Carolina
law.
Hillsborough,No Carolina
Page 18 Unified Development Ordinance I Draft Annotated Outline
November,2009
DEFINITIONS
General Commentary: "Definitions" is proposed as the final chapter of the new UDO. This section will carry forward many of the
provisions and defined terms from the existing zoning and subdivision ordinances. It will enhance the definitions and use of definitions
through:
Including rules of construction and measurement;
Adding encroachment standards;and
• Consolidating the numerous definitions spread throughout the ordinance. Art'Icle 9 Definitions
Clear definitions of important words and phrases not only make life easier for those 9.1 General Rules fofor Interpretation
who must interpret and administer the UDO and for those who must hear appeals of A. Meanings and Intent.'.
decisions made by staff--they also make it much easier for the public to know what g, Headings, Illustrations,
is required. The importance of good definitions as a key component of fairness to the and Text
public and consistency in decision-making has led to an increased interest in this C. Lists and Exarinples
seemingly mundane topic..
D. Computation o
We will use the definitions found in the existing ordinance as a starting point for the E. References to Other
definitions section, and add and revise definitions as necessary to ensure that the Regulations/Publications
definiti ons d o not contain substantive or procedural requirements. We will verify that F. Delegation.of Authority
key definitions conform to federal and North Carolina law and constitutional G. Technical and
requirements. We will also add definitions, where necessary. Standards and/or Nontechnical Terms
procedures that currently exist only in the definitions section of the town's current H. Public Officials and
ordinance will be moved to the appropriate standard/procedures sections of the new Agencies
UDO. I. Mandatory and
Discretionary Terms
GENERAL RULES FOR INTERPRETATION ja Conjunctions
This section will address general issues related to interpretation of UDO K. Tenses and Plurals
language',including: 91 Rules of Measurement
• The meaning of standard terms such as"shall,""will,"and "may," 93 Definitions
• The use of plural and singular nouns,
The meaning of conjunctions,
• How time is computed,and
• Other general issues that arise in interpreting and administering the UDO and its procedures.
RULES OF MEASUREMENT
This section will establish the rules for measuring bulk and dimensional requirements like height, width, setbacks, and others
as well as how encroachments into required yards will be determined and regulated.
DEFINITIONS
This section will include definitions of terms used throughout the UDO.
Hillsborough,North Carolina
U nified Development Ordinance 1 Draft An notated Outline Page 19
November,2009
i
I
i
f
UDO Assistance Orange County, North Carolina 24
AL
Excerpt from Draft Fayetteville, NC Unified Development Ordinance
ARTICLE 30-3: ZONING DISTRICTS
-3m-. 7�0111t
ra I LIkk
I. TYPES OF ZONING DISTRICTS
Land within the city is generally classified by this Ordinance to be within one of a number of base zoning distHct&
Land may be reclassified to one of a number of a comparable conditional zoning districts in accordance with Section
3 Conditional Rezoning, or to one of several planned development zoning distdas in accordance with
Section 30.2.C3,Planned Development. Land within any base,conditional,or planned development zoning district
may also be classified into one or more overlay zoning di cts,in which case regulations governing developmentin
the overlay district shall apply in addrcion to the regulations governing development in the underlying base zoning
district,conditional zoning district,or planned development zoning district.
2. COMPLIANCE WITH DISTRICT STANDARDS
No land within the city shall be developed except in accordance with the zoning district regulations of this article and
all other regulations of this Ordinance,including but not limited to,Article 4:Use Standards,Article 5:Development
Standards,and Article 6:Subdivisions.
• 1 • 1
Table 30-3.111, Base Zoning Districts Established, sets out the base zoning districts established by this Ordinance. Base
zoning districts are grouped into Special,Residential,and Business districts.
1111 will
L11
AF
SPECIALDIniff CTS
CD Conservation
AR Agricultural-Residential
MB Military Base'o
- RESIDENTIAL DISTRICTS
SF-15 Single-Family Residential 15
SF-10 Single-Family Residential 10
SF-6 Single-Family Residenfial 6
MR-5 Mixed Residential 5
MH Manufactured Home
WMW-PPEWE"
BusiN s Dj icrs
OI Office&Institutional
NC Neighborhood Commercial
CC Community Commerdal
MU Mixed-Use
DT Downtown
Ll Light Industrial
Hl Heavy Industrial
+0 This is district includes Fort Brame. The city has no land use control in the MB District,and the city will send arry rezoning applications w five
miles of the base m the destiated Ft Bragg representative.
City of Fayetteville,North Carolina June 2009
2 nified Development Ordinance-Module Two Public Review Draft(REVISED) Page 3-i
Article 30=3e.Zoning Districts
Section C:Special Base Zoning Distrito
Subsection I:General Purposes
(a) Classification of Base Zoning Districts
Land shall be classified or reclassified into a base zoning distfict only in accordance with the procedures and
IP
requiremenu set forth in Section 30-2.0 1,M Amendment(Rezoning).
10
(b) Relonship to Overlay Zoning ati Doi stricts
ReVI ons governing development in an overlay zoning di ct shall apply in dition to the regulations
governing development in the underlying base zoning district If the standards governing a base zoning district
expressly conflict with those governing an overlay zoning
district.the standards governing the overlay zoning
di a shall control.
(c) Organization of Base Zoning District Regulations
Sections 30-3.<> through 30m-3.<> set out the general purposes of each group of base zoning districts and
contain subsections that set out the purpose and bulk and dimensional standards for each indhAdual base
zoning district These subsections have a common structure consisting of a purpose statement, applicable
dimensional standards,a photograph showing a hypothetical preferred building form for the distrim a graphic
depiction of hypothetical street layout and lot p ms,and a hypothetical graphic depiction of the district's
bulk and dimensional standards as applied to typical lot patterns and building forms. The building form
photographs and lot pattern diagrams are for illustrative purposes only,and may not be consistent with all the
d imensional requirements. In these cases,the dimensional requirements text of this Ordinance shall control.
Article 30-4: Use Standards, includes Table 30-4A2, Use Table, a summary use table specifying permitted,
special, and allowable uses for each of the base zoning disVicts and references any standards specific to
indvidual uses
Ilk
1. GENERAL PURPOSES
The special base zoning disaicts established in this section are intended to address special areas where typical urban
growth and development does not or should not occur, whether because the areas contain important natural
resources or natural hazards (Conservation District),rural character and productive natural resources(Agficukural-
ResMendal District),or a military installation(Military Base District).
City of Fayetteville,No Carolina June 2009
Unified Development Ordinance-Module Two Public Review Draft(REVISED) Page 12
Art*icle 30m3m.Zon'ing
Seclion Co.Spedal Base Zoning Districts
Subsection I Conservation Di a(CD)
2o CONSE I N DISTRI
'Me Conservation Disumna.(CD is established and rtes to pre
1%
sRVAT 0 T D) erve and protect ale
I ral reswrcm urban encroachmentri.e�,to prmerve watercourses and F" 011Ea thm
from si on and sedi ;r
gr a)s ai_d rw IRI their
i ronmen lye-sentitive raracte s r wildlife
the in sions of urbane on;provide air and noise buffers to amelkwate Iffie effects of
development; s r v and madrtiin the aesthetic
The distHct also discourages development
normal naturaJ processes and events in natural
a W A A r
Lot 2wm resin.(acres
Lot width min.(k) 200 rVa
Lot cove max k/o of lot area) 10
Height,max(ft) 35 35; 15 where abutdng a single-famelly zoning
district or use
Front and corner side setback,min.(ft) so Not allowed in front or side yards;5 from
Sidev ack min.(ft) pn*ncipal swucture
Rear setback i
Minimum open space set-as
NOT [1]Accessory stmctures/u arm shall not exceed the lesser of.7,500 square
coverage..
Figure 30w3.<>:C Typi Lot P I I �r r a CD Typical Building Fo
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June 2W9 City of Fayetteville,No
3m3 Unified Development Ordinance
■
0 cle 30=3:Zon*ing D'i*stricts
-
ft "on C:Special Base ZoWing Districts
. . . ... ... Subsection 2:Conservation
___ -
---
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Unified Development Ordirance--Module Two Public (REVISED)
Article 30=3o*
uncts
oning Dn
Section Cm.Special Base Zoning Ducts
Subsecoon m1o,Agrimituralm-Residendal(AR)District
3. AGRICULTUFtAL=RESIDEN IAL(Ail) DI S-TRICT
• - accommodate rural use and ultura Rural ADct
i
0 cu ral uses,uses�hat complement
i ui lcwin
or support
densiV reside al uses. It encourages endal development that p r~.,_....
conservation s u�m i s.
open space through
flmb"esigned
lk
are4i,min., 20tv* n/a
+
Lot mire 100 n1a
Gross residential density,max(dwelling unitslacre) 2 rda
[2]
Lot coverage,max(%of lot area
35- 35; where�� soi �i zoning
Hdight max(ft) distn or use
Mde,or comer side
Front r i min.
