HomeMy WebLinkAboutORD-2007-019 - Text Amendment Orange Co Zoning Ord Section 6.29 relating I-85 Buckhorn Rd Economic Development District 1
ORANGE COUNTY
BOARD OF COMMISSIONERS
ORANGE COUNTY PLANNING BOARD
PUBLIC HEARING AGENDA ITEM ABSTRACT
Meeting Date: May 21, 2007
Action Agenda
Item No. C.6
SUBJECT: Text Amendment to Orange County Zoning Ordinance Section 6.29
relating to 1-85/Buckhorn Road Economic Development District
DEPARTMENT: Planning and Inspection PUBLIC HEARING: (Y/N)
Department
ATTACHMENT(S): INFORMATION CONTACT:
1) Zoning Ordinance Amendment Section Craig Benedict, Planning Director 245-2592
6.29; including Design Manual Excerpt, Dianne Reid, Economic Development Director
Permitted Use Table and Land Use Intensity 245-2325
2) 1-85/Buckhorn Road EDD Schematic Map
PURPOSE: To receive citizen comment on a proposed amendment to add performance
criteria for retail establishments and other uses, including an amended review and approval
process. In addition a new threshold categorization classification of low-intensity
non-residential use is proposed.
BACKGROUND: Economic Development District (EDD) land use designations were created
in 1994. Subsequently, Orange County amended it Zoning Ordinance Article 6.29 to include
`The Orange County Economic Development Districts Design Manual'. This document
set forth the description and intent of 3 economic development zones;
■ 1-85 Buckhorn Road,
■ 1-40/Old NC 86 (now known as the Hillsborough Area EDD) and the
■ I-85/US Hwy 70 (now known as Eno Township EDD)
The focus of this proposed amendment relates only to 1-85 Buckhorn Road EDD, which
encompasses approximately 940 acres. This area is located in the north and south side of
1-85/1-40 and east of Buckhorn Road. Its northern extent is either US Hwy 70 or the railway
and its southern extent is West Ten Road. The area includes the new Gravelly Hill Middle
School.
Portions of this area has received or is in the process of receiving water and sewer
infrastructure and therefore additional planning is underway to ensure compatible uses.and a
pattern of development that will support existing uses as well as future uses. Another
planning effort regarding this general area is the Efland-Mebane Small Area Plan
Implementation Focus Group. This amendment supports task force recommendations.
Presently, the entire 1-85/Buckhorn Road EDD is listed as a 'Primary Development Area' with
a companion permitted use table that attempts to regulate the wide range of uses from retail
to industrial.
2
The manual and table employs different sets of approval processes, i.e. administrative, Class
A or B Special Use Permit (SUP) or Planned Development (PD) rezoning. Although, this is a
classic zoning mechanism that can be effective, other methods can be used to promote
compatibility. In fact the two other EDD zones, used other methods such as placing
compatible uses in a prescriptive large zone (either Primary or Secondary EDD), so the
potentially conflicting land uses of retail and light industrial or residential would not occur.
Another method uses heightened performance standards such as is noted in the Design
Manual to create better access, appropriate buffers and landscaping and master planning to
manage the patterns of development. Also, the scale and/or employment impact of a project
can be considered.
Therein, this amendment to the 1-85/Buckhorn Road EDD would amend the use table and
associated process requirements and promote the Primary EDD zone to develop into a
Retail-Office-Service zone south of 1-85 and/or a Wholesale, Industrial, Manufacturing zone
north of 1-85. The ranges of uses are still generally allowed but the process type promotes a
certain generalized use category located in a particular zone. Since these different EDD zone
types are being suggested to be intermixed, there is a different and higher level of
performance standards and procedural scrutiny that is involved.
The attached permitted uses tables will be explained at the public hearing. Also attached is
an excerpt the amended Design Manual explaining the locational characteristics of the
preferred EDD zones of economic development activity in the 1-85/Buckhorn Road district.
FINANCIAL IMPACT: Cost of Legal Advertisements are part of the Planning Department
Budget. Existing staff will support the writing and implementation of the proposed ordinance.
RECOMMENDATION(S):
1) Conduct a Public Hearing to receive public input and
2) Refer to Planning Board for their recommendation to the BOCC
3a) To be received in time for the June 26, 2007 regular Board of County Commissioner
meeting or
3b) Another date so decided by the BOCC
An Ordinance Amending the
ECONOMIC DEVELOPMENT DISTRICTS DESIGN MANUAL
(Section 6.29.3 of the Zoning Ordinance of Orange County)
Be it ordained by the Board of Commissioners of Orange County that the Orange County Zoning Ordinance and Economic
Development Districts Design Manual be amended as follows:
SECTION 1: Amend Section 6.29 Development Standards for Economic Development (ED) Districts [Zoning Ordinance]; and Part
Two: Performance Standards [Economic Development Districts Design Manual] by amending Section 2.1 Development Areas;
Section 2.2 Permitted Uses and Section 2.3 Land Use Intensity as follows:
(see attached)
NOW THEREFORE BE IT ORDAINED by the Board of Orange County Commissioners that this Ordinance entitled "An Ordinance
Amending the Economic Development Districts Design Manual- Section 6.29.3 of the Zoning Ordinance of Orange County"is
adopted.
Upon motion of Commissioner seconded by Commissioner the foregoing Ordinance was
adopted this the day of 2007.
I, Donna S. Baker, Clerk to the Board of Commissioners for the County of Orange, North Carolina, DO HEREBY CERTIFY D
that the foregoing is a true copy of so much of the proceedings of said Board at a meeting held on 2007 as relates in Ij
any way to the adoption of the foregoing and that said proceedings are recorded in the minutes of said Board.
Witness my hand and the seal of said County, this _day of 2007. 3
3
rt
Clerk to the Board of Commissioners
l�
ECONOMIC DEVELOPMENT DISTRICTS DESIGN MANUAL
PART TWO: PERFORMANCE STANDARDS
SECTION 2.1 DEVELOPMENT AREAS
(ZONING ORDINANCE SECTION 6.29.3)
Proposed Amendment
Section 6.29 Economic Development District Design Manual;
Part Two (2) Performance Standards; Section 2.1
Development Areas; 1-85 Buckhorn Road District page
2.1.3a:
1-85 Buckhorn Road District*
The 1-85/Buckhorn Road Economic Development District is
comprised of 940 acres located on the northeast and
southeast quadrants of the interstate .interchange. This
acreage is distributed among the three principal land use
categories in the schematic plan as follows:
Primary Development Area 940 Gross Acres
Individual Area Acreages:
Area 1A 446 +1-Acres
Area 1 C 155 +)- Acres
Area 2A 340 +/-Acres
*Note: These acreage calculations include open space, resource
protection areas, and rights-of-way
The district is characterized by gently rolling topography with
few building constraints. However, soils unsuited for
development are found along intermittent streams, which
flow south beneath 1-4011-85 to join Seven-mile Creek, a
tributary of the Eno River. Because of its location on the
western edge of the Upper Eno Watershed, land uses in the
district are subject to watershed protection standards
governing impervious surface and the control of stormwater.