Side s k min. is sfnhacks
35 S
Rear setback, i .
Agricultural uses:n/a lke:eiderrdal uses:[pending in Module
Open space set-aside of parcel size) * .
msi ns:SC�,All 1LA...r uses:[pencring in Module 3]
NOTES. I The gross residential density standard applies to consembon subdmsions,but lot ar lot vviddi,and lot coverage
standards do not apply.Setback smndards apply only froml the perimeter of the conservation subdivision.
[2]Accessory s"ctures/use areas associated with an agricultural u may exceed a pnnapal dwelling
associated with all other pe itted uses shall not exceed the
1,500 square feet in size
4
coverage
Figure 30=3.<>*.AR Typical Lot Patte Figure 301"3.<>*.AR Typical Building Fo
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Article 30-3:Zoning Districts
Section D:Residential Base Zoning Districu
Subsection 4:Military Base(MB)Distha
4. MILITARY BASE(MB) DISTRICT
� The Military Base(MB)District is established and intended t those lands within the city
� containing military in stallations under exclusive federal.authority.The district accommodates a
ud
wide range of uses and development directly related to the training,housing,and support of
military troops and related functions. If land within the MB district is declared surplus or
othervvise conveyed to private ownership in the fi=re.the land should then be reclassified to
� another zoning dolstrictin accordance with the provisions of this Ordinance(See Section 30-
No dimensional standards apply in the MB distrim though military fadlides are encouraged to provide a building setback from any base _
perimeter abutting asingle-family residential zoning di su-ict equal to at least the minimum setback applicable on the other side of the
perimeter.
Uses within the MB district shall be exempt from the standards in this UDO.
A a A W A A
AM MIN W =JAMM I I I I � I
The city shall forward all map amendment(rezoning)applications on lands within five miles of the MB district to the appropriate
federal agency for review and comment as part of the application review process.
t t • A • t
I. GENERAL PURPOSES
The residential base zoning districts established in this section are intended to provide a comfortable, healthy, safe,
and pleasant environment in which to live and recreate More specifically,they are intended to:
(a) Provide appropriately located lands for residential development that are consistent with the goals,
objectives, and policies of the 2030 Joint Growth Vision Plan, the Cumberland County Land Use Plan,
functional plans,and applicable small area plans.
(b) Ensure adequate light,air,privacy,and recreational and open space areas for each dwelling'.and protect
residents from the negative effects of noise, excessive population density, traffic congestion, flooding,
and other significant adverse environmental impacts;
(c) Protect residential areas from fires, explosions, toxic fumes and substances, and other public safety
hazards;
(d) Provide for residential housing choice, afford ility, and diversity with varying housing densities, types,
and designs,including accessory dwelling units;
(e) Provide for safe and efficient vehicular access and circulation and promote bicyclew, pedestrian-, and
transit-friendly neighborhoods;
(f� Provide for public services and facilities needed to serve residential areas and accommodate public and
0'
semi-public land.uses that complement residential development or require a residential environment
while protecting residential areas from incompatible nonresidential development;
(g) Create neighborhoods and preserve existing communiq character while accommodating new infill
development and redevelopment consistent with the city's goals and objectives;and
June 2009 City of Fayetteville,North Carolina
Page 3-7 Unified Development Ordinance—Module Two Public Review Draft(REVISED)
.1
Article 30.3:Zoning Districts
Section D:Residential Base Zoning Districts
Subsection 2:Zero Lot Line Development
Preserve the unique character and historic resources of the traditional neighborhoods and the
community.
2. ZERO LOT LINE DEVELOPMENT"'
In addition to traditional development of allowable uses on a lot within a particular base zoning district subject to a
set of district-specific dimensional standards regarding lot area, lot width, and setbacks,this Ordinance also allows
zero lot line development in the residential and some business districts subject to review and approval of a major site
plan (See Section 30&-2.<>.). special use permit (See Section 30-2.<>.) approval for zero lot line developments of
three acres or less within developed areas, and conformance with all applicable use standards (Article 30-4),
subdivision requirements(Article 30-6),and design and development standards(Article 30-w5).
(a) Applicability
The zero lot line development option shall be available to development in all base zoning districts except the
CD,AR,and MH distilcts.
(b) Procedure
(I) Major Site Plan Required
All applications for zero lot line development shall be reviewed as am or s'rce plan in accordance with
the procedures and requirements in Section 30-2.C.5,Site Plan.
(2) Special Use Permit Required
A Special Use Permit(See Section 30-2.<>.)shall be required for zero lot line development proposed
on a lot or site that is:
a. Located wrrhin the SF-15,SF-10,SF-6,or MR-5 di and
ba Less than three acres in size;and
c. Located within a developed area of the city.
For the purposes of this subsection, "developed area'shall mean a lot or site adjacent to an existing
platted subdivision or that borders a nonresidential use on two or more sides.
(c) Standards
(1) Density
Zero lot line development shall comply with the maximum allowable gross density and maximum
height requirements in the base zoning district where proposed,and the following standards:
(2) Minimum Development Size
Zero lot line development located within the SF-15,SF-10,and SF-6 distHas shall be located on a lot
or site of at least 40,000 square feet in si ze.
(3) Setbacks Along the Development Perimeter
a. All front,side,corner side,and rear setbacks for the base district shall apply to lots comprising
the outer perimeter of a zero lot line development, but shall not apply to lots internal to the
development.
b. Setbacks associated with an overlay district and any applicable setbacks from natural resources
shall apply to all lots within a zero lot line development
+;This is a new section that clarifies the standards for zero lot line development The applicable requirernertts and exemptions are carried forward
from the city's current regulations,but tine 40,000 square foot minimum development size standard for some of the residential�stricts,and the
special use permit requirement for smaller Otes in developed areas are proposed for the drq%consideration.
City of Fayetteville,No Carolina June 2009
Unified Development Ordinance-Module Two Public Review Draft(REVISED) Page 3-8
Article 30=3:Zoning Districts
Section D:Residential Base Zoning Districts
Subsection 3:Incentives for Sustainable Development Practices
(4) Compliance with Design Standards
All zero lot line development shall comply with the applicable development standards in Article 30-5:
Development Standards,including the transitional standards in Section 30&-,5.<>,and any applicable infill
standards in Section 30-5.<>,
3. INCENTIVES FOR SUSTAINABLE DEVELOPMENT PRACTICES44
(a) Purpose
In an effort to encourage sustainable development within the MR-5 and DT districu as a means of
addressing global climate change,the protection of natural resources, and ensuring a high quality of life for
future city residents,the following sustainable development incentives are provided.
(b) Incentives
Development providing sustainable features in accordance with the provisions of this section is eligible for a
density bonus of up to 20 percent beyond the maximum allowable gross residential density and increases in
the maximum allowable height up to two stories beyond the maximum allowable height in the base zoning
district
(c) Applicability
The incentives included in this section are available in the MR-5 and DT di cts.
(d) Procedure
(I� Development seeking density or height bonuses in accordance with this section shall be
reviewed (and approved or denied) by the TRC as part of a major site plan or preliminary plat,
as appropriate, or in the event the development requires a special use permit, reviewed (and
approved or denied)as'
part of the special use permit application.
(2) The density or height bonus shall be based on the number of sustainability features provided, in
accordance with Table 30-3.D.1, Sustainablity Bonuses, and Section 30-3.D.<>, Menu of
Sustain 11ity Features.
Increase in gross residential density by up to 10 percent beyond 3
district maodmum
Increase in building height by one story beyond di a mammum 5
Increasein gross residential density between.10 and 20 percent 7
beyond district mam"mum
Increase in building height by two stories beyond district 9
mammum[2]
NOTES:
[I]The menu of allowable sustainability features is identified in Section 30-3.13.<>,Menu of Su nability
44 These are new standards desWed to allow denier f6rms of development in the MR-5 and DT distri through dw indusion of sustainable
development practices. Development in these diauicts may obtain modest increases in density or hecr%beyond dibvict ma�dmums based on the
provision of a variety of different sustainabitrcy feature& The range of featxw are provided as a menu from which an applicant may select, as
appropriate-
June 2009. City of Fayetteville,North Carolina
Page 3-9 Unified Development Ordinance-Module Two Public Review Draft(REVISED)
Articles 30=3e.Zoning Di'stroicts
Section d:Residential Base Zoning Districts
Subsection 3:Incentives for Susta7inable Development Practices
w s
TIAM f 1 F ■ � a '•■ ■ f
Fmtures.