NORTHERN ZONE:
General Description/Boundaries:
This Zone is bordered by 1-85 to the south and the
Southern Railroad spur to the north with Buckhorn Road
serving as the western boundary area and the Town of
1
i
Mebane Water/Sewer boundary line comprising the
eastern boundary line
Existing Land Uses:
Land uses within, and adjacent, to the Northern Zone
range from single-family residential to a variety of non-
residential and institutional uses. There are numerous
undeveloped properties within the area, clustered
primarily between Interstate 85 to the south and the
Southern Railroad line to the north.
The rail line crosses through the zone, as does a Duke
Power transmission line, running from east to west, and
a Public Service Company gas pipeline.
Utilities:
The Orange/Alamance Water Corporation serves
portions of the Zone. Sewer service would be available
through an extension of the Efland sewer system owned
by Orange County. In 2004, the Orange County Board of
Commissioners approved a utility service agreement
with the Town of Mebane for 836 acre part of the
Buckhorn Economic Development district, which
includes portions of the Northern Zone.
Access Management and Mass Transit:
Access to interior portions of the Northern Zone is
proposed through the extension of a service road being
constructed as part of the 1-8511-40 widening project. The
service road will terminate on the west side of Buckhorn
Road, and any collector road extended to serve the district
must align with it.
Transit access is also proposed through a park-and-ride lot
or similar facility located in the northern quadrant, with
access to both rail and thoroughfare systems. A sidewalk,
running along Buckhorn Road, will be necessary to provide
access between the transit station and the southern
quadrant. Design criteria for these systems are presented in
Section 3.3, Circulation and Parking.
SOUTHERN ZONE:
General Description/Boundaries:
The Zone is bordered by 1-85 to the north and West Ten
Road to the south, with Buckhorn Road serving as the
2
western boundary area and the Town of Mebane
Water/Sewer boundary comprising the eastern boundary
line.
Existing Land Uses:
Land uses within, and adjacent, to the Southern Zone
range from single-family residential to a variety of non-
residential and institutional uses including the Gravely
Hill Middle School and the proposed West Ten Soccer
complex. There are numerous . undeveloped, and
underdeveloped, properties within the Southern Zone
where additional development can occur.
Utilities:
In 2004, the Orange County Board of Commissioners
approved a utility service agreement with the Town of
Mebane allowing for water and sewer services to cover
an 836 acre portion of the Buckhorn Economic
Development district, including properties within the
Southern Zone, as well a 222 acre portion of a
Commercial Industrial Node west of Buckhorn Road.
Access Management and Mass Transit:
All of the lots in the Southern Zone have direct frontage on
either West Ten Road or Buckhorn Road. The number of .
access points onto Buckhorn Road and West Ten Road
should be minimized by creating internal access roads
where possible, which should be accomplished by an
access management system of project master plan. The
extent to which internal access roads are feasible and the
points at which internal roads would intersect with West Ten
Road, will depend in part on which lot(s) is (are) first
developed, and how lots are combined as development
occurs.
There are three (3) sub Economic Development zones
within the 1-85 Buckhorn ED district that allow for
differing levels and intensities of non-residential
development. These areas are as follows:
1. Southern Zone (Area 1A) Primary
Retail/Office/Service (P-ROS):
As a result of the existing development trends
within the zone, non-residential development is
3
7
suggested as general retail, office, and service
uses where the traffic impact will be of a lower
intensity and there will be less need for large
scale warehouse transportation vehicles to
access local roadways.
While the majority of small scale 'development
within this zone shall be reviewed and approved
at staff level, larger retail operations shall require
additional levels of advisory board and County
Commissioner involvement, unless the project is
proposed through a comprehensive master plan
and is designated as a major employment center.
Mixed use developments are possible within the
zone subject to the submission, review, and
approval of a Conditional Use Application/Site
Plan to be reviewed in accordance with the
provisions of the Zoning Ordinance. The portion
of the Southern Zone outside of the Town of
Mebane water/sewer boundary agreement,
specifically the properties east of the Gravelly Hill
Middle School property (Southern Zone Primary 11
Transition), can be utilized to support mixed use
development projects subject to Conditional Use
Application/Site Plan approval.
2. Northern Zone (Area 2A) Primary
Wholesale/Light Industrial/Manufacturing (P-WIM):
Due to the presence of the Southern Railroad line,
and the proximity of US Highway 70 to the
Northern Zone, non-residential development
within the Zone shall focus primarily on providing
wholesale, light industrial, and manufacturing
land uses. All of these uses still have to adhere to
the high performance standards as noted within
the EDD Design Manual. There shall be
limitations on general commercial or service
related business being able to locate within this
Zone.
The concentration of such land uses in this area
is due to the presence of existing transportation
infrastructure to properly support the service
delivery and shipping needs of large scale,
distribution warehousing, wholesaling, and light
industrial operations.
Existing residential development shall be
preserved and protected to the greatest extent
4
possible. Any and all non-residential
development within the zone shall be required to
demonstrate that no development proposal will
have adverse off-site impacts that will make
residential land uses within the area unviable.
Mixed use developments are possible within the
zone, especially developments in close proximity
to the existing residential areas in order to
promote compatibility with these diverse land
uses and to encourage or provide workforce
housing opportunities. Mixed use developments
are subject to the submission, review, and
approval of a Conditional Use Application/Site
Plan to be reviewed in accordance with the
provisions of the Zoning Ordinance.
3. Northern Zone Primary II Transition (NPII-T):
The Northern PII-T zone is bordered the Southern
Railroad spur to the south and US Highway 70 to
the north, with Frazier Road serving as the
western boundary area and the Town of Mebane
Water/Sewer boundary comprising the eastern
boundary line.
Uses in this zone shall be limited to retail uses as
outlined in Section 2.1.2 of the ED Design Manual.
This area shall represent a transition from
manufacturing/light industrial uses to general
retail uses that are more suited for highway
frontage.
Mixed use developments are not permitted within
the transition area. All development within this
zone shall also adhere to any and all applicable
development standards outlined within the Efland
Cheeks Highway 70 Corridor Overlay Zoning
District.