[2]Development shall be in the DT district or within 5W 11near feet of an intersection of two arterial streets
to exceed the maacimum building height by two stories.
(e) Menu of SustaCinability Features
00 Is
one or more of the following sustainaty features may be offered by an applicant for proposed development
within the MR-5 or DT district in accordance with Table 34-3.D,1,Su nw Aii W t
y Bonuses,
(I} Generation of a minimum of 25 percent of the electricity needed by the development from
alternative energy sources(solar,wind,etc.};
(2) Minimum LEED certification of silver for at[east 50 percent of the nonresidential floor area;
(3) Purchase of carbon offsets in an amount equivalent to 15 percent of the construction costs;
(4) Energy'star recognition for at least 75 percent of the residential floor area;
(5) Inclusion of green roofs on at feast 30 percent of the roof area within the development;
(6) Provision of solar access to a minimum of 54 percent of the buildings in the development;
(7) Configuration of nonresidential buildings with one axis 1.5 times longer than the other, and the
Tong axis oriented in an east-west canfigurativn;
($) Inclusion of a recycled or grey water system for landscaping irrigation;
(9) Use of paving materials in driveways and parking lots that have high solar reflectance (excluding
graved or similar-paying materials)that reduce the urban heat island effect of parking dots;
(10) Provision of a network of multi-purpose trails with at least one connection to the public
greenway or sidewalk system for every acre of land;
Provision of 54-foot undisturbed buffers adjacent to all perennial stream banks;or
(12) Provision of a community garden with at feast 500 square feet per dwelling that is controlled by
a p rope rtywown ers assad ataon.
pity of FayetteVlle,No Carolina June 2009
Unified Development Ordirame-Module Two Public ReView ]raft(REVISED) Page 3-6-10
Article 30-3:Zoning Districts
Section D:Residential Base Zoning Districts
Subsection 4:Single-Family Res-bide ntial 15(SF-15)District
4. SINGLE-FAMILY RESIDENTIAL 15 (SF-15) DISTRICT
•
The Single-Family Residential 15(SF-15)Di strict is established to accommodate pnndpally single-
family detached residential development at low densities subject to the design standards in Article
30-5:Development Standards.It also accommodates two-to four-family dwellings designed to
appear as single-family detached homes,and zero lot line development subject to the
requirements of this Ordinance. District regulations are intended to discourage any use that
k 31"bl. t • substantially irrterferes with the development of single-family detached dwellings and that is
� detrimental to the quiet residential nature of the district Also allowed are complementary uses
usually found in residential zoning districts such as parks,open space,elementary schools,and
places of worship.
M A&Jk
Lot area per unit min. sq ft) 15,000 n/a
Lot width,min.(ft) 100 n/a
Gross residential density,max. 3;3.2 forzero lot line development n/a n/a]46(dwelling units/acre)[I
Lot coverage,max
(%of lot area) � [2]
25; IS where abutting a
Height,max(ft) 35 singles family zoning district
or use
Front and comer side setback, 40;65 from street centerline Not allowed in frond side,
min.(it)[3] or corner side setbacks
Side setback,min.(ft)(3] 15
Rear setback,min.(ft) [3] 35 5
Spacing,between buildings, r�a 20 5
min.($)
Zero lot line development must be on a site or tract of 40,000 square feet or more,shall comply with
the mam60 mum gross residential density standards,and shall require a special use permit(See Section 30-
Zero lot line development 2,3,<>)when proposed on a lot or site smaller than three acres in a developed portion of the city.
Setbacks for lots on the perimeter of the development shall meet the district minimums;otherwise no
setbacks,lot area,lot coverage,or building spacing requirements shall apply.
----------
Open Space Set-Aside(90 of Residential uses: :Nonresidential and mbced-uses:[to be d etermined in Module 3]
parcel)
NOTES:[I]Gross residential density may be increased by up to 10 percent for development located within an"incentive area"as
identified on the offiaal zoning map.
[2]Accessory structures/use areas shall not exceed the lesser of. 1,500 square feet in size or 15 Pe
%Je of the allowable lot wverage.
[3]Minimum setbacks for all other principal uses shall be increased by five feet for all building vralls 25 feet or more above grade.
4s These standards carry forward the R-15 district dknensional standards butinclude new gross density requirements and new lot area requirements
for two-wfour-family dwellings.
46 The new UDO will allow density rounding as ks done'n Cumberland County. In cases where a site's acreage allows a gross densky that exceeds a
whole number by 0.6 or more,the new UDO will allow an additional dwelling unit to be located on a site.
June 2009' City of Fayetteville.,North-
Carolina
Page 3-I I Unified Development Ordinance-Module Two Public Review Draft(REVISED)
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Article 30=3e*Zoning Districts
Section D:Residential Base Zoning Districts
Subsection 5:Single-Family Residential 10(S Fmo 10)Di ct
S. SINGLE='FAMILY RESIDENTIAL 10(SF=10) DISTRICT
nk
The Single-Family Residential 10(SF-10)District is established to accommodate pri ncipally single-family
detached residential development at low densities,and to accommodate flexibly-designed residential
development that provides variable housing types and arrangements that respond to environmerrtal
and site conditions. Uses within the district are subject to the d esign standards in Article 30-5:
Development Standards. The district accommodates two-to four-family dwellings designed to appear
as singles family detached homes and zero lot line development subject to the requirements of this
t A I Ordinance District regul ons discourage any use that substantially interferes with the developmem
� of single-family dwellings and that is detrimental to the quiet residential nature of the district. Also
ILL allowed are complementary uses usually found in residential zoning districts,such as parks,open space,
minor utilities,accessory dwellings of up to 800 square feetin size",elementary schools,and places of
worship.
Lot area per.unit,min.(sq ft) 10,000 9,000 7,500 10,000 n/a
Lot width,min.(ft) 75 n/a
Gross residential density,max. 5;5.3 for zero lot line development n/a n/a
(dwelling units/acre)[I]"Epp PEWWWOEMMMMM ME-Em- MENEENEEMEd P4�
dMEMEN
Lot coverage,max.(q of lot area) 30 [2]
25; 15 where abutting a
Hei t,max-(ft) 35 single-family zoning
district or use
Front and corner side setback,min.(ft)[3] 30;55 from street centerline Not allowed in front,
side,or corner side
Side setback min.(ft)[3] 10 setbacks
Rear setback,min.(ft)[3] 35 5
Spacing between buildings,min.(ft) n/a 20 5
Zero lot line development must be on a Mote or tract of 40,000 square feet or more,shall
comply with them aximum gross residential density standards,and shall require a special
use permit(See Section 30"23.4>)when proposed on a lot or site smaller than three acres
Zero lot line development
in a developed portion of the city. Setbacks for lots abutting the perimeter of the
development shall meet the district minimums;otherwise no setbacks,lot area,lot
coverage,or building spacing requirements shall apply.
Open Space Seth-Aside(%of parcel size) Residential uses: :Nonresidential and mbced-uses:[to be determined in Module 3]
+7 Accessory dwelling units help the city meet its goals of housing option diversity, and help accommodate modem Irving arrangemerm such as
pwe=or gnndoarenu lmngyArth a family.Accessory dwelling unts do not count towards density requirements,but such salxaires are limited to a
maximum size of 800 square feet
48 These standards carry fbrward the currerrt R 10 standards with a few exceptions. The current standards do not include a gross demiW figure,and
one is proposed here. In addition,the current standards have a scaled approach m lot area where subsec�xnt dwelling Tics may have reduced lot
size. For the sake of simplicity,this scaled approach is proposed for removal.New use types and lot saes have also been added.
49 The new UDO will allow density rounding as is done in CumberbM County. In cases where a sites acreage allows a gross density that exceeds a
whole number by 0.6 or more,the new UDO will allow an additional dwelling unit m be located on a site
June 2009 City of Fayetteville,No Carolina
Page 3=13 Unified Development Ordinance—Module Two Public Review Draft(REVISED)
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Article 30-3:honing Distri*cts
Section D:Residenual Base Zoning Dal cts
Subs e�tian 6:Singe-Family Remdential 6(SF-6)District
6. SINGLE=FAMILY RESIDENTIAL b (SF-6) DISTRICT
The S K&dential 6(SF-6)District is established and intended to accommodate principally
� single-family detached residential development at moderate denski es,that�s designed to respond to
environmental and site conditions. It also accommodates two�-to fourmfamily dwellings and Zara lot
line development subject to the requirements of this Ordinance. All uses in the district are subject to
� the design standards in Art��ie 3D-5:Development Standards.District regulations d�scour�aRge any use
■ ■ that substantially interferes with the development of single-family dwellings and that is detrimental to
� the quiet residential nature of the district Also allowed are complementary uses usually found in
residential zoning districts,such as parks,open space,minor utilities,accessory dwellings,schools,and
places of worship.