4. Southern Zone Primary II Transition (PII-T):
The Southern PII-T zone is bordered the Town of
Mebane water/sewer agreement boundary line and
the Gravelly Hill Middle School property to the
east, Interstate 85 to the North, and West Ten
Road to the south
Uses in this zone shall be suggested to be retail
uses as outlined in Section 2.1.2 of the ED Design
Manual. This area shall represent a transition
from large scale P-ROS land uses to smaller scale
5
I
general retail uses that are more compatible for
use of individual septic and well systems for
utility provision.
As outlined under the P-ROS, section mixed use
development projects are possible within this
zone subject to project approval through the
Conditional Use permitting and review process at
such time residential land uses are made
operative by land use and zoning amendments.
IMPERVIOUS SURFACE AREA— BUCKHORN DISTRICT:
The total amount of impervious surface covered by buildings
and parking lots is limited to 70% of a building site. As
shown on the schematic plan, stormwater control for multiple
sites may be provided through construction of several
detention basins, located along individual streams draining
the district, particularly an the north side of the interstate (as
shown on the schematic plan). Alternatively, a larger, single
detention basin could be constructed on the south side of 1-
85 at or below the confluence of the streams. Detention
basins may also be constructed on individual sites.
Impervious surface limits and standards for detention basin
construction and maintenance are discussed further in
Section 2.3 - Land Intensity and Appendix C - Wet Detention
Basin Standards, respectively.
6
io
ECONOMIC DEVELOPMENT DISTRICTS DESIGN MANUAL
PART TWO: PERFORMANCE STANDARDS
SECTION 2.2 PERMITTED USES
(ZONING ORDINANCE SECTION 6.29.3)
Proposed Amendment
Section 6.29 Economic Development District Design Manual;
Part Two (2) Performance Standards; Section 2.2 Permitted
Uses; page 2.2.1
Permitted Uses
As noted in the preceding section, Economic Development
Districts are divided into two major development categories:
Primary and Secondary. In Primary Development areas, a
wider range of acceptable nonresidential uses is permitted.
However, since Secondary Development Areas are provided
as a "step-down" or transition between Primary Development
Areas and neighboring residentially zoned or developed
property, the range of permitted uses is limited to office and
residential uses.
In the table presented on the following pages, individual
uses permitted in the Primary and Secondary Development
Areas are identified for each Economic Development District.
The rationale for distinguishing between each district is as
follows:
1. 1-85/Buckhorn Road -
This district is broken down into three (3) sub-
districts intended to:
A. Concentrate retail, office and services land
uses within a specific portion of the district
where the primarily existing land use is
single-family and institutional land uses,
B. Concentrate wholesale, manufacturing, and
light industrial uses within a specific
portion of the district where there are
numerous undeveloped properties and
where existing utility and transportation
infrastructure is readily available to support
high intensity non-residential and uses, and
C. Allow for transition zones to encourage
development on the fringes of the district to
be compatible with surrounding land uses
7
2. 1-85/U.S. Highway 70 - Because of the number of
existing uses in this district, nearly all uses of an
industrial, wholesale, retail, office or service nature
are permitted by right.
3. 1-40/01d NC Highway 86* - See Article 6.29.3a.
8
PERMITTED USE TABLE - ECONOMIC DEVELOPMENT DISTRICTS
NOTE: The following table indicates uses which may be permitted in the Economic Development Districts. Many of the uses listed (e.g.,
manufacturing and processing, and recreational facilities) encompass a broad range of specific uses or activities. Orange County
recognizes that application of the standards set forth in this manual may limit the feasibility of specific uses within the broad range of
categories due to land area and design feature requirements. Where one or more specific uses have been included in the table, there
are circumstances under which such uses would be appropriate within an Economic Development District.
Where an "X" appears in the column,the use is allowed, and development plans will be reviewed and approved by County staff(X+also
includes County Manager). If the letters "A", "A-PD" or"B" appear in the column,the use is allowed, but only after a public hearing has
been conducted, and the use has been approved by either the Board of Commissioners as a Class A Special Use ("A") or a Planned
Development ("A-PD"), or by the Board of Adjustment as a Class A Special Use ("B"). Where the use is not listed or the column is
vacant,the use is not allowed.
Development Area - 1-85/Buckhorn Road
Land Use Re6111,01#icelSerriil"c hdizec�ti�Us In cliu'strlaf'/Maio"tatu"raund' !1'ojlesa"e
SOUTH 1-85 NORTH 1-85
Ec'onoimirvN le oam`entIIDist cf Primary EDrI Dw2 EQ�3' U�4. ED'.: D 'D
y:TM,..rl'.nn h -,,A,. d p' 74' ' ', xifP u ..P4YA' IpP �." ! .1'ne:4 4 ''N,n °Y , ru'.rSS ly, .4G:. fiP.n7,1. k at5✓ e^ ..i s b+r. . ., t h
t4t� w. i",,,.{ u,tF <S:"" ,.1,..u r`r s r j. ;H,1t .C.. a i... �� '(i ea t.Fd.( fj'S 1-P•yx .r}`:,k., ,.
,,. ,:.ik, .c1,•,. , a,t � ,. .. f rt ,£ P ,f• rYll.., a,.,ix ,.t l ,,
..§.,�..f�'r,�.��;�.'4,;�'x.;�tt?h�.� s�.