It a I B-7111 I a ow IL
AIMIL
■ r
Lot area per unit,min.(sq ft) 6900D 5,50000 5,61000 nla
Lot width,min.(ft) 60 �a
Gross residential density,max. 9,6; 10.9 far zero dot line development nla
(dwelling unitslaa-e)[2]
Lot coverage,max 40
(%of fat area
25; IS where abutting a
Height,max(ft) 35 single-family zoning
district or use
Front and corner side setbadk, 50 from street centerline Not allowed in front,
min.(ft)[3] side,or corner side
Side setback min. 10 setbacks
Rear setback,min.(ft)[3] 30-, 15 when corner side setback is 75 or more 5
Spacing,between buildings min. �� 2p S
(ft)
Zara lot line development must he on a site or trait of 40,000 square feet or more,shall Damply
with the maximum gross residential density standards,and shall require a special use permit(See
Zero lot line development Section 30-2.3.c>)when proposed an a dot or site smaller than three acres in a developed portion of
the city. Setbacks for fats abutdng the perimeter of the development shall meet the district
minimums;otherwise no setbacks,lot a.r'ea,lot coverage,or building spacing requirements shall apply.
Qpen Space Set Aside of
Resideitia�!uses: :Nonresideltial and mixed-uses:[to be determined in Module 3]
parcel size}
VPEPq
50 The SF-6 district carries forward many of the R6 district"sions with a few exceptions.The current pro"stons do not include any density
requirements,but one is-added(9.G DU/acre)-,and is sub*t to the denselty rounding srtandards discussed'm earlier footnotes. The current standards
allow detached dwellings,zero tat line,and condominium developments to use a sliding scale for minimum tat sot where lot sire may be reduced to
as small as 4,000 square feet per unrt as the number-of units increase. We have revised this aP3xoach by holding dot size Constant for detached
dwellings,allvwing attached residential and two-to four-firifily dwelfi on SAW square foot lots. In terms of zero lot line development each
development is required to have 40,000 square feet in develo ent see,and the lot area requiremerts are removed in favor of density limitations.
Lot coverage imitations are increased from 359 to 4Q%to fteffitate infill(subject to new design standards. finally,die di ct now includes a 10
percent dermiq bonus for new development occurring within d "incentive areas".
June 20f]'9 pity of FayetteVille,North Carolina
Page 3dw 1 5 Unified Development Ordinance--Module Two Public Review Craft(REVISED)
i
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Article 30-3:Zoning.Districts
Section D:Residential Base Zoning Districts
Subsection 7:Mined Residential 5(MR-5)District
7. MIXED RESIDENTIAL 5 (M R_ =5 DISTRICT
•
The Moved Residential 5(MR-5)district is established and intended to meet the diverse
housing needs of city residents by accommodating a wide variety of residential housing types
� and arrangements at moderate to high densities,including single-family detached dwellings,
two-to four-family dwellings,mull-family dwellings,and other residential development that
may include single-family attached dwellings,and zero lot line development subject to the
requirements of this Ordinance. All development in the district shall comply with the design
� standards in Article 30-P-5:Development Standards. MR-5 districts may also include centrally-
located open space,complementary institutional uses(eg.,religious institutions,post offices,
police sub-stations),day care facilities,and limited small-scale neighborhood-serving
convenience retail uses. -
_;J all
JOE
SKI
Lot area per unit,min.(sq ft) 5,000 for Is'. I 5'000+
[2] then 4,000 4tOOO I,000 per 5,000 n/a
unit
Lot width,min.(ft) 50 n/a
Gross* residential deneity,max 20 for zero lot line development 8 nJa
(dwelling units/acre)[3]
Lot coverage,max 55 [4�
(%of lot area)
25: 15 where abutting a
Height,max(ft)[3] Lesser of 4 stories or 55 feet singles family zoning
district or use
Front and corner side setback, 25;50 from
street centerline Not allowed in front
min.(ft)[5] side,or corner side
Side setback,min.(ft)[5] Ip setbacks
Rear setback,min.(ft)[5] 30 5
Sparing between buildings.,min. n/a 20 ft 5 it
Zero lot line development shall comply with the maximum gross residential density standards and shall
require a special use permit(See Section 30-23.<>)when proposed on a lot or site smaller than three
Zero lot line development acres in a developed portion of the city. Setbacks for lots abutting the perimeter of the development
shall meet the district minimums;otherwise no setbacks,lot area,lot coverage,or building spacing
requirements shall apply.
S 1 The MR-5 di strict consolidates the R5 and RSA diaouts.tc The new MR-5 district allows all fortes of residential development as well as low-wintensiq
neighborhood-serving nonresidential uses(including some r-etaiD.The current di ct standards do not include maximum densib but the new MR-5
establishes a series of different maximum densidm based on use type.We note the current R5 district allows fairly High residential densides(23J
DU/Ac for single-family, 17.4 DU/Ac for single-family in a zero lot line developmeM and 29 DU/Ac for condominiums in zero lot line developments).
The proposed MR-5 di ct reduces base densib Deve ent seek'mg the densities available under the natant R5 distHct could be achieved
though the planned deyelopmwt process. In addition to the change in density,the MR-5 district uses the dimensional saridards from**current
R5 disvict to minimize tfie creation of nonconformities.11-te lot coverage fimtw ns are irXTened 20%in recognition of new open space standards.
A new height limit of 55 feet is proposed(to allow for three and four-story buildirgs). In terms of zero lot line development,the MRmS district
removes minimum lot area requiremerm in favor of gross derdty and de smtainabil'icy incentives will allow exva height and density.
June 2009 City of Fayetteville,North Carolina
Page 3-17 Unified Development Ordinance-Module Two Public Review Draft(REVISED)
t
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Subsection 8:Manufactured District
MANUFACTURED HOME(MH) DISTRI
The Manukaured Home(MH)district is ed and intended
enhance development of manufactured home that
�l �
. amenities open �� try
as r� �
AM 10 JL
r A it I -AL--M
+
.. STANDARDS
n/Site arm Mid(acres)
S area,max(acres) 30 n/a
Number manufactured home aces, � . 10 --- rVa
1parmnDuAL HAr4UFACTUREi)HOME SPACE STAB
4,000 Area, nJ
i . ft)
40 n/a
EVidthlmin.
Bui INGSTANDARDS
Setback from any urn home space E MOT ff; a 2kom
parks
boun miry.(ft)
Setha&from street, 1
min. 30 30
30 Setback from P penmeter, r (ft)
Spadong between manufactured homes, l
between ra ��� 30 3
homes and other prindipal bufldings,an other rind
W*
buildings
0 pen acs SetwAside o of parcel size) [to be determined in Module 3]
Feigure 30=1<>90 MH Typical Lot
Tam
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i Building F ors
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�j�' i•• !� �*ti �``� +y�' # r r + ■LV ;•� yr,�■.'�t �i �y,,■�� ••�+�. * �r �..a.�Y+� r
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Higure 3 MH T
ration
.__
a 0 A 0 a
a - � ..
__
I a GENE L PURPOSES
9
zoning The business base 0 ensure there are lands in the that
Is
.0 IV IF W .0
provide a Wide range of ofice,re 1,service,industrial,and related uses to meet household and business needs,and
more i ! t .
r
(a) P *de rovi propriatelylocated lands for the range uses n I
businesses, Ives anpolicies the 2030 Growth
plans,and applicable mall area plans,,
Vision Plan,the Cumberland County
Land Plan,
(b) Strengthen the citys economic base,, and provide
.0 I " 0 60
opportunities close to home for
s� nts of the i s r r undin communities*
t
(c) • Protect them from the adverse
h s1 n ss uses an rt surtFl nr� � nts r~ a�� �
effects incompatible uses;
rr us �� � use development,
(d) w r- usin ss f create suitable i nm nts for retail,and sent uses are designed an integratedin cow ti l � s;
military. (e) Support the i taking 1 ins V
and nntal t o
(f) Preserve the unique character and historkresources the downtown;
r
(9) * 0 impact lopment n residential distr-icts and uses.