Dwelling, sin le famil "i4 d fiat' Only in designated
Dwelling, two-famil 4 6FlU1,aG' locations and
Dwelling, multi-family"(1-60"�uJ standards v"
Dwelling, mobile home (For replacement of existing
mobile home
Temporary mobile home For custodial care B
Temporary mobile home (For occupancy during
construction of permanent residential unit and for 30
days after issuance of Certificate of Occupancy)
";yR n`7`j'i'?a.k°.Y 'l7� xtl^Ft,;,`?%rTMynx 'j'R`+5'P>•f'` "'t"v".F•`^F'xs55�{;%,+;•gs; x , ,.F'i6a<; y, r,c;r.Y,7, t1 .Tu-cII rWU;rl ri ifRA1£" .'Sl ,...`' ,. "!. . p ;,t ^" »ra`v^. 'Sw',p;��„!,�to= #iCFjY^�i. 7t ,r� 'sdl `s
,.',P fi� .i..9 t 'GI✓`�.r - fq�'ia. P¢ � }
/(YAGRICULTURE,rFOf2EST,R1G .',FI&HINGsx„} , � t� �" ,„.5A.O �SFM,�". ,� �Pt
l7 li!hINJ ,tJM4`�t,r. ,'TYr,•t.,,tjShrn tsi!...i^'fy.,.xA�nit >� l+A vY ey(y,',i �tr �.fk1xPrFrM.�„TMf .,.tt,.,>r„,aiA{5b ^ •VQ�� r`I'HAN3n.1'rfw !ft•"tf:xr•q'nl..l .r,{a,{f�r ,i , {,u ,riz. aA ., .,,n• 'I{r`n?Gcl:uG,. .P^�',',';` �.�k'�fi'. rF kW;t"S"':.,ro-
Animal hospital/veterinarian A-PD A-PD A A
Class I kennel A A
Class 11 kennel A A
amr, ,.^, ir^r..., Rn•r sr,.. ,• 7 �. s ems d^ ;,.s' r< '..s; rt;^r4 �..,.^' };;u'-^i ri,•i~a,�s.?'..;E' �s ...t 4?'. " ;rs ntCPb"'s' '7�r:WF,
f.it F,s'4[N°Sy�l, .f,}".1"'Cf 0$L"5` ✓yry xi,s!3vdkt v. ..i 7Pp.a ,nY r,. -�tJ,rvv. �yf?.f. It`f'u'`irl'.n kk3 r,,� e G1 :..F ...1>$,(�Yi rWt,'. :.:t�1” ,YFtnt?! T4 ..:n„s'., u.e,}.fAi`, Y>r,.` k,,•1, f , 'y3' t....N>1
,{'.I.k,.M1M1-0i+,. L. 1I!,.,;tt.n!7. J.D00Te .x't` .,M1'i."1r f l r , •..o-
-. ...,kv i ','.: xro 4',.,@WF. j ;wFY. rt,.a.l• ..,Nsx,.. r a -,r2.A .. ..�v"t a 'ai M tq>'..,;
CONS7RUCIION .. n „Ft P ,r tx Sl,«f' & 0011SF.1 �,_ 20.00 'F �
n.. , �5 .n , .,a C•,l v,.cyut�t?. ft.;.:1 r H; 1� , t ^ ivfa J rA �O� ., F t �, '�t4 d •^. '�, 4
o r
S , ,$' ,"a. .� 2.7,n• ,zra:ra.,.:�,�„200�0 ✓kx^! t4?i.Rs{Pa>v{..�,.!.
Building contractors X X X X
Plumbing, heating, electrical,and similar trade X X X X
contractors
Amended 1-17-95, 6-26-95,, 10-1-03.
Economic Development Districts Design Manual Page 224
PERMITTED USE TABLE - ECONOMIC DEVELOPMENT DISTRICTS
NOTE: Where an "X" appears in the column, the use is allowed,and development plans will be reviewed and approved by County staff(X+also
includes County Manager). If the letters "A", "A-PD" or"B" appear in the column,the use is allowed, but only after a public hearing has
been conducted, and the use has been approved by either the Board of Commissioners as a Class A Special Use ("A") or a Planned
Development ("A-PD"), or by the Board of Adjustment as a,Class A Special Use ("B"). Where the use is not listed or the column is
vacant,the use is not allowed.
Development Area - 1-85/Buckhorn Road
Land Use .^Val al u1 U { Nm
Retain%O�ce/Se`Fvtce lliidl`i`iisti dlZMaVv fiacti'wr`gn�i/Mlf d� sall'e
SOUTH 1-85 NORTH I-85
Etc' 'momReb"We"I ent'Dts'tnicri Primary
?J,CES.SC..I G,<I< S,SM....h�r Y.. ,
§z x an^,:.sersn�s ��Nffi Ns"117em �UFT 1�J h . ;
tMtY AYti �
Y.
;�"$�h
Food Products see listing below
Dairy X X X X
Bakery X X X X
Bottling plants X X X X
Miscellaneous food preparation;e.g., coffee X X X X
roasting, condiments, confectionary products, etc.
Paper Products see listing below
-Converted paper and paperboard products X
-Paperboard containers and boxes X
Furniture and Fixtures see Iistin .below
- Household and office furniture X
- Miscellaneous furniture and fixtures X
Printing and Publishing Establishments X 9{ X X X
Pharmaceutical Products X X X X X
Rubber and Plastic Products see listing below
- Rubber and plastic footwear X
- Rubber and plastic hose and belting X
- Miscellaneous plastic products; e.g., plastic pipe, X
packaging materials, etc.
Stone, Glass, Clay, and Concrete Products (see listing
below
- Flat glass X
- Glass and glassware X
Pottery and related products X
Cut stone products I A-PD X X X
Amended 1-17-95,,6-26-95; 10-1-03.
Economic Development Districts Design Manual Page 2.2.5
PERMITTED USE TABLE - ECONOMIC DEVELOPMENT DISTRICTS
NOTE: Where an "X" appears in the column, the use is allowed, and development plans will be reviewed and approved by County staff(X+also
includes County Manager). If the letters "A", "A-PD" or`B"appear in the column, the use is'allowed, but only after a public hearing has
been conducted, and the use has been approved by either the Board of Commissioners as a Class A Special Use ("A") or a Planned
Development ("A-PD"), of by the Board of Adjustment as a Class A Special Use ("B"). Where the use is not listed or the column is
vacant,the use is not allowed.
Development Area - 1-85/Buckhorn Road
Land Use ��+dl^ve,c ill `W"(91 a"Y^ RP, .�^nop y, hp«q @ ,Mn�V'i Y*1rr+ 4 I'IGA"R U p�' p, mNt'«p *y1t nn a
Retail%Of#IC""e, efruiCce MtX Ind�IStrl�a1/Manufac�i l°ngNl/�1, ,�es' 'le
SOUTH 1-85 NORTH 1-85
Ec'o
no"
mr` ''f .erielo`pme'nt Did rict Primary
i21 t_7' i �{ >f l '1�','f&'�� �*�rw 'rt}r,4� ,j'f °S '!, "1 S,Y?" 4} ioiF„� 'p aA✓4 '� n x<,u. ,%}` .�y?y� rFaS�i zi* �!:
IVIA�W�` Cr^T ,121 �, 5$-EEMIBL�'Yj,AN �;2 s3�«J�,.�'i � �Grp? v3�`,'b00� «�� �ryu�h��"rry�is�. � �+� � ` "s�� P,��"N xn,•' vtrv�,q „{,,
2'
;'PROCESSaNG ontrtxtred n +r k� 20 000,15 w "
Fabricated Metal Products see listing below
-Metal cans and shipping containers X X X X
-Cutlery and hand tools X X X X
- Heating equipment, except electric and warm air; X X X X
and plumbing fixture
- Fabricated structural metal products X X X X
-Nuts, bolts, screws, rivets, and washers X X X
Industrial Machine see listing below X X X X
-Engines and turbines X X X X
- Farm/garden machinery and equipment X X X
-Metalworking machinery and equipment X X X X
-Special industrial machinery-, e. .,textile machinery X X X X
-General industrial machinery and equipment; e.g., X
purification equipment, ball and roller bearings, etc.