Minimize the business deve
City of Fayeftevill1e,Nom Carolina
une 2009
r%
Unified Development 0 inance-1-*Module Two Public ReAtew Draft(REVISED)
Article 30-3:Zoning Districts
Section Es Business Base Zoning Districts
Subsection 2:Office and Institutional(OD District
29 OFFICE AND INSTITUTIONAL(01)DISTRICT
W 0 (P 0
• The Office&Insdaidonal(OD Disthais established and intended to accommodate a mix of small-scale,
[OW"intensity professional and business offices and institutions,together with limited service uses,single-
family detached,single-family attached,and multi-family reside al uses in close proAmity to one
� another,subject tc)design and compatibility standards.The districts are generally nor residential
neighborhoods and often serve as a bu.....r or transition between neighborhoods and more intense
• A business districts. Uses in the district are subject to the design standards in Article 30-5:Development
AM=� Standards. In many cases,OI districts are evolving from land that was once primarily residential in
character,and as such office and institutional uses should be configured for consistency with
surrounding residential uses in physical design,scale,and character.
fibs 1 X444
Lot area,min.(sq ft) 10,000 for nonresidential;2,000 8,000 per unit n/a
per unit
Lot width,min.(ft) 50 n/a
Gross residential density,max. 12 8 n/a
(dwelling units/acre)[I]
Lot coverage,max. 55 45 (2]
(%of lot area)
75-P 15 where abutting
Height,max.(ft) 35-a 45 for mixed-use single-family zoning
district or use
Front and corner setback min. I ft)[3] 25;60 from meet centerline Not allowed in front,side,
Side setback min.(ft)[3J �5 3; 15 when abutting single- or corner side yard areas
family zoning or use
Rear setback,min.(ft)[3] 25;20 for corner lots or lots served by alleys
5
Spacing between buildings,min.(ft) 20
Zero lot line development shall comply with the applicable ma�dmum gross residential density
Zero lot line development Standards. Setbacks for lots abutting the perimeter of the development shall meet the district
minimums;otherse no setbacks,lot area,lot coverage,or building spacing requi
wi remerrts
shall apply.
Open Space Set-Aside('/of parcel size) Residential uses: :Nonreside a]and mixed-uses:[to be determined in Module 3]
Notes:[I]Gross residential density may be increased by up to 10 percent for development located within an"incentive area"as identified
on the official zoning map.
[2]Accessory strvctures/use areas shall not exceed the lesser of. 1,200 square feet in size or 25%of the allowable lot coverage.
[3]Minimum setbacks for nonresidential,multi-family,and mbced-uses shall be increased by five feet for all building walls 25 feet or more
above grade.
53 The OI di ct is new and consolidates the provis*ns from the PI.P2,and P4 districts in the current ordinance. There are a number of changes
between the current and pro posed disvicts. Nedw the PI,P2,nor die P4 d isvicts include a bt area,lot width,or density standard(relying,i^part
on adjacent districts for residernial sandards).The OI d istrict�bl'ahes dt"=-=ff nt lot saes and density to based upon use type. The new OI
dol ct increases the lot coverage figures from the axrent treshcAd of 35%,and proposes a new height limit that will albw 3-m and 4-story buildings.
The e>assvng setbacks for the P 1,P2,and P4 d are generally carried forward by the new OI d'isvict
June 2009 City of Fayetteville,No Carolina
Page 3-21 Unified Development Ordinance-Module Two Public Review Draft(REVISED)
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Article 301=3:Zoning Districts
Section EP Business Base Zoning Districts
Subsection 3:Neighborhood Commercial(NC)District
3. NEIGHBORHOOD COMMERCIAL(NC) DISTRICT
•
The Neighborhood Commercial(NC)District is established and intended to accommodate small-
scale,low-intensity,and°corn�ience"retail and service uses that provide goods and services
serving the residents of the immediately surrounding neighborhood(e.g.,personal service uses,
small uranu,and limited retail). Development in the district should not include uses of a seize
at• ' • • 1 that is out of scale with a residential neighborhood,or that attracts traffic from outside the
0
surrounding neighborhood. Individual retail uses shall not exceed 2,500 square feet without
obtaining a Special Use Pe rmit(See Section 30-2.<>.). Residential use are encouraged on the
� upper floors of nonresidential establishments. The distda is subject to standards intended to
ensure developmentis consistent with the neighborhood scale and compatible with surrounding
uses and the design standards in Artide 30-5:Development S
W A A A ;j
Lot area,min.(sq ft) 10,000 8,000 5,000 per unit 15,000 per site n/a
Lot width,min.(ft) 45 60 n/a
Gross residential density,
max(dwelli
ng units/acre) 8 10 8 6 n/a
Lot coverage,max of lot 55 45
area) R]
25; 15 where
Height,max.(ft) 50 35 ��ng a single-
family zoning
district or use
Front and corner side yy��n 5 feet of average for lots on same block face,but no less than 10 feet Not allowed in
setback,min.(ft)[3] front,side,or
Side setback,min.(ft)[3] 3; 15 when abusing single-family zoning 5 10 corner side yard
or use areas
Rear setback,min.(ft)[3] 20 5
Spacing between buildings, 20 n/a 20 5
min.(ft)
Zero lot line development shall comply with the applicable maximum gross residential density standards.
Zero lot line development Setbacks for lots abutting the perimeter of the development shall meet the district minimums;otherwise
no setbacks,lot area,lot coverage,or building spacing requirements shall apply.
Open Space Set-Aside(%of Resid�tial uses: :Nonresidential and moved-uses:[to be determined in Module 3]
parcel size)
NOT :[I]Gross residential density maybe increased by up to 10 percent for development located within an'incentive area'as
identified on the official zoning map.
S4 The NC district is a new diburict that coruol'idates the existing C I A,and P3P disvicts.None of the current distHcts include a minimum lot size
standard,minimum lot width,or maximum lot coverage. We have suggested new standards for lots in the NC di ct based on die MR-5 and OI
di sviar. We have suggested an approach mat allows 3-story nonresidernial ark mbced-use developments and 3 story residential uses(additional
design standards will also apply drat relate to contexasl heW*s,roof forms,and"step backs"'towards shorter savcnires). The setbacks have been
established to limit the creation of nonconformities.
June 2009 City of Fayetteville,North Carolina
Page 3-23 Unified Development Ordinance-Module Two Public Review Draft(REVISED)
A cle a 0
30m3e.Zon'ing D
- Section E:Bus,iness Base Zoni i ri s
f Subsection I Nao'ghborhood Commercial(NC)Disteict
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Article 30-3:Zoning Districts
Section Elp Business Base Zoning Districts
Subsection 4:Community Commercial(CC)District
4. COMMUNITY COMMERCIAL(CC) DISTRICT
•
The Community Commcucu* (CC)District is established and intended to accommodate a
diverse range of medium-to high-intensity retail,service,and office uses that provide goods and
services serving the residwm and businesses in the community at Wje-�&,shopping centers,
convenience stores,retail sales establishments,and heavier commercial uses(subject to approval
• of a Special Use Permit(See Section 30-2.<>.)). The delsvict is typically located along major
0 arterials,at the intersection of arterials,and along growth corridors identified in city plans.
Higher-density residential uses are encouraged on the upper floors of nonresidential
� establishments,and may eAst as stand-alone buildings as part of a larger horizontal mixed-use
development The distfictis subject to standards intended to ensure developmentis compatible
with surrounding uses as well as the design standards in Article 30=.S:Development Standards. _
Lot area,min.(sq ft) 10-1000 8,000 1 5,000 n/a
Lot width,min.(ft) 45 n/a
Gross residential density,max �a 16 12 n/a
(dwelling units/acre)[I]
Lot coverage,max.(%of lot area) 65 [2]
25; 15 where abutting a
Height,max(ft) 65 single-family zoning district
or use
Front and corner side setback, 25-P Gp ft from street cerrterline
min.(ft)[3] Not allowed in front,corner
side,or side yard areas
Side setback,min.(ft)[3] 3; 15 where abutting asingle-family zoning district or use
Rear setback,min.(ft)[3] 3;20 where abutting an alley or single-family zoning district or use 20
SP O'ng between buildings.,min. ZO n/a 5
eft)
Zero lot line development shall comply with the applicable maximum gross residential density
Zero lot line development standards. Setbacla for lots abutting the perimeter'of the development shall meet the district
minimums;othervvise no setbacks,lot area,lot coverage,or building spaang requirements shall
apply.
Open.Space Set-aside(Yo of
ResidenfW uses: :Nonresidential and moved-uses:[to be determined in Module 3]
parcel si ze)
NOTES:[I]Gross residerrtial density may be increased by up to 10 percent for development located within an"incentive area"as
identified on the official zoning map.
[2] Accessory structures/use areas shall not exceed the lesser of. 1,500 square feet in size or 30%of the allowable lot coverage
(3] Minimum setbacks for nonresidential,muki-family,and mbced-uses shall be increased by five feet for all building walls 25 feet or
more above grade.
ss The CC district combines the C I,C I P,and C3 district regulations. None of d-ve current d ts include a miromum lot size standard,minimwn
lot width,ma)dmum bt caverage,or height We have suggested an approach that allows he%FV,Lrk up to 65 feed subject to additanal design standards
will also apply drat relate to conoexwal heights,roof forms,and"step backs"towards shorter mvcuues. The setbacks have been redixxed from the
Cidi ct requiremerrts to limit the creation of nonconfortn'rcies.
June 2009 c it�r of Fayetteville,North Caro lina
Page 3-25 Unified Development Ordinance-Module Two Public Review Draft(REVISED)
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Article 30-3:Zoning Districts
Section E Business Base Zoning Districts
Subsection 5:Mixed-Use(MU)District
S. MIXED-USE(MU) DISTRICT
all r-;Lfjl
The Mixed-Use(MU)District is established and intended to accommodate and foster the coordinated
0 development of a compatible and balanced mix of mutually supporting living,working,shopping,
educating,entertainment,and recreating uses,all subject to the design standards in Article 30-5:
1P
Development Standards. By providing housing close to nonresiderrtial uses and grouping multiple
destinations,such mixed-used development reduces vehicle usage and creates ahigh-quality,
pedV.-Atrian-oriented environment The district is subject to flexible standards intended to encourage
� an appropriate scale and balance of uses and development to ensure district development is
� compatible with surrounding uses. Uses may be either vertically-integrated within a single building or
horizontally-integrated within separate buildings on the same site Developments proposed within the
MU District that do not include a mix of uses require a Special Use Permit(See Section 30-2.<>.) _
The MU District is intended to correspond to Cumberland County's Mixed Use District within the
city's Municipal Influence Areas.
t t � � t • IF
AM
Lot area,min.(sq ft) 10,000 15,500 n/a---
Lot width,min.(ft) 20 45 n/a
Gross residential density,max. 18 12 n/a
(dwelling units/acre)[I]
=mow
Lot coverage,max.(Yo of lot area) 65 55 [2]
25; 15 where abutting a
Height,max.(ft) 50 35 single-family zoning
district or use
Front and corner side setback min.(ft) 100 20 from street centerline�� Not allowed in front,side,
Mimi or corner side areas
Side setback min.(ft)[3] 5; 10 where abutting asingle-family zoning district or use
Rear setback,min.(ft)[3] 5
Room ENEWM
Spacing between buildings,min.(ft) 10 5
Floor area in district occupied by single- n/a n/a
use development,max.Clo of district)
Zero lot line shall comply with the applicable maximum gross residential density standards.
Zero lot line development Setha cks for lots abutting singles family detached development shall meet the district
minimums;othervvise no setbacks,lot area,or building spacing requirements shall apply.
Open Space Set-Aside(%of parcel size) Residential uses: :Nonresidential and mixed-uses:[to be determined in Module 31
NOTES:[1]Gross residential density may beincreased by up to 10 percent for development located within an"incentive area'as
identified on the official zoning map.
[L] Accessory structures/use areas shall not exceed the lesser of. 1,500 square feet in size or 30%of the allowable lot coverage
[3]Minimum setbacks for nonresidential,multi-family,and mixed-uses shall beincreased by five feet for all building walls 25 feet or more
above grade.
sb The MU district is a new dsvict drat replaces the city's current mixed-use conditional district. The current mixed-use conditional district includes
no dimensional standards and relies on review and approval of a site plan that depicts the particular bulk and dimensional characteristics of a
development The MU district is a new approach that allows mixed-use development by right(without need of a site plan reviewed at the rezoning
stage)provided the development complies with these standards and all applicable design and development standards.
June 2009 City of Fayetteville,North Carolina...
Page 3-27 Unified Development Ordinance—Module Two Public Review Draft(REVISED)
Article �
� oning Dus i �
Section En Business B Zon'ing DisVicts
a Subsection 5:Mixedw-Use(MU)-D'isteict
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Cl of Fayetteville,North Caroling. 2009
June
Unified Development Ordinance-Module Two Pubic Review Draft
Article 30-3:Zoning Districts
Section Es Business Base Zoning Districts
Subsection 6:,Downtown(DT)District
6. DOWNTOWN (D'1)DISTRICTS'
•
The Downtown(DT)District is established and intended to encourage the urban form and
architectural character found in the traditional downtown ar ea as well as promote
. redevelopment that will make the downtown area a more diverse and vibrant mixed-use urban
center(subject to the design standards in Article 30-5:Development Standards). The district
encompasses the same area as the Downtown Municipal Service District and the downtown
historic districts. The distHct is intended to accommodate awell-balanced mix of uses
(including more high-density residential development),promote a stronger pedestrian-oriented
� environment(with a reduced need for parking),and preserve and protect the downtown's
historical and architectural scale and character. Uses that will add activity in the downtown
after 5:00 pm are encouraged. The district is subject to fleAble and incentive-based standards _.
intended to foster such urban development and redevelopment
Lot area,min.(sq ft) None n/a
Lot width,min.(ft) None n/a
Gross residential density,max. 40 n/a
(dwelling units/acre)
Lot cove-age,max.(%of lot area) (00 [1]
Height,(min.)ft 24 n/a
Height,max.(ft)
90-o may be increased up to 150 for buildings with street- 40; 15 where abutting a single-
level restaurants or retail family zoning district
Front setback,min.(ft) None for first 4 stories; 10 for stories 5-8;20 for stories 9+
Front setback max(ft) 5 for the I#4 stories unless buildings on either side have� deeper fro setbacks,then the average setback of both Not allowed in front,side,or
nt
corner side yard areas
Side setback,min.(ft) None; 10 where abutting asingle-family zoning district
Corner side setback,min.(ft) Min,required for"veh*icular visibility
Rear setback,min.(ft) None;20 where abutting an alley or single-family zoning 3'abutting an alley,otherwise
district or use none
Spacing between buildings,min.(ft) None None
Percentage of primary frontage
100{or interior lots*80 for comer lots[2] n/a
occupied by building wall(min.%)
Percentage of first-floor wall (,p f-0 interior 10M 50 for corner lou 50 when abutting a street
occupied by glazing/doors(min.�)
Open Space Set-Aside(%of parcel Residential uses: :Nonresidential and mixed-uses:[to be determined in Module 3]
size)[3]
Notes:[I]Accessory structures/use areas shall not exceed the lesser of 1,500 square feet in size or 30%of the allowable lot coverage.
57 DevelopmentVA"thin the DT district may take advarnage of the density and height bonuses associated With Section 30-3.D.3, Incentives for
Sustainable Development Practices.
sa The DT di mict is a new single district for the downtown,and is comprised of the C2,C2R and C2S districts. The only standard for all free
districts is a 20-afoot setback from prorate alleys. We recommend a few additional standards that allow some flexibifity while addressing key district
goals.
June 2009 City of Fayetteville,North Carolina
Page 3-29 Unified Development Ordinance—Module Two Public Review Draft(REVISED)
Art*lcle 30m3e.Zon'ing D'istr*icts Business Z n" DistHcts Section
Subsection :Downtown District
[2]Entrances to kin g garages,s u rk rki n g behind bupass#throues, and
[3]Open ace setmasides in the downtown may be comprised of urban features like plazan,fbun
Fiwgure 30= . .DT I Lot Pattern
_
Figure 30vs3. :DT TYPI Bui Form
••-*••+ -I f r i J.-
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•
*t
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�K
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a i■
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F.�'yT
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}'-'rt'•-+• Y -Y Y
t �}
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+ r ,.
r �
�r F 4+',
E o t area: no min.
a•f'•- �:-a+�f try tiY�.�•� f:i�.
i` f -'•5'. + fir''1 J�f+�-ti�t� �sS'��rt•�
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+IIII�j��L�•r, F x-}•���1_.��i4'�+;.eft'.�,{}�i.,+.
11141 q
��� �_'+!�����-Y•ti Y�tititi�;ra.��:+�+t yY.+.'�•_�'�..:��ti+y�r�F.�i�t�:!�a+.