Office, computing, and accounting machines X b X X X
Electronic Equipment see listing below
- Electric transmission and distribution X
- Electrical industrial apparatus X
- Household appliances X
- Electric lighting and wiring equipment
- Radio and television receivin equipment X X X X X X
Communications equipment X X X X X
Amended 1-17--95; 6-26-95, 10-1-03.
Economic Development Districts Design Manual Page ZZ6
PERMITTED USE TABLE - ECONOMIC DEVELOPMENT DISTRICTS
NOTE: .Where an "X" appears in the column,the use is allowed, and development plans will be reviewed and approved by County staff(X+ also
includes County Manager). If the letters "A","A-PD" or"B" appear in the column, the use is allowed, but only after a public hearing has
been conducted, and the use has been approved by either the Board of Commissioners as a Class A Special Use ("A") or a Planned
Development ("A-PD"), or by the Board of Adjustment as a Class A Special Use ("B"). Where the use is not listed or the column is
vacant,the use is not allowed.
Development Area - 1-85/Buckhorn Road
Land Use i✓: .n., , r-'�
Retahl/Otfc�`/SeM�Fvace Illli�e�'�U"s�� �Indifist ria�lil111aV�t���a�tur�in�IINi'Ith�l�sale
SO^-UTH 1-85 1 NORTH 1-85
"p p' ED U�
Ecdnom�c 17euetopmenti{ is nt ct Primary
,,.,.„e ✓r,, 1 Y '?'”iYi i lq 5y s't.W ✓s^ ,yn,<yi. 'i1F w tk..4` I"+" f, ,±Y �i9 "; <vs 'r:diir :{ 4YiY e �.,
.,.�. ..n _ ., �.�,., . D•�^y2u�. tFY "✓. d(wlia l7 ..'�i. *.'r^ii' 's�"r�t i"+hxx. p�
rM'", ` URACTO, ING 9199rfiM6L,i„ , '=rl,.p., h x w ,N ( h°. ; ab
. .� F=r'i 7"a" 7Sx,q ^, >�.,�
AP.,RQGES511?),Ca�,�'oftt�nued
Electronics E ui merit Continued
- Electronic components and accessories X —
Trans ortation E ui ment see li-finq below X
-Motorc cles, bic cles,and arts X
- Miscellaneous transportation equipment; e.g., motor X
vehicle com orients
Instruments see listin below X X X
- Measuring, analyzing, and controlling instruments X X X
X � X X X
-Photographic, medical, and optical goods X X X X X
-Watches and clocks XC
Miscellaneous Manufacturing Industries (see listing X
below) X X X X X
-Jewel and silverware X X
- Musical instruments X ' X
-To s, sportin , and athletic nods X X X
X X X, X X X
-Pen, pencils, office, and artist su plies — -
- Miscellaneous manufacturing industries; e.g.,
costume' , novelties, buttons, etc. „ MX,
._.., -' '' f f. Ak�,•�7J{+ ar .s ..! 5t n ' r4. !t,
l
(CATIONS AND
mTRANSPORTATIQ,N,CO IVIUN
lU assen �ershelte XA f, 20o00.5
.•:,, N Aw., a purl "t Jr S I t d 7 d �ie+ °i , „a fz`rt,,... .2, . ,,,,,,,,, ,,,,,y✓_ A ...11
Rail/bus A X X X
Bus terminals and gara es A-PD
Surface and structure parking as principal use
(When associated with a local or regional X X X X X
transportation goal such as mass transit or park-
and-ride
Amended 1-17-95; 6-26-95,, 10-1-03.
Page 2.2.7
Economic Development Districts Design Manual
PERMITTED USE TABLE - ECONOMIC DEVELOPMENT DISTRICTS
NOTE: Where an "X"appears in the column,the use is allowed, and development plans will be reviewed and approved by County staff(X+also
includes County Manager). If the letters "A", "A-PD" or"B" appear in the column,the use is allowed, but only after a public hearing has
been conducted, and the use has been approved by either the Board of Commissioners as a Class A Special Use ("A") or a Planned
Development ("A-PD"), or by the Board of Adjustment as a Class A Special Use (`B"). Where the use is not listed or the column is
vacant,the use is not allowed.
Development Area - 1-85/Buckhorn Road
Land Use A' l'L.offi,"c'eWiiiilcd M illaw, stiaalrlVlaiwagc#�rina'r a,l%'e�'e�rale"
SOUTH 1-85 NORTH 1-85
Ecorronniu�i?Deuelo `cien Disric' Primary EDI
`:U".:.P T I°L s l�ITy S IME,"S. ;aC.y,pvt,t,ts�,4:,;W,u,e?.Er1. a, =W�yhtA y.`j,,v.a,t a.ku,;r. I�a.a;,k M!s',.n:G~.N'a'k S i`fri�4' EJ`;r rct'!i,1;+�:�rsn�q.;...u,t aa,r�a,'rG„5mw•n r 0ti m0 r.<0,s, r5,,n P aV„,�`4��i,..
b t 01rk,..c ' sca W,t500 � ,
�g PORT&ATION 9!COM1N1(ATIO r
or , '20 711,
s
--- ---
Public utility stations and sub-stations, switching r
A
stations, and telephone exchanges 77 ? X X X
Radio HGT and television transmitting and receiving towers B X X X
Ground water storage tank
(Permitted as accessory use without Special Use X X X X X X
Permit
Elevated water storage tank
(Permitted as accessory use without Special Use B B B B
Permit
Transmission lines B
Water and sanita sewer pumpin stations X X X X X X X
Postal and parcel delivery services X X X X X
Storage and warehousing, inside building X A A X X X
Storage of goods, outdoors X
(Accessory only and subject to screening) X X X
Amended 1-17-95,6-26-95, 10-1-03.
Economic Development Districts Design Manual Page 2.2.8
PERMITTED USE TABLE - ECONOMIC DEVELOPMENT DISTRICTS
NOTE: Where an "X" appears in the column,the use is allowed,and development plans will be reviewed and approved by County staff(X+also
includes County Manager). If the letters "A", "A-PD"or"B" appear in the column,the use is allowed, but only after a public hearing has
been conducted, and the use has been approved by either the Board of Commissioners as a Class A Special Use ("A") or a Planned
Development ("A-PD"), or by the Board of Adjustment as a Class A Special Use ("B"). Where the use is not listed or the column is
vacant,the use is not allowed.