• #•+*{�.ar{`�.+„'�#�++{'�•_'+.t,' .yti,ta-.'.+�Y''ti't_F}�f`.`+'ii�
4 '- T� ,+'-. *i'�3#•-t-ter., .3Y i.i+'F ti-••,•_� •.
•Y'.� {. +i s �� : +f 34 V
ILI
''+�'*���. t�' .. X51 i,• .
r,
Max.front setback: ' -A. a
f
Ist stories
logo
min.front setback: 1st stones; �;.
10'5-8 stories; too
20" stones
side setback:0 10'fro es use height.
24' in,
architectural features like towers,turrets,
and other signature features are exempt from
min.setbacks
corner side setback:min.req u d for AsIbirity
Rgure 30n 3.<>e.DT Typical ui l ire Lot Configuration reserved
City of Fayetteville,North Carolina Jun 2009
Unified Development Ordinance�Module Two Public Review D (REVISED) Pag 3-3
Article 30-3:Zoning Districts
Section En Business Base Zoning Districts
Subsection 7:Light Industrial(U)District
I MEN~
7. LIGHT INDUSTRIAL(LI) DISTRICT
The Ught Industrial(U)District is established and intended to accommodate light manufacturing,
assembly,fabrication,processing,distribution,storage,research and development and other
industrial uses that are small-scale or otherwise have minimal exterior movement of vehicles,
materials,and goods,as well as few or minimal adverse environmental and visual impacts. The
IL
districtis subject to standards intended to minimize potential nuisances or damage to the
� ernironment and adverse impacts on surrounding uses.
AL
a 1P
-W
Lot area,min.(sq ft) 20,000 n/a
Lot width,min.(ft) 75 n/a
Lot coverage,max(*A of lot area) 65
Height,max.(ft) 90;50 when abutting asingle-family residential district 30; 15 when abutting a
single-family zoning district
Front and corner setback min. 50;75 from street centerline
fft\ Not allowed in front,side,or
corner side yard areas
Side setback min.(ft) 30
Rear setback,min.(ft) 20;none where abutting a railroad right-of-way 5;50 where abutting a
residential zoning district
Spacing between buildings, ZD 5
min.(ft)
Open Space Set-Aside Clo of Residential uses: :Nonresidential and mixed-uses:[to be determined in Module 3]
parcel size)
NOTES:[I]Accessory structures/use areas shall not exceed the lesser of.5,000 square feet in size or 30%of the allowable lot
coverage.
59 The U di ct carries forward the M I district standards, but there are new provisions for lot area, lot width, lot coverage,and height We
recommend that minimum lot area and lot width standards be added,and that dmy be small enough to accommodate small-scale light industrial uses
(e.g.,flex space buildings).
June 2009 City of Fayetteville,No Carolina
Page 3-31 Unified Development Ordinance-Module Two Public Review Draft(REVISED)
.. i
Y
i
Art*icle 30=31.p Zon'ing D*istreicts
Section Ea Business Base Zoning as
Subsection :light IndusVialI.. Diict
NEWO
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City North Carolina 2009
Unified Development Ordinwce-Module Two Public Review (REVISED) 3--s-32
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Article 30-3:Zoning Districts
Section E Business Base Zoning Distrito
Subsection 8:Heavy Industrial(HI)District
8. HEAVY INDUSTRIAL(HI) DISTRICT
ff ISR_awl,TWOT
The Heavy Industrial(HI)District is established and intended to accommodate heavy
manufacturing,assembly,fabrication,processing,distribution,storage,research and development,
and other industrial uses that may be large-scale or otherwise have extensive exterior movement
� of vehicle,materials,and goods,and greater potential for adverse environmental and visual
impacts.
Ad
t
Lot area,min.(sq ft) 40,000 n/a
Lot width,min.(it) 100 n/a
Lot coverage,max(*/a of lot area) 75 [I
Height,max.(ft) 90;50 when abutting asingle-family residential district 30; 15 when abutting a
single-family zoning district
Front and comer setback,min. 50;715 from street centerline/�� Not allowed in f;r*ont,side,or
corner side yard areas
Side setback,min.(ft) 15; 100 where abutting a residential zoning district
Rear setback,min.(ft) 20;none where abutting a railroad right-of-way;50 where 5;75 where abutting a
abutting a residential zoning district residential zoning district
Spacing between buildings, ZO 5
min.(ft)
Open Space Set-Aside(*A of Nonresidential and mixed-uses:[to be determined in Module 3]
parcel Si
NOTES: [I]Accessory structures/use areas shall not exceed the lesser of.5,000 square feet in size or 3056 of the allowable lot
coverage.
60 7ffie HI disVict carries forward the M2 disvict standards,butvh=--v-are new provisions for lot area,lot widdK lot coverage,and height The current
setback standards for the M2 district are based on the current C3 disvim and are considerably more lenient than those for the M I district,including
a 35-foot front setback no side setback except where abutting residential inning,and no rear setback except where abutting residential zonirg or an
alley.Given the more interne activity associated with heavy manufacturing,we recommend that building standards for tine HI district equal or exceed
those for the U district. This may resuk in some nonconforming structures.
June 2009 City of Fayetteville,North Carolina
h ge 3-33 Unified Development Ordinance-Module Two Public Review Draft(REVISED)
Art'llcle 30=3110 oning
Secdon LP Business Base Z Distri
Subsection 8:Heavy Industeial(HI)Di ct
Figure 30=3. *,H I Typical
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1
Request for Proposals(RFP)
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
C raig N. Benedict, AICP, Director
af6e ` �o
Current Planning F 306E Revere Road
(919) 245-2575 u Sa P O Box 8181
(919) 644-3002 (FAX) Hillsborough,
vnm.co.orange.nc.us North Carolina, 27278
rift Adm
Request for Proposals to provide professional services related to the development of a
18
Unified Development Ordinance for Orange County,North Carolina
I. Overview:
Orange County,North Carolina is releasing this Request for Proposals (hereafter `REP') seeking
responses from qualified consultants to assist County Planning Staff with the development of a
conventional U nified Development Ordinance(UDO) consisting of:
i. Zoning Ordinance,,
11's Subdivision Regulations,,
ills Erosion Control Ordinance,
IV-9 Stolilqlw er regulations,
ve Flood Damage Prevention Ordinance, and
vi. Land use development standards.
The purpose and intent of the project is to allow Orange- County Planning staff to produce
development regui:1,1-11ons that address contemporary development and zoning practices that are
easily understood by administrators, the public, and the development community and support the
goals and policies of the 2030 Comprehensive Plan, adopted in November of 2008.
The primary responsibilities for the consultant shall be:
1. Develop new and revised graphic r epresentations/illustrations that will serve as practical
examples of the development standards contained within the UDO,
2. Assisting with the
rewpackaging of the revised regulations,
3. Assisting staff with the documentation an d c ataloguing of all pu blic co-Ements andlor
suggestions related to the development of the UDO throughout the process, and
4. Assisting staff to complete an annotated outline, which explains the organization of the
UDO, as well as providing the following:
a. A detailed synopsis of all public comments received during the process,
10/23/2009
2
b. Identifying potential future amendments to the UDO that may be necessary in
order to address public concerns/comments or various objective of the
Comprehensive Plan, and
c. Providing a rough work plan/schedule for the Board of County Commissioner's
review on possible future UDO amendments.
The annotated outline will provide a tent ative schedule for the possible presentation and
review of future amendments seeking to modify various land use regulations in an effort
to further implement the Orange County Comprehensive Plan. This document is
intended for presentation at the August 2010 Quarterly Public Hearing after the
presentation of the draft UDO.
0
II. Background:
Orange County is centrally located in the Piedmont region of North Carolina. Development
within the County ranges from highly urbanized (i.e. the municipalities of Chapel Hill, Cwboro,
H illsborough, and Mebane) to rural areas where farming acavities still serve as the pre dominant
land use.
The County is approximately four hundred (400) square miles 1"n area with a population of
approximately 128,000 with approximately sixty percent (60%) of local residents living within
the aforementioned municipalities.
Over the past several years, the County has undergone an extensive revision to its
Comprehensive Plan, which was adopted in November of 2008. One of the many goals of the
plan was the consolidation of existing land use regulations into a more user friendly format to
avoid unnecessary confusion amongst individuals attempting to develop property. In order to
accomplish this task, staff proposed and received authorization from the Oran ge County Board of
Commissioners to develop a UDO for the County.
III. Scope of Services:
i development activities outside of the inco orated aextraterritorial
The UDO shall rp
jurisdictional (ETJ) boundaries, and established Joint Planning areas of the Town's of: Chapel
Hill, Carrboro, Hillsborough, and the City of Mebane.
A staff person within the Department of Planning and Inspections shall serve as the County's
primary contact for the selected firm and shall be responsible for coordinating, implementing,
and administering the project's elm* e and deliverables.
The consultant team i*s expected to attend select public meet'
ngs and works hops, a long wl"th pre-
determined Planning Board advisory meetings, as part of the work pro Rram associated with the
project.
10/23/2009
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This project will involve four(4) distinct phases:
1. Working with staff,the consultant will evaluate the existing development regulations and
existing graphics contained within the various Ordinances. This process will involve
reviewing various graphics and diagrams for:
a. Compliance with all applicable Local, State, and Federal regulations (i.e. NC
DOT standards,,DENR stormwater standards, etc),, and
b. Success at conveying the intended standard,
2. Review, with staff, all proposed revised regulatory standards and identify ways to
represent proposed regulations in a visual/grap c manner,
3. Re-package all graphics/diagrams into the draft UDO by March 2010 for public review
and presentation at the August 2010 Quarterly Public Hearing, and
40 Assist staff with the completion of a final UDO synopsis outlining all public comments
relating to the development of the document as well as identifying possible future
amendments to address citizen concerns. This document shall also be presented at the
August 2010 Quarterly Public Hearing.
IV. Procedures—Submitting Response:
Completed proposals shall be submitted to the County Planning Department no later than noon
on Wednesday November 25,2009.
All interested firms shall send an e-mail indicating their interest and/or intent of filing a response
to Michael D. Harvey by November 6,2009 at mharvey(a-).,.-co.oLan ge,,nC.uS,.
All e-mail notifications, as well as any other co rrespondence sent to the County relating to this
RFP, must contain within the subject line of the e-mail the words "Orange County UDO RFP".
The p urpose of this e-mail notification requirement is to allow staff to send to all interested fiirms
1111Y modifications,updates,or answers to general project questions that would benefit all parties.
Interested bidders are invited to submit written questions they may have relating to this P J r oect.
All questions must be submitted via email,, with the aforementioned subject line heading, to
Michael D. Harvey.., by November 11, 2009. All questions will be compiled,, and a complete list
of written questions and answers will be forwarded to all firms that have sent an email indicating
intent to respond to the R
The proposals must conform to the requirements set forth in this RFP, and shall include the
following:
1. A cover letter identifying the firm, or firms proposed for a team approach for the project.
0
2. An explanation on how the consultant will adhere to the scope of work including a
proposed work timeline/schedule that corresponds with the timeline outlined herein. This
narrative should include an explanation of the following:
a. An indication of your understanding of the project,
b. The proposed approach to the project consistent with the timeline outlined herein,
10/23/2009
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c. The proposed scope of work for the project, including a detailed description of the
proposed deliverables. The scope should be responsive to the draft scope items
presented within this RFP.
3. Identification of the roles and responsibilities of all team members with the firm
including:
a. Team organization including aidentification n of the lead consultant and project
m key personnel that will be working on the project, the role of any
proposed sub-contractor, etc,
be ' A statement of qualifications for all team members mcluding references and
educational background, and
c. A description of the current workload identified individuals.
4. Examples, if any, of similar work product or involvement with the development of a
UDO and/or the development of graphics/drawings intended to provide a visual
explanation of a regulatory standard.
5. A minimum of three (3)references for similar projects including:
a. The name and date of the project,,
b The location of the client, and
c. A contact name including relevant contact information.
610 A cost estimate/proposed budget including anticipated payment schedule coordinated
with the completion of identified milestones.
All proposals, exhibits, responses, attachments,, reports.,, charts, schedules, maps and illustrations
shall become the property of Orange County upon receipt.
All proposals received will be reviewed by a s election committee composed of County staff
against the selection criteria set forth in this RFP. A short 11*st' will be developed. Short-listed
firms will be invited to interview with the County on or about the second week of December
2009. Based on the interviews, a final selection will be made on or about December 11,2009.
V. Selection C ter*a0 ri
All proposals will be ranked based on qualifications. Orange County will establish a short list of
candidates and schedule interviews accordingly. The following criteria will be the basis on w hich
consultants will be selected for further consideration(in no particular order):
• Specialized or appropriate expertise in the type of project,
• Past performance of the lead consulting firm, subcontractors, and their employees on
similar P ro*J ects,
• Adequate and experienced staff and proposed team for the project,
•
R ecent experience with successfully m ning project schedules and budgets,
• Current workload and firm capacity,
10/23/2009
5
• Proposed design approach for the projects) and schedule for completion,
•
U nderstandi*ng of the area where the project is located,
• Rate structure for proposed staff including all sub-contractors, and
• Other factors that maybe relevant to the project.
VI. Project Timeline:
The timeline for this project is as follows:
--------------------------------------------------------------------------------------
------------aft-----Process------------------20D�------------------2D17j--------------
Task a s o n d j f m a m j a s o n d
5%
C.
Task 1
1• BOCC Ad option of Process X
2• Draft UDO Outline X
3• Outreach- Countywide mLjtgs. (2) X
4.8 Joint Board Mtg. X
5. Consultant RFP Process X X X
60 BOCC Update - Approve UDO X
Outline
Task 2
7. Draft Sections of UDO New X X
Regulations
g• Courtes i R evew - xx
Y
9• Staff/Consultant Coordination
Graphics - X X X
10. Outreach- Countywide Mtgs. (2) X
11. planning Board(PB)Review X X
12• BOCC - Staff Report X _
Task 3
13. Complete First Draft UDO X X $;
14. Outreach- Countywide Mtgs. (2) X �i Wp.
15. Courtesy Review X X X �
1640 planning Board Review X X X
17• Consultant Final Deliverables X }
+r:p
188 Complete Public Hearing Draft UDO X }°
19. BOCC - Staff Report X
20• Joint BOCC/PB Public Hearing
10/23/2009
6
The various critical dates for the consultant are as follows:
A. Review existing land use development regulations with staff and discuss existing
ltations on graphics and other similar depictions of regulatory standards:ds:
December 2009 through January 2010.
B. Begin developing revised graphics. First draft package due for review by County
staff on or about January 29,2010.
C. Consultant shall attend the two (2) outreach meetings scheduled for February or
March 2010 (actual dates, t and meeting locations are pending). At this
explai*n any change and
meeting the consultant shall be prepared to graphic
will provide a few examples of possible amendments for public review/comment.
D. Consultant shall attend the February and/or March 2010 Planning Board meeting to
review revised graphics package.
E. Final graphics package for inclusion within draft UDO due to County staff by the end
of March 2010.
F. Consultant shall attend the April and/or May 2010 Planning Board meetings to
participate in the review of the draft UDO.
G. Beginning in May 2010 (actual dates, times, and meeting locations are pending)
consultant shall begin meeting with staff to begin developing the final report
documenting possible future amendments and a rough timeline for possible
implementation.
H. Completion of final document end of June 2010.
I. Consultant shall attend August 2010 Quarterly Public Hearing and shall be prepared
to participate in the presentation of the UDO.
J. Consultant shall make revisions, as necessary,, to the graphics to address
comments/concerns received during the public hearing, and subsequent advisory
board review, beginning in Sep tember through November 2010,
K. Final exit interview with consultant, and closing out of project, occurring sometime in
December 2010.
VII. Deliverables-Work Product:
All completed work product shall be delivered electronically in a format mu tually agreed upon
by the consultant and the County that will allow County staff to modify, reproduce, and amend
any and all information generated as part of this project.
10/23/2009
7
VIII. Submission Requirements:
As previously indicted, interested firms are required to submit ten (10) copies of their proposal
by noon on November 25, 2010 and include all information as detailed herein. The proposals
may be mailed to:,
Orange County Planning Department
Attention: Michael D. Harvey AICP, CZO-Planner III
PO Box 8181
Hillsborough,NC 27278
The County will not accept proposals for review that are received after the 12:00 p.m. deadline,
even with a November 25, 2009 postmark. It is the responsibility of the consultant to ensure that
the proposal is received.by the deadline date and time as detailed herein.
If you plan to hand deliver copies, please contact the Planning office first at (919) 245-2575 to
v erify the drop off point.
Questions relating to the RFP can be directed to Mr. Michael D. Harvey in writing at the
9
aforementioned address, cmalled tor you may contact Mr. Harvey at
(919) 245-2575.
10/23/2009
i