Development Area - 1-85/Buckhorn Road
Land Use m'kl" esvv2yeallO cc MER-11 fill ra laraIn ua 1`aew.x t„uwmr�afr,i+gn lW, hi,om le,ins H 'n
le
SOUTH 1-85 NORTH 1-85
_- —
�conorn�c�Deu opme�`""nt6r�s ci' ' Primary EU'='1 E 1iD'�' ' 00A
;..rN�:�' --g--g.".r ,m :.�..-n i'+°
1 µyz.y, ;s w�7 , .i
5,dU05Srvf,m"T; 'a"nw '^ ldh, t "�i"`..,ll 4 �y "hr 'bL "y?Y r`'3.:f 3 'An61i
YII{dOLESALE�7RADE`ag J";, k a t f r 'a `j',a„ s R5'000rSF�s �.k . ,tz yrr20 000 �,�iFk. r:.
Durable Goods see listing below
-Automotive parts and supplies X X X X
In an enclosed building)
- Furniture and home furnishings X jC A X X X
- Lumber and other construction materials X A X X X
- Electrical goods X A X X X
-Sporting, recreational, photographic, and hobby X A X X X
goods;toys and supplies
- Hardware, plumbing, and heating equipment and
supplies X X± !_a X X X
- Machinery, equipment, and supplies X X+ A X X X
Non-Durable Goods see listing below
- Paper and paper products X X4111 A X X X
- Pharmaceuticals and cosmetics X X+ A X X X
-Apparel and piece goods X X+ A X X X
- Groceries and related products X X+ A X X X
-Beer, wine, and distilled alcoholic beverages X X+ A X X X
Amended 1-17-95; 6-26-95; 10-1-03.
Economic Development Districts Design Manual Page 2.2.9
I
PERMITTED USE TABLE - ECONOMIC DEVELOPMENT DISTRICTS
NOTE: Where an "X" appears in the column,the use is allowed, and development plans will be reviewed and approved by County staff(X+ also
includes County Manager). If the letters "A", "A-PD" or"B"appear in the column,the use is allowed, but only after a public hearing has
been conducted, and the use has been approved by either the Board of Commissioners as a Class A Special Use ("A") or a Planned
Development ("A-PD"), or by the Board of Adjustment as a Class A Special Use ("B"). Where the use is not listed or the column is
vacant,the use is not allowed.
Development Area - 1-85/Buckhorn Road
Land Use sr ivr.:r �Yt ppem u,{sw5 ¢ {ns rnroam r,Y i,..`� of m..urai r iti{ 'qt m:r�urvi(
Retalil/bffucel.SeCcu�(ce Ml�ced,tJse �lmrllt�sxrial/fVlai;ufachuri lnklho wale
SOUTH 1-85 NORTH 1-85
ECOmomlc'.D.eueJopmeh 4D,f' , rit Primary D 'fi; D ti E E 1vD 5 ED Eb
e�•rt 12�(Fm.'.i`,.1iAt r„f"i�"Ls�dl}`r'S}i"i i Aa4ml'e4 6YiM1.Pf;'D:h a""Pi`�'' s
U�{trvea.g,r7WN(F'Ry.
1{; x'g"{' u }� 00SF I�4 �", g � M( yl 04 1 t ,520FODUxZ11 C F .
Farm equipment sales A-PD A X X X
Motor vehicles, new and used, sales and rental A-PD A X X X
Motor vehicle service station A-PD P1 A X X X
Nightclubs, bars, and pubs X X X X X
(Only as accessory use to hotel, motel or restaurant
Restaurants (carry-out, drive-in, and general) in a X A X X X
separate,free-standing building X+
Restaurants (carry-out, and general)when located in a
service building, court or plaza, or enclosed mall
consisting of multiple uses X A A A
(Drive-in restaurants are not permitted in all of the
EDD Land Use Areas
Retail trade,sales and rental of durable and
convenience goods, merchandise, and equipment, X X+ X' A A A
including mail order houses, in a separate,free-
standin buildinq with less than 200 em to ees
with more than 200 employees NIA X+ X+
Retail trade, sales and rental of durable and
convenience goods, merchandise, and equipment,
including mail order houses,when located in a X X X X
service building, court or plaza, or enclosed mall
consisting of multiple uses with less than 200
emplo ees.
with more than 200 emplo ees X X X
Amended 1-17-95; 6-26-95, 10-1-03.
Economic Development Districts Design Manual Page ZZ 10
PERMITTED USE TABLE - ECONOMIC DEVELOPMENT DISTRICTS
NOTE: Where an "X" appears in the column,the use is allowed, and development plans will be reviewed and approved by County staff(X+also
includes County Manager): If the letters "A", "A-PD" or"B" appear in the column, the use is allowed, but only after a public hearing has
been conducted, and the use has been approved by either the Board of Commissioners as a Class A Special Use ("A") or a Planned
Development ("A-PD"), or by the Board of Adjustment as a Class A Special Use ("B"). Where the use is not listed or the column is
vacant,the use is not allowed.
Development Area - 1-85/Buckhorn Road
Land Use wN h u"YS.m +f € ^ 1 VII ,W.Sn,IIN`tl �. VotIT"INn'w v^(rM0
�2etatl/,Ot�l�celS.erytc� N1iXe i�Use 1ndustrlall/ll�anrat'acturt�mgMl`laolesale
SOUTH 1-85 NORTH I-85
Ec"o"'romic'Ueuel'og ' erit,Dis4ricr Primary
n-
tl., �"f,>`�l+"i !"�;,tt+"rS`�0�0�5f .� N�,. .. . ^� r2D OO�SFj�r'�i,'` i•� i u . �� .�u� rr �n�' ��±:K '� �t .��s
P ICE )NSUf2ANCE�A1) REAL�ESIAYEy I
?���.' ar,,
Banks, savings and loans, and credit unions X
Credit agencies and institutions X X X bC# A A A
Security and commodity brokers,and investment X X X A A A
offices
Insurance carriers and agents X X X X A A A
Real estate a ents and brokers ,X., .., M•A X xs.{ r x"l} v "w Aii7
_ Mill,.xz �.'i� e :..'4 n C. + , �.h�' . �'i rr�.;y.,ir r"�Sal,., Ir O�Or;r 4 r+rikYriBrp€ ��t,�. a•.Y �; s. f ,:,`'?.,• z.
�) k a 1rtr ,'r ttODO':SF i: �y �$ �20�D00i�uFrr ta!rN w5. xGksY° Ifii
ss +Y�'i�G'Sakf7Ftt a / a1TiiF..4'.!°��+z,"W, A�, ^r �'�, X s�•�Y,?ii xi.. h,r ,r.,.r..,r..,..
fi f f f
Day care facility B A A X+
Large day care home B A A B
Hotels and motels X X+ X+ X+
Churches X X+ X+ X X X X
Community center X+ X+ X+ X
Schools, elementary, middle, and high X X+ A A
Schools, vocational X X+ A A
Schools, dance, art, and music X X+ A A
Amended 1-17-95; 6-26-95,, 10-1-03.
Economic Development Districts Design Manual Page 2.2.19
PERMITTED USE TABLE - ECONOMIC DEVELOPMENT DISTRICTS
NOTE: Where an "X" appears in the column, the use is allowed, and development plans will be reviewed and approved by County staff(X+ also
includes County Manager). If the letters "A", "A-PD" or"B" appear in the column,the use is allowed, but only after a public hearing has
been conducted, and the use has been approved by either the Board of Commissioners as a Class A Special Use ("A") or a Planned
Development ("A-PD"), or by the Board of Adjustment as a Class A Special Use ("B"). Where the use is not listed or the column is
vacant,the use is not allowed.
Development Area - 1-85/Buckhorn Road
Land Use 7ea: l1b i ke,ce,, xe,ra.' � Milk" . ndrlsn 0a6a n
fili 11 alt
SOUTH I-85 NORTH 1-85
Econ"o�m`cD; elaament,D strict Prima E 7D
x rY y 6b'' ."''.-41` 'ED ED^;.. E
m,� FR,Um rye
, ," EM
S 'UICES(Co ttrlued � y ' x� f ;. �5 00 x0 SFii r15
0 66"1SF,y�,Ia.. 7, ,t� .,'�.. ..
Beau and barber shops X X X X X X X
Clubs and lodges, and social,fraternal, and union X A A A A A
clubhouses
Indoor theaters X X+ X+
Funeral homes X X+ A X X X
Health services, including doctors and dentists offices, X X+ X+ X+ A A A
and medical and dental laboratories
Laundry, dry cleaning, and shoe repair services X X+ A X+ X X X
Libraries X X+ A X+
Golf driving and practice ranges area X 5 ac X+ 5-10 ac A 10+ac X+ X+ X+
Art/photographic studios X X A A X X X
Recreational facilities Non-Profit (area) A-PD
Recreational facilities (Profit) X X+ A A A A
Repair service, electronic and appliance A-PD A A X X X
Research facility X X X X X X
Assembly facility-less than 300 person capacity A-PD A A A A X
Assembly facility-300 or more person capacity A-PD A A A A X
Motor vehicle maintenance and repair(body shop) A-PD
Other offices and personal services; e.g., attorneys,
watch and jewelry repair,computer programming
and data processing, employment and travel X X X X X X X
agencies, advertising agencies, and accounting,
engineering, architectural, and surveying offices
Amended 1-17-95,6-26-95, 10-1-03.
Economic Development Districts Design Manual Page 2.2.12
PERMITTED USE TABLE - ECONOMIC DEVELOPMENT DISTRICTS
NOTE: Where an "X" appears in the column,the use is allowed, and development plans will be reviewed and approved by County staff(X+ also
includes County Manager). If the letters "A", "A-PD" or"B"appear in the column,the use is allowed, but only after a public hearing has
been conducted, and the use has been approved by either the Board of Commissioners as a Class A Special Use ("A") or a Planned
Development ("A-PD"), or by the Board of Adjustment as a Class A Special Use ("B"). Where the use is not listed or the column is
vacant,the use is not allowed.
Development Area - 1-85/Buckhorn Road
Land Use x t. „U�
RfaII , icelSeryli�e1 IVheTi Ube ifndiurlal/llllauft►rlrinIUllolesale
SOUTH 1-85 NORTH 1-85
tcTon rnia°IiDeveopmenl i ImiStrlCt Primary
:. iti +C` P fstN't�.i
hr�}"F,' x .sr vt A ...FI��Fr
R'' S'
fsO1/ERNMENT'� yI� � ;; � 00 �Ef2Ub00r"FSa1�000 ;v ,6tri �,{st1 bX :V tk _
{«
Governmental protective services
(Police and fire stations, rescue squads, and volunteer X X X X X X X
fire departments)
Parks, public and non-profit X X X X X X X
Governmental facilities and office buildings X X X X X X X
(including solid waste collection centers
Accessory uses X X X X X X X
Historic buildings for non-residential/mixed use X X X X X X X
Amended 1-17-95,6-26-95, 10-1-03.
Economic Development Districts Design Manual Page ZZ 13 N
ECONOMIC DEVELOPMENT DISTRICTS DESIGN MANUAL SECTION 2.3
(ZONING ORDINANCE SECTION 6.29.3)
Proposed Amendment
The case study- Land Use Intensity
The Prototype Plan
The prototype plan used by the Introduction
developer in other communities is an In section 2.1 —Development Areas, schematic plans were
office complex consisting of four one- presented to illustrate the desired balance between economic
story office buildings clustered around a development and environmental protection. In this section,
parking court. To determine if the intensity standards are introduced which seek to carry this
prototype plan will fit the site, the approach one step further by defining an acceptable three-
developer reviewed the recommended dimensional spatial relationship between natural features and
Ast of ordinances, technical reports and man-made construction. Stated differently, Intensity standards
other documents contained in Appendix seek to define the degree to which a parcel of land may be
A and drew up the following list of used.
design constraints.
To assist the user in applying the intensity standards described
-Building and parking lots must not be in this section, a"case study"is presented, using the
located in floodplain areas. development scenario described in the Introduction section of
- The bottomland hardware forest must this Manual. First, however, a brief description of some more
not be disturbed. traditional approaches to measuring intensity is presented to
- The remaining woodlands must be help the reader understand the evolution to the intensity
disturbed only to the extent necessary concepts of impervious surface ratio(ISR), building volume
to fit the building and parking to the ratio(81/11), landscape volume ratio (LVR), and site volume
site. ratio (SVR).
- The frontage road Is to be widened
from a 60-foot right-of-way to a 100 New Approaches (2007)
feet section,requiring the dedication In order to offer flexibility in the design of larger projects that
of 20 feet of right-of-way. become major employment centers and to update
- Buildings must be set back at least 25 performance standards that are now in 2007 more widely
feet from the new property(right-of- accepted the following land use master planning smart
way)line. growth principles including performance standards are
available to non-residential projects Incorporation of these
By applying these constraints and aspects will support the EDD application and the balance with
placing the prototype plan on the site, traditional approaches.
the developer learns that the prototype
will not'flt and revisions must be
made.
Economic Development Districts Design Manual Page 2.3.1
�7�
SMART GROWTH ATTRIBUTES
ENERGY CONSERVATION/ENVIRONMENTAL
- Water Reuse (Building and Site)
- Solar Lighting
- Solar Heating
- Environmental Protection (Trees Streams,Thermal Shadingl
- Xeriscaping
- Recreation and Open Space Program
TRANSPORTATION
- Pedestrian Friendly&Connectivity
- Public Transit(Park-and-Ride Lots)
- Bicycle Plan
- Internal Traffic Capture
- Reduced and Shared Parking
- Innovative Transportation and Traffic Systems
(Transportation Demand Management)
- Access Management
COMMUNICATION
- Stakeholder Involvement
- Public/Private Partnerships
LAND USE
- Community Use/Events
- Joint Use/Mixed Use
- Compatibility with Adjacent Uses
BUILDING AND SITE DESIGN
- Value Engineering
- Low Maintenance/Life Cycle
- Crime Prevention Through Environmental Design (CPTED)
- No Light Pollution
- Reg cling and Recycled Products
- Compact Design (Multi-storBuilding)
- Shared Facilities
- Parking Lot Design
CONSTRUCTION
- Low Impact Design
- Erosion and Sediment Control (Stormwater, Bio-retention)
- Use and Reuse of Existing Infrastructure/Redevelopment
MASTER PLANNING
The Master Planning technique offers distinct advantages to the
public while affording private property owners greater flexibility
In the development of their land the opportunity for the
application of new and ingenious development techniques and
more prudent use of time money and effort. The public
benefits include more efficient and effective use of land, more
efficient use of energy, the reduction of the costs of continuing
maintenance responsibilities and a higher average level of
amenity in all types of development
Economic Development Districts Design Manual Page 2,3,2
z�
MASTER PLANNED districts shall be so related to the general
development pattern and the objectives of the Comprehensive
Plan as to provide for comfort and convenience of residents,
facilitate protection of the character of surrounding
neighborhoods, and reduce automotive traffic congestion by a
reasonably close relationship (either in distance or in time)
between origins and destinations of persons living,working or
visiting in such developments, or by availability of mass transit.
Housing, commercial and service facilities and principal places
of employment shall be so related by physical proximity, by
maior street networks, or by mass transit as to promote these
objectives.
Within MASTER PLANNED districts, regulations adapted to such
unified planning and development are intended to accomplish
the purposes of zoning and other applicable regulations to an
equivalent or higher degree than where such regulations are
intended to control unscheduled development on individual lots,
and to promote economical and efficient land use, and
improved level of amenities appropriate and harmonious
variety, creative design and a better environment.
Master Planned Defined
For purposes of those regulations, a Master Planning is:
a) Land under unified control to be planned and developed as a
whole:
b) A single development operations or a definitely programmed
series of development operations, including all lands and
buildings:
c) Principal and accessory structures and uses substantially
related to the character and purposes of the district:
d)According to comprehensive and detailed plans which include
not only streets utilities, lots or building sites and the like
but also site plans and floor plans for all buildings as intended
to be located, constructed, used and related to each other,
and detailed plans for other uses and improvements on the
land as related to the buildings: and
e) With a program for provision, operation and maintenance of
such areas, facilities and improvements as will be for common
use by some or all of the occupants of the district but will not
be provided, operated or maintained at general public
expense,
Traditional Approaches
Traditionally, the typical measure of residential land use
intensity has been density. For nonresidential uses, bulk has
been the measure of intensity, and building coverage, building
height, and floor area standards have been used to limit bulk
to acceptable levels. A basic understanding of these intensity
measures.
Building Coverage Ratio (SCR)..................
Economic Development Districts Design Manual Page 2.3.3
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rr l� ►-�... ..:= E 11�■r�i �� �-- � . iii/ //,.
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m• 1 - Id!Fmw g= %.iA �/1�7•� 'c al
111 uu�11 A ® . ^14^'(. -^--T �a $t ®n0%/'Iw-� • �-
�iA �'.,�ut•[d � �• � r n1�A ®� r+n "> �p�� 0'„� ♦r Op.. /
Ir ( / �' •' „ ^•ra¢y• ..r..�V1^il f I/.�F®l ..t.^AI/, '
..�Wr�-'_.`i ,`X � �� a�• :, ,.1. "�'— x.48. J r ��_ �rl• �yy/��',,, ;r i �'
7iGir
ba
c'• _ B � � N II -» • ?y„ =,•• . .% �- !fir ���. ±t i�.i'�• %� l // %p /%i�°i��/
4 ® ,,, 4,. I■ �1`•�� _ ,°'r �; / /�/.f�f ii ♦ � i L��/Gsr 4. ° r \/Iji
5a , v�CS • �4 �� ,� -ice �/ %//
Lo j1A -
•
� ' 1- - •• - re III, ..
U(>� � adol) -- o ) 9
S- aJ _ aao �
• Decreased oxygen
• Adverse impacts to
aquatic species
Reason for Proposed Change
• State changed in-lieu fee calculation method last year
• New calculation method subsequently rescinded by state legislature
• New fee calculation method soon to be issued by state.
Proposed Ordinance Changes
• Incorporates state fee schedule and calculation method by reference
• Eliminates need for frequent and time consuming amendments to County Ordinance
Nitrogen Reduction Options
• New Development must reduce amount of Nitrogen in stormwater run-off
• Reduce Nitrogen On-site by utilizing:
• Low density practices and/or
• Structural stormwater controls
(e.g. bioretention, stormwater wetlands, etc.)
• Developers also have option to pay an in-lieu fee to mitigate excess Nitrogen
In-Lieu Fee Option
• In-Lieu fees paid by developers to NC Ecosystem Enhancement Program (NCEEP)
• Fees paid for Orange County development used to help fund NCEEP projects in Orange
County
• Projects can include stream restoration, riparian buffer restoration/enhancement, or
stormwater retrofits
Recommendations
• Hear Public Comments on proposed changes
• Refer to the Planning Board for recommendation
• PB recommendation to the BOCC no sooner than June 26, 2007
There was no public comment.
A motion was made by Commissioner Foushee, seconded by Commissioner Jacobs to
refer to the Planning Board for a recommendation to be returned to the BOCC no sooner than
June 26, 2007.
VOTE: UNANIMOUS
6. Orange County Zoning Ordinance: Text amendments to Article 4.3 Permitted Use
Table and Article 6.29 Development Standards for Economic Development (ED)
Districts.
ITEM REMOVED
D. NON-PUBLIC HEARING ITEMS
1. Aaricultural Support Enterprises: Planning and Economic Development staff will
provide an update on the proposal to create a new process and program for
agriculturally related businesses. The process would identify a specific land use(s)